SP 1990-016 Mountain View Country Club (2002) Amendment 1Mountain View 4%tATo
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.($pedfic Plan 90-016)
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As Approved"PiR�u,a W 5, 2002
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TOLL BROTHERS INC.
8901 EAST MOUNTAIN VIEW ROAD
SCOTTSDALE, ARIZONA 85258
KSL DEVELOPMENT CORPORATION
LA QUINTA, CALIFORNIA
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
Prepared by:
roRRE5T K. HAAQ, A5LA, INC.
LAND5CAFE ARCMITICTURE - LAND FLANNINQ
1 251 N. COAST MIGKWAY LAWNA BEAM (A 92651 F (919) 57&*9066
E: FKM@rORRESTKMAAQA5LA.COM MEMBER A5LA r: (919) 3769067
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Print Date: March 20, 2002 COPY NUMBER:
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Print Date: March 20, 2002 COPY NUMBER:
NOTE TO THIS PRINTING
This document has been revised to reflect the conditions of approval imposed on the development
areas of the approval date noted herein below:
February 5 2002
Dated Environmental assessment, Resolutions, and Conditions of Approval are attached as
addenda to this document to provide additional information relative to the approval of the
Specific Plan and Tentative Tract Map entitlement for Mountain View Country Club.
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PROJECT TECHNICAL TEAM
TOLL BROTHERS INC.
RESIDENTIAL COMMUNITY DEVELOPER
Mr. Kevin Duermit
Vice President, Land Development
8901 East Mountain View Road Suite 200
Scottsdale, Arizona 85258
TOLL BROTHERS INC.
REGIONAL MANAGER
Mr. Gary Lemon
74-923 Hovley Lane #2-220
Palm Desert, CA 92260
COMMERCIAL PROPERTY DEVELOPER
Mr. S. Chevis Hosea
KSL Development Corporation
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Mr. Jerry Herman
Planning Director
78-495 Calle Tampico
La Quinta, CA 92253
LANDSCAPE ARCHITECTURE & PLANNING
Forrest K. Haag, ASLA, Inc.
1254 North Coast Highway
Laguna Beach, CA 92651
CIVIL ENGINEERING
MDS Consulting
79-799 Old Avenue 52
La Quinta, CA 92253
�J ENVIRONMENTAL SERVICES
LSA Associates, Inc.
1650 Spruce Street, Suite 500
1 Riverside, CA 92507
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TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECUTIVE SUNDAARY.................................................................................. 1.1
1.2 PURPOSE AND INTENT.................................................................................. 1.2
1.3 PROJECT REGIONAL SETTING..................................................................... 1.3
1.4 PROJECT LOCAL SETTING............................................................................ 1.4
1.5 PROJECT HISTORY.......................................................................................... 1.6
1.6 ENABLING LEGISLATION............................................................................. 1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE........... 1.7
2 PLANS, PROGRAMS AND GUIDELINES
2.1
COMMUNITY CONCEPT.................................................................................
2.1
2.1.1 Planning Area Breakdown....................................................................... 2.2
2.2
LAND USE.........................................................................................................
2.3
2.2.1 Land Use / General Plan Context...........................................................
2.3
2.2.2 General Plan / Existing and Proposed Land Use ................
2.3
ZONING.............................................................................................................
2.5
2.3.1 Plan Area Existing and Proposed Zoning ...............................................
2.5
2.4
The Master Plan of Land Use.............................................................................
2.6
2.4.1 Land Use By Planning Area...................................................................
2.7
2.5
CIRCULATION PLAN......................................................................................2.13
2.5.1 Offsite Improvements............................................................................
2.13
2.5.2 Onsite Improvements............................................................................2.14
2.6
OPEN SPACE AND RECREATION PLAN ......................................................
2.15
2.6.1 Open Space..............................................................................................2.15
2.6.2 Recreation...............................................................................................2.15
2.7
INFRASTRUCTURE.......................................................................................
2.16
2.7.1 Water......................................................................................................2.16
2.7.2 Sanitary Sewage.....................................................................................
2.17
2.7.3 Storm Water Drainage............................................................................
2.17
2.7.4 Public Utilities..................................................................,...,.................2.17
2.7.5 Refuse Collection...................................................................................
2.18
2.7.6 Schools...................................................................................................2.18
2.7.7 Law Enforcement...................................................................................
2.18
2.7.8 Fire Protection........................................................................................2.18
2.7.9 City Administration................................................................................
2.19
2.7.10 Library Facilities ...............................
2.19
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2.8 MOUNTAIN VIEW COUNTRY CLUB COMMUNITY DESIGN AND
DEVELOPMENT STANDARDS.....................................................................
2.20
2.8.1
General Architectural and Siting Guidelines ........................................
2.21
2.8.2
Residential Site Planning Guidelines ...................................................
2.24
2.8.3
Residential Site Planning Criteria.........................................................
2.28
2.8.4
Commercial Site Planning Guidelines .................................. :.............. .
2.29
2.8.5
Commercial Site Planning Criteria.......................................................
2.29
2.8.6
Club Facility Design Criteria................................................................
2.33
2.8.7
Landscape Architectural Guidelines/Standards.....................................
2.34
2.8.8
Landscape Plant Material Palette ..........................................................
2.37
2.9 OTHER PROJECT COMPLIANCE.................................................................
2.42
3 ZONING AND DEVELOPMENT REGULATIONS
3.1 SPECIFIC PLAN OVERLAY DISTRICTS.......................................................... 3.1
3. 1.1 Planning Area I ........................................ 3.3
3.1.2 Planning Area II.................................................................................... 3.6
3.1.3 Planning Area III................................................................................... 3.8
3.1.4 Planning Area IV................................................................................... 3.10
3.2 FENCES AND WALLS.................................................................................... 3.13
3.3 SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT
APPROVALS...................................................... ....................... 3.14
3.4 SPECIFIC PLAN AMENDMENTS................................................................. 3.15
3.4.1 Specific Plan Amendment Procedures .................................................. 3.15
4 GENERAL PLAN CONSISTENCY
4.1
LAND USE ELEMENT .................................................................................
4.1
4.2
CIRCULATION ELEMENT.............................................................................
4.3
4.3
OPEN SPACE ELEMENT................................................................................
4.4
4.4
PARK AND RECREATION ELEMENT..........................................................
4.5
4.5
ENVIRONMENTAL CONSERVATION ELEMENT ......................................
4.6
4.6
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT .......................
4.7
4.7
ENVIRONMENTAL HAZARDS ELEMENT .................................................
4.8
4.8
AIR QUALITY ELEMENT..............................................................................
4.9
LIST OF TABLES
Table 1 Planning Area I - Land Use......... ................. ...................................................... 2.8
Table 2 Planning Area 11- Land Use............................................................................... 2.9
Table 3 Planning Area III - Land Use............................................................................2.10
Table 4 Planning Area IV - Land Use............................................................................ 2.11
Table 5 Summary Totals - Land Use......... ...................... ........................ 2.12
Table 6 Sample Plant Material Palette ....... —................................................................. 2.37
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1 Introduction
1.1 EXECUTIVE SUMMARY
Mountain View Country Club Specific Plan 90-016 Amendment 1 is organized in four sections.
Section 1, Introduction: This section provides an overview of the document, project setting and
history, the legislative authority for the Specific Plan and the method of compliance with the
California Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines: This section provides the organization and
framework of the Land Use Plan and related plan exhibits. This section of the Specific Plan
establishes the land use policy for Mountain View Country Club Specific Plan area and provides
the design guidelines which set design and development criteria and direction for development
within the specific plan boundary.
Section 3, Zoning and Development Regulations: This section delineates the zoning applicable
to land within Mountain View Country Club plan area boundary. Development Regulations are
presented for each Planning Area within the Specific Plan boundary.
Section 4, General Plan Consistency: This section uses the key land use issues statement of
each element of the City of La Quinta General Plan as the basis for evaluating the consistency of
Mountain View Country Club Specific Plan with the City of La Quinta General Plan.
1.1.1. Summary Project Description
The amendment to Specific Plan 90-016 as presented herein updates the description of land area
and land use for the existing and revised plan area. Hereinafter, Specific Plan 90-016 will be
referred to as either "Mountain View Country Club", "MVCC", or "Mountain View Commercial
Center".
Modifications have been made to the project boundary to address land acquisitions and deletions
from the original plan area including the removal of 21 acres of land on the northwest comer of
Jefferson Street and Avenue 52 and the addition of 73.1 acres of land along Jefferson Street in the
northwest portion of the site.
Low Density residential land use will provide the setting for approximately 490 single family
units within an 18 hole championship golf course and club amenity. A secondary residential
component of the plan will be comprised of 60 Vacation Villas adjacent to the Club amenities of
pool, spa, and tennis courts. Neighborhood Commercial land use will be provided on
approximately 14 acres northeast corner of Jefferson Street and Avenue 52.
Mountain View Country Club Specific Plan Amendment 1 1.1
1.1.2 Summary Application Description (approved on February 5, 2002)
The following land use applications are being made within, or concurrently to the filing of this
Specific Plan Amendment.
1) General Plan Amendment - Northeast corner of Jefferson and Avenue 52.
2) Amendment of Specific Plan 90-016 - Updating plan area to current development program.
3) Change of Zone - Northeast corner of Jefferson and Avenue 52.
4) Tentative Tract Map - Based on amended Specific Plan.
1.2 PURPOSE AND INTENT
The Specific Plan Amendment presented herein is a comprehensive planning and development
document intended to guide development of lands within Mountain View Country Club plan area
boundary. This Specific Plan is provided to address land area currently within the MVCC plan
area including minor modifications to the current plan boundary. The document is intended as a
"stand alone" planning record of Specific Plan area. This document establishes development
plans, guidelines and development regulations for the (revised) project plan area to insure a
quality development consistent with the goals, objectives, and policies of the City of La Quinta
General Plan, and The Toll Brothers Company - the owner/developer of residential tracts within
the plan area, and KSL Development Corporation, the developer of the neighborhood commercial
center.
Mountain View Country Club Specific Plan addresses planning and development programs for
approximately 379 acres of use in the City of La Quinta, California. Mountain View Country Club
Specific Plan complies with the requirements of all applicable federal, state, and local code
requirements which pertain to the preparation of specific plans in the State of California.
This specific plan for Mountain View Country Club provides a comprehensive guide for the
orderly development of this project area in conformance with the goals and policies of the city of
La Quinta General Plan. It is a primary goal of this Specific Plan to provide a degree of flexibility
to allow future development to respond to changes in the residential development marketplace
which will take place over the build -out period of Mountain View Country Club.
This Specific Plan also acts to augment the City's Zoning Ordinance by providing design
guidelines, a list of allowable and/or conditional uses for the site and specific development
standards relative to those uses.
1.2 Mountain View Country Club Specific Plan Amendment 1
1.3 PROJECT REGIONAL SETTING
The site of Mountain View Country Club is approximately 102 miles from the Pacific Coast and
approximately 241 miles from the Phoenix/Scottsdale metropolitan region. The plan area is
located on the gently sloping floor of the Coachella Valley in the general vicinity of Palm Springs
and is located within the corporate limits of the City of La Quinta in Riverside County.
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Exhibit 1
Mountain View Country Club Specific Plan Amendment 1 1.3
1.4 PROJECT LOCAL SETTING
Mountain View Country Club consists of approximately 379 acres within the City of La Quinta,
California. It is bounded on the north by Avenue 50, on the west by Jefferson Street, on the south
by Ave 52, and on the east by the All American Canal and a north -south property line 3960 feet
east of the intersection of Jefferson and Avenue 50.
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Exhibit 2
Regional access to the site is afforded from the north by Jefferson Street, which provides the
most direct connection to Highway 111 and I-10. Jefferson Street has been expanded to a
six -lane boulevard.
1.4
Mountain View Country Club Specific Plan Amendment 1
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ADJACENT LAND
USE PLAN
(Existing land use shown)
RESIDENTIAL LAND USES
I 971 LOW DENSITY RESIDENTIAL
(2-4 DU/AC)
COMMERCIAL LAND USES
b1C NEIGHBORHOOD COMMERCIAL
_ COMMERCIAL OFFICE
OTHER LAND USES
® OPEN SPACE/HILLSIDE CONSERVATION OVERLAY
_ GOLF COARSE OPEN SPACE
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Mountain View Country Club Specific Plan Amendment 1
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Exhibit 3
1.5
1.5 PROJECT HISTORY
A Brief History of Mountain View Country Club's Previous Entitlement
The first Specific Plan approved by the City of La Quinta Planning Commission envisioned a
comprehensively planned, low density residential community surrounding a championship golf
course played from either the Citrus Golf Clubhouse or a private golf clubhouse within the project
boundary. This original master plan entitled as Specific Plan 90-016 was approved by the City
Council in 1990 for 1208 units with the requisite supporting environmental documentation to
support the development envisioned.
Specific Plan Amendment
Mountain View Country Club plan area features golf amenities which act as the center of the
residential community with the main club amenities sited prominently, overlooking the golf
course and practice range facilities. The golf course amenity, which serves as the open space focus
on the plan, is generally located in areas graded to provide low lying fairways which provide a
buffer to the adjacent residential development.
Mountain View Country Club Specific Plan as presented herein updates the description of land
area and land use for the plan area. Modifications have been made to the project boundary to
address land acquisitions and deletions from the original plan area including the removal of 21
acres of land on the northwest corner of Jefferson Street and Avenue 52 and the addition of 73.1
acres of land along Jefferson Street in the north west portion of the site. Low Density Residential
land use will provide the setting for approximately 490 single family units within an 18 hole
championship golf course and club amenity. A secondary residential component of the plan is 60
Vacation Villas adjacent to the Club amenities of pool, spa and tennis courts.
The original Specific Plan 90-016 envisioned 21 acres of commercial on the northwest corner of
Jefferson and Avenue 52. This component of the plan has been deleted from the plan area. This
land use is planned on 14 acres of Neighborhood Commercial envisioned on the northeast corner
of Jefferson and Avenue 52.
Project access is envisioned to be taken from the perimeter arterial circulation elements of
Jefferson street, Avenue 50 and 52. Access to the club facilities are taken from Jefferson Street.
Access to the golf and homeowner maintenance facility sites will be taken from Avenue 52.
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1.6 Mountain View Country Club Specific Plan Amendment 1
1.6 ENABLING LEGISLATION
♦ The authority to prepare, adopt, and implement Mountain View Country Club Specific Plan
90-016 amendment #1 is granted to the City of La Quinta by the California Government Code
(Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
♦ As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council, the adoption of a specific plan or an amendment thereto. The
City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific
Plan by either ordinance or resolution or both.
♦ This Specific Plan is adopted pursuant to California Government Code, section
65450 et seq., and the City of La Quinta Municipal Code, section 9.240.010. This Specific
Plan is intended to implement the City of La Quinta General Plan, focusing on the particular
parcels of Mountain View Country Club. The Specific Plan sets standards against which
development proposals can be judged and imposes controls on Mountain View Country Club
parcels. A Specific Plan is more detailed than a General Plan. State law requires that the
Specific Plan be consistent with, and implement the General Plan. Amendments to the City
of La Quinta General Plan and Zoning Map are adopted concurrently with this
Specific Plan to ensure consistency of the La Quinta General Plan.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY
ACT COMPLIANCE
Pursuant to the California Environmental Quality Act (Public Resources Code 2100 et seq.) an
environmental impact report (EIR) has been completed and certified which addresses lands within
the plan area. The original EIR addressed all issues and impacts to be generated by the plan
proposal in its original format. Environmental considerations triggered by the revisions to the
plan area and land use are analyzed within the environmental assessment prepared by the city of
La Quinta.The environmental consideration of these revisions to the subsequent land use plans
have been addressed through this environmental assessment consistent with the requirements of
the California Environmental Quality Act (Public Resources Code 2100 et seq.).
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UMountain View Country Club Specific Plan Amendment 1 1.7
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2 Plans.Programs, and Guidelines
2.1 COMMUNITY CONCEPT
Mountain View Country Club is a residential estate community created by a series of golf -oriented
residential avenues defined by Mountain View Country Club's championship golf course.
The golf course radiates from the golf clubhouse and practice facilities. The residential
communities are defined on three sides by the existing major thoroughfares and development which
establish its perimeter boundaries. The golf course, which serves as the open space focus of the plan,
is generally located in areas graded to provide panoramic fairway views which provide a buffer to
the adjacent residential development.
Exhibit 4
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MAINTENANCE BLDG. ACCESS
LID SUBSTATION (N.A.P.)
2.1
GOLFCOURSE
RESIDENTIAL
GOLFCOURSE
RESIDENTIAL
VILLAS
CLUBHOUSE
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Exhibit 4
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MAINTENANCE BLDG. ACCESS
LID SUBSTATION (N.A.P.)
2.1
2.1.1 Planning Area Breakdown
The Specific Plan document breaks the plan area into four distinct sub -areas, each with
corresponding development regulations and design criteria. These Planning Areas are depicted in
Exhibit 5, shown below.
Planning Areas within Mountain View Country Club Specific Plan
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Planning Land Use
Area Designation ' 1'
GOLF/OPEN SPACE
LOW DENSITY
® RESIDENTIAL
COMMERCIAL SITE r
RESIDENTIAL !�
® VILLAS t :• a
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Exhibit 5
Planning Area I is characterized by championship golf course amenities. Planning Area II is a series
of residential lots linked by the internal residential street layout. Planning Area III defines
Neighborhood Commercial. Planning Area IV encompasses the site for the Residential Villas.
2.2 Mountain View Country Club Specific Plan Amendment 1
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2.2 LAND USE
2.2.1 Land Use / General Plan Context
Mountain View Country Club Specific Plan implements the City of La Quinta General Plan by
bringing together detailed policies and regulations into a focused development plan for the Specific
Plan Area. Mountain View Country Club Specific Plan (MVCC) is a regulatory document which,
when adopted by the City Council of La Quinta, governs all facets of project development including
the distribution of land uses, location and sizing of supporting infrastructure, as well as development
standards and regulations for the plan area.
The location and alignment ofthe land uses and zones depicted herein are diagrammatic. The precise
layout ofthe golf course, the neighborhood streets, and the support facilities will determine the actual
alignment and adjacency of each land use category. And are delineated in the tentative tract map
within Mountain View Country Club submittal.
The MVCC is prepared as a link between the General Plan guidelines and subsequent development
proposals for individual PlanningAreas within the MVCC. The Land Use Element ofthe La Quinta
General Plan identifies and establishes the City's policy relative to the planned future pattern,
intensity, density and relationships of land uses in the City as well as in the plan area addressed herein.
The purpose ofthe Land Use Element within the City's General Plan and within this Specific Plan is
to establish official City and plan area policy which:
• Identifies the general types, locations and distribution of land uses desired in La Quinta
at buildout;
• Identifies standards for land uses relative to population and building density/intensity
and the character and compatibility of land uses; and
• Identifies desired courses of action and strategies which provide the means to implement
the community's land use policies.
Mountain View Country Club Specific Plan implements the City's General Plan by:
• Specifying (and implementing) the land uses in the overall plan area;
• Delineating (and implementing) standards for land use compatibility with the City's goals
and policies; and
• Providing the overall framework for development in an orderly and profitable manner.
Mountain View Country Club Specific Plan Amendment 1 2.3
2.2.2 General Plan / Existing and Proposed (approved) Land Use
The Specific Plan for the project area as illustrated herein defines the currently approved General
Plan Land Use for the property.
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Land use policies are illustrated in Exhibit 7 and include:
Residential Land Uses
Low Density Residential (LDR)
Other Land Uses
Golf Course Open Space (G/OS)
Neighborhood Commercial (NC)
Open Space (OS)
Exhibit 7
PROPOSED
(APPROVED)
EXISTING
Exhibit 6
2.4 Mountain View Country Club Specific Plan Amendment 1
2.3 ZONING
2.3.1 Plan Area Existing and Proposed (approved) Zoning
The Specific Plan for the proj ect area as illustrated herein defines the currently approved Zoning for
the property.
EXISTING
Exhibit 8
The zoning policies include the addition of low density residential land and a Neighborhood
Commercial element to the plan area and is illustrated in Exhibit 9 Zoning categories include:
Residential Land Uses
LowDensity Residential (RL)
Other Land Uses
Golf Course Open Space (GC)
Neighborhood Commercial (CN)
Exhibit 9
PROPOSED
(APPROVED)
Mountain View Country Club Specific Plan Amendment 1 2.5
2.4 THE MASTER PLAN OF LAND USE
The 379 acre Master Plan for Mountain View Country Club Specific Plan reflects the development
goal of providing a championship recreational golf amenity with complimentary club and guest
serving facilities set within a framework of up to 550 upscale homesites and/or residential
development pads.
A detailed discussion of the land use for Mountain View Country Club is presented for each of the
four planning areas. The Land Use Table immediately below each PlanningArea graphic delineates
a comprehensive tabulation of land uses, zoning, acreages and densities for each of the four planning
areas.
Table 5 (page 2.12) represents a comprehensive tabulation of approved Land Use, Zoning, Acreage,
Units and Density for Mountain View Country Club area in total.
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Exhibit 10
Mountain View Country Club Specific Plan Amendment 1
2.4.1 Land Use By Planning Area
Overview
Within the boundary of the Specific Plan for Mountain View Country Club, a range of land use
categories are provided. These include golf and clubhouse uses, residential uses, neighborhood
commercial use, and supporting ancillary facilities to those categories. The plan area is broken into
four individual PlanningAreas in order to address each unique development environment within the
plan boundary.
The diagram below delineates the limits of each Planning Area and their relationship to Mountain
View Country Club Specific Plan Boundary.
Included in each description of land use by Planning Area are narrative and supporting graphics to
delineate the use and it's location within the overall Specific Plan. Development regulations for each
Planning Area are presented in Section 3: Zoning and Development Regulations. Residential unit
generation for PlanningArea II is a maximum of 500 units and 50 units in Planning area IV. The gross
density of Mountain View Country Club Specific Plan is approximately 1.4 dwelling units per acre
based on 550 units spread over 379 acres of planned development area within the overall specific
plan. Total number of gross acres stated in each land use category includes roads, open space,
R.O.W., and other incidental land use.
Planning Land Use
Area Designation
- � GOLF/OPEN SPACE
LOW DENSITY
RESIDENTIAL
® COMMERCIAL SITE
® RESIDENTIAL VILLAS
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Mountain View Country Club Specific Plan Amendment 1
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2.7
Planning Area I
Golf and Open Space Land Use
Golf course and Open Space recreational uses are within Planning Area I and will be generally
located to provide the backdrop for Low Density Residential land use. Golf maintenance facilities
and well sites are included in Planning Area I.
Golf uses in Planning Area I are distributed throughout the plan area with major access to the golf
facilities provided from Jefferson street. Vehicular access is accommodated on Avenue 50, Avenue
52 and Jefferson Street.
TABLE 1
PLANNING AREA I LAND USE
Mountain View Country Club Specific Plan Golf Course and Open Space Area
GENERAL PLAN/ LAND USE ZONE ACRES UNITS DENSITY
G - Golf Course / Open Space GC 206 — -�
G - Golf Course / Well Sites GC 4 — -
G - Golf Course /Maintenance Site GC 2 —
SUBTOTAL 212 —
2.8 Mountain View Country Club Specific Plan Amendment 1
Planning Area II
Residential Land Use
The Specific Plan for Mountain View Country Club provides for a range of residential housing types
consistent with the Low Density Residential designation established for the property in the original
Specific Plan. The permitted dwelling types, lot size, height limits and other site development
standards are established in Section 3: Zoning and Development Standards within this Specific Plan
document.
Residential land at Mountain View Country Club will be developed primarily as golf frontage lots
for residential development with a maximum of 490 units spread over 148 acres. Height limitations
are addressed in residential lot development standards, Page 3.7
TABLE 2
................. Homes limited to 24-1/2'
height and single story.
------------- 50% of homes are allowed
PLANNING AREA H LAND USE
Mountain View Country Club Specific Plan Residential
to 28' height and may be
two story.
LDR - Low Density Residential RL 148 490 3.6 DU/AC
SUBTOTAL 148 490 3.6 DU/AC
Mountain View Country Club Specific Plan Amendment 1 2.9
PlanningArea III
A Neighborhood Commercial (NC) site of 14 acres is planned within the Specific Plan area located
at the northeast corner of Jefferson street and Avenue 52.
TABLE 3
PLANNING AREA III = LAND USE
Mountain View Country Club Neighborhood Commercial Facilities
Neighborhood Commercial NC 14 -- —
SUBTOTAL 14
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2.10 Mountain View Country Club Specific Plan Amendment 1 J
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Planning Area IV
Planning Area N is envisioned to support up to 60 Residential Villas.Revert to Low Density
Residential use.
TABLE 4
PLANNING AREA IV - LAND USE
Mountain View Country Club Specific Plan Residential Villas
�GENERAL PLAN/ LAND USE ZONE ACRES
Low Density Residential LDR 5 60 3.6 DU/AC
SUBTOTAL 5 60 3.6 DU/AC
Mountain View Country Club Specific Plan Amendment 1 2.11
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LDR - Low Density Residential
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148 490 3.6 DU/AC
NC - Neighborhood Commercial
NC
14
G - Golf Course / Open space
GC
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TABLE 5
MOUNTAIN VIEW COUNTRY CLUB PLAN AREA- SUMMARY TOTALS
Summary Land Use
'ft IN•
LDR - Low Density Residential
RL
148 490 3.6 DU/AC
NC - Neighborhood Commercial
NC
14
G - Golf Course / Open space
GC
206 — —
G - Maintenance Facilities
2 — —
G - Well Sites
4
RLV - Residential Villas
RLV
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TOTALS
379 550
2.12 Mountain View Country Club Specific Plan Amendment 1
2.5 CIRCULATION PLAN
The circulation system for Mountain View Country Club Specific Plan conforms with the
requirements of the City of La Quinta General Plan - Circulation Element by providing a hierarchy
of vehicular traffic -ways with golf cart and pedestrian -ways integrated within the plan area.
Secured entries into the residential areas have been located to provide adequate line of sight and
optimum traffic ingress and egress to and from the residential components of the master plan area to
the perimeter arterial roadways.
The project proponent requests the allowance for a full turn onAvenue 52 into the residential portion
of the plan in the event that engineering criteria can be met to the satisfaction of the La Quinta city
Engineer.
Well sites may be accessed either from on site or off site driveways.
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2.5.1 Offsite Improvements
The offsite public streets surrounding the project are currently developed in accordance with La
Quinta City Engineering and Public Works Department standards in effect and will be constructed
incrementally in accordance with the applicable General Plan designations. City-wide mass transit
systems and stops will be accessible via the perimeter public thoroughfares.
Mountain View Country Club Specific Plan Amendment 1 2.13
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2.5.1 Offsite Improvements
The offsite public streets surrounding the project are currently developed in accordance with La
Quinta City Engineering and Public Works Department standards in effect and will be constructed
incrementally in accordance with the applicable General Plan designations. City-wide mass transit
systems and stops will be accessible via the perimeter public thoroughfares.
Mountain View Country Club Specific Plan Amendment 1 2.13
2.5.2 Onsite Improvements
Measures are in place to reduce potential circulation impacts associated with Mountain View
Country Club project and will be implemented in conjunction with development of the residential
areas within the plan area. All roads internal to the project are to be developed in accordance with
the design standards specified herein. Roadways will be developed in conjunction with the phased
implementation of the specific plan. Roadways within the specific plan area will be private.
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Mountain View Country Club Specific Plan Amendment 1
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2.6 OPEN SPACE AND RECREATION PLAN
Mountain View Country Club Specific Plan Open Space and Recreation Plan identifies and
establishes the plan policy relative to the identification and management of open space and
recreation amenities within the plan area boundary.
2.6.1 Open Space
Interior open space/recreation uses planned for Mountain View Country Club include golf course
elements, driving range facilities, and common open space areas.
Approximately 60% of the project area is dedicated to a championship golf course which is designed
so that adjacent residential development will maximize the visual and open space values created by
the golf amenities. "Fingers" of development project into the open space at higher residential pad
elevations, where they make the best use of the golf course frontage and of the prevailing breeze and
ubiquitous Coachella Valley mountain views.
Additional recreation amenities are invisioned for the Residential Villas and club members. A spa,
pool, and tennis facility is invisioned to compliment the recreation element of the plan.
2.6.2 Recreation
Mountain View Country Club is planned as a golf oriented "residential" community and therefore
contains as a major element an extensive passive and active recreation program. Standards for the
development of recreation improvements are:
• Promotion of a variety of recreation uses in context with Mountain View Country
Club lifestyle
• Promotion of high quality, championship -level golf facilities
• Development of a range of housing types with open space providing both passive and active
recreation opportunities
The complete list of permitted uses and the development regulations for the Open Space and
Recreation areas are established by the Zoning and Development Regulations and are presented for
each Planning Area within the Specific Plan.
Mountain View Country Club Specific Plan Amendment 1 2.15
2.7 INFRASTRUCTURE
The infrastructure system serving Mountain View Country Club is described below and is designed
to provide a coordinated system of infrastructure and public services to adequately serve the plan
area at full buildout. The Infrastructure and Utilities standards for infrastructure and public services
relative to land use intensity envisioned for the plan area within the community's infrastructure and
public services policies.
2.7.1 Water
Potable Water
The potable water system of the City is
operated and administered by the
Coachella Valley Water District (CVWD)
which extends service based upon
approved designs and improvements
constructed by the private developer. The
CVWD assesses new development a fee
per connection to tap into the potable water
distribution system. CVWD operates from
a master plan that provides the City with
potable water which is pumped from an
underground aquifer by way of wells
located throughout the City. Potable water
pumped to the surface is stored in
reservoirs located within the City. These
reservoirs provide high quality water to
each pressure zone in the City. The potable
water distribution system transports water
to residential and commercial users via an
underground system with lines ranging in
size from 6 to 36 inches.
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Although the City is blessed with an abundance of ground water, the CVWD is continuing to take
measures to conserve this precious resource for its existing and future customers. These measures
include the use of a lush and water efficient plant material approval policy, which is implemented
through a landscape review committee and a water management specialist on CVWD staff entrusted
to promote the mutual goals of the agency, the City, and the policies of the developer.
2.16 Mountain View Country Club Specific Plan Amendment 1
Irrigation Water
Irrigation water may be pumped from wells on site. This irrigation water source may be
supplemented with Coachella Canal water, or a blend of water from both sources. The existence of
a vast, high quality underground water supply has allowed this source to be used in irrigating golf
courses and agricultural areas. Canal water could be used to supplement the golf course irrigation if
salinity and other potentially detrimental water quality issues can be adequately mitigated.
2.7.2 Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and administered by the
CVWD which extends service based upon approved designs and improvements constructed by the
private developer. The CVWD assesses new development per equivalent dwelling unit (EDU) to
provide comprehensive wastewater collection and treatment.
2.7.3 Storm Water Drainage
The master grading and drainage concept of the development will work within the character of the
existing topography and landforms to provide an effective system of drainage and storm water
management while conserving and enhancing the open space feel of Mountain View Country Club
project. In general, runoff from the developed areas at higher elevations will be directed to lower
areas of the site where the fairways of the golf course are routed, maximizing the opportunity for the
recharge of groundwater resources while using the natural lay of the land to direct storm flows.
Storm water runoff will be held onsite and stored in the system of golf course lakes and low points
whose capacity is calculated to hold the necessary storm -generated volumes.
2.7.4 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone are
routed around the perimeter of Mountain View Country Club Specific Plan site and do not traverse
the internal project area. All permanent power and telecommunications distribution lines internal to
the project are placed underground.
Electricity
Electrical power is provided to the site as well as surrounding development, from the Imperial
Irrigation District (IID) substation currently operational east of the intersection of Avenue 52 and
Jefferson Street. Energy deregulation in California provides the opportunity to consider alternate
sources for energy in the future.
Natural Gas
The Gas Company provides service to the site from Jefferson Street west of the property boundary.
Telephone
Land-based telephone services are provided by Verizon. Buried cable is already in place along
Jefferson Street on the west side of Mountain View Country Club. Regionally, cellular service
providers include AT&T Cellular, AirTouch Cellular, Nextel, Sprint, Pacific Bell and others.
Mountain View Country Club Specific Plan Amendment 1 2.17
2.7.5 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La Quinta
for this purpose. Refuse collection occurs in accordance with a schedule established by the
franchisee and the city.
2.7.6 Schools
The public education needs of the project are provided by the Coachella Valley Unified School
District (CVUSD). The project will contribute to school fees on a basis consistent with other similar
projects within the districts boundary.
2.7.7 Law Enforcement
Law enforcement services are provided to the City (and Mountain View Country Club) through a
contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service
to the City from existing facilities located in the City of La Quinta and City of Indio. The existing
agreement between the City and Sheriff's Department provides protection on a 24-hour basis, seven
days per week.
Mountain View Country Club plan area will probably be further protected by private security. Use
of private security will be a decision of the homeowner's association.
2.7.8 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The Fire
Department administers two stations in the City. One facility (Station #32) on Avenue 52, west of
Washington Street, and another facility (Station #70) at the intersection of Madison Street and
Avenue 54 within the PGA WEST project area.
The Fire Department also operates four additional stations in surrounding communities which
results in overlapping service areas. The Department currently exhibits an Insurance Services Office
(ISO) public protection class rating of four, based on a descending scale from one to ten, with first -
in -response times ranging from two to six minutes. The ISO established it's rating system based on
the provision of manpower/staffing, communication facilities, water system for suppression,
automatic sprinkler/alarm systems, response times, and building standards. Paramedic service is
provided to the City by Springs Ambulance Service located at Station #70 in La Quinta.
2.18 Mountain View Country Club Specific Plan Amendment 1
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2.7.9 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000 square
feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance
Department, Planning and Community Development Department, Engineering and Public Works
Department). These public resource outlets are housed in the municipal complex at the Southwest
corner of Calle Tampico and Washington Street. The complex provides space for all City
administration staff and ancillary facilities.
2.7.10 Library Facilities
The City is served by a public library which is administered by the Riverside County Library System.
The existing facility contains approximately 2,065 square feet and includes approximately 20,000
volumes. The County utilizes an unadopted standard of 0.5 square feet per capita and 1.2 volumes
per capita to serve the City. Based on this standard, the City is currently under -served in space, but
contains a surplus of volumes. However, a new 9,000 square foot facility is planned as a component
of the municipal complex. The additional facility will provide adequate library space to satisfy the
literary needs of the community well into the future.
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Mountain View Country Club Specific Plan Amendment 1 2.19
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2.8 MOUNTAIN VIEW COUNTRY CLUB COMMUNITY DESIGN
AND DEVELOPMENT STANDARDS
A. Purpose - This section outlines the relationship between Mountain View Country Club
development standards and the La Quinta City's Zoning criteria. The zoning criteria established
in the specific plan shall govern the development within the plan area. Issues related to zoning
criteria not addressed in this document shall be governed by the current La Quinta City Zoning
Ordinance Permitted uses and standards for CN neighborhood commercial district conform to
chapter 9.70 nonresidential districts within the La Quinta Zoning code and/or as specified
herein.
2.20
1. Setbacks. Setback criteria is delineated within section 3 of the document based on the
site development plan conditions and the project.
a. Setbacks along side and rear property lines are specified in Section 3 of this document;
however, any setback provided must be made wide or deep enough to be usable space,
such as for pedestrian access to side -loading commercial space, stairwells, or through -
access between front and rear of the building(s).
b. Arcades, trellises, awnings and similar architectural treatments are exempt from setback
requirements within this document, but must be designed to accentuate a pedestrian
atmosphere, the use(s), and the project architecture where utilized in both
commercial, residential, and residential club amenity areas.
d. In commercial architecture, upper floors of buildings shall be designed to be articulated
from the immediately lower floor, to achieve a terraced effect where desired by the project
developer. This reduces the appearance of mass to the structure, allows for upper floor
outdoor areas and walkways, and enhances pedestrian scale.
e. The Mountain View Country Club area is required to maintain a minimum of 50'
landscaped buffer between residential pads and commercial development.
2. Heights. Building height shall be limited as delineated in the development criteria herein for
main building mass.
Mountain View Country Club Specific Plan Amendment 1
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3. Parking. Parking area requirements for permitted uses shall be determined by regulation
delineated in the development criteria herein. All current parking regulations shall be
applicable unless modified herein, such as required number of stalls, space and isle
dimensions, location of parking areas, etc.
4. Landscaping. Project landscaping shall be provided to implement Mountain View Country
Club design guidelines and existing city policies within the plant palette provided herein.
5. Screening. Projects parking, service areas, and trash enclosure screening shall be provided
to implement Mountain View Country Club design guidelines and the existing City Policies.
6. Lighting. Projects landscape, parking, building and pedestrian lighting shall be provided to
implement Mountain View Country Club design guidelines and the existing City Policies.
• Lighting shall be used in such a manner so as to minimize glare such light pollution on the
adjacent land uses. The commercial site pay particular attention to security light overspill
to adjacent residential plan areas.
2.8.1 General Architectural and Siting Guidelines
The architectural theme for Mountain View Country Club is an eclectic mix of adaptations of the
classic La Quinta historical style of architecture with forms and details emulating the expression of
the classic Gordon KaufmanLa Quinta Resort architecture. As with any eclectic architectural style,
may variations will be allowed to promote architectural variety in home and commercial structures.
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JMountain View Country Club Specific Plan Amendment 1 2.21
Color in Mountain View Country Club Architectural Vernacular
Pale earth tone colors will predominate within the architectural context of Mountain View Country
Club residential and commercial structures. This chosen range of colors is based on a local context
and history of whitewashed stucco over adobe bricks with slight variations on this simple color
theme. This motif is complemented with a simplistic color scheme and a variety of roof tones and
textures offset by the contrast of the window mouldings and associated architectural detail.
The predominant color of all structures shall be limited to the spectrum of white, cream, tan, sand,
light brown, mauve and other deeper earth tones. Colors outside of this spectrum shall
be used for accents only. In order to achieve the variety of architectural expression envisioned for
the building components of the project, a variety of materials and colors shall be used.
Roof Materials in Mountain View Country Club Architectural Vernacular
A limited variety of roof materials shall be used including barrel tile, flat concrete tile, concrete
shakes, and a limited variety of asphalt and built-up roof materials. The color of roofs shall provide
a range of deep tones complementing the building mass and color and, shall be varied to reflect the
surrounding architectural theme. Roof materials not visible shall be exempt from color
compatibility considerations however, all roofing material shall be fire retardant per UBC standards
in effect at the time of construction plan approval.
Wall Materials in Mountain View Country Club Architectural Vernacular
The predominant exterior building material shall be within the vernacular of Mountain View Country
Club theme - sand and smooth fmish stucco with architectural accents of stone, iron, and wall form
relief in the architectural detail.
Architectural Details in Mountain View Country Club Architectural Vernacular
Wood, tile and wrought iron shall be used as accent materials as dictated by the applicable
architectural style.
Site Planning
Appropriate site planning guidelines as discussed below
shall be used in order to ensure functional and aesthetic
development within Mountain View Country Club and to
insure compatible relationships between residential, golf,
and neighborhood commercial elements of the plan.
Site planning parameters shall conform to the criteria
set fourth in Section 3.
Flexibility in interpretation is to be implemented in site design to achieve individuality
among various Mountain view country club neighborhoods.
2.22 Mountain View Country Club Specific Plan Amendment 1
Project Identification Signs
Project identification signs are allowed within the project area of the Specific Plan. Such signage
may reference Mountain View Country Club residential and club facilities as well as Mountain View
Country Club project which is the subject of this Specific Plan.
• Primary Residential project identification shall occur at the project entry on Jefferson Street
on the project boundary opposite the existing Citrus entry.
• Secondary sign elements identifying Mountain View Country Club residential project will
occur alongAvenue50 and Avenue 52 adjacent to the plan area.
• Secondary sign elements identifying Mountain View Country Club Neighborhood
Commercial project will occur along Jefferson Street andAvenue52 adj acent to the plan area.
The Project Sign Elements
The creative way in which signage is integrated into the overall proj ect thematics is a critical element
in the design of the project and the establishment of the project theme. The repetitive and consistent
use of forms and materials establish continuity within Mountain View Country Club and are
envisioned to conform to the architectural and landscape architectural styles established in this
Document. Size and configuration are determined by the function of the sign and according to the
hierarchy of information, direction and organization.
Signage will require approval of a Master Signage program and individual sign permits - not a part
of this specific plan document.
Signage Materials and Colors
In general, signs will be consistent with the materials and colors established within the architectural
guidelines section of this manual.
Appropriate materials includes plaster, wood, clay tile, masonry, wrought iron and ceramic tile.
Signage will be designed to utilize and emulate the style, materials and colors typical of the project.
Front -lighted signs using the above -listed materials are acceptable. Base colors for plaster elements
of sign monuments are primarily neutral usually whites, off-whites, cream and occasionally light
pastel tints. Wood should have a light brown stain or be kept natural for a weathered look.
No signage is approved as part of this specific plan approval. Each project proponent shall submit a
master signage program prior to installation of any signage at the site.
JMountain View Country Club Specific Plan Amendment 1 2.23
Building Massing and Scale
The general character of residential development areas shall reflect a neighborhood scale in which
the building massing does not overwhelm the street scene. Typically, residential buildings shall
create a pleasant neighborhood environment and street scene.
• Building wall planes, particularly on the front elevation, shall be staggered to create interest
along the street scene, to provide a desirable human scale, and to avoid visual monotony.
_ Multi -story plate lines are encouraged on the front elevation by stepping back
the second story wall planes to effectively break up the building mass and
— - , provides a reduced scale along the street scene.
• Repetitious gable ends along front and rear
elevations shall be minimized.
2.8.2 Residential Site Planning Guidelines j
The climate in the La Quinta is characterized by sunny and hot weather in the summer, while the
winter months feature excellent air clarity and are relatively mild. The design of residences shall
incorporate elements which respond to these conditions, such as patios, courtyards, arcades, plazas,
and paseos.
2.24 Mountain View Country Club Specific Plan Amendment 1
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• Orientation of development edges should maximize view potential and access to natural open
areas and improved recreation areas. Open area "fingers" should extend into residential areas
where possible.
• Varying house configurations on corner
lots is encouraged to promote variety in
the street scene and maximize the view
of drivers at intersections.
• A combination of side -entering and front -
entering garages and varied driveway
locations are encouraged to breakup
repetitive curb cuts and yard patterns.
• Cul-de-sacs are encouraged to improve
neighborhood safety and character.
• Guest parking shall be located to provide easy access to units. F�
• Four-way intersections within individual projects are discouraged.
• Walkways shall be provided within multiple -family neighborhoods.'�Y-z .
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• Neighborhoods bordering open areas shall be sited to maximize
views of Mountain View Country Club amenities, yet discourage
through access.
• Recreation areas/greenbelt features shall be visible upon entry to neighborhoods to enhance
neighborhood value.
Mountain View Country Club Specific PlanAmendment 1
2.25
The style of windows shall be compatible with the architectural style ofthe building. The use
of many different styles of windows on one building plane shall be avoided. The size and
proportion of panes shall correspond to the overall proportioning of the elevation.
Accent windows having different or articulated shapes or with a finer texture (e.g., many
small panes) shall be used as an accent element to create interest on building elevations if
consistent with the Spanish eclectic style.
Entries
• The entry of residential dwelling units shall be articulated as a focal point of the building's
front elevation through the appropriate use of roof elements, columns, porticos, recesses or
projections, windows or other architectural features.
• Sufficient stacking distances at project entries shall be provided.
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2.26 Mountain View Country Club Specific PlanAmendment 1
Columns
• Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the building.
• Columns may be used as a freestanding form, or as support for roofs and balconies.
Exterior Stairs
• Exterior stairways shall be simple bold elements which complement the architectural
massing and form of Mountain View Country Club building environment.
Archways
• The use of archways must be compatible with the architectural style of the building, and shall be
designed as a complimentary part of the building or adjacent courtyard.
When used, archways shall define or enframe space, such as entries,
porticos, patios, and courtyards.
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Building Details
• All mechanical equipment shall be
screened from view by walls or fences
•ter' compatible with the building architecture,
or by plant material adequate in size to
provide proper screening.
• All utility meters are encouraged to be integrated into the
architecture and screened from view.
The materials, colors, and forms of carport structures shall be
consistent with the architectural style of the residential
neighborhood in which they are located.
Mountain View Country Club Specific Plan Amendment 1 2.27
• Carports which are integrated into the building design or community walls are encouraged.
• Accessory structures shall be designed to be consistent with the architectural style of the
adjacent buildings.
• All flashing, sheet metal, and vents shall be painted or screened from view in a manner which
is compatible with the building architecture.
Common Space Elements
• All residential shall have partially screened trash enclosures, which are compatible in
material, color and design with the building architecture.
• Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc.,
shall be designed in the same architectural style, and to the same level of detail and
articulation, as the main buildings they support.
2.8.3 Residential Site Planning Criteria
Single -Family Detached Homes
The general site planning concepts established for
the Single-family Detached neighborhoods
• Neighborhood entry roadways shall focus
on to an amenity or a community open
space feature or landmark, where feasible.
• The street layout within residential
neighborhoods shall provide view
corridors to the Open Space and other
special community features and
landmarks, where feasible. In addition,
the view corridors should also provide
physical access to these community
features, where feasible.
• The use of parkways is encouraged in the
design of neighborhood streetscapes,
where feasible.
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• The design of common area amenities shall promote pedestrian access by the residents and
offsite users ofthe recreation feature. The use of parkways and associated walks and trails is
encouraged in the design of Mountain View Country Club streetscapes, where feasible.
2.28 Mountain View Country Club Specific Plan Amendment 1
2.8.4 Commercial Site Planning Guidelines
Mountain View Country Club Commercial element is sited at the northeast corner of Jefferson Street
and Avenue 52. The design of the Neighborhood Commercial site within Mountain View Country
Club shall incorporate elements which are compatible with the overall regional setting for the
commercial site to ensure compatibility with the surrounding residential and golf elements of
Mountain View Country Club.
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2.8.5 Commercial Site Planning Criteria
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The following criteria outline general site planning concepts established for the Neighborhood
commercial center of Mountain View Country Club
• The Mountain View Country Club area is required to maintain a minimum of 50' landscaped
buffer between residential pads and commercial development.
• Mountain View Country Club Neighborhood Commercial components shall not include
self service laundromats, drive through restaurants (i. e., fast food restaurants), convenience
stores, liquor stores(except those operating in conjunction with a grocery or drug store),
arcades, gas and/or fuel stations, sex shops of all kinds.
Mountain View Country Club Specific Plan Amendment 1 2.29
Other commercial site considerations are presented in the landscape guidelines herein and include the
following:
• The placement of structures should consider prevalent environmental conditions — sun,
wind and view.
• Orientation of development edges should maximize view potential and access to parking
areas and improved recreation areas
• Varying building mass conditions on outparcel lots is encouraged to promote variety in the
street scene and maximize the view of drivers at the intersection of Jefferson and avenue 52.
• A combination of side -entering and front -entering buildings and varied driveway locations
are encouraged to breakup repetitive curb cuts and parking isle patterns.
2.30
• The style of windows shall be compatible with the architectural style of the commercial
building theme. The use of many different styles of windows on one building plane shall be
avoided. The size and proportion of panes shall correspond to the overall proportioning of
the elevation.
• Accent windows having different or articulated shapes or with a finer texture (e.g., many
small panes) shall be used as an accent element to create interest on building elevations if
consistent with the Spanish eclectic style.
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Mountain View Country Club Specific Plan Amendment 1
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Entries
The entry of commercial sites shall be articulated as a focal point of the building's front
elevation through the appropriate use of roof elements, columns, porticos, recesses or
projections, windows or other architectural features.
Columns
• Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the commercial building massing.
• Columns maybe used as a freestanding form, or as support for roofs and balconies within the
architectural style of the commercial plan area.
Exterior Stairs
• Exterior stairways shall be simple bold elements which complement the architectural
massing and form of Mountain View Country Club commercial building environment when
appropriate.
Archways
• The use of archways must be compatible with the architectural style of the building, and shall be
designed as a complimentary part ofthe building or adjacent courtyard.
• When used, archways shall define or enframe space, such as entries, porticos, and courtyards.
JMountain View Country Club Specific Plan Amendment 1 2.31
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Building Details
• All mechanical equipment shall be screened from view by walls or fences compatible with
the building architecture, or by plant material adequate in size to provide proper screening.
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• All utility meters are encouraged to be integrated into the commercial building architecture
and screened from view. If freestanding, power anels shall be properly screened.
• The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the commercial neighborhood in which they are located.
• Carports which are integrated into the building design
or community walls are encouraged.
• Accessory structures shall be designed to be
consistent with the architectural style of the adjacent
buildings.
• All flashing, sheet metal, and vents shall be painted
or screened from view in a manner which is
compatible with the commercial building architecture.
Common Space Elements
• All commercial building sites shall have fully enclosed trash enclosures, which are
compatible in material, color and design with the building architecture.
2.32
Support facilities such as leasing offices, mail stations, etc., shall be designed in the same
architectural style, and to the same level of detail and articulation, as the main buildings
they support.
Mountain View Country Club Specific Plan Amendment 1
The Club Facilities
At the center ofMountain View Country Club a clubhouse complex, will function as the social center
and focal point of the community. Club facilities will provide dining, lounge and social activity
facilities and house the club and golf facilities pro shops, locker rooms, lounges and golf cart storage
for the championship golf amenity.
2.8.6 Club Facility Design Criteria
Wall Planes, Windows, and Doors
• The use of windows scaled to the interior space is encouraged. Frames shall be, wherever
possible, painted or appropriately colored to match the club facility or adjacent residential
trim material.
• Architectural detail is encouraged for all windows on front elevations, or any other elevation
which is visible from other private or quasi -public spaces. Trim shall be, wherever possible,
painted to be compatible with the building architecture.
Mountain View Country Club Specific Plan Amendment 1 2.33
2.8.7 Landscape Architectural Guidelines/Standards
Introduction
It is important for each participant in the development ofMountain View Country Club to understand
the overall landscape development concept of the project. Proper selection and use of the plant
materials while emphasizing individual project theme will reinforce overall connection to Mountain
View Country Club of La Quinta which will become know for its use of color and scale in the
landscape.
The selection of plant materials for Mountain View Country Club shall generally reinforce the
overall thematic image of the architecture as well focus on reinforcing the individual architectural
style of each building within the project area when individual variations are created. An emphasis
shall be placed on the use of indigenous, naturalized and drought resistant species of plant materials
in keeping with the City's desire to promote water efficient landscape architecture and in light of our
environmental obligation to conserve.
Major Community Streetscenes
The landscape design associated with the residential project area arrival and street scene is
envisioned as the backbone of visual organization and orderly circulation within the plan area.
Mountain View Country Club Neighborhood Commercial access is envisioned a from this hierarchy
of streets in order to facilitate ease of access to both Mountain view country club homeowners and
offsite users of the commercial center. Streets are envisioned to be flanked by General Plan required
pedestrian circulation links along Jefferson, Avenue 50 and Avenue 52 to promote a recreational an
nonvehicular use.
Sharp contrasts of tree forms and their placement provide land use emphasis and community
identification along the entry spine from Jefferson Street. Strength in design placement of tree forms
is a key ingredient to the landscape architecture ofMountain View Country Club community and will
be used to minimize the scale impact of club facilities to residential buildings. This use of strong
landscape images is exemplified by the signature of the arrival drive landscaping to the club facilities
illustrating the value of creating strong landscape architectural images to reinforce the project entry
experience.
Palm trees may be utilized as a backdrop to the primary entry drive as the arriving guest enters the
project from Jefferson Street. This landscape form is used in areas to emphasize and frame the entry
to residential and recreation facilities. This type of placement of the palms may be utilized in formal
rows or informal groupings at intensive use areas such as plazas, courtyards, recreation features,
vista points and project nodes and may be the cornerstone of detail landscape plans as the Mountain
View Country Club project develops. _J
Because the winter season is of prime concern for the desert resort residents and visitors, evergreen I
trees and shrubs are the primary landscape plant material utilized at points of project emphasis J
throughout Mountain View Country Club community. As such, they may represent foreground
specimen accent trees at circulation nodes and along open space features. J
2.34 Mountain View Country Club Specific Plan Amendment 1 J
Medium sized trees may serve as a deciduous foreground element providing summer shade and
permitting welcome winter sun. These trees may be exhibited in formal or informal arrival courts and
parking structure areas. Additionally, because of the strong visual form of the deciduous trees, they
may be used as street trees, as an informal foreground mountain view country clubs of trees in street
scenes, greenbelts or other open space areas.
Vertical evergreen trees may be used to frame entry and arrival views as well. Their use at the
boundary of common street scenes permit easier transitions to the variety of adjoining land uses.
These evergreen Mountain view country club trees may be used as a transitional element between
streetscenes and adj oining developments as background trees in aneffortto ease the harsh adjacency
of contrasting land uses.
The plant material lists have been selected for their appropriateness to the project theme, climactic
conditions, soil conditions and concern for compliance with the City's water conservation policies
and to facilitate ease of maintenance. A limited selection of materials utilized in simple, significant
composition complementary to adjacent common landscape areas while reinforcing the individual
architectural and site setting is suggested in the plant palette provided herein. Overall plant material
selection for given project areas shall have compatible drought resistant characteristics. Irrigation
programming can then be designed to minimize water application for the entire landscape setting.
Streetscapes
Project street scenes include the combination of landscape and hardscape features visible from
perimeter and/or internal circulation roadways. These features generally include the links to general
plan circulation trails or sidewalks on the perimeter of the west and south sides of the project
property.
Mountain View Country Club Specific Plan Amendment 1 2.35
Project Walls
Mountain View Country Club development projects a subtle sense of security and privacy without
the necessity of a highly visible security guard presence or monumental walls or fence elements. This
is accomplished, in part, by a series of landscaped berms, generous setbacks from the adjacent
primary arterials, and low wall elements at the property boundaries and entry points which reinforce
this element of perceived security. Proj ect Wall standards described and detailed herein are intended
to apply to all situations where such walls are visible from public streets, public use areas, common
areas within the project and other semipublic areas. The use of wall forms described herein are not
mandatory yet are envisioned to provide an opportunity to mitigate noise, visual, and security
concerns and impacts as necessary. Allowable wall heights are delineated for each planning area in
Section 3 - Zoning and Development Regulations within this document.
Several of the variations of wall forms are illustrated herein with other interpretations allowed on a
case by case review of the Community Development Department to determine consistency with the
intent of the project theme and design character of Mountain View Country Club Specific Plan area.
• Fences and walls may be used in conjunction with plant materials and other landscape
techniques to reinforce the character of Mountain View Country Club Specific Plan area.
• Fences and walls are to be used in a consistent manner throughout the community with a
variety of characters for individual site driven situations. The material, style, and height of
walls are envisioned to provide an element of continuity throughout Mountain View Country
Club Specific Plan to ensure visual consistency.
• Asa significant thematic element the details and materials used in walls and fences will be of
a high quality suited to the particular function and purpose.
• Long linear walls maybe staggered horizontally or broken to provide interest and to break or
create sight lines.
• Fences adjacent to open space areas maybe of an open construction to allow continuation of
views or to allow for planted screening to be enjoyed by both sides of the fence.
• Fences are envisioned to be constructed primarily of wood, ornamental metal or masonry or
a combination of these. Where necessary for sound attenuation, masonry walls and berming
may be allowed by the developers of Mountain View Country Club Specific Plan area.
Specific materials and landscape treatments may be reviewed and approved for each affected
area or lot by the developers of Mountain View Country Club Specific Plan area. Such
materials and treatment are envisioned to result in a consistent visual appearance in Mountain
View Country Club Specific Plan.
• Walls or fences are not necessarily required between open spaces and residential sites.
• Living fences are allowed to soften the project appearance.
• Because cluster residential developments are envisioned along streets with higher traffic
volumes, special wall or fence requirements for these developments are envisioned to be
determined as part of the internal design review process.
2.36 Mountain View Country Club Specific Plan Amendment 1 J
Specific Applications
Entries
A hierarchy of entries has been established for the project as described above. Entry signage will
follow this hierarchy. Directional, and amenity or common area facility/identification signs should
be sized to indicate the appropriate scale and importance of each function.
Onsite Directional Signs
A limited number of onsite directional sign monuments shall be provided to assist the arriving guest
or day -user of the site in knowing where he (or she) is. These sign monuments shall be placed in
unobtrusive areas and minimized in number.
Temporary signs
Temporary signs (e.g. future facility, construction signs) will necessarily be constructed to last only
their useful life. They must, nonetheless, be designed and applied to be consistent with the overall
permanent signage program. Their general appearance should be maintained while they are in use,
and they should be removed promptly when they are no longer needed.
Street signs
Street and traffic control signs will be consistent with standards which have been adopted by the City
of La Quinta, however, may take on a design theme consistent with the project identity.
2.8.8 Landscape Elements and Plant Material Palette
The underlying theme of the landscape architecture at Mountain View Country Club promotes a
"feeling of oasis" for the community. The intent ofthe landscape concept is to create a lush character
of visual variety and textural interest consistent with this goal. Use of drought tolerant plant material
is a primary consideration in the development of the plant palette to further aid in the conservation
of water while promoting this theme in the prevailing landscape image.
The existing landscape concept of Mountain View Country Club exhibits a predominance of palm
lined boulevards and mass plantings. The major landscape improvements envisioned by the
landscape guidelines of the original Specific Plan are in place with future landscape improvements
limited to those associated with the construction of individual parcels.
To provide guidance to the builders and designers of future residential projects within Mountain
View Country Club project, a plant material palette is suggested. Species in addition to those listed
are available for consideration and will provide diversity. However, the plant material list provided
is relatively successful in the unique soil and climactic conditions of the Coachella Valley region.
J
Mountain View Country Club Specific Plan Amendment 1 2.37
u
TABLE 6
SUGGESTED PLANT MATERIAL PALETTE
Trees
Acacia craspedocarpa
Acacia penatula
Acacia saligna
Acacia salicins
Acacia smallii
Acacia stenophylla
Acacia Willardiana
Bauhinia sp.
Brachychiton populneus
Calistemon viminalis
Cedrus deodara
Ceratonia siliqua
Cercidium microphyllum
Cercidium floridum
Cercidium praecox
Chamaerops humillus
Chorisia speciosa
Cinnamomum camphora
Citrus sp.
Cupressus glabra
Cupressus sempervirens
Cycas revoluta
Eucalyptus camaldulensis
Eucalyptus microtheca
Eucalyptus spathulata
Fraxinus udeii
Fraxinus velutina
Geij era parviflora
Grevillea robusta
Jacaranda mimosifolia
Juniperus chinensis `Torulosa'
Kitcinus cinkii
Lagerstroemia indica
Lysiloma thomberi
Magnolia grandiflora var.
Olea europea
Parkinsonia aculeata
Phoenix dactilifera
Pinus brutia
Pinus canariensis
Pinus eldarica
Pinus halipensis
Pinus monophylla
Pinus roxburghii
Pithecellobium flexicaule
Pittosporum phillyraeoides
Podocarpus macrophylla
Populus nigra `Italica'
Prosopis chilensis
Prosopis glandulosa var. Glandulosa
Leather Leaf Acacia
Sierra Madre Acacia
Willow Acacia
Weeping Wattle
Sweet Acacia
Shoestring Acacia
Palo Blanco
Orchid Tree
Bottle Tree
Bottle Brush Tree
Deodar Cedar
Carob
Littleleaf Palo Verde
Blue Palo Verde
Sonoran Palo Verde
Mediterranean Fan Palm
Silk Floss Tree
Champhor Tree
Arizona Cypress
Italian Cypress
Sago Palm
Red Gum
Eucalyptus
Swamp Malee
Majestic Beauty Ash
Arizona Ash
Australian Willow
Silk Oak
Jacaranda
Hollywood Juniper
Crape Myrtle
Feather Bush
SouthernMagnolia
Olive
Mexican Palo Verde
Date Palm
Calabrian Pine
Canary Pine
Mondell Pine
Aleppo Pine
Single -leaf Pinon Pine
Chir Pine
Texas Ebony
Willow Pittosporum
Yew Pine
Lombardy Poplar
Mesquite
Texas Honey Mesquite
2.38 Mountain View Country Club Specific Plan Amendment 1
Prunus caroliniana
Carolina Cherry
Quercus ilex
Holly Oak
Quercus suber
Cork Oak
Quercus virginiana
Southern Live Oak
Rhus lancea
African Sumac
Schinus molle
California Pepper Tree
Schinus terebinthifolius
Brazilian Pepper Tree
Syagrus romanzoffianum
Queen Palm
Thevetia Peruviana
Yellow Oleander
Vitex agnus-castus
Chaste Tree
Washingtonia filifera
California Fan Palm
Washingtonia robusta
Mexican Fan Palm
Shrubs
Agapanthus africanus
Lily -of -the -Nile
Asparagus densiflorus
Asparagus
Bougainvillea sp.
La Jolla Bougainvillea
Buxus microphylla japonica
`Green Beauty'
Caesalpinia mexicana
Mexican Bird of Paradise
Carissa grandiflora
Natal Plum
Carissa macrocarpa `Tuttle'
Natal Plum
Cassia artemisioides
Feathery Cassia
Cassia nemophylla
Bushy Senna
Cassia phyllodinea
Desert Cassia
Chrysanthemum frutescens
Marguerite
Cocculus Iaurifolius
Cocculus
Cordia Parvifolia
Anacahuita Mexican Olive
Dalea frutescens 'Sierra Negra'
Black Dalea
Dalea pulchra
Indigo Bush
Dietes vegeta
Fortnight Lily
Dodonea viscosa
Green Hop Bush
Encilia farnosa
Brittle Brush
Euphorbia milli
Crown of Thorns
Euryops virides
Green Euryops
Hesperaloe parviflora
Red Yucca
Ilex vomitoria
Stokes Holly
Juniperus sp. `Prostrata'
Prostrate Juniper
Juniperus sabina `Tameriscifolia'
Tam Juniper
Juniperus var. `Seagreen'
Seagreen Juniper
Justica californica
Chuperosa
Lantana camara
Bush Lantata
Leucophyllum candidum
'Silver Cloud'
Leucophyllum frutescens
Texas Ranger `Green Cloud', `White Cloud'
Leucophyllum laevigatum
Chihuahuan Sage
Leucophyllum lagmaniae `Rio Bravo'
Rio Bravo Sage
Leucophyllum pruinosum `Sierra Bouquet'
Sierra Bouquet Sage
Leucophyllum zygophyllum
Blue Ranger
Ligustrum j aponicum
Wax Leaf Privet
Liriope japonica
Giant Lily Turf
Muhlenbergia dumosa
Giant Mulee
Muhlenbergia rigens
DwarfMulee
Myrtus Communis `compacta'
Compact Myrtle
Nandina domestics
Heavenly Bamboo
Nerium oleander `Petite'
Dwarf Oleander
Ophiopoganjaponicus
Mondo Grass
Pennisetum setaceum
Fountain Grass
Pennisetum setaceum cupreum
Purple Fountain Grass
Mountain View Country Club Specific Plan Amendment 1 2.39
Philodendron selloum
Philodendron
Phormium tenax
New Zealand Flax
Phoenix dactilifera
Date Palm
Photinia frazeri
Fraziers Palm
Pittosporum tobira `Wheeler's Dwarf'
Wheeler's Dwarf (Variegated)
Plumbago scandens
Summer Snow
Pyracantha sp.
Firethorn
Rhaphiolepis indica
India Hawthorne
Rosmarinus officinalis
Rosemary
Rosa sp.
Rose
Ruellia peninsularis
Baja Ruellia
Salvia greggii
Red Salvia
Simmondsia chinensis
Jojoba
Tecoma stans
Yellow Bells
Tecoma stans augustata
Hardy Yellow Trumpet Flower
Tecomaria capensis
Cape Honeysuckle
Thevetia peruviana
Yellow Oleander
Vitex angus-castus
Chaste Tree
Xylosma congestum
Xylosma
Yucca pendula
Pendulous Yucca
Vines
Bignonia violacea
Violet Trumpet vine
Bougainvillea spp. Shrub form
`Barbara Karst'
Bougainvillea spp. ground cover
`Centennial'
Ficus pumila
Creeping Fig
Gelsemium sempervirens
Carolina Jessamine
Lonicera japoinca halliana
Hall's Honeysuckle
Macfadyena unguis-cati
Cat's Claw
Parthenocissus triscuspidata
Boston Ivy
Rosa banksiae
Lady Banks' Rose
Tecomaria capensis
Cape Honeysuckle
Trachelospermum jasminoides
Star Jasmine
Wisteria sinensis
Chinese Wisteria
Ground Cover
Acacia redolens prostrata
Prostrate Acacia
Apten cordifolia
RedApple
Baccharis sarothroides
`Centennial'
Carissa macrocarpa
`Boxwood Beauty'
Flower carpet
Rose Ground Cover
Fragaria chiloensis
Ornamental Strawberry
Gazania spp.
South African Daisy
Hedera spp.
Ivy
Lantana montevidensis
Purple Trailing Lantana
Lippia repens
Lippia
Lonicerajaponica `Halliana'
Hall's Honeysuckle
Oenothera berlandieri
Mexican Evening Primrose
Polygonum capitatum
Pink Clover Blossom
Potentilla verna
Spring Cinquefoil
Rosmarinus o. prostratus
Prostrate Rosemary
Salvia clevelandii
Chaparral Sage
Trachelospermum jasminoides - staked or
Star Jasmine
ground cover
Verbena peruviana
Peruvian Verbena
Verbena tenuisecta
Moss Verbena
2,40 Mountain View Country Club Specific Plan Amendment 1
DesertAccents
Acacia aneura
Acacia smallii
Agave deserti
Agave parryi
Agave vilmoriniana
Ambrosia deltoidia
Aristida purpurea
Atriplex
Baileya multiradiata
Caesalpinia pulcherrima
Cassia nemophila
Cercidium floridium
Cercidium hybrid
Dalea greggii
Dalea spinosa
Dasylirion wheeleri
Encilia farinosa
Ericameria laricifolia
Fouquieria splendens
Hesperaloe parviflora
Justicia californica
Leucophyllum laevigatum
Lantana `Trailing Purple'
Lantana `Gold Mound'
Larrea tridentata
Oenothera berlandieri
Oenothera caespitosa
Olneya testoa
Penstemon parryi
Phormium
Prosopis chilensis
Prosopis glandulosa
Salvia greggii
Tagetes lemmonii
Verbena gooddingii
Yucca elata
Mulga
Sweet Acacia
DesertAgave
Parry's Agave
Octopus Agave
Little Bursage
Purple Three Awn
Saltbush
Desert Marigold
Red bird of Paradise
Green Cassia
Blue Palo Verde
Trailing Indigo Bush
Smoke Tree
Desert Spoon
Brittle Bush
Turpentine Bush
Ocotillo
Red Yucca
Chuparosa
Texas Sage
Lantana
Gold Lantana
Creosote Bush
Mexican Evening Primrose
White Evening Primrose
Olive
Parry's Penstemon
New Zealand Flax
Chilean Mesquite
Honey or Texas Mesquite
Red Sage
Mountain Marigold
Verbena
Soaptree Yucca
Mountain View Country Club Specific Plan Amendment 1 2.41
2.9 Other Project Compliance
Water Conservation Ordinance
The City ofLa Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory requirements
for water conservation compliance. Mountain View Country Club project provides standards equal
to or exceeding the development constraints and requirements of the current ordinance. Preliminary
site design, water feature, and planting planning have indicated that subsequent detailed plans will
stand the test of compliance.
Transportation Demand Management
The City ofLa Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory requirements
for Transportation Demand Management (TDM) compliance. Mountain View Country Club project
incorporates standards equal to or exceeding the requirements of Transportation Demand
Management as set fourth therein.
Mountain View Country Club Project
• Promotes a variety of work schedules and flex time programs for management and
maintenance employees of each site use function.
• Promotes the use of bicycles, golf carts, walking as a means of circulation at Mountain View
Country Club.
2.42 Mountain View Country Club Specific Plan Amendment 1
I
i
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose To provide flexible regulations via the specific plan process thereby allowing the
use of modern land planning and design techniques to create master -planned devel-
opments incorporating coordinated building design, integrated greenbelts, common and
private recreation facilities (such as swimming pools, golf course, etc.), emphasizing a
separation of pedestrian and vehicular tragic, and an overall increase in residential and
recreational amenity.
The regulations presented herein are pursuant to Article 8—Authority and Scope of
Specific Plans of the state Planning and Zoning Law of the Government Code, Section
65000 et seq and are in compliance with the California Environmental Quality Act
(CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code.
The specific plan overlay district allows variations in residential land uses as provided by
Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development
standards and other features must be consistent with the General Plan.
B. Permitted Uses. Mountain View Country Club Specific Plan specifies the permitted uses
within the plan area boundaries defined within Planning Area I through Planning Area V.
Uses are tailored to the individual site location within Mountain View Country Club plan
boundary, the existing topography, and other characteristics, and are consistent with the
General Plan. Any determination on a proposed use, whether listed or unlisted herein, may
be either internally reviewed by the Community Development Director and/or Planning
Manager or referred to the Planning Commission as a non -hearing item if the Community
Development Director and/or Planning Manager determines on a case-by-case basis accord
ing to the standards listed in the zoning ordinance.
C. Zoning Designation. Mountain View Country Club Specific Plan specifies overlay zoning
adopted in conjunction with approval of the Specific Plan document. Upon approval,
Mountain View Country Club Specific Plan is an integral part of the zoning for the property
within the plan boundary and becomes the Official Zoning for the City of La Quinta. Property
zoning shall consist of the base district symbol followed by the specific plan symbol in paren
theses; for example, RL (MVCCSP).
Mountain View Country Club Specific Plan Amendment 1 3.1
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for Planning Area I through
Planning Area V as delineated in the Planning Area Exhibit and are presented in the following
order:
Planning Area I
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area I
Zoning and Development Regulation and Standards
Planning Area H
RESIDENTIAL SPECIFIC PLAN RL (RL) USES AND STANDARDS
Description of Uses in Planning Area II
Zoning and Development Regulation and Standards
Planning Area III
NEIGHBORHOOD COMMERCIAL (NC) USES AND STANDARDS
Description of Uses in Planning Area III
Zoning and Development Regulation and Standards
Planning Area IV
RESIDENTIAL VILLAS (RLV) USES AND STANDARDS
Description of Uses in Planning Area IV
Zoning and Development Regulation and Standards
Planning
Land Use
Area
Designation
GOLF/OPEN SPACE
1`0 II
LOW DENSITY
GAJ
RESIDENTIAL
SRF
COMME.RCTAL:
COMMERCIAL SITE
* : - RESIDENTIAL VILLAS
3.2 Mountain View Country Club Specific Plan Amendment I
3.1.1 Planning Area I
GOLF COURSE / OPEN SPACE (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area I
Within the overall plan boundary, Planning Area I
encompasses development uses and standards for
Mountain View Country Club golf amenities includ-
ing an eighteen hole championship golf course or
courses, practice facilities, and clubhouse amenities.
Planning Area I of the Land Use Plan presently has
within its boundaries one underlying zone, Golf
Course/Open Space (GC).
Golf and Open Space land in Planning Area I is
defined by the golf course amenity and supporting
facilities and adjacent fingers of greenbelt within the
development plan. Development criteria related to
Golf Course/Open Space areas are defined herein.
Golf Course / Open Space (GC) Uses and
Standards
A. Purpose and Intent. To provide for the creation and protection of golf course open space
areas within Mountain View Country Club community.
B. Permdtted Uses. The following uses shall be permitted in the areas designated as Golf Course
Open Space on the Land Use Plan.
1. Open Space and Recreation Uses
Open Space
Clubhouses, spa facilities, and community pools/cabanas
Tennis courts or complexes, public or private
Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart
paths, and restrooms.
Golf courses and country clubs, including clubhouses and other customary accessory uses
such as refreshment cart service on or about the course area.
2 Accessory Uses
Signs, subject to this Specific Plan Document and Chapter 9.160 of the City of La
Quinta Zoning Code
Mountain View Country Club Specific Plan Amendment 1 3.3
3. Temporary Uses & Interim Uses Requiring Temporary or Minor Use Permits
Temporary outdoor event staging and storage of facilities supporting those outdoor
events.
On-site Construction and site guard offices
Relocatable buildings, awnings, and equipment shelters.
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks, fuel tanks, and reservoirs
Public flood control facilities and devices
Well sites
C. Development Standards. The following development standards apply to the construction
of ancillary buildings for golf operations on property designated as Golf Course / Open
Space on the Land Use Plan.
GOLF COURSE/OPEN SPACE BUILDING DEVELOPMENT STANDARDS
Maximum Structure Height 40 ft
Maximum Number of Stories 2
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way loft
interior residential street loft
perimeter residentially zoned property 10 ft
Minimum setback from interior property lines within the same project 0
Maximum Wall Height 6 ft
D. Fencing and Walls. All fencing and walls as defined within this specific plan are allowed
in this zone.
E. Parking Requirement. Per the La Quinta Zoning Ordinance
3.4 Mountain View Country Club Specific Plan Amendment 1
Maintenance Building Uses and Standards
A. Purpose and Intent To provide for the protection and preservation of golf course
facilities and essential to the operations of the golf facilities within The Mountain View
Country Club community.
B. Permitted Uses The following uses shall be permitted in the areas designated as
GC/ Golf Maintenance Facilities on the Land Use Plan.
Golf Maintenance facilities and supporting accessory use on the site.
2. Accessory Uses
Signs, subject to this Specific Plan Document and Chapter 9.160 of the City of La
Quinta Zoning Code Fences and walls, subject to this Specific Plan Document and
Section 9.100.030 of the City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta
Zoning Code
3. Temporary Uses & Interim Uses Requiring Temporary or Minor Use Permits
Temporary outdoor event staging and storage of facilities supporting those
outdoor events.
On-site Construction and site guard offices
Relocatable buildings
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks, fuel tanks, and reservoirs
Public flood control facilities and devices
C. Development Standards. The following development standards apply to the construction
of ancillary buildings for golf operations on property designated as Golf Course / Open
Space on the Land Use Plan.
GOLF COURSE/OPEN SPACE MAINTENANCE BUILDING DEVELOPMENT STANDARDS
QUANTITYITEM
Maximum Structure Height 28 ft
Maximum Number of Stories 1
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 20 ft
interior residential street 10 ft
Minimum setback from interior property lines within the same project 0
Maximum Wall Height 8 ft
D. Parking Requirement. Per the La Quinta Zoning Ordinance.
Mountain View Country Club Specific Plan Amendment 1 3.5
3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN RL-(MVCCSP) USES AND STANDARDS
Description of Uses in Planning Area II
A Residential Specific Plan (MVCCSP) overlay
_
for Planning Area H defines residential land use
II with development regulation and criteria as
presented herein.
—. -
Mountain View Country Club Specific Plan
presents standards and conceptual housing types`
for the development of residential development
"
sites within the plan area. Lot sizes average
f
over 10,000 square feet and accommodate a
- _ 1
range of residential footprints.
3 _,•'
RESIDENTIAL SPECIFIC PLAN
f y
(MVCCSP) Uses and Standards
The following section establishes the permitted
land use and development standards for property designated as Residential Specific Plan (MVCC-
SP) on the Land Use Plan, within Planning Area H.
A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -
four units per acre) with single family detached dwellings on large and medium size lots
with associated open space and golf course orientation.
B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (MVCCSP)
include single family detached dwellings, single family attached dwellings, town homes, con
dominiums, and including residential homeowner supporting maintenance and office uses.
Guest houses and "Granny Units" shall be allowed in both attached and detached residential
tracts. Any determination on an approved use whether listed or unlisted herein may be either
internally reviewed by the Community Development Director or Planning Manager or
referred to the Planning Commission as a non -hearing item if the Community Development
Director or Planning Manager determines on a case-by-case basis Per the La Quinta Zoning
Ordinance.
C. Temporary & Interim Uses Requiring Temporary or Minor Use Permits Temporary out-
door event staging facilities and on-site management, residential and model complexes,
construction office modulars, and site guard offices including relocatable buildings for the
purpose of facilitating construction efforts.
3.6 Mountain View Country Club Specific Plan Amendment 1
A Development Standards. The following development standards apply to property designated
as Residential Specific Plan (MVCCSP) on the Land Use Plan.
Min. Lot Size
Min. Golf Course Lot Frontage
Min, Lot Frontage'
Max. Structure Height* '
Max. No. of Stories
Min. Front Yard Setback (non -garage portions of dwelling)
Min. Garage Setback
Min. Interior/Exterior Side Yard Setbacks**
Min. Rear Yard Setback
Min. Livable Floor Area Excluding Garage
Min. Gulf cart garage setback to front PL
Min. Cul -du -sac lot frontage
7,200 sq/ft
50 ft.
60 ft.
28 ft.
2
20 ft.
15 ft.
0/10 ft.
20 ft.
1,400 sq/ft
15ft.
25ft.
*Not including uninhabitable architectural projections which allow an additional 10% in total
height to structures
**O' side yard allowed on " zero lot line products with a 10' aggregate of both sides.
'not including flag lots, irregular w/ -tic -sacs, and curved sheet fronting lots which may require
less frontage.
'see page 2.9 for limitations to allowable heigh relative to the eastern project boundary.
4 -I
;r4kk�
Mountain view Country Club Specific Plan Amendment 1 3.7
3.1.3 Planning Area III
NEIGHBORHOOD COMNIERCIAL NC- USES AND STANDARDS
Description of Uses In Planning Area III
Within the overall plan boundary adjacent to the intersection of Jefferson Street and Avenue 52,
Planning Area III addresses approximately 14 acres of use related to the neighborhood commercial
element of the plan including office space, allowable parking, and limited supporting uses.
Neighborhood Commercial Uses and Standards
The following section establishes the permitted land uses and development standards for Planning
Area III property designated as Neighborhood Commercial (NC) on the Land Use Plan.
A. Purpose- To provide for uses related to the neighborhood commercial element of the plan
including office space and associated supporting
uses such as parking and delivery / receiving
facilities.
B. Permitted Uses. Permitted uses for lands desig-
nated as neighborhood commercial include all
currently allowable office uses delineated in the
La Quinta Zoning Code for neighborhood corn
mercial use.
• All commercial activity at the Neighborhood
Commercial center shall commence no
earlier than 6 o'clock a.m. and end no later
then midnight Pacific time ..�
Retail Uses
Per allowable use in the current zoning code.
2. General Commercial Uses
Per allowable use in the current zoning code.
3. Oce Uses and Health Services
Per allowable use in the current zoning code.
4. Dining, Drinking, and Entertainment Uses
Per allowable use in the current zoning code.
5. Recreation Uses
Per allowable use in the current zoning code.
6. Public and Semi -Public Uses
Per allowable use in the current zoning code. J
3.8 Mountain View Country Club Specific Plan Amendment 1
7. Accessory Uses
Per allowable use in the current zoning code.
8 Any currently allowable use within the LQ Zoning Ordinance for Neighborhood Commercial.
with the exception of #9 below.
9 Uses not Allowed:
Self service laundrornk, Drive thru restaurant i.e. "fast food" restaurants, convenience
stores, stand alone liquor stores accept those operating in conjunction with a grocery store or
drug store, arcades, gas/fuel station, recycling collection facilities and/or S.O.B.'s.
C. Temporary & Interim Uses. Per allowable use in the current zoning code.
D. Development Standards. The following development standards apply to property within
Planning Area III.
COMMERCIAL BUILDING DEVELOPMENT STANDARDS
,ITEM
OUANTITY
Individual Building footprint
50,000 sf.
Minimum Building Setback to Jefferson Street
30 ft.
Minimum Building Setback to Avenue 52
30 ft.
Maximum Building Height
30 ft. Maximum
Parking Setback to Building
5 ft.
Minimum Interior/Exterior Side Yard Setbacks
5/10 ft.
Maximum Wall Height
8 ft.
Minimum Building Setbacks Adjacent to Perimeter Street
20 ft.
Minimum Parking
1/250GLA
Maximum F.A.R.
0.25
Minimum set back to golf course/residential property line
25ft.
Minimum landscape/golf coarse buffer between residential
pads and commercial site
50ft.
" Maximum footprint may vary 10%
Mountain view Country Club Specific Plan Amendment 1 3.9
3.1.4 Planning Area IV
Residential Villas - RV/LDR - Uses And Standards
Planning Area IV encompasses development uses
and standards for a maximum of 60 Residential
Villas and associated open space and recreational
grounds as well as ancillary supporting recreational
uses to the Residential Villas. These uses include
swimming pool facilities, tennis courts, spas, and
other Residential Villa oriented amenities generally
associated with a residential club environment.
This area is located adjacent to the Golf Club and
practice facilities and is accessed by way of the
Jefferson Street and/or secondary residential streets
within the plan area.
Residential Villas - RV/LDR Uses and Standards
The following sections establish the permitted land uses and development standards for
property designated as Residential Villas RV/LDR within Planning Area IV as depicted on the
Land Use Plan. The Residential Villas overlay addresses all land within Planning Area IV.
A Purpose and Intent. To provide for the development and regulation of a range of specialized
commercial and tourist serving residential uses oriented to tourist and Residential Villa activity,
located in areas designated on the Specific Plan as Residential Villas RV/LDR. Representative
land uses include destination Residential Villa, fractional ownership residential uses subject to the
regulations contained in Section 9.60.320 of the La Quinta Development Code, eating and
drinking establishments, Spa facilities and accessory retail and personal service shops to those
uses, as well as supporting amenities and recreational uses.
B. Permitted Uses. Permitted uses for land designated Residential Villas RV/LDR on the Land
Use Plan and/or Zoning exhibits as either Residential Villas RV/LDR includes all
currently existing uses and allowable uses delineated in the RV/LDR District herein.
C. Temporary & Interim Uses Requiring Temporary or Minor Use Permit Temporary or
recurring outdoor event staging facilities and related uses serving the Residential Villa use
and on-site construction and site guard offices including relocatable buildings.
D. Accessory Uses Golf and Tennis surfaces and uses, and associated maintenance facilities and
sites for those accessory uses. Signs, fences and walls, subject to the design criteria set forth
in this Specific Plan document. Satellite dish and other antennas, subject to this Specific Plan
3.10
Mountain View Country Club Specific Plan Amendment 1
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E. Other Allowable Uses. Communication towers and equipment, subject to this Specific Plan.
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities
and devices
F. Development Standards. The following development standards apply to property planned
for development designated on the Land Use Plan and/or Zoning exhibits as either Residential
Villas RV/LDR and as described within the text of this Specific Plan. Standards are established
for both Residential Villa buildings and supporting uses within Planning Area IV.In the event
that Residential Villas are not developed, low density residential uses shall be allowed with
applicable development standards as defined in Planning area II
G. Allowable Density. The site for the Residential Villas is planned for no more than 60 villas
Residential Villas
The Residential Villa Residential Detached and Attached Development Standards apply to all land
within Planning Area IV as described within the text of this Specific Plan.
RESIDENTIAL VILLAS - RV DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size (not including common area)
Min. Lot Frontage
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Excluding Garage
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Building to Building Setback
Without Partial Attachment (see Note)
With Partial Attachment (see Note)
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
M4x. Parking Required
*Not including chimney projections, bell towers, spires, etc.
* * Not including Carriage Units with parking stalls provided under the unit footprint.
Mountain View Country Club Specific Plan Amendment 1
750 sq/ft.
30 ft.
28*
2
420 sq/ft.
8 ft.**
5 ft.
15 ft. min. from street curb
or pedestrian path/walk if
garage/car port is provided
as individual structure for
specific unit on private or
public street **
6 ft.
4 ft.
3 ft.
6 ft.
1 space per bedroom
3.11
The following uses are permitted in the Residential Villas - RV District of Planning Area IV as
ancillary to the R.V. use.
1. Retail Uses
Uses described as ancillary to the R.V. use shall not exceed 10,000 sq/ft in total aggregate
square footage.
2. Ancillary Commercial Uses
Barber shops, beauty, nail and tanning salons and similar uses
Residential Villa serving uses such as travel services, photo developing, videotape rentals,
shoe repair, appliance repair, and similar uses typically ancillary to Residential Villa uses.
Residential Villa central cleaning facilities.
*Residential Villa maintenance plants and facilities.
Printing, blueprinting, copy services and mobile office uses.
Pet supplies and services.
3. Ancillary Office Uses and Health Services
Residential Villa lease and rental management general offices serving the on-going
functions of the Residential Villa use.
Guest serving medical clinics
Health spas and health clinics.
4. Ancillary Dining, Drinking, and Entertainment Uses
*Pool/spa and Water Amenity uses
Restaurants, other than drive-thru
Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops
Bars, poolside cabana bars, and cocktail lounges
Live entertainment as an accessory use to a club or Residential Villa event.
*Theaters, live or motion picture --indoor or outdoor
S. Recreation Uses
Pool or billiard tables as accessory use
Game machines, as allowed by local and state statute
Golf courses and country clubs
Tennis clubs or complexes
6. Puhlic and Semi -Public Uses
Library and museum uses
Parks, play fields, and open space
Bicycle, equestrian and hiking trails
Swimming pools
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3.12 Mountain View Country Club Specific Plan Amendment 1
7. Residential and Lodging Uses
Townhome, Single-family, and Multi -family residential uses in accordance with the
Specific Plan Residential criteria within this document.
Residential Villa uses in accordance with the Residential Villa RV/LDR
overlay within this document.
8. Accessory Uses
Private and event related parking lots.
*Parking garages as an accessory use to residential and lodging uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes.
Portable outdoor vending uses (such as those supporting club events).
Incidental products or services for employees or businesses, such as child day care,
cafeterias and business support uses.
9. Temporary & Interim Uses
** Interim event parking lots for events anticipated to extend over three or more days of use.
Temporary outdoor event staging facilities.
**Temporary outdoor event staging facilities anticipated to extend over three or more
days of use.
On-site Construction and site guard offices.
Relocatable buildings.
* A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit
from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval of a
Temporary Use Permit from the La Quinta Community Development Director.
3.2 FENCES AND WALLS
A. Definition - For purposes of this Section, "fence" or "wall" means any type of fence, wall,
retaining wall, sound attenuation wall, screen, or windscreen. The terms "fence" and "wall" are
used interchangeably in this Section to mean any or all of the preceding structures.
B. Measurement of Fence Height - Except as otherwise specified in this Section, fence
heights shall be measured from finish grade at the base of the fence to the highest point of
the fence on the interior of exterior side, whichever is higher. In addition, the following
provisions shall apply to the measurement of fence height:
1 Open railings, up to 48 inches high, placed on top of a retaining or other wall and required for
pedestrian safety shall not be included in the height:
Mountain View Country Club Specific Plan Amendment 1 3.13
2. Fences 30 inches or more apart (between adjoining faces) shall be considered separate
structures and their heights shall be measured independently provided the area between the
fences is landscaped and provided with a permanent irrigation system. Fences less than 30
inches apart shall be considered one structure and fence height shall be
measured from the base of the lower fence to the top of the higher fence or wall.
C. Height Standards - The construction and installation of fences and walls shall be in
compliance with the following standards:
1. Within Residential Building Areas. In the developable area of the lot the maximum
freestanding fence or wall height shall be 6 feet.
2 Within Commercial Building Area. In the developable area of the lot the maximum
freestanding fence or wall height shall be 8 feet.
3. Setback Areas Not bordering Streets. The maximum height of walls way be eight feet within
any required front, rear of side setback area not adjoining a street. A "living fence" comprised
of chain link & vine plantings shall be installed along the eastern property boundary where
there is adjacency to the coachella canal.
D. Visibility at Intersections. In regulating fences and other visual obstructions, it is
necessary to preserve motorist sight distances and to maintain visual openness. City of La
Quinta zoning ordinance standards shall prevail.
E. Prohibited Fence Materials. The use of barbed wire, razor wire or similar materials in or on
fences is prohibited in all residential zones. Chain link fencing is allowed in any location if
planted as a "living fence".
3.3 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENT APPROVALS
In accordance with the provisions of Section 65457(a) of the California Government Code, no
environmental impact report or negative declaration need be filed pursuant to Division 13 (com-
mencing with Section 21000) of the California Public Resources Code, for any residential proj-
ect including any subdivision or Planning Area change, which is undertaken pursuant to and in
conformity with Mountain View Country Club Specific Plan.
3.14
Mountain View Country Club Specific Plan Amendment 1
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3.4 SPECIFIC PLAN AMENDMENTS
3.4.1 Specific Plan Amendment Procedures
Minor modifications to the approved Mountain View Country Club Specific Plan are allowed at
the discretion of the Community Development Director or designee. Modifications to the
Specific Plan must be consistent with the purpose and intent of the (then) current approved
Mountain View Country Club Specific Plan.
A. Changes That Do Not Require A Specific Plan Amendment. As development within The
Mountain View Country Club progresses, it may be demonstrated that certain detail changes
are appropriate in refinement of the Specific Plan, therefore it is intended that the Specific
Plan Document provide flexibility with respect to the interpretation of the details of project
development as well as those items discussed in general terms in the Specific Plan. If and
when it is determined that changes or adjustments are necessary or appropriate, these changes
or adjustments shall be made as an administrative procedure approved by the Community
Development Director or designee.
The following changes to the Specific Plan may be made without amending Mountain View Country
Club Specific Plan:
♦ The addition of new information to the Specific Plan maps or text that do not change the
effect of any regulation. The new information may include more detailed, site-specific
information. If this information demonstrates that Planning Area boundaries are
inaccurately designated, based upon the Goals of the Specific Plan, said boundaries may
be adjusted or redesignated to reflect a more accurate depiction of on-site conditions,
without requiring a Specific Plan Amendment. Adjustments to the golf corridors may be
made resulting in a corresponding change to the adjacent development parcel without the
requirement of a specific plan amendment.
♦ Changes to the community infrastructure such as drainage systems, roads, water and
sewer systems, etc., which do not have the effect of increasing or decreasing capacity in
the project area beyond the specified density range nor increase the backbone
infrastructure construction or maintenance costs.
B. Changes That Require A Specific Plan Amendment. If it has been determined that the
proposed change is not in conformance with the intent of the current Specific Plan approval,
the Specific Plan may be amended in accordance with the procedures set forth in Chapter
9.240 of the City of La Quinta Zoning Code.
In any case, no modification shall be allowed to the use restrictions without a specific plan
amendment.
Mountain View Country Club Specific Plan Amendment 1 3.15
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4 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for elements
contained in the local general plan. Specific plans must demonstrate consistency in regulations,
guidelines and programs with the goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open
Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services,
Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a
summary of key issues which direct and guide that element's goals and policies.
The summary of key issues is used in the Specific Plan for Mountain View Country Club as the basis
for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues
are stated below followed by a statement of how Mountain View Country Club's Specific Plan
conforms thereto.
4.1 LAND USE ELEMENT
♦ Maintaining the City's low density residential character with a balance of supporting
commercial and community facilities.
• The Land Use Plan of Mountain View Country Club designates the majority of the site as Low
Density Residential as well as Open Space and Golfuse.
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character
stems from acombination ofits environmental setting nearthe mountains, the "La Quinta" image.
♦ Mountain View Country Club propertyprovides the ideal settingfor championship golffacilities
set within upscale residential neighborhoods capitalizing on, and reinforcing, the City's unique
set ting for premier golf recreation.
♦ As the Residential development continues to build -out, potential incompatibilities between
land uses will need to be addressed. Visual, audible and odoriferous impacts will have to be
addressed through design, buffering, screening and other mitigation techniques.
• Mountain Yew Country Club Specific Plan designates the site as Low Density Residential,
championship Golfamenities, and Commercial uses. Supporting and adjacent development is
planned in a variety of heights and elevations in order to minimize the visual impact while
providing greenbelt screens to negative off -property influences such as traffic noise and
related impacts.
♦ The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design ofthese walls and other elements of the streetscape should
be coordinated to create more of a continuous appearance throughout the entire community.
• The perimeter wall treatment at Mountain View Country Club will establish a consistent theme
via continuous planting and wall treatments as envisioned by the City in this statement.
ul Mountain View Country Club Specific Plan Amendment 1 4.1
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♦ Maintain the City's low density residential character with a balance of supporting commercial
and community facilities.
• The Land Use Plan ofMountain New Country Club Specific Plan designates the majority of the
site as Low Density Residential with a small amount of commercial and office uses.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic
resources of the City.
• Mountain View Country Club development will conform with the City of La Quinta
hillside regulations.
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4.2 Mountain View Country Club Specific Plan Amendment 1
4.2 CIRCULATION ELEMENT
In
♦ Roadway classifications and design standards should be based on current estimates of build
out reflecting approved development projects
♦ Development standards ofperimeter roadways are established in the General Plan Circulation
Element. Existing and proposed roadway improvements in and around the project boundary are
based on current estimates of build out and consistent with the goals and policies established in
the Circulation Element ofthe General Plan.
♦ Alternative circulation system improvements need to be developed to relieve traffic
congestion along primary circulation corridors and streets.
♦ Mountain View Country Club abuts both Jefferson StreetAvenue 50, andAvenue 52 and will take
access from all ofthese vehicular links for access to the property and residential development.
♦ Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process.
♦ Developmentprojects at Mountain New Country Club are subject to this requirement.
♦ Pedestrian and bicycle networks should be developed which link activity centers in order to
facilitate recreational walking and biking and to establish non -automotive transportation as
viable alternative to driving.
♦ Internal bicycle andpedestrian access is incorporated into the Circulation Plan for TheMountain
view country club and accommodated on the existing roadway system.
♦ The circulation system should be designed and maintained to encourage walking, bicycling
and transit utilization as alternatives to automobile travel. Improvements to existing transit
service should be considered, including provision of additional transit stops on major
roadways and covered bus shelters at all existing and future stops.
The development along the perimeter of Mountain New Country Club provides for potential
locations for transit stops and shelters. The internal circulation systems promotes the use ofgolf
carts, pedestrian paths and shuttles as a means ofminimizing vehicular traffic.
Mountain View Country Club Specific Plan Amendment 1 4.3
4.3 OPEN SPACE ELEMENT
♦ Development of golf course areas should be enhanced to accentuate the scenic and
topographical resources of the City.
♦ The Specific Plan designates open space portions ofMountain View Country Club as a valuable
resource to be integrated into the overall masterplan ofdevelopment in either landform mass and
topography or in plant material thematics. The championship golf course planned for
construction on a portion of the topography provides the opportunity for man's interaction with
the open space resource in an environmentally responsible manner.
♦ Open space should be defined to include hillside areas, alluvial fans, water courses, golf
courses, and natural park areas. Natural, improved and unimproved types of open space
should be included within the definition.
• Lakes, and park -like settings are the predominant landscape theme throughout The Mountain
view country club and are integrated into the overall master plan thematics.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm mountain
view country clubs and farming areas should be preserved.
♦ Mountain View Country Club has landscape setbacks where possible. Date Palms are usedas the
primary vertical statement at the entry points to the project as well as within the boulevard
landscape themes.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
♦ Development standards for Mountain View Country Club are delineated in Section 3, Zoning
and Development Regulations, within this document, for development in open space and
watercourse areas and are integrated into visual elements of the golf and open space areas
ofthe plan.
4.4 Mountain View Country Club Specific Plan Amendment 1
4.4 PARKAND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
♦ The master plan for development within Mountain View Country Club has, as a primary focus,
recreation amenities for golf, walking, casual pedestrian ambling, etc. as well as provides for
several open space common area lots within the residential component of the plan.
♦ An integrated bicycle network and well functioning pedestrian path system should
be provided
♦ Bike paths area passive use of the private roadway system within Mountain View Country Club
with connections to the existing established network ofbike paths on adjacent circulation links.
Mountain View Country Club Specific Plan Amendment 1 4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as well
as views toward the San Gorgonio Pass, should be preserved and enhanced.
♦ The location of Mountain View Country Club land within the flat lands of the Coachella Valley
provides the opportunityfor distant mountain vistas from developmentparcels within the plan area.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
♦ The golf course is designed with basins within the corridors to provide storm water retention
duringflooding.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
♦ Golf course use features the integration of watershed zones with open space and are designed
within the corridors to provide storm water retention duringflooding.
♦ The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
♦ Lakes within the golf course boundary provide for storage of runoff.
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4.6 Mountain View Country Club Specific Plan Amendment 1
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
♦ Structures will be built to City Zoning and Development Code and the Uniform Building Code
standards which implement a strategy ofconservation of energy and resources.
♦ The undergrounding of utilities within roadway rights-of-way or existing easements should
be required for new development.
Utilities forMountain View Country Club will be underground
♦ Adequate levels of law enforcement, fire protection, healthcare services and facilities should
be provided in reasonable proximity to City residents.
• Mountain View Country Club project contributes to infrastructure fees to mitigate any
perceived impact.
♦ The recycling, reduction and reuse of waste generated in the City should be supported by
the City.
♦ Structures will be built to City Zoning and Development Code and the Uniform Building Code
standards which implement a strategy ofconservation ofenergy and resources.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep the
City clean and disease-free.
♦ Mountain View Country Club project contributes to infrastructure fees to mitigate any
perceived impact.
Mountain view Country Club Specific Plan Amendment 1 4.7
4.7 ENVIRONMENTAL HAZARDS ELEMENT
♦ The standards for development should be carefully regulated to minimize structural damage
and loss of life (from earthquakes), even though the City is located in a low intensity ground -
shaking zone.
• All structures are built to the Uniform Building Code standards which implement a strategy of
conservation ofenergy and resources.
♦ The development of areas located within 100 -year floodplain boundaries and not protected
by existing storm water facilities should be addressed.
• No plan areas slated for construction of habitable structures fall within the 100 year floodplain
and structures are built to the Uniform Building Code standards which implement a strategy of
preserving life.
♦ Noise mitigation should be considered with all development near arterial streets.
• Setbacks from adjacent arterials are required by City development regulation.
• A noise study shall be prepared for development adjacent to arterials and other development as
required by the City ofLa Quinta Community Development Department.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
♦ All structures are built to City Zoning and Development Code and the Uniform Building Code
standards which implement a strategy ofconservation ofenergy and resources.
♦ The effects of light pollution should be minimized within the City.
♦ All structures are built to City Zoning and Development Code and the Uniform Building Code
standards which implement a strategy ofconservation ofenergy and resources.
4.8 Mountain View Country Club Specific Plan Amendment 1
4.8 AIR QUALITY ELEMENT
♦ The stationary and mobile source of air quality impacts associated with new development
should be addressed.
♦ Developers/builders shall utilize blowsand and dust control measures in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer.
Particular care shall be exercised duringperiods ofextreme wind activity.
♦ At the time ofsubmittal oftentative tract maps orplans for any zoningapproval theApplicant shall
demonstrate that adequate provision has been made for non -automotive means oftransportation
within the project site as a means of reducing dependence on private automobiles. This may
include golf cart path systems, bicycle and pedestrian systems, and other similar systems
consistent with the spect flc plan.
♦ Specific project designs shall encourage the use ofpublic transit by providing for bus shelters as
required by the Community Development Director and consistent with the requirements of local
transit districts and the specific plan.
♦ The Applicant shall encourage and support the use ofSunline van/bus service and Dial -A -Ride
between the project site, local airports (e. g., Palm Springs, Thermal) and other regional landuses.
(Jitneys, though not required, are encouraged
Mountain View Country Club Specific Plan Amendment 1 4.9
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ENVIRONMENTAL ASSESSMENT
2001-437
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Environmental Checklist Form
Environmental Assessment 2001-437
71 Planning Commission Resolution 2002-007
City Council Resolution 2002-
1 . Project Title: General Plan Amendment 2001-081, Zone Change 2001-
104, Specific Plan 1990-016, Amendment #1, and
Tentative Tract Map 30357
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Christine di lorio, 760-777-7125
4. Project Location: East side of Jefferson Street, between Avenue 50 and
Avenue 52
5. Project Sponsor's Name and Address: Toll Brothers, Inc.
8901 E. Mountain View Road
Scottsdale, AZ 85258
6, General Plan Designation: Current: Low Density Residential
Proposed: Low Density Residential, Neighborhood Commercial
7. Zoning: Current: Low Density Residential
Proposed: Low Density Residential, Neighborhood Commercial
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
General Plan Amendment and Zone Change to change 14 acres from Low Density
Residential to Neighborhood Commercial. Specific Plan to amend development
standards for the construction of low density residential units, casitas, golf course
and a neighborhood shopping center. Tentative Tract Map to create residential and
golf course lots, as well as a number of lettered lots.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: Golf course, low density residential
South: Vacant desert lands, low density residential
West: Jefferson Street, PGA West
East: La Quinta Polo Estates, Coachella Canal
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Not applicable 009
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages.
Aesthetics
Agriculture Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous
Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation/Traffic
Utilities and Service Systems
Mandatory Findings
Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared
11
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will
be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
Signature
Christine di Iorio
Printed Name
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 7
Date
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Ci of La uinta
For 010
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Evaluation of Environmental Impacts:
A brief explanation is required for all answers except "No Impact" answers that are
1 adequately supported by the information sources a lead agency cites in the parentheses following
each question. A "No Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is based on
project -specific factors as well as general standards (e.g. the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
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2. All answers must take account of the whole action involved, including off-site as well
as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well
as operational impacts.
3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect is significant. If there are one or more "Potentially Significant Impact" entries when the
4 determination is made, an EIR is required.
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4. "Nesative Declaration: Potentially Significant Unless Mitigation Incorporated"
applies where the incorporation of mitigation measures has reduced an effect from "Potentially
Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section XVIII, "Earlier Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(1)). Earlier analysis are discussed in Section XVIII at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to the page
or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8. The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than
significance
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 3 011.
I.
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista? (General Plan
Exhibit CIR-5)
b) Damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
(General Plan EIR, page 5-12 ff.)
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? (Application
materials)
II. AGRICULTURAL RESOURCES:. In determining whether impacts
to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and
Site Assessment Model prepared by the California -Dept. Of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide importance (Farmland) to non-agricultural use? (Master
Environmental Assessment 5-29, 5-32)
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract? (Zoning Map)
c) Involve other changes in the existing environment which, due to their
location or nature, could individually or cumulatively result in
loss of Farmland, to non-agricultural use? (Aerial photographs)
III. AIR QUALITY: Where available, the significance criteria established
by the applicable air quality management or air pollution control district
may be relied upon to make the following determinations. Would the
project:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan? (SCAQMD
CEQA Handbook)
b) Violate any stationary source air quality standard or contribute to an
existing or projected air quality violation? (SCAQMD CEQA
Handbook)
c) Result in a net increase of any criteria pollutant for which the project
region is non -attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)? (SCAQMD CEQA
Handbook)
No
Impact
X
X
X
X
X
X
X
Potentially
Potentiall
Significant Less Than
y
Unless Significant
Significan
Mitigated Impact
t
X
Impact
No
Impact
X
X
X
X
X
X
X
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 4 1 J
X
X
X
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 4 1 J
d) Expose sensitive receptors to substantial pollutant concentrations? X
(Project Description)
e) Create objectionable odors affecting a substantial number of people?
(Project Description) X
IV. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or regulations,
or by the California Department of Fish and Game or U.S. Fish and
Wildlife Service? (Master Environmental Assessment, Exhibit 5-1)
b) Have a substantial adverse impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations or by the California Department of Fish and Game
or US Fish and Wiidlife Service? (Master Environmental Assessment,
p. 5-2 ff., biological resource letter, LSA Associates, August 2001)
c) Adversely impact federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) Either individually or in
combination with the known or probable impacts of other activities
through direct removal, filling, hydrological interruption, or other
means? (Master Environmental Assessment, p. 5-2 ff.)
d) Interfere substantially with the movement of any resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery sites?
(Master Environmental Assessment, p. 5-2 ff.)
e) Conflict with any local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance? (La Quinta
Municipal Code; General Plan)
f) Conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Conservation Community Plan, or other approved local,
regional, or state habitat conservation plan? (Master Environmental
Assessment 5-5)
V. CULTURAL RESOURCES: Would the project:
a) Cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National
Register of Historic Places, the California Register of Historic
Resources, or a local register of historic resources? (Letter dated August
22, 2001, LSA Associates)
b) Cause a substantial adverse change in the significance of a unique
archaeological resources (i.e., an artifact, object, or site about which it
can be clearly demonstrated that, without merely adding to the current
body of knowledge, there is a high probability that it contains
information needed to answer important scientific research questions,
has a special and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event or
person)? (Letter dated August 22, 2001, LSA Associates)
c) Disturb or destroy a unique paleontological resource or site?
(Lakebed Delineation Map)
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 5
X
X
X
U1�
X
X
X
X
X
X
X
X
X
U1�
VI.
of
formal
Disturba cemeterilesr? (Letteran ains, including dated August 22, 20se 01, Assocrred iates)
form
GEOLOGY AND SOILS: Would the project:
a) Expose people or structures to potential
death involving: adverse effects,
including the risk of loss, injury, o
i) Rupture of a known earthquake fault, as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other substantial
4 35) evidence of a known
fault? (General Plan EIR, Exhibit 4.2-3, p
ii) Strong seismic ground shaking? (General Plan MEA, Exhibit 6-2,
page 6-7)
iii) Seismic -related ground failure, including liquefaction? (General
Plan MEA, Exhibit 6-2, page 6-7)
iv) Landslides? (General Plan MEA, Exhibit 6-2, page 6-7)
b) Result in substantial soierosion or the loss of topsoil? (General Plan
MEA, Exhibit 6-2, page
6
c) Be located on a geological unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on -
or off-site
ff silandslides, lateral
spreading, subsidence, liquefaction or
collapse .7 GrerlPlan MlApage 2 f)
d) Be located on expansive soil, as defined in Table l S- I -B of the
Uniform Building Code (1994), creating substantial risks to life or
property? (General Plan EIR, page 4-30 fl:)
e) Have soils incapable of adequately supporting the use of septic tanks
or alternative waste water disposal system where sewers are not
available for the disposal of waste water? (Master Environmental
Assessment 5-32)
X Iq
VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials?
(Application Materials)
b) Create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the
iation
likely release of hazardous materials into the environment. (App
Materials)
c) Reasonably be anticipated to emit hazardous materials, substances, or
waste within one-quarter mile of an existing or proposed school?
(Application Materials)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? (Riverside County Hazardous Materials
Listing)
r,:\WPDOCS\Env Asses\To11BrosCk1st.WPD
[.
I
a
e) For a project located within an airport land use plan or, where such a
plan has not been adopted, within two miles of a public airport or public
use airport, would the project result in a safety hazard for people
residing or working in the project area? (General Plan land use map)
f) For a project within the vicinity of a private airstrip; would the project
result in a safety hazard for people residing or working in the project
area? (General Plan land use map)
g) impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? (Master
Environmental Assessment p. 6-11)
h) Expose people or structures to the risk of loss, injury or death
involving wildlands fires, including where wildlands are adjacent to
urbanized areas or where residences are intermixed with wildlands?
(General Plan land use map)
VIII. HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? (Master Environmental
Assessment 6-26, 6-27)
b) Substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in
aquifer volume or a lowering of the local groundwater table level (i.e.,
the production rate of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned uses for which
permits have been granted? (General Plan EIR, page 4-57 ff.)
c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of stream or river, in a
manner which would result in substantial erosion or siltation on- or off-
site? (General Plan EIR, page 4-30 ff., and "Hydrology Specific Plan
90-016 Tentative Tract 30357," prepared by MDS Consulting, October
2001)
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, or
substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on- or off-site? (General Plan EIR, page
4-30 ff., and "Hydrology Specific Plan 90-016 Tentative Tract 30357,"
prepared by MDS Consulting, October 2001)
e) Create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems to control? (General
Plan EIR, page 4-30 ff., and "Hydrology Specific Plan 90-016 Tentative
Tract 30357," prepared by MDS Consulting, October 2001)
f) Place housing within a 100 -year floodplain, as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood
hazard delineation map? (Master Environmental Assessment 6-13)
g) Place within a 100 -year floodplain structures which would impede or
redirect flood flows? (Master Environmental Assessment 6-13)
0
1:1
X
1X. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Specific Plan Project
Description) X
ul�
G:\WPDOCS\Env Asses\To11BrosCk1s1.WPD 7
X
X
X
X
X
X
X
1X. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Specific Plan Project
Description) X
ul�
G:\WPDOCS\Env Asses\To11BrosCk1s1.WPD 7
b) Conflict with any applicable land use plan, policy, or regulation of an
agency with jurisdiction over the project (including, but not limited to
the genera! pian, specific plan, local coastal program, or zoning
ordinance) adopted for the purposes of avoiding or mitigating an
environmental effect? (Master Environmental Assessment 2-11)
c) Conflict with any applicable habitat conservation plan or natural
communities conservation plan? (Master Environmental Assessment 5-
5)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of aknoa mineraluld be a ource to the
classified MRZ-2 by the State Geologist
region and the residents of the state? (Master Environmental
Assessment 5-29)
b) Result in the loss of availability of alocally-important mineral
ec specific Ian
resource recovery site delineated on a local general plan, sp P
or other land use plan? (Master Environmental Assessment 5-29)
XI.
NOISE: Would the project result in:
a) Exposure of persons to, or generation of, noise levels in excess of
standards established in the local general plan or noise ordinance, or
applicable standards of other agencies? (General la by LSA Exhibit 6-
4, page 6-17, and "Noise Impact Analysis, p Pa
Associates, October 2041)
b) Exposure of persons to or generation of excessive ground orne
Exhibit 6-4,
vibration or groundbortie noise levels') (General
Gerl by LSA Associates,
page 6-17, and "Noise impact Analysis," prepared
October 2001)
c) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity above levels existing without the project?
(General Plan MEA, Exhibit 6-4, page 6-17, and "Noise Impact
Analysis," prepared by LSA Associates, October 200 1)
d) For a project located within an airport land use plan or, where such a
plan has not been adopted, within two miles of a public airport or public
use airport, would the project expose peop ter le idingo r working
in the
project area to excessive noise
ental
Assessment)
e) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive levels? (General Plan map)
XII. POPULATION AND HOUSING: Would the project:
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure)? (General
Plan, page 2-14)
b) Displace substantial numbers of existing housing,
necessitating
onMaterials)
construction of replacement housing elsewhereere. (A
c.,Xniannr 1;\Env Asses\TOIIBrosCk1s1.WPD 8
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application Materials) X
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered governmental
facilities,'need for new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? (General Plan MEA, page 4-3 ff. )
Police protection? (General Plan MEA, page 4-3 ff. )
Schools? (General Plan MEA, page 4-9 ff. )
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, page 4-14 ff. )
XIV. RECREATION:
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
(Application Materials)
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might have an
adverse physical effect on the environment? (Application Materials)
XV. TRANSPORTATION/TRAFFIC: Would the project:
a) Cause an increase in traffic which is substantial in relation to the
existing traffic load and capacity of the street system (i.e., result in a
substantial increase in either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at intersections)? (General Plan
EIR, page 4-126 ff., and "Draft Traffic Study," prepared by LSA
Associates, October 200 1)
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management agency for
designated roads or highways? (General Plan EIR, page 4-126 ff., and
"Draft Traffic Study," prepared by LSA Associates, October 2001)
c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety
risks? (General Plan EIR, page 4-126 ff., and "Draft Traffic Study,"
prepared by LSA Associates, October 200 1)
d) Substantially increase hazards to a design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses (e.g., farm equipment)?
(General Plan EIR, page 4-126 ff., and "Draft Traffic Study," prepared
by LSA Associates, October 200 1)
e) Result in inadequate emergency access? (Application Materials)
f) Result in inadequate parking capacity? (Application Materials)
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD
X
X
X
X
X
X
X
X
X
X
X
X
X
01�
g) Conflict with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? (Application Materials)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional
Water Quality Control Board? (General Plan MEA, page 4-24 )
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects? (General Plan
MEA, page 4-24 )
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects? (General Plan MEA,
page 4-27)
d) Are sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded entitlements
needed? (General Plan MEA, page 4-20)
e) Has the wastewater treatment provider which serves or may serve the
project determined that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
(General Plan MEA, page 4-20)
f) Is the project served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs? (General Plan
MEA, page 4-28)
XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California history
or prehistory?
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other current
project, and the effects of probable future projects)?
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
G:\WPDOCS\Env Asses\To11BrosCk1s1.WPD 10
91
/1
X
X
X
91
1�
1.,
XVIII. EARLIER ANALYSIS.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects
have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a
discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
No earlier analysis were used in this review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the
mitigation measures which were incorporated or refined from the earlier document and the extent to which they address
site-specific conditions for the project.
See attached Addendum.
SOURCES:
Master Environmental Assessment, City of La Quinta General Plan 1992.
SCAQMD CEQA Handbook.
General Plan, City of La Quinta, 1992.
City of La Quinta Municipal Code
"Draft Traffic Study," prepared by LSA Associates, October 2001
"Noise Impact Analysis," prepared by LSA Associates, October 2001
Cultural Resources letter dated August 22, 2001, LSA Associates
Biological Resources letter dated August 22, 2001, LSA Associates
Results of Phase II Testing of Two Prehistoric Sites within the Grove/Mountain View Country Club Project, LSA
Associates, January 21, 2002
Paleontological Resource Assessment, LSA Associates, December 4, 2001
1 "Hydrology Specific Plan 90-016 Tentative Tract 30357," prepared by MDS Consulting, October 15, 2001
G:\WPDOCS\Env Asses\To11BrosCk1st.WPD 11
Addendum for Environmental Assessment 2001-437
Planning Commission Resolution 2002-007
III. a) The proposed project will generate air pollution primarily from the operation
of motor vehicles. The traffic study estimates that a total of 12,941 new
trips will be generated by the proposed project'. Based on this trip
generation, the project at buildout will generate the following pollutants.
Running Exhaust Emissions
(pounds/day)
PM10 PM10 PM10
CO ROC NOx Exhaust Brakes Tires
50 mph 334.2 12.96 68.5 -- 1.43 1.43
4 6
Daily
Threshold 550 75 100 150
Based on 12,941 trips/day and average trip length of 5 miles, using
EMFAC7G Model provided by California Air Resources Board. Assumes
catalytic light autos at 75°F. * Operational thresholds provided by SCAQMD
for assistance in determining the significance of a project and the need for an
EIR.
As demonstrated in the Table above, the proposed project will not exceed any
threshold for the generation of moving emissions, as established by the South
Coast Air Quality Management District in determining the need for an EIR. The
impacts to air quality relating to chemical pollution are not expected to be
significant.
III. c) The Coachella Valley is a non -attainment area for PM 10 (particulate matter of
10 microns or smaller). The construction of the proposed project has the
potential to generate dust, which could contribute to the PM 10 problem in the
area. In order to control PM10, the City has imposed standards and
requirements on development to control dust. The applicant will be required to
submit a dust management plan prior to initiation of any earth moving activity
at the site. In addition, the potential impacts associated with PM10 can be
mitigated by the mitigation measures below.
1. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
"Draft Traffic Study," prepared by LSA Associates, October 18, 2001.
G:\WPDOCS\Env Asses\To11BrosAddend.WPD
11
o;oJ
2. Existing power sources should be utilized where feasible via temporary
power poles to avoid on-site power generation.
3. Construction personnel shall be informed of ride sharing and transit
opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed
on an on-going basis after the initiation of any grading activity on the
site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
7. All disturbed areas shall be treated to prevent erosion until the site is
constructed upon. Pad sites which are to remain undeveloped shall be
seeded with either a desert wildflower mix or grass seed, or chemical
stabilizer.
8. Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion. Perimeter landscaping on Avenues 50 and 52
and Jefferson Street shall be completed with the first phase of
development.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour.
With the implementation of these mitigation measures, the impacts to air quality
from buildout will not be significant.
IV. b) A biological resource site survey was conducted for the proposed project site 2.
A mesquite hummock is located on the subject property. This feature has been
identified by the Department of Fish & Game as an important community in the
Coachella Valley. In order to mitigate the potential impacts to this natural
community, the following mitigation measure shall be implemented.
2 Biological Resources letter dated August 13, 2001, LSA Associates.
G:\WPDOCS\Env Asses\To11BrosAddend.WPD 2
1. Prior to construction or site preparation activities, the project developer
shall enter into a Memorandum of Understanding (MOU) with CDFG and
an appropriate non-profit organization whose purpose is to acquire and
manage land for the purpose of protecting special status plants and
wildlife. This MOU shall provide the organization chosen the financial
resources necessary to purchase and manage 1 acre of mesquite
hummock habitat in the Willow Hole area.
V. b) A Phase I Cultural Resource Survey and Phase II testing were conducted for the
subject property3. The site survey included identification of previously recorded
sites, and additional finds. The Phase I recommended testing. The testing did
not indicate that additional significant resources were present on the parcel and
no further test excavation is warranted. Therefore, the mitigation measure as
recommended by the professional archaeologist is that the portion of the parcel
that contained the cultural resources be monitored during any grading activities.
V. c) A Paleontological Resource Assessment was conducted for the subject
property.' The record search did not identify any previous surveys for the
project area, but did recognize the high potential for impacts to nonrenewable
paleontological resources and recommended, prior to issuance of a grading
permit impact mitigation program as follows:
1. Excavation for the proposed project has potential to impact significant
nonrenewable paleontological resources. The project proponent must
retain a qualified vertebrate paleontologist to carry out a PRIMP. This
program must conform to the guidelines of the City of La Quinta and The
County of Riverside and to recommendations of the Society of Vertebrate
Paleontology. The PRIMP must include project -specific measures to
reduce impacts to the fossils to a level less than significant. The
program must include, but not be limited to:
a. Monitoring of excavation by a qualified vertebrate paleontologic
monitor to recover paleontological resources. Project specifics
that will be incorporated into the PRIMP should include excavation
monitoring that starts on a half-time basis, and continues until
vertebrate fossils (fish, reptile, bird or mammal remains) are
encountered by the monitor. When vertebrate remains are
recognized, the monitoring will increase to a full-time basis. The
monitor shall be empowered to temporarily halt or redirect
Cultural Resources Letter dated August 22, 2001, LSA Associates.
Results of Phase II Testing of Two Prehistoric Sites Within the Grove/Mt. View Country Club Project.
4 Paleontological Resource Assessment, LSA Associates, December 4, 2001 11
- �)
G:\WPDOCS\Env Asses\To11BrosAddend.WPD 3
construction activities to ensure avoidance of adverse impacts to
paleontological resources. The monitor shall be equipped to
rapidly remove any fossil specimens encountered during
excavation.
b. Preparation of recovered specimens to a point of identification,
including washing of sediments to recover small fossil vertebrates.
If small fossils are encountered, a standard 6,000 pound bulk
matrix sample will be collected from each locality. Removal of
surplus sediment from around the specimens reduces the volume
of storage for the repository and the storage cost for the
developer.
C. Prior to issuance of the first building permit, itemized catalogs of
al material collected and identified will be provided to the City of
La Quinta with the specimens. A report documenting the results
of the monitoring and salvage activities, and analyzing the
significance of the fossils will be prepared.
d. Prior to issuance of the first building permit, preparation of a report
with an appended, itemized inventory of specimens. The fossils
from the project shall be given to the City of La Quinta for
permanent curation and storage. The report and inventory, when
submitted to the City, signifies the completion of the program to
mitigate impacts to paleontological resources.
Compliance with these recommendations will ensure that the impacts to the
paleontological resources are below a threshold of significance as required in
CEQA.
VI. a) i) & ii)
The proposed project lies in a Zone III groundshaking zone. The property, as
with the rest of the City, will be subject to significant ground movement in the
event of a major earthquake. Structures on the site will be required to meet the
City's standards for construction, which include Uniform Building Code
requirements for seismic zones. The City Engineer will require the preparation
of site-specific geotechnical analysis in conjunction with the submittal of
grading plans (please see below). This requirement will ensure that impacts from
ground shaking are reduced to a less than significant level.
VI. b)
Portions of the subject property are subject to soil erosion due to wind. The City
will implement requirements for a PM 10 management plan, and additional
mitigation measures have been included in the Air Quality discussion above.
These mitigation measures will reduce potential impacts to a less than
significant level.
- 023
G:\WPDOCS\Env Asses\To11BrosAddend.WPD 4
Vill. blthe Coachella Valley Water district, which
Domestic water is Provided by
groundwater from a number of wells in the !-ow�r�ater�andubaba�l a
extracts gr project site will require dourest
The development of the proj canal water, since the All American
irrigate the proposed golf course utilizing
Canal Is located adjacent to the project site. This usage will reduce
roponenpto'�'illtbe
impacts to water resources on the
standards far Theproject site. project
conserving plumbing
required to implement the City the potential impacts
The proposed project will also meet the
fixtures and on-site retention, which both aid in reducing
associated with groundwater. ordinance. These
requirements of the City's water -conserving landscaping
standards will reduce potential impacts to a less than significant level.
VIII. c) -dl projects retain the 100 year 24 hour
The City requires that all construction has been Jprepared for the project site which
storm on-site. A hydrology study l
analysis several drainage areas, and assigns retention eventnof a storm. study
I
identifies the measures necessary to control water Int a the City Engineer prior
Ian will be reviewed and approved by lens will
project's drainageP ermits. The preparation of final grading p
to the issuance of grading p
be reviewed by the City Engineer to ensure conformance with the drainage re that the
studyand City standards. These requirements
lllesssthan s gn f cant level.
l
associated with drainage at the site are reduce
proposed projects. The study found that the
XI. a) A noise study was prepared for the prop acted by l
project's sensitive receptors (the residential) dwelling
fomithe comm' -cal site. In
P 1
traffic noise, noise from the sthe following mitigation measures shall be
order to mitigate these impacts,
implemented:
six foot high perimeter for residential properties,
wall shall be installed
1. A J
at a minimum:
a.
Within 238 feet of the centerline of Jefferson Street south of
Avenue 50.
b. Within 152 feet of the centerline of Avenue 50 between Jefferso
and Madison Streets.
2. A six foot high wall shall be constructed around both well sites at tthe _ 1
J
project.
solo Specific Plan 90-016 Tentative Tract 30357," prepared by MDS Consulting, October 15, 2001.
"Hydrology
6 "Noise Impact Analysis," prepared by LSA Associates, October 19, 2001.
G:\WPDOCS\Env Asses\To11BrosAddend.WPD
5
I-
3. A six foot high wall shall be constructed on the northwest corner of the
project site adjacent to the commercial lands at Jefferson and Avenue
50.
4. A six foot high wall shall be constructed on the southwest corner of the
project site adjacent to the commercial lands at Jefferson Street and
Avenue 52.
XI. c) The noise study also found that noise levels will be affected by construction
activities on the site. In order to mitigate these impacts, the following mitigation
measures shall be implemented:
1. All construction equipment shall be fitted with properly operating
mufflers and air intake silencers.
2. All stationary construction equipment shall be placed in such a manner
as to emit noise away from sensitive receptors.
3. Equipment staging areas shall be located as far away from sensitive
receptors as possible.
4. Construction activities shall be limited to the hours prescribed in the La
Quinta Municipal Code.
These mitigation measures will reduce the potential impacts associated with
noise at the subject property to a less than significant level.
XIII. a)
The proposed development will have a direct impact on public services and will
be served by the County Sheriff and Fire Department, acting under City
contract. Site development will generate property tax and sales taxes which will
offset the costs of added police and fire services.
The project area will be required to pay the mandated school fees as
development occurs. These fees mitigate the students generated, and offset the
impacts to schools.
The collection of property tax, and the generation of sales tax will generate
revenues to the City to offset the added costs associated with the provision of
municipal services. The project will be required to participate in the City's
Impact Fee Program, which helps to offset roadway improvement costs. Site
development is not expected to have a significant impact on municipal services
_I or facilities.
XV. a) ..
- 025
I G:\WPDOCS\Env Asses\To11BrosAddend.WPD 6
� the study found that
re ared for the proposed Project will
A traffic study wasp p both resident and commercial,
generated from the project site, acceptable level,
the traffic 9 a fess than ation measures
not reduce levels of Service to standards. No mitig generation
roadways are improVed to City
surrounding acts associated with traffic
are therefore needed tthanensure
significant level.
are reduced to a less
7 "Draft Traffic Analysis," prepared by LSA Associates, October 18, 2001.
7
G:\WPDOCS\Env Asses\ToIIBrosAddend.WPD
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RESOLUTION 2002-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A CHANGE FROM
LOW DENSITY. RESIDENTIAL TO NEIGHBORHOOD
COMMERCIAL FOR 14 ACRES OF LAND LOCATED AT THE
NORTHEAST CORNER OF JEFFERSON STREET AND
AVENUE 52
CASE NO.: GENERAL PLAN AMENDMENT 2001-081
APPLICANT: TOLL BROTHERS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February 2002, hold a duly noticed Public Hearing to review a General
Plan Amendment to change 14 acres of land designated Low Density Residential to
Neighborhood Commercial at the northeast corner of Jefferson Street and Avenue 52;
and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of January 2002, hold a duly noticed Public Hearing to review a
General Plan Amendment to change 14 acres of land designated Low Density
Residential to Neighborhood Commercial at the northeast corner of Jefferson Street
and Avenue 52; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings approving said General Plan
Amendment:
1 . Internal General Plan Consistency. The proposed amendment to the Land Use
Map would change 14 acres of land designated Low Density Residential to
Neighborhood Commercial. This represents a logical extension of the land use
pattern in the City, and is supported by General Plan goals and policies
regarding providing a full range of services and opportunities for City residents.
2. Public Welfare. The proposed amendment will not negatively impact public
safety, insofar as the land use change is a logical extension of the land use
pattern in the City.
3. General Plan Compatibility. The proposed General Plan amendment will be
compatible with the General Plan, insofar as Neighborhood Commercial is an
existing designation in the City and this change represents a furtherance of
General Plan goals.
G:\WPDOCS\CCReso-COA\To11BrosGPA.wpd
j - 031
City Council Resolution 2002 -
General Plan Amendment 2001-081 - Toll Brothers, Inc.
Adopted: February 5, 2002
4. Property Suitability. The property is generally flat, located at the corner of two
major roadways, and suitable for commercial development.
5. Change in Circumstances. The continued development of the City requires the
continued modification of the Land Use Map, and this amendment continues to
support that development.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby confirm the conclusion that the Environmental Assessment
(EA 2001-437) assessed the environmental concerns of the General Plan
Amendment; and,
3. That it does approve General Plan Amendment 2001-081 for the reasons set
forth in this Resolution and as contained in Exhibit "A" attached hereto and
made a part of.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 5th day of February 2002, by the following vote, to
wit:
AYES:
Vrey*l
Ir_1 1-1-14 AI 6
ABSTAIN:
JOHN J. PENA, Mayor
City of La Quinta, California
ATTEST:
J
JUNE S. GREEK, City Clerk U 3
City of La Quinta, California
J
J
J
:l
033
G:\WPDOCS\CCReso-COA\ToliBrosGPA.wpd
City Council Resolution 2002 -
General Plan Amendment 2001-081 - Toll Brothers, Inc.
Adopted: February 5, 2002
APPROVED AS TO FORM:
M. KATHERINE JENSON, City Attorney
City of La Quinta, California
J
J
J
:l
033
G:\WPDOCS\CCReso-COA\ToliBrosGPA.wpd
City Council Resolution 2002 -
General Plan Amendment 2001-081 - Toll Brothers, Inc.
Adopted: February 5, 2002
G/OS - GOLF/OPEN SPACE
LDR - LOW DENSITY RESIDENTIAL
NC - NEIGHBORHOOD COMMERCIAL
PROPOSED
AVENUE 52
w
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EXHIBIT "A"
EXISTING
-. 034
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA CHANGING 14 ACRES OF LAND CURRENTLY
DESIGNATED LOW DENSITY RESIDENTIAL TO
NEIGHBORHOOD COMMERCIAL AT THE NORTHEAST
CORNER OF AVENUE 52 AND JEFFERSON STREET
CASE NO.: ZONE CHANGE 2001-104
TOLL BROTHERS INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February, 2002, hold a duly noticed Public Hearing for Toll Brothers,
Inc. for review of a Zone Change to allow Neighborhood Commercial zoning on a 14
acre site at the northeast corner of Avenue 52 and Jefferson Street; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings recommending approval of said
Zone Change:
1. The proposed project is consistent with the goals and policies of the La Quinta
General Plan, the Land Use Map for the General Plan and surrounding land use
designations, ensuring land use compatibility.
2. The Zone Change will not be detrimental to the public health, safety and
welfare, as it has been designed to be compatible with surrounding
development, and conform with the City's standards and requirements.
3. The Zone Change is compatible with the City's Zoning Ordinance in that it
proposes a Neighborhood Commercial Shopping Center within the standards of
the Zoning Ordinance and of Specific Plan 1990-016, Amendment No. 1.
4. The Zone Change supports the orderly development of the City.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of
La Quinta, California that it does ordain as follows:
SECTION 1. PURPOSE. To rezone a portion of land generally located at
the northeastern corner of Avenue 52 and Jefferson Street, known as Parcel No. 1 of
Lot Line Adjustment 2001-355, from Low Density Residential to Neighborhood
lCommercial and that it does approve General Plan Amendment 2001-081 for the
reasons set forth in this Resolution and as contained in Exhibit "A" attached hereto
and made a part of.
G:\WPDOCS\Ordinances\Toll Bros. WPD
J U35
Ordinance No,
.2001-104 - Toll Brothers, Inc.
Zone Chang 5, 2002 lied With the
Adopted: February a has comp
ENVIRONMENTAL. This Zone Chang
SECTION 2• ironmental Quality Act of 1970 as 8 Development
California Env in that the Community significant
requirements of CI Y EQA l Zone Change will not have a sig
by Council Resolutionoed 68,
and adopted
Director has deter shethat environment. rce and
adverse impact on
SECTION 3. EFFE
CTIVE DATE This Ordinance shall be in full o
effect thirty (30) days after its adoption.
The City Clerk shall certify
to the passage and
SECTION 4: POSTING. posted in at least three
is Ordinance, and shall cause the same (t o bre 1, and shall cause this
tion of this Resolution of the City
adop designated by roof of posting, to be entered into the
public placestogether with p
Ordinance and lrtices �� thsl City, in of the
Book of ordinances ted at a meet 9
as roved and adopted vote:
The foregoing Ordinance of February, 2002, by the following
City Council held on this 5th day
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN J. p1;NA, Mayor
City of La Quinta, California
ATTEST:
GREEK, City Clerk
JUNE S•California
City of La auinta,
APPROVED AS TO FORM:
~yJCity Attorney
Nj KATHERINE JE
City of La O.uinta, California
- WPD
Ordinance No. _
Zone Change 2001-104 - Toll Brothers, Inc.
Adopted: February 5, 2002
AVENUE S0
GC - GOLF COURSE
RL - LOW DENSITY RESIDENTIAL
CN - NEIGHBORHOOD COMMERCIAL
PROPOSED
G:\WPDOCS\Ordinances\ToltBros.WPD
AVENUE 52
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EXHIBIT "A"
EXISTING
AVENUE 50
` CN AvC1YuC DL
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- 037
RESOLUTION 2002- I J�
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AN AMENDMENT
TO ESTABLISH RESIDENTIAL AND NEIGHBORHOOD
COMMERCIAL DEVELOPMENT STANDARDS ON THE EAST
SIDE OF JEFFERSON STREET, BETWEEN AVENUE 50 AND
AVENUE 52
CASE NO. SPECIFIC PLAN 90-016, AMENDMENT #1
APPLICANT: TOLL BROTHERS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February 2002, hold a duly noticed Public Hearing to consider Specific
Plan 1990-016, Amendment #1, to allow the development of residential and
neighborhood commercial land uses on the east side of Jefferson Street, between
Avenue 50 and Avenue 52; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8`h day of January 2002, hold a duly noticed Public Hearing to consider
Specific Plan 1990-016, Amendment #1, to allow the development of residential and
neighborhood commercial land uses on the east side of Jefferson Street, between
Avenue 50 and Avenue 52; and
WHEREAS, said Specific Plan has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that an Environmental Assessment (EA 2001-437) was prepared
for Specific Plan 1990-016, Amendment #1 and found that although the proposed
project will have environmental impacts, all impacts can be mitigated to a less than
significant level; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify
approving Specific Plan 90-016, Amendment #1:
1 . That the proposed Specific Plan 90-016, Amendment #1 is consistent with the
goals and policies of the La Quinta General Plan in that the proposed project
provides for a variety of land uses in an integrated community.
2. This Specific Plan will not create conditions materially detrimental to the public
health, safety, and welfare in that land uses have been thoughtfully planned and
buffered to avoid land use incompatibilities.
3. That Specific Plan 90-016, Amendment #1 is compatible with the existing and
anticipated area development in that tit creates an integrated community.
033
G:\WPDOCS\CCReso-COA\TollBrosSP.wpd
City Council Resolution 2002-_
Specific Plan 90-016, Amendment #1 - Toll Brothers, Inc.
Adopted: February 5, 2002
4. That the project will be provided with adequate utilities and public services to
ensure public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the City Council in this case;
2. That it does hereby require compliance with the Conditions of Approval for the
proposed Specific Plan;
3. That it does hereby confirm the conclusion that the Environmental Assessment
IEA 2001-437) assessed the environmental concerns of this Specific Plan; and,
4. That it does approve Specific Plan 90-016, Amendment #1 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 5th day of February, 2002, by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN J. PENA, Mayor
City of La Quinta, California
ATTEST: J
JUNE S. GREEK, City Clerk
City of La Quinta, California
U33 l
I
City Council Resolution 2002 -
Specific Plan 90-016, Amendment #1 - Toll Brothers, Inc.
- l Adopted: February 5, 2002
I APPROVED AS TO FORM:
,J
M. KATHERINE JENSON, City Attorney
City of La Quinta, California
J
G:\WPDOCS\CCReso-COA\ToliBrosSP.wpd
NES
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SPECIFIC PLAN 2002-16
CONDITIONS OF APPROVAL
1
IJ
J
RESOLUTION NO. 2002-16 V:
tt
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AN AMENDMENT
TO ESTABLISH RESIDENTIAL AND NEIGHBORHOOD
COMMERCIAL DEVELOPMENT STANDARDS ON THE EAST
SIDE OF JEFFERSON STREET, BETWEEN AVENUE 50 AND
AVENUE 52
CASE NO. SPECIFIC PLAN 90-016, AMENDMENT #1
APPLICANT: TOLL BROTHERS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February 2002, hold a duly noticed Public Hearing to consider Specific
Plan 1990-016, Amendment #1, to allow the development of residential and
neighborhood commercial land uses on the east side of Jefferson Street, between
Avenue 50 and Avenue 52; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8"' day of January 2002, hold a duly noticed Public Hearing to consider
Specific Plan 1990-016, Amendment #1, to allow the development of residential and
neighborhood commercial land uses on the east side of Jefferson Street, between
Avenue 50 and Avenue 52; and
WHEREAS, said Specific Plan has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that an Environmental Assessment (EA 2001-437) was prepared
for Specific Plan 1990-016, Amendment #1 and found that although the proposed
project will have environmental impacts, all impacts can be mitigated to a less than
significant level; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify approving
Specific Plan 90-016, Amendment #1:
1. That the proposed Specific Plan 90-016, Amendment #1 is consistent with the
goals and policies of the La Quinta General Plan in that the proposed project
provides for a variety of land uses in an integrated community.
2. This Specific Plan will not create conditions materially detrimental to the public
health, safety, and welfare in that land uses have been thoughtfully planned and
buffered to avoid land use incompatibilities.
J
Resolution No. 2002-16
Specific Plan 90-016, Amendment #1 - Toll Brothers, Inc.
Adopted: February 5, 2002
Page 2
3. That Specific Plan 90-016, Amendment #1 is compatible with the existing and
anticipated area development in that tit creates an integrated community.
4. That the project will be provided with adequate utilities and public services to
ensure public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case;
2. That it does hereby require compliance with the Conditions of Approval for the
proposed Specific Plan;
3. That it does hereby confirm the conclusion that the Environmental Assessment
(EA 2001-437) assessed the environmental concerns of this Specific Plan; and,
4. That it does approve Specific Plan 90-016, Amendment #1 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 5th day of February, 2002, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Mayor Pro Tem Sniff
NOES: None
ABSENT: Council Member Perkins, Mayor Peha
ABSTAIN: None
Resolution No. 2002-16
Specific Plan 90-016, Amendment #1 - Toll Brothers, Inc.
Adopted: February 5, 2002
Page 3
ATTEST:
— !Rt�
-- ---
JUNE REEK, CMC, City Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
M. KATH RINE/JENSON, City Attor e' -�
City of La Quin a, California 7'
J
0
CITY COUNCIL RESOLUTION 2002-16
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 1990-016, AMENDMENT #1 - TOLL BROTHERS
ADOPTED: FEBRUARY 5, 2002
COMM NIT`! DEVELOPMENT DEPARTMENT CONDITION5
The project proponent shall submit amended documents, including all changes
required by these Conditions of Approval within 30 days of City Council
approval of the Specific Plan and/or prior to recordation of final map.
2. Any residential lot occurring within 300 feet of existing equestrian or
agricultural land uses at the time of subdivision of that lot, shall be deed
restricted to require notification by the seller to the purchaser of the lot that the
lot is located within 300 feet of an existing equestrian or agricultural land use.
3. Table 2 on page 2.9, Table 4 on page 2.11 and Table 5 on page 2.12 shall be
modified to show a density of 3.6 units per acre for all residential components
of the Specific Plan.
4. All references to the landscape buffer at the northern boundary of the
commercial shopping center site shall be changed to 50 feet if adjacent to
residential.
5. The last sentence of item 3. on page 2.21 shall be deleted.
6. No signage is approved as part of this approval. The project proponent shall
submit a master signage program prior to installation of any signage at the site.
Page 2.23 of the Specific Plan shall be amended to include these requirements.
7. The reference to hillside trails on page 3.3, item B. shall be deleted.
8. The Table on page 3.7 shall be modified to show an off -golf lot frontage of 60
feet except flag lots, irregular cul-de-sacs, and curvilinear streets.
9. The asterisk on page 3.10, "Commercial Building Development Standards" Table
shall read "Maximum footprint may vary 10%.
10. The words "residential hotel" shall be deleted from item A. on page 3.11.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 2
11. The words "subject to the regulations contained in Section 9.60.320 of the La
Quinta Development Code" shall be added to item A., page 3.1 1, immediately
following the words "fractional ownership residential uses."
12. Item C., page 3.15 shall be amended to reflect 6 foot walls in all residential
areas, and 8 foot walls for commercial areas and for the property line adjacent
to the lots on Avenue 50.
13. The landscaping plan shall include all frontages on City streets, shall be
submitted for review and approval by the Planning Commission prior to
completion of precise grading plan on any portion of the site, and shall include
phasing plan for installation of perimeter landscaping.
14. Landscaping plans shall be submitted for review and approval for the casitas
site, the golf clubhouse and maintenance facility, and the shopping center in
conjunction with Site Development Permits for these components of the project.
15. The Specific Plan shall be amended to specify that the "living fence" planned
for the eastern property line along the Coachella Canal shall be chain link
fencing with a vine covering.
16. The Specific Plan shall be amended to include a 24-'/2 foot maximum height
limit for all single -story homes on the eastern boundary and on the
southwesterly boundary along the All American Canal ("the southwesterly
boundary"). The homes on the eastern boundary shall be limited to a single
story. Along the southwesterly boundary, up to 50 percent of the homes along
that boundary may be two story, with a maximum height of 28 feet. The two-
story homes shall not be clustered.
AC ELLA VALLEY WATER DISTRICT CONDITION
17. The developer shall be required to install suitable facilities per district and
Bureau of Reclamation standards to prohibit access to the Coachella Canal right
of way.
18. The developer shall obtain an encroachment permit from the district prior to any
construction within the right of way of the Coachella Canal.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 3
19. The developer shall provide land for additional facilities, which may include
wells, reservoirs, and booster pumping stations. These sites shall be shown on
the tract map as lots to be deeded to the district for such purpose.
20. The project site shall be annexed to Improvement District Nos. 55 and 82 of the
district for sanitation service.
21. The developer shall receive clearances from the Bureau of Reclamation for any
portion of lateral 120.8 which occur within the proposed project site prior to
recordation of the Final Tract Map.
22. Water from the Coachella Canal shall be used as the primary source for irrigation
of golf course and greenbelts within the project area.
GENERAL
23. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Specific Plan,
or any Tract Map processed thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
24. Any Tract Map related to, and processed concurrently with this Specific Plan,
shall comply with the requirements and standards of Government Code §§
66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the
La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at, http://la-quinta.org.
25. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 4
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Sunline Transit Agency
26. The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq., and 13.24.170,
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres or more of land, or that disturbs less than
five (5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020, LQMC):
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 5
1. Temporary Soil Stabilization (erosion control) .
2. Temporary Sediment Control.
3. Wind Erosion Control.
4. Tracking Control.
5. Non -Storm Water Management.
6. Waste Management and Materials Pollution Control.
E. All of applicant's erosion and sediment control BMPs shall be approved
by the City Engineer prior to any on or off site grading being done in
relation to this project.
F. All approved project BMPs shall be maintained throughout the course of
construction, and until all improvements have been accepted by the City.
27. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
28. The applicant shall block off the existing golf cart tunnel crossing under
Jefferson Street in a manner satisfactory to the City Engineer.
PROPERTY RIGHTS
29. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
30. The applicant shall offer for dedication on the related Tract Map, all public street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
31. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS J
Resolution No. 2002-16
Conditions of Approval - Tall Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 6
1 . Avenue 50 (Primary Arterial) (Lot "A") - 50 -foot half of the 100 -
foot right-of-way.
2. Jefferson Street (Major Arterial) (Lot "B") - 60 -foot half of the
120 -foot right-of-way.
3. Avenue 52 (Primary Arterial) (Lot "C") - 55 -foot half of the 110 -
foot right-of-way.
32. The applicant shall retain for private use on the related Tract Map, all private
street right-of-ways in conformance with the City's General Plan, Municipal
Code, applicable specific plans, and/or as required by the City Engineer.
33. The private street right-of-ways to be retained for private use required for this
development include Lot "D" through and including Lot "Q":
A. PRIVATE STREETS
1, Lot "D" - (Divided Collector) 53 -foot right-of-way.
2. Lots "E" through "Q" (Residential Streets) shall have a 39 -foot
right-of-way where double loaded, and may have a 35 -foot right-
of-way where single loaded.
B. CUL DE SACS
1. Private Cul-de-sacs: Use Riverside County Standard 800 for
symmetrical Cul De Sacs and Standard 800A for offset Cul De
Sacs, with both having a 37 -foot radius to the flowline of the 6"
wedge curb.
34. Right-of-way geometry for standard knuckles and property line corner cut-backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
35. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 7
36. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved tentative tract map are necessary prior to
approval of the related Tract Map dedicating such right-of-ways, the applicant
shall grant the necessary right-of-ways within 60 days of a written request by
the City.
37. The applicant shall offer for dedication on the related Tract Map, a ten -foot wide
public utility easement contiguous with, and along both sides of all private
streets. Such easement may be reduced to five feet in width with the express
written approval of IID.
38. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L.
B. Avenue 50 (Primary Arterial) - 20 -foot from the R/W-P/L.
C. Avenue 52 (Primary Arterial - 20 -foot from the R/W-P/L.
A six foot wide meandering sidewalk shall be constructed in the parkway and
landscaped setback lots along the south side of Avenue 50. Additionally, a
multi-purpose trail shall also be installed and function for pedestrian, horses,
etc., as approved by the City. Signs and fencing identifying the trail as a multi-
purpose (pedestrian, horses) shall be posted along the trail at the time of
installation of the trail, to the satisfaction of the City.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., multi-purpose trails and sidewalks) are placed on
privately -owned setbacks, the applicant shall offer for dedication blanket
easements for those purposes on the Tract Map.
39. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Tract Map.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page B
40. The applicant shall vacate all abutter's right -of -access to public streets and
properties from all frontages along such public streets and properties, excepting
those access points shown on the related Tract Map.
41. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
42. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, which will diminish the access rights to any
properties owned by others, the applicant shall provide an alternate right-of-way
or access easement, to those properties, or notarized letters of consent from the
affected property owners.
43. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the related
tentative tract map and the date of recording of any related Tract Map, unless
such easement is approved by the City Engineer.
TRACT MAPS
44. Prior to the City's approval of any related Tract Map, the applicant shall furnish
accurate AutoCAD files of such Tract Map that was approved by the City's map
checker on a storage media acceptable to the City Engineer. Such files shall be
in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where the related Tract Map was not produced in an AutoCAD format, or
produced in a file that can be converted to an AutoCAD format, the City
Engineer will accept a raster -image file of such Tract Map.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 9
45. Improvement plans shall be prepared by or under the direct_ supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040, LQMC.
46. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the scale specified, unless
otherwise authorized by the City Engineer in writing. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20'
C. Perimeter Landscape Plan: 1 " = 20'
D. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
E. On -Site Rough Grading Plan: 1 " = 100' Horizontal
F. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions.
47. The City maintains standard plans, details and/or construction notes for
elements of construction. For a fee, established by City resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment X11
Adopted: February 5, 2002
Page 10
48. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City
Engineer. The files shall be saved in a standard AutoCAD format so they may
be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect theas-built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format which can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
49. Prior to the conditional approval of any related Tract Map, or the issuance of
any permit(s), the applicant shall construct all on and off-site improvements and
satisfy its obligations for same, or shall furnish a fully secured and executed
Subdivision Improvement Agreement ("SIA") guaranteeing the construction of
such improvements and the satisfaction of its obligations for same, or shall
agree to any combination thereof, as may be required by the City.
50. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Specific Plan's tentative tract
map, shall comply with the provisions of Chapter 13.28, LQMC.
51. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 11
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
52. Depending on the timing of the development of the tentative tract map related
to this Specific Plan, and the status of the off-site improvements at the time,
the applicant may be required to: (1) construct certain off-site improvements,
(2) construct additional off-site improvements, subject to the reimbursement of
its costs by others, (3) reimburse others for those improvements previously
constructed that are considered to be an obligation of this tract map, (4) secure
the costs for future improvements that are to be made by others, or (5) to agree
to any combination of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of any related
Tract Map, or the issuance of any permit related thereto, reimburse the City for
the costs of such improvements.
53. When improvements are to be secured through a SIA, and prior to any
conditional approval of the related Tract Map by the City Council, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 12
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the related Tract Map by the City Council, the applicant
shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of
the related Tract Map, along with a copy of an 8-1/2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
Development -wide improvements shall not be agendized for final acceptance by
the City Council until after the City receives confirmation from the telephone
authority that the applicant has met all the requirements for telephone service
to all lots within the development.
GRADING
54. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
55. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
56. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the related Tract Map that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
Resolution No. 2002-16
Conditions of Approval - Tall Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 13
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
57. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
58. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
59. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
60. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development. The overall site grading
adjacent to the Canal shall not exceed two feet from natural grading, and shall
not exceed more than one foot over the entire length of the site.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
61. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved tentative tract map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
62. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
J
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 14
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
63. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC.
64. Stormwater handling shall conform with the approved hydrology and drainage
report prepared specifically for Mountain View Country Club. Nuisance water
shall be disposed of in an approved manner.
65. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
UTILITIES
66. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
67. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
68. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
69. Underground utilities shall be installed prior to the overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 15
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
70. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Developments), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
71. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1/8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
72. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF-SITE STREETS
1. Avenue 50 (Primary Arterial; 100' R/W option):
Widen the south side of the street along all frontage adjacent to
the related tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6 -foot wide meandering sidewalk.
(b) 12 -foot wide landscaped median from the west boundary
line to the east boundary of the tract. I
J
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 16
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
(c) Traffic signal at the projects main entry on Avenue 50 when
warrants are met. Applicant is responsible for 50 % of the
cost to design and install the traffic signal if complementing
cost share from development on other side of street is
available at time signal is required. Applicant shall enter
into a SIA to post security for 50 % of the cost to design
and install the traffic signal prior to recordation of final map;
the security shall remain in full force and effect until the
signal is actually installed by the applicant or the developer
on the other side of the street. If the land on the other side
of the street does not have an approved project connecting
to the subject intersection, the applicant shall pay 100% of
the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's
development trails the progress of the development on the
other side of the street, the applicant shall be responsible
for 50% of the cost as previously stated.
2. Jefferson Street (Major Arterial; 120' R/W)
(a) Applicant shall construct median openings and turn pockets
to accommodate the turning movements authorized by
these Conditions of Approval.
(b) Traffic signal at the projects main entry on Jefferson Street
when warrants are met. Applicant is responsible for 50 %
of the cost to design and install the traffic signal if
complementing cost share from development on other side
of street is available at time signal is required. Applicant
shall enter into a SIA to post security for 50 % of the cost
to design and install the traffic signal prior to recordation of
final map; the security shall remain in full force and effect
until the signal is actually installed by the applicant or the
developer on the other side of the street. If the land on the
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 17
other side of the street does not have an approved project
connecting to the subject intersection, the applicant shall
pay 100% of the cost to design and install the signalization
for the resulting "T" intersection. If, however, the
applicant's development trails the progress of the
development on the other side of the street, the applicant
shall be responsible for 50% of the cost as previously
stated.
The pavement rehabilitation/reconstruction and landscape
median improvements are eligible for reimbursement from
the City's Development Impact Fee fund in accordance with
policies established for that program.
3. Avenue 52 (Primary Arterial; 110' R/W option):
Widen the north side of the street along all frontage adjacent to
the related tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6 -foot wide meandering sidewalk.
(b) 18 -foot wide landscaped median from the west boundary
line to the west boundary of the Coachella Canal.
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
B. PRIVATE STREETS
1 . Lot "D" - Construct full improvements within a 53 -foot right-of-
way, which shall be divided into two 20 -foot traveled ways with
a raised 10 -foot center landscaped median.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 18
2. Lots "E" through "T - Construct full 36 -foot wide travel width
improvements within a 39 -foot right-of-way where the residential
streets are double loaded. And construct full 32 -foot wide travel
width improvements within a 35 -foot right-of-way where the
residential streets are single loaded.
C. PRIVATE CUL DE SACS
1. Private Cul-de-sacs shall be constructed to Riverside County
Standard 800 for symmetrical Cul-de-sacs and Standard 800A for
offset Cul-de-sacs, and both shall be constructed with a 37 -foot
curb radius, measured gutter flow -line to gutter flow -line.
73. All gated entries shall provide for a two -car minium stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -entry
accepted vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed exhibit
at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a "U" Turn back out onto
Jefferson Street, Avenue 50 and Avenue 52, from those proposed gated
entries.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors.
74. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential 3.0" a.c./4.50" c.a.b.
Collector 4.0"%5.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
or the approved equivalents of alternate materials.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 19
75. General access points and turning movements of traffic are.limited to the
following:
A. Jefferson Street (Primary Entry): Full turn in, Full turn out.
B. Avenue 50 (Secondary Entry): Full turn in, Full turn out.
C. Avenue 52 (Secondary Entry): Left & Right turn in, Right turn out.
76. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
77. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
78. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
79. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
80. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment #1
Adopted: February 5, 2002
Page 20
81. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access. to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential tracts are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the tract or when directed by the City, whichever
comes first.
LANDSCAPING
82. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
83. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
84. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
85. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
86. The applicant shall provide public transit improvements as required by Sunline
7MMSIT ano approved by the City Engineer.
Resolution No. 2002-16
Conditions of Approval - Toll Brothers
Specific Plan 1990-016, Amendment t/1
Adopted: February 5, 2002
Page 21
QUALITY ASSURANCE
87. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
88. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
89. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
90. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
91. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
92. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
93. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC.
TENTATIVE TRACT MAP 30357
CONDITIONS OF APPROVAL
RESOLUTION NO. 2002-17
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT
MAP 30357 TO DIVIDE 364.73 ACRES INTO RESIDENTIAL
LOTS, GOLF COURSE LOTS, AND A NUMBER OF
LETTERED LOTS
CASE NO.: TENTATIVE TRACT MAP 30357
APPLICANT: TOLL BROTHERS, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 5th day of February, 2002, hold a duly noticed Public Hearing for Toll Brothers,
Inc., in order to subdivide 364.73 acres into residential lots, golf course lots and a
number of lettered lots, generally located on the east side of Jefferson Street, between
Avenue 50 and Avenue 52: and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8th day of January, 2002, hold a duly noticed Public Hearing for Toll
Brothers, Inc., in order to subdivide 364.73 acres into residential lots, golf course lots
and a number of lettered lots, generally located on the east side of Jefferson Street,
between Avenue 50 and Avenue 52, more particularly described as:
APN 772-250-002 & 003, 772-250-007 through 012,
772-270-001 through 004, 772-270-006
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings approving said Tentative Tract
Map 30357:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential. The Land Use Element of
the General Plan encourages differing residential developments throughout the
City. The project is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) insofar as low density
residential development fits the character of the City's residential community.
Finding Number 2 - Consistency with City Zoning Ordinance:
A. The proposed development is consistent with the land uses specified in the
Zoning Ordinance, as conditioned.
Resolution No. 2001-17
Tentative Tract Map 30125 - Toll Brothers, Inc.
Adopted: February S. 2002.2
Page 2
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 30357 is subject to the requirements of the California
Environmental Quality Act per Public Resources Code Section 65457(a). A
Mitigated Negative Declaration (EA 2001-437) has been prepared.
Finding Number 4 - Site Design:
A. The proposed design of the subdivision conforms with the development
standards found in the General Plan and Zoning Ordinance by creating single
family lots and golf course lots.
B. The site is physically suitable for the proposed land division, as the area is
generally flat and without physical constraints, and the Tentative Tract Map is
consistent with the low density residential character of the community.
Finding Number 5 - Site Improvements:
A. Infrastructure improvements such as gas, electric, sewer and water will service
the site in underground facilities as required. No adverse impacts have been
identified based on letters of response from affected public agencies.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby confirm the conclusion that Environmental Assessment
2001-437 assessed the environmental concerns of this Tentative Tract Map;
and,
4. That it does approve Tentative Tract Map 30357 for the reasons set forth in
this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 5th day of February, 2002, by the following vote, to
wit:
Resolution No. 2001-17
Tentative Tract Map 30125 - Toll Brothers, Inc.
Adopted: February 5, 2002.2
Page 3
AYES: Council Members Adolph, Henderson, Mayor Pro Tem Sniff
NOES: None
ABSENT: Council Member Perkins, Mayor Pena
ABSTAIN: None
1
STANLEY SNIFF, Alifornia yor Pro Te
City of La Quinta,
ATTEST:
JUNE REEK, CMC, C Jerk
City of La Quinta, Ca;ifo,rnia
(City Seal)
APPROVED AS TO FORM:
KAT ERI E JENSON, City Attorney
City of La Quinta, Calitotnia
J
J
J
J
Al
CITY COUNCIL RESOLUTION 2002-17
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 30357 - TOLL BROTHERS
FEBRUARY 5, 2002
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative
tract map, or any Tract Map thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This tentative tract map, and any Tract Map thereunder, shall comply with the
requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC") .
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at, http://la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
Coachella Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
Sunline Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq., and 13.24.170,
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres or more of land, or that disturbs less than
five (5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020, LQMC):
i. Temporary Soil Stabilization (erosion control).
ii. Temporary Sediment Control.
iii. Wind Erosion Control.
iv. Tracking Control.
V. Non -Storm Water Management.
vi. Waste Management and Materials Pollution Control,
E. All of applicant's erosion and sediment control BMPs shall be approved
by the City Engineer prior to any on or off site grading being done in
relation to this project.
F. All approved project BMPs shall be maintained throughout the course of
construction, and until all improvements have been accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 3
6. The applicant shall block off the existing golf cart tunnel crossing under
Jefferson Street in a manner satisfactory to the City Engineer.
PROPERTY RIGHTS
7. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
8. The applicant shall offer for dedication on the Tract Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1 . Avenue 50 (Primary Arterial) (Lot "A") - 50 -foot half of the 100 -
foot right-of-way.
2. Jefferson Street (Major Arterial) (Lot "B") - 60 -foot half of the
120 -foot right-of-way.
3. Avenue 52 (Primary Arterial) (Lot "C") - 55 -foot half of the 110 -
foot right-of-way.
10. The applicant shall retain for private use on the Tract Map all private street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
1 1 . The private street right-of-ways to be retained for private use required for this J
development include Lot "D" through and including Lot "Q":
A. PRIVATE STREETS J
J
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 4
1. Lot "D" - (Divided Collector) 53 -foot right-of-way.
2. Lots "E" through "Q" (Residential Streets) shall have a 39 -foot
right-of-way where double loaded, and may have a 35 -foot right-
of-way where single loaded.
B. CUL DE SACS
1, Private Cul-de-sacs: Use Riverside County Standard 800 for
symmetrical Cul De Sacs and Standard 800A for offset Cul De
Sacs, with both having a 37 -foot radius to the flowline of the 6"
wedge curb.
12. Right-of-way geometry for standard knuckles and property line corner cut-backs
at curb returns shall conform to Riverside County Standard Drawings #801, and
#805, respectively, unless otherwise approved by the City Engineer.
13. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
14. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved tentative tract map are necessary prior to
approval of the Tract Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
15. The applicant shall offer for dedication on the Tract Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
16. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Jefferson Street (Major Arterial) - 20 -foot from the R/W-P/L.
B. Avenue 50 (Primary Arterial) - 20 -foot from the R/W-P/L.
C. Avenue 52 (Primary Arterial - 20 -foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 5
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
A six foot wide meandering sidewalk shall be constructed in the parkway and
landscaped setback lots along the south side of Avenue 50. Additionally, a
multi-purpose trail shall also be installed and function for pedestrian, horses,
etc., as approved by the City along the south side of Avenue 50. Signs and
fencing identifying the trail as a multi-purpose (pedestrian, horses) shall be
posted along the trail at the time of installation of the trail, to the satisfaction
of the City. The City will accept the responsibility for the liability and
maintenance of the trail after dedication.
Where public facilities (e.g., multi-purpose trail and sidewalks) are placed on
privately -owned setbacks, the applicant shall offer for dedication blanket
easements for those purposes on the Tract Map.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Tract Map.
18. The applicant shall vacate all abutter's right -of -access to public streets and
properties from all frontages along such public streets and properties, excepting
those access points shown on the Tract Map.
19. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
20. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, which will diminish the access rights to any
properties owned by others, the applicant shall provide an alternate right-of-way
or access easement, to those properties, or notarized letters of consent from the
affected property owners.
21. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the tentative
tract map and the date of recording of any Tract Map, unless such easement is
approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 6
TRACT MAPS
22. Prior to the City's approval of a Tract Map, the applicant shall furnish accurate
AutoCAD files of the Tract Map that was approved by the City's map checker
on a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Tract Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Tract Map.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
23. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040, LQMC.
24. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the scale specified, unless
otherwise authorized by the City Engineer in writing. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic
control and separate plan sheet(s) (drawn at 20 scale) that show
the meandering sidewalk, mounding, and berming design in the
combined parkway and landscape setback area.
B. Off -Site Street Median Landscape Plan: 1" = 20'
C. Perimeter Landscape Plan: 1 " = 20'
D. On -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
E. On -Site Rough Grading Plan: 1 " = 100' Horizontal
F. On -Site Precise Grading Plan: 1 " = 30' Horizontal
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 7
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions.
25. The City maintains standard plans, details and/or construction notes for
elements of construction. For a fee, established by City resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
26. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City
Engineer. The files shall be saved in a standard AutoCAD format so they may
be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format which can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
27. Prior to the conditional approval of any Tract Map, or the issuance of any _1
permit(s), the applicant shall construct all on and off-site improvements and
satisfy its obligations for same, or shall furnish a fully secured and executed
Subdivision Improvement Agreement ("SIA") guaranteeing the construction of I
such improvements and the satisfaction of its obligations for same, or shall
agree to any combination thereof, as may be required by the City. I
i
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 8
28. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this tentative tract map, shall
comply with the provisions of Chapter 13.28, LQMC.
29. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
30. Depending on the timing of the development of this tentative tract map, and the
status of the off-site improvements at the time, the applicant may be required
to: (1) construct certain off-site improvements, (2) construct additional off-site
improvements, subject to the reimbursement of its costs by others, (3)
reimburse others for those improvements previously constructed that are
considered to be an obligation of this tract map, (4) secure the costs for future
improvements that are to be made by others, or (5) to agree to any combination
of these means, as the City may require.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 9
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Tract
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
31. When improvements are to be secured through a SIA, and prior to any
conditional approval of the Tract Map by the City Council, the applicant shall
submit detailed construction cost estimates for all proposed on-site and off-site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to
the unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Tract Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11 " reduction of each page of the
Tract Map, along with a copy of an 8-1/2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
Development -wide improvements shall not be agendized for final acceptance by
the City Council until the City receives confirmation from the telephone
authority that the applicant has met all the requirements for telephone service
to all lots within the development.
GRADING
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
33. Prior to occupancy of the project site for any construction, or other purposes, -'
the applicant shall obtain a grading permit approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 10
34. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Tract Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
35. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
36. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
37. . Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
38. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development. The overall site grading
adjacent to the Canal shall not exceed two feet from natural grading, and shall
not exceed more than one foot over the entire length of the site.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 11
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
39. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved tentative tract map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
40. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
41. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC.
42. Stormwater handling shall conform with the approved hydrology and drainage
report prepared specifically for Mountain View Country Club. Nuisance water
shall be disposed of in an approved manner.
43. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
UTILITIES
44. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities►,
LQMC.
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Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 12
45. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
46. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
47. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
48. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Developments), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
49. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1/8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
50. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF-SITE STREETS
1 ) Avenue 50 (Primary Arterial; 100' R/W option):
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 13
Widen the south side of the street along all frontage adjacent to
the tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6 -foot wide meandering sidewalk.
(b) 12 -foot wide landscaped median from the west boundary
line to the east boundary of the tract.
(c) Traffic signal at the projects main entry on Avenue 50 when
warrants are met. Applicant is responsible for 50 % of the
cost to design and install the traffic signal if complementing
cost share from development on other side of street is
available at time signal is required. Applicant shall enter
into a SIA to post security for 50 % of the cost to design
and install the traffic signal prior to recordation of final map;
the security shall remain in full force and effect until the
signal is actually installed by the applicant or the developer
on the other side of the street. If the land on the other side
of the street does not have an approved project connecting
to the subject intersection, the applicant shall pay 100% of
the cost to design and install the signalization for the
resulting "T" intersection. If, however, the applicant's
development trails the progress of the development on the
other side of the street, the applicant shall be responsible
for 50% of the cost as previously stated.
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
2) Jefferson Street (Major Arterial; 120' R/W)
Applicant shall construct median openings and turn pockets to
accommodate the turning movements authorized by these
Conditions of Approval.
(a) Traffic signal at -the projects main entry on Jefferson Street
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 14
when warrants are met. Applicant is responsible for 50 %
of the cost to design and install the traffic signal if
complementing cost share from development on other side
of street is available at time signal is required. Applicant
shall enter into a SIA to post security for 50 % of the cost
to design and install the traffic signal prior to recordation of
final map; the security shall remain in full force and effect
until the signal is actually installed by the applicant or the
developer on the other side of the street. If the land on the
other side of the street does not have an approved project
connecting to the subject intersection, the applicant shall
pay 100% of the cost to design and install the signalization
for the resulting "T" intersection. If, however, the
applicant's development trails the progress of the
development on the other side of the street, the applicant
shall be responsible for 50% of the cost as previously
stated.
The pavement rehabilitation/reconstruction and landscape
median improvements are eligible for reimbursement from
the City's Development Impact Fee fund in accordance with
policies established for that program.
3) Avenue 52 (Primary Arterial; 110' R/W option):
Widen the north side of the street along all frontage adjacent to
the tract boundary. Rehabilitate and/or reconstruct existing
roadway pavement as necessary to, augment and convert it from
a rural county -road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all
appurtenant components such as, but not limited to, curb, gutter,
traffic control striping, legends, and signs, except for street lights.
Other significant new improvements required for installation in, or
adjacent, to the subject right of way include:
(a) 6 -foot wide meandering sidewalk.
(b) 18 -foot wide landscaped median from the west boundary
line to the west boundary of the Coachella Canal.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 15
The pavement rehabilitation/reconstruction, and landscape median
improvements, are eligible for reimbursement from the City's
Development Impact Fee fund in accordance with policies
established for that program.
B. PRIVATE STREETS
1 . Lot "D" - Construct full improvements within a 53 -foot right-of-
way, which shall be divided into two 20 -foot traveled ways with
a 10 -foot center landscaped median.
2. Lots "E" through "Q" - Construct full 36 -foot wide travel width
improvements within a 39 -foot right-of-way where the residential
streets are double loaded. And construct full 32 -foot wide travel
width improvements within a 35 -foot right-of-way where the
residential streets are single loaded.
C. PRIVATE CUL DE SACS
1) Private Cul-de-sacs shall be constructed to Riverside County
Standard 800 for symmetrical Cul-de-sacs and Standard 800A for
offset Cul-de-sacs, and both shall be constructed with a 37 -foot
curb radius, measured gutter flow -line to gutter flow -line.
51. All gated entries shall provide for a two -car minium stacking capacity for
inbound traffic; and shall provide for a full turn -around outlet for non -entry
accepted vehicles.)
Where a gated entry is proposed, the applicant shall submit a detailed exhibit
at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a "U" Turn back out onto
Jefferson Street, Avenue 50 and Avenue 52, from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors. I
52. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows: I
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J
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 16
Residential 3.0" a.c./4.50" c.a.b.
Collector 4.0"/5.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
or the approved equivalents of alternate materials.
53. General access points and turning movements of traffic are limited to the
following:
A. Jefferson Street (Primary Entry): Full turn in, Full turn out.
B. Avenue 50 (Secondary Entry): Full turn in, Full turn out.
C. Avenue 52 (Secondary Entry): Left & Right turn in, Right turn out.
54. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
55. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
56. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #f805, respectively, unless otherwise approved by
the City Engineer.
57. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
58. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 17
59. The City will conduct final inspections of habitable buildings .only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential tracts are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the tract or when directed by the City, whichever
comes first.
LANDSCAPING
60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
61. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
63. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
64. The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 18
QUALITY ASSURANCE
65. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
66. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
67. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
68. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
70. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 19
COA HELLA VALLEY WATER DISTRICT CONDITIONS
72. The developer shall be required to install suitable facilities per district and
Bureau of Reclamation standards to prohibit access to the Coachella Canal right
of way.
73. The developer shall obtain an encroachment permit from the district prior to any
construction within the right of way of the Coachella Canal.
74. The developer shall provide land for additional facilities, which may include
wells, reservoirs, and booster pumping stations. These sites shall be shown on
the tract map as lots to be deeded to the district for such purpose.
75. The project site shall be annexed to Improvement District Nos. 55 and 82 of the
district for sanitation service.
76. The developer shall receive clearances from the Bureau of Reclamation for any
portion of lateral 120.8 which occur within the proposed project site prior to
recordation of the Final Tract Map.
77. Water from the Coachella Canal shall be used as the primary source for irrigation
of golf course and greenbelts within the project area.
FIRE DEPARTMENT CONDITIONS:
78. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 -feet apart with no portion of any lot frontage more
than 165 -feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 -
hour duration at 20 PSI
79. For any buildings with public access, i.e., recreational halls, clubhouses, etc.,
Super fire hydrants are to be placed no closer than 25 -feet and not more than
1 65 -feet from any portion of the first floor of said building following approved
travel ways around the exterior of the building. Minimum fire flow for these
areas would be 1500 GPM for a 2 -hour duration at 20 PSI.
80. Any commercial or public buildings are to have concurrent plan check through
the Fire Department, i.e., clubhouses, etc.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5, 2002
Page 20
81. Water plans are to be submitted to the Fire Department for review and approval.
82. Blue dot retro -reflectors shall be placed in the street eight inches from centerline
to the side that the fire hydrant is on, to identify fire hydrant locations.
83. Cul-de-sacs, dead-end streets are not to exceed 1320 -feet in length. This is a
safety issue and deals with traffic loading when residents are exiting during an
emergency (evacuation). Any roadways exceeding this distance must have a
secondary access. This access may be restricted to emergency vehicles only
if so desired.
84. City of La Quinta Ordinance requires all buildings, other than single family,
5,000 square feet or larger, to be fully sprinkled. NFPA 13 Standard. If
required, a sprinkler plan shall be submitted to the Fire Department for approval.
85. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
86. Gate entrances shall be at least two feet wider than the width of the travel
lanes, serving that gate. Any gate providing access from a road to a driveway
shall be located at least 35 -feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38 -foot
turning radius shall be used.
87. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic gate pins shall be rated with a shear pin force,
not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system.
88. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
89. The applicant/developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
Resolution No. 2002-17
Conditions of Approval - Toll Brothers
Tentative Tract Map 30357
Adopted: February 5. 2002
Page 21
CC)MMUNITY DEVELQPMENT DEPARTMENT_ CONDITIONS
90. Any residential lot occurring within 300 -feet of existing equestrian or
agricultural land uses at the time of subdivision of that lot, shall be deed
restricted to require notification by the seller to the purchaser of the lot that the
lot is located within 300 -feet of an existing equestrian or agricultural land use.
91. The landscaping plan shall include all frontages on City streets, shall be
submitted for review and approval by the Planning Commission prior to
completion of precise grading plan on any portion of the site, and shall include
phasing plan for installation of perimeter landscaping.
a