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SP 2003-069 Floresta (Watermark Villas) (2004)Watermark Villas - La Quinta SPECIFIC PLAN 2003-069 TENTATIVE TRACT NO. 31798 GENERAL PLAN AMENDMENT 2003-096 ZONE CHANGE 2003-117 CONDITIONAL USE PERMIT 2003-083 FILE COPA Developed for: Robert E. Selan 23679 Calabasas Road #386 Calabasas, CA 91302 roved b�L # ,, Fiesa # rannrisg Gbmm#s�iOA r�,;,.ty Cou"Icii z. 0 Community Dev. Initials Case Nu. f O3 -o Exhibit —A Vrwith C Prepared by: Fomotor Engineering 225 S. Civic Drive, Suite 1-5 Palm Springs, CA 92262 Office (760) 323-1842 Fax (760) 323-1742 October 15, 2003 TABLE OF CONTENTS Page SECTION I. Introduction/ Summary A. Introduction 1 B. Executive Summary 1 SECTION II. Development Plan A. Project Description 2 B. Land Use Plan 2 1. Development Standards 2. Grading a. Grading Plan 3 b. Erosion Control - SWPPP/ NPDES/ PM 10 3 c. Drainage Pattern — Proposed and Existing 3 d. Drainage Methodology 3 SECTION III. Circulation A. Overview 3 B. Off -Site and On -Site Circulation Plan 3 1. Street Widths 3 2. Street Improvements — Existing & Proposed 3 3. Accessibility to Parking and On -Site Building Entrance 3 SECTION IV. Drainage/ Flood Control A. Hydrology 4 B. Flood Control Master Plan 4 C. On -Site Storm Retention 4 D. Nuisance Water 4 SECTION V. Utilities A. Existing and proposed Sewer 4 B. Existing and proposed Water 4 C. Existing and proposed Electrical 4 D. Existing and proposed Natural Gas 4 E. Existing and proposed Telephone 4 Page SECTION VI. Phasing and Implementation A. Phasing Description 4 B. Infrastructure Phasing 1. Permitted/ Conditional Uses 4 SECTION VIII. Design and Sustainability Guidelines A. General Architectural and Landscape Theme 5-6 B. Acceptable Building Materials and Standards 6-7 C. Roofs 7 D. Colors 7 E. Acceptable Landscape Material and Standards 9-10 LIST OF EXHIBITS Exhibit 1 Aerial Photo Exhibit 2 Site Plan Exhibit 3A Existing City General Plan Exhibit 3B Proposed City General Plan Exhibit 4A Existing City Zoning Exhibit 4B Proposed City Zoning Exhibit 5 Grading/Drainage Plan Exhibit 6 Utilities — Sewer & Water Exhibit 7 Utility — Telephone Exhibit 7 Utility — Natural Gas Exhibit 7 Utility — Electrical Exhibit 8 Street Cross Sections Exhibit L-1 Conceptual Landscape Plan Exhibits 9-13 Guidelines for Sustainability I. Introduction/ Summary Description of Watermark Villas at La Quinta Watermark Villas is a planned residential community of approximately 21 acres located in an existing date palm grove within the City of La Quinta. The project is generally situated in the north -central portion of the city, specifically at the northwest corner of Jefferson Street and Avenue 52. The proposed project is bounded on the north and west by The Citrus, a gated residential community, on the south by Avenue 52, and on the east by Jefferson Street. (See Exhibit 1). Executive Summary The Specific Plan for Watermark Villas proposes an amendment to the General Plan modifying the existing Land Use Designation on the 21 acre site (See Exhibits 3A and 3B) from NC (Neighborhood Commercial) to MHDR (Medium -High Density Residential). Watermark Villas is an internally oriented, self-contained development that combines residential and recreational amenities within a 21 acre site. The residential portion consists of 250 condominium dwelling units in thirty-one eight-plex two-story buildings, and one duplex single -story building, all with subterranean parking. Moreover, the buildings will be arranged in clusters among existing date palm trees. The residential condominium dwellings are designed for the varied lifestyle of families, single persons, and seasonal residents. A two—story combination recreation room/restaurant with covered parking will be sited in the southeast portion of Watermark Villas adjacent to the roundabout at the intersection of Jefferson Street and Avenue 52. The recreational spaces will be located on the 8,000 square foot first floor, and the restaurant will occupy the 5,700 square foot second floor. Watermark Villas will enjoy the benefits of a master planned community. Project infrastructure will be sufficiently sized to meet the needs of the entire community upon completion. Additionally, specific planning and design elements such as land use compatibility, site design, architecture, and landscaping will be consistent in application to assure a varied, yet compatible project. II. Development Plan Project Description — Specific Boundary Limits — The Site Watermark Villas is a neighborhood -oriented, self contained Specific Plan combining residential and recreational amenities within approximately 21 acres at the northwest corner of Jefferson Street and Avenue 52. 1 The residential portion, including opens spaces, consists of 19.4 acres with 250 condominium dwelling units. A majority of 248 units will be incorporated into thirty-one (31) eight-plex two-story buildings and the remaining 2 units in one (1) duplex single - story building. All buildings containing dwelling units include subterranean parking and are arranged in clusters nestled within an existing date palm grove. A two-story office/sundry store with nearby parking will be located just inside the entrance of the development for convenience and administrative responsibilities. Maintenance equipment will be housed in a single -story 25' x 30' cottage adjacent to Jefferson Street. Recreational amenities available to Watermark Villas feature a centrally located community swimming pool/spa and several satellite swimming pool/spas interspersed throughout the project. Two lighted regulation -size tennis courts are also provided and discreetly located easterly of the residential areas adjacent to Jefferson Street. A two—story combination recreation room/restaurant with covered parking will be sited on 0.38 acres in the southeast portion of Watermark Villas adjacent to the traffic roundabout at the intersection of Jefferson Street and Avenue 52. The recreational spaces will be located on the 8,000 square foot first floor, and the restaurant will occupy the 5,700 square foot second floor. The structure will be accompanied by an attractive water feature within a courtyard breezeway. Key to the innovative landscape design for Watermark Villas will be preserving the majority of the existing date palm trees on-site and folding the residential dwellings and other amenities into the old date palm grove. Generous landscaped areas along the project perimeter are identified by three landscape lots comprising 1.12 acres arrayed along Jefferson Street and Avenue 52. Primary ingress and egress to Watermark Villas shall be via the entry gate and security kiosk on Avenue 52. An auxiliary exit is proposed on Jefferson Street. The proposed development has accessibility to all utility purveyors. Electrical power shall be supplied by Imperial Irrigation District (I.I.D.), Water and Sewer by Coachella Valley Water District (C.V.W.D.), Natural Gas by Southern California Gas Company, Telephone service by Verizon, and cable television by Time -Warner Cable. Land Use —Development Standards Proposed land use for Watermark Villas shall be consistent with the General Plan for Medium -High Density Residential (MHDR) and the Residential Development Standards consistent with the Medium High Density Residential (RMH) zoning district (See Exhibit 3B and 413). 2 Grading.- Erosion Control — Fugitive Dust Control The grading concept for Watermark Villas is essentially to preserve the majority of the existing date palm trees in-place and only remove and/or relocate those trees that would conflict with building placement and interior roadway alignment. Pursuant to the concept of minimal disturbance of natural terrain the earthwork quantities are estimated to be approximately 6,100 cubic yards (See Exhibit 5). Prior to construction, A Notice of Intent (NOI) shall be filed with the State Water Resources Control Board to secure a storm water permit per the National Pollutant Discharge Elimination (NPDES) program. In addition, a Storm Water Pollution Prevention Plan (SWPPP) shall be prepared for the project specifying the construction Best Management Practices (BMP) that will ensure protection of the project site from erosion during the grading operation. A Fugitive Dust (PM -10) Control Plan shall be prepared according to South Coast Air Quality Management Board (SCAQMD) and City of La Quinta Public Works/Engineering Department guidelines. Proper watering and dust control procedures shall be strictly observed to prevent fugitive dust from drifting off-site to adjoining properties. III. Circulation Overview — Onsite & Offsite Circulation Plan — Street Widths — Street Improvements Primary ingress and egress to Watermark Villas shall be via the entry gate and security kiosk on Avenue 52. An auxiliary exit is proposed on Jefferson Street. Both Jefferson Street and Avenue 52 are improved roadways with existing concrete curb and gutter along the entire frontage of the proposed development The main entry has been designed for westbound traffic to make a safe and orderly transition from Avenue 52 into the project by utilizing a deceleration lane. A proposed left turn pocket on Avenue 52 will allow eastbound traffic to also make safe entry into the development. Upon entry into the project there will be adequate space for vehicles to queue at the security kiosk or perform a u -turn and return to Avenue 52. Internal circulation is planned around a 28 foot wide paved two-way private drive with flush concrete curbs (See Exhibit 8). This primary thoroughfare will link up with the individual cul-de-sacs and guest parking spaces for an efficient traffic flow. An auxiliary exit onto Jefferson Street is planned as an alternative outlet and to accommodate emergency vehicles if necessary. This exit will be considered a "right -out only" to eliminate traffic conflicts. An additional 28 foot wide access easement is proposed to connect the residential traffic to the parking areas and the recreation room/restaurant. The primary egress from Watermark Villas is combined with the entry at Avenue 52 and will employ an acceleration lane designed for safely merging with westbound traffic on 3 Avenue 52. Exiting Watermark Villas onto Avenue 52 will also be designated as a "right -out only" intersection. ` Pedestrian walkways are proposed to interconnect residential dwelling units with all recreational amenities and the proposed two-story recreation room/restaurant. Installation of a 12 foot wide meandering Class I golf cart pathway/pedestrian walk along Jefferson Street and Avenue 52 will provide an alternative mode of travel for residents of Watermark Villas and their guests. IV. Drainage/Flood Control Hydrology- Flood Control — Onsite Storm Retention A close examination of the site topography indicates existing terrain is generally sloping from northeast to southwest. Natural drainage flow is consistent with the site topography and flows are generally to the southwest. Area drains shall be strategically placed to intercept nuisance water and storm water flows for sub -surface conveyance to a proposed retention basin. This proposed retention basin shall be located in the southwest corner of the development to retain the natural on- site flow, occasional nuisance water, and developmental run-off. Analysis of storm water flows for a 100 year/24 hour event, given an anticipated 50% urban coverage of the site, dictate a retention basin design capacity of 3.8 acre feet (See Exhibits 2 and 5). V. Utilities Existing & Proposed Utilities — Electrical , Water & Sewer, Natural Gas. and Cable TV The proposed development has accessibility to all utility purveyors. Electrical power shall be supplied by Imperial Irrigation District (I.I.D.), Water and Sewer by Coachella Valley Water District (C.V.W.D.), Natural Gas by Southern California Gas Company, Telephone service by Verizon, and cable television by Time -Warner Cable (See Exhibits 6 and 7). VI. Phasing and Implementation Phasing description — Infrastructure phasing Watermark Villas shall consist of six (6) phases. The infrastructure phase shall constitute Phase -1 and the five remaining phases will generally follow the proposed cluster arrangement at the cul-de-sacs and roadway knuckles depicted on the site plan (See Exhibit 2). The two lighted regulation -size tennis courts shall require a Conditional Use Permit approval (See Exhibit 2). 12 VII. WATERMARK VILLAS - DESIGN GUIDELINES A. Community Elements 1. Entries Access to the project site will be from Avenue 52, an existing major arterial street. Entry columns and gates along with decorative paving will be used to identify the project entry. Project signage will be incorporated into the entry design. Enhanced landscaping, that is consistent with the resort character of the community, along with date palm trees will be use at this location. 2. Walls This project will be a gated community with a perimeter wall, which is consistent with the existing projects along Jefferson Street and Avenue 52. The wall will have offsets and columns to add interest and provide for detailed landscaped areas. All walls will be designed to blend with existing adjacent projects. The wall will be slump stone with a sack finish. Brick details will be used as a cap at special locations. 3. Open Space / Recreation Areas The project will feature a total of nine pool areas with one major community pool area and restroom facilities. The pool areas will be located in the center of the resort building clusters for easy access. These pool areas will be designed as an "oasis area" which will include trees, colorful shrubs and limited areas of turf. Sitting areas with fountains and trellises provide focal points for relaxation. A large open space area with lawn will be used for passive recreation and storm water retention. 4. Lighting It is recommended that all interior private streets be adequately illuminated to provide for the safety and comfort of vehicular and pedestrian movement. Low-level lighting will be used wherever possible. Path lights will be used for pedestrian walkways and near amenity areas. Accent lights will be used accentuate landscape features. All lighting will comply with the dark sky ordinance of the City of La Quinta. 5. Project Identity Sign A sign will be incorporated at the main entry island along Avenue 52 with a tranquil water pond in front of the sign. A secondary sign will be recessed into the wall at Jefferson Street. The lettering will be hand painted with a tile background. B. Residential Communities Architecture The design of the villas will be governed by the basic principle that the design respects the climatic conditions found in the California desert areas. The most appropriate architecture found in the desert adheres to common-sense design elements: the need to provide shelter from the sun with thick walls for insulation, light colors for reflection, and recessed windows. exterior and and The use of shading elements including, overhangs, deep set windows, trellises and awnings are essential to shield windows from the sun. The result is a structure both visually and functionally enduring which responds to the climate and culture of the California desert communities. 1. Villas Design Criteria (a) Building Massing and Scale The architectural image of the Residential units will be perceived primarily from streets, and open spaces. Building mass, scale, and roof form require careful articulation in their architectural expression on all sides. Decks and balconies will provide outdoor living space that take advantage of the desert climate. (b) Building Heights and Setbacks The two story Villa should maintain low plate lines and profiles at street fronts and boundary edges. Buildings are to be sited at angles to the interior street to provide interest and avoid a monotonous street scene. (c) Roof Pitches and Materials Simple pitched gable, hip or shed, and flat roof forms with slopes shall be the predominate roof elements. All pitched roof materials shall be double mudded 2 -piece clay tile. Roof projections and overhangs are encouraged as a response to energy and climate concerns. Low maintenance details, limiting the amount of exposed wood, are encouraged. rol Appropriate: • Simple pitched gable, hip or shed roof forms (encouraged). • Cornice banding for detail (encouraged). • Creating jogs in ridge line (encouraged). • Varying plate heights and ridge heights (encouraged). (c) Materials and Colors Exterior building materials will be of natural materials, which are compatible with and reflect the elements of the surrounding natural environment. This includes wood, masonry, adobe, concrete, and stucco. Exposed wood should have a minimum two-inch dimension and be protected from excessive moisture and sun exposure. Exposed wood sheathing shall be limited to the underside of the roof. Exterior of buildings will be of a rough stucco finish. Complimentary accent materials and colors are allowed and encouraged. Wood trim shall be stained with semi -transparent stain or painted as accents. The crisp, clean and simple use of tile, brick, stone, masonry, or pre- cast concrete is permitted as design accents and trim. Color is intended as a primary theme element reflecting the indigenous elements of the natural environment. The values should generally be light, with darker or lighter accents encouraged to highlight the character of the structure, particularly in respect to the balcony rails, awnings, inlaid tile, bands, and cornice bands. All accents must relate to the architectural form and character of the building. Colors to be used on each project shall comply with the guidelines established herein. (d) Windows and Doors Recessed door, wood windows with aluminum cladding on the exterior, and wall openings are characteristic elements of the intended architectural style and convey the appearance of thick protective exterior walls. Fully recessed openings are encouraged, although plaster projections and projecting windows may be used to add articulation to wall surfaces. 7 C. Landscape The intent of the landscape guidelines is to achieve a consistent landscape / project theme throughout the community and provide continuity with the adjacent projects in La Quinta. The internal landscape program should meet water efficiency requirements set forth by the State of California. The intent of the landscape and irrigation guidelines is to maintain a high degree of water conservation while also maintaining the appearance of quality landscape programs throughout the Coachella Valley. This will be accomplished through: * Plant materials selected for both their drought tolerance as well as their aesthetic qualities: * Blending use of water efficient and lush appearing materials for maximum visual impact with minimum water usage: * The design of irrigation systems to maximize water efficiency, e.g., drip irrigation for shrubs and trees not in turf areas, deep root irrigation for trees to keep root systems away from structures and Hardscape, prevention of unnecessary over spray and runoff. 1. Project Landscape Concept: The landscape theme for the project is derived from the existing date palm grove found at the site. It is the intention to preserve the grove in its natural state and only remove or relocate trees to allow for site improvements such as roads or buildings. The appearance of the project will be that of residential buildings set within a date palm grove. 2. Project Perimeter Landscaping The perimeter along Avenue 52 and Jefferson Street will be compatible with the existing perimeter landscape of adjacent projects. The design will promote water efficiency by utilizing water efficient plants with drip irrigation. Groupings of Canopy Trees and Citrus trees will be used for shade. Vines will be used intermittently along the wall between groupings of shrubs and colorful ground covers. Existing date palm trees will provide a backdrop for the wall and perimeter planting. 2. Open Space Landscaping The open space area will include turf for passive recreation, surrounded with a Date Palm Grove theme. A pedestrian path way will lead from the various clusters of villas to the community pool area. Each villa cluster will have its own private pool area and spa with informal seating areas. Small areas of turf will be used adjacent to pool areas and to' provide for play and other activities. Canopy trees will be used to provide shade along pedestrian ways and near buildings to shade patios and decks. Accent planting with colorful groundcovers will be used at interior street intersections to provide interest. 2. Villas Landscaping The two story units will accentuated by the existing date palm trees. Canopy trees will be used for sun control and to accentuate the architecture. Planter beds will include water efficient shrubs and ground covers with drip irrigation. Colorful vines will be used on trellises and walls. Landscape Development Standards 1. Detailed landscape planting, irrigation, and construction plans will be required for project entries, perimeters, and retention basins. 2. A licensed Landscape Architect will prepare landscape plans. 3. All common areas of the project not occupied by other improvements shall be planted with trees, shrubs, and living and inert groundcover. 4. Inert groundcover shall include Desert Gold Decomposed Granite and Cresta cobble as accents. 5. Boulders of indigenous material will be used as accents throughout the project. 6. Vines and espaliers will be used on wall surface as screens and accents. 7. All trees on interior streets will be minimum 24" box size. 0 8. Thirty-six inch (36") box size trees or larger shall be used at community entries as accents. 9. Xeriscape planting principles will be used to encourage planting of landscape material that is appropriate to the region. 10. All irrigation systems will employ water conservation methods including fully automatic systems and rain shut offs. 11. Drip irrigation and other water efficient systems will be used. 12. The use of turf will be limited. The exception to this is the retention basins, which will be primarily turf. 13. The "Date Palm Grove" concept will be used throughout the community. The perimeter streetscape will have a plant palette adapted to the lower desert region. 14. Accent lighting will be used to highlight signage and highlight trees and entries. 10 AERIAL PHOTO EXHIBIT I TENTATIVE TRACT 31798 In the City of La Quinta FOMOTOR ENGINEERING TENTATIVE TRACT 31798 In the City of La Quinta MASTER SITE PLAN EXHIBIT 2 1489'54'037 35803° N89'54'03"E 166.31' 140',3p,00"E R-138 00—_ A= ' L= 1 119.19. 2 26 \ ' R=80.00' 6=48'00'46" N89 54 03 E L=67.04' R=65 {� 12D.D7' &--48'0 L=54 ' l:- N89`47'13"E 907' OE A' a � 1 � R40 R40 u 2YdN1 U 4 ifi1LF RA JJ4' LOT1 �,� j Y �. E 19.4± AC. g _Mf An IAMUN ® m PI w oxRISE CM Oil howa Qv u LL �i CJs Ir ►KK f�. x � � AT INTERM STREEISS ¢p OFFICE C 5 SUNDRY STORECOVERED PARKING ti 20' + 29' TWO-STORY BLDG 7 5 S cs �� g X 9ry 8� pLL T1P STAL�LNG n `�� p� ° r4 �® RETENTION BASIN GUS D �� ��� 1VJ 5:1 SLOPE 4' DEEP ti CAPACITY=3.8 AC. FT. 92D L 28' Q ACCESS EASEMENT \� R.1 Go, n.rs .eo.0 ca CaR T' A TH X249.5 E LOT 'A' LAN - - N89 5i 03 E 1107.22' EXISTING CURB CURB & GUTTER PROPOSED CURB & GUTTER PR OSED CURB & GUTTER �iJ Y EXI$TiN CURB &BUTTER X000'04" y, AVENUE 52 EXISTING RIGHT OF WAY " i! z<� L=0.04' A TIN FA - L EV IKG Ell 90' TAPER 0 cn LL W �o 0 z FOMOTOR ENGINEERING TENTATIVE TRACT 31798 In the City of La Quinta RETENTION BASIN 5:1 SLOPE 4' DEEP CAPACITY=3.8 AC. FT, EXISTING CURB & CITY GENERAL PLAN -EXISTING EXHIBIT 3a 39'54'03"E 8 N09'5_4'03"E 166.31' 140`635'00"E - - - R :118 00' &--49'30'57" L=119 26' R=80 00' 6--48'00'46" !� N99'5403 E L=67.04' 1 R=65.00' 0.07' A-40' '4G" 1 L=5a j ° N89'47'13°E 90.786 T R4O R40 a l $v 18 1 NAlll LOT 1-�a � T' <E IT Y 19.4± AC. ,' r. ,�� y 1 uNUlii m e * h x POOL OX100 v� I 32 Fz � r OJPIEM 7 ,r WAX f i I*.a R-900' R t+ . A � 4;1p 15 �. OFFICE S m � SUNDRY STORE 0014:RE0 PARKING � 20' : 28' TWO-STORY BLOC � C S w ® a TYP PARKINGa a O 381 `•_r' STALLr5'` CHD HOUCj' 70' ACCESIJ LOT 'A' LANG TJ89 1 3 1107.22' � - PROPOSEO CURB & GUTTER PR SED CURB & GUTTER EXIS11146 CURB & AVENUE 5 2 EXISTING RIGHT OF WAY I- ?? z <0 LEGEND NC Neighborhood Commercial FOMOTOR ENGINEERING TENTATIVE TRACT 31798 In the City of La Quinta 1 o C o V'e RETENTION BASIN 5:1 SLOPE 4' DEEP CAPACITY=3.8 AC. FT.. EXISTING CURB & R40 N09'54'03"E 1 CITY GENERAL PLAN -PROPOSED EXHIBIT 3s 40.35'00"E 1 .6 R-1 38 00' 6=49'30'57" \ L=119 26' R=80.00' 6=48'00'46" N89'54'03 E L=67.04' R' 120,07' R=65 00 6=40`00'a L=54 N89'4 { O j R40 a V 8� 25 YJ 9, m I d L _ 2 `l n 5 32 TYP PXARANG LOT N87$ 53 E1107.Zx' PROPOSED CURB & GUTTER PR OSED CURB & CUTTER AVENUE 52 EXISTING RIGHT OF WAY G � o ACCESS EASEMENT LANM i w1�-'Y EMSTIN CURB & U L, E Q O sa I U I COVERED PARKING A `] LEGEND MHDR Medium -High Density up to 12 du/ac FOMOTOR ENGINEERING TENTATIVE TRACT 31798 In the City of La Quinta RETENTION BASIN 5:1 SLOPE 4' DEEP CAPACITY -3.8 AC. FT EXISTING CURB & LOT 'A' H 1 1107.22' PROPOSED CURB & GUTTER PROf OSED CURB & GUTTER AVENUE 52 EXISTING RIGHT OF CITY ZONING -EXISTING EXHIBIT aA 66.31' 40'3�5'pp'E X49'30'57" \ L=119.26' R=80.00' A--48'00:46" 120.p1° N8 20 07' E L=67.04' R-69.00, x=48'0 'a L=54 N89"4 R40 a V 9 I>I d L Ho f� 4 a 5 r/ 32 1 n � W1! 1 1b01 COVERED PPARKING ' II lel1 AR CURB & GUTTER LEGEND CN Neighborhood Commercial N O Z ENG NEER/NG TENTATIVE TRACT 31798 CITY ZONING -PROPOSED EXHIBIT 4B In the City of La Quinta '03°E 166.31' c �. �•''� / `R40'' CAP A c I C"Y= 14. 7C FP- NI LOT 1 19.4± AC. . N4DNI � e Piz QFFICE NDRY ,TORE 75 f to s,-slcpv XIG 3 �1a9 PYP PAMI'lC EXISTING CURB & GUTTER PROPOSED CURB & GUTTER W AVENUE 52 CURB & GUTTER --J EXISTING RIGHT OF WAY 14441 fFf R=138 00' A= 49'30'57" L=119.26' R=80.00' N89'S4 03 L=67.04' I R=65.00'1 CURB & GUTTER co"(ru vAwuNC I � I f V LEGEND MRMII Medium High Density Residential FOMOTOR ENGINEERING TENTATIVE TRACT 31798 In the City of La Quinta GRADING/DRAINAGE PLAN EXHIBIT 5 N00�5'S6>M s 190 3N G5 .._., : ,,_ -.-'—t=_N99''�D',%E --S66.SL., _. IA '; .�.. � _-- � �'l2 t+�800'Jr; X1'"`4. rfr J L 1l.r :li R=90.(10 - r � J 1i l AR[A CR4ua {ItirS t / _—,.+__ a4H'OD of Y I „_.+' 1481)'59'U /r L:67.04 Rr65:00 u / b F 0 1rr p r �Z �apD 6 /'sf y R40. ,�t•.. boa^" , _ R� '`-`y �. r 14�5Ll TYPICAL SECTION — 52ND AVENUE TYPICAL SECTION — JEFFERSON STREET PRIMARY ARTERIAL—A MAJOR ARTERIAL NOT TO SCALE NOT TO SCALE t PAD 30,5 U%ILIARY =.1 J I , TP16In '? a f uAf1 3U,5 •. I ,,±r 7 3 P D 304 a IL ? ('} I LOT try ,J R4 S .xlStrWG CtyRB h GLIIIEN _ -.� :y`��.. 1r r.Ri ' TO 1 E%. GROUND 6" TO V PROPOSED PRIVATE STREET SECTION NOT TO SCALE GRAPHaC SCALE LEGEND -SD STORM DRAIN O SDMH STORM DRAIN MANHOLE ® AD AREA DRAIN 19 CB CATCH BASIN TP TOP OF PAVEMENT TYP GRADING AT PAD FOMOTOR NOT TO SCALE ENGINEERING 1.E. 7.L S' FLUSH CURB S' FLUSH CURB A.C. PVM'T 2% ' TO 1 E%. GROUND 6" TO V PROPOSED PRIVATE STREET SECTION NOT TO SCALE GRAPHaC SCALE LEGEND -SD STORM DRAIN O SDMH STORM DRAIN MANHOLE ® AD AREA DRAIN 19 CB CATCH BASIN TP TOP OF PAVEMENT TYP GRADING AT PAD FOMOTOR NOT TO SCALE ENGINEERING TENTATIVE TRACT 31798 EXISTING AND PROPOSED UTILITIES-SEWEREXHIBIT 6 In the City of La Quints &WATER _ N00'29'56"W 1.90' M'54= 390.2 N89'54'03'E 160.jr 140'3'OVE f , a�4s•3o'sr �RISTIRG—T8"INAiER MA11� L•119.20' R�80.00' / j Aa+B'00'46' 14895+'D3'E L-67.04' R�65. anti L-04 " L � N89'4793'E II C R40 ° IST ar LOT 1 � .� N� E Y I I 19.4± AC. a MB e 5 1WLZ 92 P tis I 27,� A � D L DRYOFFICEST �1 e I I Z Z SUNDRY STORE. Jia] ` I P T* -STORY BLDG �v€R,,yym,, PARIgNO I J OC 4 - TI � 4a1 R ra ° n? PX16 38 SM"' F I RETENTION BASIN WAND 5:1 SLOPE NO95E — \ ,,��[[ i• T+> ,Q 4' DEEP 4 t' �11EN WW � CAPACITY -3.8 AC. FT. — l EVSI IO' ACCESS SEkV MAIN r J'�. GGY.�r �' `EASEMENT _ y I r--rn Pi70PD"WU %REEK - HITEC1'5 PLAN). r �A TF! R -TwA :iWw—" ie74�- ' AIDSCA LEYY�` ' _ — — — — — ,.— — — — — — _ —=LRIOSC7�G IAt=B= — — — -- — 11 7. ' q CURB & GUTTER E1d5itN CURB 8 OGTTER La0.0+ IOSTITIG rA —� � '�i }V}jri E70S11NG RIC41T OF WAY ! 52 E IISTING MEDIAN � 100' 11A.1I 3 90TAPER 3 R y E705 ZZ _ EXISTING 14' SEWER FORCE MAIN z (� k+ EXISTING 8' SEWER( FORCE MAIN--- :, Ipf Tft SfWEN LEGEND — -- Existing water main (size as noted) -- — Existing sewer force main (size as noted) Proposed, 8" water main Proposed 10" sewer main O Z FOMOTOR ENGINEERING Z A=0'00'04" L=0.04' TENTATIVE TRACT 31798 In the City of La Quinta RETENTION BASIN 5:1 SLOPE 4' DEEP CAPACITY=3.8 AC. FT. tr =, EXISTING CURB & LOT N89'S1 03 E 1107,22" PROPOSED CURB k GUTTER PR OSEO CURB k CUTTER AVENUE 52 EXISTING RIGHT OF WAY UTILITIES -TELEPHONE, GAS &ELECTRICAL EXHIBIT 7 166.31' 405'00 �39'30'S7" A La919.26' R=80.00' \ tk 48'00'46" N89%403 E L=67.04' R-65,00" 120.07' C=48'00' 6" L-54 N89`47'II 90.78 4 V) A V) R40 a 25�x3FU 1rMI z 0 5 32 CURB h COVERED PARKING 1 III LEGEND Existing underground telephone Existing 611 gas main — Existing overhead electrical FOMO�ENGINEERING TYPICAL STREET SECTIONS TENTATIVE TRACT 31798 In the City of La Quinta KISTING N'LY 20' MIN. VARIABLE 55 55' PROPOSED LANDSCAPE LOT 12' 43' PARKWAY TO CURB FACE PROPOSED SCREEN WALL VARIES 12' VARIES SEE LANDSCAPE PLANS EXHIBIT 8 EXISTING S'LY R/W EXISTING CURB & GUTTER 11 1 EXISTING MEDIAN 2y I I -� 2% 12' WIDE PROPOSED MEANDERING EXISTING A.C. PVM'T. OLF CA PATHWAY/MEANDERING NG LKT TYPICAL SECTION — 52ND AVENUE PRIMARY ARTERIAL—A NOT TO SCALE EXISTING W'LY R/W 20' MIN. VARIABLE 60' PROPOSED LANDSCAPE g' 51' LOT AWAY TO CURB FACE PROPOSED SCREEN WALL VARIE 12' VARIES SEE LANDSCAPE PLANS EXISTING E'LY R/W 60' A EXISTING CURB & GUTTER 1` EXISTING MEDIAN 2% 12' WIDE PROPOSED MEANDERING SHARED CLASS I GOLF CART EXISTING A.C. PVM'T. PATHWAY/MEANDERING WALK TYPICAL SECTION - JEFFERSON STREET MAJOR ARTERIAL NOT TO SCALE I EX. GROUND., o /w . •� .. Lia t D' 14' 14' 10' P.U.E. P.U.E. 5' 5' FLUSH CURBFLUSH CUR A.C. PVM'T A.C. PVM'T 2% 2� L6" TO 1' 6" TO 1� PROPOSED PRIVATE STREET SECTION NOT TO SCALE _-EX. GROUND FOMOTOR ENGINEERING y , yq fu rvw# " x r ,' .6 , �,. • t ..' a '. �I � `' } Y - a ;ILA ` qFt (fq / WR Jr"' 11i x 1^ ,41 �e f1 3 .o ri: g'r + � r' e=-• w.��ir4p jr Milk sink r ). .We LT v j r l .sem.... - I — \ S t t AVENUE 52 i - ._ ENTRY SPECIAL PAVING— WALL] STREE78CA12E I OPEN LAWN AREAS ELEMENT I WATER EFFICIENT LANDSCAPE NATIVE GROLINDCOVERS I FORMAL ARRANGEMENTS WITH ACCENT PLANTS AND DATE PALM GROVE OF PALMS PLANTS h " 4: • rl! CITFW TREES DESERT CANOPY TFEES 71'em, a _ symb.i Sclentlrlc Name Common Name Planting Size 0�y RFue lancea Arrlcen sumac 24°/36 -Box r Schlrue moll. California pepper 24'/36 -Box ® R Fe d+ferr.l. lMrniea Chile- mea title 24' -Box Exleling TI ane tip. Tip. tree 36/42" -Box 5 -Gel Cllrus Lreee Coae/nlle vallq Grown 24" -Box ,p4-tnn ilp. - �-we n ,,. r'. Brahsa erme Le vin- ' -. 1 Symbol Scientific Name - •., _ ..� P4©wpm. WlSlemlb t:jymaer � Le ,�Q.�. �ugelnvlllee ' fhurrA �s'�' Calllendre Inee� Kzaae lances Cltrw va - mbol Scientific Name Common Nem. Planting 51.. 0�y Chemaerope rumple Mediterranean fan palm 24 -/36 -Box r Caeeal role uldwrlma Mexican Blue Palm 24'/36 -Box r Pho.nlx dectlfifera Dale palms Exleling A Carleea Caluandne a lequllelere 'Boxwood Beauty � t,L 6Wgalnt•I led 'b "N' 4aana FIo,,o purchweIlea 5lyniVOI SOI—Ulla Name Gammon Name Planting 5128 0�y Bou alnvulea 'Oo La La' Bcuge myalae 5 -Gal 1 ( Caeeal role uldwrlma Red bird or paredlee 5 -Gel QCastle nemophlla Desert taenia 5-Ge1 Lawn X lo- con estum X loema 5 -Gel ��0pLt® 1;,,,p LI -trtan J.'Texanum' Japans. plv.t 5 -Gal OOPlltoepwum Carleea 'Boxwood Beaul. ' Natal plum 5 -Gal L. w Dwarf' Pitloe rum 5 -Gal fiativia terrcantry Mexlcen ea 8 5•Gal ® Nenelna dGmeetl4a Neevenl bamboo 5-0e1 Orn"YMoewrn G COCORNER PLAZA JON -- STF*M caIPE • FECfEATION CENTER • WATER EF FIC@TY LANDSCAPE CORNER • COF OLWAN WITH ACCENT PLANTS AID • SPECIAL PAYNO COLORFUL UN GAODCCNER6 • AEAIDEFM SIDEWALK • CITRUS ITEES • DESERT CANOPY TFEW FM SHADE EYOY.rkOWY4 d� Y•e �ti � �eyyY��.r�. amnpAi is Liguelrum �. Texarum PlttOspxarvm L'W Dwarf " yr R=rvl bol Selentirlc Name Common Nene Planting Slze K [� 1155i]C1AiE5 PFPC. Lantana montevldenele Fwple lantana I -Gal • 5' o. 9\l.q W.PVBM9PAT Vacs Lrtllr 3eeP•N iN1 Ni. lTlf1J. Lenten. New Gold' New gold lantana 1- Gel o AT A—I Color Seasonal —*5' Flat. • 6" o Lawn Id "I'd e fay. DD a OR a p anger. .ser nd 2'-4' die.. 631..6 Boulders By De.WL Rock and S"P N Wlvla reueanlra . ... , .• . v% •`e �,. `r rYf �� Lantana *I.0 r �v,�' A1.xniaa `InmwLir•a Brx.nxlnvlllaw 'M I . i . __ -� 6Nd _ NO DATE - - TYPE By JCO N,IE W.WaaNImHIA] bKirWak: °FR IFLAiI faR I'RaC11Lµa.tO ar�sme.. is IXLWM an I- +MM1siP- i.11 r rtwl6 ShWr NO.. TOM .ran 111 L-1 T K [� 1155i]C1AiE5 PFPC. NT�,YiplL!1r°I' La.pTC'+yE AIO.ILCRtlaI. mAW I.. 9\l.q W.PVBM9PAT Vacs Lrtllr 3eeP•N iN1 Ni. lTlf1J. WATERMARK VILLAS AT SilverRock Ranch LA QUINYA CAUKWNFA z fay. __ -� 6Nd _ NO DATE - - TYPE By JCO N,IE W.WaaNImHIA] bKirWak: °FR IFLAiI faR I'RaC11Lµa.tO ar�sme.. is IXLWM an I- +MM1siP- i.11 r rtwl6 ShWr NO.. TOM .ran 111 L-1 GUIDELINES FOR SUSTAINABILITY TENTATIVE TRACT 31798 In the City of La Quinta rz r all w I a- U w w D z a N w O EXHIBIT 9 J CL U r w z a W) W O a - F -R T K D ASSOCIATES, INCORPORATED LAND PLANNING - LANDSCAPE ARCHITECTURE FOMOTOR PH: (;780]320-857FAX: (780327-857ENGINEERING )} 5 B J U S) GUIDELINES FOR SUSTAINABILITY TENTATIVE TRACT 31798 In the City of La Quinta u L O Q W> J w IL U ru w ru F— z W O ' w' O (' M' (L EXHIBIT 10 u to u F S �aQ 04 o X Q p 4 lu y : o ~ w IL a O Q W> J w IL U ru w ru F— z W O ' w' O (' M' (L EXHIBIT 10 u u S m : o ~ w IL a co Z 0 w co w w z LU U p � � Z3 lu O 7 UJ w O O 9L 121 TKD ASSOCIATES, INCORPORATED LAND PLANNING - LANDSCAPE ARCHITECTURE FOMOTOR PH: (760) 320.8899 ENGINEERING FAX: (760) 327-8575 October, 2003 8 a a do GUIDELINES FOR SUSTAINABILITY TENTATIVE TRACT 31798 In the City of La Quinta CANOPY TREE b' SLUMP STONE W/ SACK FINISH VINES ON WALL WATER EFFICIENT SHRU56 WITH COLORFUL GROUND COVERS 12' WIDE PROPOSED MEANDERING SNARED CLASS I GOLF CART PATHWAY/MEANDERING WALK EXISTING N'LY R/W 20' MIN. VARIABLE PROPOSED} LANDSCAPE LOT _ 12' _ ARKWA 12' ARI E VARIEE 55' 43' TO EXISTING CURB t GUTTER EXISTING A.G. PVM'T .--- EXISTING MEDIAN 52nd AVENUE - SECTION SCALE: 1"-20'-0" EXHIBIT I I 18' 55' T K D ASSOCIATES, INCORPORATED LAND PLANNING - LANDSCAPE ARCHITECTURE FOMOTOR PH: (780) 320.8899 ENGINEERING I October, 2003 GUIDELINES FOR SUSTAINABILITY TENTATIVE TRACT 31798 In the City of La Quinta CANOPY TREE 6' SLUMP STONE WALL W/ SACK FINISH VINES ON WALL WATER EFFICIENT SHRUBS WITH COLORFUL GROUND COVERS 12' WIDE PROP09ED MEANDERING 5f4ARED CLA58 I GOLF CART PATNWAY/MEANDERINCs WALK EXISTING W'LY R/W 20' MIN. VARIABLE PROPOSED LANDSCAPE LOT 9' ARKWrAY 0 m- EXISTING CURB 4 GUTTER EXISTING A.C. PVM'T. EXISTING MEDIAN JEFFERSON STREET - SECTION SCALE: I"=20' -O" EXHIBIT 12 14' ... / T K D ASSOCIATES, INCORPORATED LAND PLANNING - LANDSCAPE ARCHITECTURE FOMOTOR PH: (760) 320.8899 ENGINEERING K C FAX: (760) 327-8575 October, 2003 GUIDELINES FOR SUSTAINABILITY EXISTING - DATE PALMS TO REMAIN 'h Rnu vl�* o EX 6ROUNO— TENTATIVE TRACT 31798 In the City of La Quilnta EXHIBIT 13 WATER EFFICIENT SHRU85 AND COLORFUL GROUND COVERS 225' RAU 14' �I - 14' 5' i =CUBµ CURB FLUSH CURB AC. PVM'T � 'vMT I PROPOSED PRIVATE STREET SECTION NOT 10 SCALE T K D ASSOCIATES, INCORPORATED LAND PLANNING- LANDSCAPE ARCHITECTURE FOMOTOR PH: (760) 320.8899 ENGINEERING TKC FAX: (760)327-6575 October. 2003