SP 2006-080 SilverRock Resort (07-18-2006)Ole
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OF S I LVERROCK
SILVERRoCK RESORT
SPECIFIC PLAN
July 18, 2006
CITY OF LA QUINTA
ACKNOWLEDGEMENTS
LA QUINTA CITY COUNCIL
Mayor - Donald Adolph
Mayor Pro Tem - Stanley Sniff
Council Member - Tom Kirk
Council Member - Terry Henderson
Council Member - Lee Osborne
LA QUINTA PLANNING COMMISSION
Chairperson - Paul Quill
Vice -Chairperson — Richard Daniels
Kay Ladner
Ed Alderson
Katie Barrows
LA QUINTA STAFF
Tom Genovese — City Manager
Douglas R. Evans — Community Development Director
Les Johnson, Planning Manager
CONSULTANT TEAM
Impact Sciences, Inc.
Tony Locacciato - Principal
Ali Mir - Staff Planner
803 Camarillo Springs Road, Suite A
Camarillo, CA 93012
APPROVED BY CITY COUNCIL
1
BY DATE
R O'
CASE ;, 1
SECTION 1
INTRODUCTION
TABLE OF CONTENTS
IINTRODUCTION...........................................................................................................................................1
1.1 EXECUTIVE SUMMARY.................................................................................................................1
1.2 PURPOSE AND INTENT................................................................................................................. 2
1.3 REGIONAL SETTING.......................................................................................................................3
1.4 LOCAL SETTING..............................................................................................................................5
1.5 PLANNING BACKGROUND AND PROJECT HISTORY.......................................................... 7
1.6 ENABLING LEGISLATION.............................................................................................................9
1.6.1 Required Findings...................................................................................................... 9
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE....................................10
1.8 ENTITLEMENT PROCESS.............................................................................................................11
2 PLANS, PROGRAMS, AND GUIDELINES......................................................................... .............12
2.1
RESORT CONCEPT........................................................................................................................12
2.1.1
Planning Area Definition.........................................................................................12
2.1.2
Planning Area Characteristics................................................................................12
2.2
LAND USE
.......................................................................................................................................14
2.2.1
General Plan Context.........................._....................................................................14
2.2.2
Existing General Plan Designations.......................................................................14
2.3
ZONING...........................................................................................................................................16
2.3.1
Existing Zoning.........................................................................................................16
2.3.2
Proposed Zoning......................................................................................................16
2.4
THE MASTER PLAN OF LAND USE..........................................................................................18
2.4.1
Land Use By Planning Area....................................................................................18
PlanningArea 1........................................................................................................20
PlanningArea 2........................................................................................................21
PlanningArea 3........................................................................................................21
PlanningArea 4........................................................................................................22
PlanningArea 5........................................................................................................23
PlanningArea 6........................................................................................................24
PlanningArea 7........................................................................................................25
PlanningArea 8........................................................................................................25
2.5
CIRCULATION PLAN...................................................................................................................26
2.5.1
Internal Circulation System....................................................................................26
2.5.2
Project Entry Conceptual Designs..........................................................................26
2.5.3
Multi -Use Trail..........................................................................................................26
2.5.4
Accessibility...............................................................................................................26
2.6
CONSERVATION, OPEN SPACE, AND RECREATION PLAN..............................................29
2.6.1
Conservation.............................................................................................................29
2.6.2
Open Space................................................................................................................29
2.6.3
Recreation..................................................................................................................30
July 18, 2006 SilverRock Resort Specific Plan i
2.7 INFRASTRUCTURE........................................................................................................................
30
2.7.1
Water..........................................................................................................................30
3.1.1
2.7.2
Sanitary Sewer..........................................................................................................31
3.1.2
2.7.3
Storm Water Drainage.............................................................................................31
3.1.3
2.7.4
Public Utilities...........................................................................................................31
3.1.4
2.7.5
Refuse Collection......................................................................................................31
3.1.5
2.7.6
Schools.......................................................................................................................32
3.1.6
2.7.7
Law Enforcement......................................................................................................32
3.1.7
2.7.8
Fire Protection...........................................................................................................35
3.1.8
2.7.9
City Administration.................................................................................................
35
3 ZONING AND DEVELOPMENT REGULATIONS..............................................................................36
3.1 SPECIFIC PLAN OVERLAY DISTRICTS.....................................................................................36
3.1.1
Planning Area 1........................................................................................................37
3.1.2
Planning Area 2........................................................................................................38
3.1.3
Planning Area 3..................................................................._....................................39
3.1.4
Planning Area 4........................................................................................................40
3.1.5
Planning Area 5........................................................................................................42
3.1.6
Planning Area 6........................................................................................................43
3.1.7
Planning Area 7........................................................................................................45
3.1.8
Planning Area 8........................................................................................................45
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS..............................................................46
3.3 SPECIFIC PLAN AMENDMENTS................................................................................................49
3.3.1
SPECIFIC PLAN AMENDMENT PROCEDURES...............................................49
3.3.2
SPECIFIC PLAN ENFORCEMENT.......................................................................49
4 GENERAL PLAN CONSISTENCY............................................................................................................51
4.1 LAND USE ELEMENT...........................................................................................................51
4.2 TRAFFIC AND CIRCULATION ELEMENT.......................................................................51
4.3 OPEN SPACE ELEMENT.......................................................................................................53
4.4 PARKS AND RECREATION ELEMENT.............................................................................53
4.5 NATURAL RESOURCES ELEMENT....................................................................................53
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT..............................................54
4.7 ENVIRONMENTAL HAZARDS ELEMENT.......................................................................55
4.8 CULTURAL RESOURCES ELEMENT..................................................................................56
July 18, 2006 SilverRock Resort Specific Plan ii
EXHIBIT LIST
Exhibit1
Regional Map.........................................................................................................................................4
Exhibit2
Specific Plan Area..................................................................................................................................6
Exhibit 3
Aerial Photograph of Specific Plan Area............................................................................................8
Exhibit4
Planning Area Diagram......................................................................................................................13
Exhibit 5
General Plan Designations for Specific Plan Area
..........................................................................15
Exhibit 6
Zoning Designations for Specific Plan Area....................................................................................17
Exhibit 7
Illustrative Master Plan for Specific Plan Area...............................................................................19
Exhibit 8
Circulation within the Specific Plan Area........................................................................................27
Exhibit 9
Conceptual Plans for Specific Plan Area Entries.............................................................................28
Exhibit 10
Wet Utilities within the Specific Plan Area......................................................................................33
Exhibit 11
Dry Utilities within the Specific Plan Area......................................................................................34
LIST OF TABLES
Table1
Planning Area 1 — Land Use..............................................................................................................20
Table2
Planning Area 2 — Land Use..............................................................................................................21
Table3
Planning Area 3 — Land Use..............................................................................................................22
Table4
Planning Area 4 — Land Use..............................................................................................................23
Table5
Planning Area 5 — Land Use..............................................................................................................24
Table6
Planning Area 6 — Land Use..............................................................................................................25
Table7
Planning Area 7 — Land Use..............................................................................................................25
Table8
Planning Area 8 — Land Use..............................................................................................................25
Table 9
Golf Course Ancillary Building Development Standards.............................................................38
Table 10
Civic and Cultural Arts Facilities Building Development Standards..........................................39
Table 11
Boutique Hotel Building Development Standards.........................................................................40
Table 12
Resort Hotel and Casitas Building Development Standards........................................................42
Table 13
Mixed -Use Resort Retail Village Building Development Standards............................................43
Table 14
Traditional Hotel and Resort Casitas Building Development Standards....................................44
Table 15
SilverRock Resort Parking Program.................................................................................................48
July 18, 2006 SilverRock Resort Specific Plan "iii
I Introduction
1.1 EXECUTIVE SUMMARY
The SilverRock Resort Specific Plan is organized in four sections, as described below:
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 the SilverRock Resort Specific Plan Area and provides the guidelines for development within
each of the Planning Areas established by this Specific Plan.
Section 3, Zoning and Development Regulations: This section establishes the zoning applicable to land
within the SilverRock Resort Specific Plan Area. Development regulations are presented for each zoning
designation defined in this Specific Plan.
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 evaluation the consistency of the SilverRock Resort
Specific Plan with the City of La Quinta General Plan.
July 18, 2006 SilverRock Resort Specific Plan 1�1 1
1.2 PURPOSE AND INTENT
This Specific Plan is intended to guide future development and use of land within the SilverRock Specific
Plan Area. This document establishes development plans, guidelines, and regulations for the Specific
Plan Area. The Specific Plan is intended to ensure quality development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan.
While this Specific Plan defines the location, type and amount of development allowed within the
Specific Plan Area, consistent with the requirements for Specific Plans identified in State Planning and
Land Use Law, it is intended to provide a degree of flexibility to allow future development to respond to
the opportunities in the marketplace for the unique resort development allowed by this Specific Plan
during the time period anticipated for the area to fully develop.
July 18, 2006 SilverRock Resort Specific Plan
1.3 REGIONAL SETTING
The SilverRock Resort Specific Plan Area is located approximately 105 miles from the City of Los Angeles
and the Pacific Coast and approximately 240 miles from the Phoenix/ Scottsdale metropolitan region as
shown on Exhibit 1. The Specific 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.
The City of La Quinta, a 35.05 -square -mile municipality located in the southeastern portion of the
Coachella Valley, was incorporated in 1982. The City is bounded on the west by mountainous land and
the City of Indian Wells; on the east, by the City of Indio and unincorporated Riverside County; on the
north by Riverside County; and federal and County lands to the south.
July 18, 2006 SilverRock Resort Specific Plan
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July 18, 2006 SilverRock Resort Specific Plan + 4
1.4 LOCAL SETTING
The SilverRock Resort is accessible from Interstate 10 by way of Jefferson Street. As shown in Exhibit 2,
the Specific Plan Area is generally bordered by Avenue 52 on the north, Avenue 54 on the south, Jefferson
Street on the East, and the Santa Rosa Mountains on the west. The Specific Plan Area is bisected by the
Coachella Canal, which flows west from Jefferson Street and then turns south within the project site.
Surrounding uses include The Citrus residential and golf course community to the north of Avenue 52,
The Hideaway residential and golf course community to the east of Jefferson Street, and the PGA West
residential and golf course community to the south of Avenue 54.
July 18, 2006 SilverRock Resort Specific Plan
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July 18, 2006 SilverRock Resort Specific Plan 6
1.5 PLANNING BACKGROUND AND PROJECT HISTORY
The SilverRock Specific Plan Area has been planned for development with golf course, hotel, and
commercial and related uses for over 20 years. The SilverRock Resort Specific Plan Area was originally
part of the larger Oak Tree West Specific Plan, adopted in 1985. The Oak Tree West Specific Plan Area,
which also included the area located north of Avenue 52 now developed as 'The Citrus' community,
allowed the development of hotel, residential, commercial uses and 45 holes of golf within this larger
Specific Plan Area. This Specific Plan will replace the Oak Tree West Specific Plan for the subject
property only. The Oak Tree Specific Plan will remain in effect for all other properties within its
boundaries.
In 1998, a resort development project was proposed for the property that makes up the SilverRock Resort
Specific Plan Area. This project, called The Ranch, included two 18 -hole golf courses along with hotel,
commercial and residential uses. The applicant for that project did not pursue its approval.
In March 2002, the City adopted an update of the City of La Quinta Comprehensive General Plan. The
General Plan designated the majority of the SilverRock Resort Specific Plan Area for Golf Course and
Tourist Commercial uses, with the remaining portion designated as Open Space. The Golf Course land
use designation allows both public and private golf courses with their associated ancillary uses, while the
Tourist Commercial designation allows resort hotels, multi -family resort residential casitas, recreational
uses, conference centers and ancillary retail shops.
In May 2002, the City of La Quinta Redevelopment Agency acquired the property included in the
SilverRock Resort Specific Plan Area to achieve several objectives, including:
• Implement the City's General Plan;
• Provide public recreation opportunities by developing two public golf courses on the site; and
• Facilitate the development of resort and commercial uses that will generate recurring sources of
revenues for the City in the form of transient occupancy taxes, sales taxes, and property taxes.
The City began construction of the SilverRock Resort Arnold Palmer Classic Golf Course in 2004 and the
course opened to the public in spring 2005. This 18 -hole public golf course, 7,753 yards in length,
occupies approximately 200 acres of the Specific Plan Area, as shown on the current aerial photograph of
the Specific Plan Area presented in Exhibit 3. Access to the Arnold Palmer Classic Golf Course is
provided by SilverRock Way, which currently extends from Avenue 52 south into the Specific Plan Area.
July 18, 2006
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July 18, 2006 SilverRock Resort Specific Plan 8
1.6 ENABLING LEGISLATION
• The authority to prepare, adopt, and implement the SilverRock Resort Specific Plan 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, after holding a public hearing, may adopt a Specific Plan and/or an
amendment to the Specific Plan by either ordinance or resolution.
• The SilverRock Resort Specific Plan is a regulatory document that, once adopted, will serve as the
Specific Plan and Development Code for the SilverRock Resort Specific Plan Area. Once the
SilverRock Plan is in effect, all future development within the Specific Plan Area must be
consistent with the Specific Plan.
1.6.1 Required Findings
According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make three specific
findings in order to approve the project. Each finding is listed below, followed by a discussion of how
each is satisfied by this project. The project's success in meeting the required findings is supported by the
facts presented throughout the Specific Plan document.
1. Consistency with the General Plan. The plan or amendment is consistent with the goals, objectives,
and policies of the general plan.
• The SilverRock Resort Specific Plan is a resort and golf course development which is consistent
with the General Plan Land Use designations for the parcels included within the Specific Plan
Area. All uses approved for proposed development within the Specific Plan are consistent with
the existing General Plan Land Use designations. These uses include:
G: Golf Course Open Space
TC: Tourist Commercial
W: Water Course/Flood Control.
2. Public Welfare. Approval of the plan or amendment will not create conditions materially detrimental
to the public health, safety, and general welfare.
• The master concept plan for this Specific Plan is consistent with City development standards,
which are established to protect public health and safety.
• In accordance with the General Plan, a golf resort -oriented development is consistent with the
"G" and "TC" Land Use designations that currently exist for the Specific Plan Area.
3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties.
• The surrounding parcels include a wide variety of uses that include preserved natural open space
in the Santa Rosa Mountains, single-family residential units, and other golf and recreational uses.
• The allowed uses in this Specific Plan do not present any issues related to incompatibility with
existing adjacent uses to the Specific Plan Area.
July 18, 2006 SilverRock Resort Specific Plan 9
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
The City of La Quinta Redevelopment Agency acquired the property that makes up the SilverRock Resort
Specific Plan Area in 2002. The Redevelopment Agency prepared an Initial Study in 2002 to evaluate the
potential impacts that could result from the acquisition and development of two publicly owned golf
courses and resort uses including the same types of uses allowed by this Specific Plan. On the basis of
this Initial Study for The Ranch Project, the Redevelopment Agency adopted a Mitigated Negative
Declaration (MND) for the acquisition and development of the site in May 2002.
The City has prepared an Addendum to the MND prepared for The Ranch project that was previously
proposed for the Specific Plan Area, to assess potential environmental impacts of this SilverRock Resort
Specific Plan. The Final MND of The Ranch project was completed and approved in May 2002. As the
allowed uses in this Specific Plan are not different than the uses proposed in The Ranch project, a
subsequent negative declaration was not necessary. The Ranch project called for similar public golf
courses and recreational resort uses as proposed in this Specific Plan. The Specific Plan Area is smaller in
size than The Ranch project, but the uses allowed within this Specific Plan are not substantially different
or than those included in The Ranch project description. The Addendum includes updated information
to reflect changes in the Specific Plan Area, including but not limited to the development of one of the
two allowed golf courses since the certification of the Final MND of The Ranch project. Also included in
the Addendum are descriptions and analysis based upon an approved Coachella Valley Water District
(CVWD) Water Supply Assessment and Water Supply Verification for the uses allowed in this Specific
Plan, as well as a Domestic Water and Sanitation System Installation and Irrigation Service Agreement
between the City of La Quinta and the CVWD for the Specific Plan Area. Improvements to the roadway
network, and service and utility infrastructure within and adjacent to the Specific Plan Area are also
incorporated into the Addendum. Finally, the Addendum also analyzes the Specific Plan based upon an
updated City of La Quinta General Plan, and conformance of the allowed intensity of uses contained in
this Specific Plan with the Traffic Analysis Zones included in the Circulation Element of the City of La
Quinta General Plan. The Addendum to the Ranch MND has found that this SilverRock Resort Specific
Plan would not result in any new or substantially more significant environmental impacts, as assessed in
The Ranch MND.
The City Council, on July 18, 2006, reviewed and considered the Addendum to the MND and ordered the
filing of a Notice of Determination (NOD).
July 18, 2006 SilverRock Resort Specific Plan 10
1.8 ENTITLEMENT PROCESS
Approval/ certification of the following actions will be required to implement the proposed project:
Specific Plan: This Specific Plan is designed to provide guidance to the public, City staff, and
decision makers in realizing the objectives of the proposed project as defined above. This
document includes the land use and development standards, design guidelines, infrastructure
needs, and implementation strategies to fully implement the allowed uses in this SilverRock
Resort Specific Plan. The Specific Plan is adopted by the City of La Quinta City Council by
ordinance.
• Site Development Permit: Issuance of a Site Development Permit and Sign Program shall be
required by the Planning Commission and shall include:
— Approval of a Site Plan
— Approval of Architectural Design
— Approval of Landscape Design
— Approval of Sign Program
— Approval of Subdivision Maps.
• Grading and Building Permits: Grading and building permits, as needed, shall be obtained from
the City, for each phase or building, as required by the City.
Disposition Development Agreement(s) and Development Agreement(s) regarding future
development in accordance with the Specific Plan.
July 18, 2006 SilverRock Resort Specific Plan � 11
SECTION 2
PLANS, PROGRAMS
AND GUIDELINES
2 Plans, Programs and Guidelines
2.1 RESORT CONCEPT
This Specific Plan allows for the development of public golf courses, hotel resort facilities, and supporting
commercial uses. The Specific Plan provides for the development of a second high-quality public golf
course with supporting facilities, a public park, a hotel with a conference center, a resort hotel, a boutique
hotel, a mixed-use resort retail village, meeting facilities, and resort casitas.
2.1.1 Planning Area Definition
The Specific Plan Area defines eight distinct Planning Areas, each with corresponding development
criteria and development standards. The location and extent of each of these Planning Areas is shown in
Exhibit 4.
2.1.2 Planning Area Characteristics
The size and allowed uses in each Planning Area are identified below. More detailed development
criteria and design development guidelines for these Planning Areas are contained in Section 2.4, Master
Plan of Land Uses, in this Specific Plan.
Planning Area 1: Allowed uses in this Planning Area include two 18 -hole golf courses and supporting
facilities, including a clubhouse, driving range, instructional facility, and a golf course maintenance
facility. One 18 -hole golf course currently exists in this Planning Area. Planning Area 1 includes
approximately 373 acres.
Planning Area 2: This Planning Area includes the existing Ahmanson House, which will be preserved
and maintained for use as a commercial, civic and/or cultural events facility. This Specific Plan allows
the use of this existing facility and the development of additional facilities which may include a
restaurant with up to 300 seats, up to 10,000 square feet of conference facilities, and/or up to 80 guest
units. Planning Area 2 includes approximately 4 acres.
Planning Area 3: The allowed use in this Planning Area is a boutique hotel containing a minimum of 188
units and maximum of 225 units that can be occupied separately with a minimum of 200 keys, and a
maximum of 260 keys. Planning Area 3 includes approximately 13 acres.
Planning Area 4: Allowed uses in this Planning Area include a resort hotel and appurtenant resort casitas
containing a maximum of 405 units that can be occupied separately with a maximum of 520 keys.
Planning Area 4 includes approximately 30 acres.
Planning Area 5: Allowed uses in this Planning Area include a mixed-use resort retail village containing
up to a maximum of 160,000 square feet. Planning Area 5 includes approximately 9 acres.
Planning Area 6: Allowed uses in this Planning Area include a hotel and resort casitas containing a
maximum of 450 units that can be occupied separately with a maximum of 500 keys. Planning Area 6
includes approximately 31 acres.
Planning Area 7. Planning Area 7 includes a total of approximately 35 acres to be used as public park.
Planning Area 8: Planning Area 8 includes a total of approximately 51 acres containing existing and
planned public facilities including streets, the existing All American Canal and water well sites.
July 18, 2006 12
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Planning Area 1: Public Golf Course
PlanningArea 2: Civic and Cultural Events Facilities
Q Planning Area 3: Boutique Hotel
Qi Planning Area 4: Resort Hotel and Resort Casitas
Planning Area 5: Mixed -Use Resort Retail Village
Planning Area 6: Traditional Hotel and Resort Casitas
Planning Area 7: Public Park
l Planning Area 8: Public Facilities tL
Exhibit 4 — Planning Area Diagram
600 300 0 600
APPROXIMATE SCALE IN FEET
835-001.06/06
July 18, 2006 13
2.2 LAND USE
2.2.1 General Plan Context
The SilverRock Resort Specific Plan implements the City of La Quinta General Plan by bringing detailed
policies and regulations together into a focused development plan for the Specific Plan Area. The
SilverRock Resort Specific Plan is a regulatory document which, when adopted by the City Council of La
Quinta, will govern 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 Specific
Plan Area.
The location and alignment of the land uses and zones depicted in this Specific Plan are diagrammatic.
The precise layout of the second golf course, the hotels, the mixed-use village, and support facilities will
determine the actual alignment and adjacency of each land use category.
The SilverRock Resort Specific Plan is prepared as a link between the La Quinta General Plan and
subsequent development proposals for the individual Planning Areas defined in this Specific Plan. The
Land Use Element of the La Quinta General Plan establishes the City's policy relative to the planned
future pattern, intensity, density, and relationships of land uses in the City. The purpose of the Land Use
Element within the City's General Plan is to establish official City 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.
The SilverRock Resort Specific Plan implements the City's General Plan by:
• Specifying the land uses in the plan area;
• Delineating standards for land use compatibility with the City's goals and policies; and
• Providing the framework for development in an orderly manner.
2.2.2 Existing General Plan Designations
The existing General Plan Land Use Map designations for the Specific Plan Area, illustrated on Exhibit 5
are:
G: Golf Course Open Space
TC: Tourist Commercial
W: Water Course/Flood Control
July 18, 2006 14
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July 18, 2006 15
2.3 ZONING
2.3.1 Existing Zoning
The existing zoning for the project area is illustrated in Exhibit 6 and includes:
GC - Golf Course
CT — Tourist Commercial
FP — Floodplain
2.3.2 Proposed Zoning
The proposed zoning under the Specific Plan for the project area would not change. As a part of the
Specific Plan, land uses are designated within the existing General Plan Zones identified in Exhibit 6.
These land uses are consistent with the General Plan zone uses.
July 18, 2006 16
Exhibit 6 — Zoning Plan Designations for Specific Plan Area 836-001.06106
July 18, 2006 17
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for the SilverRock Resort Specific Plan Area provides for the development of a resort
environment including hotels, boutique hotels, spas, and other resort -rental and resort -oriented uses.
Exhibit 7 presents an illustrative master plan showing the major features of the resort.
A detailed discussion of the land uses allowed and planned for the SilverRock Resort Specific Plan and
the development intensity is presented for each of the seven planning areas. The Land Use tables
illustrate a complete tabulation of land uses, zoning, acreage, and densities within each planning area.
Table 6 represents a comprehensive tabulation of land use, zoning, acreage, units, and density for the
SilverRock Resort Specific Plan area in total.
2.4.1 Land Use By Planning Area
A range of land use categories is provided for within the SilverRock Resort Specific Plan Area. These
include Golf Course and Tourist Commercial uses. Eight individual Planning Areas are defined in order
to address each unique development environment within the Specific Plan Area.
The description of the land uses allowed within each Planning Area below consists of a narrative and
supporting graphics to delineate the uses allowed within each Planning Area.
Development standards for each Planning Area are presented in Section 3, Zoning and Development
Regulations.
July 18, 2006 18
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APPROXIMATE SCALE IN FEET
Exhibit 7 — Illustrative Master Plan for Specific Plan Area
835-001.05106
July 18, 2006 19
Planning Area 1
Planning Area 1 includes approximately 374 acres planned to accommodate two 18 -hole public golf
courses and related golf and support facilities.
This Planning Area includes the existing Arnold Palmer Classic Golf Course, which occupies
approximately 179 acres on the western edge of the Specific Plan Area and the existing driving range,
which occupies approximately 13 acres of this Planning Area.
Approximately 163 acres are provided for the development of a second 18 -hole public golf course. A
public hiking trail may be provided along the base of the Coral Mountains.
TABLE 1
PLANNING AREA 1- LAND USE
SilverRock Resort Specific Plan Golf Course Area
GENERAL PLAN/LAND USE ZONE ACRES MAXIMUM UNITS/DENSiTY
GC Golf Course/Open GC 341 -
Space
GC Clubhouse GC 7 Pro Shop: 2,250 sq. ft
Dining Room: 3,000 sq. ft.
Bar/Grill: 1,500 sq. ft.
Banquet Space: 3,500 sq. ft.
Kitchen: 2,500 sq. ft.
Day Locker Rooms: 1,500 sq. ft.
Administrative Office: 750 sq. ft.
Lobby/Circulation/ Storage /Common
Space: 4,000 sq. ft.
TOTAL: 20,000 sq. ft.
GC Driving Range GC 13
GC Golf Training/ GC 9 -
Practice /Instruction
Facility
GC Golf Course GC 3 -
Maintenance Facility
TOTAL 373 20,000 sq. ft. (Clubhouse Only)'
' Final clubhouse space allocations subject to adjustment during site development permit process. All space
references are approximate.
July 18, 2006 20
Planning Area 2
Planning Area 2 consists of approximately 4 acres containing the existing Ahmanson Home, situated in
the rocky outcroppings, a former working -ranch hacienda, which has been renovated for use as the
temporary clubhouse for the Arnold Palmer Classic Golf Course.
After the new clubhouse is developed, the Ahmanson Home and additional facilities may be developed
in this Planning Area with the allowed uses including a restaurant with up to 300 seats, up to 10,000
square feet of conference facilities, and/or up to 80 hotel units.
TABLE 2
PLANNING AREA 2 — LAND USE
SilverRock Specific Plan Civic and Cultural Events Area
GC Civic/ Cultural Use Area GC 4 Existing
Historic Landmark:
Ahmanson House
Proposed Uses
Restaurant: up to 300 seats
Conference Facilities: up to
10,000 sq. ft.
Hotel: up to 80 units
Destination Spa
Outdoor Activities
TOTAL 4
Planning Area 3
Planning Area 3 consists of approximately 13 acres planned for an intimate, boutique (investor owned)
hotel with a high level of service and a unique architectural theme. Boutique hotels differentiate
themselves from larger chain or branded hotels by providing an exceptional and personalized level of
accommodation, services, and facilities. Facilities would be designed for short-term stay and would
include a management program to encourage use of hotel rental pool; with a fee paid for unit owner use.
The units and resort casitas allowed in this Planning Area may be sold as condominium -hotel units, will
full access to resort amenities and services.
When not in use by the owners, all units shall be offered for rental as part of the resort. Such rentals may
be offered by the unit owner, a third party rental agent or an agent affiliated with the resort operator. All
use of the units, including by the owners, shall be through the resort front desk check-in and check-out
procedure, using electronic keys controlled by the resort operator. The resort operator shall have the
ability to book all unbooked units as demand dictates within 2 weeks of the date being requested, and
may charge a booking fee for such booking. The individually sold units may include, but are not limited
to, such types of ownership as residence club, condominium -hotel, or timeshare -designed units.
July 18, 2006 21
The hotel developed in this Planning Area is required to meet the operational standards and include the
specific features identified below:
■ Quality — 4 -star quality level or higher providing a luxury hotel experience with expanded
amenities in a distinctive highly finished environment. Public spaces including restrooms,
restaurants and meeting spaces are furnished with upgraded materials such as granite, marble,
specialty lighting, and custom millwork. Distinctive and authentic architectural details such as
clay tile, iron gates, fountains, and pavers are included throughout. Lobby areas feature elegant
live plants and floral displays.
■ Services — Service must be provided at a 4 -star level or higher. Services must include, but are not
limited to, on-site sales efforts that solicit and/or serve group meetings, turndown service, room
service, laundry service, personalized wake up calls, concierge and bell services, secure luggage
storage facilities, and covered valet parking.
■ Amenities — Amenities must include at least one signature dining restaurant with minimum
seating for 80 indoor and 40 outdoor, a well appointed lounge/bar with minimum seating for 40,
guest registration lobby of at least 1,500 square feet, a first-class spa and fitness facility of at least
8,000 square feet (sf) at least one fully amenitized pool offering food service and cabanas, and at
least 10,000 sf of interior meeting space. A highly upgraded Presidential Suite to be included of
at least 2,500 sf. Landscaping must include distinctive entry water features, use of fountains
throughout, and substantial landscaping material. Hardscape materials to include tumbled
pavers and tile in courtyard areas. At least 50 percent of required parking must be provided in
covered or trellised parking areas. At least 150 parking spaces shall be in the parking structure.
■ Guest Units — Guest units are to be finished with upgraded materials such as stone, wood, and
tile flooring, upgraded carpet and pad, granite or tile counters, tile and/or marble baths,
decorative wood beam ceilings where applicable, flat screen televisions, LodgeNet or equal
services, 2 telephones, kitchenette with top-of-the-line or equal appliances, custom fireplaces in
some units, luxurious bedding, and top-quality furnishings, uniformity of units/ furnishings.
TABLE 3
PLANNING AREA 3 — LAND USE
SilverRock Specific Plan Boutique Hotel Planning Area
TC — Boutique Hotel
TOTAL
TC
13 225 Units/260 Keys
13 225 Units/260 Keys
Planning Area 4
Planning Area 4 consists of approximately 30 acres planned for development of a resort hotel, including
appurtenant units in casitas-style buildings adjacent to the hotel.
The resort hotel in this Planning Area is intended to offer a destination for vacation travelers and those
planning retreats and meetings, rather than simply being a place to stay while in the area. Resort hotels
offer unique features, themes and amenities for vacation travelers over and above those provided by
other lodgings. The amenities, surroundings, and services provided in resorts are specifically designed to
create a single source location for guests to enjoy their stay.
July 18, 2006 22
The resort casitas allowed in this Planning Area are intended to be an investor owner condominium -hotel
unit, with full access to all resort amenities and services and one or more rental opportunities. The
allowed type of units may include, but are not limited to residence club, condominium -hotel, or
timeshare -designed units. A resort pool area(s) shall be provided for resort casitas. No individually
owned casitas unit pools are permitted.
The units and resort casitas allowed in this Planning Area may be sold as condominium -hotel units, with
full access to all resort amenities and services. No fewer than 90 of the total units at the hotel shall be
owned by the owners of the resort. When not in use by the owners, the units shall be offered for rental as
a part of the resort. Such rental may be offered by the unit owner, a third party rental agent or an agent
affiliated with the resort operator. All use of the units, including by owners, shall be through the resort
front desk check-in and check-out procedure, using electronic keys controlled by the resort operator. The
resort operator shall have the ability to book all unbooked units as demand dictates within 2 weeks of the
date being requested, and may charge a booking fee for such bookings. The individually sold units may
include, but are not limited to, such types of ownership as residence club, condominium -hotel, or
timeshare -designed units.
When not in use by the owners, all units shall be offered for rental as part of the resort. Such rentals may
be offered by the unit owner, a third party rental agent or an agent affiliated with the resort operator. All
use of the units, including by the owners, shall be through the resort front desk check-in and check-out
procedure, using electronic keys controlled by the resort operator. The resort operator shall have the
ability to book all unbooked units as demand dictates within 2 weeks of the date being requested, and
may charge a booking fee for such booking. The individually sold units may include, but are not limited
to, such types of ownership as residence club, condominium -hotel, or timeshare -designed units.
The hotel and/or casitas units developed in this Planning Area are required to meet the operational
standards and include the specific features identified below:
■ Quality — 4 -star quality level or higher providing a luxury experience with expanded resort
amenities in a distinctive, usually themed highly finished environment. Public spaces including
restrooms, restaurants and meeting spaces are furnished with upgraded materials such as granite,
marble, specialty lighting, and custom millwork. Distinctive and authentic architectural details
consistent with the resort theme are included throughout. Lobby areas are expansive and feature
elegant live plants, floral displays, and outstanding views.
■ Services — Service must be provided at a 4 -star level or higher. Services must include, but are not
limited to, on-site sales efforts that solicit and/or serve group meetings, turndown service, room
service, laundry service, personalized wake up calls, pool services, activities center, kids clubs,
excursions, concierge and bell services, secure luggage storage facilities, and covered valet parking.
■ Amenities — Amenities must include at least one signature dining restaurant with minimum
seating for 80 indoor and 30 outdoor, a well appointed lounge/bar with seating for a minimum of
40, a three -meal dining option seating at least 100 indoor and 60 outdoor, guest registration lobby
of at least 3,500 sf, a first-class spa and fitness facility of at least 12,000 sf, a kids club and teen center
of at least 2,500 sf, at least two fully amenitized resort pool offering food service, cabanas and swim
areas for children, one adult pool, and at least 20,000 sf of interior meeting space. Landscaping
must include distinctive entry features, use of themed elements, and mature landscaping material.
At least 30 percent of the parking shall be in structured or trellised areas.
■ Guest Units and Casitas — Guest units and casitas are to be finished with upgraded materials such
as stone, wood, and tile flooring, upgraded carpet and pad, granite or tile counters, tile and/or
marble baths, decorative wood beam ceilings where applicable, flat screen televisions, LodgeNet or
equal services, 2 telephones, kitchenette with top-of-the-line appliances, custom fireplaces in some
units, luxurious bedding, and top quality furnishings.
■ Multi -Use Conference -Theater Building — Up to 1 acre of land in Planning Area 4, adjacent to
Planning Area 5, may be developed with a multi -use conference -theater building. The building
shall be convertible for use for movies, live theater, and conferences.
July 18, 2006 23
TABLE 4
PLANNING AREA 4 — LAND USE
SilverRock Specific Plan Resort Hotel Planning Area
TC — Resort Hotel & Casitas TC
TOTAL
Planning Area 5
30 405 Units/520 Keys
30 405 Units/520 Keys
and Multi -Use Building
Planning Area 5 consists of approximately 9 acres planned for development of a mixed-use Resort Retail
Village. This specialty retail development is intended to provide a variety of additional retail, restaurant,
and entertainment options to hotel guests and members of the local community. This mixed-use village
may also include resort -oriented office, live -work loft units, and multi -family residential units.
The Resort Retail Village developed in this Planning Area is required to meet the operational standards
and include the specific features identified below:
■ Quality, Design and Parking — The Resort Retail Village design shall be complimentary to the
resort hotel and casitas in terms of both quality and aesthetics. Pedestrian access shall be
designed to encourage a seamless flow between resort accommodations and resort retail village.
■ Tenant Mix — Allowed tenants include, but are not limited to, themed or signature national
presence restaurants, local and national retailers, banks, general store, brokerage, art galleries,
gourmet market and resort -oriented offices. Other uses may be approved in writing by the
Director of Community Development.
TABLE 5
PLANNING AREA 5 — LAND USE
SilverRock Specific Plan Resort Retail Village Planning Area
TC - Resort Retail Village TC tr 160,000 sq. ft.
TOTAL 9 160,000 sq. ft.
Planning Area 6
Planning Area 6 consists of approximately 31 acres planned for development of a hotel, including
appurtenant resort casitas.
The hotel in this Planning Area is intended to be a resort or boutique hotel.
July 18, 2006 24
Individually owned condominium -hotel units shall have full access to all resort amenities and services
and one or more rental opportunities. When not in use by the owners, the units shall be offered for rental
as part of the resort. Such rental may be offered by unit owner, a third -party rental agent, or an agent
affiliated with the resort operator. All use of the units, including by the owners, shall be through the
resort front desk check-in and check-out procedures, using electronic keys controlled by the resort
operator. The resort operator shall have the ability to book all unbooked units, as demand dictates,
within two weeks of the date being requested and may charge a booking fee for such bookings. The
individually sold units may include, but are not limited to, such types of ownership as residence club,
condominium -hotel, or timeshare -designed units. The hotel and/or casitas developed in this Planning
Area are required to meet the operational standards and include the specific features identified below:
■ Quality — 4 -star quality level or higher providing a luxury experience with expanded resort
amenities in a distinctive, usually themed highly finished environment. Public spaces including
restrooms, restaurants and meeting spaces are furnished with upgraded materials such as
granite, marble, specialty lighting, and custom millwork. Distinctive and authentic architectural
details consistent with the resort theme are included throughout. Lobby areas are expansive and
feature elegant live plants, floral displays, and outstanding views.
■ Services — Service must be provided at a 4 -star level or higher. Services must include, but are not
limited to, on-site sales efforts that solicit and/or serve group meetings, turndown service, room
service, laundry service, personalized wake up calls, pool services, activities center, kids clubs,
excursions, concierge and bell services, secure luggage storage facilities, and covered valet
parking.
■ Amenities — Amenities must include at least one signature dining restaurant, a well appointed
lounge/bar, a three -meal dining option, guest registration lobby, at least two fully amenitized
resort pools offering food service, cabanas and swim areas for children. At least 50 percent of
required parking must be provided in covered or trellised parking areas.
■ Guest Units and Casitas — Guest units and casitas are finished with upgraded materials such as
stone, wood, and tile flooring, upgraded carpet and pad, granite or tile counters, tile and/or
marble baths, decorative wood beam ceilings where applicable, flat screen televisions, LodgeNet
or equal services, 2 telephones, kitchenette with quality appliances, elegant bedding, and quality
fumishings.TABLE 6
PLANNING AREA 6 - LAND USE
SilverRock Specific Plan Hotel and Casitas Planning Area
TC — Hotel & Casitas TC 31 450 Units/500 Keys
TOTAL 31 450 Units/500 Keys
Planning Area 7
Planning Area 7 consists of approximately 35 acres located at the northeast corner of the Specific Plan
Area planned as a community park. Special events such as public parking, automobile displays, art
festivals, corporate events in conjunction with on-site hotels, and other similar activities are permitted,
subject to a temporary use permit.
TABLE 7
July 18, 2006 25
PLANNING AREA 7 — LAND USE
SilverRock Specific Plan Public Park Planning Area
GC Park GC 35 -
TOTAL 35 -
Planning Area 8
Planning Area 8 consists of approximately 51 acres planned to contain existing and planned public
facilities including streets, two water well sites, and the existing All American Canal.
TABLE 8
PLANNING AREA 8 — LAND USE
SilverRock Specific Plan Public Facility Planning Area
PF Water Well Sites PF 2
W All American Canal W 19 -
PF Streets/ Landscaping PF 30 -
TOTAL 51 All acreage figures are approximate and subject to modification during review of subdivision maps and/or site
development permits.
July 18, 2006 26
2.5 CIRCULATION PLAN
2.5.1 Internal Circulation System
The circulation system for the SilverRock Specific Plan Area Plan consists of two streets:
SilverRock Way — north -south access road extending from Avenue 52 to Avenue 54 with a minimum 61'
of ROW containing two 10' parkways and 41' of paved travel area accommodating two-way traffic. The
northern portion of SilverRock Way extending from Avenue 52 to Planning Area 2 has been constructed
to provide access to the Ahmanson Home, which is being used as the clubhouse for the Arnold Palmer
Classic Golf Course. Additionally, golf cart lanes and pedestrian walkways will be incorporated, on or
adjacent to existing roadways, for improved circulation and safety.
Jefferson Access Road — east west access road connecting SilverRock Way to Jefferson Street. 74 feet of
ROW with 12' parkways, and a two way divided roadway with a 10 -foot median and 20 feet of paved
travel area in each direction. See Exhibit 8 for a description of the proposed circulation system within the
Specific Plan Area. Additionally, golf cart lanes and pedestrian walkways will be incorporated, on or
adjacent to existing roadways, for improved circulation and safety.
Other local roadways and driveways will be provided. Modifications of street sections may be
considered and approved during review of site development permits.
2.5.2 Project Entry Conceptual Designs
The center of the SilverRock development is provided public access to the golf amenities by way of
Jefferson Street and Avenue 52 from the north. The privacy and serenity of the SilverRock recreational
and commercial developments is a signature of the development that is enhanced by way of a series of
private, gated residential enclaves accessed from the north, east, and west of the project area. It is
envisioned that manned or unmanned project area entry points will provide secured access to all golf and
resort development within the plan area. These entry point locations (and potential entry points) are
illustrated in Exhibit 9.
2.5.3 Multi -Use Trail
Multi -use trails are planned for the perimeter of and within the Specific Plan Area that will accommodate
both non -motorized and golf cart use. The perimeter trail will run along the south side of Avenue 52, the
west side of Jefferson Street, and a short distance of the north side of Avenue 54. The multi -use trail will
also run adjacent to SilverRock Way and may include the Jefferson Street entry access road as well.
The multi -use, pedestrian, bicycle, and golf cart trails will be a key design feature of the resort
encouraging public access to the clubhouse, signature hotel, and resort commercial areas. In addition, the
trail design will also include interpretation features that provide cultural, geological, and biological
historical information of the area. A detailed analysis of the final interior trail design shall be conducted
and incorporated into the project development plans.
2.5.4 Accessibility
All on-site Planning Areas shall be accessible for pedestrians, bikes, and golf carts. Planning Areas 4, 5,
and 6 shall have a walkway adjacent to the lake, which shall include interconnected upgraded benches,
viewing areas, and other amenities. Golf cart access to and from the Village of La Quinta will be
provided to allow the use of golf carts for on- and off-site trips. All development area roadways shall be
open for public use and shall not be gated.
July 18, 2006 27
Cilw/ r[Z" t -Le %A/a%i Fnfry
SECTION A -A
tLNOT TO SCALE
Avenue 54
Jefferson
Street Entry
SECTION B -B
SECTION C -C
Note:
Alternative roadway sections may
be required to accommodate vehicles.
golf carts, bicycles and pedestrians.
Exhibit 8 — Circulation within the Specific Plan Area
835-001.06/06
July 18, 2006 28
SilverRock Way
Entry
n NOT TO SCALE
Exhibit 9 — Conceptual Plans for Specific Plan Area Entries 835-007.05!06
July 18, 2006 29
2.6 CONSERVATION, OPEN SPACE, AND RECREATION PLAN
The SilverRock Specific Plan Conservation, Open Space, and Recreation Plan identifies and establishes
the policies relative to the identification and management of natural resources, open space and recreation
amenities within the Specific Plan Area. The purpose of the Conservation, Open Space, and Recreation
Plan is to establish development policies and philosophy which identify areas in the SilverRock Specific
Plan Area with natural resources which shall be managed to prevent waste, destruction, or neglect.
Additionally, the plan identifies policies related to permissible uses and development standards within
Conservation, Open Space, and Recreation areas, as well as programs to ensure the conservation of
resources and identify desired courses of action/ strategies which provide the means to implement the
community's conservation policies.
2.6.1 Conservation
The SilverRock Specific Plan project area has been developed with the goal of balancing the conservation
and management of natural resources with the implementation of a high quality recreation based
community. Policies and programs for the conservation, management, and use of natural resources
include:
• Prevention of soil erosion using the appropriate design criteria and careful placement of
landscaping.
• Maintenance, protection, and replenishment of ground water by using the golf course areas as
drainage areas to absorb local runoff.
• Preservation of existing water resources by storing excess drainage water in the golf course lakes
for use in golf course irrigation.
• Elimination of groundwater contamination through the regional prohibition of septic tanks and
support of a regional sewage treatment plant.
• Protection and conservation of hillside ecosystems as well as retaining the City's natural
topographic features through careful limitation and selection of building sites.
• Water and energy conservation measures shall be implemented with the future development of
SilverRock Resort and shall include mitigation measures included in the Addendum to
Environmental Assessment 2002-453.
Topography
The development plan for SilverRock has used the characteristics and qualities of the natural landforms
to guide the location of golf and recreation sites, roads, building sites, and open space areas. Golf Course
amenities, which serve as open space for SilverRock, are generally located in low lying areas of the site
while the higher elevations are generally reserved for club facilities, hotel, and tourist commercial
building sites.
2.6.2 Open Space
The Open Space Concept
SilverRock is designed in recognition of the fact that as urban and suburban development takes place,
creation and open space becomes a limited and valuable resource. In addition, it is recognized that
high-quality projects are designed and planned around an open space/ recreation program. Two types of
open space/ recreation uses are planned for SilverRock: golf courses and common open space areas.
July 18, 2006 30
The majority of the project area is dedicated to open space in the form of two public championship 18 -
hole golf courses, public park space, and common open space areas.
To further maximize the effect of open space, common open space areas are strategically located
throughout the project. These common open space areas will result when resort units are clustered or
higher density hotel and commercial uses are developed along golf course areas. Where appropriate to
the adjacent casitas development, common area pools will be provided. Higher hotel and casitas pads
make the best use, not only of the golf course frontage, but also of the prevailing breeze and spectacular
Coachella Valley mountain views..
2.6.3 Recreation
The SilverRock resort is planned as a resort community and, therefore, contains as a major element and
extensive passive and active recreation program of development. Standards for the development of
recreation improvements are:
• Promotion of a variety of recreation uses in context with the SilverRock lifestyle;
• Development of high quality, public championship -level golf facilities;
Permitted recreation facilities include:
• Championship Golf Courses and Club Facilities
• Driving Range
• Golf Training Facility
• Swimming Pools and Jacuzzis
• Health Spas
• Trail Systems
• Pro Shops
• Shopping Amenities
• Ancillary Uses Complimentary to Resort Recreation Use
• Community Park Facilities
• Walkways and Trails
2.7 INFRASTRUCTURE
The infrastructure system, which serves the SilverRock project, is described below and is designed to
provide a coordinated system of infrastructure and public services to adequately serve the plan area and
at full buildout. The Infrastructure and Utilities Plan identifies standards for infrastructure and public
services relative to land use intensity for the plan area within the community's infrastructure and public
services policies. The infrastructure system planned to serve the SilverRock project is described below:
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 developments a fee per connection to tap into the potable
water distribution system. CVWD operates from system wide master plan that provides the City with
potable water, which is pumped from an underground aquifer through wells located throughout the
City. Wells range from 325 to 1400, plus or minus, feet in depth. Potable water pumped to the surface is
July 18, 2006 31
stored in six reservoirs located within the City. These six reservoirs provide high quality water to each
pressure zone in the City. SilverRock is within a pressure zone supplied by one well with a capacity of 10
million gallons. The potable water distribution system transports water to hotel/casitas and commercial
users via an underground system with lines ranging in size from 4 to 36 inches.
Although the City is blessed with ground water, the CVWD is continuing to take preventative 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, implemented through a landscape review
committee and a water management specialist on CVWD staff entrusted to promote the mutual goals of
the agency and the policies of the developer.
The district will furnish domestic water and sanitation service to SilverRock Specific Plan area in
accordance with the current regulations of this district. These regulations provide for the payment of
certain fees and charges by the developer, RDA, or City and said fees and charges are subject to change.
Irrigation Water
The primary supply of water for golf course and greenbelt irrigation and lakes shall be provided by the
CVWD from the Coachella Canal.
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 improvement, constructed by the
private developer. The CVWD assesses new development per equivalent dwelling unit (EDU) to provide
comprehensive wastewater collection and treatment. The current capacity of the Mid -Valley Water
Reclamation Plant is 7.0 million gallons per day (MGD). This facility serves numerous Coachella Valley
communities including La Quinta. The CVWD has indicated that the sewage treatment plant is
scheduled for expansion of 9.9 MGD in the future to serve additional demand, including the demand of
La Quinta encompassing the SilverRock plan area.
The sanitary sewer system shall be installed in accordance with District regulations. The area shall be
annexed to Improvement District No. 55 and Improvement District No. 82 for sanitation service.
2.7.3 Storm Water Drainage
The master grading and drainage concept of the development works within the character of the rolling
topography and landforms to provide an effective system of drainage and storm water management
while conserving and enhancing the open space feel of the SilverRock 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 prior to discharge. Storm water drainage from perimeter streets shall be
accommodated onsite. Exhibit 10 illustrates the "wet" utilities infrastructure, existing and proposed, in
the project area.
2.7.4 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone are routed
around the perimeter of SilverRock 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. Exhibit 11 illustrated the "dry" utilities infrastructure, existing and proposed, in the
project area. All utilities shall be underground—no overhead utilities are permitted.
July 18, 2006 32
Electricity
Electrical power is provided to the site as well as surrounding development from Imperial Irrigation
District (IID) substations in La Quinta.
Natural Gas
Southern California Gas Company provides service to the site from its service main along Highway 111
north of the property boundary.
Telephone
Land-based telephone services are provided by Verizon to the project area. Lines will be extended to the
site as needed. Regionally, cellular service providers are in abundance.
2.7.5 Refuse Collection
Refuse collection within the City limits is provided by an entity contracted by the City of La Quinta for
this purpose. Refuse collection occurs in accordance with a schedule established by the contractor and
the City. It is envisioned that SilverRock resort areas of the plan will be served by extension of the
contract refuse collection services currently in place at SilverRock Prior to regularly scheduled pick-up
and removal, refuse will be contained in a maintained surface bin environment ensuring an excellent
quality of environment.
2.7.6 Schools
School services for the specific plan area are facilitated by the Desert Sands Unified School District and
the Coachella Valley Unified School District.
2.7.7 Law Enforcement
Law enforcement services are provided to the City (and SilverRock) through a contract with the Riverside
County Sheriff's Department. The Sheriffs 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 Sheriffs
Department provided protection on a 24-hour basis, seven days per week. The Department utilizes
patrol deputies, which provide five-minute response times to the SilverRock plan area. Additional
deputies, which comprise its target team, are also contracted by the City and work 40 hours each. The
Sheriffs Department utilizes a standard of 1.5 deputies/ 1,000 population to adequately serve the City.
July 18, 2006 33
Avenue 52
14" Force Main
(To be Abandoned by
SilverRock
Legend:
� Existing Water
= M Proposed Water
= 0 Proposed Water by Others
� Existing Sewer
M Proposed Sewer
HIP
Existing Pump Station (To be Abandoned in Phase II)
Existing Back -Up Irrigation Pump Station
�PS + Proposed Pressure Reducing/Booster Station
8"ellE
Prospective Well Site
Existing Well Site
12" Sewer 12" Sewer
Avenue 54
600 300 0 600
tLl APPROXIMATE SCALE IN FEET
Exhibit 10 — Wet Utilities
635-001.06106
July 18, 2006 34
Avenue 52
= 0 Proposed Dry Utility Trench
Existing Gas Avenue 54
600 300 0 600
tL APPROXIMATE SCALE IN FEET
Exhibit 11 — Dry Utilities
835-001.08/06
July 18, 2006 35
2.7.8 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The Fire
Department administers three stations in the City. One facility (Station #32) on Avenue 52, west of
Washington Street, another facility (Station #93) on Adams Street, and another facility (Station #70) at the
intersection of Madison Street and Avenue 54 within the SilverRock project area. The Fire Department
also operates 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 form two to six
minutes. The ISO established its 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, which is located at Station #70
in La Quinta.
2.7.9 City Administration
City administration facilities in La Quinti currently include offices of approximately 31,000 square feet
for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance Department,
Community Development Department, 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. Given the current level of
developer -backed participation funding current growth within the City, this new facility provides
adequate space for City functions projected to suffice a growing population well into the future.
July 18, 2006 36
0
u g
wArL m U kToTd kTA.
\►1D1i11111,
IT-11�--Mm
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process allowing the use of land
planning and design techniques to create master -planned developments incorporating coordinated
building and landscape design, public recreation facilities, emphasizing a separation of pedestrian and
vehicular traffic.
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 CEQA and amend Chapter 9 of the City of La Quinta Zoning Code.
B. Permitted Uses. The SilverRock Specific Plan specifies the permitted uses within the plan area
boundaries defined within Planning Area 1 through Planning Area 8. Uses are tailored to the individual
site location within the SilverRock Specific Plan Area, existing topography, and other characteristics, and
are consistent with the General Plan.
C. Zoning Designation. The SilverRock Specific Plan specifies overlay zoning adopted in conjunction
with approval of the Specific Plan document. The SilverRock 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
parentheses; for example, TC (BH) for TOURIST COMMERCIAL (BOUTIQUE HOTEL).
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for Planning Areas 1 through
Planning Area 8 as delineated in the Planning Area Exhibit and are presented in the following order:
Planning Area 1
PUBLIC GOLF COURSE RECREATION AREA GC - (GC) USES AND STANDARDS
Description of Uses in Planning Area 1
Zoning and Development Regulation and Standards in Planning Area 1
Planning Area 2
CIVIC CULTURAL EVENTS FACILITY AND COMMERCIAL GC - (CC) USES AND
STANDARDS
Description of Uses in Planning Area 2
Zoning and Development Regulation and Standards in Planning Area 2
Planning Area 3
BOUTIQUE HOTEL TC - (BH) USES AND STANDARDS
Description of Uses in Planning Area 3
Zoning and Development Regulation and Standards in Planning Area 3
Planning Area 4
RESORT HOTEL AND RESORT CASITAS TC - (RH) USES AND STANDARDS
Description of Uses in Planning Area 4
Zoning and Development Regulation and Standards in Planning Area 4
July 18, 2006 36
Planning Area 5
MIXED-USE RESORT RETAIL VILLAGE TC - (RV) USES AND STANDARDS
Description of Uses in Planning Area 5
Zoning and Development Regulation and Standards in Planning Area 5
Planning Area 6
RESORT HOTEL AND RESORT CASITAS TC - (RH) USES AND STANDARDS
Description of Uses in Planning Area 6
Zoning and Development Regulation and Standards in Planning Area 6
Planning Area 7
PUBLIC PARK P - (P) USES AND STANDARDS
Description of Uses in Planning Area 7
Zoning and Development Regulation and Standards in Planning Area 7
Planning Area 8
PUBLIC FACILITIES P - (PF) USES AND STANDARDS
Description of Uses in Planning Area 8
Zoning and Development Regulation and Standards in Planning Area 8
3.1.1 Planning Area 1
PUBLIC GOLF COURSE RECREATION AREA - (GC) USES AND STANDARDS
Description of Uses in Planning Area 1
Planning Area 1 includes the SilverRock Public Golf Courses and Clubhouse facilities as well as ancillary
supporting facilities that define the character of the SilverRock Resort.
The Golf Course (GC) overlay for Planning Area 1 addresses land use within Planning Area 1 with the
development regulation and criteria presented below.
Golf Course Land Use in Planning Area 1
Golf Course land in Planning Area 1 is defined by the existing Arnold Palmer Classic Golf course and
will be further defined by the second public golf course to be developed within the Specific Plan Area.
Development criteria related to Golf Course areas are defined below.
Golf Course (GC) Uses and Standards
A. Purpose and Intent. To provide for the protection and preservation of golf course open space areas
within the SilverRock Resort.
B. Permitted 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
- Golf courses and other customary accessory uses including fairways, greens, tees, and
golf -cart paths, trails, and clubhouse
2. Accessory Uses
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
July 18, 2006 37
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
3. Temporary Uses and Interim Uses
- Golf tournaments
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
- Other uses as approved by Director of Community Development
C. Temporary and Interim Uses. Temporary events that accommodate 500 to 2,500 people shall not be
subject to a TUP application, provided the event organizer obtains written approval from the following
agencies or departments a minimum of 14 days prior to the event occurring (i.e., Riverside County Fire
Department, Riverside County Sheriffs Department, La Quinta Building and Safety Department, La
Quinta Code Compliance Department, La Quinta Public Works Department). Temporary events that
have 2,501 or more people in attendance shall require a TUP application to be processed and approved by
the City's Community Development Department, subject to the requirements of Section 9.100.140 of the
Zoning Ordinance. Applications for large temporary events shall be submitted to the City of La Quinta a
minimum of 60 days prior to the event taking place.
Temporary office/retail buildings, other than temporary construction offices, shall require a Site
Development Permit application, subject to the requirements of Section 9.210.010 of the City Zoning
Ordinance. Approval of the temporary buildings by the Planning Commission is required.
Temporary construction offices and their related facilities shall be subject to TUP application as required
by Section 9.100.140 of the City's Zoning Ordinance. Approval of the temporary use by the Community
Development Department is required.
D. Development Standards. The following development standards apply to the construction of ancillary
buildings for golf operations on property designated as Golf Course on the Land Use Plan.
TABLE 9
GOLF COURSE ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height 28 ft.
Maximum Number of Stories'
Minimum Perimeter Building Setbacks from:
Perimeter Residentially Zoned Property 20 ft.'
Abutting Commercial/Other Non -residentially Zoned Property 10 ft.'
Minimum Setback from interior Property Lines within Same Project 0
Minimum perimeter building setback shall be 5 ft. from abutting property with approval of Community
Development Director given adequate buffer and screening.
Above -ground stories.
July 18, 2006 38
3.1.2 Planning Area 2
CIVIC CULTURAL EVENTS FACILITIES - (CC) USES AND STANDARDS
Description of Uses in Planning Area 2
Planning Area 2 is a 4 -acre site that includes the existing Ahmanson House, which will be preserved and
maintained for use as a civic and cultural events facility. This Specific Plan allows the use of this existing
facility and the development of additional facilities including conference center, restaurants, and resort
lodging.
Civic and Cultural Arts Facilities Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
3 designated for Civic and Cultural Arts Facilities on the Planning Area Diagram.
A. Purpose and Intent. To provide for the preservation of the existing Ahmanson House and its use as a
public facility while permitting the development of compatible public and supporting commercial
facilities.
B. Permitted Uses.
1. Recreation Uses
- Golf course clubhouse
2. Public and Semi -Public Uses
- Conference Center
- Resort Spa
3. Dining, Drinking, and Entertainment Uses
- Restaurants
4. Lodging Uses
- Hotel and Casitas
5. Accessory Uses
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
6. Temporary Uses and Interim Uses
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
- Outdoor conference/ entertainment activities
C. Temporary and Interim Uses. Temporary outdoor event staging and parking facilities and onsite
sales, construction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within Planning
Area 2.
TABLE 10
CIVIC AND CULTURAL ARTS FACILITIES BUILDING DEVELOPMENT
STANDARDS
QUANTITYITEM
July 18, 2006 39
Maximum Building Height 40 ft.
Maximum Number of Stories 3
Minimum Building/ Landscape Setback from:
Perimeter Street Rights -of -Way 10 ft.
Minimum Building Setbacks from Interior Property Lines 0 ft.
Within Same Property
Refer to City Zoning Ordinance for all other property development standards except parking, which is in Table 16
herein.
3.1.3 Planning Area 3
BOUTIQUE HOTEL TC - (BH) USES AND STANDARDS
Description of Uses in Planning Area 3
Planning Area 3 includes 13 acres of land surrounded by the existing Arnold Palmer Classic Golf Course
planned for the development of a boutique hotel, including supporting facilities and amenities.
Boutique Hotel Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
3 designated as Boutique Hotel on the Planning Area Diagram.
A. Purpose and Intent. To provide for the development of a boutique hotel incorporating the unique
features and characteristics defined in this Specific Plan.
B. Permitted Uses.
1. Lodging Uses
- Hotel
- Resort Casitas
2. Dining, Drinking, and Entertainment Uses
- Restaurants with entertainment
- Pool
- Spa and Fitness Facility
3. Accessory Uses
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
4. Temporary Uses and Interim Uses
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
- Sales pavilion
C. Temporary and Interim Uses. Temporary outdoor event staging and parking facilities and onsite
sales, construction and site guard offices including relocatable buildings.
July 18, 2006 40
D. Development Standards. The following development standards apply to property within Planning
Area 3.
TABLE 11
BOUTIQUE HOTEL BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Building Height 40 ft.
Maximum Number of Stories
3
Minimum Building/ Landscape Setback from:
Perimeter Street Rights -of -Way 10 ft.
Garage/Carport Setback- from Street Curb 5 ft.
Minimum Building Setbacks from Interior Property Lines 0 ft.
Within Same Property
Refer to City Zoning Ordinance for all other property development standards except parking, which is in Table 16
herein.
3.1.4 Planning Area 4
RESORT HOTEL AND CASITAS TC - (RH) USES AND STANDARDS
Description of Uses in Planning Area 4
Planning Area 4 includes 30 acres of land located between the existing Arnold Palmer Classic Golf Course
and the second planned SilverRock Resort public golf course planned for the development of a resort
hotel, including supporting facilities and amenities.
Boutique Hotel Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
4 designated as Resort Hotel and Resort Casitas on the Planning Area Diagram.
A. Purpose and Intent. To provide for the development of a resort hotel incorporating the unique
features and characteristics defined in this Specific Plan.
B. Permitted Uses.
1. Lodging Uses
- Hotel
- Resort Casitas
2. Dining, Drinking, and Entertainment Uses
- Restaurants with entertainment
- Pool
- Spa and Fitness Facility
- Nightclubs permitted by conditional use permit
3. Accessory Uses
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
July 18, 2006 41
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
- Conference facilities
4. Temporary Uses and Interim Uses
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
5. Multi -Use Theater/Conference Building
- Multi -Use building designed for movie theater, live theater and/or conference facility
C. Temporary and Interim Uses. Temporary outdoor event staging and parking facilities and onsite
sales, construction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within Planning
Area 3.
July 18, 2006 42
TABLE 12
RESORT HOTEL AND CASITAS BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Building Height 65 ft.
Maximum Number of Stories' 5
Minimum Building/ Landscape Setback from:
Perimeter Street Rights -of -Way 10 ft.
Abutting Residential, OS, and GC districts 10/0 ft.
Garage/Carport Setback- from Street Curb 5 ft.
Minimum Building Setbacks from Interior Property Lines 0 ft.
Within Same Property
' Above -ground stories.
Refer to City Zoning Ordinance for all other property development standards except parking, which is in Table 16
herein.
3.1.5 Planning Area 5
MIXED USE RESORT RETAIL VILLAGE TC - (RV) USES AND STANDARDS
Description of Uses in Planning Area 5
Planning Area 5 includes 9 acres of land planned for the development a specialty mixed-use retail village
containing uses complementary to the golf and hotel resort uses.
Mixed Use Resort Retail Village Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
5 designated as Mixed Use Resort Retail Village on the Planning Area Diagram.
A. Purpose and Intent. To provide for the development of a variety of retail commercial and restaurant
uses along with resort -oriented office and live/work units.
B. Permitted Uses.
1. Dining, Drinking, and Entertainment Uses
- Restaurants with entertainment
- Nightclubs permitted by conditional use permit
2. Retail Commercial Uses
- Travel support and specialty retail uses
- Rental, sales, leasing office for on-site SilverRock Resort properties only
- Other similar uses as approved by the Community Development Director
3. Office Uses
- Professional office
4. Residential Uses
- Live/work units and studio apartments
5. Accessory Uses
July 18, 2006 43
-71
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
6. Temporary Uses and Interim Uses
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
C. Temporary and Interim Uses. Temporary outdoor event staging and parking facilities and onsite
sales, construction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within Planning
Area 5.
TABLE 13
MIXED-USE RESORT RETAIL VILLAGE BUILDING DEVELOPMENT
STANDARDS
ITEM QUANTM
Maximum Building Height 40 ft.
Maximum Number of Stories'
Minimum Building/ Landscape Setback from:
Perimeter Street Rights -of -Way
3
10 ft.
Abutting Residential, OS, and GC districts 10/0 ft.
Garage/Carport Setback- from Street Curb 5 ft.
Minimum Building Setbacks from Interior Property Lines 0 ft.
Within Same Property
' Above -ground stories.
Refer to City Zoning Ordinance for all other property development standards except parking, which is in Table 15
herein.
3.1.6 Planning Area 6
RESORT HOTEL AND CASITAS - (RH) USES AND STANDARDS
Description of Uses in Planning Area 6
Planning Area 6 includes 31 acres of land located between the existing Arnold Palmer Classic Golf Course
and the second planned SilverRock Resort public golf course planned for the development of a hotel,
including supporting facilities and amenities.
Hotel Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
6 designated as Hotel and Resort Casitas on the Planning Area Diagram.
A. Purpose and Intent. To provide for the development of a hotel incorporating the unique features and
characteristics defined in this Specific Plan.
July 18, 2006 44
B. Permitted Uses.
1. Lodging Uses
- Hotel
- Resort Casitas
2. Dining, Drinking, and Entertainment Uses
- Restaurants with entertairunent
- Pool
- Spa and Fitness Facility
3. Accessory Uses
- Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
- Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the
City of La Quinta Zoning Code
4. Temporary Uses and Interim Uses
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
- Sales pavilion
C. Temporary and Interim Uses. Temporary outdoor event staging and parking facilities and onsite
sales, construction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within Planning
Area 6.
TABLE 14
TRADITIONAL HOTEL AND RESORT CASITAS BUILDING DEVELOPMENT
STANDARDS
ITEM QUANTITY
Maximum Building Height 40 ft.
Maximum Number of Stories
Minimum Building/ Landscape Setback from:
3
Perimeter Street Rights -of -Way 10 ft.
Abutting Residential, OS, and GC districts 10/0 ft.
Garage/Carport Setback- from Street Curb 5 ft.
Minimum Building Setbacks from Interior Property Lines 0 ft.
Within Same Property
Refer to City Zoning Ordinance for all other property development standards except parking, which is in Table 15
herein.
3.1.7 Planning Area 7
July 18, 2006
45
PUBLIC PARK P - (P) USES AND STANDARDS
Description of Uses in Planning Area 7
Planning Area 7 includes 35 acres of land located at the northeast corner of the Specific Plan Area to be
used as a passive and active community park.
Open Space Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
7 designated as Public Park on the Planning Area Diagram.
A. Purpose and Intent.
1. To provide a public park area suitable for passive and active recreation.
B. Permitted Uses.
1. Public Park
Temporary Uses and Interim Uses
- Special events/activities
- Temporary outdoor event staging facilities
- On-site construction and site guard offices
- Relocatable buildings
- Event parking
C. Temporary and Interim Uses. Temporary events shall require a TUP application to be processed and
approved by the City's Community Development Department, subject to the requirements of Section
9.100.140 of the Zoning Ordinance. Applications for large temporary events shall be submitted to the
City of La Quinta a minimum of 60 days prior to the event taking place.
3.1.8 Planning Area 8
PUBLIC FACILITIES P - (PF) USES AND STANDARDS
Description of Uses in Planning Area 8
Planning Area 8 includes 51 acres of land planned to contain existing public facilities located within the
Specific Plan Area and new public facilities planned to support the golf and resort facilities allowed by
this Specific Plan.
Public Facilities Uses and Standards
The following section establishes the permitted land uses and development standards for Planning Area
8 designated as Public Facilities on the Planning Area Diagram.
A. Purpose and Intent.
1. To accommodate existing public facilities within the Specific Plan Area and provide sites for
new public facilities.
B. Permitted Uses.
1. Public Facilities
July 18, 2006 46
- Public flood control and water transmission facilities
- Water Wells and pumping stations
- Public streets
- Public parking facilities
- Golf cart paths
- Trails/walkways
July 18, 2006 47
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process and required findings for development of SilverRock are set forth in the
City of La Quinta Zoning Code. In addition, the following shall apply:
3.2.1 Prior to the issuance of a building permit for construction of any use contemplated by this
specific plan, the applicant shall first obtain approval of subdivision maps, conditional use permits, site
development permits, and/or tentative maps in accordance with the requirements of the Municipal Land
Use and Land Division Ordinances of the City of La Quinta.
3.2.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the City of La
Quinta. The appropriate seismic design criteria will be adhered to and will depend upon the type and
use of the proposed structure and the underlying geologic conditions.
3.2.3 Permit applications shall comply with the requirements and standards of Title 9 of the City of La
Quinta Municipal Code, unless otherwise modified by these conditions.
3.2.4 Prior to issuance of a building permit for any of the casitas units as either models or production
units, the final working drawings for the structures shall be submitted to the Community Development
Department for review and approval.
3.2.5 Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Plan, the applicant shall obtain permits and/or clearance if required from
the following bureaus or departments:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified and Coachella Valley Unified School Districts
• Coachella Valley Water District Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
• General Telephone
• Sunline Transit
• Time Warner
• Bureau of Reclamation (BOR)
• Air Quality Control District
The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If
the requirements include approval of improvement plans, applicant shall furnish proof of said approvals
prior to obtaining City approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES storm water discharge permit.
For projects requiring project -specific NPDES construction permits, the applicant shall include a copy of
the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance
of a grading or site construction permit, the applicant shall submit a copy of the proposed Storm Water
Pollution Protection Plan for review by the Public Works Department.
3.2.6 Fire Department access roads shall be provided to within 150 -feet of each building. Dead-end
roads in excess of 150 -feet shall be equipped with a turnaround or other fire access acceptable to the Fire
Marshal. All fire apparatus access roads shall have an unobstructed width of not less than 20 feet.
July 18, 2006 48
3.2.7 The applicant shall comply with the City's Flood Protection Ordinance.
3.2.8 A grading plan shall be prepared by a registered civil engineer and must meet the approval of the
City Engineer prior to issuance of a grading permit.
3.2.9 The grading plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the
final map(s), if any are required of this development, that a soils report has been prepared pursuant to
Section 17953 of the Health and Safety Code.
3.2.10 The development shall be graded to conform with the approved hydrology report for SilverRock,
unless otherwise approved by the City engineer by separate study.
3.2.11 In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The applicant shall provide certified reports
of utility trench compaction tests for approval of the City Engineer.
3.2.12 Improvement plans for parking lots, driveways, and access gates shall be prepared a registered
civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard and Supplemental Drawings and Specifications, and as approved by
the City Engineer.
Pavement sections shall be based on a California Department of Transportation (CalTrans) design
procedure for a 20 -year life and shall consider soil strength and anticipated traffic loading, including site
and building construction traffic. The minimum pavement sections shall be as follows:
Residential and Parking Areas
3.0"a.c./4.50" C.A.B.
Collector
4.0"15.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5/6,00"
Major Arterial
5.5" /6.50"
The listed structural sections are minimums, not defaults. Street pavement sections shall be designed
using CalTrans design procedures with site-specific data for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for base materials, Portland
cement concrete and asphalt concrete, including complete mix design lab results, for review and approval
by the City. For mix designs over six months old, the submittal shall include recent (no more than six
months old at the time proposed for construction) aggregate gradation test results to confirm that the mix
design gradations can be reproduced in production of the base or paving material. Construction
operations shall not be scheduled until mix designs are approved.
3.2.13 The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts and lots within this development. Building
pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract, but
not sharing common street frontage, where the differential shall not exceed five feet. If compliance with
this requirement is impractical, the City will consider and may approve alternatives, which minimize
safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade
differential.
3.2.14 In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide certified reports of
utility trench compaction tests for approval of the City Engineer.
3.2.15 This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If
any portion of any proposed building lot in the development is located within or immediately adjacent to
a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be
graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100
year) flood and building pads are compacted to 95 percent Proctor Density as required in Title 44 of the
July 18, 2006 49
Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots that are so
located, the applicant shall receive Conditional Letters of Map Revision based on Fill (CLO:MR/F) from
FEMA. Prior to final acceptance by the City of subdivision improvements, the applicant shall have
received final LQMR/Fs for all such lots.
3.2.16 SP 2006-080 shall comply with all applicable conditions and/or mitigation measures for
Environmental Assessment 2002-453, Addendum 1. In the event of any conflict(s) between approval
conditions and/or provisions of these approvals, the Community Development Director shall determine
precedence.
3.2.17 Site Development and/or other Permits for the Specific Plan area will be subject to review and
approval by the City Council. Said City Council review will be conducted as a business item, unless an
appeal is filed by a third party, in which case the review would be completed in accordance with the
procedures as set forth in the La Quinta Municipal Code.
3.2.18 At the discretion of the Community Development Director, site development permit applications
for the Specific Plan area may be required to include site cross sections of proposed buildings.
3.2.19 The multi -use trail along Avenue 52, Jefferson Street and Avenue 54 may incorporate a standard
split -rail fence design, an alternative fence design, and/or remain open.
3.2.20 In accordance with Senate Bill 18, the opportunity for tribal consultation is scheduled to conclude
August 17, 2006. The opportunity to consult with any and all tribes wishing to do so shall be conducted
and completed according to the State Tribal Consultation Guidelines.
3.2.21 The applicant shall prepare a detailed parking management program as part of any Site
Development Permit that complies with the following standards (NOTE: These provisions may be
modified and updated as part of site development permit or subdivision map approval process):
TABLE 15
SILVERROCK RESORT PARKING PROGRAM
TYPE OF
HOTELICASITAS
Hotel Casitas Hotel Units 1.00 space per guest unit 1" 50 units
(spgr)
Hotel Units .75 spgr Over 50 units
Casitas/Condo Hotel Studio
1.00 space
Per Unit
1 Bedroom
1.25 spaces
Per Unit
2 Bedroom
1.50 spaces
Per Unit
3 Bedroom
2.0 spaces
Per Unit
4 Bedroom
2.5 space
Per Unit
Dining/Bar/Dancing
1 space
Per 5 seats or
Per 60 square feet (sq.
ft.), plus 20% employee
Commercial Within Commercial 1 space Per Employee
Hotel BuildinL-
TYPE
OF
Meeting/ Conference Meeting/Conference Credit 30 sq. ft. per Sq. Ft.*
(largest single room guest unit. Thereafter 1
only) space per 30 sq. ft. of
meeting area parking.
July 18, 2006 50
Hotel Employees (all Hotel Employees 0.5 space Per Employee (for
functions other than maximum daily shift)
retail/ spa use)
RESORT RETAIL AREAS
Office 1 space Per 250 sq. ft.
Retail 1 space Per 300 sq. ft.
Restaurant 1 space Per 5 seats or
Per 60 sq. ft. plus 20% for
employees
Residential 1.5 spaces Per Unit
Black Box Theater 1 space Per 30 sq. ft. or
1 space Per 3 seats (if seat count
is available)
* Base upon largest single meeting space.
** Modifications to the parking management program pursuant to Section 9.150.050 and 9.150.060 LQZO may be
considered and approved.
3.3 SPECIFIC PLAN AMENDMENTS
3.3.1 Specific Plan Amendment Procedures
Minor modifications to the approved SilverRock 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 SilverRock Specific Plan.
A. Changes That Do Not Require a Specific Plan Amendment. As development within the SilverRock
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. After such administrative change has been approved, it
shall be attached to the Specific Plan as an addendum and may be further changed and amended from
time to time as necessary. Any such administrative changes do not require a Specific Plan Amendment.
The following changes to the Specific Plan may be made without amending the SilverRock 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 onsite 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.
July 18, 2006 51
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.
C. Where there is a potential conflict between the Specific Plan and Zoning Code, the Director of
Community Development shall review pertinent information and make a determination as to which code
or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as
noted in 3.3.1.A above.
D. Appeals. Appeals of Director of Community Development decisions and determinations shall be to
the Planning Commission and shall be handled in accordance with Section 9.200.120 LQMC.
3.3.2 Specific Plan Enforcement
The enforcement of the provisions of this Specific Plan shall be by the following:
• The City of La Quinta Community Development Department shall enforce the site development
standards and design guidelines set forth herein.
• The Planning Commission may review the appeal of any administrative interpretation of this
Specific Plan. Likewise, any decision by the Planning Commission is subject to appeal to the City
Council per 9.200.120 LQMC provisions.
• The City of La Quinta shall administer the provisions of the SilverRock Resort Specific Plan in
accordance with the State of California Government Code, Subdivision Map Act, the City of La
Quinta General Plan, and the City of La Quinta Municipal Code.
• The Specific Plan development procedures, regulations, standards, and specifications shall
supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be
amended in the future.
• All regulations, conditions, and programs contained herein shall be deemed separate distinct,
and independent provisions of this Specific Plan. In the event that any such provision is held
invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall
not be affected.
• Any development regulation and building requirement not addressed in the Specific Plan shall
be subject to all relevant City of La Quinta ordinances, codes, and regulations.
July 18, 2006 52
SECTION 4
GENERAL PLAN CONSISTENCY
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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 latest City of La Quinta General Plan update was adopted on March 20, 2002. The General Plan
contains the following elements: Land Use, Traffic and Circulation, Open Space, Parks and Recreation,
Natural Resources, Infrastructure and Public Services, Environmental Hazards, and Cultural Resources.
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 goals and aims identified in the General Plan are used in this Specific Plan
Amendment for SilverRock as the basis for evaluating the Specific Plans consistency with the City's
General Plan. Applicable General Plan goals are stated below followed by a statement of how the
SilverRock Specific Plan implements each.
4.1 LAND USE ELEMENT
• "High quality development that promotes the City's image as "The Gem of the Desert."
The SilverRock Resort Specific Plan allows for the development of two premium public 18 -hole
golf courses, a golf clubhouse, a golf driving range, a golf instructional facility, a resort hotel, a
traditional hotel, a boutique hotel, resort casitas and a mixed use resort retail village. The
Specific Plan will allow the development of a unique resort consistent with this goal.
+ "Protection of our natural environment."
• "A balanced and varied economic base which provides a broad range of goods and services to
the City's residents and the region."
The SilverRock Resort Specific Plan allows for land uses that include two premium 18 -hole golf
courses, a golf clubhouse, a golf driving range, a golf instructional facility, a resort hotel, a
traditional hotel, a boutique hotel, resort casitas, and a mixed use resort retail village.
Commercial uses would also be included in a golf clubhouse, the Ahmanson House site, and in
each of the hotels proposed. The Specific Plan will allow the development of unique
commercial uses not found in other areas of the City, consistent with this goal.
"The continued growth of tourism and resort industries in the City."
The SilverRock Resort project is a golf -oriented resort development that will add to the existing
strong base of resorts in the City.
• "Major community facilities which efficiently serve the community and are compatible with
surrounding land uses."
The SilverRock Resort Specific Plan promotes the development of two public golf courses and
provides 35 acres of park space available for public event use. In addition the Specific Plan
provides for the existing Ahmanson House, to be preserved and maintained for use as a civic
and cultural events facility. "The preservation of open space and recreational resources as a
means of preserving and enhancing the quality of life and economic base of the City."
July 18, 2006 51
4.2 TRAFFIC AND CIRCULATION ELEMENT
• "A transportation and circulation network that efficiently, safely, and economically moves
people, vehicles, and goods using facilities that meet the current demands and projected needs of
the City, while maintaining and protecting its residential resort character."
Existing and proposed roadway improvements in and around the Specific Plan Area are
consistent with the goals and policies established in the Circulation Element of the General
Plan.
■ "Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process."
Traffic analysis has been conducted as part of the Addendum to the Mitigated Negative
Declaration prepared on the Specific Plan.
i "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 a
viable alternative to driving."
Alternatives to vehicular access are incorporated in the circulation plan for SilverRock and
accommodated on the roadway and pedestrian systems.
"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 SilverRock designates locations for transit stops and
shelters. The internal circulation system promotes the use of golf carts, pedestrian paths, and
shuttles as a means of minimizing vehicular traffic. As individual developments are reviewed,
specific transit requirements will be developed and required.
July 18, 2006 52
4.3 OPEN SPACE ELEMENT
• "Preservation, conservation and management of the City's open space lands and scenic resources
for enhanced recreational, environmental and economic purposes."
4.4 PARKS AND RECREATION ELEMENT
+ "A comprehensive system of parks and recreation facilities that integrates cultural resources into
parks and open space."
• "Sufficient parkland and recreational facilities to meet the active and passive recreational needs
of all residents and visitors."
• "The utilization of existing natural and manmade features to link park facilities, open space areas
and significant cultural resources."
The SilverRock Specific Plan has, as a primary focus, active and passive recreation amenities.
These amenities include two premium public 18 -hole golf courses, a golf driving range, a golf
practice facility, golf clubhouse, 195 acres of preserved natural open space in the Santa Rosa
Mountains, and an additional 35 acres of public park space.
• Sewage effluent should be utilized for large turf (i.e., golf course, active recreation) areas and
drought tolerant plant species should be used to reduce the impact on the potable water supply
of the City.
When economically feasible, recycled water sources are envisioned as a source of irrigation
water for the uses allowed by the Specific Plan. Drought resistant plant material is a staple of
the palette within the plan area.
July 18, 2006 53
4.5 NATURAL RESOURCES ELEMENT
• "Land use and development patterns which contribute to the improvement of local and regional
air quality."
• "A reduction in pollution emissions generated within the City."
• "Participation in regional efforts to improve air quality in the Coachella Valley."
• The Redevelopment Agency has implemented a variety of measures to control dust emissions in
the currently undeveloped portions of the Specific Plan Area, including planting barley.
• The developer of any of the resort facilities allowed by this Specific Plan shall utilize dust control
measures in accordance with the Municipal Code, Uniform Building Code, and applicable South
Coast Air Quality Management District regulations subject to the approval of the City Engineer.
Particular care shall be exercised during periods of extreme wind activity.
• At the time of submittal of tentative tract maps or plans for any individual development project,
the Applicant shall demonstrate that adequate provision has been made for non -automotive
means of transportation within the project site as a means of reducing dependence on private
automobiles. This may include golf cart path systems, bicycle and pedestrian systems, and other
similar systems consistent with the specific plan.
• Specific project designs shall encourage the use of public transit by providing for bus shelters as
required by the Community Development Director and consistent with the requirements of local
transit districts and the specific plan circulation.
The operators of resort facilities within the Specific Plan Area shall encourage and support the
use of van/bus service and Dial -A -Ride between the project site, local airports, (e.g., Palm
Springs, Thermal) and other regional land uses.
* "The protection and preservation of unique and/or valuable biological resources, including
sensitive, rare, threatened or endangered species and their habitat."
• CEQA documentation in the form of an Addendum to the Mitigated Negative Declaration for the
Specific Plan identifies potential impacts to biological resources and recommends necessary
mitigation measures to maintain potential impacts by the Specific Plan to less than significant
levels. Preservation of the portion of the Santa Rosa Mountains within the Specific Plan Area and
buffer measures to mitigate potential impacts to sensitive species in the mountainous terrain has
been identified.
"The identification and preservation of significant paleontologic resources which occur in the
City."
CEQA documentation in the form of an Addendum to the Mitigated Negative Declaration for the
Specific Plan identifies potential impacts to paleontologic resources and recommends necessary
mitigation measures to maintain potential impacts by the Specific Plan to less than significant
levels.
• "The careful management and conservation of the City's water resources."
July 18, 2006 54
• The City of La Quinta has signed a Domestic Water and Sanitation System Installation and
Irrigation Service Agreement with the Coachella Valley Water District (CVWD) for the
SilverRock Resort project. In addition, the City of La Quinta has prepared a Water Supply
Assessment and Water Supply Verification for the SilverRock Resort project, which was
approved by the Board of the CVWD.
• "Utility resources should be conserved utilizing a variety of feasible strategies."
Recycled wastewater will be utilized at SilverRock to supplement irrigation demands to
minimize water consumption.
• "The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality."
The golf courses are designed to accommodate storm water retention to avoid storm water
impacts.
+ "Permitted land uses and standards for development in open space and watercourse areas
should be identified."
The SilverRock Specific Plan provides uses and standards for the open space and watercourse
areas within the Specific Plan Area.
• "The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded, and implemented."
Lakes within golf course boundaries provide for storage of runoff.
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
• "A high level of public safety services provided to City residents, businesses and public and
private property."
• The Riverside County Sheriffs Department provides police services for the City of La Quinta and
has adequate staff and equipment to serve the SilverRock Resort project. The Riverside County
Fire Department provides fire protection services to the City of La Quinta and has adequate staff
and equipment to serve the SilverRock Resort project.
• "Adequate defense against the potential hazards associated with stormwater and surface water
flooding."
Approximately 19 acres of the All American Canal is located within the Specific Plan Area.
This canal would not only be used as a source of irrigation water for the SilverRock Resort
project, but also for stormwater drainage purposes. Currently under construction are major
improvements to the storm drainage system at Avenue 52, along the northern boundary of the
Specific Plan Area. The proposed improvements include installing approximately 2,200 feet of
reinforced concrete storm drain pipe within Avenue 52 along the SilverRock northerly property
frontage in order to extend the Calle Rondo storm drain from the northwesterly corner of the
site to a point just past the Avenue 52/SilverRock Way entrance and then back onto the resort
property in to the second golf course envelope. There the runoff water will be incorporated
into the water features of the second golf course.
• "Reduction of the amount of solid waste generated by City residents and businesses."
• The uses allowed within the SilverRock project would participate in the City's existing solid
waste diversion and recycling programs.
July 18, 2006 55
• "Domestic water facilities and services that adequately serve the existing and long-term needs of
the City."
• The City of La Quinta has signed a Domestic Water and Sanitation System Installation and
Irrigation Service Agreement with the Coachella Valley Water District (CVWD) for the
SilverRock Resort project. In addition, the City of La Quinta has prepared a Water Supply
Assessment and Water Supply Verification for the SilverRock Resort project, which was
approved by the Board of the CVWD.
• "A broad range of public utilities that provide for the existing and long-term needs of the
community."
• "Sanitary sewer facilities and services that adequately serve the existing and long-term needs of
the City."
• The SilverRock Resort Specific Plan provides utility master plans to support the uses allowed by
the Specific Plan.
• "Utility resources should be conserved utilizing a variety of feasible strategies."
All structures are built to City Zoning and Development Code and the uniform building code
standards, which implement a strategy of conservation of energy and resources.
• "The City should support the recycling, reduction, and reuse of waste generated in the City."
• The uses allowed within the SilverRock project would participate in the City's existing solid
waste diversion and recycling programs.
4.7 ENVIRONMENTAL HAZARDS ELEMENT
r "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 will be built to City Zoning and Development Code and the Uniform Building
Code standards to mitigate this hazard.
+ "The development of areas located within 100 -year floodplain boundaries and not protected by
existing storm water facilities should be addressed."
All structures are built to City Zoning and Development Code and the Uniform Building Code
standards, which implement a strategy of conservation of energy, and resources and none are
located in a 100 -year flood zone.
• "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 to mitigate this hazard.
4.8 CULTURAL RESOURCES ELEMENT
• "The identification and inventory maintenance of all cultural resources within the City."
July 18, 2006 56
"The preservation, maintenance, rehabilitation and/or restoration of cultural resources and
prevention of unnecessary destruction of or adverse effects to such resources through City -
sponsored or assisted projects and programs."
CEQA documentation in the form of an Addendum to the Mitigated Negative Declaration for the
Specific Plan identifies potential impacts to cultural resources and recommends necessary
mitigation measures to reduce potential impacts by the Specific Plan to less than significant
levels. Furthermore, the City of La Quinta complied with SB 18, which calls for the applicants of
development projects to seek Tribal consultation from any effected or interested tribes in order to
avoid the destruction of any Native American cultural resources.
• "Increased public awareness of the City's heritage."
The Specific Plan Area includes the existing, historic, Ahmanson House, which will be
preserved and maintained for use as a civic and cultural events facility.
July 18, 2006 57
City of La Quinta
SilverRock Resort Clubhouse Parking Requirements
LQMC Section 9.150.060 Spaces Required by Use
Clubhouse Use
Square Feet
LQMC Parking Land Use Description [spacels ft]
LQMC Requirement
Golf Course
36 holes
Re ulation olf course f5/hole
180.00
Entry Foyer
1,270
General offices [1/250]*
5.08
Administrative/Golf Operations Offices
2,295
General offices [1/250 *
9.18
Golf Shop
2,066
General retail (under 50,000 sf) [1/200]
10.33
Locker Room
1,390
Health club and spa 1/150
9.27
Grill Room
2.033
Conventional sit-down restaurant [1/75]
27.11
Grill Terrace
2,060
Conventional sit-down restaurant [1/75]
27.47
Lounge/Bar
1,591
Bars, pubs, cocktail lounges 1/50]
31.82
Banquet Room + Restroom
4,512
Conventional sit-down restaurant [1/75]
60.16
Banquet Terrace
3,330
Conventional sit-down restaurant [1/75]
44.40
Kitchen
2,422
Conventional sit -down -restaurant 1/751
32.29
Furniture Storage
459
General offices (1/2501*
1.84
Cart Storage Area
17.248
IStorage structures used exclusively for storage [1/1.000]
17.25
Total Parking Spaces Required: 456.19
Total Parking Spaces Proposed: 293.00
* 30% of required office parking spaces shall be covered (17 spaces)