SP 2003-065 Villa La Quinta (Legacy Villas) (2003)VILLA LA QUINTA
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CENTEN DESTINATION PROPERTIES
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THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
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PROJECT TECHNICAL TEAM
LANDAQ, INC.
50905 Avenida Bermudas
La Quinta, CA 92253
(760)564-8000
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Mr. Jerry Herman
Planning Director
78-495 Calle Tampico
La Quinta, CA 92253
CENTEX DESTINATION PROPERTIES
Steve Patterson
1111 Tahquitz Canyon way, Suite 101
Palm Springs, CA 92262
SPECIFIC PLAN/ENTITLEMENTS
Forrest K. Haag, ASLA, Inc.
Forrest K. Haag
1254 North Coast Hwy.
Laguna Beach, CA 92651
CIVIL ENGINEERING
MDS Consulting
Chris Bergh
79-799 Old Avenue 52
La Quinta, CA 92253
PARKING CONSULTANT
Walker Parking Consultants
Jeremiah Simpson
5350 S. Roslyn Street, Suite 220
Greenwood Village, CO 80111
(303)694-6622
Villa La Quinta specific Man ii
TABLE OF CONTENTS
1.1 EXECUTIVE SUMMARY................................................1.1
1.2 PURPOSE AND INTENT.................................................1.2
1.3 PROJECT REGIONAL SETTING..........................................1.3
1.4 PROJECT LOCAL SETTING..............................................1.4
1.5 PROJECT HISTORY.....................................................1.6
1.6 ENABLING LEGISLATION...............................................1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY
ACT COMPLIANCE.....................................................1.8
2.1
THE LAND USE CONCEPT...............................................2.1
2. 1.1 PLANNING AREA BREAKDOWN..................................2.2
2.2
LAND USE.............................................................2.3
2.2.1 LAND USE / GENERAL PLAN CONTEXT ...........................2.3
2.2.2 EXISTING AND PROPOSED GENERAL PLAN / LAND USE ............2.4
2.3
EXISTING AND PROPOSED ZONING......................................2.5
2.4
THE MASTER PLAN OF LAND USE.......................................2.6
2.4.1 LAND USE BY PLANNING AREA..................................2.7
2.5
CIRCULATION PLAN ...................................................2.16
2.5.1 ALTERNATIVE CIRCULATION ...................................2.18
2.6
OFFSITE IMPROVEMENTS .............................................2.19
2.6.1 ONSITE IMPROVEMENTS .......................................2.19
2.7
CONSERVATION, OPEN SPACE, RECREATION, AND
INFRASTRUCTURE PLAN ...............................................2.21
2.7.1 CONSERVATION ................................................2.21
2.7.2 ARCHAEOLOGICAL RESOURCES .................................2.22
2.7.3 OPEN SPACE ...................................................2.22
2.7.4 RECREATION ..................................................2.23
2.7.5 INFRASTRUCTURE AND UTILITIES PLAN .........................2.24
2.7.6 WATER ........................................................2.24
2.7.7 SANITARY SEWER ..............................................2.25
2.7.8 ELECTRICITY ..................................................2.26
2.7.9 NATURAL GAS .................................................2.26
2.7.1 U TELEPHONE ..................................................
2.26
2.7. 11 REFUSE COLLECTION .........................................2.27
2.7.12 SCHOOLS .....................................................2.27
2.7.13 LAW ENFORCEMENT ..........................................2.27
2.7.14 FIRE PROTECTION ............................................2.27
2.7.15 CITY ADMINISTRATION ........................................2.28
2.7.16 LIBRARY FACILITIES ..........................................2.28
2.8
ENVIRONMENTAL IMPACT ............................................2.29
2.8.1 NOISE STANDARDS ............................................2.29
iii Villa La Quinta Specific Plan
2.8.2 GEOTECHNICAL HAZARDS .....................................2.30
2.8.3. HYDROLOGY ..................................................2.31
2.9 GENERAL DESIGN GUIDELINES/STANDARDS ...........................2.34
2.9.1 SITE PLANNING GUIDELINES/STANDARDS .......................2.34
2.9.2 RECREATION FACILITY ARCHITECTURAL
GUIDELINES/STANDARDS .......................................2.37
2.9.3 LANDSCAPE ARCHITECTURAL GUIDELINES/STANDARDS .........2.45
2.9.4 PLANT MATERIAL PALETTE .....................................2.54
3.1
SPECIFIC PLAN OVERLAY DISTRICTS....................................3.1
3. 1.1 PLANNING AREA I ...............................................3.3
3.1.2 PLANNING AREA H ..............................................3.6
3.1.3 PLANNING AREA III .............................................3.10
3.1.4 PLANNING AREA IV .............................................3.13
3.2
DEVELOPMENT REVIEW PERMITS AND PROCESS ........................3.15
3.3
SITE FURNISHINGS - REGULATIONS .....................................3.17
3.4
SPECIFIC PLAN RELATIONSHIP TO EIR FOR .............................3.19
SUBSEQUENT APPROVALS ........................................3.19
3.5
SPECIFIC PLAN AMENDMENTS .........................................3.20
3.5.1 SPECIFIC PLAN AMENDMENT PROCEDURES ......................3.20
3.6
SITE DEVELOPMENT PERMITS ..........................................3.21
4.1 LAND USE ELEMENT...................................................4.2
4.2 CIRCULATION ELEMENT...............................................4.3
4.3 OPEN SPACE ELEMENT.................................................4.4
4.4 PARK AND RECREATION ELEMENT......................................4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT ............................4.6
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT .....................4.7
4.7 ENVIRONMENTAL HAZARDS ELEMENT..................................4.8
4.8 AIR QUALITY ELEMENT................................................4.9
Villa La Quinta Specific Man iv
Introduction
1.1 EXECUTIVE SUMMARY
The Villa La Quinta Specific Plan (VLQSP) is organized in four sections.
Section 1: Introduction. This section provides an overview of the document, project setting
and history, the legislative authority for the specific plan process and the method of compliance
with the California Environmental Quality Act (CEQA).
Section 2: Plans, Programs, and Guidelines. This section provides the organizational framework
of the Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land
use policy for the Villa La Quinta Specific Plan area and provides the design guidelines which set
design and development criteria and direction for individual projects within the specific plan bound-
ary. Subsequent to the filing of the Specific Plan documents, separate Use Permit applications will
be filed which will delineate development criteria for the recreation clubhouse building, Resort
Residential units, and supporting ancillary buildings within the plan area.
Section 3: Zoning and Development Regulations. This section establishes the zoning appli-
cable to land within the Villa La Quinta plan area boundary. Development Regulations are pre-
sented for each Planning Area within the Specific Plan boundary.
Section 4: General Plan Consistency. This section uses the key land use issues statement of
each element of the City of La Quinta General Plan as the basis for evaluating the consistency of
the Villa La Quinta Specific Plan with the City of La Quinta General Plan.
Villa La Quinta Specific Plan 1.1
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive planning and development document
intended to guide development of lands within the Villa La Quinta Specific Plan (VLQSP) area
boundary. This document establishes development plans, guidelines, and development
regulations for the project plan area and specifies development criteria for various use permit
entitlements scheduled to be developed within the plan area.
The VLQSP is intended to insure a high quality of development consistent with the goals, objec-
tives, and policies of the City of La Quinta General Plan and the goals of Centex Destination
Properties, the developer of the property.
This Specific Plan guides the standard of development at Villa La Quinta and is structured to
provide a moderate degree of flexibility in interpretation to address market-driven demand
changes. The Villa La Quinta Specific Plan establishes and updates the design and development
zoning policies applicable to development within the Specific Plan area described herein and
establishes the regulations and standards which serve as the ordinance and development
regulation for the property.
1.2 Villa La Quinta Specific flan
1.3 PROJECT REGIONAL SETTING
The site of Villa La Quinta is approximately 105 miles from the city of Los Angles and the Pacific
coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. The plan
area is located on the gently sloping floor of the Coachella Valley and is located within the
corporate limits of the City of La Quinta in Riverside County.
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Exhibit 1
Villa La Quinta Specific Plan 1.3
1.4 PROJECT LOCAL SETTING
The Specific Plan boundary is within the City of La Quinta, a 31 square mile municipality
located in the southwestern portion of the Coachella Valley. The City is bounded on the west by
the City of Indian Wells, on the east, by the City of Indio and Riverside County, on the north by
Riverside County, and Federal and County lands to the south. The City of La Quinta was
incorporated in 1982.
• The project site is defined by Eisenhower Mountain (1952') directly adjacent and to the
west. To the north of the project site is the La Quinta peak (1253') and to the east and
south are the gently sloping desert floors of the towns of La Quinta and Indio.
PROJECT SITE
INDIAN WELLS INDIO
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Exhibit 2
Villa La Quinta is accessible from Interstate 10 by way of Washington Street and Eisenhower Street.
Villa La Quinta continues the implementation of a network of General Plan roads and
infrastructure within the City's master plan for development and exemplifies a quality of growth
that reiterates the City's emergence as a desert resort community with the highest standards for
Resort Residential and recreational development.
1.4 Villa La Quinta Specific Plan
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1.5 PROJECT HISTORY
A Brief History of The Project Site's Previous Entitlements
The property has not been subdivided or otherwise developed previous to the property
acquisition by KSL Development Corporation. Prior to incorporation of the City of La Quinta,
the property was planned for residential development under the name "King's Canyon"—a project
which was never completed.
Proposed Specific Plan
The Specific Plan -as proposed herein delineates a Resort Residential master plan on 44.61 acres
of planned development. The specific plan area includes applications for a Subdivision Map, Site
Development Permits (SDP) for the club facility and associated sales and marketing center as
well as for the surrounding Resort Residential components of the plan area.
1.6 Villa La Quinta Specific Plan
1.6 ENABLING LEGISLATION
The authority to prepare, adopt, and implement the Villa La Quinta Specific Plan is
granted to the City of La Quinta by the California Government Code (Title 7,
Division 1, Chapter 3, Article S, Sections 65450 through 65457);
As with General Plans, the Planning Commission must hold a public hearing before it
can recommend to the City Council the adoption of a Specific Plan or an amendment
thereto. The City Council of La Quinta may adopt a Specific Plan and/or an
amendment to the Specific Plan by either ordinance or resolution;
The Villa La Quints Specific Plan is a regulatory document that, once adopted, will
serve as the General Plan, the Zoning Ordinance, and Development Code (Specific Plan)
for the Villa La Quinta plan area. As such, the adopted plan, once incorporated by
reference, makes consistent the La Quinta General Plan. Upon completion of the
Villa La Quints Specific Plan adoption process, future development must be consistent
with the Specific Plan and amendments thereto.
Villa La Quinta Specific Plan 1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY
ACT COMPLIANCE
An Environmental Impact Report has been prepared in conjunction with the city's general Plan
process and has been certified by the City of La Quinta. As a result of an on-site environmental
study concerning environmental issues, mitigation for environmental compliance will be admin-
istered under the jurisdiction of the City of La Quinta Community Development Department with
the cooperation of the developer of the Villa La Quinta project and the adjacent associated prop-
erty owner, KSL Development Corporation.
1.8 Villa La Quinta Specific Plan
Plans, Programs and Guidelines
2.1 THE LAND USE CONCEPT
The proposed development for Villa La Quinta by Centex Destination Properties in La Quinta will
signify the developer's commitment to selection and use of a premier and geographically unique
site for the creation of the highest quality Resort Residential and recreation environment.
The Villa La Quinta project is envisioned as an concept extension of the resort enclave of the La
Quinta Resort and is a series of clusters of Resort Residential units defined by a primary road
radiating from the project focal points—the Clubhouse and Residential amenities. The resort
community is defined by the Santa Rosa Mountains to the north and west and Eisenhower Drive
to the southwest which establishes its perimeter boundaries. The Santa Rosa Mountains to the
west provide a panoramic visual backdrop to the community. The Villa La Quinta Specific Plan
site is uniquely positioned immediately adjacent to the internationally recognized La Quinta
Resort plan area and will benefit from the positive recognition of the Resort provided by this close
proximity.
The forty four plus acre site for the Villa La Quinta plan is a property comprised of undeveloped
flatland adjacent to majestic hillsides. Impacts in the flat areas consist of some off-road vehicle
uses, while the hillside areas reflect no visible impacts. The development plan for the Villa La
Quinta Specific Plan has therefore not been encumbered by existing natural landforms or
topography normally associated with the indigenous landforms of the Coachella Valley. This
"blank slate" opportunity for establishing the land plan has resulted in a highly efficient resort and
unit layout. Infrastructure feasibility is of prime concern in the location of roads, building sites,
and open space areas.
Villa La Quinta Specific Plan 2.1
2.1.1 Planning Area Breakdown
The Villa La Quinta Specific Plan document breaks the plan area into four distinct sub areas, with
corresponding "site driven" development regulations and design criteria. These Planning Areas
are depicted in Exhibit 4 shown below.
Planning
Land. Use
Area
Designation
0
RESORT RESIDENTIAL
RESORT RESIDENTIAL
RECREATION AMENITIES
OPEN SPACE
I� 1V
9
Exhibit 4
l
Planning Areas within the Villa La Quinta Specific Plan Community
Planning Area I is characterized by 32.7 acres of Resort Residential Residential dwelling use of
one and two stories with associated satellite pools and open space area.
Planning Area II is defined by 5.16 acres of Resort Residential dwelling use of one story with asso-
ciated satellite pools and open space area, and the marketing and project management facilities.
Planning Area III is defined by 2.29 acres of development as common area recreation amenities.
Planning Area IV addresses 4.99 acres of open space and the primary storm water management
and retention zone of the plan area.
2.2 Villa La Quinta. Specific Plan
2.2 LAND USE
2.2.1 Land Use / General Plan Context
The Villa La Quinta Specific Plan implements the City of La Quinta General Plan by bringing
together detailed policies and regulations into a focused development plan for the Specific Plan
Area. The Villa La Quinta Specific Plan is a regulatory document which, when adopted by the
City Council of La Quinta, governs all facets of project development including the distribution of
land uses, location and sizing of supporting infrastructure, as well as development standards and
regulations for uses within the plan area.
The location and alignment of the land uses and zones depicted herein are diagrammatic. The
actual layout within subsequent Site Development Permit Applications for the Resort Residential
unit clusters, recreation amenities and support facilities will determine the precise alignment of
each land use category.
This Specific Plan is prepared as a link between the La Quinta General Plan and subsequent
development proposals for individual Planning Areas within the Villa la quinta Specific Plan.
The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy
relative to the planned future pattern, intensity, density and relationships of land uses in the City
as well as in the VLQSP plan area addressed herein. The purpose of the Land Use Element
within the City's General Plan is to establish official City and plan area policy which:
Identifies the general types, locations and distribution of land uses desired in La Quinta
at buildout;
Identifies standards for land uses relative to population and building density/intensity
and the character and compatibility of land uses;
Identifies desired courses of action/ strategies which provide the means to implement
the community's land use policies while implementing the Specific Plan.
The Villa La Quinta Specific Plan establishes consistency with, and 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 policies;
• Providing the framework for development in an orderly manner;
• Making consistent, the General Plan Land Use and Zoning Category for the
property and City's General Plan.
Villa La Quinta Specific Plan 2.3
f
2.2.2 Existing and Proposed General Plan / Land Use
Exhibit 5
,rk A& J1 �
Subject
Property
The Existing General Plan/Land Use for the plan area is Tourist Commercial and no change is
envisioned or required for the proposed project use. The adopted General Plan and corresponding
zone classification of TC — Tourist Commercial allows for Resort Residential use.
Resort Residential Land Uses
Tourist Commercial - TC
2.4 Villa La Quinta Specific Plan
2.3 EXISTING AND PROPOSED ZONING
Subject
Property
Exhibit 6
The existing zoning for the plan area is Tourist Commercial and no change is envisioned or
required for the proposed project use. The adopted zone and corresponding classification of
CT — Tourist Commercial allows for Resort Residential use presently and required no change in
classification.
Resort Residential Zone
Tourist Commercial — CT
Villa La Quinta Specific Plan 2.5
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for the Villa La Quinta Specific Plan reflects the development goal of providing
resort residential units in a secluded setting of recreational amenities. The project includes
programmatic details linking it with the La Quinta Resort, including complementary architecture
and landscaping, as well as connecting circulation systems for pedestrians, bicycles and carts.
The master plan of land use graphically delineates the proposed use locations within each
planning area of the overall Specific Plan. Development regulations for each planning area are
presented in Section 3 - Zoning and Development Regulations. The master plan proposes 280
units in Planning Area I and II within a gross area of approximately 44.61 acres. These buildings
are arranged in configurations including detached units, townhome styled units and stacked flats
of two, four, and six units each.
Under the Tourist Commercial zoning designation, the Villa La Quinta Specific Plan proposes
Resort Residential uses to provide for the development and regulation of a range of specialized
residential uses that are individually owned but rented for periods of 30 consecutive days or less,
on a regular basis and oriented to tourist and resort activity as part of a Golf/Resort Country Club
lifestyle. Structures include single family detached or attached residential configurations, eating
and drinking facilities, small accessory retail and personal service shops, and recreational build-
ings. Planning Areas I and R are provided to address Resort Residential use within the Villa La
Quinta Specific Plan.
Planning Area III is the site for the recreation component of the plan. This facility includes com-
mon area recreation facilities serving the residents and their guests. A full description of the uses
within this planning area is included on page 2.13 of this document.
Planning Area IV is reserved for the open space and recreation belt surrounding the Specific Plan
site and supports trails and stone water retention area.
A detailed discussion of the proposed land use for the Villa La Quinta Specific Plan and the result-
ing change in development intensity is presented for each of the four planning areas. The Existing
Land Use Table illustrates a tabulation of existing land use, existing zoning, acreage and densi-
ties within each planning area. The Proposed Land Use Table immediately below delineates a
comprehensive tabulation of proposed land uses, zoning, acreage and densities for each of the five
planning areas.
Tables 9 and 10 represent a comprehensive tabulation of existing and proposed Land Use, Zoning,
Acreage, and Units, for the Villa La Quinta Specific Plan area in total.
2.6 Villa La Quinta Specific Plan
Wr%,
2.4.1 Land Use By Planning Area
Within the boundary of the Specific Plan for the Villa La Quinta Specific Plan, a narrow range
of land use categories are provided for. These include land use for the private clubhouse and
recreational amenities, two types of resort residential uses, and supporting ancillary facilities to
the various land uses.
The plan area is broken into four individual planning areas in order to address each unique
development environment within the plan boundary and to allow individual zoning criteria to be
tailored to each use area.
The diagram below delineates the limits of each planning area and their relationship to the Villa
La Quinta Specific Plan boundary.
Planning Lana. Use
Area Designation
RESORT RESIDENTIAL
® RESORT RESIDENTIAL
® RECREATION AMENITIES
OPEN SPACE
Villa La Quinta Specific Plan
2.7
Planning Area I
Residential Land Use
Land use in Planning Area 1 is distributed evenly throughout the central plan area with major
access to the dwelling facilities provided from the main project entry point at the intersection of
Calle Coachella Drive and Eisenhower Drive. Pedestrian and cart access is also planned by way
of perimeter improvements to facilitate: alternative modes of transportation to and from the La
Quints Resort and other local offsite areas immediately adjacent to the site. Residential units are
planned for the land area within Planning Area 11.
The Villa La Quinta Specific Plan proposes Resort Residential uses to provide for the develop-
ment and regulation of a range of specialized residential uses that are individually owned but rent-
ed for periods of 30 consecutive days or less, on a regular basis and oriented to tourist and resort
activity as part of a Golf/Resort Country Club lifestyle. Structures include detached or attached
residential configurations, eating and drinking facilities, villa residential, and recreational build-
ings. Planning Areas I and II are provided to address Resort Residential use within the Villa La
quinta plan.
The unit buildings are designed to be one and two story buildings to be constructed as town -
homes, duplex, fourplex and sixplex structures. Unit count and distribution is described in
accompanying tables and graphics. Within this planning area, there are a total of 242 units—pro-
posed on approximately 30 acres of generally flat terrain.
2.8 Villa L. Quint- Specific Plan
TABLE 1
PLANNING AREA I - EXISTING LAND USE
Vacant flat terrain adjacent to toe -of -slope
Tourist Commercial CT 29.9 VACANT
SUBTOTALS
TABLE 2
29.9
PLANNING AREA I - PROPOSED LAND USE
GroundsVilla La Quinta Residential
GENERAL. PI-XVIAND LSF. zONF. ACRES LNITS
TC - Tourist Commercial CT (RRSP) 29.9 242
SUBTOTALS - 29.9 242
Villa La Quinta Specific Plan 2.9
Planning Area II
Residential Land Use
Land use in Planning Area II is distributed general adjacent to the easterly north -south boundary
of the project site with internal access to the dwelling facilities provided from the main loop road
within the project area. Pedestrian and cart access is also planned by way of the open space belt
at the toe of slope within the project area (described as Planning Area IV herein) to facilitate
Planning Area II Resort Residential uses provide for the development and regulation of a range
of specialized residential uses that are individually owned but rented for periods of 30 consecu-
tive days or less, on a regular basis and oriented to tourist and resort activity as part of a Resort
Country Club lifestyle.
Structures include detached or attached residential configurations, and recreational buildings.
Planning Areas I and H are provided to address Resort Residential use within the Villa la quinta
plan. The unit buildings within a 150 foot setback of the easterly north -south boundary of the
project site are designed to be one story buildings to be constructed as townhomes, duplex, four-
plex and sixplex structures. Unit count and distribution is described in accompanying tables and
graphics. Within this planning area, there are a total of 38 units—proposed on 5.16 acres of gen-
erally flat terrain.
2.10 Villa La Quinta Specific Plan
TABLE 3
PLANNING AREA II - EXISTING LAND USE
Vacant flat terrain adjacent to toe -of -slope
TC -Tourist Commercial CT 5.16 —
SUBTOTALS 5.16 —
TABLE 4
PLANNING AREA II - PROPOSED LAND USE
Villa La Quinta Residential Grounds
TC - Tourist Commercial CT (RRSP) 5.16 38
SUBTOTALS 5.16 38
Villa La Quinta Specific flan 2.11
r
Planning Area III
The Villa La Quints Private Resort Clubhouse I l
The Villa La Quinta resort amenities are located to maximize the sense of arrival for the residents
of the project as they enter the grounds. The facilities include: a convenience store, fitness center,
men's and women's locker rooms, steam and sauna areas and related recreation amenities. The
administration area of the facility will house the executive offices, accounting and administrative
facilities. Supporting the facility are employee areas, general storage, housekeeping, engineering,
and mechanical and pool equipment areas.
The total footprint area in Planning Area III is 2.29 acres. Detailed discussion of site plan and
architectural concept is included in Section 2.8 of the Design Guidelines.
2.12 Villa La Quinta. specific Plan
TABLE 5
PLANNING AREA III - EXISTING LAND USE
Vacant flat terrain
TC -Tourist Commercial CT 2.29 -
SUBTOTALS 2.29 -
TABLE 6
PLANNING AREA III - PROPOSED LAND USE
Recreation and Clubhouse Facilities
TC - Tourist Commercial CT (R.RSP) 2.29
SUBTOTALS 2.29
Villa La Quinta Specific Plan 2.13
Planning Area IV
Undeveloped Open Space
The undeveloped open space is sited in planning Area IV. The Villa La Quinta open space buffer
to the toe of slope has a total site area of 2.29 acres. Detailed discussion of this plan area is includ-
ed in Section 2.8 of the Design Guidelines.
TABLE 7
PLANNING AREA IV - EXISTING LAND USE
Undeveloped Open Space
TC - Open Space TC -OS 7.24 VACANT
SUBTOTALS 7.24
TABLE 8
PLANNING AREA IV - PROPOSED LAND USE
Open Space / Recreation area and storm water retention area
Tourist Commercial CT (RRSP) 7.24 0
SUBTOTALS 7.24 0
2.14 Villa La Quinta Specific Plan
SUAMARY TOTALS
TABLE 9
EMSTING LAND USE
G-E'N ER A 1. PL.I� V\ 1) l S1: !ONE tt`RES TITS
Tourist Commercial
CT 44.61
SUBTOTALS 44.61
TABLE 10
PROPOSED LAND USE
Tourist Commercial Residential CT RRSP 37.37 280
Tourist Commercial Open Space CT (OS-RRSP) 7.24 N/A
SUBTOTALS 44.61 280
Villa La Quinta Specific Plan 2.15
2.5 CIRCULATION PLAN
The proposed circulation system for the Villa La Quints Specific Plan conforms to the require-
ments of the City of La Quinta General Plan - Circulation Element by providing a hierarchy of
vehicular traffic -ways with pedestrian paths segregated within the plan area. The proposed cir-
culation alignment is defined by the proposed development and ties to existing perimeter streets
adjacent to the plan area boundary for access with internal roadways influenced by the shape of
the toe of slope of the adjacent mountain cove.
Circulation is accommodated on-site in a well defined hierarchy of roadways and paths. resort
residential unit users will have access to internal neighborhood streets via a gated arrival portal.
This entry point will be the arriving guests' introduction to the project and will allow owners and
users previously cleared for site access to freely flow into the plan area.
r. Lir Exhibit 7 illustrates the entry concept described herein. Actual
lane configuration may be expanded or altered to accommodate
- 4 actual site plan conditions.
-t Individual cluster access drives are proposed with generous set-
l backs from the arrival boulevard and interior loop road to further
provide safe ingress and egress from the individual residences.
2.16 Villa La Quinta Specific Plan
Circulation Diagram
Legend
Primary Entry
Interior Drives
Within the Villa La Quinta Specific Plan area, the circulation system has been designed to accom-
plish the following:
Provide for internal private roadways that respond to the proposed development corridors
while providing a safe route for project ingress and egress;
Provide for a private street which allows access to Eisenhower Drive;
01 Facilitate the internal network of planned private roadways within the Villa La Quinta
Specific Plan boundary to adequately serve the unit pads and other amenities;
Provide for an internal roadway connection from Eisenhower to existing private drives
within the TransWest Development project immediately East of the project site.
Villa La Quinta. Specific Plan 2.17
2.5.1 Alternative Circulation Concepts
The Villa La Quinta plan relies on a
strong connection to the La Quinta
Resort and Spa "Campus" for pro-
motion of pedestrian, cart and bicy-
cle modes of transportation. The
trail system location along the
perimeter of the plan area is linked
to the internal "Villa" area of the
plan to facilitate pedestrian and cart
access from the La Quinta Resort to
the La Quinta Villas and associated
recreation amenities. This connec-
tion will allow for the possibility of
cross utilization of both guest ameni-
ties and guest supporting mainte-
nance personnel thereby reducing
the need for automotive transporta-
tion between the two plan areas.
Exhibit 8
Legend
aterior
op Road
lanes)
Proposed Vehicular Circulation
Proposed Alternative Trail
2.18 Villa La Quinta Specific Plan
2.6 OFFSITE IMPROVEMENTS
The offsite public streets surrounding the project are currently developed in accordance with La
Quinta City Engineering and Public Works Department standards in effect and will be constructed
incrementally in accordance with the applicable General Plan designations. City-wide mass transit
systems and stops are accessible via the perimeter public thoroughfares. Perimeter landscape
improvements shall be implemented along the project frontage between Fernando and the project
entrance fronting Eisenhower.
2.6.1 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the proposed project and should be implemented in conjunction with development
of the unit areas.
The applicant shall develop all roads internal to the project in accordance with the design
standards specified in the General Plan and the structural standards in effect at the time
of tentative tract or zoning approval area in conjunction with the phased development of
the specific plan. All roadways within the specific plan area shall remain private.
All internal divided roads will have a minimum pavement width of 20 feet per lane to
accommodate minimum design criteria for fire equipment access.
• when intermittent parallel parking conditions exist roads shall be widened to a minimum
pavement width of 24 feet. .
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Villa La Quinta Specific Plan 2.19
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2.20 Villa La Quinta Specific Plan
2.7 CONSERVATION, OPEN SPACE, RECREATION, AND
INFRASTRUCTURE PLAN
Villa La Quinta Specific Plan Conservation, Open Space, Recreation and Infrastructure Plan
identifies and establishes the plan policy relative to the identification and management of natural
resources, open space and recreation amenities within the plan area boundary. The purpose of this
plan is to establish development policies and a philosophy which identifies areas in the plan area
with natural resources which shall be managed to prevent waste, destruction, or abuse of natural
or man made amenities . Additionally, the plan identifies policies used to form the basis for
development standards within Conservation, Open Space, and Recreation areas.
PROJECT SETTING
The 44.6 acre project site is located northwest of Eisenhower and Avenida Fernando, at the base
of the Santa Rosa Mountains in a secluded cove of immense beauty to the north and west. To the
east is vacant land currently planned as the TransWest Development — a low density residential
project. To the south is the World Class La Quinta Resort and Club, host to arguably the
exhibition of the forest landscape architecture in this part of the globe.
The project site ranges in elevation from approximately 45 to 46 feet above mean sea level (msl).
Located at the confluence of the valley floor, the hillside valley floor portion of the project site
appears to be moderately disturbed, with some areas brushed for vegetation removal, dirt roads,
recreational vehicle tracks, and collections of modern refuse interspersed with areas of blowsand
and sparse native vegetation. Geomorphic features on the valley include several alluvial fans of
blowsand against the southern rocky hillside portion of the project site, -a small alluvia in the
northwest corner of the project site at the foot of a northwest trending drainage, and large bare
patches of alkali sinks and silt.
2.7.1 Conservation
The Villa La Quinta Specific Plan project area has been developed with the goal of balancing the
conservation and management of adjacent offsite natural resources with the implementation of a
high quality recreation -based community. Policies and programs for the conservation, management,
and use of on-site and off-site natural resources include:
Prevention of soil erosion using the appropriate design criteria and careful placement of
landscaping and retention areas.
Use of the toe -of -slope buffer as both recreation area and to conserve the adjacent
mountainous area.
Maintenance, protection, and replenishment of ground water by using the landscaped
retention areas as drainage areas to absorb local runoff.
Villa La Quinta Specific Plan 2.2+1
2.7.2 Archaeological Resources
An archaeological study was conducted by Statistical Research , Inc. to identify and evaluate
cultural/paleontological resources for Villa La Quinta.
As ofAugust 26, 1999, the phase two archaeological fieldwork on the Villa La Quinta project site
was completed. A total of eight archaeological sites were documented on the project area. Four
sites represent prehistoric use of the area. These four prehistoric sites were found to be isolated
cultural phenomena with no prehistoric artifacts or cultural deposits observed in association with
these features, nor was there any indication that subsurface cultural materials might be present
nearby. As no clear justification exists to require additional archaeological investigation at these
sites, the research potential of these resources has been fully appreciated.
Four historic archaeological sites were also located within the project boundary consisting of
historic trash scatters containing refuse from the 1920's and 1930's. The sites were mapped,
inventoried and tested to determine the depth and extent of the deposits and their significance.
The location and content of the material suggests that these trash scatters reflect early activity at
the La Quinta Hotel not long after its construction in 1926. As such, they do contain information
about early La Quinta. These four sites have been determined to qualify under CEQA Section
21083.2.(gl) as a "unique archaeological resource" and in concert with the fieldwork already
completed and the studies currently in progress these resources will be adequately recovered so
that no additional work will be required to document these resources.
2.7.3 Open Space
THE OPEN SPACE CONCEPT
Villa La Quinta is designed with the realization that as urban and suburban development takes
place in the La Quinta Region, recreation and open space becomes a limited and valuable
resource. In addition, it is recognized that in the desert resorts area, high-quality projects that are
to be successful must be designed and planned around an open space/recreation program
centering on the unique environment and physical setting presented by the striking contrast
between the mountain edge and desert floor.
Open Space Corridor Adjacent to Project Development
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2.22 Villa La Quinta Specific Plan
The buffer between the delicate mountain toe of slope and the interior of the project forms the
open space separation between these two diverse and land form characters. This open space
corridor will serve as a trail link to the existing La Quinta Resort to the south as well as an
internal passive connector to the various pools and open space amenities within the dwelling unit
and recreation elements of the Villa La Quinta plan area. Interior open space/recreation uses
planned for the Villa La Quinta Specific Plan include an outdoor arboretum environment as well
as recreation amenities more private to the residents of the project such as satellite pools and spas.
All of these open space elements are connected with pedestrian and cart pathways to connect open
space areas to project development. There will be no access from the toe of slope into the
mountainous area within the Villa La Quinta Specific Plan boundary.
2.7.4 Recreation
Villa La Quinta is planned as a recreation based Resort Residential community and therefore
contains as a major element an extensive passive and active recreation program of development.
Standards for the development of recreation improvements include:
• Promotion of a variety of recreation uses in context with the "La Quinta" resort lifestyle
• Promotion of high quality, passive and active water-based recreation facilities
• Development of common area facilities with passive and active recreation opportunities
including swimming, tennis, run/walking interactive exercise and tour -trails.
Recreation facilities within the context of the site include:
• Open Space
• Lawn Sports
• Interpretative Trail Systems
• Swimming Pools and Spas
• Passive "Fountain Court' Retreats
• Water elements
• Art work
The complete list of permitted uses and the development regulations for the Conservation, Open
Space and Recreation areas are established by the Zoning and Development Regulations (Section
3 of this document) and are presented for each Planning Area within the Specific Plan boundary
in the following section of this document.
Villa 6 Quinta Specific Plan 2.23
2.7.5 Infrastructure and Utilities Plan
The infrastructure system planned to serve the Villa La Quinta project as described below will be
designed to provide a coordinated system of infrastructure and public services to adequately serve
the plan area at full buildout. Standards for infrastructure and public services relative to land use
intensity envisioned for the plan area within the community's infrastructure and public services
policies will be served by the following utilities:
• Sewer - Coachella Valley Water District (CVWD)
• Water - Coachella Valley Water District (CVWD)
• Electricity - Imperial Irrigation District (IID)
• Gas - Southern California Gas Company
2.7.6 Water
POTABLE WATER
The potable water system for the City is operated and administered by the Coachella Valley Water
District (CVWD) which extends service based upon approved designs and improvements
constructed by the private developer. The CVWD assesses new development $2,400 per
connection to tap into the potable water distribution system. CVWD operates from a system -wide
master plan to furnish potable water which is pumped from an underground aquifer by way of
wells located throughout the City. Wells range in depth from 500 to 900 feet. Potable water
pumped to the surface is stored in three reservoirs located south of the Cove, one at Highway 111
and Adams, and one reservoir in the northeastern portion of PGA West. These three reservoirs
provide high quality water to each pressure zone 7
in the City. The potable water distribution
system transports water to residential and com-
mercial users via an underground system with
lines ranging in size from 6 to 36 inches.
An 8" ACP water main currently exists within
the Eisenhower Drive right-of-way (25 feet
east/south of the centerline) across the entire
project frontage and extends southerly and east-
erly beyond the project boundary. A 6" water
main exists within the dedicated street right-of-
way
ightof-
way for Tract No. 3249 and 3411 lying adjacent
and easterly of the Centex property. A 12" ACP
water main exists within the Avenida Fernando
right-of-way (11 feet south of centerline), from
Eisenhower westerly across the project boundary
and beyond. A 12" ACP water main exists with-
in the Eisenhower right-of-way (31 feet west of
centerline) from Avenida Fernando, south to
Avenue 50.
2.24
Villa La Quinta Specific Plan
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The CVWD policy regarding well site dedication is on a per acre basis. The Villa La Quinta
project consists of approximately 44 developable acres; therefore one well site will be required.
Due to the shallow depth of the bedrock lying under the site, the project's requirement to provide
a well site will be accommodated offsite.
Although the City is blessed with an abundance of 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. Landscape plans prepared for the project site will, by ordinance, comply with the
water conservation policies of the City and water agency.
The Villa La Quinta Specific Plan area is protected from storm water flows by a system of chan-
nels and landforms integrated into the design of the plan and will be considered safe from storm
water flows with these facilities in place. This buffer area adjacent to the toe of slope will also
provide recreation area for walking and jogging as well as a conservation buffer to the precious
boulder strewn hillsides surrounding the project site.
The Coachella Valley Water District retains the right to review the grading and drainage plan prior
to the issuance of grading and/or building permits. This includes, but is not limited to, surface
improvements, drainage inlets, landscaping and roadways.
The district will furnish domestic water and sanitation service to the Villa La Quinta Specific Plan
area in accordance with the current regulations of
the district. These regulations provide for the pay-';
ment of certain fees and charges by the subdivider
and said fees and charges are subject to change.4
'r,
2.7.7 Sanitary Sewer
The wastewater treatment plant, which will serve this
project, is located at Avenue 62 and Fillmore in
Mecca (approximately 15 miles southeast of the
project) and "has capacity sufficient to accommodate
the demand from the project''.
An 8" VCP sewer main currently exists within the
Eisenhower Drive right-of-way (14 feet west of
centerline) approximately 300 feet south of Avenida
Fernando. This 8 foot vcp sewer main will be
extended northerly within Eisenhower Drive, to the
project boundary.
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Villa La Quinta Specific Plan 2.25
2.7.8 Electricity
All overhead public utility transmission lines for
cable television, electricity and telephone are
routed in the vicinity of the easterly perimeter of
the Villa La Quinta Specific Plan site. All perma-
nent power and telecommunications distribution
lines internal to the project will be required to be
placed underground.
An existing electrical supply line currently
exists on a pole line across the project frontage.
This existing line will not be adequate to serve
the project. The district may condition the
project to install underground electric facilities
consisting of:
• various 6" conduits
• double 750 mcm aluminum conductors
• switch boxes
• splice vaults
• standard internal underground project
distribution system
• other systems as necessary to provide
adequate service to the development
2.7.9 Natural Gas
An existing 4" gas main exists within the
Eisenhower right-of-way (35' east/south of
centerline) from Washington Street to Avenue
50. This gas main will be used to serve the Villa
La Quints project.
2.7.10 Telephone
Land-based telephone services are provided by
General Telephone Company in the project area
and will extend lines to the site as needed.
Local cellular service is provided and depend-
ing on the provider, may work.
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2.26 Villa La Quint& Specific Plan
2.7.11 Refuse Collection
Refuse collection within the City limits is provided by an entity franchised by the City of La
Quinta and occurs in accordance with a schedule established by the franchisee and the City. It is
envisioned that unit areas of the plan will be served by extension of the contract refuse collection
services currently in place with the City. Prior to regularly scheduled pickup and removal, refuse
will be contained in a maintained surface bin environment ensuring a clean environment and
allowing for recycling of waste materials as appropriate and required.
2.7.12 Schools
The public education needs of the City of La Quinta are provided by two public school districts
which include the Desert Sands Unified School District (DSUSD) and the Coachella Valley
Unified School District (CVUSD). The Coachella Valley also contains several private schools
administered by private entities that are attended by a smaller segment of La Quinta school
children. Based on district service boundaries, the Villa La Quinta plan area is served by the
Desert Sands Unified School District.
Based on the minimal student generation of the primary user population of the project, the Villa
La Quinta plan is envisioned to be adequately served through build out of the plan area by exist-
ing recently constructed school facilities within the City. Currently, fees are assessed on a per-
unit basis.
2.7.13 Law Enforcement
Law enforcement services are provided to the City (and the project site) through a contract with
the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City
from existing facilities located in the City of La Quinta and City of Indio. The existing
agreement between the City and Sheriff's Department provides protection on a 24-hour basis,
seven days a week. The Department utilizes seven patrol deputies which provide five minute
response times to the project site area. Two additional deputies which comprise its target team,
are also contracted by the City and work 40 hours each. The Sheriff's Department utilizes a
standard of 1.5 deputies/1,000 population to adequately serve the City.
Given the high level of recreation, the Villa La Quinta plan area is further protected by a private
security force assuring the idyllic ambiance that will become the hallmark of Villa La Quinta
lifestyle.
2.7.14 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The Fire
Department administers two stations in the City. One facility (Station #32) on Avenue 52, west
of Washington Street, and another facility (Station #70) at the intersection of Madison Street and
Avenue 54 within the PGA West project area. The Fire Department also operates four additional
stations in surrounding communities which results in overlapping service areas.
Villa La Quinta Specific Plan 2.27
2.7.15 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000
square feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance
Department, Planning and Community Development Department, Engineering and Public Works
Department). These public resource outlets are housed in the municipal complex at the southwest
comer of Calle Tampico and Washington Street. The complex provides space for all City admin-
istration staff and ancillary facilities. Given the current level of developer backed participation
funding current growth within the City, this facility provides adequate space for City functions
projected to serve a growing population for the near term.
2.7.16 Library Facilities
The City is served by a public library which is administered by the Riverside County Library System.
The existing facility contains approximately 2,065 square feet and includes approximately 22,531
volumes. The County utilizes an unadopted standard of 0.5 square feet per capita and 1.2 volumes
per capita to serve the City. Based on this standard, the City is currently undeserved in space, but
contains a surplus of volumes. However, a new 9,000 square foot facility is planned as a compo-
nent of the municipal complex. The additional facility will provide adequate library space to sat-
isfy the literary needs of the community well into the future.
2.28 villa La Quinta Specific Plan
2.8 ENVIRONMENTAL IMPACT
2.8.1 Noise Standards
Site planning adjacent to and in the vicinity of noise generators shall use appropriate setbacks to
mitigate impacts as determined by noise studies conducted on a development specific level. The fol-
lowing mitigation measures will be applied to all developments within the Villa La Quinta project
and is intended to become a part of the required mitigation in cases where the development propos-
al exceeds thresholds within the General Plan criteria of the City of La Quinta.
Construction activities shall adhere to City of La Quinta and County of Riverside requirements
for noise control and mitigation as required by the Building and Safety Department. Construction
activities, particularly clearing, will be limited to reasonable working hours during construction
periods. Temporary screens or enclosures for stationary construction equipment will be utilized
where practical. Proper maintenance of heavy construction equipment, including prompt replace-
ment of deteriorated exhaust silencers and mufflers will be implemented as routine during con-
struction activities.
Noise may be attenuated to acceptable levels through numerous options ranging from noise walls
and berms to building orientation and design.
Buffering
Landscaping shall be considered to assist in mitigating noise impacts and to provide visual relief from
noise generators. Plant materials used shall be consistent with the Landscape Guidelines herein.
Fences and walls shall be used to mitigate noise impacts where noise studies indicate the need for
solid mass attenuation. All fences and walls constructed shall be in accordance with standards as
contained herein. wall and contour grading shall be used where applicable to mitigate noise
impacts identified by noise studies conducted on a development specific level. Berms shall be con-
structed in accordance with this Section.
Villa 6 Quinta Specific Plan 2.29
2.8.2 Geotechnical Hazards
The project site is located at the interface of the Colorado Desert and Peninsular Ranges
geomorphic provinces in the Salton Trough and Santa Rosa Mountains, respectively. Adjacent to
the project site, steep hillsides rising to the north and west characterize the primary landforms.
Secondarily, a small alluvial plain at the base of a canyon to the northwest, and a flat sandy
alluvial desert floor to the south and east are features in the immediate backdrop of the site.
The hillside portion of the land adjacent to the project site is composed of Mesozoic granitic
bedrock, the alluvial plain on-site is composed of Quaternary alluvium, and the desert floor is com-
posed of alluvium with both surface dune and lake deposits. An area of windblown sand is locat-
ed
ocated on the desert floor against the southwestern hillsides. Although design -level geotechnical inves-
tigation will be necessary to identify proper excavation, preparation, grading and foundation
requirements for the proposed project, soils do not represent an environmental constraint at the
project site
Faults located at some distance to the project site include the San Andreas, Banning and Mission
Creek Faults, all located approximately eight miles to the northeast. The San Andreas Fault is
considered to be the most likely to generate strong ground shaking at the project site, with peak
horizontal ground accelerations (PGA) and effective peak accelerations (EPA) of 0.49 and 0.46
gravity (g), respectively. With adherence to Standard Uniform Building Code (UBC) requirements,
seismic groundshaking is not anticipated to represent an environmental constraint at the project site.
No known active or potentially active faults either bisect the project site or are located in the
general vicinity. The project site is not located within a delineated State of California Alquist-
Priolo Earthquake Fault Zone. Therefore, the potential for fault rupture at the project site is
considered low and does not represent an environmental constraint.
The project site is located within the Thermal subarea of the Indio Groundwater Subbasin, with
groundwater movement towards the southeast. Groundwater at the project site is probably confined
or semi -confined at depths of roughly 132 feet below the ground surface. Given the significant
depth to groundwater, it is not anticipated that groundwater would be encountered during project
excavations. Groundwater is thus not considered an environmental constraint at the project site.
The potential for liquefaction and seismically -induced settlement at the project site is not
anticipated in those areas underlain by bedrock and is likely to be confined at depths of roughly
132 feet. The actual depth to groundwater should be verified as part of design level geotechnical
investigations with the conclusions of the design level geotechnical investigation, used to
identify appropriate site preparation and design standards. Any liquefaction or settlement potential
at the project site would not represent an environmental constraint as it could be mitigated with
appropriate site preparation and structural design.
2.30 villa I,a Quinta specific Man
The potential exists for seismically -induced landsliding (i.e., raveling, rockslides, rock fall) from
the hillside portion of the project site. Therefore, in addition to evaluation of all proposed slopes
in the context of a design level geotechnical investigation, a building setback of 50 feet is being
provided at the base of the hillsides.
The alluvial/lacustrine (lake) soils at the project site are subject to both wind and water erosion.
During construction, standard erosion and drainage control measures would need to be
implemented to avoid significant erosion. Although mitigation would be required, potential soil
erosion does not represent an environmental constraint at the project site.
2.8.3. Hydrology
The land adjacent to the project site is characterized by steep hillsides rising to the north and west,
and flat sandy alluvial desert floor to the south and east. Elevations range from 45 to 520 feet
above mean sea level (msl) in these off-site areas. A small alluvial plain in located at the base of
a northwest/southeast tending canyon located in the northwestern portion of the project site. The
steep hillsides produce runoff which is currently slowed upon reaching the desert floor where the
runoff spreads out in a sheet flow condition and drains to Eisenhower Drive and then southerly to
existing catch basins south of Avenue 50. The flows ultimately enter the Coachella Valley Water
District's (CVWD) Evacuation Channel and then the Whitewater River. There are no existing
storm drain systems adjacent to or in the proximity of the project site. The project site is located
outside the 100 -year flood plain.
The project site is located within two drainage basins. Basin 1 includes approximately 154.7 acres
(the northern, western and southern three quarters of the project site plus approximately 70 acres
upstream). Basin 2 includes approximately 36.3 acres (the northeastern quarter of the project site
plus approximately 3 acres upstream). Based on a 100 -year storm event and the existing site con-
figuration, flows generated within Basins 1 and 2 are estimated to drain into Eisenhower Drive at
Avenida Fernando and then into Eisenhower Drive. From Eisenhower Drive, the flows drain to
the catch basins south of Avenue 50.
The City requires that all new projects not located adjacent to major regional storm water
facilities retain any associated incremental increases in storm water flows on-site. The project will
likely generate an incremental increase in runoff associated with the development of impervious
surfaces, and will thus require some on-site retention facilities. To manage off-site runoff
generated on and up -stream of the project site, and to comply with the City storm water retention
requirement, the project proposes to utilize two storm water management techniques. To manage
storm water from the off-site mountainous areas, retention basins will be developed on-site at the
toe of slope within a landscaped setback to the toe of slope. To manage storm water from the
valley floor portion of the project site, a traditional storm water collection system will be
developed to collect storm water and direct it to a dedicated storm water retention basin.
Villa La Quinta Specific Plan 2.31
Existing and future hydrologic conditions at the project site, along with the City's retention
requirement, represent an engineering constraint which will be technically resolved within the site
design and development proposal for the project site.
Toe of Slope Retention Adjacent to Development Area
2.32 Villa U Quinta Specific Plan
Concept for storm water Management Within The Specific Plan of Development
The Villa La Quinta project may utilize two engineering solutions to provide storm water man-
agement for the project. As site plans evolve, these two elements will be designed in an aestheti-
cally pleasing manner into the plans to provide for the proper volume and area of retention.
The two drainage elements are composed of the following:
A storm water management system to collect and retain on-site the storm water drainage from
the steep hillsides. This system will be at the base of the mountains and control debris and rock
falls as well as retain the storm waters. This system will provide for storm water attenuation of
approximately 129 acres of hillside drainage (both on- and off-site drainage).
A traditional storm water collection system to collect developed storm flows and direct
them to a dedicated storm water retention basin or combinations thereof. This on-site
developed storm water system will attenuate approximately 61 acres on the desert floor.
All of the above facilities will be designed as a part of any project in conformance with the City
of La Quinta's policies and standards.
Section through storm water Retention Areas
Villa La Quinta Specific Plan 2.33
2.9 GENERAL DESIGN GUIDELINES/STANDARDS
This section provides design guidelines and standards that apply throughout Villa La Quinta. The
following major topic areas are covered:
• Site Planning
• Landscape Architecture
• Architecture
Many of the guidelines and standards, though applicable throughout the project, only apply in
certain situations or in conjunction with certain uses and/or building types. Those guidelines that
have no specific call -out or geographic reference point can be assumed to apply uniformly through-
out the project site. It should be noted that these design guidelines and standards do not replace or
reduce applicable subdivision requirements of the City of La Quinta and/or as modified by the
adopted Specific Plan. Using the acclaimed La Quinta Resort as a baseline for architectural and
landscape architectural standards for the Villa La Quinta project area, implementation of the
concepts presented within this Design Manual may imply results that go well beyond the minimum
City standards.
2.9.1 Site Planning Guidelines/Standards
The following site planning guidelines and standards apply to the common area recreation
facilities and the quasi -public spaces of the project site. This section is arranged such that a
general concept is defined for each of the site uses. Concepts are presented in both a written and
graphic format where applicable. An illustrative plan is be presented that delineates the typical
site plan concepts being described. Though a variety of site plans will be acceptable, each
illustrative plan represents one typical site planning solution that implements the desired concept.
A Site Development Permit will be submitted for recreation amenities envisioned within the Villa
La Quinta project.
RECREATION / CLUB FACILITIES AND AMENITIES- OVERVIEW
A resident and guest serving recreation "clubhouse" styled facility is planned to provide Villa La
Quinta residents and guest a full spectrum of passive and active recreation amenities as delineated
on the Site Plan. The Villa La Quinta recreation facilities will be developed in phases spread over
the build -out horizon of the project. This clubhouse styled recreation complex may include the
following program components:
Recreation Areas
• Convenience Store
• Lobby/Front Desk/Owner's Lounge/Library
• Project Recreation Facilities
• Fitness Center
• Convenience Kitchenette
• Business and Computer Facility
• Men's and Women's Locker Rooms
• Sauna/Steam Room
• Palapa Bar and BBQ Cabana
• Wine Storage
Administration
• Front Office
• Executive Office
• Accounting
• Administration
• Guest Reception
• Sales Offices
• Multipurpose Room
• Grill
• Coffee Shop
2.34 Villa La Quinta Specific Plan
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Villa La Quinta Specific Plan 2.35
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The Club Facilities Site Plan
Conceptual Landscape Plan
The Villa La Quinta recreation facilities are centrally located on the project entry/arrival drive.
From the northeasterly facing access off of Eisenhower Drive opposite Coachella Drive, the
arrival into the project area of the plan is staged to utilize the dramatic backdrop of Eisenhower
Mountain to frame the recreation/club site. Arrival to the recreation area is announced by passing
through a gate structure for the arriving owners and guests to access the Resort residential unit
component of the plan with the club facilities located to the immediate left of the entry.
2.36 Villa La Quinta Specific Plan
2.9.2 Recreation Facility Architectural Guidelines/Standards
INTRODUCTION
The purpose of these architectural guidelines is to be general in character and is not meant to
replace individual creative latitude necessarily utilized by landscape architects and planners.
These guidelines are presented to suggest a vocabulary of components that have established the
"Timeless Charm and Dignity" of the adjacent La Quinta Resort in the implementation of archi-
tecture and landscape architecture.
The choice of an acceptable architectural style is meant to fulfill three specific goals:
1. The establishment of a sense of regional context for the project site. This sense of place can
be accomplished by maintaining a particular architectural tradition within which all structures
will be designed. The architectural tradition of the adjacent La Quinta Resort creates a sense of
consistency for the Villa la quinta project. This consistency is not meant to be constrictive, but
rather offer diversity within stated parameters.
2. To respond to the geographical location and climate of the area. Due to the warm and nature
of the Coachella Valley, the architectural style to be chosen consists of hardy materials with
sensible maintenance.
3. To respond to the economic base of the area. The style should be simple in form and materials,
with a frugal use of detail so that undue hardship is not placed on the builder in the execution of
his structures as was the case in the local architectural context.
The architectural style which best fulfills the above requirements is the traditional Spanish
Colonial style of architecture exemplified by the architecture of Gorden Kaufman for the"
original" La Quinta Hotel and grounds. The La Quinta Resort's style is simple in form and mate-
rial, and is constructed of low maintenance materials. The La Quinta Resort displays a frugal use
of detailing in a sun -loving style of architecture and landscape architecture. Within the Spanish
Colonial tradition there is a flexibility of architectural styles which lends itself to the various addi-
tions embossed on the Resort campus over the years.
The following paragraphs define the general character of the Spanish Colonial Architecture of the
Resort and the corresponding architectural context for the Villa La Quinta project area. General
applications to commercial scaled structures, i.e., recreation facility structures and common area
amenity buildings will be given.
GORDEN KAUFMAN AND THE SPANISH COLONIAL STYLE
The Spanish Colonial style has a diversity of historical roots and is a conglomeration of styles
from several countries and regions of the Mediterranean. The areas which contributed to the
evolution of this style were primarily Spain and Italy. These architectural foundations were the
sourcebook for the renowned architect of the original La Quinta Hotel, Mr. Gorden Kaufman who
was entrusted in the mid to late 20's to interpret these historical architectural roots into what is
now the La Quinta Resort.
Villa La Quinta Specific Plan 2.37
It is not the purpose of these guidelines to present an exhaustive history of this style. The Spanish
Colonial style is best represented by the downtown area of Santa Barbara, which is designed and
built primarily during the 1920s and early 1930s. The approach to this architectural style is the
traditional look as exemplified by the La Quinta Resort and will be embodied in the architecture
of the Villa La Quinta project.
Building Form in the Spanish Colonial Style
The Spanish Colonial style requires an attention to building form without undue concern for
meticulous application of detail. Massing and simple arrangement of the building forms imparts
a charming and delightfully picturesque quality which lends itself to attached products as well as
commercial scale architecture. Building forms may have a sense of having numerous additions
over a long period of time. Large building forms are usually broken up into smaller elements, giv-
ing an asymmetrical character to the buildings. The use of courtyards and enclosed patios are an
important part of the configuration of the buildings and provide a stage to the arrival scenario.
Building Materials Utilized in the Spanish Colonial Style
The materials used in this style of architecture are simple, environmentally durable, and straight
forward; plaster, wood, clay tile, masonry, wrought iron and ceramic tile. Plaster is the predominant
material used to cover the walls of the buildings. The plaster is smooth with a gentle hand -applied
texture and smooth, rounded corners. Wood and plaster covered masonry is used for posts, beams,
handrails and spindles.
Clay tile is encouraged as a roofmg material, patio pavers and wall caps. In the Spanish Colonial
style, masonry is used in the form of carved stone or cast concrete ornamental door and window
surrounds, wall caps, fountains and columns. Brick is used as paving and occasionally for court-
yard walls.
Wrought iron is used for handrails, window grills, gates, lighting fixtures, signs, and door and
shutter hardware. Ceramic tile is used on the exterior for door and window surrounds, wainscots
on walls, wall fountains, and stair risers.
Color in the Spanish Colonial Style
Color plays an important part in the Spanish Colonial style. The body of the building is primari-
ly plaster of a neutral color, usually in whites, off-whites and cream colors, but occasionally light
pastel tints are used. The wood is a light brown stain or is kept natural for a weathered look.
Accent color is used to impart a festive quality to the building. Some of the colors used as accents
are yellow ocher, Tuscan red, blue, deep blue-green, yellow, and black. The accented are: wain-
scots, window and door surrounds, painted or stained windows, doors, shutters, canvas awnings,
exterior drapes, stained spindles at window grills, vents and occasionally the sheathing of the roof
overhang. The use of color is encouraged on the project to give its buildings a distinctive quality.
2.38 Villa La Quinta Specific Plan
Roof Forms in the Spanish Colonial Style
The roof form of the Spanish Colonial building exhibits a gable roof configuration and often has
wide overhangs to protect the adobe walls and patio spaces beneath. Rafter tails may be band -
sawn in a decorative manner or plain ended. Often the overhangs exhibit exposed radiused rafter
tails, and/or a molded plaster cornice. When used, the hipped roof takes the form of a termination
at the building end or of a tower element. Shed roofs are used in conjunction with a veranda where
the veranda is pitched off the high side of the shedded structure. Flat roofs are limited to com-
mercial and attached structures only.
The roof materials appropriate to the Spanish Colonial style are clay tile and cement tile. The use
of a clay barrel tile is required on all commercial structures. The color is to be a deep reddish
brown blend with naturally flashed file interspersed. The tiles should be laid irregularly, varying
slightly the dimension on center and considerably varying the dimension on center to the weath-
er side. Eave layers should be doubled or tripled. The ridges and hips are to be barrel tiles uneven-
ly spaced to the weather and grouted for an irregular appearance. The file ends at the eaves shall
be enclosed with cement grout on the fust story or left open. Clay bird stops may be used on the
second or third story eaves. The clay tile used on structures can either be a barrel or "S" barrel
tile with a deep reddish brown color with some naturally flashed tiles interspersed.
Walls
The primary material used on the walls of the Spanish Colonial style is plaster with a smooth
hand -applied texture and radius comers. Also acceptable would be plaster over slumpstone to
give an irregular surface. Because the original walls were adobe and very thick, a sense of thick
wall construction is appropriate to this style. This thickness of wall should be used at door and
window locations wherever possible as this is an area of high visibility and architectural focus,
Villa La Quinta Specific flan 2.39
The walls of Spanish Colonial buildings are relatively blank in character with the mass of the wall
area predominant over the openings. This relatively blank character of the walls requires that
careful attention be taken in the arrangement of windows and doors, which is the primary feature
used to create the beauty and charm in this style.
Doorways
An important use of ornament on a Spanish Colonial building occurred at the front door, where
different types of door surrounds were used. The ornamentation could be as simple in character
as a deep-set slot in the wall or as elaborate as a finely detailed carved stone surround. Often dur-
ing the 1920s cast concrete is substituted for carved stone. These carved stone or cast concrete
surrounds are especially appropriate to commercial structures. Often a ceramic tile, a molded
plaster, or a simple painted band is used around the door.
Two types of entry doors are commonly used. The first is a paneled door with the shiplap detail
between the boards taking on a serpentine pattern. The second type is a raised panel door in a vari-
ety of geometric patterns. Often iron, brass or bronze nail heads are used on both the door types
Id FRI
FRI
for decoration. These nail heads came in a variety of shapes such as stars, rosettes, shells, etc. and
are applied in a geometrical design. The entry doors are finished in either paint or stain with color
accents. Doors are also left natural in order to take on an old weathered look.
Windows
The asymmetrical arrangement of windows became an important architectural feature in the
Spanish Colonial style. The windows are generally made of wood with simple rectangular cutups.
It is understood, due to economic necessity and maintenance concerns, that aluminum windows
will be used. However, where the price range allows, the use of wood windows is encouraged.
Wood windows are generally casements and rectilinear in configuration. Arch -topped windows
should be used with restraint.
A variety of window surrounds are common. These surrounds are a simple deep-set slot in the
wall, a molded plaster, a ceramic tile, or a simple decorative paint band. Other window treatments
came in the form of wrought iron grills, wood spindle grills, plaster -hooded windows with iron
grills, shutters flanking each side of the windows or brightly covered canvas awnings. When shut-
ters are used, they should have the appearance of being functional. This means that in a closed
position they should be of such width to completely cover the window opening.
Awnings are at times supported by wrought iron brackets connected back into the building as seen
on "La Casa" at the La Quinta Resort.
2.40 Villa La Quinta specific Plan
Balconies and Galleries in the Spanish Colonial Style
A common architectural feature on the Spanish Colonial style is a balcony, gallery, veranda, or
pergola. Balconies came in three basic types; a large cantilevered balcony, a small projected bal-
cony usually with a single pair of French doors opening out onto a small standing area, and a dou-
ble stacked balcony supported on posts which created a veranda below. Balcony railings are either
wrought iron, or wood spindles. Galleries or loggias are often used at upper floors to catch the
evening breezes. These galleries functioned as outdoor living spaces. Another architectural fea-
ture is the veranda or arcade.
The use of pergolas is also common. The pergolas are a structure of vine -covered beams sup-
ported upon wood, plaster, carved stone, or cast concrete columns. The use of verandas, arcades,
and pergolas is especially appropriate to commercial structures.
Column Forms in the Spanish Colonial Style
Columns come in the form of carved stone, cast concrete, wood and plaster. Usually carved stone
and cast concrete columns are of a simple design. Wood posts should have a minimum dimension
of six inches by six inches.
These posts often had bolsters at the top and chamfered edges. Plaster columns with molded plas-
ter caps are either round or square in configuration.
Villa La Quinta Specific Plan 2.41
Exterior Stairway As Architectural Features
Exterior stairways are used for access
to upper balconies and galleries.
These exterior stairways are designed
as an integral part of the building.
Often these exterior stairways have a
solid plaster or wrought iron railing
with clay paver treads and decorative
ceramic tile risers. Stair treads could
also be carved stone, cast concrete, or
brick payers sometimes faced with
decorative tile on the riser face.
I
Chimney Elements
The material commonly used on the
chimney is plaster. The chimney cap
becomes a form of architectural orna-
ment with a variety of configurations,
and materials used. Often each chim-
ney cap on the building is given a dif-
ferent architectural design as exemplified in the variety of chimney pots exhibited within the orig-
inal Casitas of the La Quinta Resort. Stacked stone, terra-cotta, brick, and mortar is primary in
the materials selection.
Ifs 1�ri�h
2.42 villa La Quinta Specific Plan
Courtyards and Patios
The most important planning device in the Spanish Colonial style is the use of internal courtyards
and walled patios. These courtyards and patios are not only used for the purpose of security, but
also as a auxiliary living space. It is within these courtyards that the majority of architectural orna-
mentation is found.
The fountain is commonly a focal point in these courtyards. Free standing fountains are carved
stone or cast concrete.
Wall fountains are of molded plaster,
carved stone or cast concrete with
ceramic tile inserts. ' The paving in
the courtyard is often clay file payers
or brick payers in a variety of pat-
terns. Another design feature in
these courtyards or patios is the use
of large -scaled architectural pottery.
Wood and wrought iron furniture is
also used along with a variety of
other architectural accessories.
Trees, shrubs, flowers, and vines are
used in these courtyards and patios
to provide shade and color.
Villa La Quints Specific Plan 2.43
APPLICATION TO ATTACHED STRUCTURES
There are special concerns in applying the Spanish Colonial style to the attached units within the
Villa La Quinta project area. One of the primary concerns is in minimizing the apparent mass of the
building forms. The building forms should take on an asymmetrical character as much as possible.
The plaster textures for walls of residences
should be a very light Spanish lace or a
smooth float finish over an irregular brown
coat. Wood, vinyl, or aluminum windows
may be used on attached residences. It is
suggested, however, that builders research
the possibility of using other colors besides
white and bronze. The La Quinta Resort
has made a logo -type of the blue window
trim. This "signature" style is a lasting
image that is of value in the brand and qual-
ity that the Resort has come to be known .
for and may be a technique for creating a
unique brand to the Villa La Quinta project.
On front elevations, where possible, the h T
creation of deep-set windows is encour-
aged. The use of window surrounds,
awnings, shutters, grills, etc. is encouraged
augment the appearance of the windows.
Sliding and casement wood windows are -
appropriate to this style of architecture. _
Because of the common use of fireplaces, special attention should be give to the design of the
chimney caps as exemplified in the La Quinta Resort architectural vocabulary. Generous diversi-
ty within the design of the chimney caps is encouraged. The use of walls to simulate courtyards
and low walls to create courtyard gardens at the entry are appropriate. The attached projects pro-
vide a good opportunity for the use of exterior stairways and balconies which are designed as an
integral part of the structure.
2.44 Villa La Quinta Specific Plan
The use of courtyards is another architectural feature of this style which is easily applied to
attached townhome and apartment structures. Special care should be taken in the design of car-
ports and auxiliary buildings. These structures should be designed with the architectural elements
used within the Spanish Colonial style. The use of subtle color on the building structure is encour-
aged to introduce a diverse and unique quality to the buildings. The use of painted door and win-
dow surrounds is utilized at the La Quinta Resort and may be used to inexpensively give the Villa
La Quinta buildings a unique quality or identity for the various product types within the plan area.
Summary
These guidelines have been prepared, not as an exhaustive presentation of the architectural styles
that are acceptable for the Villa La Quinta project, but as a guide for further individual expression
of the Spanish Colonial style. Economics necessitates some interpretation of these styles follow-
ing a foundation of traditional forms, scale and details. From these fundamentals, classic archi-
tecture and landscape architecture will be assured.
2.9.3 Landscape Architectural Guidelines/Standards
Introduction
It is important for each participant in the development of Villa La Quinta to understand the over-
all landscape development concept of the project. Proper selection and use of the plant materials
while emphasizing individual project theme must also reinforce overall community identity and
tie to the Resort campus which is know for its use of color and scale in the landscape.
The selection of plant materials for Villa La Quinta shall generally reinforce the early California
3
thematic image as well as the particular architectural style of each building within the project
area. By necessity, an emphasis shall be placed on the use of indigenous, naturalized and drought
resistant species of plant materials while maintaining the feel of lush resort environs.
Villa La Quinta Specific Plan 2.45
MAJOR COMMUNITY STREET SCENES
The landscape design development associated with the arrival and street scene is envisioned as
the backbone of plan organization and orderly circulation within the project area. This hierarchy
of streets within each use area is consistent in order to provide a strong sense of community iden-
tity and ease of circulation promoting pedestrian and cart travel whenever feasible.
Sharp contrasts of tree forms and their placement provide land use emphasis and community
direction. Strength in design placement of tree forms is a key ingredient to the landscape archi-
tecture of the Villa La Quinta campus. The well known image of the arrival drive landscaping to
the La Quinta Resort illustrates the value of creating strong landscape architectural images to
"signature" the property arrival experience and may be used to initiate the landscape heritage of
the Villa La Quinta project.
Palm trees or other strongly formed trees may be utilized in formal arrangements as a backdrop
to the primary entry monument as the arriving guest enters the project from Eisenhower Drive.
This landscape form is used in areas to emphasize and frame the entry to common area recreation
facilities, the sales facilities, and to the resort residential areas. The placement of the trees may
be utilized in formal groves, straight rows or informal groupings at intensive use areas such as
plazas, courtyards, recreation features, vista points and project nodes.
Because the winter season is of prime concern for the desert resort residents, evergreen trees are
the primary theme tree utilized at points of project emphasis and in informal throughout the Villa
La Quinta community. As such, they represent foreground specimen accent trees at recreation
nodes such as satellite pools and along pedestrian walks and open space features.
2.46 Villa La Quinta Specific Plan
Medium sized trees serve as a deciduous foreground element providing summer shade and per-
mitting welcome winter sun. These trees may be exhibited in formal groves in a unit building
courtyard or as a sales building plaza. canopy. Additionally, because of the strong visual form of
the deciduous tree, they are encouraged as a street tree, as an informal foreground grove tree in
parks, greenbelts or other open space areas.
Vertical evergreen trees may be used to block unwanted views to maintenance facilities or to
frame entry and arrival views. Their use at the boundary of common street scenes permit easier
transitions to the variety of adjoining land uses. These evergreen grove trees may be used as a
transitional element between streetscenes and adjoining developments as background trees in an
effort to ease the harsh adjacency of contrasting land uses.
Viva La Quinta Specific Plan 2.47
It is the intent of these guidelines to provide flexibility and diversity in plant material selection,
while maintaining a limited palette in order to give greater unity and thematic identity to the com-
munity. The plant material list has been selected for its appropriateness to the project theme, cli-
mactic conditions, soil conditions and concern for maintenance.
A limited selection of material is utilized in simple, significant composition complementary to
adjacent common landscape areas while reinforcing the individual architectural and site setting.
Overall plant material selection for given project areas, wherever possible, shall have compatible
drought resistant characteristics. Irrigation programming can then be designed to minimize water
application for entire landscape setting.
Streetscapes
Project street scenes include the combination of land-
scape and hardscape features visible from perimeter or
internal roadways. These features generally include the
community wall at the boundary of the project, and the
community trail at the toe of the mountain slope.
Greenbelt Trail
A project wide pedestrian and cart "greenbelt trail" sys-
tem is envisioned to serve the entire Villa La Quinta
community linking the plan area with the existing Resort
campus and adjacent exterior sidewalks.
The greenbelt trail encompasses the project unit area and
acts as a buffer to the toe of slope and environmentally
sensitive areas while providing a sense of order to the
relaxed travel within the project for the residents and
guests. The landscape treatment within the greenbelt
trail is that of mounted and depressed areas of earth,
shrubbery, and turf transitioning to a ground cover and
shrub zone against the unit and club building areas.
2.48 Villa La Quinta Specific Plan
Project Walls
The La Quinta Resort projects a
subtle sense of security and priva-
cy without the necessity of a high-
ly visible security guard presence.
This is accomplished, in part, by a L,
series of landscaped walls at the
property boundaries and entry
points which reinforce this ele- Nf
ment of perceived security. Y- t
Within the Villa La Quinta project
area, walls which adjoin adjacent
property shall be termed project
walls and shall be designed and installed in accordance with these standards and details.
Project $!
Project wall standards described
and detailed herein are intended
1 ' r Periw.eeer Me~
streee Trees to apply to all situations where
r
Per;^eeer spree,,such walls are visible from pub-
�y wdl W/Pilwseers
` Perimeter Tle.+e lic streets, public use areas,
u-dersfcry common areas within the project
A....«.( cera v.Le- and other semipublic areas. The
use of wall forms described
'' --- •- - - - --
W.!( Seebsck herein are not mandatory yet are
envisioned to provide an oppor-
tunity to mitigate noise, visual, and security concerns and impacts as necessary. Allowable wall
heights are delineated for each planning area in Section 3 of this Specific Plan.
Specifically excluded from the description of project walls are unit building rear and side yard sit-
uations not adjoining a street or common use area, unit front and courtyard enclosure walls and
fencing, and perimeter fencing for site amenity areas. Wall applications in these areas will be
evaluated for appropriateness within each architectural setting and are further defined in the indi-
vidual Site Development Permit applications appended hereto.
Where applicable, unit edge community walls adjoining adjacent vacant property and the street
scenes of Eisenhower and Avenida Fernando shall be designed and constructed as follows:
6,--D-
oil
ik,is4 Grode
Villa La Quinta Specific Plan 2.49
Solid Wall Base Requirement
Where privacy or noise protection of common areas dictate, a solid masonry wall with or with-
out pilasters may be used. The wall shall be six feet (6') minimum height and shall be construct-
ed of a minimum six inch (6") width CMU block. Pilasters, if used, may be capped with a two
inch (2") followed by a four inch (4") machine block or built-up cap detail with stucco finish to
match wall as noted above. Historically, wall forms have exhibited simplicity and strength with
all corners and edges of stucco work eased square and straight,
Combination Wall Base Requirement
Where partial privacy is suggested with some view opportunity permitted, a combination mason-
ry foundation wall with pilasters and tubular steel fence panels between may be used.
LNWAU W/Kow.ded
NerX r Gap, S1taueo Fh% rl
SOLID WALL
60-.cde
Open/View Wall Base Requirement
Where view opportunity is a premium and where the visual protection from common maintenance
areas is assured, an open or view wall may be used. The wall or fence shall be constructed
between masonry pilasters. The pilasters shall be designed within the vocabulary of those
described herein for the Base Requirement Solid Wall treatment. Tubular steel fence panels shall
run between two posts set into appropriate concrete footings and topped with one inch (1") thick
by three inch (3) square caps.
COMNMNITY WALL ALTERNATIVES
Solid Wall Alternative Requirements
Alternative up -grade or more detailed solid wall designs may be utilized where appropriate and
approved. Such design alternatives may generally be used on other than the primary community
image street scenes in conjunction with medium, medium high or high density residential land -
use and in near proximity to or with commercial development.
2.50 Villa La Quinta Specific Plan
The solid masonry wall specified in the solid wall base requirement should be utilized but may
be capped in a variety of ways. Masonry cap material height shall not exceed two inches (2") and
may include adobe pavers, pre -cast colored concrete pavers or other such masonry paver materi-
al. Cap material color shall generally be in the terra cotta color range with solid, primary red tones
avoided. Heavy, contemporary cap treatments thicker (taller) than two inches (2") shall be avoid-
ed as inappropriate with the Villa La Quinta architectural themes.
Pilasters, although not required, may be associated with alternative wall designs which match
those specified on the solid wall base requirement but may be capped to match the adjoining
alternative wall treatment.
Combination and Open/View Wall Alternative Requirements
More intricate and stylized tubular steel fence panels either atop a low masonry foundation wall
or as a singular fence between pilasters may be proposed if appropriate for alternative up -grade
situations. The tubular steel fence design shall adhere to all code requirements and be compatible
with the architectural setting and guidelines.
Solid or Combination Wall Alternate
An alternative, acceptable wall design features a minimum of six inchs (6") width slump block
wall. All exposed slump block wall surfaces shall be `Parged or thinly coated with plaster while
permitting the block slump to be visible.
THE PROJECT SIGN ELEMENTS
The creative way in which signage is integrated into the overall project thematics is a critical ele-
ment in the design of the project and the establishment of the project theme. The repetitive and
consistent use of forms and materials establishes continuity throughout Villa La Quinta.
All signs within Villa La Quinta are envisioned to conform to the architectural and landscape
architectural styles established in the preceding section of this manual. Size and configuration are
determined by the function of the sign and according to the hierarchy of information, direction
and organization.
The Sign Plan graphic exhibits potential locations for project signage. Other supporting signage
locations shall be identified within the Site Development Permits.
Villa La Quinta Specific Plan 2.51
Materials and Colors
In general, signs will be consistent with the materials
and colors established within the architectural guide-
lines section of this manual.
Appropriate materials includes plaster, wood, clay
tile, masonry, wrought iron and ceramic tile. While
plastic, back -lighted signs are not uniformly forbid-
den within the project, there are situations where they
---,"will not be acceptable. Signage will be designed to
utilize and emulate the style, materials and colors typ-
ical of the project. Front -lighted signs using the
�Alabove -listed materials are preferable.
Base colors for plaster elements are primarily neutral
usually whites, off-whites, cream and occasionally
light pastel tints. Wood should have a light brown
stain or be kept natural for a weathered look. Suggested accent and lettering colors are: yellow
ocher, Tuscan red, blue, deep blue-green, yellow and black.
Specific Applications
Entries
A hierarchy of entries has been established for the project as described above. Entry signage will
follow this hierarchy. Neighborhood entries, directional, and club or sales facility/identification
signs should be sized to indicate the appropriate scale and importance.
2.52 Villa La Quinta specific Plan
Temporary signs
Temporary signs (e.g. future facility, construction signs) will necessarily be constructed to last
only their useful life. They must, nonetheless, be designed and applied to be consistent with the
over-all permanent signage program. Their general appearance should be maintained while they
are in use, and they should be removed promptly when they are no longer needed.
Street signs
Street and traffic control signs will be consistent with standards which have been adopted by the
City, however, may take on a design theme consistent with the project identity.
Villa La Quinta ,Specific Plan 2.53
2.9.4 Plant Material Palette
The underlying theme of the landscape architecture at Villa La Quinta is to create a lush desert
character of visual variety and textural interest. Consistent with this goal, use of drought tolerant
plant material is a primary consideration in the development of the plant palette to further aid in
the conservation of water while promoting this lush desert theme in the prevailing landscape
image.
To provide guidance to the builders and designers of future projects within the Villa La Quinta
project, a plant material palette is suggested. Species in addition to those listed are to be consid-
ered in order to provide diversity; however, the plant material in the list provided are relatively
successful in the unique soil and climactic conditions of project site.
TABLE 11
PLANT PALETTE
BOT:iLNICAL -N.l1IE CONINION NA-NIE
Acacia salicina
Weeping Wattle
Acacia saligna
Blue Leaf Wattle
Acacia smalli
Desert Sweet Acacia
Acacia stenophylla
Shoestring Acacia
Brachychiton populneus
Bottle Tree
Cercidium floridum
Blue Palo Verde
Cercidium hybrid
Desert Museum
Cercidium praecox
Sonoran Palo Verde
Chamerops humilis
Mediterranean Fan Palm
Chilopsis linearis
Desert Willow
Citrus Species
Citrus
Cupressus sempervirens
Italian Cypress
Fraxinus Uhdei `Majestic Beauty'
Evergreen Ash
Geij era parviflora
Australian Willow
Jacaranda mimosifolia
Jacaranda
Lagerstroemia indica
Crape Myrtle
Lysiloma microphylla var. thornberri
Feather Bush
Olea europaea
Olive
Olneya Tesota
Desert Ironwood
Parkinsonia aculeata
Mexican Palo Verde
Phoenix dactylifera
Date Palm
Pinus eldarica
Afghan Pine
Pinus halepensis
Aleppo Pine
Prosopis chilensis
Chilean Mesquite
Rhus lancea
African Sumac
Schinus Terebinthifolius
Brazilian Pepper Tree
Syagrus romanzoffianum
Queen Palm
Thevetia peruviana
Yellow Oleander
Ulmus parvifolia
Elm
Washingtonia filifera
California Fan Palm
Washingtonia robusta
Mexican Fan Palm
SHRUBS:
Caesalpinia pulcherrima Red Bird of Paradise
Carissa grandiflora Natal Plum
Cassia nemophilla Desert Cassia
Dietes vegeta Fortnight Lily
Dodonaea viscosa Green Hopseed Bush
2.54 Villa La Quinta Specific Plan
Hemerocallis hybrid
Daylily
Heteromeles arbutifolia
Toyon
Hibiscus species
Hibiscus
Justicia califomica
Chuparosa
Leucophyllum Species
Texas Ranger
Myrtus communis `Compacta'
Compact Myrtle
Nandina domestica
Heavenly Bamboo
Photinia fraseri
Photinia
Phormium tenax
New Zealand Flax
Pittosporum tobira
`Wheeler's Dwarf'
Prunus caroliniana
Carolina Laurel Cherry
Rhaphiolepis indica
India Hawthorn
Rosmarinus officinalis
Rosemary
Ruellia brittonia `Katie'
Compact Ruellia
Ruellia californica
Ruellia
Sophora secundiflora
Texas Mountain Laurel
Tecoma stans `Angustata'
Yellow Bells
Tecomaria capensis
Cape Honeysuckle
Xlyosma congestum
N.C.N.
GROUNDCOVER:
VINES:
Acacia redolens
Desert Carpet
Baccharis x
`Centennial'
Bougainvillea
various
Dalea greggii
Trailing Indigo Bush
Lantana camara
`New Gold'
Lantana montevidensis
Purple Trailing Lantana
Myoporum parvifolium
Prostrate Myoporum
Oenothera berlandieri
Mexican Evening Primrose
Pyracantha fortuneana
Firethorn
Rosmarinus officinalis
`Prostrates'
Turf
New Zealand Flax
Verbena species
Verbena
Antigonon leptopus Coral Vine
Bougainvillea species `Barbara Karst'
Clytostoma callistegioides Violet Trumpet Vine
Ficus pumila Creeping Fig
Macfadyena unguis-cati - Cat's Claw
Rosa banksiae - Lady Bank's Rose
Annual Color
Agave deserti
Desert Agave
Agave desmettiana
Agave
Agave vilmoriniana
Octopus Agave
Aloe barbadensis
Aloe Vera
Dasylirion wheeleri
Desert Spoon
Hesperaloe parviflora
Red Yucca
Muhlenbergia emersylleyi `Regal Mist'
Bull Grass
Muhlenbergia rigens
Deer Grass
Nolina microcarpa
Bear Grass
Phormium tenax
New Zealand Flax
Villa La Quinta Specific Plan 2.55
Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process which allow the use
of creative land planning and design techniques to create master -planned developments incorpo-
rating coordinated building design, integrated greenbelts, private recreation facilities, emphasiz-
ing a separation of pedestrian and vehicular traffic, and an overall increase in recreational ameni-
ty.
The regulations presented herein are pursuant to Article 8B Authority and Scope of Specific Plans
of the State Planning and Zoning Law of the Government Code, Section 65000 et seq and are in
compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the
City of La Quinta Zoning Code (9.60.290).
The specific plan overlay district allows variations in tourist commercial land uses as provided by
Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development stan-
dards and other features will be made consistent with the General Plan by adoption of this
Specific Plan.
B. Permitted Uses. The Villa La Quinta Specific Plan specifies the permitted uses within the
plan area boundaries defined within Planning Area I through Planning Area IV Uses are tailored
to individual site locations within the Villa La Quints plan boundary, the existing topography, and
other characteristics.
Zoning Designation. The Villa La Quinta Specific Plan specifies overlay zoning adopted in
conjunction with approval of the Specific Plan document. Upon approval, the Villa La
Quinta Specific Plan is an integral part of the zoning for the property within the plan
boundary and, for the plan area, 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, Tourist Commercial Resort Residential would be
noted as CT - (RRSP).
Villa La Quinta Specific Plan 3.1
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for Planning Area I through
Planning Area IV as delineated in the Planning Area Exhibit and are presented in the following
order:
Planning Area I
TOURIST COMMERCIAL RESORT
RESIDENTIAL (CT - RRSP)
USES AND STANDARDS
Description of Uses in Planning Area I
Zoning and Development Regulation and
Standards
Planning Area II
TOURIST COMMERCIAL RESORT
RESIDENTIAL (CT - RRSP)
USES AND STANDARDS
Description of Uses in Planning Area II
Zoning and Development Regulation and
Standards
Planning Area III
TOURIST COMMERCIAL RESORT
RESIDENTIAL (CT - RRSP)
USES AND STANDARDS
Description of Uses in Planning Area III
Zoning and Development Regulation and
Standards
Planning Area IV
TOURIST COMMERCIAL OPEN
SPACE (CT OS)
USES AND STANDARDS
Description of Uses in Planning Area IV
Zoning and Development Regulation and
Standards
3.2 Villa La Quinta Specific Plan
3.1.1 Planning Area I
TOURIST COMMERCIAL RESORT RESIDENTIAL — (CT RRSP)
Description of Uses in Planning Area I
The following section establishes the permitted land use and devel-
opment standards for property designated as Tourist Commercial
within Planning Area I as depicted on the Land Use Plan. The Tourist
Commercial Specific Plan addresses all land within Planning Area I.
Within the overall plan boundary, Planning Area I encompasses
development uses and standards for the Villa La Quinta owner and
guest serving Resort Residential and recreational uses.
A Specific Plan overlay for Planning Area I is proposed to address
land use within Planning Area I with development regulation and cri-
teria presented herein.
The Villa La Quinta Specific Plan establishes standards and conceptual housing types for the loca-
tion and development of housing consistent with the resort oriented nature of the project and pro-
jected trends in housing demand. Unit types and site plan features specified for each potential
housing type are subject to market demand at the time of development.
A. Purpose and Intent. To provide for the development and regulation of a range of special-
ized tourist uses oriented to tourist and resort activity, located in areas designated within Planning
Area I in the Specific Plan. Representative land use include Resort Residential ownership,
rentals, and leasing uses as well as supporting open space and recreational use.
B. Permitted Uses. Permitted uses for land designated Tourist Commercial on the Land Use
Plan and/or Proposed Zoning exhibits as CT RRSP includes all currently existing resort serving
uses and allowable uses delineated in the Tourist Commercial District of the La Quinta Zoning
ordinance and as specified herein.
C. Temporary & Interim Uses Temporary or recurring outdoor event staging facilities and relat-
ed uses serving the Resort Residential use and on-site construction and site guard offices including
relocatable buildings. Temporary sales and marketing buildings and offices may be allowed.
D. Accessory Uses. Resort recreation and stage areas, and maintenance facilities and sites.
Signs, fences and walls, subject to the design criteria set forth in this Specific Plan
document. Satellite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation.
Villa La Quinta ,Specific Plan 3.3
R Allowable Floor Area Ratio (FAR). The Allowable FAR (development intensity) in areas
designated TC is determined by site planning criteria such as mandatory parking, building set-
backs, and other site specific design criteria which is governed by development standards delin-
eated herein.
G. Development Standards The following development standards apply to property proposed
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Tourist
Commercial Resort Residential and as described within the text of this Specific Plan. Standards
are established for Tourist Commercial buildings, structures and uses within Planning Area I
Tourist Commercial Detached and Attached Development Standards
These standards apply to all land within Planning Area I as described within the text and graph-
ics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
*Not including chimney projections, bell towers, spires, etc.
"Two feet of the 8' ht may be retaining with 6' freestanding.
***Or as amended by site specific parking analysis.
28 ft.*
2
420 sq/ft.
8 ft.
5 ft.
3 ft.
10 ft.
5 ft.
8 ft.**
1 space/bedroom***
The following uses are permitted in the Tourist Commercial District of Planning Area I.
1. Recreation Uses
Outdoor lawn and recreation uses.
Tennis clubs or complexes.
Health and fitness clubs & Spas.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one-time" event.
2. Semi -Public Uses
Library, Scenic Tour, and Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3.4 Villa La Quinta Specific Plan
Lodging Uses
Resort Residential use as delineated within this document.
Tourist Commercial uses in accordance with the current City of La Quinta Zoning
Ordinance and/ or as modified by this document.
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use to Residential
or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
** Interim event parking lots for events anticipated to extend over three or more days of use.
Temporary outdoor event staging facilities.
**Temporary outdoor event staging facilities anticipated to extend over three or more
days of use.
**Construction and site guard offices in relocatable buildings.
* A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit
from the La Quinta Planning Commission.
* * A double asterisk indicates an allowable use on a temporary basis requiring approval from
the La Quinta Community Development Director.
OPEN SPACE LAND USE
Open Space land in Planning Area I is defined by the areas adjacent to the Resort Residential
units. Amenity and supporting facilities are located on adjacent fingers of greenbelt within the
development plan and may be pools, fountains, spas, etc. Development criteria related to Tourist
Commercial areas in Planning Area I are defined herein. The following development standards
apply to the construction of buildings for supporting Resort Residential unit and recreational
features (such as satellite pool buildings) on property designated as TC (RRSP) on the Land Use
Plan (Planning Area I).
ANCILLARY BUELDING DEVELOPMENT STANDARDS
Max. Building Height
28 ft.*
Max. No. of Stories
1
Min. Setback from: Street or Parking Stall Curb
2 ft.
Pedestrian Circulation Walks
2 ft.
Structure Setback
5 ft.
Min. Building to Building Setback
5 ft.
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
t0 ft.
Maximum Allowable Screen Wall Height
10 ft.
"Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the function-
al space of the commercial building (i.e. bell towers etc.)
Villa La Quinta Specific Plan 3.5
3.1.2 Planning Area II
TOURIST COMMERCIAL RESORT RESIDENTIAL TC-(RRSP) USES AND STANDARDS
Description of Uses in Planning Area H
The following section establishes the permitted land use and devel-
opment standards for property designated as TC — (RRSP) within
Planning Area H as depicted on the Land Use Plan. The Resort
Residential Specific Plan addresses all land within Planning Area
II and encompasses development uses and standards for the Villa
La Quinta owner and guest serving resort and recreational uses.
A Specific Plan (RRSP) overlay for Planning Area H is proposed
to address limitations on allowable height and land use within
Planning Area H with specific development regulation and criteria
presented herein.
The Villa La Quinta Specific Plan establishes standards and conceptual housing types for the loca-
tion and development of housing consistent with the resort oriented nature of the project and pro-
jected trends in housing demand.
A. Purpose and Intent. To provide for the development and regulation of a range of special-
ized tourist uses oriented to tourist and resort activity, located in areas designated within Planning
Area I in the Specific Plan. Representative land use include Resort Residential ownership,
rentals, and leasing uses as well as supporting open space and recreational use.
B. Permitted Uses. Permitted uses for land designated TC on the Land Use Plan and/or
Proposed Zoning exhibits as CT-RRSP includes all currently existing resort serving uses and
allowable uses delineated in the Tourist Commercial District of the La Quinta Zoning ordinance
and as specified herein.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and
related uses serving the Resort Residential use and on-site construction and site guard offices
including relocatable buildings. Temporary sales and marketing buildings and offices may be
allowed.
D. Accessory Uses Resort recreation and stage areas, and maintenance facilities and sites.
Signs, fences and walls, subject to the design criteria set forth in this Specific Plan
document. Satellite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, pub-
lic flood control facilities and devices as necessary to facilitate the CVWD or developer in water
management and conservation.
3.6 Villa La Quinta Specific Plan
F. Development Standards The following development standards apply to property proposed
for development designated on the Land Use Plan as Tourist Commercial Resort Residential (TC
— RRSP) and as described within the text of this Specific Plan. Standards are established for
Tourist Commercial buildings, structures and uses within Planning Area H.
Resort Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area H as described within the text and graphics
of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
Max. Building Height 28 ft.*
Max. No. of Stories 1
Min. Livable Floor Area Per Unit
420 sq/ft.
Min. Front Yard Setback from:
Street or Parking Stall Curb
8 ft.
Pedestrian Circulation Walks
5 ft.
Garage/Carport Setback
5 ft.
Min. Total Side Yard Setback
10 ft.
Min. Interior/Exterior Side Yard Setbacks
5 ft.
Max. Allowable Wall Height
8 ft.**
Max. Parking Required
1 space/bedroom***
*Not including chimney projections, bell towers, spires, etc.
** Two feet of the 8' ht. may be retaining with 6' freestanding.
***Or as amended by site specific parking analysis.
OPEN SPACE LAND USE
Open Space land in Planning Area H is defined by the areas adjacent to the Resort Residential
units. Amenity and supporting facilities are located on adjacent fingers of greenbelt within the
development plan and may be pools, fountains, spas, etc. Development criteria related to Tourist
Commercial areas in Planning Area I are defined herein. The following development standards
apply to the construction of buildings for supporting Resort Residential unit and recreational fea-
tures (such as satellite pool buildings) on property designated as TC (RRSP) on the Land Use Plan
(Planning Area II).
Villa La Quinta Specific Plan 3.7
ANCILLARY BUILDING DEVELOPMENT STANDARDS
Max. Building Height 28 ft.*
Max. No. of Stories i
Min. Setback from: Street or Parking Stall Curb
2 ft.
Pedestrian Circulation Walks
2 ft.
Structure Setback
5 ft.
Min. Building to Building Setback
5 ft.
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
10 ft.
Maximum Allowable Screen Wall Height
10 ft.
*Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the function-
al space of the commercial building (i.e. bell towers etc.)
The following uses are permitted in the Tourist Commercial District of Planning Area II.
1. Recreation Uses
Outdoor lawn and recreation uses.
Tennis clubs or complexes.
Health and fitness clubs & Spas.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one-time" event.
2. Semi Public Uses
Library, Scenic Tour, and Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3. Lodging Uses
Resort Residential use as delineated within this document.
Tourist Commercial uses in accordance with the current City of la Quinta Zoning
Ordinance and/ or as modified by this document.
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use to
Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular buildings. **
Interim event parking lots for events anticipated to extend over three or more days of use.**
Temporary outdoor event staging facilities.
3.8 Villa 6 Quinta Specific Plan
Temporary outdoor event staging facilities anticipated to extend over three or more
days of use.**
6. Office Uses and Health Services
Related general offices serving the club members and guest operations.
Guest serving medical facilities.
7. Dining, Drinking, and Entertainment Uses
*Pool/spa and water recreation uses.
Restaurants, other than drive-thru.
Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry
shops, and similar uses.
Bars, taverns, and cocktail lounges.
Live entertainment as an accessory use to a Resort event.
*Theaters, live or motion picture --indoor or outdoor.
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
of a Temporary Use Permit from the La Quinta Community Development Director.
Villa La Quinta Specific Plan 3.9
3.1.3 Planning Area III
Tourist Commercial TC — (RRSP)
Description of Uses in Planning Area III
The following section establishes the permitted land use and development standards for proper-
ty designated as Tourist Commercial TC — (RRSP) within Planning Area III as depicted on the
Land Use Plan. Tourist Commercial TC — (RRSP) Specific Plan addresses all land within
Planning Area III.
Within the overall plan boundary, Planning Area III encompasses development uses and stan-
dards for the Villa La Quinta Recreation Club, resident and guest serving recreation center and
supporting uses.
A Specific Plan overlay for this project area is proposed to address land use within Planning
Area III with development regulation and criteria presented herein.
The Specific Plan establishes standards and conceptual housing types for the location and
development of housing consistent with the resort oriented nature of the project and projected
trends in housing demand.
A. Purpose and Intent. To provide for the development and regulation of a range of special-
ized resident and guest serving uses oriented to Recreation in a Club environment with resident
and guest serving supporting uses, located in areas designated within Planning Area III in the
Specific Plan.
B. Permitted Uses. Permitted uses for land designated Tourist Commercial TC — (RRSP) on
the Land Use Plan and/or Proposed Zoning exhibits as Tourist Commercial CT — (RRSP)
includes all currently existing allowable uses delineated in the Tourist Commercial district
delineated in the La Quinta Zoning ordinance and as specified within this Specific Plan.
C. Temporary & Interim Use& Temporary or recurring outdoor event staging facilities and
related uses serving the use and on-site construction and site guard offices including relocatable
buildings. Temporary sales and marketing buildings and offices are allowed.
D. Accessory Uses Resort recreation event staging areas, maintenance facilities sites. Signs,
fences and walls, subject to the design criteria set forth in this Specific Plan
document. Satellite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Water wells and pumping stations, water tanks and reservoirs,
public flood control facilities and devices as necessary to facilitate the CVWD or developer in
water management and conservation.
F. Allowable Site Coverage. As specified herein.
3.10 Villa La Quinta ,Specific Plan
G. Development Standards. The following development standards apply to property pro-
posed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as
Tourist Commercial TC — (RRSP) and as described within the text of this Specific Plan.
Standards are established for all buildings, structures and uses within Planning Area III.
Development Standards
These standards apply to all land within Planning Area III as described within the text and
graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
Max. Building Height 35 ft.*
Max. No. of Stories 2
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
*Not including chimney projections, bell towers, spires, etc.
* * Two feet of the 8' ht maybe retaining with 6' freestanding.
***Or as amended by site specific parking analysis.
8 ft.
5 ft.
3 ft.
10 ft.
5 ft.
10 ft.**
1 space/250SF-GFA***
The following uses are permitted in the Tourist Commercial area of Planning Area III.
Recreation Uses
Outdoor lawn and recreation uses.
Tennis clubs or complexes.
Health and fitness clubs & Spas.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one-time" event.
2. Semi -Public Uses
Library, Scenic Tour, and Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3. Lodging Uses
Not allowed
Villa La Quinta Specific Plan 3.11
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use to
Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular buildings. **
Interim event parking lots for events anticipated to extend over three or more days
of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three or more days
of use.**
* A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit from the La Quinta
Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval from the La Quinta
Community Development Director.
3.12 Villa La Quinta. Specific Plan
3.1.4 Planning Area IV
TOURIST COMAMRCIAL OPEN SPACE TC -OS
USES AND STANDARDS
Description of Uses in Planning Area IV
Open Space uses are limited to unobtrusive passive recreation within areas designated TC -OS
in the Land Use Plan. This are is defined as the 50' buffer area between the toe of slope of the
mountain perimeter of Planning Areas I and IV defined as the development edge for Resort
Residential unit development
OPEN SPACE (OS) USES AND STANDARDS
A. Purpose and Intent. To provide for the preservation of Open Space areas within
the community and to provide a conservation buffer to the mountain terrain adjacent to this
open space providing the vital link between the existing La Quinta Resort Hotel and Spa and
the Villa la quinta project area.
B. Permitted Uses. The following uses shall be permitted in the areas designated
Tourist Commercial - Open Space TC — (OS-RRSP) on the Land Use Plan in Planning Area IV.
G Allowed Use Open Space, recreation trails, cart and foot paths, storm water retention and
conveyance structures, and similar devices for the passive and active retention and direction of
surface and subsurface storm water.
D. Development Standards. Development shall'be limited to recreation trails, cart and foot
paths, storm water retention and conveyance structures, and similar devices for the passive and
active retention and direction of surface and subsurface storm water.
Tourist Commercial Detached and Attached Development Standards
These standards apply to all land within Planning Area I as described within the text and graph-
ics of this Specific Plan.
DEVELOPMENT STANDARDS
r
Min. Setback to Residential Planning Area 50'
Parking Limited
The following uses are permitted in the Tourist Commercial District of Planning Area IV
Recreation Uses
Outdoor lawn and recreation uses.
Pool/spa and water recreation uses.
Live presentations as a supplemental activity to a "one-time" event.
Villa La Quinta Specific Plan 3.13
2. Semi Public Uses
Library, Scenic Tour, and Museum uses.
Park environments, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
3. Lodging Uses
Not allowed
4. Other Uses
Parking of maintenance vehicles on a limited basis for the duration of the specific
maintenance effort.
Flood control and retention of storm water and surface runoff.
Habitat conservation and preservation.
3.14 Villa La Quinta Specific Plan
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process, and required findings for development with Villa La Quinta shall
be as set forth in Chapters 9.200 and 9.210 of 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 Site Development Permit and/or tenta-
tive 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 Chapter 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 new units as either models or production
units, the final working drawings for the structures and landscaping and irrigation (for lots to be
developed) shall be submitted to the Community Development Department for review and
approval in addition to the Site Development Permit.
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 as
required from the following public agencies:
Fire Marshal
Public works department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board (NPDES Permit)
Desert Sands Unified School District
3.2.6 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 provide or show there exists a water
system capable of delivering 1000 gpm for a two hour duration at 20 PSI residual operating pres-
sure. This operating pressure must be available before any combustible material is placed on the
job site.
3.2.7 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 turn -around or other fire
Villa La Quinta Specific Plan 3.15
access acceptable to the Fire Marshal. All fire apparatus access roads shall have an unobstructed
width of not less that 20 -feet.
3.2.8 Whenever access into private property is controlled
through use of gates, barriers, guard houses or similar means, pro-
vision shall be made to facilitate access by emergency vehicles in
a manner approved by the Fire Department. All controlled access
devices that are power operated shall have a Knox Box over -ride
system capable of opening the gate when activated by a special key
located in emergency vehicles. Devices shall be equipped with
backup power facilities to operate in the event of power failure.
All controlled access devices that are not power operated shall also
be approved by the Fire Department. Minimum opening width
shall be 16 -feet with a minimum vertical clearance of 15 -feet.
3.2.9 Graded but undeveloped land shall be maintained to prevent dust and blowsand nui-
sances. The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community Development Dept.
3.2.10 The applicant shall comply with the City's Flood Protection Ordinance.
3.2.11 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.
3.2.12 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.
3.2.13 The development shall be graded to conform with the approved hydrology report and plan
for Villa La Quinta.
3.2.14 All existing and proposed utilities within or immediately adjacent to the proposed devel-
opment, shall be installed underground. High voltage power lines which the power authority will
not accept underground are exempt from this requirement.
3.2.15 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.
3.2.16 Improvement plans for parking lots, driveways and access gates shall be prepared by 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.
3.16 Villa La Quinta Specific Plan
3.3 SITE FURNISHINGS - REGULATIONS
The following sections establish the permitted standards for various site furnishings for property
designated within Planning Areas I, H, III, and IV inclusive as depicted on the Land Use Plan.
These standards may be modified by existing or future CC&Rs for development within the spe-
cific plan area if approved by the Community Development Director.
Patio Covers, Decks and Play Equipment.
A. Applicability. For purposes of this Section, The term "patio covers, arbors, treillage, decks,
and play equipment" includes any type of structure other than a building or a carport. Such struc-
tures include but are not limited to open and solid patio covers, gazebos, trellises, arbors, and to
play equipment which is more than eight feet in height. All such structures shall be "open" (no
side walls) and are referred to in this Section as "hard structures." Uncovered decks and others
structures less than 36 inches above finish grade shall not be subject to the provisions of this
Section.
B. Standards. Patio covers, arbors, treillage, decks, gazebos, play equipment or other yard
structures, attached to or detached from the main building shall comply with the following
requirements:
The location shall be governed by the standards for wall projections within
individual development zones.
2. No structure shall be more than 18 feet in height.
3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may
overhang into the required setback a minimum of one foot. Setbacks shall be
measured from the nearest supporting member of the structure to the property line or,
if the property line is at the toe of a slope, from the top of the slope.
4. Structures shall be constructed in a manner so as to minimize rooftop water from
draining onto any adjacent parcel.
Satellite Dish and Other Antennas.
A. Purpose. Satellite dish and other antennas consistent with the design and location
provisions of this Section shall be permitted as accessory structures within any TC-(RRSP) / TC
districts within the Villa La Quinta Specific Plan boundary.
B. Permitted Antennas. Commercial television, radio, microwave, communication towers,
and related facilities are permitted subject to approval of the Community Development Director
and/or a conditional use permit. Satellite dish and other antennas are permitted as accessory
structures in districts in accordance with this Section. Such permitted outdoor antennas shall com-
ply with the following design standards and requirements:
Villa La Quinta Specific Plan 3.17
1. Number Per Lot — No more than two per unit
2. Diameter. Satellite dish antennas shall not exceed eight feet in height measured from
adjacent grade or finish floor and shall be no more than three feet in diameter.
3. Ground -Mounted Antennas. Not allowed
4. Building Mounted Antennas. Roof -top and other building -mounted antennas are
prohibited in all districts unless completely screened from all view via a parapet walls
or other feature which is integrated into the architecture of the building.
3.18 Villa La Qninta Specific Plan
3.4 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENT APPROVALS
In accordance with the provisions of Section 65457 of the California Government Code, the Villa
La Quinta Specific Plan has been drafted per the direction of the environmental assessment filed
by the City of La Quinta pursuant to Division 13 of the California Public Resources Code. By
separate action, concurrent with the approval of the Specific Plan, the Negative Declaration of
Environmental Impact (the NegDec) shall be deemed adequate to address the environmental
impacts of the project proposal with implementation of recommended mitigation measures.
Villa La Quinta Specific Man 3.19
3.5 SPECIFIC PLAN AMENDMENTS
3.5.1 Specific Plan Amendment Procedures
Minor modifications to the approved Villa La Quinta 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 current approved Specific Plan and any amend-
ments thereto.
A. Changes That Do Not Require A Specific Plan Amendment. As development within the
plan area progresses, it may be demonstrated that certain detail changes are appropriate in refine-
ment of the Specific Plan, therefore it is intended that the Specific Plan Document provide flexi-
bility 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
addenda, 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 adopted
Specific Plan:
• The transfer of dwelling units from one planning area to another within a single planning
area while remaining within the maximum overall Specific Plan dwelling unit count maximum.
The addition of new information to the Specific Plan maps or text that do not change the
effect of any regulation. The new information may include more detailed, site-specific
information. If this information demonstrates that Planning Area boundaries are
inaccurately designated, based upon the goals of the Specific Plan, said boundaries may
be adjusted or redesignated to reflect a more accurate depiction of on-site conditions,
without requiring a Specific Plan Amendment. Adjustments to the open space 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 with reference to architecture and Landscape Architecture,
which do not have the effect of increasing or decreasing capacity in the project area
beyond the specified FAR range nor increase the backbone infrastructure construction or
maintenance costs.
B. Changes That Require A Specific Plan Amendment. If it has been determined that the pro-
posed 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.
3.20 Villa La Quinta Specific Plan
3.6 SITE DEVELOPMENT PERMITS
3.6.1 Site Development Permits shall not be required prior to obtaining building permits for all
plan areas within the Villa La Quinta plan area that are covered in the Site Development Permits
applied for within this document. Additional Site Development Permits for areas within the specif-
ic plan boundary may be required if changes are made subsequent to the approval of the specific
plan and shall be processed concurrent with or subsequent to tentative tract or parcel map approvals.
3.6.2 Authority for approval of Site Development Permits, shall rest with the Community
Development Director. Site Development Permit approval, in accordance with this specific plan
shall be valid for a period of two (2) years. If construction of a project does not commence with-
in that period and proceed with due diligence thereafter, the approval of the plan shall terminate
and additional review and approval will be required. Revisions that are minor in nature or rea-
sonable extensions other than those as a condition of approval, will be reviewed and approved
administratively by the Community Development Director.
3.6.3 The Villa La Quinta Plan shall be implemented through the use of Site Development
Permits for the site including the following:
Recreation Center
Sales and Marketing Temporary Offices
Resort Residential Units within the Planning Areas I and H
As such, Site Development Permits establish development guidelines for proposed
structures or improvements and their arrangements for each planning unit within the
Specific Plan areas and will:
• Ensure consistency with the adopted Villa La Quinta plan area.
• Encourage continuity in design and development.
• Promote the highest contemporary standards of site design and conformance with
existing specific plans in place.
• Assure substantial long range compliance with the City of La Quinta General Plan,
as certified by applicable federal and state regulations where applicable.
• Adapt to special or supplementary development standards that may be necessary
from time to time to implement the Villa La Quinta plan.
Procedures for review of Site Development Permits shall be in accordance with the
provisions of Chapter 9.210 DEVELOPMENT REVIEW PERMITS of the La Quinta
Municipal Code.
Villa La Quinta Specific Plan 3.21
Compliance with CEQA. An EIR has been prepared for the city's General Plan for the
land area addressed by this specific plan and the Site Development Permit applications
within this document. Plans that are consistent with the intent and implication of the
adopted specific plan shall be found in compliance with the requirements of the California
Environmental Quality Act and require no further environmental review.
• Architectural Design. The architectural design of the project, including but not limited to
the architectural style, scale, building mass, materials, colors, architectural details, roof style,
and other architectural elements are compatible with surrounding development and with the
quality of design prevalent in the project vicinity and region of the City.
• Site Design. The site design of the project, including but not limited to project entries
interior circulation, pedestrian, cart and bicycle access, pedestrian amenities, screening
of equipment and trash enclosures, exterior lighting, and other site design elements are
compatible with surrounding development and with the quality of design prevalent in
the City.
• Landscape Design. Project landscaping, including but not limited to the location, type,
size, color, texture, and coverage of plant material, has been designed so as to provide
visual relief, complement buildings, visually emphasize prominent design elements and
vistas screen undesirable views, provide a harmonious transition between adjacent land
uses and between development and open space, and provide an overall unifying influence
to enhance the visual continuity of the project.
3.22 Villa La Quinta Specific Plan
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 City's adopted General Plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan
contains a summary of key issues which direct and guide that element's goals and policies.
A summary of project specific key issues from the La Quinta General Plan is used for the Villa
La Quinta plan area as the basis for evaluating the Specific Plan's consistency with the City's
General Plan. Applicable key issues are stated followed by a statement of how the Villa La
Quinta Specific Plan conforms thereto.
Villa La Quinta Specific Plan 4.1
4.1 LAND USE ELEMENT
The Resort Residential use has the residential character consistent with the City's stated
goal to maintain low density with a balance of supporting community facilities.
• The Land Use Plan of the Villa La Quinta Private Resort Club designates the majority of the
site as Resort Residential use area while at the same time dedicating 4.99 acres as permanent
open space preserving the natural hillside in an undeveloped condition.
The City enjoys a reputation as a desirable locale. The City's unique and attractive
character stems from a combination of its environmental setting near the mountains, and it's
residential small town flavor the "La Quinta" image.
• The Villa La Quinta Master Plan enjoys a foundation of upscale land use capitalizing on,
and reinforcing, the City's• open space by preserving the natural hillside in an
undeveloped condition.
The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design of these walls and other elements of the streetscape should
be coordinated to create more of a continuous appearance throughout the entire community.
• The perimeter wall treatment proposed for Villa La Quinta establishes a consistent theme
via continuous plantings and wall treatments already in place at the La Quanta Resort.
The project site is currently designated Tourist Commercial within the land use element of
the General Plan.
• No change is being sought to the General Plan designation.
4.2 Villa La Quinta Specific Plan
4.2 CIRCULATION ELEMENT
• Roadway classifications and design standards should be based on current estimates of
buildout reflecting approved development projects.
• Development standards of perimeter roadways are established in the General Plan
Circulation Element and are for the most part in place currently. Existing and proposed
roadway improvements in and around the project boundary are based on current
estimates of build out and consistent with the goals and policies established in the
Circulation Element of the General Plan.
• Alternative circulation system improvements need to be developed to relieve traffic
congestion along Washington Street.
• The Villa La Quinta abuts Eisenhower Drive and takes primary access from this collector for
the property development envisioned. Washington Street feeds the project from the North
with acceptable anticipated impact to current traffic levels of service.
• Traffic impacts resulting from development should be identified through a mandatory
traffic impact analysis process.
• Site Development Permits are proposed for projects at Villa La Quinta and are subject to
the requirement established in the Development Review Process (3.2) of this Specific
Plan which require traffic impact mitigation to be implemented to the satisfaction of the
La Quinta Engineering Department.
• 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 the project
area and support the existing planned roadway and pedestrian system connecting the
Villa La Quinta project area with the La Quinta Resort and beyond.
• 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 the Villa La Quinta project designates locations
for transit stops and shelters as well as pedestrian walkways. The internal circulation
systems promotes the use of carts, pedestrian paths and shuttles as a means of minimizing
vehicular traffic.
Villa La Quinta Specific Plan 4.3
4.3 OPEN SPACE ELEMENT
Development should be enhanced to accentuate the scenic, topographical and cultural
resources of the City.
• The Specific Plan designates the hillside portions of the project site as a valuable
resource to be integrated into the overall master plan of development as a passive
visual landform mass and topography feature. The toe -of -slope Greenbelt Trail system
provides the opportunity for man s limited interaction with the open space resource in an
environmentally responsible manner.
Open space should be defined to include hillside areas, alluvial fans, water courses, golf
courses, and natural park areas. Natural, improved and unimproved types of open space
should be included within the definition.
• Park -like settings are the predominant landscape theme throughout the Villa La Quinta
La Quinta project and are integrated into the overall master plan thematics.
Permitted land uses and standards for development in open space areas should be identified.
• Development standards for the Villa La Quinta Private Resort Club are delineated in
Section 3, Zoning and Development Regulations, within this document for development
in open space areas.
The City shall utilize a variety of alternative means to ensure that alluvial fan and hillside
areas are preserved as open space.
• Development standards and land dedications set aside 4.99 acres of the project area as
permanent open space. Allowed density transfer provisions are to be utilized assuring
that no structures will be built on the open space preserve.
4.4 Villa La Quinta Specific Plan
4.4 PARK AND RECREATION ELEMENT
Park and recreation uses should be located in proximity to uses to facilitate pedestrian
access and should include the provision of appropriate facilities.
• The Master Plan for development within the Villa La Quinta plan area has, as a primary
focus, recreation amenities and linkage to existing Resort recreation facilities.
An integrated bicycle network and well functioning pedestrian path system should be provided
• Bike and pedestrian paths are a passive use of the Greenbelt Trail system within the
Villa La Quinta project with connections to the existing established network of bike paths
on adjacent Resort property and adjacent City circulation links.
Villa La Quinta Specific Plan 4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
Development on hillsides and alluvial fan areas should be restricted to protect the scenic,
topographical and archaeological resources of the City.
• The Master Plan for development specifically limits the type of use and development to
occur within the hillside areas of the plan.
Utility resources should be conserved utilizing a variety of feasible strategies.
• Recycled wastewater will be utilized at the Villa La Quinta Private Resort Club, once
economically available, to supplement irrigation demands and 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 project area is designed with storm water retention basins within the open space
corridors to provide storm water retention during flooding without creating impacts to the
public%ommercial areas of the plan.
Permitted land uses and standards for development in open space and watercourse areas
should be identified.
• The toe of slope buffer is designed as a retention area which features the integration of
watershed zones with open space and are designed within the corridors to provide storm
water retention during flooding.
The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
• Retention areas within the project boundary provide for storage of run-off.
4.6 Villa L,a Quinta Specific Man
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
• Utility resources should be conserved utilizing a variety of feasible strategies.
• All structures within the plan area are to be built to City Zoning and Development Code
and the uniform building code standards which implement a strategy of conservation of
energy and resources.
• The undergrounding of utilities within roadway rights-of-way or utility easements should
be required for new development.
• Where allowed and as required by IID, electrical lines will be installed underground to
lessen visual impact. These facilities will be built to City code and the uniform electric
code standards which implement a strategy of conservation of energy and resources.
• Adequate levels of law enforcement, fire protection, health care services and facilities
should be provided in reasonable proximity to City residents.
• The Villa La Quinta project contributes to infrastructure fees to mitigate any
perceived impact.
• The recycling, reduction and reuse of waste generated in the City should be supported
by the City.
• All project structures and uses envisioned to generate waste products are to be built to
City Zoning and Development Code which implement a strategy of conservation and
resource recycling.
• The frequent collection of solid waste and adequate disposal should be provided to keep the
City clean and disease-free.
• The Villa La Quinta project contributes to infrastructure fees to mitigate any
perceived impact.
Villa lea Quinta Specific Plan 4.7
4.7 ENVIRONMENTAL HAZARDS ELEMENT
The standards for development should be carefully regulated to minimize structural damage
and loss of life (from earthquakes), even though the City is located in a low intensity
ground -shaking zone.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of health, safety and welfare for the users.
• 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 are not within a 100
year flood zone.
• Noise mitigation should be considered with all development near arterial streets.
• Setbacks from adjacent arterials are required by City development regulation and will be
mitigated by the implementation of project walls and adequate setbacks for building and
areas envisioned to be inhabited by humans.
• The factors that contribute to the increased risk of fire hazard should be reduced to protect
La Quinta citizens and structures from fire damage.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of fire safety.
• The effects of light pollution should be minimized within the City.
• The project will comply with the current night sky ordinance.
4.8 villa La Quinta specific Man
4.8 AIR QUALITY ELEMENT
• The stationary and mobile source of air quality impacts associated with new development
should be addressed.
• The Applicant shall utilize blowsand and dust control measures in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval of the City
Engineer. Particular care shall be exercised during periods of extreme wind activity.
At the time of submittal of tentative tract maps or plans for any zoning approval 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 circulation.
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.
The Applicant shall encourage and support the use of Sunline van/bus service and
Dial -A -Ride between the project site, local airports (e.g., Palm Springs, Thermal) and
other regional land uses.
Villa La Quinta specific Plan 4.9