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SP 2002-058 Old Town La Quinta & Villas (2015) (SP 2015-0001) - Amendment 1Old Town La Quinta Specific Plan Amendment 1 (SP 2002-058 Amendment 1) Prepared by: Marvin Investments, Inc. 78100 Main Street, Suite 203 La Quinta, CA 92253 November 3, 2015 Adopted by City Council Resolution 2015-053 Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 2  This Specific Plan Amendment is divided into two parts:  Part A addresses Old Town La Quinta (page 3)  Part B addresses the Villas at Old Town (page 19) Please refer to the following exhibit: Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 3  Part A: Old Town La Quinta Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 4  Table of Contents: Old Town La Quinta 1. Introduction & Setting 1.1 Executive Summary 1.2 Purpose & Intent 1.3 Project Location 1.4 Site Characteristics 1.5 Background & History 1.6 General Plan & Zoning 2. Specific Plan 2.1 Project Description 2.2 Development Objectives 2.3 Land Use Plan 2.4 Circulation 2.5 Parking 3. Development Standards 3.1 Overview 3.2 Variations from LQMC 4. Design Guidelines 4.1 Architectural Guidelines 4.2 Landscape Guidelines 5. Plan Administration 5.1 Amendment 5.2 Interpretation 5.3 Enforcement 6. General Plan Consistency 6.1 Overview 6.2 Consistency Analysis Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 5  List of Exhibits 1 Aerial photograph 2 Existing land use 3 Existing zoning 4 Overall site plan of Old Town La Quinta 5 Plaza Landscape Plans Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 6  1. INTRODUCTION & SETTING 1.1 EXECUTIVE SUMMARY Old Town La Quinta currently consists of five buildings totaling approximately 102,000 square feet of offices, retail shops, services, restaurants, and event lawn on approximately 6 acres of property. See Exhibits 1 and 4. This Specific Plan Amendment will allow for the following:  Closure of Linden Lane in front of The Grill on Main and La Rue Wine Bar between Main Street and Avenida La Fonda to create an outdoor plaza for dining, drinking, and live music.  Construction of an exterior staircase to access the large second floor restaurant at 78065 Main Street.  Conversion of existing office space to future residential use.  Blanket approval for art, music, farmers market, and other events with fewer than one thousand attendees at a time within Old Town.  Applicant may seek building department approval for a roof deck for restaurant and music not to exceed 3,000 square feet.  Vacant pad at the southeast corner of Calle Tampico and Avenida Bermudas (previously entitled for up to a 27,000 square foot building) will be converted into a paved parking lot.  Additional square footage in the existing buildings to be used for food related uses (i.e. restaurants, juice bar, tap room, bakery, etc.). No new buildings are proposed as part this of the Specific Plan Amendment. Old Town  Exhibit 1 1.2 P The purp guideline project. This Spe law. The impleme programs the Gene general g such as (Section A Specifi detail: La Quinta Spe : Aerial phot PURPOSE & pose of this S es, and prog ecific Plan is e State auth nting their G s, and any p eral Plan. goals and p zoning ord 65451) sets ic Plan shall cific Plan Ame tograph dep & INTENT Specific Plan grams to fac s intended to horizes cities General Plan proposed leg The Specif policies of th dinances, su s forth the m include a te endment 1 (SP2 icting the sit n Amendme cilitate the r o meet the re s and counti s. Such a p gislation tha fic Plan pro he City, and ubdivision o inimum requ ext and diag 2002‐058 Ame te and existin nt is to set fo redevelopme equirements es to adopt plan is to inc at is necessa ovides the li the detailed ordinances, uirements of ram or diagr endment 1)  ng developm orth the deta ent of the e s for a Spec Specific Pla clude the det ary for the s inkage betw d implemen and the lik f a Specific P rams, which ment ailed develo existing Old cific Plan as ans as an a tailed regula systematic im ween the G tation of tha ke. The Go Plan and sta specify all o P pment princ Town La Q set forth in ppropriate to ations, condit mplementati eneral Plan at plan with overnment ates: of the follow Page 7  ciples, Quinta State ool in tions, on of n, the tools Code ing in Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 8  1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 1.3 PROJECT LOCATION Old Town La Quinta is located east of Avenida Bermudas, south of Calle Tampico, north of Avenida La Fonda and west of Desert Club Drive. In addition, it includes two parking lots south of Calle Tampico east of Desert Club Drive. Calle Tampico is designated a Primary Arterial according to the City’s General Plan. Property to the north, across Calle Tampico between Avenida Bermudas and Desert Club Drive contains an Embassy Suites Hotel with 145 rooms and 72-unit casitas, the Sandbar restaurant, a Circle K and a Mexican market and vacant commercial pads. Both of the intersections are fully signalized. To the west of Old Town are a City-owned paved parking lot, a thrift store, and two vacant lots. To the south of Old Town, across Avenida La Fonda, is The Crab Pot, vacant lots, and a liquor store. To the east of Old Town is City-owned vacant land and a Verizon facility. 1.4 SITE CHARACTERISTICS The site is flat and is developed with streets, buildings, landscaping, sidewalks, and parking lots. There is one approximately 0.4 acre parcel at the corner of Calle Tampico and Bermudas, which is a grass and dirt pad. Public streets surround the site. 1.5 BACKGROUND AND HISTORY The first phase and existing streets in Old Town were built in 2002-2003. The second phase was completed in 2007. Old Town provides visitors with office space, a bank, restaurants, bars, retail stores, salons, and services. It is a place for locals, snowbirds, and visitors to the Valley to Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 9  shop, stroll and dine. It also provides a location for a farmers market, Art Under the Umbrellas, Taste of La Quinta, Fall Family Festival, and many other events utilizing the event lawn and Main Street. 1.6 GENERAL PLAN & ZONING Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The site has a designation of VC, Village Commercial. The Land Use Map of the 2013 General Plan for the site is shown in Exhibit 2. The property is already properly planned and zoned for the uses proposed. Exhibit 3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Village Use Permit or Specific Plan to establish an overall master development plan for property located with the Village Commercial (VC) zoning classification. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 10  Exhibit 2: Existing land use Exhibit 3: Existing zoning Old Town  Exhibit 4 La Quinta Spe : Old Town L cific Plan Ame La Quinta O endment 1 (SP2 Overall Site P 2002‐058 Ame Plan endment 1) Paage 11  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 12  2. SPECIFIC PLAN 2.1 PROJECT DESCRIPTION There are a few changes to the physical appearance and land uses of Old Town proposed by this Specific Plan Amendment. The physical changes to Old Town are proposed as follows:  The permanent improvement of the parking lot at the corner of Avenida Bermudas and Calle Tampico into a new paved parking lot with 42 parking spaces, with associated landscaping, lighting and irrigation. This lot was originally designed to allow for the construction of a two-story building containing up to 27,000 square feet of retail and office space, but has been used as a parking lot for the last ten years.  Closure of Linden Lane, between Main Street and Avenida La Fonda, in front of The Grill on Main and La Rue Wine Bar. This street closure would allow for the installation of a pedestrian-oriented plaza to be used for events and for additional dining and bar areas for the adjacent restaurants. See Exhibit 5 Plaza Plans.  Addition of an exterior staircase leading to the second floor patio/restaurant space of the building located at 78065 Main Street. This staircase would allow for direct access to that restaurant from the plaza to enhance the customer experience. This staircase would be in addition to the existing two internal building staircases and one elevator used to access this restaurant space now.  Cables and lights would be added for both shade and lighting above the plaza area. Roof decks not to exceed 3,000 square feet each could be added to 78065 Main Street and 78085 Main Street to incorporate dining and bars. The changes in use in Old Town are proposed as follows:  The percentage of restaurant space allowed would be changed from 20,400 square feet (16% of the 127,500 square feet of existing entitlements) to 34,000 square feet. This increase is needed to meet market demand and is justified by the addition of both on-site parking in Old Town and the elimination of one 27,000 square foot building from the approvals. This 34,000 square feet of restaurants would include conditioned space and enclosed patios. It would not include beer garden on the plaza or potential roof deck.  The conversion at some point in the future of some or all of the office space located on the second floor of Old Town to use as residential units. A maximum of 30 new condominium units of one to three bedrooms would be created in what are now offices. These condominiums would range in size from 850 to 2,400 square feet. One reserved parking space per unit would be delineated or private garages, built over existing parking places, would be built on site for these condominiums. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 13   The creation of the outdoor dining and bar area with fire pits, fountains, and outdoor music to allow for the adjacent restaurants to serve customers in a festive and inviting environment. This outdoor venue would not be counted in the restaurant space limitation because it would only be used seasonally and for special events. A valet parking area may be created on the Main Street side of the plaza. These valet parking areas would be completely out of existing vehicular paths of travel, and would not interrupt traffic. Valet parking will use existing parking spaces but will allow more cars to park in the same area.  This amendment will allow an exemption from Temporary Use Permits for events held on the property which is part of this Specific Plan for arts festivals, farmer’s markets, music festivals and similar public events with total attendance of less than 1,000 people. Applicable Alcohol Beverage Control and County Health Permits will still be required. Police and Fire standards will be observed. City will review special event usage with applicant annually. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 14  Exhibit 5: Plaza Plans Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 15  2.2 DEVELOPMENT OBJECTIVE The objective of this amendment to the Specific Plan is to allow for the continued, but enhanced enjoyment of Old Town by both tenants and the public. It will allow for more variety of restaurants, tap rooms, bars and food concessions. It will also give the flexibility to allow people to live at Old Town at some future date when the market justifies by conversion of office space to residences. It will further allow for more public events and pedestrian friendly areas for relaxation away from cars and traffic. Finally it provides for more paved parking for both tenants and guests. 2.3 LAND USE PLAN The land use is being changed by eliminating one approved building, building a paved parking lot, closing off Linden Lane for a pedestrian plaza and conversion of buildings into mixed use (including residential uses). 2.4 CIRCULATION PLAN The existing circulation in and around Old Town will not change except for the elimination of the Linden Lane connection between Avenida La Fonda and Main Street. The elimination of this two hundred foot section of street will not change the circulation as two-way traffic will continue on Avenida La Fonda and Main Street with connections to Desert Club Drive and Avenida Bermudas using either street. The new parking lot being created at the corner of Calle Tampico and Avenida Bermudas will have an entry and exit point into the existing driveway (street in the middle of the site). This access point is adjacent to and utilizes the existing access to Calle Tampico. In this way this parking lot can be safely entered and exited during events using the event lawn and even the parking lot adjacent to the event lawn. This will add flexibility to event planning and parking. 2.5 PARKING 176 parking spaces are provided on-site and another 42 will be added by the construction of the new parking lot at the corner of Calle Tampico and Avenida Bermudas. Five spaces will be lost when the plaza is constructed. Approximately 220 spaces are available off-site for a total of nearly 440 parking spaces. These off-site spaces are located near to the site (within 300 feet) on the east side of Desert Club Drive, on Avenida La Fonda and in the two public parking lots on the west side of Avenida Bermudas. The plan proposes to use the City’s allowed method for alternative parking standards. The site has been designed to promote pedestrian mobility, as suggested in the City of La Quinta Village Design Guidelines, by grouping of mixed uses and using design elements such as ample shading, a central plaza, seating areas and decorative paving. This design will encourage people from nearby businesses and residences to walk to the site, thereby reducing the need for on-site parking. The plan anticipates using a shared parking arrangement as permitted in the City Zoning Ordinance Section 9.150.070. This statement maintains that parking for non-residential uses shall be within 300 feet of the uses served by the parking and shall be located in a commercial district. In addition, the sit-down restaurants will be open during evening hours, when most office Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 16  and retail uses will be closed. A significantly larger number of parking spaces will be available during the hours for restaurant use. This method of providing spaces through shared parking will reduce the number of automobiles on the site. This is important for the design concept of a pedestrian oriented commercial village. Forty-two new parking spaces will be added to Old Town with the new parking lot. Closing Linden Lane will eliminate five spaces. These new spaces as well existing parking, adjacent City owned parking lots and nearby streets will supply adequate parking for events and everyday use. Parking for residential use will be by one reserved space per residential unit or private garages to be built at time of conversion to residential. These garages will be built on existing surface lots owned by Old Town. 3. DEVELOPMENT STANDARDS 3.1 OVERVIEW The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. In addition to the permitted uses of the Village Commercial zoning temporary outdoor events may be permitted in accordance with Section 9.100.140 of the Zoning Ordinance. 3.2 VARIATIONS FROM LQMC No new variances from the LQMC are proposed. 4. DESIGN GUIDELINES 4.1 ARCHITECTURAL GUIDELINES No changes to the design guidelines are proposed. 4.2 LANDSCAPE GUIDELINES. No changes to the landscape guidelines are proposed. 5. PLAN ADMINISTRATION 5.1 AMENDMENT This chapter describes the procedures for administration and implementation of the Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the community. Minor modifications that are consistent with the purpose and intent of the current Old Town Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 17  flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, the Community Development Director or designee shall approve these administratively. After approval, any such amendment will be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Administrative Changes Representative examples of such changes may include, but are not limited to:  The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information.  Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc.  Modification of architectural or landscape design criteria or details. 
No changes to the existing criteria for architecture or landscaping are being proposed.  The applicant is responsible for coordinating an annual review of special events with the Community Development Department. Subject to this review, the Department may revise or revoke the exemption from Temporary Use Permits. 5.2 INTERPRETATION Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section. All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. 5.3 ENFORCEMENT The City of La Quinta shall administer the provisions of the Old Town Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 18  All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. The enforcement of the provisions of this Specific Plan shall be by the following: The City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. 
 Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. 6. GENERAL PLAN CONSISTENCY 6.1 OVERVIEW It is consistent in style, theme and spirit of surrounding development in the Village. The plan carefully pays tribute to often stated City planning goals of creating a Village which is pedestrian friendly and which offers residents both commercial and residential uses in a cohesive historical context. 6.2 CONSISTENCY ANALYSIS The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. In addition to the permitted uses of the Village Commercial zoning temporary outdoor events may be permitted in accordance with Section 9.100.140 of the Zoning Ordinance. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 19  Part B: Villas at Old Town Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 20  Table of Contents: Villas at Old Town 1. Introduction & Setting 1.1 Executive Summary 1.2 Purpose & Intent 1.3 Project Location 1.4 Site Characteristics 1.5 Background & History 1.6 General Plan & Zoning 1.7 Utility & Service Providers 1.8 Entitlement Process 2. Specific Plan 2.1 Project Description 2.2 Development Objectives 2.3 Land Use Plan 2.4 Circulation 2.5 Open Space & Recreation 2.6 Water, Sewer & Other Utilities 2.7 Grading & Drainage 2.8 Phasing Plan 3. Development Standards 3.1 Overview 3.2 Development Standards 3.3 Permitted Uses 3.4 Parking 4. Design Guidelines 4.1 Architectural Guidelines 4.2 Landscape Guidelines 5. Plan Administration 5.1 Amendment 5.2 Interpretation 5.3 Enforcement 6. General Plan Consistency 6.1 Overview 6.2 Consistency Analysis Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 21  List of Exhibits 1 Aerial photograph 2 Existing land use 3 Existing zoning 4 Overall site plan of Old Town La Quinta and Villas at Old Town 5 Parking 6 Street Cross Sections 7 Sewer Service Plan 8 Water Service Plan 9 Phasing Plan 10 Landscape Concepts 11 Pedestrian crossing areas to Villas from existing Old Town 12 Architectural vocabulary and sections 13 Typical architectural elevations 14 Architectural concept Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 22  1. INTRODUCTION & SETTING 1.1 EXECUTIVE SUMMARY In 2002 the City of La Quinta approved the Old Town Specific Plan. This section of this Specific Plan Amendment has been written to add approximately three acres of land, which the applicant is acquiring from the City, to the Old Town Specific Plan. On this additional three acres of land the applicant seeks to gain approval for the construction of five buildings containing 84 condominiums and 20,000 square feet of commercial space. 1.2 PURPOSE AND INTENT The purpose of this Specific Plan Amendment is to set forth the detailed development principles, guidelines, and programs to facilitate the development of another three acres of vacant land adjacent to Old Town to the east, which is being acquired from the City of La Quinta. It will allow for approximately 20,000 square feet of retail and offices on the ground floor and 84 residential condominiums to be built in five buildings in two phases. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: A Specific Plan shall include a text and diagram or diagrams, which specify all of the following in detail: 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 23  forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 1.3 PROJECT LOCATION The Villas is located along Main Street, east of the existing Old Town parking lots on Desert Club Drive, south of Calle Tampico, north of Avenida La Fonda, and west of the Library and Wellness Center parking lot. To the north of the proposed Villas across Calle Tampico is a commercial shopping center and two two-story office buildings. East of the Villas is the Civic Center Campus. To the south across Avenida La Fonda are vacant lots, some of which are owned by the City and are graveled. Also, adjoining the Villas site to the south is a Verizon facility. To the west of the site are the two paved Old Town parking lots. 1.4 SITE CHARACTERISTICS The site is flat. The public right-of-way and the existing Main Street bisect the site. It has been graveled by the City of La Quinta and the Arts Foundation and is used for event parking. There are some palm trees on the site and landscaping along Calle Tampico. 1.5 BACKGROUND & HISTORY This site was laid out as lots by the developer of the Cove and the Village in the late 1920’s. The site has been used for event parking for the last three years on a temporary basis under an agreement between the City and the La Quinta Arts Foundation. 1.6 GENERAL PLAN AND ZONING The property is delineated by the City's General Plan as Village Commercial (VC) and is zoned Village Commercial (VC). This zoning designation permits the development of commercial retail, restaurant and office uses subject to the approval of a Village Use Permit or Specific Plan. Calle Tampico is designated a Primary Arterial according to the City’s General Plan. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 24  Exhibit 1: Aerial photograph 1.7 UTILITY AND SERVICE PROVIDERS Coachella Valley Water District (CVWD) services the site with existing water mains and sewers in the existing City streets and right-of-way. Electricity is provided underground by existing IID Facilities in the right-of-way. The Gas Company provides natural gas. Burrtec provides garbage and recycling. Police and Fire are provided by Riverside County Sheriff and Fire respectively. 1.8 ENTITLEMENT PROCESS Implementation of this Specific Plan is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. The site has a designation of VC, Village Commercial. The Land Use Map of the 2013 General Plan for the site is shown in Exhibit 2. The property is already properly planned and zoned for the uses proposed. Exhibit 3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta requires a Village Use Permit or Specific Plan to establish an overall master development plan for property located with the Village Core (VC) zoning classification. In addition to City approvals, the applicant understands that the California Department of Real Estate will need to approve the condominium parcel map before condos can be sold to the public. Permits will also be required for fugitive dust mitigation and water quality management. Old Town  Exhibit 2 La Quinta Spe : Existing lan cific Plan Ame nd use endment 1 (SP22002‐058 Ameendment 1) Paage 25  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 26  Exhibit 3: Existing zoning Old Town  Exhibit 4 La Quinta Spe : Overall Site cific Plan Ame e Plan of Ol endment 1 (SP2 d Town La Q 2002‐058 Ame Quinta and V endment 1)  Villas at La QQuinta Paage 27  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 28  SECTION 2 SPECIFIC PLAN 2.1 PROJECT DESCRIPTION The project consists of The Villas, which will be built in two phases, to be constructed on 3 acres being acquired from the City. The Villas at Old Town will consist of approximately 20,000 square feet of retail space in four of the five buildings lining Main Street. These spaces will range in size from about 800 square feet to about 2,000 square feet. The uses will be similar to the uses in the existing Old Town and will include a coffee house, boutiques, offices, and services. It will not contain any full service sit down restaurants or bars that would be open late at night, to reduce annoyance and conflict with residents. It may contain convenience food services like a juice bar or bakery. All retail spaces will front on Main Street and would have their only access on Main Street. No loading docks or rear entrances would exist. Like the existing Old Town next door all deliveries will be through the front door of the business. The look and feel and the signage for these businesses would be very similar to all the existing businesses at Old Town. The parking for these businesses will be provided by adjacent surface parking lots and on-street parking spaces to be created in front of the stores in the public right-of-way. Business owners will also be allowed to use the underground garage. In addition to the ground floor commercial space, a total of 84 residential condominiums ranging in size from 1,200 to 2,100 square feet will be built in the five buildings. The project is to be built in two phases. The first phase will contain two buildings with 13,000 square feet of commercial space and 40 condominiums. In the buildings containing commercial space, the condominiums will be built primarily on the second and third floors. In two of the buildings, the condominiums will be behind the commercial space on the ground floor and each will have private gardens. The building at the corner of Main Street and Avenida La Fonda will contain only condominiums and be three floors. Two buildings will contain at-grade garages for residents. The other three buildings will be built above an underground garage, which will provide the parking for residents. The underground garage will be built in two phases. Access to the garage will only be from Avenida La Fonda. This will allow for a continuous sidewalk on the south side of the street from the Civic Center Campus to the existing Old Town site without interruption from driveways. This was a stated goal of connectivity by the City. 2.2 DEVELOPMENT OBJECTIVES It is the objective of this development to link the existing Civic Center Campus to the existing Old Town commercial development along Main Street. This project will continue the commercial nature of Main Street with shops and services, which are used by local residents. It will bring more critical mass of shopping and services to the Village. Furthermore, it will bring 84 new residences to the Village. This development emphasizes pedestrian and bicycle activities and connectivity. It will allow for a shaded and misted walk to and from the Civic Center buildings (City Hall, Library, Wellness Center). In summary it is the objective of this development to link the Civic Center Campus to the rest of the Village using a transitional architecture. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 29  2.3 LAND USE PLAN The new Villas project will incorporate three story buildings, with lofts and roof decks, which are compatible with other buildings and uses in the Village. The buildings have been designed using multiple heights and surfaces to blend with the existing architecture of both private and public buildings in the surrounding area. The land use plan observes the pedestrian nature of the Village, while providing adequate density to allow for economically viable development on this key infill parcel of the City’s Village area. It is consistent in style, theme and spirit of surrounding development in the Village. The plan carefully pays tribute to often stated City planning goals of creating a Village which is pedestrian friendly and which offers residents both commercial and residential uses in a cohesive historical context 2.4 CIRCULATION PLAN The Plan will utilize the adjacent street system in a manner consistent with the City of La Quinta General Plan’s Circulation Plan. The property is located on the south side of Calle Tampico, designated by the City's General Plan as a Primary Arterial requiring a half-street width of fifty (50) feet. Calle Tampico is also designated a Primary Image Corridor in the City’s General Plan (See Exhibit 6). The landscape design along the project frontage shall be complimentary to the landscaping in the area. The existing Main Street east of Desert Club Drive and Avenida La Fonda, which shall not be altered and shall remain public streets, will service the new Villas. The sole access to the large underground garage will be on Avenida La Fonda, which will allow the majority of residents and shop owners utilizing this garage will not need to travel on Main Street. By having no curb cuts for access to the garage or the buildings on the south side of Main Street, the important element of creating a pedestrian friendly connection between the Civic Center Campus and the existing Old Town will be achieved. On the north side of Main Street only one new access onto Main Street will be provided in an effort to make Main Street a very pedestrian friendly area. Given the direct connection of Avenida La Fonda to both Washington Street and Desert Club Drive there will be very limited need for vehicles to use Main Street. The plan has been discussed with the City Engineering Department and the access points do not conflict with city policies or regulations. Old Town  Exhibit 6 La Quinta Spe : Street Cros cific Plan Ame ss Sections endment 1 (SP22002‐058 Ameendment 1) Paage 30  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 31  2.5 OPEN SPACE AND RECREATION Given the urban nature of this project, there is not a large amount of open space. The “open space” provided to the public is all along Main Street. This consists of planters, shade trees, benches and arcades for both strolling and sitting. There will be a central courtyard created between the buildings on the south side of Main Street, which will contain a pool, spa, putting green, barbeque area, picnic area and pool deck for lounging and relaxing. A cabana will be built to house the fitness equipment. Nearby there is the large Civic Center Park and the City owned Wellness Center, which has a state-of-the-art fitness facility. Also nearby are a City- owned swimming pool, tennis courts, and park with fitness facility. 2.6 WATER AND SEWER AND OTHER UTILITIES Sanitary sewer facilities for La Quinta are provided by CVWD. A 21” VCP sewer main on Calle Tampico, a 10” VCP main on Desert Club Drive and an 8” VCP sewer main on Avenida La Fonda. To the extent feasible, the flows from the site will gravity flow to existing mains. No upsizing of this facility will be required. CVWD provides water service in the City. Existing water service could be provided via the existing, 12” main in Desert Club Drive or the 12” main in Avenida La Fonda. There is also an existing 30” main in Calle Tampico. The Imperial Irrigation District provides electric facilities in La Quinta. The nearest service will be in Desert Club Drive portion of the property. The District indicates that the design of the electrical service will depend on final load calculations for the overall project. Estimated loads have been calculated and design services have already been requested from IID. The District will require the installation of underground facilities. Gas Company provides natural gas services. The nearest service is a 6” main in Calle Tampico. This line will be used to provide service to the site. Time Warner Cable provides television cable service. Service is available in the surrounding developments and will be extended to the site. Verizon will provide telephone service. The nearest service connection points will be in Desert Club Drive and Avenida La Fonda. Burrtec of the Desert provides waste disposal service. Plans for incorporating recycling facilities will be considered with the development. Community Development Staff shall review facilities for compliance with all City ordinances. 2.7 GRADING AND DRAINAGE Grading The site will be graded in two phases, leaving Phase Two of the site to be used for temporary event parking until that parcel is developed. As part of Phase One grading the land owned by the City next to the Wellness Center will be excavated to provide a retention basin for flood Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 32  control. The 10-year flood event will be retained using the retention pond on land owned by the City next to the Wellness Center. Erosion Control The project will comply with the City’s erosion control ordinance. The grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.  Pre Grading --The portions of the site to be graded shall be pre-watered to a depth designated by the soils engineer prior to the onset of grading operations.  During Grading -- Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing.  Post Grading -- All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind- blown dust and sand is a concern with mass grading operations. Because of health concerns, the Environmental Protection Agency has instituted a plan in the Valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 33  Exhibit 7: Sewer Service Plan Old Town  Exhibit 8 La Quinta Spe : Water Serv cific Plan Ame vice Plan endment 1 (SP22002‐058 Ameendment 1) Pa age 34  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 35  2.8 PHASING PLAN The project will be built out in two phases. Phase one will consist of two buildings consisting of approximately 13,000 square feet of ground floor commercial retail space and 40 residential condos. Phase 2 will consist of three buildings with 9,000 square feet of commercial and 44 residential condominiums. The underground parking garage will be built in two phases. Old Town  Exhibit 9 La Quinta Spe : Phasing Pl cific Plan Ame lan endment 1 (SP22002‐058 Ameendment 1) Pa age 36  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 37  SECTION 3 DEVELOPMENT STANDARDS 3.1 OVERVIEW The uses and development standards shall be generally in accordance with the provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan and supporting text shall prevail. 3.2 DEVELOPMENT STANDARDS The development standards for the Village Commercial District are contained in the Zoning Code Section 9.65.030. This section allows for a flexible design of the project to suit its own special needs and lets the Specific Plan and the Village Use Permit set the specific development standards for the project. This project will comply with the guidelines on setbacks, utility equipment, parking, landscaping, screening, lighting, and signage. The majority of the building massing on the buildings complies with the 35 foot height requirement with the allowance for another 3 feet of height for no occupied architectural elements. The parapet height of walls facing streets is 37’-6” which is actually below the 38 foot guideline. It is important to note that extreme care and expense has been taken to variegate the exterior planes of the buildings to avoid walls rising straight from the ground to the maximum height. The extensive use of arcades, balconies and step backs in the building contribute to a large amount of movement in the exterior wall which is both pleasing to the eye and which interrupts the vertical plane. The actual flat roofs are at 35 feet. The only area that the project exceeds the Development Standards is in some areas necessary for roof access or artists lofts, which are substantially setback from the exterior walls of the building. In those areas the total height reaches 44’-2”, which is 6’-2” greater than the guidelines. It should be emphasized those areas are not visible from the ground as the surrounding parapets and the substantial setback of those elements from the perimeter of the buildings does not allow them to be seen. 3.3 PERMITTED USES The permitted uses in the Village Commercial Zone are covered in section 9.65.20 of the Zoning Code. All uses allowed under the code will be permitted at The Villas except restaurants and bars larger than 60 seats with a full kitchen and grease traps and hoods. 3.4 PARKING Parking on site is provided by a combination of an underground parking garage, garages at grade, and off street parking, built in the right-of-way. The total number of parking spaces provided on site as currently designed is 164. This consists of 151 spaces in an underground garage accessed by a ramp leading to Avenida La Fonda, 24 private garages at-grade facing Calle Tampico, and 13 off street parking spaces to be built in the right of way. There do exist Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 38  surface lots immediately west of the site owned by Old Town La Quinta and a large parking lot, which is being expanded immediately east of the site owned by the City of La Quinta. The parking required and the parking proposed for this project is addressed in the Carl Walker Parking Study, which has been submitted to the City as part of this application. However, during the entitlement process, the City adopted an ordinance that allows for a 50% reduction in required parking for new development within the Village Commercial zoning district. The reduced parking calculation applicable to the Villas shall be calculated from the required parking as listed in Ordinances 505, 361, 325, and 284. SECTION 4 DESIGN GUIDELINES 4.1 ARCHITECTURAL GUIDELINES The architecture of the Villas pays tribute to the Santa Barbara and Carmel Spanish styled architecture of Old Town, while updating that style to a more stylish modern interpretation. Great effort has been made not to duplicate Old Town, but to make the Villas the perfect blend of traditional architecture with the modern architecture and vernacular style of the exiting City Hall buildings, City Library and the Wellness Center. It is similar to the modern interpretation of Spanish architecture used in the City Library. It is a comfortable style of architecture with lots of “movement”. This means lots of shade, archways, balconies, and varied wall planes so as one walks down the sinuous Main Street the building continually evolve and delight the visitor. The use of both tile and flat roofs and many different roof heights makes the building both interesting and functional. The guiding principle of the design effort has been to reward the senses of the pedestrian. The scale, pace, details and landscaping will create an environment where one is sheltered from the harsh influences of most commercial centers, while providing very inviting residences to live in harmony with their commercial neighbors below or beside them. The goal is to create the mix of excitement and comfort that were once common on Main Streets across America, but which were forgotten in the latter half of the 20th Century. The most distinctive features of Main Street in the Villas section are the scale and spatial definition of the street. These are accomplished through several mutually reinforcing elements: 1) The sinuous, gently curving design which was historically done in the Village; 2) Parallel parking provides an edge to the street that offers protection to the pedestrian; 3) The regular pattern of street trees creates a rhythm and their height creates an implied “vehicle corridor”; 4) The sidewalks are gracious allowing two couples to pass one another; 5) The buildings come right up to the sidewalk, and their parapet heights (min of 16’) reinforce the vertical definition of the street space; 6) Cornices at the top of parapets create an edge where the building meets the sky; 7) Arcades, awnings, and trellises provide shade in the summer and create an intimate scale adjacent to the stores and condos. The attention to detail, street trees, and the combination of three story buildings with second and third floor balconies create an old downtown mood. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 39  The automobile, delivery trucks and emergency vehicles will all be accommodated within the project, but the scale of the street will be pedestrian. The principles that guide the architectural design of the Villas section of the project derive from several sources, which have been harmoniously blended. One source is California Mission Revival; the second is the architecture of the La Quinta Hotel with the more modern style of the La Quinta Civic Center buildings including the Library and City Hall. They also relate to the more modern style of the shopping center across Tampico. California Mission Revival architecture – also referred to as “Santa Barbara” or “Monterey” architecture – is defined by aspects such as relationship of wall to window (windows as openings in walls) and the surface treatments of stone, tile and plaster that embellish the parapet walls. Building forms are often articulated because of sloped roofs, residential character, and the frequent stand-alone placement. Locally, the original buildings at the La Quinta Hotel offer many examples of detailing, proportion and scale that will be emulated while being updated to include elements of the last century and this century. The building forms, where possible, shall exhibit some stepping both in plan and elevation, including the extensive use of covered pedestrian areas and patios. Details and Materials Plaster At the ground floor, the plaster should be a three-coat Portland cement system on wood frame or a two-coat system on CMU. The finish generally should be a smooth – “mission” finish with gentle rounded corners and edges. However, details such as cornices, windowsills, belt cornices and opening surrounds shall be crisp. Wood Exposed “wood”, which should be used sparingly for maximum effect. Posts of ground floor arcades should be roughly square in section, with a minimum dimension of nominal 8”. Chamfers and routed details are encouraged. Posts at the second floor should have a minimum dimension of nominal 6”. Beams should be close to square in section with a width: depth ratio approximately 6” x 8” or 8” x 12”. This will limit the spans to approximately 12’ – 14’. Corbels with a width:depth ratio of 1:1 or less is encouraged. Exposed rafter tails should have a width: depth ratio of 3” x 4”, 4” x 6” or 6” x 8” and in no case more than 1:2. Decorative metal should be no less than 3/16” in thickness and 2 1/2" in width, but proportional to which the beam/post connects. Decorative ends are encouraged, but not required. Windows The general principle of fenestration is that windows are holes in walls. Windows are not part of a storefront or window-wall system that dominates the surface of walls as is common in “strip- center” buildings. Rather they are openings within the wall; the amount of wall surface is Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 40  important to convey a sense of substance and permanence in the architecture. Store windows will be set in walls in a regular pattern, with the stores being 20’ to 30’ in width. Windows at the second and third floors generally should be more vertical than horizontal (e.g. 3’ x 5’), which should be operable. The sill should be low enough to allow a person seated at a desk to view the street below – approximately 24” – 30”. The head should be generally higher than 80” - approximately 84” – 90.” The window should recess from the face of the wall, and should have a projecting sill on the exterior. Doors Wherever possible, use wood “French” or decorative entry doors. These doors may be set in aluminum storefront frames. The doors into mechanical and utility rooms that are visible to the pedestrian traffic should be metal doors and painted in accent color. Roof Tile roofs will be used as indicated to reinforce the stylistic character and lend a hand-wrought texture to the streetscape. Only at important corners and balconies will tile be used on the third floor. Instead most of the buildings will be parapeted. This allows roof-mounted equipment to be hidden, and is a more urban type building. Tile should be clay tiles laid with variation in courses to create hand-wrought texture. Fencing and Walls Generally walls will be plaster over wood frame. The wall will appear substantial in depth, and the windows will interrupt the wall. During construction, temporary chain link fence with windscreen will be used. Site Lighting All lighting shall be designed and located so as to confine direct light within the project boundaries (including landscape buffer areas located along the street frontages). The lighting fixtures shall be in character with the village like atmosphere of the architecture. General:  All lighting will comply with the City's lighting ordinance.  Lighting for parking lot lighting shall be low level but provide enough visibility for safety.  Lighting levels shall be an average of one-foot candle with a ratio of average light to minimum light of three to one (3:1). 4.2 LANDSCAPE GUIDELINES Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 41  The landscape design will complement the Spanish-Mediterranean theme of the Village at La Quinta and the existing Old Town. Plant material choices will be attractive and suitable to the desert climate. The selection of shrubs will be based upon moderate to low water use and ease of maintenance. Desert shrubs such as Texas Ranger hybrids, Cassias, Yuccas, and Bougainvillea will interplay with rugged sub-tropical shrubs, including Bird of Paradise, Aloe, Agave, Gardenia, Carissa, and Boxwood. Maintenance specifications will direct pruning techniques towards a natural, non-sheared appearance. Accent color will be provided, where appropriate, through the use of vines such as Bougainvillea, Pink Powder Puff, and Trumpet Vines. Perennial ground cover planting will be utilized where additional color is necessary to enhance project focal points and entries. The landscape material will be designed such that plants with similar water requirements are grouped together. Detailed landscape plans and renderings have been provided. Washingtonian Robusta planted in a formal pattern that enhances the pedestrian areas and architectural style of the buildings will line the main internal street. Tree heights will be the same as the perimeter streets and planter areas will be created to provide additional planting including the use of accent vines on trellis structures. (See Exhibit 10) Irrigation Systems All irrigation systems (with the exception of drip systems) shall be designed with head-to-head 100% double coverage at a minimum time setting of one minute, and be capable of providing multiple repeat and start times. Drip systems will be utilized as much as possible and water will be applied directly to plant roots. All irrigation heads adjacent to walks, drives, and curbs will be of the pop-up type. All irrigation systems will be automatically timed to reduce day-to-day operational requirements. The location of controller boxes, valves and other above ground equipment will be incorporated into the overall landscape design and screened from public view. Landscape Palette Type Scientific Name Common Name Size Palms Washingtonia robusta Mexican Fan Palm 15”-20” BTH Chamaerops humilis Mediterranean Fan Palm 24” Box Cycas revoluta Sago Palm 24” box Trees Prosopsis chilensis Chilean Mesquite 24” Box Acacia farnesiana Sweet Acacia 24” Box Rhus Lancea African Sumac 24” Box Cercidium praecox Sonoran Palo Verde 24” Box Schinus molle California Pepper 24” Box Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 42  Type Scientific Name Common Name Size Accents Agave species Agave species 5 Gallon Yucca species Yucca species 5 Gallon Aloe species Aloe species 5 Gallon Dasylerion wheeleri Desert Spoon 5 Gallon Strelitzia nicolai Giant Bird of Paradise 5 gallon Strelitzia reginae Bird of Paradise 5 Gallon Shrubs Bougainvillea “Oo La la” Bougainvillea 5 Gallon Bougainvillea “Rosenka” Bougainvillea 5 Gallon Carissa g. prostrata Natal Plum 5 Gallon Cassia nemophila Bushy senna 5 Gallon Hibiscus rosa-sinensis Hibiscus 5 Gallon Leucophyllum species Texas Ranger 5 Gallon Nandina domestica Heavenly bamboo 5 Gallon Nerium oleander ‘Petite” Dwarf Oleander 5 Gallon Pittosporum t. species Mock orange species 5 Gallon Raphiolepis indica Indian Hawthorne 5 Gallon Salvia greggii Red sage 5 Gallon Thevitia peruviana Yellow oleander 5 Gallon Xylosma congestum Xylosma 5 Gallon Vines and Groundcover Bougainvillea “Barbara Karst” Bougainvillea 15 Gallon Calliandra Inaequilatera Pink Powder Puff 15 Gallon Tecoma capensis Cape Honeysuckle 5 Gallon Lantan montevidensis Trailing Lantana 5 Gallon Trachelospermum jasminoides Star Jasmine 5 Gallon Desert Dust 2” Depth Cobble ‘Del Rio” 3’-6” dia. Landscape Maintenance The landscape shall be under a single maintenance contract managed by the center. Old Town  Exhibit 1 La Quinta Spe 0: Landscap cific Plan Ame pe Concepts endment 1 (SP2 s 2002‐058 Ame endment 1) Paage 43  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 44  Exhibit 11: Pedestrian Crossing areas to Villas from Existing Old Town Exhibit 12: Architectural vocabulary and sections Old Town  Exhibit 1 La Quinta Spe 3: Typical A cific Plan Ame Architectural endment 1 (SP2 Elevations 2002‐058 Ameendment 1) Paage 45  Old Town  Exhibit 1 La Quinta Spe 4: Architectu cific Plan Ame ural Concept endment 1 (SP2 t 2002‐058 Ameendment 1) Paage 46  Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 47  SECTION 5 PLAN ADMINISTRATION 5.1 AMENDMENT This chapter describes the procedures for administration and implementation of the Specific Plan. The Specific Plan establishes the general intent and comprehensive framework for development of the community. However, prior to construction, various implementing approvals with greater design detail are required, as noted below. Minor modifications that are consistent with the purpose and intent of the current, Old Town Specific Plan are allowed at the discretion of the Community Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment. Requests for administrative changes shall be made in writing. If and when it is determined that changes or adjustments are necessary or appropriate, the Community Development Director or designee shall approve these administratively. After approval, any such amendment will be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Administrative Changes Representative examples of such changes may include, but are not limited to:  The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, site- specific information.  Adjustment of Planning Area boundaries identified in this Specific Plan.  Changes to community infrastructure such as drainage systems, roads, water and sewer systems, etc.  Modification of architectural or landscape design criteria or details. - All uses not specifically listed in this Specific Plan are prohibited. However, the Community Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined; it shall be treated in the same manner as a listed use. 5.2 INTERPRETATION Where there is ambiguity between the Specific Plan and the Zoning Code, the Director of Community Development shall review pertinent information and make a determination as to which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 48  5.3 ENFORCEMENT The City of La Quinta shall administer the provisions of the Old Town Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. The enforcement of the provisions of this Specific Plan shall be by the following: City of La Quinta Community Development Department shall enforce the development standards and design guidelines set forth herein. 
 Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. SECTION 6 GENERAL PLAN CONSISTENCY 6.1 OVERVIEW The General Plan of the City of La Quinta includes Goals, Policies and Programs that were deemed by the City necessary to properly implement the plan. Following is an evaluation of the key policies and programs (in Italics) that affect the development of the subject property and project compliance. 6.2 CONSISTENCY ANALYSIS. Village Commercial “The Village Commercial designation applies specifically to the traditional commercial core of the city, and allows specialty retail – such as boutiques and art galleries – as well as restaurants, professional offices and services, and hotels. Apartments, condominiums, and live- work space is also appropriate in this designation. As established in Policy LU-7.1, mixed use development is allowed in this designation. Mixed use projects can include vertical or horizontal combinations of land uses that are integrated through pedestrian connections and common areas; or can be residential units added to existing commercial development.” Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 49   The proposed Villas at Old Town are the essence of this land use designation. Designed around Main Street, Old Town and the Villas will provide a shopping dining, work venues as well as residences for La Quinta. “In areas where Specific Plans are required, adjacent property owners shall be encouraged to work together to create a single Specific Plan which incorporates all properties within a block or neighborhood.”  Old Town La Quinta is a Specific Plan for approximately six acres comprising the existing Old Town, with this amendment; another new three-acre Villas at Old Town will be added. Although owned by three different entities they share common purpose and leadership through Marvin Investments, Inc and Wells L. Marvin. “The City will encourage an integration of a wide range of support services at employment centers, including child care, occupational health, fitness facilities and convenience retail shops.” “Strip commercial development will be discouraged. The Development Code shall establish and maintain minimum lot depth standards in all commercial zones.”  The Villas will encourage a mixture of uses, food, office, retail and residences allowing downtown employees and residents to reduce vehicle trips and combine trips.  The three story buildings are much lower than the four stories of the Embassy suites, which is over ten feet higher than the highest point on any building in the Villas. The scale and uses of Villas are a valuable addition to the fabric of the Village. Circulation Element The circulation uses existing streets and is in compliance with latest (2013) General Plan Open Space Element Old Town La Quinta and the Villas are located in a developed urban area of the City and do not impact existing or proposed open space areas. Parks and Recreation Element In addition to the event lawn which acts as the central square of the village and host the City tree lighting, Art under the Umbrellas, Taste of La Quinta to name a few. The Villas will offer its residents and tenants access to a hot tub, pool, putting green, and fitness center. Natural Resources Element  Old Town La Quinta and The Villas are mixed-use developments designed to reduce vehicle trips, and also vehicle miles, generated by combining work, housing and services in close proximity. Its location in the downtown should be considered infill development and will make use of existing street patterns and transit services.  The development will comply with the City’s Fugitive Dust Control Policies by submitting a PM-10 Plan for approval prior to the issuance of a grading permit. Old Town La Quinta Specific Plan Amendment 1 (SP2002‐058 Amendment 1)  Page 50   The unique design of parking in close proximity to uses maximizes pedestrian opportunities.  The covered pedestrian arcades provide protection for customers and workers and will provide solar protection for ground floor spaces. Upper floors will utilize energy efficient building materials and recessed windows for reducing heat gain and roof mounted solar panel to generate electricity.