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THE QUARRY RANCH
SPECIFIC PLAN
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Prepared For:
The City
of
La Quinta, California
Prepared By:
THE KEITH COMPANIES
PALM DESERT
Planning, Engineering, Environmental Services, Land Surveying,
Public Works, Water Resources & Consulting Services
73-733 Fred Waring Drive - Suite 100
Palm Desert, California 92260-2590
(760) 346-9844
August 26, 2002
APPLICANT/OWNER:
John Shaw
THE QUARRY RANCH, LLC
1 Quarry Lane
La Quinta, CA 92253
760-770-1100
Prepared By:
THE KEITH COMPANIES
PALM DESERT
Planning, Engineering, Environmental Services, Land Surveying,
Public Works, Water Resources & Consulting Services
73-733 Fred Waring Drive - Suite 100
Palm Desert, California 92260-2590
(760) 346-9844
Contact: David Dawson, AICP, Principal Planner
August 26, 2002
TABLE OF CONTENTS
Section
Page
1.0 EXECUTIVE SUMMARY .................................................. 1-0
2.0 INTRODUCTION......................................................... 2-0
2.1 DOCUMENT ORGANIZATION ................................. 2-0
2.2 AUTHORITY AND SCOPE ..................................... 2-0
2.3 PURPOSE AND INTENT ....................................... 2-1
2.4 PROJECT LOCATION ......................................... 2-1
2.5 PROJECT OVERVIEW ........................................ 2-1
2.5.1 PROJECT SUMMARY ................................... 2-1
2.5.2 REQUESTED ENTITLEMENTS ........................... 2-4
2.5.3 SITE HISTORY AND MITIGATION ........................ 2-4
3.0 PROJECT SETTING....................................................... 3-0
3.1 EXISTING GENERAL PLAN AND ZONING ...................... 3-0
3.2 SURROUNDING LAND USES .................................. 3-1
3.3 CIRCULATION PLAN ........................................ 3-2
3.4 UTILITIES .................... ........................ .... ...3-2
4.0 DESIGN GUIDELINES
4.1 ARCHITECTURAL .......... ........................... ......4-0
4.2 LANDSCAPE GUIDELINES .................................... 4-0
5.0 SPECIAL STUDIES/HILLSIDE CONSERVATION OVERLAY DISTRICT .......... 5-0
5.1 SITE PLAN ............................................ ......5-0
5.2 GRADING PLAN ............................................. 5-5
5.3 HYDROLOGY STUDY ........................................ 5-5
5.4 GEOLOGIC/SEISMIC/SOILS AND ENGINEERING
STUDY................................................... .5-11
5.5 CONDITION MONITORING .................................. 5-11
5.6 VIEWSHED STUDY ......................................... 5-11
LIST OF TABLES
Table Page
3 -1 -Surrounding Land Uses ...................................................... 3-2
4-1 - Recommended Plant Palette .................................................. 4-1
5-1 - Hydrology Study Channel Capacity ............................................ 5-6
5-2 - Hydrology Study Channel Water Depth ......................................... 5-7
5-3 - Cross Section of Channel .......................... . ......................... 5-8
5-4 - Depth and Plotted Curves for Channel .......................................... 5-9
LIST OF FIGURES
Figure
Page
2-1 -
Regional Location Map ....................................................
2-2
2-2 -
Vicinity Map............................................................
2-3
2-3 -
Quarry Ranch TTM 30651 .................................................
2-6
2-4 -
Parcel Map 28617 ........................................................
2-7
2-5 -
Aerial Photograph of Entire Quarry Area and Santa Rosa Mountains ...............
2-8
3-1 -
General Plan Map ........................................................
3-3
5-1 -
Site Plan/Grading Plan ....................................................
5-1
5-2 -
Aerial of Quarry Subdivision/Quarry Ranch Specific Plan Area ....................
5-2
5-3 -
Specific Plan Area Ridgeline Depiction .......................................
5-4
5-4 -
Slope Study ................_..... ............ ........................
5-10
5-5 -
Cut and Fill Quantity Statistics and Graphics ..................................
5-11
5-6 -
Hillside Drainage Culvert at Tom Fazio Lane South ............................
5-12
5-7 -
Hillside Drainage Culvert at Tom Fazio Lane South ............................
5-13
5-8 -
Viewshed/Pad Cross Section Study, Parcel 1 ..................................
5-15
5-9 -
Viewshed/Pad Cross Section Study, Parcel 2 ..................................
5-16
LIST OF TABLES
Table Page
3 -1 -Surrounding Land Uses ...................................................... 3-2
4-1 - Recommended Plant Palette .................................................. 4-1
5-1 - Hydrology Study Channel Capacity ............................................ 5-6
5-2 - Hydrology Study Channel Water Depth ......................................... 5-7
5-3 - Cross Section of Channel .......................... . ......................... 5-8
5-4 - Depth and Plotted Curves for Channel .......................................... 5-9
1.0 EXECUTIVE SUMMARY
This Specific Plan proposes to develop a roughly four (4) acre portion of a small knoll, 146 feet in
elevation, into two (2) premiere estate parcels to be subdivided by Tentative Parcel Map 30586 which
is being submitted in conjunction with this Specific Plan. Each of the two (2) parcels will be
approximately two (2) acres in size. This parcel map will be part of the Quarry Ranch subdivision,
Tentative Tract Map (TTM) 30651, currently under review by the City of La Quinta.
The La Quinta General Plan allows and encourages the use of a Specific Plan to create flexible
development standards differing from the City's Zoning Ordinance. The Quar yRanch Specific Plan
requests flexibility in regard to two (2) Zoning Ordinance requirements. The first one, Municipal Code
(MC) Sec. 9.140.040(C)(1), restricts development on slopes exceeding twenty (20) percent. The
second one is to request that the RL (Low Density Residential) zoning designation be used to control
the development standards. With the use ofthe RL (Low Density Residential) zoning standards the
Specific Plan will allow the proposed site land use designation to demonstrate a continued consistency
with the General Plan and a developed density of one (1) dwelling unit per two (2) acres. Municipal
Code Sec. 9.110.070 (8)(B) would usually require the application of the RVL (Very Low Density
Residential) development standards in the HC (Hillside Conservation) District and a maximum density
of one (1) dwelling unit per ten (10) acres. The engineering reviews relative to hillside development are
still required and are included in this Specific Plan. The intent ofthe General Plan is to provide flexible
development standards for the many different topographies within the City and to protect the views of
the mountains.
Development on the proposed slope does not affect the scenic vista ofthe Santa Rosa Mountains due
to the low elevation ofthe knoll. Parcel 1 demonstrates a building pad elevation of seventy-six (76) feet
and the Parcel 2 pad elevation is at seventy-seven (77) feet. It is important to note that Tom Fazio Lane
South, directly in front of Parcels 1 and 2 ranges in elevation from 55.9 feet to seventy-three (73) feet.
The pad elevations are in fact j ust above the road elevation with road to pad height differentials ranging
from approximately three (3) feet to twenty-one (2 1) feet. Parcel 1 is 1.98 acres and demonstrates an
overall average slope through the center ofthe property perpendicular to Tom Fazio Lane South of
9.41%. Parcel 2 is 2.08 acres and demonstrates an overall average slope of 13.99% as measured
through the center of the property perpendicular to Tom Fazio Lane South. Some portions of both
parcels do exceed 20% slope thus the Specific Plan is requesting the ability to develop in areas of 20%
slope or greater.
The General Plan standard in the RL (Low Density Residential) zone allows up to four (4) dwelling units
per acre. This Specific Plan proposes to develop only two (2) parcels of an 18.51 acre area known as
Lot I of TTM 30651. Rather than develop the entire 18.51 acre area with homes the Specific Plan will
create two (2) home sites with a density in the Lot I area of the Quarry Ranch subdivision of one (1)
dwelling unit per 9.25 acres.
1-0
SPECIFIC PLAN Quarry Ranch Specific Plan
The proposed specific plan would technically create an approximate developed density of one (1)
dwelling unit on each two (2) acre parcel. The General Plan designation of Low Density Residential
(LDR) would allow development of up to four (4) dwelling units per acre with a potential maximum of
eight (8) dwelling units on both Parcels 1 and 2.
The minimal elevation of the proposed building pads, the protection of the knoll ridgeline and attendant
minimal visual impact coupled with the low density development will allow for the protection of the views
of the Santa Rosa Mountains with the approval ofthis Specific Plan. The intent of the General Plan is
sustained as described within this Specific Plan.
Note: Quarry Ranch TTM 30651(74.78 acres) contains Lot I (18.51 acres), a portion of which is
the Specific Plan (4.06 acres) area which will be implemented by this Specific Plan and TPM
30586; TTM 30651 is currently being processed by the City of La Quinta.
2.0 INTRODUCTION
2.1 DOCUMENT ORGANIZATION
The Quarry Ranch Specific Planis organized into five (5) Sections. Section I, the Executive
Summary, provides a regulatory context for the project and an overview of key project
elements. Section II, the Introduction, provides a context for project planning by briefly
discussing the project's required entitlements, history and existing setting. Against this
background, Section III discusses the General Plan as well as the surrounding land uses.
Section IV addresses architectural and landscaping guidelines to ensure that the prof ect is of
high quality and is well integrated into the residential character of the subdivision. Section V
presents the site plan and special studies required to mitigate the potential impacts associated
with hillside development.
2.2 AUTHORITY AND SCOPE
Section 65450 of the California Government Code grants local planning agencies the authority
to prepare a specific plan of development on a given piece of property. The City of La Quinta's
General Plan allows for flexible development standards differing from the City's Zoning
Ordinance through the use of a Specific Plan. Consistent with the State of California's enabling
authority and in accordance with La Quinta General Plan the Quarry Ranch Specific Plan
proposes the residential development oftwo (2) parcels within the QuarryRanch subdivision.
2-0
In order to approve the proj ect, the City must make the discretionary findings required by the
La Quinta Zoning Ordinance, Chapter 9.240.010, Specific Plans and Chapter 9.210.020,
Conditional Use Permits.
2.3 PURPOSE AND INTENT
The purpose of this Specific Plan document is to address the slope development issues
associated with the development of two (2) parcels, each with a single family residence, in
sufficient detail to ensure that the subj ect site develops in a manner which is consistent with the
General Plan, protects the public health, safety and general welfare, is compatible with zoning
on adj scent properties and is suitable and appropriate for the subject property (Zoning Code
9.240.01 O.E). Ultimately, the project seeks to provide two (2) premier estate locations within
the Quarry Ranch subdivision demonstrating compliance with the intent of the hillside
conservation ordinance.
In both text and illustration, this document depicts the configuration of the various components
comprising the Specific Plan and establishes a factual and quantitative foundation to allow
discretionary decisions to be made governing the development of the two (2) sites. In this way,
the Specific Plan will serve to implement the City of La Quinta General Plan by specifying the
development standards which are consistent with General Plan goals, objectives and policies.
2.4 PROJECT LOCATION
From a regional perspective, the Quarry Ranch Specific Plan is located in the Coachella Valley
within the southern boundary of the incorporated City of La Quinta, southwest of Lake Cahuilla
CountyPark as shown in Fig. 2-1, Regional Location Map and Fig. 2-2, Vicinity Map. Primary
access to the site is from Madison Street at Avenue 5 8, via Quarry Lane to Tom Fazio Lane
South. The project area consists of 4.06 acres and is described as Parcels 1 and 2 on Tentative
Parcel Map 30586.
2.5 PROJECT OVERVIEW
2.5.1 Project Summary
The project proposes to subdivide 4.06 acres of land positioned in Lot I of TTM 30651
(Quarry Ranch) consisting of 18.51 gross acres, into two (2) parcels. Parcel I is proposed to
be 1.98 acres and Parcel 2 is proposed to be 2.08 acres. The remainder of Lot I is to become
a golf course and undeveloped land. The two (2) developed parcels will be part of the Quarry
Ranch subdivision.
2-1
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Figure 2-2
SPECIFIC PLAN Quarry Ranch Specific Plan
2.5.2 Requested Entitlements
To facilitate this project, the applicant is seeking approval of a Specific Plan, a Conditional Use
Permit and a Tentative Parcel Map from the City of La Quinta. General Plan policy states that
a Specific Plan shall be used for all projects proposing flexible development standards differing
from the City's Zoning Ordinance. The Specific Plan discretionaryreview is necessary to allow
the use of the RL (Low DensityResidential) zoning ordinance standard. This will continue the
existing General Plan/Zoning Ordinance consistency in the Specific Plan. Additionally, relief is
sought via the Specific Plan to allow development where the slope gradient exceeds twenty (20)
percent, (M. C. Sec. 9.140.040.(B)(2)(c), Hillside Conservation Regulations). Approving the
Specific Plan will allow grading on the knoll (146 feet in elevation) in areas that have slopes of
20% or greater.
2.5.3 Site History and Project Mitigation
June `02- Tentative Tract Map No. 30651 was submitted proposing a golf
course and twenty-eight (28) lot residential development known as
Quarry Ranch.
The two (2) parcels discussed in this Specific Plan have been submitted
in a parcel map fonnat with the Specific Plan and will be included in the
Quarry Ranch subdivision, TTM 30651.
The General Plan provides for the approval of flexible development standards differing from the
City's Zoning Ordinance via a Specific Plan when the intent of the General Plan goals are met.
Bypositioning the pads for ridgeline protection, the use of appropriate landscaping, grading
and the use of earthtone natural materials in construction per the standards of the Hillside
Conservation Overlay District the project will further blend the single family homes with the
hillside.
The mitigating engineering/design considerations, grading, hydrology, slope studies, biology
studies, archeological and viewshed studies associated with this project assist in meeting the
goals of the General Plan relative to species preservation, archeological artifact preservation,
public safety and viewshed protection. Aesthetically, the site will be developed in a manner
consistent with the standards of the Quarry Ranch and the Quarry development. Additionally,
the City of La Quinta development standards will ensure that the site plan is consistent with
public health and safety interests.
2-4
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SPECIFIC PLAN Quarry Ranch Specific Plan
3.0 PROJECT SETTING
3-1 EXISTING GENERAL PLAN AND ZONING
The 4.06 acre Specific Plan site area is located just south of the Quarry development and is
accessed via Tom Fazio Lane South. Two (2) parcels are proposed with Parcel l being 1.98
acres and Parcel 2 being 2.08 acres. The General Plan designation is LDR (Low Density
Residential) and the existing zoning designation is RL (Low Density Residential)
The anticipated purpose of the General Plan designation LDR, as explained in the General Plan
is as follows:
"The land use designation is the most prevalent in the City and the planning area.
It supports the development of single family attached and detached development,
both in a country club setting and in standard subdivisions. Equestrian uses may be
appropriate on larger lots. The clustering of smaller housing units, including
condominiums and townhomes, may be appropriate in this designation, with the
provision of common area amenities and open space when governed by a Specific Plan."
Zoning Code Sec. 9.30.030 states that the purpose and intent of the RL zone is as
follows:
"To provide for the development and preservation of low density neighborhoods (two (2)
to four (4) units per acre) with one (1) and two (2) story single-family detached dwellings
on large or medium size lots and/or, subject to a specific plan, projects with clustered
smaller dwellings, such as one and two-story single family attached, townhome or
condominium dwellings, with generous open space. "
3-0
SPECIFIC PLAN Quarry Ranch Specific Plan
RL ZONING DEVELOPMENT STANDARDS APPLICABLE FOR THIS SPECIFIC PLAN
Minimum lot size
Minimum lot frontage:
Maximum structure height:
Maximum number of stories:
Minimum front yard setback:
(non garage portions of dwelling)
Minimum garage setback
Minimum interior/exterior side
yard setbacks
Minimum rear yard setback
Maximum lot coverage
Minimum livable floor area excluding
garage
Minimum landscape setbacks adjacent
to perimeter streets
3.2 SURROUNDING LAND USE
7,200 sq. ft.
60 ft.
28 ft.
2
20 ft.
25 ft.
5/10 ft.
10 ft. for existing recorded lots and
20 ft. for new lots
50%
1400 sq. ft.
10 ft. minimum at any point, 20ft
minimum average over entire
frontage
The Specific Plan is also compatible with the zoning on adjacent properties. The Zoning
Ordinance designations for the surrounding properties are RL (Low Density Residential) and
allow the identical densities (RL zoning, two (2) to four (4) units per acre) as are allowed on
the project parcels. Rather than develop the entire 18.5 acre area of Lot I with homes, the
Specific Plan will create two (2) premier estate home sites with a density in the "panhandle" (Lot
IofTTM30651,Fig.2-3) area ofthe Quarry Ranch subdivision ofone (1) dwelling unit per
9.25 acres. The surrounding land will remain in golf course use or in the current natural state.
To provide a context for project planning purposes the General Plan designations for properties
surrounding the Specific Plan area are shown in Table 1 below. Figure 3-1 provides a map
showing the configuration of the General Plan alignments in the area.
3-1
TABLE 3-1 - SURROUNDING LAND USES
DIRECTION/EXISTING
GENERAL PLAN
ZONING
LAND USE
NORTH/GOLF COURSE
G (GOLF)
RL (LOW DENSITY) AND
AND 3 LOTS WITH HOMES,
GC (GOLF COURSE)
THE QUARRY
SOUTH/UNDEVELOPED
LDR (LOW DENSITY
RL (LOW DENSITY
LAND, GREEN SPECIFIC
RESIDENTIAL) AND OS
RESIDENTIAL) AND OS
PLAN, APPROVED, 277
(OPEN SPACE)
(OPEN SPACE)
HOMES) AND THE SANTA
ROSA MOUNTAINS
EAST/UNDEVELOPED
LDR (LOW DENSITY
RL (LOW DENSITY
LAND
RESIDENTIAL)
RESIDENTIAL)
WEST/UNDEVELOPED
LDR (LOW DENSITY
RL (LOW DENSITY
LAND
RESIDENTIAL)
RESIDENTIAL
3.3 CIRCULATION PLAN
The traffic pattern previously approved in the Quant' subdivision will be utilized for this project.
Access will be via Quarry Lane onto Tom Fazio Lane South. Ingress and egress easements will
provide access to Parcels 1 and 2. The circulation pattern can be seen in Fig. 2-5.
3.4 UTILITIES
The ingress and egress easement path will also provide utility access. All utilities will be
underground and are readily available from their current underground location beneath Tom
Fazio Lane South.
3-2
General Plan
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Ranch
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SPECIFIC PLAN Quarry Ranch Specific Plan
4.0 DESIGN GUIDELINES
4.1. Architectural Guidelines
The Architectural Design Committee for the Quarry Ranch shall review and approve all building
designs and have each builder obtain written approval prior to the City issuing building permits.
The architectural design of the project, through the analysis of architectural style, scale, building
mass, materials, colors, architectural details, roof style and other architectural elements will be
compatible with the quality of design prevalent in the City.
Architecture
The architectural theme for The Quarry Ranch is described as "desert architecture" and may
include Spanish mission, southwest adobe, pueblo and other compatible styles.
Color
The predominant color of all structures should be limited to the spectrum of white, cream, tan,
sand, light brown, mauve, and other earth tones. Colors outside of this spectrum should be used
for minimal accents only.
Materials
Roofing materials should be limited to clay tile materials in barrel or shake type forms.
The predominant exterior building materials should be textured or smooth finish stucco. Wood,
tile and limited wrought iron should be used as accent materials as dictated by the applicable
architectural style.
4.2 Landscape Guidelines
The project landscaping will be designed 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.
The existing landscape concepts of The Quarryand The QuarryRetreat developments exhibit
a predominance ofpalm trees and high quality, professionally designed planting concept. Itis
the intent of the applicant to continue this quality landscaping pattern.
To provide guidance to landscaping design concepts, The QuarryRanch Specific Planwill use
the following native plant material palette as a general guide. Species in addition to those listed
below may be considered to provide diversity and flexibility in design, however, the plant
material in the list provided have been shown to be successful in the soils and climate conditions
prevalent in this area. Per Zoning Ordinance Sec. 9.140.040(H)(3)(b) plans will be provided
4-0
SPECIFIC PLAN Quarry Ranch Specific Plan
to preserve or reintroduce drought tolerant plants. Landscape and irrigation plans for
landscaped lots and perimeter areas shall be prepared by a licensed landscape architect. Please
refer to Table 4-1 for the plant material palette.
TABLE 4-1
RECOMMENDED PLANT MATERIAL PALETTE
BOTANICAL NAME
COMMON NAME
Brachychiton populneus
Note: Do not plant near pools and patios due to
debris.
Bottle Tree
Ceratonia siliqua
Carob
Cercidium microphyllum
Littleleaf Palo Verde
Cercidium proecox
Sonoran Palo Verde
Citrus
Ruby Red Grapefruit, Lemon, Lime, Naval and
Valencia Oranges
Jacaranda mimosifolia
Note: Do not plant near patios, driveways,
walkways or pools and spas due to debris.
Jacaranda
Rhus lancea
Note: Multi -trunk
African Sumac
Schinus Molle
Note: Do not plant near patios or pools and spas
due to debris. Allow adequate room for spreadin
roots.
California Pepper
Schinus terebinthefolius
Brazilian Pepper
Syagus romanzoffianum
Queen Palm
Washingtonia robusta
Mexican Fan Palm
4-1
SPECIFIC PLAN Quarry Ranch Specific Plan
RECOMMENDED PLANT MATERIAL PALETTE
BOTANICAL NAME
COMMON NAME
VINES AND GROUNDCOVER
Aptima
Red Apple
Note: Needs partial shade.
Bougainvillea - Shrub form
Barbara Karst
San Diego Red
Rosenka
Bougainvillea - ground cover
Raspberry Ice
Rosenka
Royal Purple
Calliandra tweedi
Pink Powder Puff
Carissa - groundcover
Boxwood Beauty
Green Carpet
Flower carpet
Rose Ground Cover
Gazania
Gazania
Note: Now comes in burgundy and rose shades as
well as the usual yellow and orange.
Hedera
Ivy
Note: Select varieties that can withstand heat in
shade or heat in direct sun.
Lantana
Lantana
Lonicera japonica halliana
Hall's Honeysuckle
Tecomaria capensis
Cape Honeysuckle
rTrachelospermum - staked or groundcover
Star Jasmine
4-2
1. SPECIFIC PLAN Quarry Ranch Specific Plan
RECOMMENDED PLANT MATERIAL PALETTE
BOTANICAL NAME
COMMON NAME
SHRUBS
Agapantha
Agapantha
Note: Blooms onace a year.
Buxus japonica
Green Beauty - Japanese Boxwood
Carissa
Natal Plum - Tuttlei
Chrysanthemum frutescens
Marguerite
Note: Short-lived perennial; shrub replacement
should be considered. Homeowners like green
foliage better than gray -green Euryops.
Euonymus japonica
Grandiflora Variegated
Ligustrum
Wax Leaf Privet
Photinia frazeri
Photinia
Pittosporum
Wheeler's Dwarf Variegated
Rhapiolepsis indica
Indian Hawthorne
Ballerina - Deep Pink
Indiana Princess - Light Pink
Rose
Simplicity
Note: Comes in red, pink and white and provides
year-long color. Can be trimmed into a hedge
4-3
5.0 SPECIAL STUDIESMILLSIDE CONSERVATION OVERLAY DISTRICT
5.1 SITE PLAN
The project site plan is shown in Fig. 5-1. The small knoll is the lowest (146 feet) in elevation
and the most northerly projection ofthe Santa Rosa Mountains in this immediate area, please
refer to Fig. 5-2 and Fig. 2-5. This low level toe of the mountain is almost entirely within the
Quarry Ranch subdivision area. Several other homes existing to the south ofthe Specific Plan
area are closer to the steeper, main mass portions ofthe Santa Rosa Mountains. There is also
the Green Specific Plan (277 homes, TPM 28617) approved to the south in the area between
the Santa Rosa Mountains and Lot I of TTM 30651. Please refer to Fig. 2-5.
The top ofthe ridgeline on Parcel I is 146 feet. The street frontage distance is a259 foot length
fronting on Tom Fazio Lane South which is at a seventy (70) foot elevation. The maximum
depth ofthe Parcel is 351 feet. The proposed pad height for the single familyresidence is at a
seventy-six (76) foot elevation. There is a seventy (70) foot elevation change to the top ofthe
ridgeline. These pad elevations, in conjunction with the maximum height allowed in the RL zone
of twenty-eight (28) feet, will ensure that the low ridgeline ofthe knoll will not be compromised.
The distance from the centerline ofthe road to the nearest point ofthe pad on Parcel l is ninety-
seven (97) feet.
The top ofthe knoll ridgeline on Parcel 2 is 108 feet. The street frontage distance is a 324 foot
length fronting on Tom Fazio Lane South which is at a 55.8 foot elevation. The maximum depth
of the parcel is 351 feet. Parcel 2 ofthe Specific Plan displays a proposed pad height for the
single family residence of seventy-seven (77) feet. The RL zone maximum height of twenty-eight
feet will provide protection for ridgeline views in that there is thirty-one (3 1) feet of elevation
change from the pad to the top ofthe ridgeline. The distance from the centerline ofthe road to
the nearest point of the pad on Parcel 2 is 134 feet.
Parcel l demonstrates a building pad elevation of seventy-six (76) feet and the Parcel l pad
elevation is at seventy-seven (77) feet. It is important to note that Tom Fazio Lane South,
directly in front of Parcels 1 and 2 ranges in elevation from 55.9 feet to seventy-three (73) feet.
The pad elevations are in fact just above the road elevation with road to pad height differentials
ranging from approximately three (3) feet to twenty-one (2 1) feet. Parcel l is 1.98 acres and
demonstrates an overall average slope through the center ofthe property perpendicular to Tom
Fazio Lane South of 9.41 %. Parcel 2 is 2.08 acres and demonstrates an overall average slope
of 13.99% as measured through the center ofthe property perpendicular to Tom Fazio Lane
South. Some portions of both parcels do exceed 20% slope thus the Specific Plan is requesting
the ability to develop in areas of 20% slope or greater.
5-0
Z/
CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SITE PLANIGRAnING PLAN OF PARCEE 1 AND 2
B£/NG A S!/BDMSION OF A PORTION OF THE NORTH HALF OF SECTION 29, TOWNSHIP 6 SOUTH, RANGE 7 £AST, SRW BE(MRDINO MSE AND MERIOM
PROPOSED E4SEMENr FOR W5RESS, EGRESS AND PUBLIC
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Figure 5-2
In analyzing anypotential viewshed impact to homes in the neighborhood an important fact to
take into consideration is that this small knoll does not affect the views of the steeply rising Santa
Rosa Mountains immediately to the south. This fact is demonstrated in Fig. 5-3 by observing
the marked ridgeline of the Specific Plan area. No portion of the proposed residential structure
will be visible above this ridgeline.
5-3
4
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5.2 GRADING PLAN
The conceptual gradingplan for the single familyhome pads associated with the Specific Plan
is demonstrated in Fig. 5-1. The slope percentages and the disturbed and undisturbed grade
percentages are available in Fig. 5-4. The total grading cut and fill quantities are shown in Fig.
5-5.
The final grading plan will demonstrate rounded slopes and varied slope preparation leading up
to the pad to simulate the natural hillside environment. The undisturbed portion of the slope is
intended to be designated as open space.
5.3 HYDROLOGY
The QuarryRanch site is composed of a rocky hillside covered with sparse brush. The hillside
slopes downward to the north at between 2% and 20%, the average being in the 10% range.
An existing storm drain inlet is located just west ofthe northwest comer ofParcel l and another
storm drain inlet is located in the northeasterly corner of Parcel 2.
The drainage inlets were designed as part of the overall hydrology study for The Quarry
subdivision. The drainage inlet near the northwest corner ofParcel l is comprised of a concrete
drop structure with a trash rack leading to a 6'x8' concrete box culvert. All flows west ofParcel
1 are intercepted by this culvert. No changes to the existing grading are to be made to the
contributing area for this storm drain.
The drainage inlet at the northeast corner of Parcel 2 is a concrete headwall with a 30" RCP
culvert. Because of its location and the surrounding topography, this inlet intercepts onlythose
flows from the hillside, approximately 6 acres, most of which is in Parcel l and Parcel 2. This
has not changed from the original hydrology study. A channel will be improved along the front
of the two parcels to capture and route the surface flows directly to the inlet. The channel shall
have side slopes of 2:1, a bottom width of 4 feet, a minimum depth of 4 feet and a lateral slope
of 5% (.o5ft/ft). The worksheet for the maximum capacity for this channel, labeled "Parcel l and
Parcel 2 Channel Capacity" shows that the total volume this channel can carry is over 1200
CFS. This is well in excess of the original hydrology reports Q100 of 19.1 CFS. Additionally,
the worksheet labeled "Parcel l and 2 Channel Water Depth", along with the accompanying
cross section, show that the maximum water depth that can be expected from the design Q 100
storm is 0.48 feet.
In addition, a worksheet entitled "Depth Curve Parcel l and 2 Channel" shows a depth curve
for flows ranging from 0 to 100 CFS. It should be noted that even at flows over three times the
design Q100 storm, the channel still maintains a minimum of 3 feet of freeboard.The basic flow
patterns have not been altered. No new areas have been graded to drain into either storm drain
system; Tables 5-1, 5-2, 5-3, and 5-4, immediately following, demonstrate the hydrology
analysis. Figures 5-6 and 5-7 show the existing drainage improvements at the site.
5-5
TABLE 5-1
Parcel 1 and Parcel 2 Channel Capacity
Worksheet for Trapezoidal Channel"
. Project Description
Project File c:lhaestadlfmwXquary1-.fm2
Worksheet' Quarry Ranch - Parcel 1 and Parcel 2
Flow.Element Trapezoidal Channel
Method Manning's Formula
Solve For Discharge
i
Input Data
Mannings Coefficient
0.022
Channel Slope
0.050000 fttft
Depth.
4.00 ft
Left Side Slope
2.000000 H: V
Right Side Slope
2.000000 H: V
Bottom Width
4.00 ft
Results
Discharge
1,223.62
cis
Flow Area
48:00.
ft'
Wetted Perimeter
21.89
ft
Top Width
20.00
ft
Critical Depth
6.55'-
ft
Critical Slope
0.005189 ftfft
Velocity
25.49
ft/s
Velocity Head_
10.10
. ft
Specific Energy
14.10
. ft
Fronde Number
2.90
Flow is supercritical.
5-G
0
TABLE 5-2
Parcel 1 and 2 Channel Water Depth
Worksheet'for Trapezoidal Channel
Project Description
0.48
_
Project File
untitled.fm2
Worksheet
Quarry Ranch - Parcel 1 and Parcel 2
Flow Element
Trapezoidal Channel
Method
Manning's Formula
Solve For
Channel Depth
Input Data
0.48
Mannings Coefficient
0.022
Channel Slope
0.050000 ft/ft
Left Side Slope
2.000000 H : V
Right Side Slope
2.000000 H : V
Bottom Width
4.00 ft
Discharge
19.10 cfs
Results
Depth
0.48
ft
Flow Area
2.38
ftZ
Wetted Perimeter
6.15
ft
Top Width
5.92
ft
Critical Depth
0.78
ft
Criticbl Slope
0.008905 ft/ft
Velocity
8.02
ftfs
Velocity Head
1.00
ft
Specific Energy
1.48
ft
Froude Number_
2.23
Flow, is supercritical.
5-7
TABLE 5-3
Cross Section Parcel 1 and 2 Channel
Cross Section for Trapezoidal Channel
Project Description
0.022
Project File
untitled.fm2
Worksheet
Quarry Ranch - Parcel 1 and Parcel 2
Flow Element
Trapezoidal Channel
Method
Manning's Formula
Solve For
Channel Depth
Section Data
Mannings Coefficient
0.022
Channel Slope
0.050000 ft/ft
Depth , , '
0.48 ft
Left Side Slope
2.000000 H: V
Right Side Slope
2.000000 H : V
Bottom Width
4.00 ft
Discharge
19.10 ds
0.48 ft
1
4.00 ft v
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0.4
0.3
0.2-
0.0
.2 0.0 20.0 40.0 60.0 80.0 100.0
Discharge (cfs)
5-9
TABLE 5-4
Depth Curve Parcel 1 and 2 Channel
Plotted Curves for Trapezoidal Channel
Project Description
Project File
untitled.fm2
Worksheet
Quarry Ranch - Parcel 1 and Parcel 2
Flow Element
Trapezoidal Channel
Method
Manning's Formula
Solve For
Channel Depth
Constant Data
Mannings Coefficient 0.022
Channel Slope
0.050000 ft/ft
Left Side Slope
2.000000 H : V
Right Side Slope
'2.000000 H : V
Bottom Width
4.00 ft
Input Data
Minimum Maximum Increment
Discharge 0.00 100.00 5.00 ds
Channel Depth vs Discharge
1.2
1.1
1.0
0.9
C 0.8 -
CL
00.7
C
c .
t 0.6
U
0.5
0.4
0.3
0.2-
0.0
.2 0.0 20.0 40.0 60.0 80.0 100.0
Discharge (cfs)
5-9
i
CITY OF LA QUINTA, COUNTY OF Ft1VERSI1:)E, STATE OF CAL1f=0RNIA
SLOPE STUDY PA]fDX CCE]L I AND 2 OF Q UARR Y RANCH SPECIFIC PLAN
SLING A SUBDIOSION OF A PORTION OF THE NORTH HALF OF SECTION 29, TOWNSHIP 6 SOUTH, RANGE
7 EAST, SAN BERNARDINO BASE AND MERIDIAN
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PARCELS 1 AND 2
1
TOTAL AREA AND .RANGE
OWNER /APPLICANT: ENGINEER MAP PREPARE-: BENCH MARK: LAND USE A.P.N.
BASIS OF BEARING:
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1
TOTAL AREA AND .RANGE
Range Beg. Range End Area S.F.
-1,883.67
Range Beg. Range End Area S.F.
Percent Color
0.00 10.00 29,9D7.88
17
10.00 20.00 54,826.53
31.4
20.00 > 20.00 91,946.26
51.6 Gi
PARCELS 1 AND 2
1
TOTAL UNDISTRUBED AREA AND RANGE
Range Beg. Range End Area S.F.
-1,883.67
Percent Color
OM 10.00
3.5
10.00 20.00 17,378.71
32.7
20.00 > 20.00 33,529.17
63.8
PARCELS 1 AND 2
TOTAL DISTRUBED AREA AND RANGE
Range Beg. Range End Area S.F. Percent Color
0.00 10,00 28 024,22 23.
10.00 20,00 37,177.29 30.3
20.00 > 20.00 58,417.09 46.7 U
PARCELS 1
1
TOTAL AREA AND RANGE
Range Beg. Range End
Range Beg. Range End Area S.F.
Percent Color
0,00 10.00 18,513.15
21,5
10,00 20.00 38,995.83
45.3
20.00 > 20.00 28,548.41
33.2 !`I
PARCELS 1
1
TOTAL UNDISTRUBED AREA AND RANGE 11
Range Beg. Range End
Area S.F. Percent Color
0.00 10.00
1 677..1 6.2 _
10.00 20.00
14.040.19 52.7
20.00 '> 20.00
10,901.03 41.1 1,
PARCELS 1
TOTAL DISTRUBED AREA AND RANGE
Range Beg. Range End Area S.F. Percent Color
0.00 10.00 16.535.19 28.5
10.00 20.00 24,685.11 41.3
20.00 > 20.00 17,647.38 30.2 IM
PARCELS 2
1
TOTAL AREA AND RANGE
Range Beg. Range End Area S.F.
Range Beg. Range End Area S.F.
Percent Color
0.00 10.00 11,394.73
21.5
10.00 20.00 15,830.70
17,5
20.00 > 2000. 63,397.85
70.0 F
PARCELS 21
1
TOTAL UNDISTRUBED AREA AND RANGE
Range Beg. Range End Area S.F.
Percent Calor
0.00 10.00 205.71
0.8
10.00 20.00 3,338.52
12.7
20,00 > 20.00 22,628-14
86.5 64
PARCELS 2
TOTAL DISTRUBED AREA AND RANGE
Range Beg. Range End Areo S.F.
Percent Color
o.Do
10.00
1, 189-03
47.5
10.00
20.00
12 492.18
19,3
20.p0
> 20.00
40.769.71
63.2
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Site Volume Table: Unadjusted
Cut Fill Net
Yl Site Stratum Surf 1 . Surf2 yards yards yards Methoc
par12 par12 e3371 par12 21.864.79
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j' 5.4 GEOLOGY, SOILS, SEISMIC AND ENGINEERING ANALYSIS
The geotechnical study has determined that the area can be built upon safely using the
specifically recommended engineering.
5.5 MONITORING PROGRAM PER CEQA STANDARDS
Municipal Code Sec. 9.140.040 (H)(3)(c) requires a monitoring program for the preservation
of open spaces when hillside development occurs. It should be noted that Municipal Code Sec.
9.210.020 (J) allows for the CUP approval to provide ongoing review authority for the Planning
Commission or City Council to modify or revoke the CUP. Additional conditions that constitute
the mitigation monitoring program per CEQA standards are as follows.
1. Require a licensed engineer to supervise the actual grading of the sites.
2. All undisturbed land on the two (2) Specific Plan Parcels shall be designated
as open space per conditions of approval.
3. The appearance ofthe natural hill shall be restored as feasibilitypermits by the
use of boulders and/or landscaping with an emphasis on native landscaping.
5.6 VIEWSHED STUDY
The viewshed study is comprised ofthe depiction ofthe ridgeline above the slope where the
Specific Planproposes the residential project (Fig. 5-4). No portion ofthe proposed residential
construction will be visible above the ridgeline. Additionally, Figs.5-8 and 5-9 demonstrate line
of site perspectives in conjunction with cross section perspectives of each parcel's pad position.
The view impact will be minimal in relation to the massive scope ofthe Santa Rosa Mountains
and in recognition of the fact that the pads are only slightly above Tom Fazio Lane South.
NOTE: Thegeology/engineering, biology and archeology special studies associated with
this Specific Plan are evaluated by the City of La Quinta Planning Staff per CEQA
standards.
5-14
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SIGHT LINE EXHIBIT: VIEW 1
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SECTION 1
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view �.
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0' 400' 800' 1200' 1600' 2000' 2400' 2800'
HORIZONTAL SCALE 1 "=400'
VERTICAL SCALE 1 "=100'
3200' 3600' 4000'
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0' 400' 800' 1200' 1600' 2000' 2400' 2800'
HORIZONTAL SCALE 1 "=400'
VERTICAL SCALE 1 "=100'
3200' 3600' 4000'
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200'
140'
80'
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QUARRY RANCH
SIGHT LINE EXHIBIT: VIEW 2
0' 400' 800' 1200' 1600' 2000' 2400' 2800'
HORIZONTAL SCALE 1'1=400'
VERTICAL SCALE 1 "=100'
3200' 3600' 4000'
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QUARRY 1�J
PRO tVE
LOCATION
VICINITY MAR
NTS
-10.00
GROUP QR1
SECTION 2
200'
140'
80'
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QUARRY RANCH
SIGHT LINE EXHIBIT: VIEW 2
0' 400' 800' 1200' 1600' 2000' 2400' 2800'
HORIZONTAL SCALE 1'1=400'
VERTICAL SCALE 1 "=100'
3200' 3600' 4000'
The Keith Companies C
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