SP 2001-055 Centre Pointe (2002)Specific Plan
City of La Quinta
February 2002
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Specific Plan
City of La Quinta
February 2002
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Prepared By:
Rosenow Spevacek Group, Inc.
Studio E Architects
Specific Plan
City of La Quinta
1.0 Overview......................................................................1
1.1 Introduction & Purpose...................................................1
1.2 Enabling Legislation........................................................1
1.3 The Property..................................................................... 2
1.4 The Ownership................................................................. 2
1.5 Development Vision.........................................................2
2.0 Design Guidelines........................................................3
2.1 Land Use............................................................................3
2.1.1 Land Use Plan...................................................................... 3
2.1.2 Zoning and Development Standards... ................................. 4
2.1.2.1 Land Use Area 1 ........................................................... 5
2.1.2.2 Land Use Area 11 .......................................................... 6
2.1.2.3 Land Use Arealll......................................................... 7
2.2 Site Concept......................................................................7
2.3 Architectural Character...................................................8
2.3.1 Resort Uses.......................................................................... 9
2.3.2 Residential Uses................................................................... 9
2.4 Landscape.......................................................................10
2.4.1 Landscape Concept............................................................10
2.4.2 Streetscape Concept..........................................................11
2.4.2.1 Washington Street and Miles Avenue Tree Design.. 11
2.4.2.2 Seeley Drive Tree Design .......................................... 11
SPECIFIC PLAN
CITY OF LA QUINTA
2.4.2.3 Development Entries at Washington Street and
Miles Avenue. ........... ........ ..............
12
2.4.3
Parking Areas..................................,..................................12
2.4.4
Minimum Landscaping Guidelines.....................................12
2.5
Art in Public Places........................................................13
2.6
Sustainability Guidelines..............................................13
3.0
Development Plan....................................................13
3.1
Circulation.......................................................................13
3.1.1
Off -Site Improvements........................................................14
3.1.2
On -Site Improvements........................................................14
3.2
Grading Plan...................................................................14
3.2.1
Wind & Erosion Control......................................................15
3.2.2
SWPPP/NPDES/PM10.... ...................................................
15
3.3
Drainage and Flood Control..........................................15
3.3.1
Temporary Measures.........................................................15
3.3.2
Permanent Measures.........................................................16
3.4
Utilities..............................................................................16
3.4.1
Sewer Plan..........................................................................16
3.4.2
Water Plan...........................................................................17
3.4.3
Electrical Plan......................................................................17
3.4.4
Other Utilities.......................................................................17
3.4.4.1 Natural Gas................................................................
17
3.4.4.2 Telephone ................................................ ............. ....
17
3.4.4.3 Cable Television.........................................................
17
3.5
Phasing..........................................................................18
SPECIFIC PLAN
CITY OF LA QUINTA
Appendix A: General Plan Policies.................................19
LandUse Element..............................................................................19
CirculationElement............................................................................20
Park and Recreation Element...........................................................24
Environmental Conservation Element.............................................25
Infrastructure and Public Services Element...................................26
Environmental Hazards Element......................................................28
HousingElement................................................................................28
Exhibits
Exhibit A Aerial Photograph
Exhibit B Site Concept
Exhibit C Architectural Reference Material
Exhibit D Landscape Plan
Exhibit E Plant Palette
Exhibit F Grading Plan
Exhibit G Grading Cross Sections
Exhibit H Street Cross Sections
Exhibit I Drainage/Flood Control Diagram
Exhibit J Sewer Service Plan
Exhibit K Water Service Plan
Specific Plan
City of La Quinta
1.1 Introduction & Purpose
The Specific Plan establishes the philosophy and guidelines for the
development of the property located at the southeast corner of Miles
Avenue and Washington Street in the City of La Quinta. The guidelines
presented within this document are in accordance with the established
City's Zoning Code and General Plan, reflect the quality and design
desired at the site and conform to the City's overall goal of preserving,
maintaining and enhancing the high quality of life La Quinta residents
enjoy. Although the Plan is designed to ensure the quality of the
development, it also provides a degree of flexibility to allow future
development to respond to the changes in society and the economic
marketplace of the region which will inevitably occur over the build out
period. In cases where the zoning and development regulation is
nonspecific within the document, the zoning and development regulation is
guided by the City of La Quinta Zoning ordinance in effect at the time.
1.2 Enabling Legislation
• The authority to prepare, adopt, and implement the Specific Plan is
granted to the City of La Quinta by the California Government Code
(Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through
65457).
• As with General Plans, the Planning Commission must hold a
public hearing before it can recommend to the City Council the
adoption of a Specific Plan or an amendment thereto. The City
Council of La Quinta may adopt a Specific Plan and/or amendment
to the Specific Plan by either ordinance or resolution.
The Specific Plan is a regulatory document that, once adopted, will
amend the Zoning Ordinance, and serve as the Development Code
for the Development Site. Upon completion of the Specific Plan
adoption process, future development must be consistent with the
Specific Plan and amendments thereto.
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SPECIFIC PLAN
CITY OF LA QUINTA
1.3 The Property
Main access to La Quinta is achieved by traveling south on Washington
Street from Interstate 10. The approximate 50 -acre subject property is
situated at the southeast corner of Miles Avenue and Washington Street, a
major entry point to the City. The property is bound by the Coachella
Valley Stormwater Channel to the south, the Del Oro subdivision and
vacant residential land to the north and the Inco Century single-family
subdivision to the east. The vacant desert land is surrounded by
uninterrupted views of the Santa Rosa Coral Reef Mountains and the Little
San Bernardino Mountain Range. An aerial photo of the property is
provided in Exhibit A.
1.4 The Ownership
The subject property, consisting of parcel numbers 604-04-12, 604-04-13,
604-04-23 and 604-04-37, is owned by La Quinta Redevelopment
Agency.
1.5 Development Vision
The City has envisioned a development that would welcome incoming
tourists, residents and passer-bys into the community of La Quinta. The
site serves as the "front door" to the community and should be considered
a location that defines the character of La Quinta. The landscape,
architecture, design and integrity should reflect the pride and history of the
community and shall be developed with the utmost quality and creativity.
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CITY OF LA QUINTA
The design guidelines and development plan described in this document
sets the stage for the development of the following:
• A commercial component consisting of resort style hotels,
timeshares, condominium -hotels, up -scale restaurants serving the
residents of the community and the guests of the resorts and
commercial/retail uses.
• A residential component consisting of townhomes, single-family
residential homes and a neighborhood park.
2.1 Land Use
2.1.1 Land Use Plan
The property is currently divided into two land use categories: Park and
High Density Residential as depicted in the figure below:
Approval of the Specific Plan would change the current land use to contain
approximately 22 acres of Tourist Commercial, 20 acres of Medium
Density Residential allowing between 4 and 8 dwelling units per acre, 5
acres of Park and a 1 acre well site. The figure below presents the revised
land use for the development:
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2.1.2 Zoning and Development Standards
SPECIFIC PLAN
CITY OF LA QUINTA
til Lif
The following section establishes the zoning and development standards
for the three land use areas within the development. These standards
shall guide design and development of the landscape, architecture and
site within the development area. Land Use Areas 1 through 3 are
illustrated in the following figure:
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2.1.2.1 Land Use Area I
The permitted land uses and development standards for the 22 -acre Land
Use Area I are designated as Tourist Commercial (CT) on the Land Use
Plan.
A. Purpose. To provide for the development and regulation of a narrow
range of specialized commercial uses oriented to tourist and resort
activity. Representative land uses include destination resort hotels,
timeshares, condominium -hotels, eating and drinking establishments
and accessory commercial/retail shops and office space.
B. Permitted Uses. The following uses are permitted in the TC Zoning
District of this Specific Plan, pursuant to the procedures set forth in
Section 9.80.050 of the La Quinta Zoning Ordinance and as set forth
herein.
1. Resort style hotel with up to three stories, including pool, tennis
courts and other hotel amenities.
2. Resort style condominium -hotel', up to three stories, including
pool, tennis courts and other hotel amenities.
3. Timeshare with a conditional use permit (CUP).
4. Restaurant uses, with the exception of fast food or drive-
through facilities.
'Condominium -hotels are whole -ownership condominiums purchased as vacation
units or second homes. When vacant, the condominiums are under the
management of a hotel and are rented on a nightly or weekly basis.
TOURIST COMMERCIAL DEVELOPMENT STANDARDS
Minimum — Maximum building site (acres)
up to 50
Maximum building height (ft.)
40
Maximum number of stories
3
Minimum perimeter building/landscape setback (in ft.)
from Washington Street
20
Minimum perimeter building/landscape setback (in ft.)
from Miles Avenue
20
Minimum perimeter building/landscape setback (in ft.)
from residential districts
50/15
Parking (Resort)
1.5/room
Parking (Commercial/Retail)
1/250 sq. ft.
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2.1.2.2 Land Use Area II
The permitted land uses and development standards for the 20 -acre Land
Use Area II are designated as Medium Density Residential (RM) on the
Land Use Plan.
A. Purpose. To provide for the development and preservation of medium
density neighborhoods consisting of up to 90 single-family detached
dwellings on medium and small size lots and/or developments with
clustered smaller dwellings, such as single-family attached townhome
or multifamily dwellings, with open space.
B. Permitted Uses. The following uses are permitted in the RM Zoning
District of this Specific Plan, pursuant to the procedures set forth in
Section 9.30.050 of the La Quinta Zoning Ordinance and as set forth
herein.
1. Attached dwelling units.
2. Detached dwelling units.
3. Tourist oriented, fractional ownership resort casitas (up to 10
units, all collecting Transient Occupancy Tax).
MEDIUM DENSITY RESIDENTIAL (RM) DEVELOPMENT STANDARDS
DETACHED DWELLING UNITS
Maximum number of units
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 for single-family detached
excluding garage
*For no less than 30% of the units.
up to 90
7,200 sq. ft.
60 ft.
28 ft.
2
20 ft.
25 ft.
5/10 ft.
20 ft.
60%
1200 sq. ft.*
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2.2
SPECIFIC PLAN
CITY OF LA QUINTA
ATTACHED DWELLING UNITS/RESORT CASITAS
Maximum number of units
up to 67
Maximum structure height
28 ft.
Maximum number of stories
2
Interior street building/landscape setback
20 ft.
Minimum front yard setback
20 ft.
Minimum livable floor area
1000 sq. ft.
Minimum common open area
30%
Minimum perimeter building/landscape setback
from Tourist Commercial District (resort casitas)
20 ft.
Minimum perimeter building/landscape setback
from Tourist Commercial District (attached dwelling units)
0 ft.
Parking (resort casitas)
1/bedroom
Parking (attached dwelling units)
1/250 sq. ft.
of living
space
2.1.2.3 Land Use Area III
The permitted land uses and development standards for the 5 -acre Land
Use Area III are designated as Parks and Recreation (PR) on the Land
Use Plan.
A. Purpose. To provide for the development and preservation of a
neighborhood park.
B. Permitted Uses. The following uses are permitted in the PR Zoning
District with approval of this Specific Plan, pursuant to the procedures
set forth in Section 9.120.020 of the La Quinta Zoning Ordinance and
as set forth herein.
1. Open Space
2. Public parks and passive recreation facilities
3. Playfields, unlighted
4. Restrooms
5. Park
Site Concept
The Site Concept is presented in Exhibit B of this document. As the
gateway to the City of La Quinta, the architectural and landscape design of
the site will be developed to enhance the qualities of the City. The
intersection corner of Miles and Washington, due to its prominent location,
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SPECIFIC PLAN
CITY OF LA QUINTA
will be monumentally landscaped to create a sense of arrival to the site
and landscaping along the streets will respond to the existing boulevard
character. A landscape buffer will be designed to mitigate traffic noise and
will be oriented to preserve views of distant mountains. Sloping berms at
a maximum height of 4' from curb height will be planted in layers to restrict
the views of parking areas from surrounding streets.
Within the site, Seeley Street will be lined by entrances in the residential
component and by storefronts in the commercial component. The broad,
pedestrian -scaled character of the street will run through the site, and will
feed into plaza turnarounds at the resort and restaurants. In the residential
area, broadened sidewalks behind parkway planting will be considered an
extension of and provide access to the neighborhood park. The
pedestrian -accessible park will serve as green space for the residents.
2.3 Architectural Character
The buildings constructed on the site should maintain a consistent theme
carried out by quality materials and imaginative design consistent with the
existing character of La Quinta. Building design shall be unique to the site
in that the configuration should take advantage of and preserve
surrounding vistas. Additional reference material is provided in Exhibit C
of this document. Other salient characteristics of the architectural
character are:
• The use of simple plaster masses with deep punched openings,
arched entryways, and shading elements.
• Horizontal and vertical building offsets to create articulated breaks
and visual relief.
• Wood detailing, tile work, and vivid colors at key places along
broad plaster masses.
Building integration
architecture appears
landscape.
with indigenous landscaping, such that the
as an extension and outgrowth of the
• Strategic orientation and configuration of buildings and shading
elements to passively heat and cool spaces.
• False roofs are prohibited. Flat roofs may be used in combination
with other roof forms.
The simple yet strong architectural vocabulary for the development should
rely on strategically placed key details and the careful selection of
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SPECIFIC PLAN
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landscape materials. The details employed include arcades, balconies
deeply recessed openings, low walls, wood detailing and awnings.
2.3.1 Resort Uses
• The following architectural elements should be incorporated in
order to increase building articulation and reduce the scale of the
three-story hotels:
o Elements such as awnings, balconies roof overhangs, or
trellises that protrude from building elevations.
o Varying roof plate heights that create a layered or staggered
roofline.
o Elements such as arcades or balconies that "step" in plan and
elevation, creating shadow and depth.
• Entries should be articulated with larger openings in the facade,
richer building materials and colors, and arcades or portals.
• Entry plazas and courtyards should include shading elements such
as trellises and landscaping.
2.3.2 Residential Uses
The design of the residential component shall incorporate elements that
respond to the climate of La Quinta. Such design features include patios,
balconies, courtyards, arcades, plazas and paseos. Extended roof
overhangs shall be incorporated into building design to provide additional
shade. Overall design of the residential component shall incorporate the
following guidelines:
• Architectural design shall be unique in character, but consistent
with surrounding area.
• Orientation of structures should consider the climate of the area.
• Housing edges should maximize view potential and access to
natural open areas.
• Porches and balconies should be designed to promote social
interaction among community residents and should be an integral
component of the buildings architectural style.
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• Mechanical elements of the building shall be screened from view
by walls, fences or landscaping.
• Varying house configurations is encouraged to promote variety in
the street scene.
• Streets shall be curvilinear.
2.4 Landscape
Overall development identity and character is defined and enhanced by
the continuity of landscape materials along publicly visible areas.
Individual parcel identity can be established through variations in
landscaping at major entry points, along smaller streets within the
development, and within individual parcel open space areas. Exhibits D 1-
6 provide general guidance for the development of a final landscape plan
for the development.
2.4.1 Landscape Concept
The landscape architectural theme for the development is to create an
identifiable "signature" landscape character for the development.
Landscaping is subject to the City of La Quinta water efficient landscape
ordinance. Additional guidelines within this document are intended to
achieve the following goals:
• Create a signature landscape theme defining the character of La
Quinta
• Enhance major views by landscape treatment
• Utilize drought tolerant landscape
• Create hierarchy of theme signage from monumental entrance to
individual parcel identity.
• Create focal points
• Utilize tree massing to screen the rear and sides of outdoor
industrial uses
• Strategically clusters dense landscaping to serve as wind barriers.
The landscape concept shall consist of three zones to maximize water
efficiency as well as to keep maintenance at a minimum. The three zones
are as follows:
• Water Efficient `Drip Zone' — These areas will receive the least
amount of use (e.g., median islands, parking islands, etc.).
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Plantings in this zone will consist of drought tolerant low shrubs,
ground covers and desert trees. Crushed 'fines' rock and large
boulders can be used in addition to ground covers. The irrigation
system will be drip. (See Exhibit D-1)
• Transitional Landscape Zone — These areas will bridge the gap
between zone 1 and zone 3 and generally be seen along the street
frontages. Medium shrubs, canopy trees and a limited amount of
turf will be used. Turf areas should be irrigated with short flat spray
heads that have short radii to reduce the amount of over spray and
resulting damage to adjacent hardscape. (See Exhibit D-1)
• Building Entry Zone — These areas will be located at building
entries, courtyards or other recreational facilities that will receive
maximum use. Ground covers, shrubs and trees with more
abundant foliage will be used to create a cooler, quieter
environment for the users of these spaces. (See Exhibit D-1)
2.4.2 Streetscape Concept
The streetscape concept is the primary landscape influence for the
development and is intended to unify the development. The streetscape
components consist of meandering sidewalks, identifying street tree
patterns, and a bermed edge accented with shrubs, ground covers and
rock. Turf areas will be located at intersections where ample space is
provided. Shrubs will be used as a screen where necessary. Root
barriers for trees shall be used for any tree that is located closer than 6'
from adjacent hardscape.
2.4.2.1 Washington Street and Miles Avenue Tree Design
The dominant tree along Miles Avenue shall be Prosopis Alba (Thornless
Mesquite) planted in informal clusters to follow the meandering walk
approximately 50 ft. intervals. The trees should be accented by clusters of
Washingtonia filifera (California fan palm). Date palms should be
incorporated at significant development entry drives. Washingtonia
robusta (Mexican fan palm) can be used outside right-of-ways to
accentuate buildings or other site enhancements. Landscape lighting may
occur at specimen plants or to accent clusters.
2.4.2.2 Seeley_ Drive Tree Design
Seeley Drive should be planted with Tipuana Tips (Tipu Tree) to lineate
the road. Washington filifera (California fan palm) shall be used to accent
major parcel entries. Significant specimen plants will be accented with
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SPECIFIC PLAN
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uplighting. To supplement this pattern, other species of trees can be used
on site. Please refer to the plant palette (See Exhibit E).
2.4.2.3 Development Entries at Washington Street and Miles Avenue
Development entries at Washington Street and Miles Avenue shall
continue the Date Palm theme from the development entries as
mentioned above. Date palms shall be spaced formally at 25' intervals
along the center median. Along either side of the street, Date Palms will
occur at 25' intervals and be placed to follow the contour of the
meandering sidewalk. (See Exhibit D-2, 3).
2.4.3 Parking Areas
Parking area landscaping shall be designed to accomplish the following:
• Provide shading
• Serve as a visual barrier from Miles Avenue, Washington Street
and Seeley Drive.
Landscaped islands shall be provided at the ends of stall rows to break up
parking areas by creating a series of smaller parking pockets. Parking
pockets shall be distributed at a minimum of one per 10 parking stalls and
should provide a minimum of 10' landscaped width to allow planting and
mounding. The landscaped islands shall be a minimum of 9' wide
providing a minimum of 6' wide landscape space. Islands shall contain
large canopy trees to provide shade.
Parking lots shall have 24" box trees (2"-3" Caliper) whose placement shall
be such that the mature tree spread will shade fifty percent (50%) of the
parking stall area with tree canopies within 15 years.
Along Miles Avenue and Washington Street, parking must be screened
with a block wall and/or berm (3:1 slope maximum, height of 4' from curb
height) with adequate landscaping planted between the property line and
the paved parking areas. Shrubs should partially screen cars and aisles,
transforming vast parking lots into a series of smaller alcoves. (See
Exhibit D-5).
2.4.4 Minimum Landscaping Guidelines
These development regulations are meant to meet the City of La Quinta
water efficient landscape ordinance and to define an appropriate plant
palette that will reinforce the unique identity of the development, yet
provide flexibility and diversity in planting design.
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SPECIFIC PLAN
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• A limited selection of plant materials used in simple, significant
compositions is encouraged. Planting design should be compatible
with and compliment adjacent plantings, reinforcing and enhancing
the individual architecture and design of the site.
The materials on the Plant Palette (See Exhibit E) have been
selected for their contribution to the development theme, their
adaptability to climatic and soil conditions and with respect for long
term cost effective maintenance.
Detailed landscape and irrigation plans are to be prepared by a
landscape architect licensed in the State of California for each
individual component of the development. The landscape plans
are to be submitted to the City for review. All landscape areas are
to be served by a permanent automatic underground irrigation
system.
2.5 Art in Public Places
Fees generated for the development of this site shall be utilized to provide
public art in Land Use Area I. In lieu fees will not serve as a substitute for
public art.
2.6 Sustainability Guidelines
In response to the recent California energy crisis the City is taking a
proactive role in development by ensuring that energy efficiency standards
will be incorporated into this Specific Plan. An energy efficiency plan shall
be submitted to the City for approval and shall include the following
aspects: orientation, shading, solar paneling and energy efficient products.
3.1 Circulation
The circulation system for the Specific Plan conforms to the requirements
of the City of La Quinta General Plan — Circulation element by providing a
hierarchy of vehicular traffic -ways with pedestrian -ways segregated within
the plan area. A detailed discussion of the technical issues of traffic
impact analysis is presented in a site specific report prepared by Urban
Crossroads.
The following guidelines shall be implemented to provide a hierarchy of
travel options to residents and guests within the development:
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SPECIFIC PLAN
CITY OF LA QUINTA
Construct internal roadways that provide a safe route for
development ingress and egress to both commercial and
residential areas.
• Construct bike paths connecting with the system of bike paths
outside the development area consistent with the architectural
theme and landscape character.
• Construct pedestrian meandering walkways connecting
commercial, residential areas with surrounding sidewalks.
Walkways shall blend with the surrounding landscape character
and provide interconnectivity within the development.
3.1.1 Off -Site Improvements
The development shall contribute towards a citywide roadway and
traffic signal improvement program as a result of infrastructure
development fees for the City of La Quinta. These fees shall be
paid at the building permit stage of development.
3.1.2 On -Site Improvements
• Construct Seeley Drive from Washington Street to Miles Avenue at
its ultimate width as a local street in conjunction with development.
• Sight distance at the development entrance should be reviewed
with respect to standard Caltrans/City of La Quinta sight distance
standards at the time of preparation of final grading, landscape and
street improvement plans.
• Traffic signaling/striping at Miles Avenue and Seeley Drive should
be implemented when warranted in conjunction with detailed
construction plans for the development site and shall be financed
100% by resort developer.
• The Public Works Department shall consider the option to install a
left turn pocket for southbound Seeley Drive.
3.2 Grading Plan
Exhibit F depicts the Preliminary Grading Plan for the development. The
grading plan identifies proposed land uses within the site boundary,
preliminary pad locations and elevations, contours, and basin locations. It
is intended to convey the potential to develop buildable parcels on the
subject property, based on a conceptual site plan. It may also be used as
a guide for the development of a rough grading plan.
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3.3
SPECIFIC PLAN
CITY OF LA QUINTA
The existing terrain consists of small, undulating sand dunes. The
elevation difference from the high point (intersection of Washington and
Miles) to the low point (C.V.W.D. access road along the Coachella Valley
Stormwater Channel) is approximately forty-two feet. Landscape setbacks
and graded slopes will be required along both Washington Street and
Miles Avenue (refer to development standards). The proposed finish
grade elevations near the existing single-family residential development
are within one to three feet of existing grades. It is anticipated that the site
will be rough -graded in one operation, with extensive export operations
required. Site Cross Sections are shown in Exhibit G. Street Cross
Sections are shown in Exhibit H.
3.2.1 Wind & Erosion Control
The Coachella Valley experiences periods of moderate; to high wind
conditions. Therefore, wind blown dust and sand are a concern during
local grading operations. The South Coast Air Quality Management
District and the Environmental Protection Agency have instituted a plan in
the Coachella Valley to reduce excess PM 10 (small particle dust). These
provisions must be adhered to during grading operations.
3.2.2 SWPPP/NPDES/PM10
The provisions of the National Pollutant Discharge Elimination System
(NPDES) apply to construction projects over 5 acres in size. Since the
development site is over 40 acres, a Notice of Intent (N.O.I.) and NPDES
permit containing a Best Management Practices Plan must be
filed/prepared. Furthermore, a Stormwater Pollution Prevention Plan
(SWPPP) must also be prepared for the development and submitted to
the City of La Quinta.
Drainage and Flood Control
The Drainage Plan for the site is shown in Exhibit I. The following
guidelines shall be used to implement a sufficient drainage and flood
control plan.
3.3.1 Temporary Measures
The drainage plan proposes to temporarily direct surface runoff via graded
swales to two retention basins during the development of the site. The
large retention basin in the southeast corner of the site is part of the
interim drainage plan. This basin should be utilized until the development
of the proposed single-family residential area. Ultimate Drainage facilities
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SPECIFIC PLAN
CITY OF LA QUINTA
sufficient to handle each phase of development must be constructed
during the appropriate phase. These facilities would likely consist of
combination inlets/drywells connected to a pipe system that outlets
through the Coachella Valley Stormwater Channel wall. With the drywells
sized appropriately, this type of system eliminates nuisance flow
discharges to the channel, provides an emergency overflow through the
channel wall and eliminates surface runoff over the channel wall. Due to
the phasing of the development, reciprocal drainage agreements may be
necessary.
3.3.2 Permanent Measures
The large basin in the southeast corner of the site captures the majority of
the site runoff. The tributary area for this basin is approximately 39.1
acres. The basin depth is six feet with a storage capacity of 146,000 cubic
feet. The basin capacity is adequate for the 100 -year storm. The park
basin depth is one foot, with a storage capacity of approximately 60,000
cubic feet. The tributary area for the park basin is 3.3 acres. The park
basin storage capacity is also adequate for the 100 -year storm. The
proposed park area is also a retention basin and is part of the ultimate
storm drain facilities.
3.4 Utilities
The infrastructure that will serve the development is described below and
is designed to provide a coordinated system of infrastructure and public
services to adequately serve the plan area at full build out. The
infrastructure and utilities plan identifies standards relative to land use for
the plan area and establishes the infrastructure and public service policies.
3.4.1 Sewer Plan
The development is located within the jurisdiction of the Coachella Valley
Water District (CVWD) for sewer service. As shown in Exhibit J, an
existing 18 -inch sewer main is located along the CVWD channel access
road, to the south of the development. Preliminary discussions with
CVWD have indicated that two connections to this existing District facility
are appropriate. One sewer service will connect to an existing manhole
near the southwest corner of the development (near the intersection of
Washington Street and the Coachella Valley Stormwater Channel) and
extend northward along Washington Street to future Seeley Drive. This
line will extend up Seeley and provide service for the proposed restaurant,
commercial, hotel, and townhouse developments. The second sewer
service will connect to an existing manhole near the southeast corner of
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SPECIFIC PLAN
CITY OF LA QUINTA
the development. This service will extend on site and be used for future
single-family residential development.
3.4.2 Water Plan
The development is located within the jurisdiction of the Coachella Valley
Water District for water service. As shown in Exhibit K, existing 18 -inch
water stubs are located at both ends of future Seeley Drive. Preliminary
discussions with CVWD have indicated that the developer would be
required to complete this 18 -inch loop. On-site domestic, irrigation, and
fire flow water would be provided from the proposed 18 -inch pipe.
3.4.3 Electrical Plan
Electric service is provided to the site by the Imperial Irrigation District
(IID). A preliminary discussion with IID has indicated that electrical
facilities are located on the south side of Miles Avenue and the east side of
Washington Street. Further discussion with IID will be necessary to
identify the exact location of these facilities. Service to the development is
assumed to be routine.
3.4.4 Other Utilities
3.4.4.1 Natural Gas
Natural gas service is provided to the site by the Southern California Gas
Company. Based on "as -built" plans, an existing gas main has been
identified in Washington Street, adjacent to the site. Further discussion
with the Gas Company and a field investigation are recommended to
determine the exact location of the pipe. Service to the development is
assumed to be routine. However, some cutting and
removal/reconstruction of pavement and curb will be required.
3.4.4.2 Telephone
Telephone service will be provided to the development by Verizon. Based
on "as -built" plans, existing telephone facilities have been identified in both
Washington Street and Miles Avenue. Further discussion with Verizon will
be necessary to accurately locate these facilities and determine the
preferred connection points. Service to the development is assumed to be
routine. It is likely that some cutting and removal/reconstruction of
pavement and curb will be required.
3.4.4.3 Cable Television
Cable Television service will be provided to the site by Time Warner.
Based on correspondence with the cable company, empty conduits exist
PAGE 17
SPECIFIC PLAN
CITY OF LA QUINTA
along the south side of Miles Avenue and the east side of Washington
Street. The exact location of these conduits is not known. Further
discussion with the cable company will be necessary to determine if
extension of existing cable lines to serve the development is feasible.
3.5 Phasing
The following diagram illustrates the phasing schedule for the
development. Hotel and commercial uses shall be constructed within the
first phase of development. The second phase shall consist of residential.
The developer shall determine phases within each of these components.
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PAGE 18
SPECIFIC PLAN
CITY OF LA QUINTA
Land Use Element
Policy 2-1.1.6:
"The density standard for this category shall range from 4-8 DU/AC
("dwelling units per acre"). The maximum density shall be 8 DU/AC. The
general residential product type shall be characterized by one to two-story,
single-family detached homes on medium and small lots and/or one to
two-story, single-family attached units in projects with open space, subject
to conditions for varying residential use guidelines as specified in Policy 2-
1.1.9. Appropriate locations of MDR uses include the Cove Area, near
transportation arteries and in planned communities."
• The Specific Plan proposes a density of 4 - 8 DU/AC for residential
land uses.
Policy 2-6.2.1:
"The Tourist Commercial (TC) category shall provide for a narrow range of
specialized uses oriented to tourist and resort activity. The TC category
includes destination resort hotels, convention -oriented hotels/motels,
eating and drinking establishments, accessory retail and personal service
shops, and recreational uses such as golf, tennis, and equestrian facilities.
The size of these facilities will vary with many of a region wide interest."
• The proposed Specific Plan would attract businesses suitable for the
TC category.
Policy 2-6.2.3:
"The development of hotels and related tourist -oriented uses is highly
desirable to provide a future revenue base for the City."
• The Specific Plan proposes to construct 2 hotels and commercial/retail
uses that compliment the hotels.
Policy 2-6.2.4:
"The City -should establish standards to guide
quality tourist -oriented facilities/developments."
• The Specific Plan serves as the standards
development.
the development of high
to guide tourist -oriented
PAGE 19
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 2-6.4.6:
"The Park Facilities (P) category shall provide for the designation and
preservation of improved public parks and recreational facilities in the City.
For the purposes of this General Plan, a park facility is defined as a
developed parcel of land which includes a variety of active (i.e.,
baseball/softball diamonds, football/soccer fields, court sports, etc.) and/or
passive (i.e., seating areas, walking paths, viewing/interpretive areas, etc.)
recreational facilities.
• The Specific Plan proposes the development of passive recreation
within the project boundaries.
Policy 2-6.4.7.-
"The
-6.4.7:
"The designation, location and standards for the development of
neighborhood, community and regional park facilities identified in the Land
Use Policy Diagram shall be consistent with the Park and Recreation
Element of this General Plan."
• The standards for park development are consistent with those stated in
the General Plan.
Circulation Element
Policy 3-1.1.1:
"The Circulation Element shall define the facilities necessary to serve the
land uses specified in the Land Use Element. A proposed change or
modification in either element shall be preceded by an evaluation of the
land use and circulation system impacts in order to ensure compatibility
between the elements."
• A site specific Traffic Study has been prepared for the project and is
included in Appendix B of this document.
Policy 3-1.1.2:
"The Circulation Element shall define improvements which specifically
minimize the disruption of established neighborhoods, schools and
commercial centers."
• The Traffic Study indicates specific traffic measures that must be
adhered to when developing the site.
Policy 3-2.1.3:
"The City shall establish intersection Level of Service 'D' as the minimum
acceptable Level of Service. No development project shall be approved
PAGE 20
SPECIFIC PLAN
CITY OF LA QUINTA
which will increase the traffic on City intersections to a level worse than a
Level of Service `D' during the A.M. or P.M. peak hour without adequate
mitigation. The City may approve alternatives to this policy based upon
detailed review and consideration of other factors including, but not limited
to, significant social and economic benefits to the public as a whole,
impending street improvements, and locations of street segment. The
methodology used to determine the traffic impacts of new development
shall be generally consistent with those described in the Model Traffic
Impact Analysis Guidelines of the Riverside County Congestion
Management Plan (CMP)."
• Development of this site in the manner proposed will maintain a Level
of Service "D" or better for the surrounding roadways.
Policy 3-2.1.5:
"The City shall adopt design standards for all streets in accordance with
their functional classification and recognized design guidelines. All streets
within the City of La Quinta shall be designed in accordance with the
standards presented in Table CIR-2, City of La Quinta Roadway Design
Standards. Typical sections by roadway classification are shown in Figure
CIR-4, Roadway Cross Sections"
• The Specific Plan identifies design standards for the development and
enhancement of streets.
Policy 3-2.1.9.-
"Installation
-2.1.9:
"Installation of all new traffic control devices shall be based upon
established warrants and professional analysis in order to assure traffic
safety and reduce potential public liability."
• The Traffic Study, has addressed the issue of traffic signal warrants.
Policy 3-3.1.1:
"Access to all major and primary arterials shall be restricted to intersection
locations and other approved points of ingress and egress."
• Ingress and egress points shall be maintained by way of Washington
Street, Miles Avenue and Seeley Drive.
Policy 3-3.1.2:
"The City shall require new development to proved local streets which
serve the needs of direct access to abutting properties."
• The Specific Plan requires City approval on all further street design.
PAGE 21
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 3-3.1.3:
"The City shall institute street access guidelines consistent with the
functional roadway classifications. These shall be applied, where feasible
to all new developments. The following guidelines shall be used to define
appropriate access:
a) The City shall restrict individual driveway access to Major and Primary
Arterials wherever possible.
b) Access to Major and Primary Arterials shall be limited through the use
of medians and access controls to maintain street capacity.
c) When permitted, access along arterial and collector streets shall be
located a minimum of 250 feet from the ends of the curb returns."
• The Traffic Study has detailed specific mitigation measures required to
address the above areas.
Policy 3-4.1.2:
"Primary image corridors shall be defined as streets in the roadway
network which are the major urban design statements of the City. Primary
image corridors shall consist of boulevard streets with raised, landscaped
medians and heavily landscaped areas within and contiguous to the street
rights-of-way. Primary image corridors shall include landscape themes
which are reminiscent of La Quinta's agricultural past and desert
environment. Primary image corridors may include vertical landscape
elements such as palm trees complemented with a shade -producing
understory of canopy trees, such as indigenous, drought tolerant desert
species. More water intensive understory canopy trees, such as various
citrus species, should be used sparingly in nodes at key locations as
highlights and reminders of past agricultural activities. Ground plane
landscape materials should evoke a lush image through the use of
drought tolerant, low maintenance plant species. Turf should be used in a
manner consistent with citrus trees — sparingly and in high visibility
locations. Primary image corridors shall include street traffic signals, street
lighting systems, street furniture, bus shelters, street name signs, and
noise berms/barriers which are designed in a coordinated and consistent
theme unique to La Quinta. At key intersections, primary image corridors
shall include treatments which may include special roadway paving,
hardscape/screen wall arrangements and displays of public art."
The Specific Plan recognizes Washington Street to be a Primary
Image Corridor and states guidelines for the design of this area.
Policy 3-4.1.3:
"Primary image corridors shall include the following roadways:
PAGE 22
SPECIFIC PLAN
CITY OF LA QUINTA
• Washington Street
• Jefferson Street
• Highway 111
• Fred Waring Drive
• Calle Tampico
• Eisenhower Drive (from Calle Tampico to Washington Street)"
Policy 3-4.1.4:
"Secondary image corridors shall be, defined as streets in the roadway
network which are the secondary urban design statement of the City.
Secondary image corridors shall consist of streets with raised, landscaped
medians and landscaped areas within and contiguous to the street right-
of-way. Secondary image corridors shall be consistent with primary image
corridors relative to similar landscape materials, street traffic signals, street
lighting systems, street furniture, bus shelters and street name signs.
However, secondary street image corridors shall emphasize the use of
lower profile indigenous canopy trees, accentuated with the use of citrus
trees in various nodes, primarily at street intersections."
• The Specific Plan recognizes Miles Avenue to be a Secondary Image
Corridor and states guidelines for the design of this area.
Policy 3-4.1.5:
"Secondary image corridors shall include the following roadways:
• Miles Avenue
• Dune Palms Road (south of the Coachella Valley Stormwater
Channel)
• Adams Street (south of the Coachella Valley Stormwater Channel)
• Avenue 48
• Avenue 50
• Avenue 52
• Eisenhower Drive (south of Calle Tampico to Avenida Bermudas)"
Policy 3-4.1.10:
"Along primary, secondary and agrarian image corridors the City shall
establish appropriate building height limits to ensure a low density
character and appearance."
Building height will be limited to 22 feet within 150 feet of Miles
Avenue and Washington Street.
PAGE 23
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 3-4.1.11:
"Landscaped setbacks are necessary to ensure a height quality and
attractive appearance on major streets. Setbacks for walls, buildings and
parking areas may vary, if properly designed, but shall generally be as
follows:
• Primary Arterials — 20 feet
• Secondary Arterials —10 feet
• Collector Streets —10 feet
• The Specific Plan has designated setbacks of 20 feet for Washington
Street, 20 feet for Miles Avenue and 15 feet for Seeley Drive.
Policy 3-4.1.13:
"Wall openings to allow views into projects from image corridors are
desirable and should be required where appropriate as one of the means
of minimizing negative visual impacts of continuous walls. This can also
be accomplished by varying setbacks."
• The Specific Plan recognizes the importance of views and prescribes
guidelines to preserve them.
Policy 3-4.1.17.-
"The
-4.1.17:
"The City's streetscape quality shall be improved by undergrounding of
utilities wherever possible."
• The Specific Plan requires undergrounding of utilities.
Policy 3-4.1.18:
"Prevention of visual blight shall be enhanced by the administration of a
comprehensive sign ordinance."
The Specific Plan has addressed basic guidelines for signs, however
leaves specific design to the developer.
Park and Recreation Element
Policy 5-1.1.2:
"The City shall require the dedication of land and/or the payment of fees to
provide 3.0 acres of park land per 1,000 residents, based upon the
residential density of the project and the persons per occupied household
(based on the 1990 U.S. Census for La Quinta)."
• 5.56 acres of park have been set aside within this project.
PAGE 24
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 5-6.1.1:
"The City shall identify the design criteria (i.e., location, use, type) for turf in
park facilities to maximize its use for active recreation, minimize its use of
potable water and to reduce the amount of green waste produced in the
City."
• Sustainability guidelines have been outlined for the reduction of waste
and to establish water efficiency standards.
Policy 5-6.1.2:
"The City shall, in the future, investigate the feasibility of utilizing reclaimed
effluent from the Coachella Valley Water District to irrigate existing and
future park and recreation facilities located in the City."
• The Specific Plan encourages the use of reclaimed water for irrigation.
Policy 5-6.1.3:
"The City shall identify a palette of drought tolerant plant material to be
utilized for existing and future park and recreation facilities, to reduce
irrigation requirements and the amount of green waste produced in the
City."
• The palette of drought tolerant plant materials is included as Exhibit E
to this document.
Environmental Conservation Element
Policy 6-2.1.2:
"The City shall require development applications to be reviewed by a
qualified archaeologist and/or historian, as appropriate, prior to final
approval to identify any project -related impacts to historical and/or
archaeological resources."
• Archaeological studies have been performed for the project area.
Policy 6-2.1.3:
"Appropriate measures to protect historic and archaeological resources
shall be required where necessary. Where appropriate, portions of the
proposed projects shall be designated Open Space and delineated as
such on the Conservation Policy Diagram and Open Space Policy
Diagram in the Open Space Element."
• No mitigation measures were proposed in the cultural report.
PAGE 25
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 6-2.1.4:
"The City shall incorporate historic and archaeological resources into open
space areas, including park facilities, where possible."
• The Specific Plan encourages implementation of this policy.
Policy 6-2.2.1:
"The City shall continue to utilize the "La Quinta Art in Public Places
Program" to provide public art in the City."
• Art in Public Places will be incorporated into the development of this
site.
Policy 6-3.1.2.-
"The
-3.1.2:
"The City shall require, when appropriate, development applications to be
reviewed by a qualified wildlife biologist and horticulturist to identify any
project -related impacts to habitat areas of rare, threatened and
endangered flora and fauna and to recommend appropriate mitigation
measures."
• A site specific Ecological Study has been prepared for the project area.
Policy 6-4.1.6:
"Development project site retention basins shall be encouraged to be sited
in areas which facilitate recharge of the groundwater aquifer."
• Retention basins have been incorporated into the grading and
drainage sections of the Specific Plan.
Policy 6-6.1.4:
"The use of active solar, passive solar and other energy conservation
opportunities shall be encouraged wherever feasible."
• The Specific Plan encourages the use of energy efficient design and
appliances.
Infrastructure and Public Services Element
Policy 7-1.1.3:
"The City shall require that new development provide adequate potable
water infrastructure facilities that will connect with the main potable water
distribution system."
• The project area will be adequately served by the Coachella Valley
Water District.
PAGE 26
SPECIFIC PLAN
CITY OF LA QUINTA
Policy 7-1.1.9:
"The City shall require the dedication of real property within a proposed
development for required water facilities to serve the development."
• The Specific Plan details the installation of required water facilities.
Policy 7-1.2.4:
"All new development shall tap into the City-wide sewage collection
system prior to the issuance of a Certificate of Occupancy by the City."
• The Specific Plan details the installation of sewer facilities.
Policy 7-1.3.5:
"The City shall require that new development provide adequate on and off-
site sotrmwater collection and detention/retention facilities to contain and
convey stormwater to the La Quinta Evacuation Channel and the
Coachella Valley Stormwater Channel."
• The Specific Plan addresses storm water collection and detention
facilities within the project area.
Policy 7-1.3.7.-
"Except
-1.3.7:
"Except in areas affected by the Rural Residential overlay, as identified on
the Land Use Policy Diagram in the Land Use Element, the City shall
require all existing and future development to provide curbs at the edge of
all roadway pavement to provide maximum carrying capacity, using a
minimum rise, to safely collect and transport street stormwater runoff to
catch basins or other stormwater conveyance facilities prior to achieving
carrying capacity."
• Curbs will be incorporated into the development of streets.
Policy 7-1.4.4:
"The City shall require the under -grounding of all existing and proposed
overhead electrical lines, less than 34.5 kilovolts, to enhance the visual
quality of the City."
• All utilities will be undergrounded.
Policy 7 -1.4.8. -
"The City shall require all new development and redevelopment projects
be served with underground communication facilities."
• Underground communication facilities will serve the project area.
PAGE 27
SPECIFIC PLAN
CITY OF LA QUINTA
Environmental Hazards Element
Policy 8-1.1.3:
"The City shall continue to require that all structures and foundations be
designed and constructed to resist seismic forces in accordance with the
criteria of the Uniform Building Code (UBC)."
• All buildings shall comply with the Uniform Building Code.
Policy 8-1.1.5:
"The City shall require, as appropriate, soil compaction testes for
development projects located above potentially hazardous (i.e.
liquefaction) soils to determine effective mitigation measures."
• The City has identified no hazardous soils within the project area.
Policy 8-3.1.5.-
"The
-3.1.5:
"The City shall require the proper design of street stormwater facilities to
avoid nuisance water ponding and the production of mosquitoes."
• Storm water facilities will be designed to address nuisance water.
Policy 8-5.2.4:
"The City shall require noise control plans for new development located
within 3,400 feet of the centerline of major arterial roadways and 2,800
feet of the centerline of primary arterial roadways."
• A site specific acoustical study has been performed for the project.
Policy 8-5.2.5:
"At the discretion of the City, a noise analysis shall be required for all non-
residential uses located within 1,000 feet of residential uses."
• A site specific acoustical study has been performed for the project.
Housing Element
Policy 1.1.8:
"Require analysis of the availability of employee housing necessary to
support development, as part of a Commercial Specific Plan application."
• A housing analysis shall be submitted as part final the final
development plan.
PAGE 28
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roof plate heights reduce scale of building,
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Exhibit
Plant Palette
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Proposed Plant Palette
Type IScientific Name JCommon Name JSize
Palms
Arecostrum romanzoffianum
Queen Palm
10'- 16' height
Phoenix dactylifera
Date Palm
20' B.T.H.
Washingtonia filifera
California Fan Palm
81- 20' ht.
Washingtonia robusto
Mexican Fan Palm
8'- 16' ht.
Chemaerops humillis
Mediterranean Fan Palm
24" - 48" box
Trees
Acacia solicina
Willow Acacia
24" box
Citrus sp.
Citrus
36" box
Franxinus udei 'Majestic Beauty'
Evergreen Ash
36" box
Jacaranda mimosifolia
Jacarado
36" box
Prosopis chilensis
Chilean Mesquite
24" - 36" box
Rhus Loncea
African Sumac
24" - 48" box
Schinus molle
California Pepper Tree
24" - 48" box
Schinus terebinthifolius
Brazilian Pepper Tree
24" - 36" box
Ulmus porvifolio
Evergreen Elm
24" - 36" box
Tipuana Tipu
lTipu Tree
24" - 36" box
Accents
Beaucarnea recurvato
Ponytail Palm
15 -gal.
Cycas revolute
Sago Palm
24" box
Dasylirion longissima
Mexican Grass Tree
5 -gal.
Dasylirion wheileri
Desert Spoon
5 -gal.
Muhlenbergia rigens
Dear Grass
1 -gal.
Shrubs
Bougainvillea'Oo La La'
Bougainvillea
5 -gal.
Caesolpinia pulcherrima
Red Bird of Paradise
5 -gal.
Carisso 9. 'Boxwood Beauty'
Natal Plum
1 -gal.
Cassia artemesoides
Desert Cassis
5 -gal.
Cassia nemophila
Bushy Senna
5 -gal.
Dodonaea viscosa
Hopseed Bush
5 -gal.
Encelia farinose
Brittle Bush
1 -gal.
Euryops pectinatis
Green Leaf Euryops
5 -gal.
Hibiscus rosa-sinensis
Chinese Hibiscus
5 -gal.
Leucophyllum species
Texas Ranger
5 -gal.
Nandina domestics
Heavenly Bamboo
5 -gal.
Nerium oleander 'Petite'
Dwarf Oleander
5-.9al.
Pittosporum t.'Voriegata'
Variegated Pittosporum
5 -gal.
Specific Plan
City of La Qui nta
Rosenow Spevacek Group, Inc. &
Studio E Architects
NORTH
E
N.T.S.
Proposed Plant Palette, Cont.
Type Scientific Name
Common Name
Size
Pittosporum t. 'Wheelers Dwarf'
Wheelers DwarfTibira
5-ga1..
Rophlolepis indica
Indian Hawthorn
5 -gal.
Salvia greggii
Red Salvia
5 -gal.
Thevetia peruviona
Yellow Oleander
5 -gal.
Xylosma congestum 'Compacta'
Xylosmo
5 -gal.
Vines and Groundcover
Flats
Specific Plan
City of La Quinta
Rosenow Spevocek Group, Inc. &
Studio E Architects
NORTH
fJIBIT
F
N.T.S.
Bougainvillea 'B. Karst'
B. Karst
15 -gal.
Calliondra inoequilatera
Pink Powder Puff
15 -gal.
Tecoma capensis
Cape Honeysuckle
15 -gal.
Acacia redolens'Green Carpet'
Green Carpet Acacia
1 -gal.
Annual Color
Seasonal
Flats
Baccharis'Centenial'
Desert Broom Hybrid
1 -gal. @ 3' o.c.
Lantana montevidensis
Trailing lantana
1 -gal @ 4' o.c.
Trachelospermum jasminoldes
Star Jasmine
1 -gal.
Cobble 'Sunburst Pebbles'
3" - 6" dia.
DD
Desert Dust
2" depth
Granite Boulders
3' - 5'
Sod
Hybrid Bermuda
Specific Plan
City of La Quinta
Rosenow Spevocek Group, Inc. &
Studio E Architects
NORTH
fJIBIT
F
N.T.S.
Exhibit
Grading Plan
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LEGEND
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100— EXISTING CONTOUR
— — TOE/TOP OF SLOPE
® PROPOSED CHANNEL WALL
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SCALE 1'=200'
0 100 200 400 600
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cz
Grading Cross Sections
MILES
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HOTEL DEVELOPMENTf SURE SEELEY DRIVE
s FUTURE HOTEL DEVELOPMENT
NORTH/SOUTH SECTION THROUGH SITE (A -A)
FUTURE HOTEL DEVELOPMENT
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EAST/WEST SECTION THROUGH SITE (B -B)
1
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14' 12' 13' 12' 18' 13'
A.C.
PAVEMENT 11 RAISED MEDIAN
78'MEANDERING COMPACTED
BASE
EWALK SUBGRADE WASHINGTON STREET
ULTIMATE SECTION
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MINIMUM SECTION
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MINIMUM SECTION
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Exhibit
1
Drainage/Flood Control Diagram
LEGEND
1% SLOPE
SWALE/DIRECTION OF FLOW
HYDROLOGY BOUNDARY
MILES AENfE
---------------------------------- ----------- --- - -
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,
SCALE 1'=200'
0 100 200 400 600
----___-__--____w_-_.______
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Exhibit
Sewer Service Plan
wi
MILES AVENU �,--
-------- --------------------- ----------____---_-_a__-_--_- -------------
---------------------------
LEGEND
EXISTING SEWER LINE
—0_ EXISTING MANHOLE
PROPOSED MANHOLE/CLEANOUT
PROPOSED SEWER LINE
SCALE 1'=200'
a lob 260 460 600
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Exhibit
Water Service Plan
MILESA�V N#JE
--------------------------------------
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PROPOSED 1Z WATER LINE
,
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TO EXISTING
18" STUB
1
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--PROPOSED 18" WATER LINE
SEELEY DRIVE
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LEGEND
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PROPOSED WATER LINE
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PROPOSED 18" WATER LINE
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( 100 200 400 600
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