SP 2001-055 Centre Pointe (2012) - Amendment 3City of La Quinta
The Centre Pointe Project
Amendment #3 for
Specific Plan 2001-055
October 16th 2012
Based on Amendment #2
Adopted November 1, 2005
Prepared for
La Quinta Retirement Residence Limited Partnership
9310 NE Vancouver Mall Dr.
Suite 200
Vancouver, WA 98662
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 2
Table of Contents
Section 1 - P r o j e c t O v e r v i e w 3
Section 2 - Design Guidelines
L a n d U s e 5
D e v e l o p m e n t S t a n d a r d s 6
L a n d U s e A r e a I 7
L a n d U s e A r e a I I 8
D e v i a t i o n s 9
L a n d U s e A r e a I I I 10
L a n d U s e A r e a I V 10
S i t e C o n c e p t 11
Architectural Character 11
L a n d s c a p e 12
A r t i n P u b l i c P l a c e s 15
Sustainability Guidelines 15
Section 3 - Development Plan
C i r c u l a t i o n 15
Wind and Erosion Control 16
Drainage and Flood Control 16
Utilities 16
P h a s i n g 17
Minor Modifications Land Use Area II 18
A p p e n d i x A - G e n e r a l P l a n P o l i c i e s 19
Appendix B - General Plan Policies Associated With Land Use Area II 23
E x h i b i t s 28
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 3
Introduction & Purpose
The Centre Pointe Project Specific Plan is an amendment to a previously adopted Specific Plan
that established 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 adopted plan and the
City's Zoning Code and General Plan. The guidelines reflect the quality and design desired at
the site and conforms 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
regulations are nonspecific within the document, the zoning and development is guided by the
City of La Quinta Zoning ordinance in effect at the time.
Enabling Legislation
The authority to prepare, adopt, and implement a Specific Plan is granted to the City of
La Quinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8,
and 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.
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 Storrmwater Channel to the south, the Del Oro
subdivision and vacant residential land to the north and the lnco 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.
Section 1 Project Overview
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 4
The Ownership
The subject property, consisting of parcel numbers 604-04-12, 604-04-13, 604-04-23 and 604-
04-37 with multiple owners.
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.
The design guidelines and development plan described in this document sets the stage for the
development of the following:
A commercial component consisting of a resort style hotel, timeshares, condominiums,
up-scale restaurants sewing the residents of the community and the guests of the resort
and commercial/retail uses.
An office component for the development of a medical-surgical facility.
A senior housing component consisting of congregate care, assisted living, memory care
and cottages.
La Quinta
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 5
Land Use
Land Use Plan
The property is currently divided into four land use categories: Tourist Commercial, Park, Office,
and Medium Density Residential as depicted in the figure below:
Section 2 Design Guidelines
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 6
Approval of this amendment to the Specific Plan would change the current land use to contain
approximately 16.2 acres of Tourist Commercial, 9.45 acres of Medium High Density
Residential allowing up to 12 dwelling units per acre, 13.5 acres of medical office, 2.70 acres of
Park and a .52 acre well site. The figure below presents the revised land use plan for the
development.
Zoning and Development Standards
The following section establishes the zoning and development standards for the four 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 I through IV are
illustrated in the following figure:
MHDR
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 7
Land Use Area I
The permitted land uses and development standards for the 16.2 acre Land Use Area I area
designated as Tourist Commercial (TC) 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 a
destination resort hotel, timeshares, condominiums, eating and drinking establishments and
accessory commercial/retail shops.
B. Permitted Uses: The following uses are permitted in the TC Zoning District of this Specific
Plan.
1. Resort style hotel with up to three stories, including pool, tennis courts and other hotel
amenities.
2. Resort style condominium/casitas*, including pool, tennis courts and other resort
amenities.
3. Timeshare with a conditional use permit (CUP).
4. Restaurant uses, with the exception of fast food or drive through facilities.
*Resort style condominiums are individual ownership condominiums usually purchased as
vacation units or second homes. When vacant, the condominiums may be rented on a nightly or
weekly basis, and all such rentals shall be subject to payment of transient occupancy tax (TOT)
in accordance with ordinance of the City of La Quinta. The Hotel may provide a program of
management services which condominium owners may utilize to facilitate the rental of their
individual units and payment of applicable TOT to the City.
Tourist Commercial Development Standards
Minimum - Maximum building site (acres) 16-50
Building Heights:
Hotel - Maximum building height (ft.) 4 0
Hotel - Maximum number of stories 3
Resort Casitas - Maximum building height (ft.) 33*
Resort Casitas - Maximum number of stories 2
Structure height within first 150 feet along Washington St. 22 ft
Setbacks:
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 Seeley Drive 20
Parking (Resort) 1/unit
Parking (Casitas) 1.6/unit
Parking (Restaurant) 1/115 sq ft
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 8
* Resort Casitas
within the first 60' along Miles Avenue, measured from the south side of the 20'
landscape setback parcel, the Maximum height of the Resort Casitas units is 22';
within the next 60' to 150' along Miles Avenue, the Maximum height of the Resort
Casitas units is 26’; the height may be 33’ outside the 150’ setback.
Land Use Area II
The permitted land uses and development standards for the 9.45 acre Land Use Area II area
designated as Medium High Density Residential (RMH) on the Land Use Plan.
A. Purpose: To provide for the development and preservation of medium high density
neighborhoods (eight to twelve units per acre) with one and two-story single-family detached
dwellings on small lots, one and two-story single-family attached dwellings, and one, two and
three-story townhome and multifamily dwellings. Note: Average Persons per Household = 2.52;
for Senior and Congregate and Care uses, 2.52 persons= 1 Dwelling Unit
B. Permitted Uses: The following uses are permitted in the RMH Zoning District of this Specific
Plan.
1. Single family detached dwellings
2. Single family detached patio homes
3. Duplexes (two units on the same lot)
4. Single family attached dwellings (two units per building with each unit on its own lot)
5. Townhome dwellings (two or more units per building with each unit on its own lot)
6. Congregate living facilities
7. Congregate care facility
8. Residential care facilities
9. Senior citizen residences, subject to section 9.60.200
10.Senior group housing, subject to section 9.60.200
RMH Medium High Density Development Standards
Minimum lot size for single-family detached or attached 3600 sq ft
Minimum project size for multifamily projects 20,000 sq ft
Minimum lot frontage for single-family detached /attached 40 ft
Minimum frontage for multifamily projects 100 ft
Maximum structure height 40 ft
Maximum height of Architectural features 42 ft
Maximum number of stories 3 min 145 ft of east property line
Minimum front yard setback
(non garage portion of dwelling) 20 ft*
Minimum garage setback for single-family
detached or attached 25 ft**
Minimum interior/exterior side yard setbacks for single
family detached and multifamily buildings 5/10 ft***
Minimum sideyard setbacks for single-family attached 0’ on attached side, 10’ on open side
Minimum rear yard setback 15 ft
Maximum lot coverage 68%
Minimum livable floor area for single-family detached
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 9
excluding garage 1200 sq ft
Minimum livable floor area for multifamily units
excluding garage 750 sq ft
Minimum livable floor area for Congregate Living Facility
Units (Suites) 250 sq ft
Minimum landscape setbacks adjacent to
perimeter streets**** 10’ minimum at any point, 20’
minimum average over entire
frontage
Minimum common open area**** 30%
*Projects with five or more adjacent dwelling units facing the same street shall incorporate front
setbacks varying between 20 feet and 25 feet or more in order to avoid streetscape monotony.
**Twenty feet if “roll up” type garage door is used.
***For interior setbacks, if the building is over 17 feet in height, the setback is five feet plus one
foot for every foot over 17 feet in height or fraction thereof, to a maximum setback of ten feet.
The additional setback may be provided entirely at grade level or a combination of at grade and
airspace above the 17-foot building.
****Does not apply to single-family detached if a specific plan is required. Landscaping and
open area shall be per the standards of Section 9.60.240.
Deviations
Proposed Existing LQMC
Zoning Designations RMH RM RMH
Height 40 28 28
Architectural Projections 42 NA NA
Stories 3 min 145 ft 2 2
of east property line
Minimum Living Area
Congregate Uses 250sqft NA NA
Minimum Living Area
Single Family Attached 1100sqft 1200sqft 1400sqft
Building Lot Coverage 70% 60% 60%
Distance to parking 100 ft+ NA 100 ft
Duplex Parking 1 garage space 2 garage spaces 2 garage spaces
+ 1 guest space + 1 guest space + 1 guest space
General Parking 134 total spaces N/A 204 total spaces
(40 covered) (102 covered)
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 10
Land Use Area III
The permitted land uses and development standards for the 2.70 acre Land Use Area Ill area
designated as Parks and Recreation (PR) on the Land Use Plan.
A. Purpose: To provide for the development open space and recreational opportunities.
B. Permitted Uses: The following uses are permitted in the PR Zoning District with approval of
this Specific Plan.
1. Open Space
2. Public parks and passive recreation facilities
3. Playfields, unlighted
4. Restrooms
5. Parking lots
6. Entry Monument
Land Use Area IV
The permitted land uses and development standards for the 13.5 acre Land Use Area IV area
designated as Office (0) on the Land Use Plan.
A. Purpose: To provide for the development medical office and surgical center.
B. Permitted Uses: The following uses are permitted in the 0 Zoning District with approval of this
Specific Plan.
1. Medical Off ices
2. Surgery and Recuperative Center
3. Ancillary related commercial uses such as medical supply, and pharmacy
C: Prohibited Uses:
1. Helicopter Landing Areas
2. Emergency Center
Office Development Standards
Minimum building site (acres) 9
Building Height Zones
First 250 feet from the east property line is
limited to structure heights of 33 ft
Maximum building height within the
remainder of the office area (to Seeley Drive) 45 ft
First 150 feet along Washington Street is
limited to structure heights of 22 ft
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 11
Setbacks
Minimum perimeter building/landscape setback
(in ft.) from Washington Street 20 ft
Minimum perimeter building/landscape setback
(in ft.) from residential districts 50/15 ft
Maximum number of stories 3
Parking 1/250 sq ft
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 of Miles and Washington, due to its prominent location, will
be enhanced with landscaping and monumentation to create a sense of arrival to the site.
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.
Seeley Drive will have a landscaped median and parkways throughout the project. The broad,
pedestrian-scaled character of the street will run through the site.
In the residential area, sidewalks behind parkway planting will provide access to the
neighborhood park. The pedestrian-accessible park will serve as green space for the residents.
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 with indigenous landscaping, such that the architecture appears as
an extension and outgrowth of the landscape.
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 landscape materials. The details employed
include arcades, balconies deeply recessed openings, low walls, wood detailing and awnings.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 12
Resort Uses
The following architectural elements should be incorporated in order to increase building
articulation and reduce the scale of the three-story hotels:
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.
Congregate Care & 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.
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.
Encourage the use of curvilinear streets.
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. The HOA shall maintain all
common area landscaping in perpetuity.
Exhibits D 1-5 provide general guidance for the development of a final landscape plan for the
development.
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:
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 13
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 service uses (i.e. trash
enclosures, etc)
Strategic clusters of 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.). Plantings in this zone will consist of drought
tolerant low shrubs, maximum use 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-I)
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)
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.
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). Phoenix dactylifera (Date
Palm) 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.
Seeley Drive Tree Design
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 14
Seeley Drive should be planted with Tipuana Tipu (Tipu Tree) to lineate the road. Washingtonia
filifera (California Fan Palm) shall be used to accent major parcel entries. Significant specimen
plants will be accented with uplighting. To supplement this pattern, other species of trees can be
used on site. Please refer to the plant palette (See Exhibit E)
Development Entries at Washington Street and Miles Avenue
Development entries at Washington Street and Miles Avenue shall continue the Phoenix
dactylfera (Date Palm) theme from the development entries as mentioned above. Phoenix
dactylifera (Date Palm) shall be spaced formally at 25' intervals along the center median. Along
either side of the street, Phoenix dactylfera (Date Palm) will occur at 25' intervals and be placed
to follow the contour of the meandering sidewalk. (See Exhibit D-2, 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:l 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).
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.
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.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 15
Art in Public Places
Fees generated for the development of this site shall be utilized to provide public art in Land
Use Area I and IV. In lieu fees will not serve as a substitute for public art except in Land Use
Area II.
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.
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 traffic impact analysis shall be revised with future Site Development applications to reflect
the changes in Land Use Areas as proposed by this Specific Plan Amendment No. 2.
The following guidelines shall be implemented to provide a hierarchy of travel options to
residents and guests within the development: 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.
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.
The Public Works Department shall consider the option to install a left turn pocket for
southbound Seeley Drive, north of Miles Avenue.
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.
Section 3 Development Plan
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 16
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.
Wind & Erosion Control
The Coachella Valley experiences periods of moderate to high wind conditions. Therefore,
windblown 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.
SWPPP / NPDES / PM10
The provisions of the National Pollutant Discharge Elimination System (NPDES) apply to
construction projects over 5 acres in size. The development will require a Notice of Intent (NOI)
and NPDES permit containing a Best Management Practices Plan to 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 proposes to collect and convey storm flows via a piped storm drain system to
the Coachella Valley Stormwater Channel. This system would be installed in phases starting
with the northerly portion of the site (hotel and casitas) including facilities contained within
Seeley Drive. If the plans for the remainder of the property (medical office building, residential
and boutique hotel) are advanced to the point of knowing where the storm drain(s) would be
located, then the entire system may be installed with phase one.
If the detailed plans are still undergoing refinement, then one or more temporary retention
basins may be installed to collect the stormwater until those phases are constructed. A feature
of the grading and drainage design will be an overflow channel in the event that the storm drains
become inoperative. A requirement with the storm drain system will be an intercept to collect
nuisance water such as a dry well or sand filter system. With the drywells or alternative
intercepts 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.
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.
Sewer Plan
The development is located within the jurisdiction of the Coachella Valley Water District (CWVD)
for sewer service. As shown in Exhibit G, an existing 18-inch sewer main is located along the
CVWD channel access road, to the south of the development. Preliminary discussions with
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 17
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 comer 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 the development. This service will extend on site and be used for future
single-family residential development.
Water Plan
The development is located within the jurisdiction of the Coachella Valley Water District for
water service. As shown in Exhibit H, existing 18-inch water stubs are located at both ends of
future Seeley Drive. Preliminary discussions with CWVD 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.
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
outline.
Other Utilities
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.
Telephone - Telephone service will be provided to the development by Verizon. Based on "as-
built" plans, existing telephone facilities have been 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.
Cable Television - Cable Television service will be provided to the site by Time Warner. Based
on correspondence with the cable company, empty conduits exist 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.
Phasing
The following diagram illustrates the phasing schedule for the proposed development. A
detailed description of each phase can be found in the Fourth Amendment to the Disposition
and Development Agreement (DDA).
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 18
Specific Plan Minor Modifications to Land Use Area II
The following constitute minor modifications to the Specific Plan and not requiring a Specific
Plan Amendment and are subject to review and approval by the Community Development
Director. The Community Development Director shall have the discretion to refer any such
request for modification to the Planning Commission.
Change in utility and / or public service provider.
A maximum increase of twenty five percent (25%) to the total number of units or twenty
five percent (25%) of the density.
Minor changes to landscape materials, wall materials, wall alignment, entry design, and
streetscape design, which are consistent with the conceptual design, set forth in the
design guidelines, contained within the Specific Plan.
Minor changes to the design guidelines, which are intended to be conceptual in nature
only, and are intended to be flexible in implementation.
Other modifications of a similar nature to those listed above, which are deemed minor by
the Community Development Director, which are in keeping with the purpose and intent
of the approved Specific Plan Amendment and which are in conformance with the
General Plan.
Prior to the Planning Director making a written determination as to the substantial conformance
of a revised plan in accordance with the standards set forth in the approved Specific Plan
Amendment, the applicant shall prepare a written request that addresses the nature of the
revisions and how the revised plan complies with the adopted Specific Plan Amendment
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 19
standards. The applicant’s request shall be accompanied by appropriate graphic and / or
technical information that supports the revision(s).
Specific Plan Amendments
Amendments to Specific Plan Amendments may be requested by the applicant at any time
pursuant to Section 65453(a) of the Government Code. Amendments shall be processed
pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event
the proposed amendment requires supplemental environmental analysis pursuant to the
California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the
necessary CEQA documentation.
Modifications to Approved Grading
Final grading may vary from the project’s approved tentative map.
Land Use Element
General Plan Land Use
Goal 2; Policy 2 and Program 2.2, Policy 4:
"The site is greater than 10 acres in size and is located within a land use designation (Tourist
Commercial) that requires the preparation of a Specific Plan.“
Residential Land Use
Goal 2; Policy 1, Policy 2, Policy 5 and Program 5.1, Policy 6:
The proposed development will add to the broad range of housing types and choices for all
residents of this City and feature a senior housing component consisting of congregate care,
assisted living, memory care and cottages. The density for the development shall be 12 DU/AC.
The specific plan contains development standards including setbacks, and architectural design
characteristics. The plan includes attached and detached product offering more opportunity for
affordability."
Commercial Land Use
Goal 1 and 2; Policy 2:
"The Tourist Commercial (TC) and Office (0) categories shall provide for a narrow range of
specialized uses oriented to tourist and resort activity. The TC category includes destination
resort hotels, small boutique hotel units, eating and drinking establishments, accessory retail.
The development of hotels and related tourist-oriented uses is highly desirable to provide a
future revenue base for the City. The Specific Plan provides standards to guide tourist-oriented
development."
Other Land Use Goals
Goal 1, Goal 2, Policy 4:
"The Park (P) category of this Specific Plan shall provide for the designation of an improved
public park and recreational facilities in the City.
Appendix A- General Plan Policies
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 20
Circulation Element
Traffic and Circulation
Policy 2 and Program 2.2, 2.3, 2.4, 2.10, Policy 6, Policy 13.1, 13.2,
Policy 14 and Policy 15:
"The proposed development has defined improvements which specifically minimize the
disruption of established neighborhoods, schools and commercial centers by the creation of
Seeley Drive with internal access points for the development at a minimum spacing of 250
between access points, minimal access points on Washington Street and Miles Avenue.
Washington Street is classified as a major Arterial and Miles Avenue is classified as a Primary
Arterial. The development will not lower established levels of service along either arterial. The
Specific Plan identifies design standards for the development and enhancement of streets. The
Specific Plan further requires City approval on all future street design. The completed street
sections will contain provisions for bicycles and pedestrians to reduce dependence on vehicles
for transportation.
Open Space Element
Open Space
Policy 1 and Policy 7:
Although the site does not have direct access to hillside areas or other identified areas of
preservation there has been the provision of onsite amenities associated with the resort
components, the plan also sets aside 2.70 acres of public park space. The Specific Plan
recognizes the importance of views and prescribes guidelines to preserve them.
Parks and Recreation Element
Parks and Recreation
Goal 2, Policy 1, Program 1. I, Program 1.3, Program 4.4, Policy 6,
In addition to the onsite amenities associated with the resort components, the plan has set aside
2.70 acres of public park space within this project. Guidelines have been outlined in the Specific
Plan for the reduction of waste and water efficiency through irrigation methods and select plant
species.
Natural Resources Element
Air Quality
Goal 1, Policy 1, Program 2.1, Policy 3, Policy 4:
The development is located adjacent to similar uses and is not subject to objectionable odors or
emissions. Landscaped setbacks have been incorporated into the plan to separate the uses
from adjacent roads and associated impacts. The plan proposes a mixture of uses that could
assist in reduced commutes. The plan provides easy access to major roadways thereby
reducing vehicle miles traveled to reach major transportation routes.
Energy and Mineral Resources
Goal 2, Program 1.2, Program 2.1, Program 3.2:
The Plan encourages that the buildings contain the up to date energy efficient appliances and
solar control to reduce impacts on non-renewable resources. The Specific Plan also encourages
the use of active solar, passive solar and other energy conservation opportunities wherever
feasible.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 21
Biological Resources
Program 1.2, Policy 2, Program 2.2, Program 2.4, Policy 3:
The site is located in an area of high sensitivity to various species including the Palm Springs,
Pocket Mouse, the Palm Springs Ground Squirrel and others. At the appropriate time, biological
surveys will be conducted to determine if any protected species are present. Recommended
mitigation will be followed. The site will also participate in the payment of fees for the protection
of the Coachella valley fringe-toed lizard. The Specific Plan encourages the use of native and
drought tolerant plant materials particularly in the public areas.
Paleontological Resources
The site is not located in an area of high paleonotolgical sensitivity.
Water Resources
Policy 1, Program 1.1, Program 1.2, Program 1.3 and Program 2.2:
The Specific Plan encourages incorporation of the comments from the Coachella Valley water
District regarding water usage and conservation methods. The site contains a well site that is
dedicated for the purposes of new domestic supply. The sire will contain on site retention areas
that will assist in the recharging of the groundwater supply and flood control.
Infrastructure and Public Services Element
Infrastructure and Public Services
Program 1.1 and Program 4.2:
The Specific Plan requires compliance with the regulations of the Uniform Fire Code and
encourages safe areas, well lighted parking areas and other security measures promoted by law
enforcement agencies.
Educational Facilities
Program 1.1 and Policy 3:
The land uses included n the Specific Plan are subject to the payment of an impact fees to
offset impacts to the school system.
Surface Water and Storm Drainage
Policy 2, Policy 3 and Policy 4:
The Specific Plan provides for retention basins to be incorporated into the grading and drainage
plans of the individual site developments. These retention basins shall be encouraged and to
the extent feasible be sited in areas which facilitate recharge of the groundwater aquifer.
Adequate on and off-site storm water collection and detention/retention facilities that will contain
and convey storm water to the Coachella Valley Stormwater Channel will be reviewed by the
City.
Solid Waste Management
Policy 1 and Program 1.1:
The Specific Plan encourages the wise use of resources and that includes provisions for
recycling and use of solid waste management services.
Domestic Water
Policy 1 and Program 1.1:
The project area is adequately served with domestic water and sanitary sewer services by the
Coachella Valley Water District.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 22
Public Utilities
Policy 2, Program 2.1, Program 2.2, Policy 3, Policy 4, Program 4.1 and Program 4.2:
The Specific Plan proposes to that all utilities will be undergrounded. In addition communication
facilities that will serve the project will be placed underground.
Environmental Hazards Element
Hazardous Materials
Program 3.1, Program 4.1 and Policy 5:
The uses proposed in the Specific Plan will comply with local regulations regarding the
transportation, storage and disposal of hazardous materials. The development will also be
connected to sanitary sewer system of the Coachella Valley Water District.
Geologic and Seismic Hazards
Policy 3, Program 3.1, Policy 5, Program 5.1 and Policy 9:
The Specific Plan shall 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).
Although the site is not located in an identified area of unstable soils the development shall
comply with City regulations regarding soil compaction tests. The site is located in an area
identified as a wind hazards area. Care shall be taken in the placement of buildings and public
areas to minimize the wind associated impacts.
Flooding and Hydrology
Policy 5, Program 5.1 and Policy 6:
The site is not located within a flood hazard area but it adjacent to the Coachella Valley
Stormwater Channel. Partial lining of the channel will protect the embankments and slope areas
adjacent to the site. The development will contain its incremental increase in storm runoff on site
and only emergency flows will be discharged into the Channel. On site facilities will be designed
to address nuisance water.
Noise
Policy 2 and Policy 3:
The Specific Plan has provided setbacks from the major roadways and encourages care when
placing structures to that the maximum amount of noise insulation is proved to sensitive
receptors. The residential uses are located to the most distant point form the noise sources.
Cultural Resources Element
Historic Preservation
The site is vacant and contains no visible historical resources. Care should be taken during
grading and excavation. If resources are encountered, activities should be diverted to other
areas until the significance of the resource can be determined.
Housing Element
Policy 1 .I .8:
A housing analysis shall be submitted as part final the final development plan.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 23
Flooding and Hydrology Goal, Policies and Programs
Goal:
The protection of the general health, safety and welfare of the community from flooding
and associated hydrological hazards.
Building design and a reduced demand for vehicle parking reduces the demand for impervious
surfaces on our site. This promotes less stormwater runoff and lessens the impact on
surrounding stormwater infrastructure.
Policy 5:
Drainage policies and development standards shall provide for a reduction in runoff from
developed lands and shall be consistent with local and regional stormwater management
plans.
Reduced impervious surface compared with other possible uses along with well engineered on
site stormwater detention provides controlled low impact stormwater runoff. That meets or
exceeds stormwater management standards.
Noise Goal, Policies and Programs
Goal:
A healthful noise environment which complements the City’s residential and resort
character, and the mix of land uses provided in the City.
The proposed use of a Retirement Residence and Assisted Living Facility provides
comparatively low noise impact to the surrounding environment. Less traffic as well as lower
volume and fewer noise producing elements and equipment promotes a healthy low impact
noise environment.
General Land Use Goals, Policies, and Programs
Goal 2:
High quality development which promotes the City’s image as the as “The Gem of the
Desert”
Neighborhood and community compatibility is achieved through careful planning and building
design. The wing ends and building center step down from three to two and one story. This
arrangement provides for privacy and a gentle change of scale creating a “residential feel” to the
site. Care is taken to maximize the appeal of the building and the site amenities while
minimizing the impact to the surrounding community.
Program 4.1:
The City shall maintain detailed requirements for the preparation of the Specific Plans in
its Development Code.
The specific plan for this site is being amended to accommodate the development of the
proposed Retirement Residence and Assisted Living Facility.
Appendix B- General Plan Policies Associated with Land Use area II
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 24
Policy 5:
All land use development proposals shall be consistent with all applicable land use
policies and standards contained in the General Plan.
The overall intent and design for both the Retirement Residence and Assisted Living Facilities
will conform to all applicable policies and standards under the La Quinta General Plan.
Policy 10:
The City shall maintain its “dark sky” ordinance
All exterior lighting is for this site is designed to remain on site and adhere to the “Dark Sky’s”
ordinance while providing a well lit, safe and secure environment for our residents.
Residential Goals, Policies, and Programs
Goal 1:
The maintenance and protection of residential neighborhoods to assure that future
housing needs are met
Site and building design enables these facilities to blend in to with the surrounding environment
while providing two very vital areas within the senior housing segment of the La Quinta
community.
Goal 2:
A broad range of housing types and choices for all residents of the City
Providing an Independent living Retirement Residence and Assisted Living Facilities assists in
broadening the senior housing segment for La Quinta. Additionally these facilities provide a
practical option for La Quinta seniors that allow them to remain within their local community.
Policy 1:
The City shall encourage the preservation of neighborhood character and assure a
consistent and compatible residential land use pattern.
The proposed uses for this site provide both compatibility and a positive transition between the
residential uses to the east with the more intense medical use to the west. The residential
nature of the design and gradual change in building heights further facilitates this compatibility.
Program 1.1:
The City shall periodically review land use designation definitions to assure that changes
in the community and marketplace are met.
These proposed facilities are a vital component in meeting the growing demand for senior
housing options in the La Quinta community.
Program 1.2:
Apply the City’s discretionary powers and site development review process consistently
to assure that subdivision and development plans are compatible with existing
residential areas.
The intent of this development is to achieve Neighborhood compatibility through careful
planning and building design.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 25
Policy 2:
Encourage compatible development adjacent to existing neighborhoods and
infrastructure.
The proposed uses for this site provide both compatibility and a positive transition and buffer
that protects the existing the residential uses to the east with the more intense medical use to
the west. The residential nature of the design and gradual change in building heights further
facilitates compatibility and buffering.
Commercial Goals, Policies and Programs
Goal 1:
A balanced and varied economic base which provides a broad range of goods and
services to the City’s residents and the region.
The proposed development of the Retirement Residence and Assisted Living Facilities meets
senior housing needs while providing a stable, balanced employment base for staffing the
facilities needed services. The services provided create employment on site as well as demand
for goods and support services from the local community.
Water Resources Goal, Policies and Programs
Goal:
The careful management and conservation of the City’s water resources.
The congregate nature of these facilities along with the energy and resource efficient design
allows for lower utility usage in comparison with other residential uses of similar density.
Program 1.2:
The Building Department shall ensure that all plumbing fixtures in new development and
remodeling projects conform to applicable California statutes and codes especially
dealing with water saving fixtures.
All fixtures and appliances will meet or exceed existing energy saving standards.
Policy 2:
The City shall continue to promote groundwater recharge efforts.
Site design intentionally maximizes pervious surface and groundwater retention and supports
groundwater recharge, reducing outflow to the surrounding properties and infrastructure.
Education Facilities
Goal:
Educational facilities and services that are adequate and convenient to all City residents
and enhance the quality of life within the community
The age specific nature of these segments of the senior housing market assures no direct
impact on local educational faculties. Although a positive byproduct often results in a new
volunteer base for the neighboring schools for reading, tutoring and adopt a grandparent
programs.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 26
Surface Water & Storm Drainage Goal
Goal:
Adequate defense against the potential hazards associated with stormwater and surface
water flooding.
Site design intentionally maximizes pervious surface and groundwater retention and reducing
outflow to the surrounding properties and infrastructure
Policy 3:
All new development shall include on-site retention/detention basins and other
necessary stormwater management facilities to accommodate runoff from the 100-year
storm.
Site design intentionally maximizes pervious surface and on site groundwater retention
therefore reducing outflow to the surrounding properties and infrastructure. Site stormwater
design will meet or exceed the 100-year storm standard.
Domestic Water Goal
Goal:
Domestic water facilities and services which adequately serve the existing and long-term
needs of the City.
The congregate nature of these facilities with common kitchen and laundry along with the
energy and resource efficient design allows for reduced domestic water consumption
comparison with other residential uses of similar density.
Policy 1:
The City shall assure that adequate, high quality potable water supplies and facilities are
provided to all development in the community
As stated above the proposed uses create a lower demand on domestic water resources and
infrastructure.
Sanitary Sewer
Goal:
Sanitary sewer facilities and services which adequately serve the existing and long-term
needs of the City.
The congregate nature of these facilities along with the energy and resource efficient design
allows for lower utility usage in comparison with other residential uses of similar density lowering
the demand on sanitary sewer infrastructure.
Air Quality Goals, Policies and Programs
Goal 1:
Land use and development patterns which contribute to the improvement of local and
regional air quality.
Both facilities provide reduced traffic impact and minimal air quality impact. The private shuttle
transportation provides an attractive alternate transportation option that is environmentally
friendly. Residents of both facilities are provided this service at no additional cost to the
resident.
The Centre Pointe Project Specific Plan
City of La Quinta
Amendment #3 Adopted October 16th, 2012 Page 27
Goal 2:
A reduction in pollution emissions generated within the City.
Fewer than 20% of our residents drive and with the private shuttle service the vehicle emissions
for this site will be nominal.
Policy 4:
The City shall encourage growth around activity centers and arterial streets to provide
more efficient travel patterns and transit service.
The facilities location on Seeley Drive and close proximity to the Eisenhower Medical Center
places it in an ideal location for efficient facility provided transportation as well as public transit.
Energy and Mineral Resources Goal, Policies, and Programs
Goal 1:
The efficient use and management of valuable energy resources.
The congregate nature of these facilities with common kitchen and laundry along with the
energy and resource efficient design and the energy efficient appliances allows for reduced
consumption of energy.
Program 1.1:
Planning and building standards which minimize the consumption of non-renewable
energy resources shall be incorporated into City codes.
Careful site design for both facilities along with intentional energy and resource saving design
allows for lower utility usage and demand on resource sensitive utilities, resulting in lower
demand on overall utility infrastructure.
Program 1.2:
Passive design concepts which increase energy efficiency, such as the use of
landscaping materials and site orientation to provide shade and windbreaks, shall be
encouraged.
Site design is a critical component for both neighborhood compatibility as well as providing
passive heating and cooling features for each facility. Each facility is oriented and the
landscape is designed to gain the maximum benefit.
Program 2.1:
Establish building setbacks such that they do not compromise the solar access of
adjacent properties.
The facilities orientation and ample setback are designed to both respect and protect the solar
access for the surrounding properties.
Medium High
Congregate Care Uses
Congregate Care
Residential/
Congregate Care