SP 99-039 The Pointe @ Point Happy RanchTHE POINTE
-Polnt Ha,,vvV kamh
SPECIFIC PLAN
Approved:
4/26/01
THC POINTE
@ potnt Happy Ranch
SPECIFIC PLAN
PREPARED FOR:
The City of La Quinti, California
APPLICANT:
POINT HAP['Y RANCH LLC
17332 IRVINE BOULEVARD, SUITE 250
TUSTIN, CALIFORNIA 92780
PHONE: (714) 734-6088 FAX: (714) 734-6090
Copy Number:
4/26/01
THE POINTE SPECIFIC PLAN
PROJECT TECHNICAL TEAM
OWNERS REPRESENTATIVE
Point Happy Ranch LLC
Robert Sundstrom, Partner
Dennis Sundstrom, Partner
17332 Irvine Boulevard, Suite 250
Tustin, CA 92780
(714) 734-6088
PLANNING, DESIGN
& LANDSCAPE ARCHITECTURE
The Galloway Group
Strategic Land Planning and Site Planning
250 Newport Center Drive, Suite 104
Newport Beach, CA 92660
(949) 644-2055
CIVIL ENGINEERING
Crabtree Group, Inc.
920 North Towner Street
Santa Ana, CA 92703
(714) 543-3444
TRAFFIC ENGINEERING
WPA Traffic Engineering, Inc.
Traffic & Transportation Engineering
23421 South Pointe Drive, Suite 190
Laguna Hills, CA 92653
(949) 460-0110
4/26/01
THE POINTE SPECIFIC PLAN
F PROJECT TECHNICAL TEAM
LANDSCAPE ARCHITECTURE
. Richard Price & Associates
27127 Calle Arroyo, Suite 1905
(- San Juan Capistrano, CA 92675
(949) 248-7138
SURVEY
SANBORN
Civil Engineering, Architecture & Land Surveying
1227 S. Gene Autry Trail, Suite C
Palm Springs, CA 92264
(760) 325-9426
SOILS & GEOTECHNICAL
Sladden Engineering
39725 Garand Lane, Suite G
Palm Desert, CA 92211
(760) 772-3893
ARBORIST
Greg Applegate Consulting Arborist
1131 Lucinda Way
Tustin, CA 92780
(714) 731-6240
4/26/01
THE POINTE SPECIFIC PLAN
EXHIBIT LIST
Exhibit # Title Page
Exhibit 1
Regional Location Map
4
Exhibit 2
Site Vicinity Map
5
Exhibit 3
Development Area Breakdown
12
Exhibit 4
Existing General Plan/Land Use & Zoning
15
Exhibit 5
Proposed General Plan/Land Use & Zoning
16
Exhibit 6
Site Plan
18
Exhibit 7
Illustrative Land Use Plan
19
Exhibit 8
Washington Street — Cross Section
25
Exhibit 9
Entry Design @ Washington — Illustrative & Elevation
26
Exhibit 10
Center Drive "The Grand Promenade" — Section
25
Exhibit 11
The Round -A -Bout "The Grand Circle " - Illustrative
27
Exhibit 12
Wet Utilities — Water & Sewer Plan
35
Exhibit 12A
Wet Utilities — Storm Drain Plan
36
Exhibit 13
Dry Utilities — Electric, Gas, Telephone & Cable Plan
37
Exhibit 14
North Commercial Building — Building Elevations
47
Exhibit 15
South Commercial Building — Building Elevations
48
Exhibit 16
Administrative/Sales Building — Building Elevations
49
Exhibit 17
Independent/Assisted East Building
54
"The Pointe Regency " — Building Elevations
Exhibit 18
Independent/Assisted West Building
55
"The Pointe Regency" — Building Elevations
Exhibit 19
Maintenance Building — Building Elevations
56
Exhibit 20
Villa Units — "Regent's Pointe" — Building Elevations
61
Exhibit 21
The Club — "The Club @ Regent's Pointe" — Building Elevations
62
Exhibit 22
Concept Landscape Plan
65
Exhibit 23
The Gardens "The Village Green" - Illustrative
66
Exhibit 24
Typical Cart & Pedestrian Crossing — Illustrative
67
Exhibit 25
Typical Boundary — Example Boundary Elevation & Sections
67
4/26/01
THE POINTE SPECIFIC PLAN
LIST of TABLES
Table # Title page
Table 1 Development Areaa I through IV — Land Use Summary 23
Table 2 Recommended Plant Material Palette 68
Table 3 Parking Space Dimensions 81
4/26/01
TABLE OF CONTENTS
I INTRODUCTION, 3
1.1 EXECUTIVE SUMMARY........................................................................................................3
1.2 PURPOSE AND INTENT..........................................................................................................4
1.3 PROJECT REGIONAL SETTING...........................................................................................5
1.4 PROJECT SETTING.................................................................................................................6
1.5 ENABLING LEGISLATION....................................................................................................8
1.6 CALIFORNIA ENVIRONMENTAL QUALITY ACT............................................................9
2 PLANS PROGRAMS AND GUIDELINES... ............................................................................... 10
2.1 THE POINTE CONCEPT..............................................................................................................10
2.1.1
DEVELOPMENT AREA BREAKDOWN......................................................................................11
2.2
LAND USE...................................................................................................................................13
2.2.1
LAND USE / GENERAL PLAN CONTEXT.................................................................................13
2.2.2
GENERAL PLAN / LAND USE ..................................................................... ............................14
2.3
ZONING......................................................................................................................................14
2.3.1
ZONING ............................ ...........................................................................
................ ...... ...14
2.4
THE MASTER PLAN OF LAND USE...............................................................................................17
2.4.1
LAND USE BY DEVELOPMENT AREA.....................................................................................20
2.4.2
DEVELOPMENT AREA I (COMMERCIAL)..............................................................................22
2.4.3
DEVELOPMENT AREA 11 (SENIOR MULTI -FAMILY RESIDENTIAL).........................................22
2.4.4
DEVELOPMENT AREA III (SENIOR LOW DENSITY RESIDENTIAL).........................................22
2.4.5
DEVELOPMENT AREA IV (OPEN SPACE).............................................................
..............22
2.5
CIRCULATION PLAN...................................................................................................................24
2.5.1
OFFSITE IMPROVEMENTS......................................................................................................24
2.5.2
ONSITE IMPROVEMENTS.................................................................................
...................... 24
2.6
CONSERVATION, OPEN SPACE AND RECREATION PLAN............................................................28
2.6.1
CONSERVATION....................................................................................................................28
2.6.2
OPEN SPACE..........................................................................................................................29
2.6.3
RECREATION........................................................................................................................30
2.7
INFRASTRUCTURE AND UTILITIES PLAN....................................................................................31
2.7.1
WATER.................................................................................................................................31
2.7.2
SANITARY SEWER................................................................................................................31
2.7.3
PUBLIC UTILITIES................................................................. ..................................
..............32
2.7.4
REFUSE COLLECTION............................................................................................................32
2.7.5
SCHOOLS..............................................................................................................................32
2.7.6
LAW ENFORCEMENT....................................................
.............33
2.7.7
FIRE PROTECTION............................_..._..............._................................................................33
2.7.8
CITY ADMINISTRATION........................................................................................................33
2.7.9
LIBRARY FACILITIES............................................................................................................
34
2.8
THE POINTE DESIGN GUIDELINES.............................................................................................38
2.8.1
GENERAL ARCHITECTURAL GUIDELINES..............................................................................40
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04/26/01
2.8.2 RESIDENTIAL SITE PLANNING GUIDELINES........................................................................... 41
2.8.3 COMMERCIAL SITE PLANNING GUIDELINES (AREA I)............................................................43
2.8.4 COMMERCIAL DESIGN CRITERIA (AREA I)............................................................................ 43
2.8.5 INDEPENDENT/ASSISTED ("POINTE REGENCY") SITE PLANNING GUIDELINES (AREA II) ........ 50
2.8.6 INDEPENDENT/ASSISTED ("POINTE REGENCY") DESIGN CRITERIA (AREA II) ......................51
2.8.7 S.F. ATTACHED VILLAS ("REGENT'S POINTE") SITE PLANNING GUIDELINES (AREA III) .......57
2.8.8 S.F. ATTACHED VILLAS ("REGENT'S POINTE") RESIDENTIAL DESIGN CRITERIA (AREA III)..58
2.8.9 LANDSCAPE GUIDELINES......................................................................................................63
3 ZONING ANIS DEVELOPMENT REGULATIONS............................................................ 69
3.1
SPECIFIC PLAN OVERLAY DISTRICTS........................................................................................
69
3.1.1
DEVELOPMENT AREA I - COMMUNITY COMMERCIAL (CC)..................................................70
3.1.2
DEVELOPMENT AREA II - SENIOR MULTI -FAMILY RESIDENTIAL (SMFR) ............................71
3.1.3
DEVELOPMENT AREA III- SENIOR LOW DENSITY RESIDENTIAL (SLDR)..............................73
3.1.4
DEVELOPMENT AREA IV- OPEN SPACE(OS).........................................................................76
3.2
DEVELOPMENT REVIEW PERMITS AND PROCESS......................................................................77
3.3
OFF-STREET PARKING REQUIREMENTS............................................,........................................79
3.4
DENSITY TRANSFER PROVISIONS...............................................................................................82
3.5
SITE FURNISHINGS - REGULATIONS..........................................................................................83
3.6
SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT APPROVALS.....................................84
3.7
SPECIFIC PLAN AMENDMENTS...................................................................................................85
3.7.1
SPECIFIC PLAN AMENDMENT PROCEDURES.........................................................................
85
4 GENERAL PLAN CONSISTENCY............................................................................................S
4.1 LAND USE ELEMENT.................................................................................................................. 87
4.2 CIRCULATION ELEMENT...........................................................................................................88
4.3 OPEN SPACE ELEMENT..............................................................................................................89
4.4 PARK AND RECREATION ELEMENT............................................................................................89
4.5 ENVIRONMENTAL CONSERVATION ELEMENT...........................................................................90
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT................................................................91
4.7 ENVIRONMENTAL HAZARDS ELEMENT.....................................................................................91
4.8 AIR QUALITY ELEMENT.............................................................................................................92
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04/26/01
I INTRODUCTION
1.1 EXECUTIVE SUMMARY
THE POINTE at POINT HAPPY RANCH Specific Plan is organized in four sections.
Section 1, Introduction; Provides an overview of the document, project setting and history, the
legislative authority for the Specific Plan and the method of compliance with the California
Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines; Provides the organization and framework of the
Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land
use policy for THE POINTE at POINT HAPPY RANCH Specific Plan area and provides the design
guidelines which set design and development criteria and direction for individual projects within
the Specific Plan boundary.
Section 3, Zoning and Development Regulations; Establishes the zoning applicable to land
within THE POINTE at POINT HAPPY RANCH plan area boundary. Development Regulations are
presented for each Planning Area within the Specific Plan boundary.
Section 4, General Plan Consistency; Uses the key land use issues statement of each element of
the City of La Quinta General Plan as the basis for evaluating the consistency of THE POINTE at
POINT HAPPY RANCH Specific Plan with the General Plan.
04/26/01
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive document to guide future development of
THE POINTE at PoINTHAPPYRANCH property in La Quinta, California. This document establishes
development plans, guidelines and development regulations for the Specific Plan area. THE
POINTE atPoINTHAPPYRANCH Specific Plan (TPSP) is intended to ensure a quality development
consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the
future developers of the property.
THE POINTE at PoiNT HAPPY RANCH Specific Plan is intended to guide the character, design and
standards of development within the Specific Plan area. It is meant to provide a degree of
flexibility to allow future development to respond to the changes in society and the economic
marketplace, which will occur over the build out period of the project. The Specific Plan
establishes and updates the design and development policies applicable to development within
the Specific Plan area. Further, in Section 3, the Specific Plan establishes the regulations and
standards, which serve as the zoning for the property.
REGIONAL LOCATION
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EXHIBIT 1
04/26/01
1.3 PROJECT REGIONAL SETTING
The Specific Plan boundary is within the City of La Quinta, a 31.18 square mile municipality
located in the southwestern portion of the Coachella Valley. The City is bounded on the west by
the City of Indian Wells, on the East, by the City of Indio and Riverside County, on the north by
Riverside County, and Federal and County lands to the south. The City of La Quinta was
incorporated in 1982.
The TPSP Area is located on the gently sloping floor of the Coachella Valley and is mostly in the
corporate limits of the City of La Quinta. The site is currently designated for Low and Medium
Density Residential uses by the City of La Quinta General Plan.
Property adjacent to THE POINTE at POINTHAPPYRANCH is designated by the General Plan for a
variety of land uses including:
❖ Low Density Residential
•:• Medium Density Residential
❖ Commercial
❖ Santa Rosa Mountains Open Space
SITE VICINTIY MAP
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EXHIBIT 2
04/26/01
1.4 PROJECT SETTING
The history of the project centers around the use of the property for a ranch dating from the early
1900's. A detailed historical context statement for the City of La Quinta prepared by the La
Quinta Community Development Department is summarized herein and presented in its entirety
in the Appendix.
History of Point Happy Ranch
Prior to 1900, the only documented settlement in or near the City of La Quinta was a small
Indian Village in what is now the City of Indian Wells, The La Quinta area opened up to
homesteading about the turn of the century. The homesteading of the property by Norman
"Happy" Lundbeck occurred about at that time. It was a distinct development from the other
homesteaded properties. The ranch included a one -room elementary schoolhouse built in 1916,
primarily to serve the children living on the ranch. One teacher was hired for the school. The
school building was simple, with a gabled roof, and constructed with wood -frame and wood
siding. A school district was formed which served the area between Palm Springs and two miles
east of Washington Street. A few years later, the school was relocated to Indian Wells; the Point
Happy Ranch school building has not survived. The Point Happy Ranch has a stable and a small
store where the Santa Rosa Mountain spur reaches out into the desert. The ranch was in the path
of the Bradshaw Stage road. Only a few hundred yards to the west of the ranch, in Indian Wells,
was a stage stop and watering hole.
In 1922, the ranch was purchased by Chauncy D. Clarke, a noted philanthropist. He also
acquired several adjoining parcels totaling 135 acres. Mr. Clarke named the property the Point
Happy Date Gardens. Mr. Clarke planted a large portion of his initial 134 -acre property in
Deglet Noor date palms. His ranch became a great success, known not only for its dates, but also
for prized Arabian horses and lavish gardens. Mr. Clarke died on August 22, 1926. Prior to his
death, Mr. Clarke sold his Arabian horses to the Kellogg Ranch in Pomona, now thw site of the
California State Polytechnic University, Pomona.
The structures on the ranch, which stretched back to the La Quinta Hotel, included an Old
California style house, a guest house, two swimming pools, an archery course, bridle paths,
garden of rare trees and flowers, and a worker's village with Mexican, Japanese, and American
families. Only portions of the date groves and several of the workers houses modified over the
years remain today.
Sometime after Marie Clarke's death in 1948, the Point Happy Date Garden was sold to Mr.
William DuPont, Jr., a member of the famous DuPont family. He built a home astride a
mountain saddle in the Santa Rosa Mountain spur that overlooked the Point Happy Ranch. The
home is a single story, single family house of red brick construction. There is a built-in
swimming pool and patio deck on the east side of the house. Below in the date garden, DuPont
built a Mediterranean period style home with a pool and tennis court, in 1965, for Miss Alice
Marble, a tennis celebrity in the 1930's. Both of these buildings still remain on the property.
6
04/26/01
In the 1950's and 1960's, avocado, orange and grapefruit trees were also planted among the date
groves of the original ranch. Other varieties of trees on the property included pecan, tangerine,
lemon, fig, apricot and mulberry. After Mr. DuPont died in 1965 portions of the ranch were sold
off to subdividers who created the single family home community located adjacent and on the
east and the La Quinta shopping center known as "Plaza La Quinta" located adjacent and on the
north. The property has been actively farmed since the originally developed by Mr. Clarke
however as the years have passed, the date trees have matured to the point at which the
commercial value of the grove has seriously diminished, many becoming a significant liability.
The Ranch is awned by Dr. Earl Kiernan today, a member of the Point Happy Ranch LLC. The
Point Happy Ranch LLC is seeking to develop a premier senior continuing care community
which captures the agricultural history of the property through the use of a significant number of
the existing date palms and citrus as well as many of the trees that were once originally found on
the grounds and lavish gardens. In addition, a significant garden element is planned throughout,
particularly in the area known as "The Village Green" which will incorporate the grove look,
many different small formal and informal gardens (such as English, Japanese, Rose, Desert, etc.),
several areas of low-key active and passive recreation and a small lake with cascading falls and a
pavillion.
7
04/26/01
1.5 ENABLING LEGISLATION
The authority to prepare, adopt and implement specific plans 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 adoption of a specific plan. The City Council of La Quinta may adopt
a specific plan by either ordinance or resolution.
04/26/01
1.6 CALIFORNIA ENVIRONMENTAL QUALITY ACT
It has been determined that this Specific Plan may have potential environmental impacts, and,
therefore a Draft Environmental Impact Report has been prepared pursuant to the California
Environmental Quality Act under the provisions of California Government Code beginning with
Section 65457.
The City of La Quinta Planning Staff has used recently submitted environmental information
(generated for applications within the project boundary) supplemented with a focused Traffic
Impact analysis, Noise Analysis, Air Quality Analysis, and Historic Resource Analysis for this
project review.
The data contained in the EIR has provided ample basis for the findings indicating that there is a
potential for environmental impacts on some of the issue areas contained in the Environmental
Checklist but that the Mitigation Measures recommended within this plan approval reduce
potential impacts to insignificant levels.
7
04/26/01
2 PLANS, PROGRAMS AND GUIDELINES
2.1 THE POINTE CONCEPT
The City of La Quinta is unique in that it is the only municipality in the nation named after a
Resort Hotel, The La Quinta Resort. The national recognition and positive image of the City of
La Quinta has been created, in large part, through the La Quinta Resort development and its
premier facilities. In keeping with that concept of a very high quality resort and community, THE
POINTE at PoiNT HAPPY RANcHis planned for a premier Senior Retirement Village; The highest
quality and most unique found in the Coachella Valley.
THE POINTE at PoiNT HAPPY RANCH will serve as further evidence of the image of the quality of the
City of La Quinta and its surrounds and provide an excellent focal point and entry into the City
from the north that will help to serve as an example of the character of the community as a
whole. THE POINTE at POINT HAPPY RANCH is further defined on the westerly boundary by the steeply
sloping Santa Rosa Mountains to the west which provide both a physical boundary and a visual
backdrop to the community.
Several "Guiding Principles" are considered very important and are being used in the planning
for the development of THE POINTE at PoiNT HAPPY RANCH.
♦ The development should be life style driven, caring how people will live with opportunities
to:
0 to enhance and protect the health and wellness of the residents,
0 to continue education and lifelong learning of the residents,
0 to accommodate the latest in technology and information technology,
0 to provide for the residents safety & security,
0 to provide a community and neighborhoods with a sense of place and pride,
0 to facilitate people getting places, and
0 an integration of the residents basic needs within the community.
♦ The development will be developed with a sound infrastructure.
♦ The development should be developed with an environmental sensitivity & sustainability.
♦ The development should be aesthetically pleasing both from within and from the outside
community.
♦ The development and each sub -area should provide street friendly architecture with differing
elevations within the established project's architectural style.
♦ Emphasis should be on overall project design, not just individual house or building design.
♦ The development should provide an historical reference with nostalgic styles
♦ The architecture should be imaginative but with enduring designs which will mature
gracefully.
♦ The Project should use density, where appropriate, to enhance the life-style of the future
residents.
10
04/26/01
2.1.1 Development Area Breakdown
Development Areas within THE POINTE at POINT HAPPY RANCH
The Specific Plan document divides the property into four (4) distinct sub -areas, each with
corresponding "site driven" development regulations and design criteria. These Development
Areas are depicted in Exhibit 3, following.
11
04/26/01
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Development Area IV
(Os)
Open Space
19.33 Acres
Development Area III
t (SLDR)
Senior Low Density Residential
11.77 Acres
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28.00'
N BC08'07W
19.45'
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N 88.26'3SE
41.79'
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52.61'
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N BS38'45E
15.00'
N 00'21'15W
89.25'
N 8738'46E
44.00'
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Development Area II
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Senior Multi -Family Residential
7.32 Acres 1
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2.2 LAND USE
2.2.1 Land Use / General Plan Context
THE POINTE at POINT HAPPY RANCH Specific Plan implements the City of La Quinta General Plan by
bringing together detailed policies and regulations into a focused development plan for the
Specific Plan Area. The TPSP is a regulatory document which, when adopted by ordinance,
governs all facets of project development including the distribution of land uses, location and
sizing of supporting infrastructure, development standards and regulations, and methods of
financing any identified public improvements.
The TPSP is prepared as a link between the General Plan Land Use Element and subsequent
development proposals for individual Development Areas with TPSP. The Land Use Element of
the La Quinta General Plan identifies and establishes the City's policy relative to the desired
future pattern, intensity, density and relationship of land uses in the City. The purpose of the
Land Use Element within the City's General Plan is to establish official City policy which: 1.)
Identifies the general types, locations and distribution of land uses desired in La Quinta at
buildout, 2.) Identifies standards for land uses relative to population and building
density/intensity and the character and compatibility of land uses and, 3.) Identifies desired
courses of action/strategies, which provide the means to implement the community's land use
policies.
The following key land use issues are addressed in the City's policies of the General Plan/Land
Use Element and are consistently reinforced within the development goals and policies of the
Plan.
THE POINTE at POINT HAPPY RANCH Specific Plan will:
♦ Further the City's goal of promoting a low and medium density residential character with
a balance of supporting commercial facilities.
♦ Continue the implementation of the quality community nodes within the City reinforcing
the City's reputation as a desired locale,
♦ Lend to the unique and attractive local character stemming from a combination of THE
POINTE' S environmental setting at the base of the mountains.
♦ Provide a nationally known residential location for the finest in senior care residential
within the City of La Quinta.
1.3
04/26/01
2.2.2 General Plan / Land Use
The existing and proposed land use for the project area are illustrated in Exhibit 4 & 5
respectively and includes:
Existing Approved Land Use
Residential Land Uses
RL - LOW DENSITY RESIDENTIAL — 2 TO 4 DU/AC
ML - MEDIUM DENSITY RESIDENTIAL — 4 TO 8 DU/AC
Proposed land Use
Residential Land Uses
SLDR — SENIOR LOW DENSITY RESIDENTIAL — 4 TO 8 DU/AC
SMFR — SENIOR MULTI -FAMILY RESIDENTIAL -
Commercial Land Uses
COMMUNITY COMMERCIAL
Open Space
OS — OPEN SPACE
2.3 ZONING
2.3.1 Zoning
The existing and proposed zoning for the project area are illustrated in Exhibit 4 & 5 respectively
and include:
Existing Aporoved Zoning
Residential Zoning
RL — LOW DENSITY RESIDENTIAL
RM — MEDIUM DENSITY RESIDENTIAL
Future Zoning — SPECIRC PLAID
Residential Zoning
SMFR — SENIOR MULTI -FAMILY RESIDENTIAL
SLDR — SENIOR LOW DENSITY RESIDENTIAL
Commercial Zoning
CC — COMMUNITY COMMERCIAL
Open Space
OS — OPEN SPACE
14
04/26/01
Low Density Residential
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41.79'
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Medium Density Residential
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SPECIFIC PLAN
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Existing General Plan
Land Use and Zoning
Exhibit 4
15
Development Area III
(SLDR)
Senior Low Density Residential
11.77 Acres
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N 66'26WE
41.79'
4
N W21 -15w
52.61'
5
N 69'35'45E
15.00'
N W21'15'w
69.25'
7 1
N 69'36'4S'E
44.00'
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Development Area IV
(0S)
Open Space
19.33 Acres
Open Space
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Residential 7
Development Area II
(SMFR)
Senior Multi -Family Residential I
7.32 Acres
Specific Plan
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Commercial
Development Area I
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Community Commercial
4.80 Acres
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Future General Plan
Land Use and Zoning
Exhibit 5
16
2.4 THE MASTER PLAN OF LAND USE
The Land Use Plan depicted in Exhibit 6 (Site Plan) & 7 (Illustrative Plan) (reduced versions
follow and a full size of each is in a jacket in the Appendix), illustrates the types, locations and
general organization of land uses within the boundary of THE Po1Ni'E at PoINTHAPPY RANCH Specific
Plan (TPSP). The Land Use Plan illustrates the pattern of proposed development within the Plan
area. The Land Use Plan is intended to promote a balanced and functional mix of land uses and,
once approved, will be consistent with the City of La Quinta's General Plan. THE PorNTE at Ponrr
HAPPY RANCH Specific Plan of Land Use promotes goals for an orderly, attractive, very high quality
residential community for senior care living. As such, the Land Use Plan establishes a
comprehensive pattern of land uses and densities compatible with the site's setting and the goals
and objectives of the City of La Quinta.
Driven by changing market conditions, residential development at the allowable densities has not
occurred. The Coachella Valley has been and continues to be Winter Tourist area for many
"seniors" from all parts of the United States, Canada and other parts of the World. Now many
of those same seniors have made the Coachella Valley their permanent year around home, many
in very large, substantial single family homes. Many of those seniors as they age are now
looking for other options for housing providing the same lifestyle but with fewer operational and
maintenance responsibilities. TPSP provides for a mix of densities and unit types, which
addresses this change. This amendment approves an allowable unit count not to exceed 62
independent living villa units and a maximum of 310 rooms for assisted living, independent
living and continuing care for seniors.
A detailed discussion of the change in land use (where applicable) and the resulting change in
development intensity (allowable dwelling units per acre and/or maximum building coverage) is
presented for each of the four (4) development areas. The Land Use Table delineates a
comprehensive tabulation of allowed land uses, zoning acreages and densities, where applicable,
for the same Development Area. Acreage listed in each table represents the subtotal acreage
within the Development Area for the General Plan/Land Use area. Units lists the unit counts for
each Development area once approved.
17
04/26/01
I
Nis
P O I N T
HAPPY
RANCH
SPECIFIC PLAN
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Summary
I North Commerdal Building 28,500* s.f.
i South Comerdal Bullding 1§,500* s.(.
m
8u1� BLDG- — Pdming Provided
Building 214 sp i—
y Parking Provided 219 spaces
I I land Area 5.01* acres
Area II
— West Inge nclmfl,s teal Bonding 7,900± f. 175 units
c1.trB sf.or East iadeperaenu+t .steel Bonding 60,900* s.f. 135 untts
Maintenance Building 2,675* s.f.
Parking Provided 165spaces
land Area 7.32* acres
Area II
/
Villa Urdu 62 un16 1,600 to 2,000 s.f.
The Club Building 15,500* s.f.
Parking Provided 31 garb
p 34 open spaces
36010 open m spas
f5' land Area 11.55* aces
ADMIN. `
1 y
BLDG. — ^-! Areary
1 1 Fxistlrg Single Family 2,000+ s.f.
QUM P[dSi 1 ** Land Area 19.33± saes
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18
2.4.1 Land Use by Development Area
Within the boundary of the Specific Plan for THE Pow at PoiNT HAPPY RANCH, a range of Land
Uses are provided for in each Development Area. These include Open Space, Residential and
Commercial. The plan area is broken into individual Development Areas in order to address
each unique, but interrelated development environments within the Specific Plan boundary.
Included in each description of land use (by Development Area) is a narrative and supporting
graphics to delineate the proposed land use within each Development Area of the Specific Plan.
Zoning and Development Regulations for each Development Area are presented in Section 3 —
Zoning and Development Regulations.
Historic Resource Related Considerations of the proposed Land Use
The Pointe Happy Ranch property has a significant place in the history of the overall community
of La Quinta. At one time historically, the ranch was a larger operating date and citrus grove
reduced in size over the years by surrounding development. Even though there are no remaining
buildings on-site that have any historical significance in the City, the "grove" nature of the
property is often referred to as significant. All the Development Areas of the TPSP will continue
this nature with the extensive use of date and citrus trees as both ornamental and screening
treatments. The buildings in all Development Areas will integrate the overall historic nature of
the community architecture originally established by the La Quinta Resort and other projects in
La Quinta. Specific conditions for landscaping and development within each Development Area
are delineated within the site and illustrative plans included in this report.
Noise Related Considerations of the proposed Land Use
Development within each Development Area will conform to all applicable noise standards in
the City of La Quinta. None of the uses proposed in Development Area I will generate noise
impacts that will exceed the maximum exterior CNEL level mandated by the City standard. All
buildings are to be attenuated and there are no uses proposed in Development Area I that will
create noise impacts to existing or future residential units. All residential units are substantially
set back from Washington Street, the only off-site noise generator associated with the project,
and will not be impacted by noise from that source.
Traffic Related Considerations of the proposed Land Use
The project's traffic demand has been analyzed by a focused traffic study for the overall site.
The land uses in Development Area I generates the majority of the traffic demand for the site.
The focused traffic study/parking demand study for the multiple land uses in the TPSP reviewed:
1) existing and future traffic volumes on Washington Avenue related to access to the TPSP
project site; 2) on-site traffic circulation; 3) on-site circulation for safety vehicles; 4) queuing
distances for all on-site controlled access points; and, 5) parking demand for unique senior care
residential units. The type of residential units proposed, generates significantly less traffic
volume and require less parking than traditional residential developments. The majority of the
residents do not own or drive automobiles, therefore access and parking demand are significantly
diminished. Primary automobile traffic generation is from the guests of residents and on-site
employees. The traffic and parking demand study developed mitigation measures required to
20
04/26/01
meet the City of La Quinta minimum level of service/parking requirements and traffic
engineering design standards. This technical document is provided in the Appendix of the TPSP.
The following mitigation measures contained in the technical study have been included in the
plan and will be implemented for all Development Areas of the TPSP:
1. Clear unobstructed sight distances shall be provided at all on-site intersections.
2. Final project site access to each Development Area shall be subject to review and
approval by the City Traffic Engineer and the Director of Community Development
during the development review process to ensure compliance with City access and
design standards.
3. Provisions shall be made in site access to provide separation of electric carts and
automobiles. Pedestrian walkways shall be provided throughout the site for
separation of pedestrian and automobile traffic.
4. There shall be a minimum of 80 feet of queing distance from Washington Avenue
right-of-way before any circulation drive enters the primary drive.
Guard Gate Queuing Requirements
Mitigation strategies to be incorporated into the site development plan include the following:
Signage at any gated areas shall clearly delineate areas served by controlled access.
On-site Circulation
Access shall be provided by a primary access roadway serving all the Development Areas. No
controlled access will be allowed for the commercial buildings within Development Area I.
Paths of travel separating electric carts, pedestrians and automobiles shall be provided
throughout the site. Vehicular access shall conform to all engineering design standards and
design standards for access by safety vehicles to all areas of the site including a secondary point
of access for safety vehicles. On-site circulation shall be provided for the single-family
residence in Development Area IV through the overall project site.
21
04/26/01
2.4.2 Development Area I (Commercial)
Commercial Land Use
Within Development Area I, the commercial uses include professional and medical offices,
accessory service uses such as mail center, beauty and hair salon, physical and medical therapy
centers supporting the residential uses in the remaining Development Areas of the TPSP. Refer
to Table 1 for details of acreages, unit count, square footage and parking, as appropriate.
2.4.3 Development Area II (Senior Multi -family Residential)
Multi -family Residential Land Use
Within Development Area II, the residential uses include combined residency buildings for
senior continuing care living, including but not limited to Assisted Living, independent living,
Alzheimers, nursing and dementia units. Operational areas for offices, administration,
recreation, kitchen and dining facilities, medical and physical therapy to be incorporated into
each building facility. Refer to Table 1 for details of acreages, unit count, square footage and
parking, as appropriate.
2.4.4 Development Area III (Senior Low Density Residential)
Single Family Residential Land Use
Within Development Area III, the residential uses include duplex and four-plex single family
residential units for independent living as well as in home assisted living support. Each unit will
have full interior improvements including standard kitchen facilities. Included in Development
Area III is a Club Building providing recreation, administrative office, medical office, and
congregate dining facilities. Refer to Table 1 for details of acreages, unit count, square footage
and parking, as appropriate.
2.4.5 Development Area IV (Open Space)
Open Space Land Use
Development Area IV Land Uses include the hillside area of the property and one (1) single
family dwelling unit and appurtenances. No change to existing entitlement will occur with the
approval of the Specific Plan. Refer to Table 1 for details of acreages, unit count, square footage
and parking, as appropriate.
22
04/26/01
TABLE 1
Approved Land Use — Development Area I
CC — Community Commercial CC 5.01 N/A N/A
TOTAL 5.01
ADDroved Land Use —Development Area II
PLAN/LANDGENERAL USE ZONEDENSITY
SLDR
SMFR — Senior Multifamily Residential SMFR 7.32 310
42.3 DU/AC
TOTAL 7.32 310
42.3 DU/AC
Approved :Land Use — Development Area III
SLDR — Senior Low Density Residential
SLDR
11.55 62 5.4 DU/AC
TOTAL
11.55 62 5.4 DU/AC
Approved Land Use — :Development Area W
GENERAL PLAN/LAND USE
ZONE ACRES UNITS
DENSITY
(1) One unit currently exists
(2) Residential density transferred to Development Areas II &III.
23
04/26/01
2.5 CIRCULATION PLAN
Future circulation improvements necessitated by this project are shown on the proposed Site
Plan shown on Exhibit 6 (page 18) and on the Washington Street cross section (combination
Exhibit 8 on page 25) following Section 2.5.1.
2.5.1 Offsite Improvements
The off-site public streets adjacent and providing primary access to THE POINTE at PoiNT HAPPY
RANCH is Washington Avenue and is currently developed in accordance with La Quinta
Engineering and Public Works Department standards. A Traffic analysis has been completed
considering the uses and demand generated by those uses and has provided recommendations
regarding the configuration of the entry to THE POINTE at POMT HAPPY RANCHand improvements on
Washington Avenue all of which have been included in the design and made a part of the project.
Based on this analysis, no other significant impact is created on offsite improvements. City-wide
mass transit systems and stops are accessible via Washington Avenue and Highway 111. A cross
section of Washington Street is contained on the combination Exhibit 8 on the next page.
2.5.2 Onsite Improvements
THE POINTE at PoiNT HAPPY RANCH will be served by internal private roadways which link the four
planned areas of development to Washington Avenue THE POINTE at Ponrr HAPPY RANcx main drive
will serve as the formal entry and main spine for vehicular access to each of the development
areas. The configuration of the entry and the main drive features a separated roadway with a row
of majestic date trees down the center of the island and on each side in the parkways. The entry
will feature the use of historic landscape materials and plantings in a manner that will form a
grand and elegant statement for THE POINTE at PoiNTHAPPYPANCH. The project site is a portion of
one of the first date groves in the La Quinta area and has long been cultivated with dates, citrus
and accented by bougainvillea and oleander plantings. The use of these materials is planned for
not only the entry but for use throughout both the commercial and residential portions of THE
POINTE at PorNTHAPPY RANcx and will become the landscaping signature and add to the elegance of
the resort. All internal supporting private roadways will be improved to the design and structural
standards in effect at the time of tentative map or development approvals. Pertinent Exhibits
follow. Exhibit 9 oon page 26 details the entry design both in plan view and elevation,
Combination Exhibit 10 on page 25 reflects a cross section of the center drive, "The Grand
Promenade." and Exhibit 11 on page 27 reflects a plan view of the center circulation drive
"Roundabout"
24
04/26/01
PROPOSED
VLLLA TOWNHOMES
WALL SECTION AT HILLSIDE
WALL SECTION AT EXISTING COMMERCIAL WALL SECTION AT EXISTING RESIDENTIAL
THE GRAND PROMENADE
HAPPY
ISPECIFZC PLAN I
TYPICAL CART AND PEDESTRIAN XING
(.A.: I.- • I.11
WASHINGTON STREET
Washington Street — Exhibit 8
The Grand Promenade — Exhibit 10
Typical Cart & Pedestrian Crossing — Exhibit 24
Typical Boundary & Wall Section — Exhibit 25
- THE
GALLOWAY
GROUP
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VIEW FROM WASHINGTON STREET
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ENTRY MONUMENTATION
Entry Design at Washington Street
Exhibit 9
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R A N C H
SPECIFIC PLAN
ROUND -A -BOUT
The Round -A -Bout "The Grand Circle"
Exhibit 11
DATEPALMS
ACCESS GATES
FLOWERING ACCENT TREES
GUARD HOUSE
TEXTURED PAVING
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2.6 CONSERVATION, OPEN SPACE AND RECREATION
PLAN
The TPSP Conservation, Open Space, and Recreation Plan identifies and establishes the plan
policy relative to the identification, establishment, preservation and management of natural
resources, open space and recreation amenities within the plan area boundary. The purpose of
the conservation, Open Space, and Recreation Plan is to establish development policies and
philosophy which identifies areas in the THE POINTE at PorNTHAPPY RANCH plan area with substantial
natural resources which shall be managed to prevent waste, destruction or neglect. Additionally,
the plan identifies policies related to permissible uses development standards within
Conservation, Open Space, and Recreation areas, as well as programs to ensure the conservation
of resources and identifies desired courses of action/strategies which provide the means to
implement the community's conservation policies.
2.6.1 Conservation
THE POINTE at PorNT HAPPY RANCH project area has been developed with the goal of balancing the
conservation and management of natural resources with the implementation of a high quality
senior continuing community. Policies and programs for the conservation, management and use
of natural resources include:
♦ Support the use of THE POINTE at PorNT HAPPY RANCH plan will substantially reduce the potential
for natural occurring flooding or erosion from THE POINTE at PonrrFAPPYRANCH onto the
adjacent single family subdivision.
♦ Prevention of soil erosion using the appropriate design criteria and careful placement of
landscaping.
Topography/Hillside Areas
Approximately 20 acres or 45% of the Specific Plan area is comprised of the undeveloped Santa
Rosa Mountains, which are located in the western region of the plan area. These mountains
contribute to the City's visual, wildlife and biological resources. The mountains provide a
dramatic framing element to THE POINTE at POINT HAPPY RANCH as a result of their close proximity,
steep topography and varied vegetation.
Prior to issuance of first building permit, the developer shall record an easement ensuring that all
hillside areas (excepting those areas devoted to the single family residence, access, and
appurtenances) remain undeveloped open space. The easement is to be approved by the city
attorney.
28
04/26/01
Archaeological Resources
Information provided by the Archaeological Research Unit at University of California,
Riverside, concluded that the most likely locations of prehistoric cultural resources in La Quinta
were along the foot of the Santa Rosa and Coral Reef Mountains. The area proposed for
development within Point Happy Ranch has been fully farmed and cultivated over a period of
80-90 years with no expectations of surface archeological resources remaining on-site. As a
condition of approval, excavations in excess of ten feet in depth will require grading monitoring
to assure the protection of previously buried archaeological resources, if any.
Historical Resources
A detailed historical context statement for the City of La Quinta has been prepared and includes
Point Happy Ranch and is presented in its entirety in the Appendix.
Point Happy Buildings and Grounds
Point Happy Ranch is the remnant of a cultivated date and citrus grove established prior to the
formation of the City of La Quinta. The groves are in a deteriorating state inasmuch as the
majority of the grove trees no longer have commercial crop value.
The Hill House
The Hill House, originally constructed in the 1950's, is of block construction and will remain on
the property and will eventually be enlarged as a year -around single family home with accessory
buildings.
The Ranch Buildings
The buildings on the Point Happy Ranch grounds include four (4) residences and an assortment
of out buildings for ranch operations. None of the existing buildings have been identified to
have any significant historic, cultural or scenic value. All buildings, because of their local
interest, will be fully documented before demolition.
2.6.2 Open Space
THE POINTE at PorNTHAPPY RANCH is designed in recognition of the fact that high-quality projects are
designed and planned around open space/recreation specifically designed for the project and
around open space and natural features such as the Santa Rosa Mountains.
To maximize the effect of open space, common open space areas including gardens, walking,
jogging and cart paths, areas to meet, relax, people watch and picnic are strategically located
throughout the residential and commercial components of the project.
29
04/26/01
2.6.3 Recreation
THE POR -ITE at PorNT HAPPY RANCH is planned as a very high quality resort style adult retirement
community and therefore contains as a major element an extensive passive and active recreation
program supportive and consistent with this type of community. The Village Green area in
Development Area II contains a water feature surrounded by activity areas for active and passive
recreation to be enjoyed by the senior residents of all development areas. Each area has
continuous walking paths and formal and informal gardens for passive recreation use and
enjoyment.
30
04/26/01
2.7 INFRASTRUCTURE AND UTILITIES PLAN
The infrastructure system planned to serve THE POINTE at POINT HAPPY RANCH is described below and
is designed to provide a coordinated system of infrastructure and public services to adequately
serve the property at full buildout. The infrastructure and Utilities Plan identifies standards for
infrastructure and public services relative to land use intensity envisioned for the plan area within
the property's infrastructure and public services policies.
2.7.1 Water
Potable Water
The potable water system of the City is operated and administered by the Coachella Valley
Water District (CVWD) which extends service based upon approved designs and improvements
constructed by the private developer. The CVWD assesses new development $2,100 per
connection to tap into the potable water distribution system. CVWD operates from a system
wide master plan that provides the City with potable water, which is pumped from an
underground aquifer through wells located throughout the City. Wells range in depth from 500
to 900 feet. Potable water pumped to the surface is stored in three reservoirs located south of the
Cove, one at Highway 11 and Adams, and one reservoir in the northeastern portion of PGA
West. These five reservoirs provide high quality water to each pressure zone in the City. The
potable water distribution system transports water to residential and commercial users via an
underground system with line ranging in size from 6 to 36 inches. Water service on-site and
points of supply are depicted in Exhibit 12 (Wet Utilities- Sewer & Water Plan) on page 35
following.
Irrigation Water
Irrigation water is either pumped from shallow wells or is provided by the CVWD and is
supplied to the City via the All American Canal. The canal receives its supply of water from the
Imperial Reservoir on the Colorado River north of Yuma, Arizona, which loops through the City
on the west side of Lake Cahuilia County Park passing through PGA West. Although the
irrigation water conveyed from the Colorado River could be made potable with limited
treatment, the existence of the vast high quality underground water supply has relegated this
source for use in irrigating golf courses, existing agricultural area and for recharging the
underground aquifer.
2.7.2 Sanitary Sewer
Sanitary Sewer
The sanitary sewerage collection and treatment system for the City is operated and administered
by the CVWD which extends service based upon approved designs and improvements
constructed by the private developer. The CVWD assesses new development per equivalent
dwelling unit (EDU) to provide comprehensive wastewater collection and treatment. Existing
points of sanitary sewer disposal and general extensions of on-site sanitary sewer is depicted in
Exhibit 12 (Wet Utilities — Sewer & Water Plan) on page 35 following.
31
04/26/01
Storm Water Drainage
The storm water drainage system in the City is designed as a comprehensive system to safely
collect and transport flows throughout the City. Local storm water facilities (on-site) are
reviewed and approved by the City Engineering Department. All the storm water flows from this
site flow naturally to the north and east through the yards and streets of the adjacent single
family residences and to Washington Avenue. Once these flows ultimately reach Washington
Avenue, they are intercepted by a storm drain system (60" RCP) in Washington Avenue, which
was designed and constructed to accept these flows consistent with the ultimate development of
Point Happy Ranch property. THE POINTE at PoINTHAPPYRANCH, as designed proposes to grade the
property and provide both surface drainage and an on-site underground storm drain system to
carry all storm flows to the underground storm drainage system in Washington Avenue. This
provides not only a system to safeguard the property of THE POINTE at PoiNTHAPPY RANCH, but also
improves the storm drainage of the adjacent single family residences from its original design.
The general on-site storm drain system is depicted on Exhibit 12A (Wet Utilities — Storm Drain
Plan) on page 36 following.
2.7.3 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone are
routed around the perimeter of THE POINTE at PoINTHAPPY RANCH. Gas is also available to the site.
All permanent power, gas and telecommunications distribution lines internal to the project will
be placed underground. Location of existing facilities and points of supply are depicted on
Exhibit 13 (Dry Utilities) on page 37 following.
2.7.4 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La
Quinta for this purpose. Refuse collection occurs in accordance with a schedule established by
the franchisee and the City. Refuse collection within the plan area will be provided in
accordance with a schedule established by the franchisee. Prior to regularly scheduled pick-up
and removal, refuse will be contained in a maintained surface bin environment consistent with
and ensuring the excellent quality of environment at THE POINTE at PoINTHAPPY RANCH.
2.7.5 Schools
The public education needs of the City are provided by two public school districts which include
the Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School
District (CVUSD). The Coachella Valley also contains several private schools administered by
religious or other private entities that are attended by La Quinta School Children. The boundary
between the two districts extends south on Jefferson Street from Avenue 48, and west on Avenue
58.
The Applicant will pay fees to the Unified School District consistent with those levied on
residential retirement community and commercial development throughout their jurisdiction.
In that the community will not house children, it is believed that the location of existing schools
for existing housing and provision of proposed schools consistent with the construction of new
32
04/26/01
housing will facilitate the needs of the children of those who are employed by the residential and
commercial activities of the project.
2.7.6 Law Enforcement
Law enforcement services are provided to the City through a contract with the Riverside County
Sheriff Department. The Sheriff Department extends service to the City from existing facilities
in the City of La Quinta and City of Indio. The existing agreement between the City and Sheriff
Department provides protection on a 24-hour basis, seven days a week. The Department utilizes
seven patrol deputies, which provide five-minute response times to the Ranch area. Two
additional deputies, which comprise its target team, are also contracted by the City and work 40
hours each. The Sheriff Department utilizes a standard of 1.5 deputies/1000 population to
adequately serve the City.
Given the nature of the community envisioned, the residential area access will be restricted by
manned gates. Given the high level of project amenity and the inherent desires of the planned
residential population, THE POINTE at PoiNT HAPPY RANCH development area will be further protected
by a security force on a 24 hour patrol basis.
2.7.7 Fire Protection
Fire protection service is provided to the City by Riverside County Fire Department. The Fire
Department administers two stations in the City. One facility (Station #32) on Avenue 53, west
of Washington Street, and another facility (Station #70) at the intersection of Madison street and
Avenue 54 within the PGA West project area. The Fire Department also operates four additional
stations in surrounding communities, which results in overlapping service areas. The
Department currently exhibits an Insurance Services Office (ISO) public protection class rating
of four, based on a descending scale from one to ten, with first -in -response times ranging from
two to six minutes. The ISO established it's rating system based on the provision of
manpower/staffing, communication facilities, water system for suppression, automatic
sprinkler/alarm systems, response times and building standards. Fire hydrants will be provided
on-site and all buildings will have sprinkler and alarm systems that meets or exceeds codes and
standards for this type of development. Springs Ambulance Service provides paramedic service
to the City, which is located at Station #70 in La Quinta.
2.7.8 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000
square feet for City departments. This includes the Mayor and City Council, City Manager, City
Clerk, Finance Department, Planning and Community Development Department, Engineering
and Public Works Department. These public resources are housed in the municipal complex at
the southwest corner of Calle Tampico and Washington Street. The complex provides space for
all City administration staff and associated ancillary facilities. Given the current level of
developer backed participation funding current growth within the City, this new facility provides
adequate space for City functions projected to suffice a growing population well into the future.
33
04/26/01
2.7.9 Library Facilities
The City is served by a public library located in the Village, which is administered by the
Riverside County Library System. The existing facility contains approximately 2,065 square feet
and includes approximately 18,000 volumes. A new 9,000 square foot facility is planned as a
component of the municipal complex. On-site library facilities will be provided for residents
within the TPSP diminishing any impact the project may have on current and future City library
services.
34
04/26/01
"__ I GARAGE 1 I GARAGE +A'�. GARAGE
516.41;r _ 28. S7&F
� 88' '' 15'S14 � Tjii M0 34° — � P� — •• �^• •�'^�
SINGLE FAMILY '
ATTACHED VILLAS
62 UNITS
UTILITY LEGEND
—8'S— INDICATES SEWER MAIN
4RAi i
POINT
HAP P ILT
RANCH
[SPECIFIC PLAN
INDICATES 4 SEWER LATERAL
SMHO INDICATES SEWER MANHOLE
SCA O INDICATES SEWER CLEAN-OUT
—B'W— INDICATES WATER MAIN
—6'F— INDICATES FIRE MAIN
INDICATES WATER METER/SERVICE
.¢FH INDICATES FlRE HYDRANT
EXHIBIT 12:
WET UTILITIES
CONCEPT PLAN
FEBRUARY 2001
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N 89'38'45*E
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TYPICAL SECTION
(NO SCALE)
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- Exhibit 12
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35
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EXHIBIT 12A:
STORM DRAINAGE /GRADING CSM
CONCEPT PLAN
FEBRUARY 2001
Z
21'
0
BEARING
DISTANCE
IN Blr43'45*E
28.00'
7
til
IN 00`21'15W
52.61'
O
N 89'38'45E
15.00'
W
89.25'
SCALE
44.00'
1:60'
1 INF nATA
0
BEARING
DISTANCE
IN Blr43'45*E
28.00'
til
IN 00`21'15W
52.61'
O
N 89'38'45E
15.00'
N 00'21'15W
89.25'
N 89'38'45-E
44.00'
C., TYPICAL SECTION
Crabtree Group, Inc.
(K lrxtr
PSN
;r
Wet Utilities
Exhibit 12A
Storm Drain Plan
36
TYPICAL SECTION
#1v
TYPICAL SECTION
COMMON TRENCH—DRY LRILITIES
(++o sexE7
EXHIBIT 13:
DRY UTILITIES
CONCEPT . PLAN
(POWER, GAS,TELE, CA TY)�
FEBRUARY 2001
6L 6a rzo
SCALE 1:60'
HNF DATA
Q
BEARING
DISTANCE
a
N 88'43'45'E
28.00'
N 00.21.15W
52.61'
�5N
89'38'45'E
15.00'
I
N 00'21'15'W
89.25'
7'
N 89'38'45
44.00'
Dry Utilities
Exhibit 13
Electric, Gas, Telephone & Cable Pla:
37
2.8 THE POINTE DESIGN GUIDELINES
The design guidelines contained in this sub section are intended to establish a consistent design
expression among site planning, engineering, architecture, and landscape architectural
components while allowing reasonable flexibility in design.
The design guidelines for THE POINTE at PoiNr HAPPY RANCH are intended to:
♦ Assist in implementing the design intent of the Specific Plan by establishing project design
compatibility among different residential densities and land use;
♦ Create a framework to implement individual product design vocabulary while maintaining
community identity;
♦ Delineate criteria for enhancing the natural features, plant materials and habitat areas; and
♦ Provide a consistent approach to site planning, building design, street furniture and signage,
wall and fence materials and color, lighting, landscaping, and other design elements that will
endure for the life of the community.
The guidelines provided herein suggest themes compatible with the surrounding character and
are not intended to limit expressions of varying architectural styles within the entire Specific
Plan area. The Design Guidelines presented herein establish the framework to achieve harmony
and compatibility within the existing framework of the two residential neighborhoods and the
supporting commercial area while providing the flexibility to create variety in the architectural
expression and interpretation of the design styles envisioned for the community. Examples of
the desired design theme are illustrated on the following pages and are conceptual and do not
depict final designs, nor should they limit the range of expression among individual builders and
their design teams.
TBE POINTE at POINT HAPPY RANCH Residential Architectural Context
It is encouraged that proposals for residential and commercial development work within the
context of the existing architectural products of the resort tempered by these suggested
guidelines. A brief description of the context for the architectural style and design parameters
for THE POINTE at PoiNr HAPPY RANCH plan area is presented below.
The rich Spanish heritage of the early California settlers combined with the mild
Mediterranean climate of the Southern California coastal and inland areas provided the
framework for the Spanish eclectic style of architecture that gained popularity in southern
California during the early 1900's. The desire to locate, based on the pleasant
environment, was the primary reason for the inhabitation of the La Quinta area originally.
This environment -driven style uses architectural details borrowed from the entire history
of Spanish architecture. The Spanish eclectic style of architecture is characterized by
single and multi -story masses which are typically informally arranged and asymmetrical
38
04/26/01
in form. Towers are typical building accents and are interconnected by walkways
featuring a variety of arcades leading to the front entrance or along a courtyard. The
roofs are typically low pitched with little cave overhang, and are covered with clay tile.
Roof forms typical of this style of architecture include side or cross -gabled, hipped, flat
with parapet walls juxtaposed in a combination of one or more of these roof
configurations.
Within THE POR rM at PorNT HAPPY RANCH special features are used to articulate and identify
the Spanish Castilian style of building mass and architecture. One or more prominent
arches is commonly placed above a door or principal window, or beneath a veranda. The
entries are usually emphasized through the use of pilasters, columns, ledger stone
facades, or patterned tiles, smooth stucco finish, timber brackets, and with the doors
made of heavy wood panels.
Decorative window grilles of wood or wrought iron are common, as a similar balustrades
on porches and balconies leading to outdoor living spaces which are an important
component of the Spanish eclectic style home environment. Exterior patios or courtyards
serve as an extension of the indoor living space through the generous use of windows and
glazed doors.
These outdoor living areas are protected from adverse climatic conditions through the use
of overhead trellises, extended roof overhangs and angled building forms, which enclose
outdoor space.
THE POINTE at PorNT HAPPY RANCH draws on these architectural themes similar in nature to the
theme of other prominent developments and landmarks within the City of La Quinta.
The style and design parameters herein are presented within this Spanish Castilian motif
and are provided for the benefit of individual builders, their planners/designers, and City
of La Quinta staff and decision making bodies in the review of THE POINTE at PorN-r HAPPY
RANCH site development proposals. As such, the design guidelines identify elements for
all residential and commercial proposals THE POINTE at PorNTHAPPY RANCH Specific Plan
area.
These guidelines should be incorporated into the subsequent site development permits,
conditional use permits, and subdivision maps submitted to the City for approval unless it
is demonstrated that certain guidelines are not applicable, inappropriate, or not feasible
under the circumstances.
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04/26/01
2.8.1 General Architectural Guidelines
THE POINTE at POINT HAPPY RANCH architectural style can best be described as Spanish Castilian
featuring the heavy use of ledger stone accents, smooth stucco finish, timber brackets and trellis
work with an "S" or barrel clay or concrete tile roof.
Color
An earth tone palette will predominate within the context of THE POINTE at POINT HAPPY RANCHand is
based on a history for the La Quinta area architectural style. Complimenting this simplistic color
scheme is a variety of roof tones offset by the contrast of the window moldings and associated
detail.
♦ The predominant color of all structure should be limited to the spectrum of white, cream, tan,
sand, light brown, mauve and other earth tones which are complimentary to the color tones
found in the Santa Roas Mountains surrounding the property. Colors outside this spectrum
should be used for accents only. In order to achieve the variety of architectural expressions
envisioned for the residential components on THE PorNM at POINT HAPPY RANCH, a variety of
materials and colors should be used to create a rich tapestry of design elements.
♦ The predominant color range is defined by the earth tones. A range of muted color tones
shall be sued throughout THE POINTE at POINT HAPPY RANCH.
♦ The extensive use of bright vibrant colors is discouraged in residential neighborhoods.
Contrasting darker accent colors, typical of window moldings found in the Early
California/Spanish Castilian motif will be used. Awnings and exposed beams and rafters
may be similarly used and accented.
Materials
A limited variety of roof materials should be used including "S" or barrel clay or concrete roof
tiles. The color of roofs shall provide a range of deep tones. The color of roof materials should
be varied to reflect the consistency with the surrounding architectural theme. All roofing
material shall be fire retardant.
♦ The predominant exterior building material should be a smooth finish along with ledger
stone, timber brackets and trellis work to give THE POINTE at POINT HAPPY RANCHa distinctive
look consistent and complimentary with other quality developments in the La Quinta area.
♦ Wood, tile and wrought iron should be used as accent materials as dictated by the applicable
architectural style.
40
04/26/01
Site Planning
l Appropriate site planning guidelines as discussed below should be used in order to ensure
functional and aesthetic development. Guidelines are intended to be flexible. Not all guidelines
are applicable in all situations. Judicious use of guidelines should be used in order to achieve a
high quality consistency in design theme within the adjacent architectural context.
♦ Site planning parameters shall conform to the criteria set forth herein wherever possible.
♦ Flexibility in interpretation is to be implemented in site design to achieve individuality
among development boundaries.
Building Massing and Scale
The single family attached villa residences ("Regent's Pointe") in Development Area III should
be low-rise in nature to create a pleasant neighborhood environment and street scene.
♦ Building wall planes, particularly on the front elevation, shall be staggered to create interest
along the street scene, to provide a desirable human scale, and to avoid visual monotony.
♦ Single -story plate lines are encouraged on the front elevation by stepping back the second
and third story wall planes to effectively break up the building mass and provide a reduced
scale along the street scene.
♦ Single -story plate lines with second and third story wall setbacks are encouraged on side and
rear elevations where feasible.
♦ Side elevations shall provide the same level of articulation and detail as the front elevations
where feasible.
♦ An articulated roofscape shall be created through the use of a variety of roof forms.
♦ Repetitious gable ends along front and rear elevations shall be minimized.
2.8.2 Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny and hot weather in the summer, while the
winter months feature excellent air clarity and are relatively mild. The design of residences shall
incorporate elements that respond to those conditions, such as patios, courtyards, arcades, plazas,
and paseos. In addition, extended roof overhangs shall be used in response to climatic
conditions. Other residential site considerations include the following:
♦ The placement of structures should consider prevalent environmental conditions — sun, wind
and view.
41
04/26/01
♦ Orientation of development edges should maximize view potential and access to natural open
areas and improved recreation areas. Open area "fingers" should extend into residential areas
where possible.
♦ Guest parking should be located to provide easy access to units.
♦ Pedestrian and electric cart paths should be provided through all development areas.
♦ Bordering open areas should be sited to maximize views and discourage through access.
♦ Recreation areas/greenbelt features should be visible upon entry to each Development Area
to enhance value.
♦ Individual attached buildings should be separated sufficiently to provide a green space image
and accommodate walks and other circulation elements.
♦ Within gated Development Areas, sufficient stacking distances at project entries should be
provided.
42
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2.8.3 Commercial Site Planning Guidelines (Area I)
The site design and planning of commercial areas will incorporate elements that respond to the
desert climatic conditions in much the same manner as the residential components of the plan.
Elements include generous patios, spacious courtyards, arcades, plazas, and paseos. Other
planning guidelines for commercial areas are listed below.
♦ Prominent buildings should be sited in key landmark locations and be easily accessible and
convenient.
♦ Service areas should be sited in little used areas and effectively screened
♦ Pedestrian and electric cart access routes between adjacent uses should be incorporated into
the commercial site design, where feasible.
♦ Mixed-use areas should be site planned as large pieces and individual uses integrated to
provide functional and cohesive, mixed-use zones.
♦ Pedestrian spaces should be provided by creating plazas, courtyards, and promenades linking
commercial use areas.
♦ Parking should be oriented to permit pedestrian flow to shops without having to cross
numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from commercial and
service traffic is encouraged.
♦ Within THE P0= at POINT HAPPY RANCH, the shared use of service areas, parking, access, etc.,
should be integrated into the design.
♦ Orient private or quasi -public entrances to be visible from entry streets.
♦ Roof equipment should be architecturally screened where feasible.
♦ Pedestrian and electric cart access to adjacent uses should be provided.
2.8.4 Commercial Design Criteria (Area I)
Commercial Building Materials and Colors
A range of muted color tones shall be used throughout the commercial areas of THE POMTE at
POINT HAPPY RANCH.
43
04/26/01
♦ The extensive use of bright vibrant colors is discouraged except for limited accent or focal
elements.
♦ The color of roofs should provide a range of tones compatible with the existing Spanish
architectural influence found throughout La Quinta. All roofing material shall be fire
retardant.
Wall Planes, Windows, and Doors
♦ The use of wood frame windows scaled to the interior space is encouraged. Frames should
be painted or appropriately colored to match the commercial building or adjacent residential
trim material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other
elevation that is visible from other private or quasi -public spaces. Trim should be painted to
be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The
use of many different styles of windows on one building plane shall be avoided. The size
and proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building elevations if
consistent with the Spanish Castilian eclectic style.
Entries
♦ The entry of commercial building masses shall be articulated as a focal point of the
building's front elevation through the appropriate use of spatial offsets, roof elements,
columns, porticos, recesses or projections, windows or other architectural features.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to
provide visual interest.
♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor
space.
♦ Second story balconies are encouraged to provide visual interest to the street scene, and to
increase the perceived front setback of the second story.
♦ When used, porches and balconies shall be designed as an integral component of the
building's architecture and style, and shall not appear as a poorly conceived add-on element.
44
04/26/01
♦ The design of porch and balcony railings shall complement the building's architecture and
style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the commercial building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the
building.
♦ The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements that complement the architectural massing
and form of the building.
Archways
♦ The use of archways must be compatible with the architectural style of the building, and shall
be designed as a complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and
courtyards and parking elements.
Walls and Fences
♦ Walls and fences, which are visible from streets, open space, or other private or quasi -public
areas, shall be compatible in material, color, and design with adjacent and/or existing
architectural elements.
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible with
the building architecture, or by plant material adequate in size to provide proper screening.
♦ All utility meters are should be integrated into the architecture and screened from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the Commercial Development Area in which they are located.
45
04/26/01
♦ Carports or landscaped trellage, which integrate into the building design, is encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent commercial buildings.
Common Space Elements
♦ All Commercial areas shall have fully enclosed trash enclosures, which are compatible in
material, color and design with the building architecture.
♦ Facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be
designed in the same architectural style, and to the same level of detail and articulation, as
the main buildings they support.
Exhibits 14, 15 & 16 immediately following depict the commercial building elevations and
architectural style proposed in Area I.
46
04/26/01
PARAPET
DORMER
NORTH ELEVATION
WEST ELEVATION
SOUTH ELEVATION
CONCEPTUAL
ELEVATIONS
P O IN T
HAPPY
RANCH
SPECIFIC PLAN
NORTH BUILDING
COMMERCIAL / OFFICE
North Commercial Building
Exhibit 14
47
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SOUTH ELEVATION
WEST ELEVATION
NORTH ELEVATION
VIEW FROM WASHINGTON STREET
(EAST ELEVATION)
SOUTH BUILDING
COMMERCIAL / OFFICE
CONCEPTUAL
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VIEW FROM WASHINGTON STREET
EAST ELEVATION
CORBELS
.VENEER
NORTH ELEVATION
SOUTH ELEVATION
ADMINISTRATION BUILDING
CONCEPTUAL
ELEVATIONS
POINT
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2.8.5 Independent/Assisted ("Pointe Regency") Site Planning Guidelines
(Area II)
The site design and planning of the multi -story Independent/Assisted Living/Nursing (I/AL/N)
area will incorporate elements that respond to the desert climatic conditions in much the same
manner as other residential components of the plan. Elements include generous patios, spacious
courtyards, arcades, plazas, and paseos. Other planning guidelines for the I/AL/N area are listed
below.
♦ Prominent buildings should be sited in key landmark locations and be easily accessible and
convenient.
♦ Service areas should be sited in little used areas and effectively screened.
♦ Pedestrian and electric cart access routes between adjacent uses should be incorporated into
the I/AL/N site design, where feasible.
♦ Pedestrian spaces should be provided by creating plazas, courtyards, and promenades linking
to the adjacent commercial use areas.
♦ Parking should be oriented to permit pedestrian flow to the commercial area and shops
through dedicated pedestrian walkways and electric cart paths without having to cross
numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from commercial and
service traffic is encouraged.
♦ Within THE Po= at PoiNT HAPPY RANCH, the shared use of service areas, parking, access, etc.,
should be integrated into the design.
♦ Orient private or quasi -public entrances to be visible from entry streets.
♦ Roof equipment should be architecturally screened where feasible.
♦ Pedestrian and electric cart access to adjacent uses should be provided.
50
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2.8.6 Independent/Assisted ("Pointe Regency") Design Criteria (AREA II)
I/AL/N Building Materials and Colors
A range of muted color tones shall be used throughout the I/AL/N areas of THE POINTE at PongT
HAPPY RANCH. These colors will pickup and blend with the coloration of the Santa Rosa Mountains
in the immediate background.
♦ The extensive use of bright vibrant colors is discouraged except for limited accent or focal
elements.
♦ The color of roofs should provide a range of tones compatible with the existing Spanish
architectural influence found throughout La Quinta. All roofing material shall be fire
retardant.
Wall Planes, Windows, and Doors
♦ The use of wood frame windows scaled to the interior space is encouraged. Frames should
be painted or appropriately colored to match the commercial building or adjacent residential
trim material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other
elevation that is visible from other private or quasi -public spaces. Trim should be painted to
be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The
use of many different styles of windows on one building plane shall be avoided. The size
and proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building elevations if
consistent with the Spanish Castilian eclectic style.
Entries
♦ The entry of to the I/AL/N building masses shall be articulated as a focal point of the
building's front elevation through the appropriate use of spatial offsets, roof elements,
columns, porticos, recesses or projections, windows or other architectural features.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to
provide visual interest.
51
04/26/01
♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor
space.
♦ Upper story balconies are encouraged to provide visual interest to the street scene, and to
increase the perceived front setback of the second and third story.
♦ When used, porches and balconies shall be designed as an integral component of the
building's architecture and style, and shall not appear as a poorly conceived add-on element.
♦ The design of porch and balcony railings shall complement the building's architecture and
style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the commercial building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the
building.
♦ The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements that compliment the architectural massing
and form of the building.
Archways
♦ The use of archways must be compatible with the architectural style of the building, and shall
be designed as a complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and
courtyards and parking elements.
Walls and Fences
♦ Walls and fences, which are visible from streets, open space, or other private or quasi -public
areas, shall be compatible in material, color, and design with adjacent and/or existing
architectural elements.
52
04/26/01
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible with
the building architecture, or by plant material adequate in size to provide proper screening.
♦ All utility meters are should be integrated into the architecture and screened from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the I/AL/N neighborhood in which they are located.
♦ Carports or landscaped trellage, which integrate into the building design, is encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent I/AL/N buildings.
Common Space Elements
♦ All I/AL/N areas shall have fully enclosed trash enclosures, which are compatible in
material, color and design with the building architecture.
♦ Facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be
designed in the same architectural style, and to the same level of detail and articulation, as
the main buildings they support.
Exhibits 17, 18 & 19 immediately following depict the residential building elevations and
architectural style in Area II.
53
04/26/01
IN
SOUTH ELEVATION
CONCEPTUAL
ELEVATIONS
P 0 1 N T
HAPPY
BRANCH
.SPECIFIC PLAN
WEST ELEVATION
NORTH ELEVATION
VENT
rove= oxommw
VIEW FROM WASHINGTON STREET
(EAST ELEVATION)
"The Point Regency"
Independent/Assisted East Building
Exhibit 17
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HAPPY
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SOUTH ELEVATION
WEST ELEVATION
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NORTH ELEVATION
VIEW FROM WASHINGTON STREET
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MAINTENANCE BUILDING
Maintenance Building
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2.8.7 Single Family Attached Villas ("Regent's Pointe") Site Planning
Guidelines (Area III)
The site design and planning of the single story attached units in Area III will incorporate
elements that respond to the desert climatic conditions in much the same manner as other
residential components of the plan. Elements include generous patios, spacious courtyards,
arcades, plazas, and paseos. Other planning guidelines for Area III are listed below.
♦ Units should be sited to provide maximum individual unit privacy.
♦ The Club Building should be sited in a landmark location and be easily accessible and
convenient.
♦ Service areas for The Club Building should be sited in little used areas and effectively
screened.
♦ Pedestrian and electric cart access routes between adjacent uses should be incorporated into
the Villas site design, where feasible.
♦ Pedestrian spaces should be provided by creating plazas, courtyards, and promenades linking
to the adjacent commercial use areas.
♦ Parking should be oriented to permit pedestrian flow to the Club Building and adjacent
commercial area through dedicated pedestrian walkways and electric cart paths without
having to cross numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from commercial and
service traffic is encouraged.
♦ Within THE PonTE at Porrrr HAPPY RANCH, the shared use of service areas, parking, access, etc.,
should be integrated into the design.
♦ Orient private oj- quasi -public entrances to be visible from entry drives.
♦ Roof equipment should be architecturally screened where feasible.
♦ Pedestrian and electric cart access to adjacent uses should be provided.
57
04/26/01
2.8.8 Single Family Attached Villas ("Regent's Pointe") Residential Design
Criteria (Area III)
Wall Planes, Windows, and Doors
♦ The use of wood frame windows is encouraged. If aluminum or vinyl frame windows are
used, the frames must be painted or appropriately colored to match the building or trim
material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other
elevation that is visible from other private or quasi -public spaces. Trim should be painted to
be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The
use of many different styles of windows on one building plane shall be avoided. The size
and proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many
small panes) shall be used as an accent element to create interest on building elevation if
consistent with the Spanish Castilian eclectic style.
Entries
♦ The entry of residential dwelling units and recreation facilities shall be articulated as a focal
point of the building's front elevation through the appropriate use of roof elements, columns,
porticos, recesses or projections, windows or other architectural features.
Porches
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to
provide visual interest and activity along the street scene, as well as to promote social
interaction among community residents by providing outdoor living spaces oriented to the
front of the dwelling unit.
♦ Porches function as an extension of interior spaces, providing shaded outdoor living space.
♦ Porches shall be designed as an integral component of the building's architecture and style,
and shall not appear as a poorly conceived add-on element.
58
04/26/01
♦ The design of porches shall complement the building's architecture and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the
building.
♦ The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
Garage Doors
♦ Garage doors shall be compatible with the architectural style of the dwelling unit.
♦ Garage doors shall be recessed from adjacent walls to create a strong shadow, which
effectively minimizes the impact of large flat surfaces.
♦ A single door with automatic garage door opener shall be incorporated into each unit at the
Villas to provide for electric cart garage.
Exterior Stairs
♦ When used, exterior stairways shall be simple bold elements that complement the
architectural massing and form of the surrounding building environment.
Archways
♦ The use of archways must be compatible with the architectural style of the building, and shall
be designed as a complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and
courtyards.
Walls and Fences
♦ Walls and fences that are visible from streets, open space, or other private or quasi -public
areas, shall be compatible in material, color, and design with adjacent architectural elements.
59
04/26/01
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible with
the building architecture, or by plant material adequate in size to provide proper screening.
♦ All utility meters are encouraged to be integrated into the architecture and screened from
view.
♦ The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the residential neighborhood in which they are located.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent buildings.
♦ All flashing, sheet metal, and vents should be painted or screened from view in a manner that
is compatible with the building architecture.
Common Space Elements
♦ All residential and commercial areas shall have fully enclosed trash enclosures, which are
compatible in material, color and design with the building architecture.
♦ Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc.,
shall be designed in the same architectural style, and to the same level of detail and
articulation, as the main buildings they support.
Exhibit 20 immediately following depicts the building elevations and architectural style for the
single family attached Villa units ("Regent's Point"). Exhibit 21 immediately following depicts
the building and architectural style for "The Club at Regent's Pointe."
60
04/26/01
ENTRY TURRET ELEMENT
GABLE & HIP ROOF FORMS
CONCRETE BARREL TILE —
COVERED VERANDA
P O I N T
HAPPY
R A N C H
SPECIFIC PLAN
SIDE ELEVATION
WOOD TRELLIS FEATURE
FRONT ELEVA'
Villa Units
"Regents Pointe"
Exhibit 20
61
SMOOTH STUCCO FINISH
CARRIAGE GARAGE DOOR
THE
GALLOWAY
GROUP
Strategic Land Planning - Site Planning
240 N,� Q— Dr.,.A,]05- N,�-Rt-k CA 92660
Offs— (919) 619-3055 - F: (949) 644.1951
DATE: 7�/44M MI 89008 REV
G g 14 13
r
VIEW FROM WASHINGTON STREET
(EAST ELEVATION)
7F FORMS
IOOD CORBELS
STUCCO FIMSH
S:IONEVENEER
SOUTH ELEVATION
WEST ELEVATION
CONCEPTUAL
ELEVATIONS
P01NT'
HAPPY
RANCH
SPECIFIC PLAN
NORTH ELEVATION
THE CLUB BUILDING
The Club
"Regents Pointe"
Exhibit 21
62
THE
GALLOWAY
GROUP
svm.sls r..a rm..ms siu w..ms
+w.. r..,. •..+,. ru �x..n...a u r
wr~. MpuslNr•�: nm wrrrr
o.rei/r+M p. rrr� nv
o n az
2.8.9 Landscape Guidelines
The landscape theme at THE POINTE at PoINTHAPPYRANCH relies on a foundation of desert
acclimatized lush plantings with historical roots from the early days of the first planting of The
Pointe Happy Ranch as a date grove. It is the intent of the landscape concept to continue this
character and enhance this concept with the use of landscape materials both on the Ranch and
found elsewhere in La Quinta with particular emphasis on the plantings of the La Quinta Resort
and plantings representing the history of Point Happy Ranch as a grove and lavish gardens. It is
the intent to create a lush character that creates aesthetic and visual interest consistent with this
goal. The landscape and open space elements significantly contribute to the memorable sense of
place within THE POINTE at PomT HAPPY RANCH and form a link with the historical past of Point
Happy Ranch and the adjacent areas of La Quinta. These elements are key components in
reinforcing the overall community image and character throughout the project. The landscape
concept of THE POINTE at PoiNT HAPPY RANCH will bring the past to the present with the heavy use of
existing date palms, citrus and shade trees to line the main boulevard, encircle the property and
garden areas, compliment the building massing and line the plazas and walkways. Accents of
Bougainvillea and oleander for screening and color will be found throughout with heavy use at
the property boundaries and at the entry.
Special landscape architectural treatments shall be used in the courtyards, promenades and other
similar areas to accentuate their importance as people -oriented spaces and to provide a separation
between service -traffic and the residents and guests. The grounds will represent a special place
for residents to walk, exercise, talk and sit and to enjoy the special ambiance created for them
THE POINTE at PoiNT HAPPY RANCH. The open grounds and gardens will be traversed with walking
paths and cart paths lined with unique plantings. Streetscape and other landscape treatments shall
reinforce the garden setting and character of the landscaped area through the use of a variety of
both formal and informal planting design concepts. The concept Landscape Plan is included as
Exhibit 22 following on page 65.
The Entry
The entry for THE POINTE at PoiNT HAPPY RANCH is depicted on Exhibit 9 on page 26. Incorporated
into that design is pedestrian separated access and primary vehicular access with significant
landscaping detail.
The Grand Promenade
The Grand Promenade in dramatic fashion provides for the vehicular traffic to enter THE POINTE
at POINT HAPPY RANCH. The Promenade is a very formal entry featuring a separated roadway with
date palms lining both the middle island and on each side in the parkway. As appropriate, dense
screenings of bougainvillea and oleanders will line the adjacent parking areas serving the
commercial areas. The Grand Promenade is depicted on Exhibit 10 on page 25.
63
04/26/01
The Grand Circle (Round -A -Bout)
The Grand Circle provides the focal point from the entry at the terminus of the Grand
Promenade. A beautiful fountain will prevail as the central focus for the Grand Circle. The
fountain will be ringed with date palms and accent planting for color. Within this area is the
security gated element for the two (2) residential areas. These gate elements also will reflect the
Spanish Castilian architecture found in all parts of the project. This orientation is illustrated in
Exhibit 11 on page 27.
The Village Green
Beyond The Grand Circle is a clock tower situated in a passive sitting and meeting area located
at the fringe of Regent's Point (Development Area III) and setting the framework for the grand
gardens and recreation area referred to as "The Village Green." The Village Green is designed
to create a historical "grove" look through the substantial use of date palms, citrus and
indigenous plantings while providing a great deal of active and passive recreational pleasure for
the residents of both Regent's Pointe and Pointe Regency. This is accomplished through the
inclusion of a lake, cascading falls, plaza and pavillion; informal and formal gardens of various
types including a small community garden; active recreation including bocci, shuffleboard,
putting green and croquet; and sitting and meeting areas interspersed with a walking paths
throughout. The Village Green is attached as Exhibit 23 on page 66.
Landscape Architectural Elements
Elements such as plazas, garden courts, low garden walls, screen walls and associated trellis
work are envisioned to provide the organizational framework of the landscape architecture.
Examples of these elements are illustrated below and throughout the graphic themes and details
within the Specific Plan, particularly on the Illustrative Plan (Exhibit 7) located on page 19.
These illustrations are intended to portray design themes that would take a number of subtly
dissimilar forms to provide individuality to the pedestrian spaces and associated gardens, plazas,
and residential structures. Refer to combination Exhibit 24 and 25 located on page 67 for the
typical Cart/Pedestrian crossing and typical Boundary/Wall section.
Landscape Plant Material Palette
To provide guidance for development within THE Pon'TTE at Po1NPHAPPYRANCH, a plant material
palette is included in the TPSP on page 68 following and is referred to as Table 2. Species in
addition to those listed are to be considered in order to provide diversity; however, the plant
material in the list provided are relatively successful in the unique soil and climatic conditions
found in this vicinity. The landscape and irrigation design will be with the use of Hydrozoans
and plant communities. Both of these are key elements in water -conserving type codes to this
project. Starting from the Grand Circle Village Green and entry areas, this would be the desert
oasis. There will be a moderate to draw color plant palette for that area. As you work through the
project, the water requirement drops to extremely drought -tolerant desert planting that would be
at the base of the mountain and will interface a natural environment. These areas will be broken
down into irrigation Hydrozoans with similar water requirement. We will be meeting all of the
water district criteria with the water efficient plants and indigenous plants that will thrive on this
project site.
.E
04/26/01
--.
✓I� _m —�'
ZZ
rf
TO-
4'6"-5'6" PILASTER
3' WROUGHTIRON
LEDGER SONE
VENEER
WALL DETAIL
P O I N T
HAPPY
R A N C H
SPEC,IFIC PLAN
VILLAS PATHWAY
�. SMALL GATHERING AREA 5C,
�• FOCAL LANDSCAPING i
"�.• GARDENS
SHADED SEATINO
WROUGHTIRON
4.6"-5'6" PILASTER -
LEDGER STONE 2'6" WALL (STUCCO)
VENEER
WALL DETAIL
MASTER 5' WALL (STUCCO)
LEOOERSTONF
VENEER -
WALL DETAIL
i-
7
CLOCKTOWER
ROUND -A -BOUT
GATEWAY
�a
y
/f" e•l raj �I r ��- ` �% SF. NOh¢
BBUUILDING
Wr..k7 MI I.W.;;
THE CLUB
BUILDING
X
J
t
F l
F k61 BURWh'9
oJTn
�J r��``�i � �L �•,-�'.+, wig. � t +
• LAKE
• PEDESTRIAN WALKWAYS
rl
Concept Landscape Plan
Exhibit 22
65
• LAKE
• PEDESTRIAN WALKWAYS
• SEATING
• GARDEN AREA
• BOCCI
• SHUFFLEBOARD
• PUTTING GREEN
• LAKESIDE PAVILION
REOOYMF.NCED PL.PLf_WTjR1A1
PAlE71L
BOTANICAL NAME
COMWHINMIE
Tm•aTree•
Bn[hyddkn popuneus
Bogle Tree
Gamlen. sgqua
C idl'=mkm0y1um
Ca.b
L Pak Verde
Ceiadum pm—
Soman Peb VeNe
Chamaamm humglus
eitus
Medd—F. M.
Ruby Red GraWwk
mo
e
Lime
Naval
V.1Oranges
Dale palm
mmwsAONa
Dale.W PPalm
N. m ie
Nemm oleander
Rhus anoea
010
Ob a S
Afdon Sumac
G Pepper Tree
SNinus kreWnNifogus
wu—WM,
@e•num
Bae PPepper Tree
Ifilu,
Quem Palm
ppuyV
Mesion Fan Palm
•nd Cm•r
VM•aGround
VF•a alb)—. Cm•r
Red Apple
B.oug.N . aoo• Orub form
1 . Kars('
�DagoRa4-
B,W,h lea app. gmuM.verN}ap
IN•'
pggnLX
'ft, -]P -VW
Caniand.1 i
Pna PpewP
Giese mm oTa
'Ba..vud Bwua/
Yyem Glial'
Flm—.,W
Rmeanv4 —r
G-4 app,
Hedem app.
G. a
Ll—ma app
Lanand
L.ioa pponb'Haguna'
Te.mara cepensa
H H'a Homysudk
Cape Hone d,e
Trachebzpemsum psmnaitles-
Sar J—
kW org.und .ver
Shrubs
shrubs
Ag=nb.. •'rram+s
DMyIJheNge
Buaua micro AgtaHWnio�BoawoM
Cacrpa Tu(de'
Caches maaoo
Nadal Pkm
Chry.ndbmum fMesons
Maryuerha
L'gu—la.nku.
Wax Leo Pdvel
Phoma I'M"
PMosp —WhF Whl l es Oead'
N.0 N
Wheeler, Dw d(Variegakd)
Rhaphkkpk kulita
Ind'u H,v me
Concept Landscape Plan
Exhibit 22
65
BOA"
P O I N T
HAPPY
R A N C H
SPECIFIC PLAN
VILLAGE GREEN T H E
w• 60' 120•G A L L O W A Y
GROUP
Strategic Land Planning Site Planning
¢ 240 N. , C-, pr.. — 105 • Ne 11 0—h CA 92640
Zx 0j5lcee—)646-1015 F— !491664'1951
DATE: M., KF
BRIDGE
SEATING AREA
r r! Mu.iY
_vj�►�
COMMUNITY GARDENS
r `7
•k�l�r_ JiL.�I.�b:�
P O I N T
HAPPY
R A N C H
SPECIFIC PLAN
VILLAGE GREEN T H E
w• 60' 120•G A L L O W A Y
GROUP
Strategic Land Planning Site Planning
¢ 240 N. , C-, pr.. — 105 • Ne 11 0—h CA 92640
Zx 0j5lcee—)646-1015 F— !491664'1951
DATE: M., KF
Q\
J
EYAPe
}u5H.1m
PROPOSED
VR ATOWN1-1.
4"6'-5"6' PRAS
w—WROUGHT RON
WALL SECTION AT HILLSIDE
WALL SECTION AT EXISTING COMMERCIAL
THE GRAND PROMENADE
T
HAPPY
R A N C H
SPECIFIC PLAN,
WALL SECTION AT EXISTING RESIDENTIAL
TYPICAL CART AND PEDESTRIAN XING
WASHINGTON STREET
Washington Street — Exhibit 8
The Grand Promenade — Exhibit 10
Typical Cart & Pedestrian Crossing — Exhibit 24
Typical Boundary & Wall Section — Exhibit 25
T H E
GALLOW.t Y
G R O U P
Shoup. land Ilannm, 5n• Ilannin,
a... q.yn
n
TABLE 2
RECOMMENDED PLANT MATERIAL PALETTE
N P F
Brach chiton o ulneus
Bottle Tree
Ceratonia sill ua
Carob
Cercidium micro h Ilum
Littleleaf Palo Verde
Cercidium praecox
Sonoran Palo Verde
Chamaero s humillus
Mediterranean Fan Palm
Citrus
Ruby Red Grapefruit
Citrus
Lemon
Citrus
Lime
Citrus
Naval
Citrus
Valencia Oranges
Phoenix Dactifilera
Date Palm
Jacaranda mimosifolia
Jacaranda
Nerum oleander
Oleander
Rhus lancea
African Sumac
Schinus molle
California Pepper Tree
Schinus terebinthifolius
Brazilian Pep er Tree
S a rus romanzoffianum
Queen Palm
Washintonia robusta
Mexican Fan Palm
SHRUBS
SHRUBS
A ananthus africanus
Lily -of -the -Nile
Buxus micro h Ila japonica
'Green Beauty'
Japanese Boxwood
Carissa macrocarpa 'Tuttle'
Natal Plum
Chrysanthemum frutescens
Mar uerite
Li ustrum japonicum
Wax Leaf Privet
Photinia frazeri
N.C.N.
Pittos orum tobira 'Wheeler's Dwarf'
Wheeler's Dwarf (Variegated)
Rha hiole is indica
India Hawthorne
Leuco h llum frutescens 'Com acta'
Dwarf Texas Ranger
Leuco h Ilum frutescens 'Green Cloud'
Green Cloud Texas Ranger
Muhlenber is ca illaris
Regal Mist
Muhlenber is ri ens
Deer Grass
Salvia gre gii
Autumn Sage
Caesal inia gilliesii
Yellow Bird of Paradise
Caesal inia pulcherrima
Red Bird of Paradise
Cassia neuro hila
Cassia
GROUND COVER
GROUND COVER
cordifolia
Red Apple
—Aloten
Carissa macro carpa
'Boxwood Beauty'
Gazania spp
Gazania
Lantana spp
Lantana
Trachelos ermum jasminoides
Star Jasmine
Dalea 'Sierra Gold'
Sierra Gold Delea
H menox s acaulls
An elita Dais
Rosmarinus officinalis'Prostratus'
Dwarf Rosemary
VINES
VINES
Bougainvillea app. shrub form
'Barbara Karst'
'San Diego Red'
Bougainvillea spp. ground cover
'Raspberry Ice'
'Rosenka'
'Royal Purple'
Calliandra tweedi
'Pink Powder Puff'
'Green Carpet'
Lonicera japonica 'Halliana'
Hall's Honeysuckle
Tecomaria ca ensis
Cape Honeysuckle
Geisemium sem ervirens
Carolina Jasmine
Rosa banksiae
Lady Bank's Rose
W:
04/26/01
1 3 Zoning and Development Regulations
i 3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process thereby allowing the
use of modern land planning and design techniques to create master -planned developments
incorporating coordinated building design, integrated greenbelts, common and private project
recreation facilities, emphasizing a separation of pedestrian and vehicular traffic, and an
overall increase in project amenity.
The specific plan overlay allows variations in residential land uses as provided by Section
9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development standards and
other features must be consistent with the General Plan.
B. Permitter) Uses. THE POINTE at POINT HAPPY RANCH Specific Plan specifies the permitted uses
within the plan area boundaries defined within Development Area I through Development
Area IV. Uses are tailored to the individual site location within the plan boundary, the
existing topography, and other characteristics and are consistent with the General Plan.
C. Zoning Map Designation. THE POINTE at POINT HAPPY RANCH Specific Plan specifies overlay
zoning adopted in conjunction with approval of the Specific Plan document. Upon approval,
THE POINTE at POINT HAPPY RANCH Specific Plan is an integral part of the zoning for the property
within the plan boundary and becomes the Official Zoning Map for the City of La Quinta.
Property zoning shall consist of the base district symbol followed by the specific plan symbol
in parentheses; for example,
Zoning and Development Regulation and Standards by Development Area
Zoning and Development Regulation and Standards are provided for Development Area I
through Development Area IV as delineated in the Development Area Exhibit 4 (page ) and are
presented in the following order:
Development Area I
COMMUNITY COMMERCIAL — (CC) USES AND STANDARDS
Development Area II
SENIOR MULTI -FAMILY RESIDENTIAL — (SWR) USES AND STANDARDS
Development Area III
SENIOR LOW DENSITY RESIDENTIAL — (SLDR) USES AND STANDARDS
Development Area IV
OPEN SPACE/RESIDENTIAL — HILLSIDE AREA AND RESIDENTIAL
•e
04/26/01
3.1.1 Development Area I — Community Commercial (CC)
Within the overall plan boundary, Development Area I encompasses development uses and
standards for the Community Commercial area. Development Area I contains three primary core
areas for development of professional office and ancillary commercial for the overall project
area.
Community Commercial Specific Plan (CC) — Uses and Standards
The following sections establish the permitted land uses and development standards for property
designated as CC within Development Area I as depicted on the Land Use Plan.
A. Purpose and Intent. To provide for the development and regulation of a range of specialized
commercial uses oriented to senior residents activity.
B. Permitted Uses. Permitted uses for land designated CC on the Land Use Plan and/or
Proposed Zoning exhibits include uses as permitted in the City of la Quinta Community
Commercial Zoning Classification.
C. Temporary & Interim Uses. Interim uses include all existing property buildings and
operations for the maintenance of the existing grove facilities. Included is the existing
residences on-site.
Community Commercial (CC) Building -Development Standards
Development Standards for all other buildings other than residential structures within
Development Area I shall conform to the following standards.
Commercial Buildi
Min. Lot Size
Min. Lot Frontage
Max. Building Height*
Max. No. of Stories
Min. Setback from:
t Standards
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
With or Without Partial Attachment
Subject to adopted
standards of the
Community Commercial
District of the City of
La Quinta
Min. Interior/Exterior Side Yard Setbacks
Min. Front Yard Setback within Same Project
Maximum Allowable Wall Height
* Building Height does not include flagpoles, chimney projections, bell towers, spires, or
building projections that are nonessential to the functional space of the commercial building
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04/26/01
3.1.2 Development Area II — Senior Multi -Family Residential (SMFR)
Development Area II has within its boundary, the multi -family type buildings for senior
independent living, assisted care, continuing care and alzheimers/dementia living units.
Senior Multi -Family Residential Specific Plan (SMFR) — Uses and Standards
The following section establish the permitted land uses and development standards for property
designated as SMFR within Development Area II.
A. Purpose and Intent. To provide for the development and regulation of a residential project
oriented to senior independent and assisted living activity. Representative land uses include
assisted care, independent living, Alzheimer's/Dementia care, and ancillary amenities
supporting those uses such as accessory retail and personal service shops, and recreational
uses.
B. Permitted Uses. Permitted uses for land designated SMFR on the Land Use Plan and/or
Proposed Zoning exhibits and includes all uses delineated in the Senior Multi -Family District
herein.
C. Temporary & Interim Uses. Interim uses include all existing property buildings and
operations for the maintenance of the existing grove facilities. Included is the existing
residences on-site.
D. Accessory Uses. Project maintenance facilities and sites. Signs, fences and walls, subject to
the design criteria set forth in this Specific Plan document. Satellite dish and other antennas,
subject to this Specific Plan.
E. OtlzerAllowable Uses. Communication towers and equipment, subject to this Specific Plan.
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities
and devices.
F. Development Standards. The following development standards apply to property proposed
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as SMFR
as a described within the text of this Specific Plan.
G. Allowable Density. The Allowable Density in areas designated SMFR is determined by site
planning criteria such as mandatory parking, building setbacks, and other site specific design
criteria which is governed by development standards delineated herein.
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04/26/01
Senior Multi -Family Residential (SLDR) Building -Development Standards
These standards apply to all Land within Development Area II as described within the text of this
Specific Plan.
Multi- F ain& Bu
Min. Lot Size
Max. Building Height*
Max. No. of Stories
Minimum Livable Floor
Development Standards
Area Excluding Garage/Carports
Min. Front YardSetback from:
Private Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Minimum Perimeter Building Setbacks (ft) from:
Perimeter Public Street Right of Way
Perimeter Residentially Zoned Property
1St Floor
211d or 3rd Floor
Abutting Commercial and Nonresidential Property
Min. Building to Building Setback
Min. Interior Side Yard Setbacks
Maximum Allowable Wall Height
10,000 sq/ft
40 ft
3
420 sq/ft
8 f
5 f
5 ft or 20 ft minimum
20 ft
20 ft
100 ft
20 ft
20 ft
loft
8 f
Max. Parking Required 0.5 space/unit
* Building Height does not include flagpoles, chimney projections, bell towers, spires, or
building projections that are nonessential to the functional space of the residential building.
The following uses are permitted in the Senior Multi -Family Residential (SMFR) zone of
Development Area II.
1. Retail Uses
Not an allowable use in Development Area II
2. Office Uses, Health Services and Accessory and Personal Services
Project related general office uses serving the on-going functions of the project's residential uses.
Health spa and clinics as part of the same building as the primary residential use.
Accessory and Personal Services such as Gift and Sundries, Beauty Salon, Fitness, Travel
and similar uses in support of the primary residential use.
3. Dining and Entertainment Uses
Project related uses serving the project residential use.
72
04/26/01
4. Recreation Uses
Recreation uses as included with project design for on-going recreational activity of project
residents.
5. Residential Uses
Senior residential housing for independent and assisted living, Alzheimer's/Dementia and senior
continuing care in accordance with the Specific Plan Residential Overlay within this document.
6. Accessory Uses
Private parking lots. Signs in accordance with this Specific Plan. Antennas and Satellite dishes.
Maintenance facilities for project support. Incidental services for employees or project
residential users.
7. Temporary & Interim Uses
On-site construction and site guard offices. Relocatable buildings. Existing property buildings
and agricultural operations
3.1.3 Development Area III— Senior Low Density Residential (SLDR)
Development Area III has within its boundary, the low density single family attached dwelling
units for senior independent living and other senior continuing car living units.
Senior Low Density Residential Specific Plan (SLDR) — Uses and Standards
The following sections establish the permitted land uses and development standards for property
designated as SLDR within Development Area III as depicted on the Land Use Plan.
A Purpose and Intent. To provide for the development and regulation of a specialized attached
residential type use oriented to senior independent living units and accessory dining recreation
and operations support building.
B. Permitted Uses. Permitted uses for land designated SLDR on the Land Use Plan and/or
Proposed Zoning exhibits and includes all uses delineated in the Senior Low Density
Residential District herein in Development Area III.
C. Temporary & Interim Uses. Interim uses include all existing property buildings and
operations for the maintenance of the existing grove facilities. Included is the existing
residences on-site.
D. Accessory Uses. Project maintenance facilities and sites. Signs, fences and walls, subject to
the design criteria set forth in this Specific Plan document. Satellite dish and other antennas,
subject to this Specific Plan.
E. Other Allowable Uses. Communication towers and equipment, subject to this Specific Plan.
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities
and devices.
73
04/26/01
E Development Standards. The following development standards apply to property proposed
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as SLDR
and as described within the text of this Specific Plan. Standards are established for both the
residential buildings and the accessory support services.
G. Allowable Density. The Allowable Density in areas designated SLDR is determined by site
planning criteria such as mandatory parking, building setbacks, and other site specific design
criteria which is governed by development standards delineated herein.
Senior Low Density Residential (SLDR) Building -Development Standards
These standards apply to all Land within Development Area III as described within the text of
this Specific Plan.
Senior Low Density Residential (SLDR) Building Development Standards
Min. Lot Size
1,500 sq/ft
Max. Building Height*
28 ft
Max. No. of Stories
I
Minimum Livable Floor Area Including Garage/Carports
1,650 sq/ft
Min. Front Yard Setback from:
Private Street or Parking Stall Curb
8 ft
Pedestrian Circulation Walks
5 ft
Garage/Carport Setback
5 ft
Min. Building to Building Setback
20 ft
Building to Building
15 ft
Patio to Patio
15 ft
Min. Interior/Exterior Side Yard Setbacks
8 ft
Maximum Allowable Wall Height
0.5 space/unit
Max. Parking Required
0.5 space/unit
* Building Height does not include flagpoles, chimney projections, bell towers,
spires, or
building projections that are nonessential to the functional space of the residential building.
Residential Club Building
The following uses are permitted in the Senior Low Density Residential (SLDR) zone of
Development Area III.
Office, Accessory & Personal Services, Dining, Recreational & Entertainment Uses.
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04/26/01
Residential Club Building Development Standards
Item Criteria
Min. Lot Size N/A
Max. Building Height* 40 ft
Max. No. of Stories 2
Min. Setback from:
Private Street or Parking Stall Curb 8 ft
Pedestrian Circulation Walks 5 ft
Min. Perimeter Setback (ft) from:
Perimeter Residentially Zoned Property 100 ft
Min. Building to Residential Unit 20 ft
Min. Interior/Exterior Side Yard Setbacks 5 ft
Maximum Allowable Wall Height _ _ 8 ft
* Building Height does not include flagpoles, chimney projections, bell towers, spires, or
building projections that are nonessential to the ftinctional space of the building.
The following uses are permitted in the Senior Low Density Residential (SLDR) zone of
Development Area III.
1. Retail Uses
Retail use only as considered ancillary to the Club Building operations.
2. Office Uses, Health Services and Accessory and Personal Services
Project related general office uses serving the on-going functions of the SLDR residential uses of
the project. Health spa, pools, fitness and clinics located in the Club in support of the primary
residential use. Accessory and Personal Services such as Gift and Sundries, Beauty Salon,
Fitness, Travel and similar uses located in the Club in support of the primary residential use.
3. Dining and Drinking Uses
Food and beverage providing on-site dining in The Club serving the project residential uses
4. Recreation Uses
Recreation uses considered incidental to the SLDR residential use.
S. Residential and Lodging Uses
Single Family residential uses in accordance with the Specific Plan Residential Overlay within
this document.
6. Accessory Uses
Private Parking Garages. Signs in accordance with this Specific Plan. Antennas and Satellite
dishes. Incidental services for employees or project residential users.
Z Temporary & Interim Uses
On-site construction and site guard offices. Relocatable buildings.
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3.1.4 Development Area IV— Open Space (OS)
Development Area IV contains the hillside portion of the property and the existing hillside house
and accessory improvements.
Open Space Specific Plan (OS) — Uses and Standards
The following sections establish the permitted land uses and development standards for property
designated as OS within Development Area IV as depicted on the Land Use Plan.
A. Purpose and Intent. To provide for the protection and preservation of open space areas
within the property.
R Permitted Uses. Permitted , accessory, and interim uses shall be as provided in the City of
La Quinta Open Space (OS) District.
C. Other Uses. Communication towers and equipment, subject to Chapter 9.170 of the City of
La Quinta Zoning Code. Water wells and pumping stations. Water tanks and reservoirs.
Public flood control facilities and devices.
Open Space (OS) -Development Standards
The following development standards apply on property designated as Open Space on the Land
Use Plan Exhibit.
ent Standards
Min. Lot Size
Min. Lot Frontage
Max. Building Height
Max. No. of Stories
Min. Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks
Min. Front Yard Setback
Maximum Allowable Wall Height
Subject to adopted
development standards
of the Open Space (OS)
District of the City of
La Quinta
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3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process and required findings for development with THE POINTE at POINT
HAPPYRANCH shall be set forth in Chapters 9.200 and 9.210 of the La Quinta Zoning Code. In
addition, the following shall apply:
3.3.1 Prior to issuance of a building permit for construction of any use contemplated by this
specific plan, the applicant shall first obtain approval of plot plans and/or tentative
maps in accordance with the requirements of the Municipal Land Use and Land
Division Ordinances of the City of La Quinta.
3.3.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the
City of La Quinta. The appropriate seismic design criteria will be adhered to and will
depend upon the type and use of the proposed structure and the underlying geologic
conditions.
3.3.3 Permit applications shall comply with the requirements and standards of Chapter 9 of
the City of La Quinta Municipal Code, unless otherwise modified by these conditions.
3.3.4 Prior to issuance of a building permit for any of the residential units as either models
or production units, the final working drawings for the structures and landscaping and
irrigation (for lots to be developed) shall be submitted to the Community Development
Department for review and approval.
3.3.5 Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this Specific Plan, the applicant shall obtain permits and/or
clearance as required from the following public agencies:
Fire Marshall
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
Riverside County Environmental Health Department
Coachella Valley Water District
Imperial Irrigation Dsitrict
California Regional Water Quality Control Board (NPDES Permit)
3.3.6 Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this Specific Plan, the applicant shall provide or show there exists
a water system capable of delivering 1000 gpm for a two hour duration at 20PSI
residual operating pressure. This operating pressure must be available before any
combustible material is placed on the job site.
3.3.7 Fire Department access roads shall be provided to within 150 -feet of each building.
Dead-end roads in excess of 150 -feet shall be equipped with a turn -around or other
fire access acceptable to the Fire Marshall. All fire apparatus access roads shall have
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an unobstructed width of not less than 20 -feet. Fire apparatus access roads may be
comprised of alternate design material such as grass crete subject to approval of the
F Fire Marshall.
3.3.8 Whenever access into private property is controlled through use of gates, barriers,
guard houses or similar means, provision shall be made to facilitate access by
emergency vehicles in a manner approved by the Fire Department. All controlled
access devices that are power operated shall have a Knox Box over -ride system
capable of opening the gate when activated by a special key located in emergency
vehicles. Devices shall be equipped with backup power facilities to operate in the
event of power failure. The Fire Department shall also approve all controlled access
devices that are not power operated. The minimum opening width shall be 16 feet and
the minimum vertical clearance shall be 15 feet.
3.3.9 Graded but undeveloped land shall be maintained to prevent dust and blows and
nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
Departments.
3.3.10 The applicant shall comply with the City's Flood Protection Ordinance.
3.3.11 A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit.
3.3.12 The grading plan shall conform to the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement shall
appear on the final map(s), if any are required of this development, that a soils report
has been prepared pursuant to Section 17953 of the Health and Safety Code.
3.3.13 The development shall be graded to conform with the approved hydrology report and
plan for Specific Plan 9 , TIE POINTE at POINT HAPPY RANCH.
3.3.14 All existing and proposed utilities within or immediately adjacent to the proposed
development, shall be installed underground. High voltage power lines, which the
power authority will not accept underground, are exempt from this requirement.
3.3.15 In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of the surface improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of the
City Engineer.
3.3.16 Improvement plans for, roads, parking lots, driveway and access road shall be
prepared by a registered civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta Municipal Code, adopted Standard and
Supplemental Drawings and Specification, and be approved by the City Engineer. The
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minimum pavement sections shall be as recommended by a soils engineer and
approved by the Director of Public Works.
3.3 OFF-STREET PARKING REQUIREMENTS
A. Purpose. Provisions relating to parking location, configuration, and other matters are
imposed in conjunction with this Specific Plan.
These regulations are intended to: (l) provide for off-street parking of motor vehicles attracted
by the various land uses within the Specific Plan boundary; (2) ensure the health, safety and
welfare of the public by preventing obstruction of rights-of-way and fire lanes; and (3) provide
for properly designed parking facilities with adequate numbers of parking spaces in order to
reduce traffic congestion, promote the integrity of THE POINTE at POINT HAPPY RANCH, and enhance
public safety.
B. Parking Location and Accessibility
1. Residential Uses. Required parking shall be located on the same property as the
residential building which the parking serves, except that such parking may be
located on another parcel within the Specific Plan area if:
a. The parking is on that portion of the parcel where the erection of garages, carports
or shade structures is permitted within this Specific Plan.
b. The placement and distribution of required parking spaces are such that for any
dwelling unit, the assigned or reasonably available parking spaces are no further
than 300 feet by walkway to the entry of that dwelling unit.
2. Nonresidential Uses. Required parking shall be located on the same parcel as the
nonresidential building which the parking serves, except that such parking may be
located on another parcel within the Specific Plan area if:
a. Required parking is provided and located within THE POINTE at P01NT HAPPY FANcx
Specific Plan boundary for the use served in order to promote the consolidation of
parking functions serving that use. A properly designed crosswalk or shuttle or
other safe user conveyance system shall connect the parking with the use(s)
served.
b. Required parking spaces shall be within 300 feet of the nearest boundary of the
use served by the parking.
c. All required off-street parking spaces shall be designed, located, constructed and
maintained so as to be fully usable and accessible at all times that the served use
needs parking facilities.
d. Required off-street parking facilities and driveways shall not be used for any other
purpose that would preclude the use of the area for the temporary storage of motor
vehicles.
e. Unless otherwise provided by an approved discretionary permit, no owner or
tenant shall lease, rent or otherwise make unavailable to intended users any off-
street parking spaces required by this article.
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f. Required parking spaces shall not be used for the storage of vehicles unless
storage is calculated into the required parking formula.
g. No required parking spaces shall be used for the display of vehicles for sale unless
part of a permitted vehicle sales use.
h. If an area of parking is for park-and-ride programs, such area shall be included in
the overall parking count for the required parking area.
3. Determination of Spaces Required.
a. Method of Determination. Off-street vehicle parking requirements shall be
determined and provided in accordance with the The Pointe Specific Plan as
follows:
Commercial
Senior Multi -Family Area
Senior Villa Units
Accessory Buildings
As required by the La Quinta
Zoning Code
0.5 spaces per unit
0.2 visitor spaces per unit
0.5 spaces per unit
0.2 visitor spaces per unit
As required by the La Quinta
Zoning Code
4, Parking Design Standards.
a. Parking Layout and Circulation.
1. No parking facility shall be designed so that vehicles are required to back into
a public street to exit the facility.
2. No parking space shall be located less than two feet from any property line.
3. All parking bays shall be bordered by continuous rolled or vertical curbs to
serve as drainage channels and as wheel stops. Individual wheel stops may be
permitted in lieu of such curbs.
4. All driveways shall be designed for positive drainage.
5. Parking lot layouts shall provide a clear hierarchy of major access drives
(connecting the parking area to the public street), fire lanes, loading areas,
minor drives, parking bay maneuvering areas, etc.
6. One-way access ways shall have a minimum width of 12 feet, unless the
access way is a fire lane, which requires a minimum of 20 feet.
7. Two-way access ways shall have a minimum width of 24 feet.
8. Entry/exit driveways shall be placed where they result in the least interference
with the flow of traffic on the public street to which they connect.
b. Parking Design and Dimensions.
1. Regular Space Dimensions. All parking spaces up to the minimum required
shall be designated for regular vehicle parking. See the table below for
minimum dimensions.
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Table 3
PARKING SPACE DIMENSIONS
.........................................................,...........
:::......r:#5.:.:;: wa1.f:.:.:. 111>1~ .:�:.:.:.: spa :..
3tl° 45-0
:.� .1 -1:I ::.:.:.:.:.:::.:.:.:.: ::.:.:::::::::::.:.:.:.:.:.>:.:.:.:.:.:.:..:.:...:..:...:.:.:. .
Residential: enclosed or 10 20 - - - 24
covered
Residential: open 9 17 12 15 18 20
Commercial 9 17 12 15 18 24
Parallel Spaces 7 22 - - -
2. End spaces. Parking spaces at the end of a parking aisle against a wall shall
be widened by two additional feet and/or shall have a backing -out pocket
provided.
3. Parallel Spaces. Spaces provided for parallel parking shall be a minimum of 7
feet wide and 22 feet in length to permit room for maneuvering. Isle width for
parallel spaces shall be 20' minimum.
4. Space Marking. All parking spaces shall be clearly marked with easily
distinguished material or paint. Marking shall be a minimum four -inch wide
single or double ("hairpin" style) stripe.
5. Entry/Exit Driveways. Entry and exit driveways for commercial and multi-
family parking lots shall be a minimum of 24 feet wide. Additional turning
lanes, if required, shall be a minimum of 12 feet in width. One-way entry or
exit drives shall be a minimum of 12 feet in width.
6. Curve Radii. Entry driveways shall have a radius of five feet. Internal planter
radii shall be a minimum of three feet. Driveways radius shall be a minimum
of 16 feet inside and 29 feet outside if confined by a curb or other
construction.
c. Fire Lanes.
1. Fire lanes meeting Fire Department standards shall be provided to allow
access to all structure for fire, law enforcement, and emergency medical
purposes.
2. Fire lanes shall be adequately marked with signage or other means to prevent
parking and other obstructions.
d. Pedestrian Circulation.
1. The purpose of a parking lot is to provide for the transition from vehicular to
pedestrian movement. All parking lot arrangements shall be designed to
provide for the maximum safety and convenience of pedestrians in their
movement to and from the parking area.
2. Where possible, landscaped areas shall also contain paved pedestrian walks
for the safe movement of pedestrians.
3. On major driveways, crosswalks shall be provided to mark cross -vehicular
pedestrian movement.
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4. Textured surfaces, signs, and speed bumps shall be used to keep vehicular
speeds low.
e. Screening of Parking Areas.
Screening Required. Parking areas adjacent to primary access drives shall be
screened by means of walls or other materials in accordance with this
Subsection.
2. Screening Materials. In addition to walls, screening at parking area adjacent
to primary drives may consist of one or a combination of the following
materials:
(a) Plant Screens and Berms. Plant materials, when used as a screen, shall
consist of compact plants or landscaped berms (earthen mounds). Such
planting shall be of a kind or used in such a manner so as to provide
visual screening within 18 months after initial installation.
(b) Fences. All wall and fence types delineated within this Specific Plan may
be combined with plant materials.
(c) Wall Planting. Shrubs and/or vines shall be planted on one or both sides
of perimeter walls to add visual softening except where determined
infeasible or unnecessary by the City.
f. Parking Landscaping.
1. Whenever any parking area adjoins The Grand Promenade and other primary
drives, a perimeter planting strip between the curb and the parking area shall
be landscaped and continuously maintained. Berms or low walls may also be
incorporated into the planting strip.
3.4 DENSITY TRANSFER PROVISIONS
The transfer of residential density from one Residential Development Area to another Residential
Development Area within the Specific Plan boundary is permitted based upon the provisions
herein. Revisions to the Development Area Statistical Summaries (Tables 1 through 5) made in
accordance with these provisions do not require an amendment to the TPSP. Transfers of density
may be approved to add or reduce the number of units within a given Residential Development
Area up to but not exceeding 25% of the Target Units for each Development Area as shown on
the summary Land Use Tables, 1 through 5.
Residential density may be transferred from any Residential Development Area allowing
residential development to any other Residential Development Area allowing residential
development regardless of Development Area location or intensity residential land use category.
Within the Development Area receiving the transferred density, the permitted density need not
be evenly distributed to all areas that comprise the "receiving" Development Area.
Application for Density transfer shall be made in writing to the community Development
Director or designee and shall include the following:
Location of properties to be involved in the transfer including the Development Area or District
designations.
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♦ The number of units to be transferred.
♦ A calculation of acreage for each affected Development Area showing the current number of
Allowable Units, the proposed number of Allowable Units for the effected Development
Areas, and, if the transfer is approved, the increase and decrease (expressed as a percentage
of the previous approval unit count).
♦ The Community Development Director or designee shall approve the Density Transfer if the
following conditions are met:
♦ The overall goals of the TPSP are maintained.
♦ The full range of housing stock remains available.
♦ Community facilities such as schools and parks can accommodate the additional units in
the affected area.
♦ Infrastructure facilities such as roads, sewer, and water can accommodate the additional
units in the affected area.
♦ The proposed densities are compatible with existing City of La Quinta General Plan Land
Use designations.
3.5 SITE FURNISHINGS - REGULATIONS
The following sections establish the permitted standards for various site furnishings for property
designated within Development Areas 1, II, III & IV inclusive as depicted on the Land Use Plan.
Patio Covers, Decks and Outdoor Equipment
A. Applicability. For purposes of this Section, the term "patio covers, arbors, trellage, decks,
and outdoor equipment" includes any type of structure other than a building or a carport.
Such structures include, but are not limited to, open and solid patio covers, gazebos, trellises,
arbors, and to outdoor equipment which is more than eight feet in height. All such structures
shall be "open" (no side-walls) and are referred to in this Section as "yard structures".
Uncovered decks and other structures less than 36 inches above finish grade shall not be
subject to the provisions of this Section.
B. Standards. Patio covers, arbors, trellage, decks, gazebos, outdoor equipment or other yard
structures attached to or detached from the main building shall comply with the following
requirements:
1. The location shall be governed by the standards for wall projections.
2. No structure shall be more than 18 feet in height.
3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may
overhang into the required setback a ininimum of one foot. Setbacks shall be measured
from the nearest supporting member of the structure to the property line or, if the
property line is at the toe of a slope, from the top of the slope.
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4. Structures shall be constructed in a manner so as to minimize rooftop water from draining
onto any adjacent parcel.
Satellite Dish and Other Antennas.
A. Purpose. Satellite dish and other antennas consistent with the design and location provisions
of this Section shall be permitted as accessory structures within all Development Areas
within the THE POINTE at POINT H,\PPY RANCH Specific Plan boundary.
B. Permitted Antennas. Commercial television, radio, microwave, communication towers, and
related facilities are permitted subject to approval of the Community Development Director
and/or a conditional use permit. Satellite dish and other antennas are permitted as accessory
structures in districts in accordance with this Section. Such permitted outdoor antennas shall
comply with the following design standards and requirements:
Number. No more than one satellite dish shall be permitted per building in Development
Areas I and II; no more than 2 in Area III and 1 in Area IV,
2. Height and Diameter. Satellite dish antennas shall not exceed eight feet in height
measured from adjacent grade or finish floor and shall be no more than eight feet in
diameter
Ground -Mounted Antennas.
a. Location. All ground -mounted antennas shall be located within the rear yard or may
be located within an interior side yard if not within the required side yard setback.
Such antennas are prohibited from exterior street side yards unless not visible from
the street. All antennas over six feet in height shall be set back a minimum of ten feet
from all property lines.
b. Screening. Ground -mounted satellite dish antennas shall be screened from view,
including views from adjacent yards, by landscaping or decorative structures (trellis,
arbor, fence, etc.). The dish antenna shall be a single color that blends with its
surroundings (e.g., off-white, dark green, brown, gray, or black).
4. Building -Mounted Antennas. Rooftop and other building -mounted antennas are
prohibited in all Development Areas unless completely screened from horizontal view
via a parapet wall or other feature that is integrated into the architecture of the building.
3.6 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENT APPROVALS
In accordance with the provisions of Section 65457(a) of the California Government Code, no
environmental impact report or negative declaration need be filed pursuant to Division 13
(commencing with Section 21000) of the California Public Resources Code, for any residential
project including any subdivision or Development Area change, which is undertaken pursuant to
and in conformity with the TPSP.
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3.7 SPECIFIC PLAN AMENDMENTS
3.7.1 Specific Plan Amendment Procedures
Minor modifications to the approved THE POINTE at POINT HAPPY RANCH Specific Plan are allowed at
the discretion of the Community Development Director or designee. Modification to the
Specific Plan must be consistent with the purpose and intent of the (then) current originally
approved TPSP.
3.7.1.1 Changes That Do Not Require A SpeciCc Plan Amendment
As development within THE POINTE at POINT HAPPY RANCH progresses, it may be demonstrated that
certain detail changes are appropriate in refinement of the Specific Plan, therefore it is intended
that the Specific Plan Document provide flexibility with respect to the interpretation of the
details of project development as well as those items discussed in general terms in the Specific
Plan. If and when it is determined that changes or adjustments are necessary or appropriate,
these changes or adjustments are necessary or appropriate, these changes or adjustments shall be
made as an administrative procedure approved by the Community Development Director or
designee. After such administrative change has been approved, it shall be attached to the
Specific Plan as an addendum, and may be further changed and amended from time to time as
necessary. Any such administrative changes do not require a Specific Plan Amendment.
The following changes to the Specific Plan may be made without amending the TPSP:
♦ The transfer of dwelling units from one Development Area to another while maintaining the
maximum overall Specific Plan dwelling unit number of units.
♦ The addition of new information to the Specific Plan maps or text that do not change the
effect of any regulation. The new information may include more detailed, site-specific
information. If this information demonstrates that Planning Area boundaries are inaccurately
designated, based upon the Goals of the Specific Plan, said boundaries may be adjusted or re-
designated to reflect a more accurate depiction of on-site conditions, without requiring a
Specific Plan Amendment.
♦ Changes to the community infrastructure such as drainage systems, roads, water and sewer
systems, etc., which do not have the effect of increasing or decreasing capacity in the project
area beyond the specified density range nor increase the backbone infrastructure construction
or maintenance costs.
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3.7.1.2 Changes That Require A Specific Plan Amendment
If it has been determined that the proposed change is not in conformance with the intent of the
current Specific Plan approval, the Specific Plan may be amended in accordance with the
procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code.
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4 General Plan Consisten
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457)
permits the adoption and administration of specific plans as an implementation tool for elements
contained in the local General Plan. Specific plans must demonstrate consistency in regulations,
guidelines and programs with the goals and policies set forth in the General Plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreation, Environmental conservation, Infrastructure and Public
Services, Environmental hazards, Air Quality and Housing. Each element of the General Plan
contains a summary of key issues that direct and guide that element's goals and policies. The
summary of key issues is used in the Specific Plan for THE POINTE at POINTHAPPY RANCH As the basis
for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key
issues are stated below followed by a statement of how THE POINTE at POINTHAPPYRANCN Specific
Plan conforms thereto.
4.1 LAND USE ELEMENT
♦ Maintaining the City's low-density residential character with a balance of supporting
commercial and community facilities.
♦ The Land Use Plan
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive
character stems from a combination of its environmental setting near the mountains,
(and) its resort image.
♦ The THE POINTE atPoiwHAPPY R-4NCH Master Plan proposes a beautiful enclave of
residential and support commercial.
♦ Commercial development should be placed in locations that benefit the overall welfare
of the City. Commercial uses... should respect the character and be sensitive to the
nature of the surrounding uses.
♦ THE POINTE at POINT HAPPY RANCH planning considerations locate the commercial uses at
the enti y to primarily sen)e the population of THE POINTE at POINT HAPPY RANCH, but also
to serve the residents of the surrounding neighborhoods. Adherence to tightly
controlled design guidelines ensure that these uses will be compatible with
surrounding uses.
♦ As the Commercial development continues to build -out, potential incompatibilities
between land uses will need to be addresses. Visual, audible and odoriferous impacts
will have to be addressed through design, buffering, screening and other mitigation
techniques.
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♦ The THE POINTE at POINT 1-1,%Ppy RANCH site planning considerations locate physical buffer
within the project which serve to insulate the Commercial uses from the more private
surrounding residential neighborhood.. Adherences to tightly controlled design
guidelines ensure that these bi ffering techniques will be compatible with surrounding
built environments.
The trend of walled residential subdivisions has resulted in many types of perimeter
wall treatments in the City. The design of these walls and other elements of the
streetscape should be coordinated to create more of a continuous appearance
throughout the entire community.
♦ The perimeter wall treatment will follow the design guidelines set, forth in the Specific
Plan. The consistent wall treatment and related plantings will be as envisioned by
the City in this statement.
♦ Development should not be allowed on hillsides or alluvial fan areas to protect the
scenic resources of the City.
♦ Development has been limited to the Hater areas of the sight and set back from the
hillsides and will not intrude on areas that naturally exceed a slope of 10%. The
hillside is a tremendous asset of the site providing security and scenic beauty for the
residents and will be maintained. The hillside development will be limited to the
maintenance andlor enhancement of the existing hill house and its access.
♦ Open Space areas should be inclusive of hillside areas, water courses, golf courses and
improved and natural park areas.
♦ Natural Open Space is being proposed as apart of the Specific Plan for the property.
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of
buildout reflecting approved development projects.
♦ Development standards of perimeter roadways are established in the General Plan
Circulation Element. Existing and proposed road►vay improvements in and around
the project boundary are based on current estimates of build out and consistent with
the goals and policies established in the Circulation Element of the General Plan.
♦ Traffic impacts resulting from development should be identified through a mandatory
traffic impact analysis process.
♦ A traffic analysis has been prepared in conjunction with this Specific Plan and has
reviewed the possibility of negative impacts associated with the project proposal.
Mitigation measures are included in the design of the overall site plan and will be
carried through in the implementation of the individual development plans to reduce
the impacts to a level of insignificance.
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l
♦ Pedestrian, bicycle and electric cart networks should be developed which link activity
centers in order to facilitate recreational walking and biking and to establish non -
automotive transportation as a viable alternative to driving.
♦ The Internal circulation system promotes the use of electric carts and pedestrian
paths. These paths are incorporated throughout the plan and provide the foundation
for the internal circulation. A deemphasis is placed on the automobile. The
interrelated and supporting commercial services planned on-site will provide much of
the customm y and supporting services required for the residents and should
significantly reduce the need for vehicular travel off-site. For off-site trips, vans
andior other chariffeitred ser•i)ice will be provided to the community at large.
4.3 OPEN SPACE ELEMENT
♦ Development on hillsides and alluvial fan areas should be restricted to protect the
scenic, topographical and cultural resources of the City.
♦ Open space should be defined to include hillside areas, alluvial fans, water courses,
golf courses, and natural park areas. Natural, improved and unimproved types of open
space should be included in this definition.
♦ No new buildings are planned for the natural hillside areas which will remain in open
space. There is a home on the hillside that is referred to as the Hill House. The Hill
House will remain a private residence and is not apart of the planned development
areas.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm
groves and farming areas should be preserved.
♦ As this property is a small part of one of the first date groves in La Ouinta, the
project's design has taken heavily from that past and extensively used both the date
and citrus elements as a primary landscape and screening element throughout the
property.
♦ Permitted land uses and standards for development in open space and watercourse
areas should be identified.
♦ The Specific Plan details each of the areas for development and is consistent with the
policies of the Open Space Element of the General Plan.
4.4 PARK AND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
♦ The master plan for development within The Pointe has, as a primary focus, oriented
the property toward the activities most prevalent within a senior community including
walking paths for exercise and linkage; sitting areas for talking, reading relaxation
and contemplation; garden areas for planting and enjoyment; and grass areas for
relaxation, picnics, and limited physical activity such as bocche ball, crochet etc.;
and patio areas for a game of'cards, rummy, chess, or checkers. Also included within
each of the residential communities are common enclosed areas more detailed in the
Specific Plan.
04/26/01
♦ An integrated bicycle network and well functioning pedestrian path system should be
provided in La Quinta.
The pedestrian paths within the Property are planned to link directly with the
sidewalks in the parkways cf Washington Avenue which accesses both the adjacent
commercial areas and the rest of the surrounding community. Employees traveling to
work within the property by bicycle will be provided a bicycle parking area on-site.
♦ Sewerage effluent should be utilized for large turf (i.e., golf course, active recreation)
areas and drought tolerant species should be used to reduce the impact on the potable
water supply of the City.
♦ When economically, feasible, recycled water sources are envisioned as a source of
irrigation water for the turf and landscaped areas of the site. Drought resistant plant
material is a staple of the palette within the plan area.
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Development of hillsides and alluvial fan areas should be restricted to protect the
scenic, topographical and archaeological resources of the City.
♦ The master• plan far development within Development Area IV specifically limits the
type of use and development to occur within the hillside areas of the plan.
♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as
well as views toward San Gorgonio Pass, should be preserved and enhanced.
♦ The property is covered with date palms from lO feet in height to over 50 feet in
height. Coupled with the dense vegetation surrounding the site, the site is and has
been very secluded for• many, inany years. The view of the mountains bordering and
within the property on the westerly side is the view of a mountain backdrop as is
visible above the, fronds of'the palms in the grove. With the proposed development
plan, the view of the site and the mountain backdrop from off-site remains essentially
the same.
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
♦ Recycles wastewater will be utilized to rrrinimize water consumption at The Pointe to
supplement irrigation demands once economically available. Irrigation of the site
will use state of the art irrigation techniques as outlined in the Specifr.c Plan as
opposed to the prevailing irrigation technique of flooding on the existing grove.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
♦ The property presently naturally sheet flows across the groves and into the single-
family home subdivision to the east. The development of the exiting subdivision did
not provide protection from those flows as currently required by current design
standards. The design of this project will alleviate that issue in that grading design
will provide for all tributary flows to be carried from the hillside and flat areas of the
site to the existing rnidergr•ound storm drain system located adjacent to the property
on Washington Avenue. .This will be a substantial improvement to all the properties
within the single family subdivision.
♦ Permitted land uses and standards for development in open space and watercourse
areas should be identified.
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♦ The Specific Plan identifies all development in open space areas, which is limited to a
single-family residence.
♦ The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
♦ The Specific Plan outlines the policies and water conservation efforts related to
irrigation, the use of'recycled water and protection of the groundwater as specified
and required by the Coachella Malley Water District.
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
♦ The Specific Plan addresses this issue which will include the most effective and
advance cost effective techniques c f saving resources while maintaining public safety,
♦ Curbs and gutters should be provided on roads to collect and convey storm and
nuisance water to appropriate storm drainage facilities.
♦ The site will be entirely graded to capture the flows of the site and place them in
above ground and underground drainage devices to maintain the safety and
attractiveness of the community.
♦ The undergrounding of utilities within roadway rights-of-way or existing easements
should be required for new development.
♦ The Specific Plan provides for this where reasonable and economically feasible. All
on-site improvements will be placed underground.
♦ Adequate levels of law enforcement, fire protection, health care services and facilities
should be provided in reasonable proximity to City residents.
♦ The Specific Plan covers all aspects of pu.ublic services and how they will be provided
to adequately serve the residents of this community.
♦ The recycling, reduction and reuse of waste generated in the City should be supported
by the City.
♦ Design of the site includes provision.for recycling bins within the waste disposal
collection areas. The community will continue to support programs initiated by the
City on a citywide basis to implement this policy.
♦ The frequent collection of solid waste and adequate disposal should be provided to
keep the City clean and disease-free.
♦ Collection of solid waste will be peu fornned on-site as required to keep the site clean
as specified in the Specht Plan.
4.7 ENVIRONMENTAL HAZARDS ELEMENT
♦ The standards for development should be carefully regulated top minimize structural
damage and loss of life (from earthquakes), even though the City is located in a low
intensity ground -shaking zone.
♦ The Specific Plan provides that each of the Development Plans will be reviewed for
compliance with the City's grading ordinance and the Uniform Building Code to
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insure that the appropriate seismic design criteria is adhered to. Further the grading
plan mast be prepared by a registered civil engineer and conform to the
�= recommendations of the soils report prepared and certified by a soils engineer or an
engineering geologist.
♦ The future development on hillsides and alluvial fan areas should be restricted to
protect the loss of life and minimize damage to property resulting from geologic
T instability during seismic events.
♦ The master• plan for The Pointe provides that development should not occur on the
hillside areas of the property. The master plan has been prepared based on
x recommendations by an engineering geologist related both to the hillside's safety and
the stability of the development areas.
♦ The development of areas located within 100 -year floodplain boundaries and not
protected by existing storm facilities should be addressed.
♦ The property is not within a 100 year flood plain. The grading of the site will provide
a greater level of protection to both this site and surrounding properties than now
exists.
♦ Subsidence hazards for the eastern portion of the City due to its location within a
region characterized by potential soil liquefaction during severe ground shaking should
be reduced if possible.
♦ The recommendations of'the engineering geologist will be followed in the
development of the site and building of the buildings. The preliminary report
prepared, for the Specific Plan does not indicate a potential issue in that regard.
♦ Noise mitigation should be considered with all development near arterial streets.
♦ The placement of Commercial buildings coupled with deep setbacks from Washington
Avenue eliminates this cis an issue.
♦ The factors that contribute to the risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
♦ The master plan for The Pointe was prepared with fire access and fire safety being a
prime consideration in the design. Subsequent development plans will be reviewed to
ensure that not only the site, but also the building are protected to a level meeting or
exceeding the requirements of the Uniform Building Code.
♦ The effects of light pollution should be minimized within the City.
♦ The Specific Plan provides that each development plan shall comply with the La
Quinta Municipal Code and each plan shall be reviewed for approval by the Director
of Comrunrnity Development, which review provides for, among other items, a review
of site lighting.
4.8 AIR QUALITY ELEMENT
♦ The stationcny and mobile source (fair quality impacts associated with new
development should be addressed.
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♦ An analysis of the Air Quality has been prepared in conjunction with this Specific
Plan. This study is presented in the EIR. No adverse impacts are associated with this
project proposal.
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