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SP 1999-035 The Country Club of the Desert (The Madison Club) (2005) - Amendment 1COUNTRY CLUB of the Desert Specific Plan SP 99-035 Amendment #1 "THE MADISON CLUB" Approved February 1, 2005 �`' APR-4M�' V,', -'the Desert Specific Plan SP 99-035 "THE MADISON CLUB" Approved.: February 1, 2005 of the Desert Specific Plan SP 99-035 Amendment #1 "'THE MADISON CLUB" Submitted To: City of La Quinta 74-495 Calle Tampico La Quinta, California 92253-1504 Submitted by: ND La Quinta Partners, LLC P.O. Box 1482 81-955 Avenue 52 La Quinta, CA 92247 760.391.5072 Contact: John Gamlin Approved February 1, 2005 # A f the Desert NWIJZAIMIWI���� "THE MADISON CLUB" CONSULTANT TEAM Specific Plan: FORMA 17712 Mitchell North Irvine, CA 92614 949.660.1900 Planning/ Landscape Architecture: The VITA Group 181 Third Street San Rafael, CA 94901 415.259.0190 Engineering: RCE Consultants, Inc. One Jenner Street, Suite 200 Irvine, CA 92618 949.453.0111 Golf Course Architect: Fazio Golf Course Designers 4530 East Shea Boulevard Suite 160 Phoenix, AZ 85028 602.595.9795 TABLE OF CONTENTS Page Executive Summary Land Use Project Setting ES -1 Relationship to Country Club of the Desert Specific Plan ES -1 The Madison Club Land Uses ES -2 Project Processing ES -3 Related Entitlements ES -4 Specific Plan Components ES -5 Section 1 - Introduction / Specific Plan Overview Land Use 1.1 Project Proposal 1-1 1.2 General Plan Land Use and Zoning 1-2 1.3 Specific Plan Amendment Purpose 1-2 1.4 Specific Plan Amendment Objectives 1-2 1.5 Authority and Requirements for Specific Plan Amendment 1-4 1.6 Relationship to General Plan 1-6 1.7 Relationship to City Zoning Code 1-6 1.8 Specific Plan Components 1-8 1.9 CEQA Compliance 1-10 Section 2 - Existing Conditions Land Use 2.1 Background 2-1 2.2 Existing Site Conditions 2-1 2.3 General Plan Land Use and Zoning 2-2 2.4 Existing Circulation and Access 2-2 2.5 Topography 2-2 2.6 Vegetation 2-2 Section 3 - Plan Elements 3.1 Land Use 3-1 3.2 Circulation and Access 3-6 3.3 Infrastructure Plan 3-7 3.4 Community Facilities 3-8 "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 TABLE OF CONTENTS Page Section 4 - Design Guidelines 4.1 Statement of Purpose 4-1 4.2 Applicability 4-1 4.3 Organization 4-2 4.4 Community Guidelines 4-3 4.5 Golf Course Country Club Guidelines 4-7 4.6 Residential Guidelines 4-11 Section 5 -Development Regulations 5.1 Purpose and Intent 5-1 5.2 Applicability 5-1 5.3 Definition of Terms 5-1 5.4 Development Regulations 5-2 Section 6 - Implementation 6.1 Methods and Interpretation 6-1 6.2 Development Review Process 6-2 6.3 Specific Plan Modifications and Amendments 6-4 6.4 City of La Quinta Impact Fee Requirements 6-5 6.5 Project Financing 6-6 6.6 Maintenance Responsibilities 6-6 6.7 Density Allocations 6-7 Section 7 - General Plan Consistency 7.1 Land Use 7-1 7.2 Traffic and Circulation 7-4 7.3 Open Space 7-6 7.4 Parks and Recreation 7-6 7.5 Natural Resources 7.6 Infrastructure and Public Services 7.7 Environmental Hazards 7.8 Cultural Resources "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-7 7-11 7-14 7-17 Exhibits Page Executive Summary 1. Regional Location Map ES -7 2. Vicinity Map ES -8 3. Relationship to Hideaway ES -9 4. Land Use Plan ES -10 Section I - Introduction / Specific Plan Overview 5. Project Location Map 1-11 6. Aerial Photo 1-12 7. Land Use Plan 1-13 8. General Plan and Zoning Map 1-14 Section 2 - Existing Conditions 9. Existing and Surrounding Land Use 2-3 Section 3 - Plan Elements 10. Conceptual Site/Phasing Plan 3-9 11. Golf Course Routing Plan 3-10 12. Residential Planning Areas 3-11 13. Public Trails 3-12 14. Circulation Plan 3-13 15. Typical Street Sections 3-14 16. Master Plan of Infrastructure 3-15 Section 4 - Design Guidelines 17. Conceptual Community Landscape Plan 4-22 18. Perimeter Road Conceptual Streetscape Plan 4-23 19. Tract 31202 Boundary Conceptual Section 'A' 4-24 20. Tract 31202 Boundary Conceptual Section 'B' 4-25 21. Tract 31202 Boundary Conceptual Section 'C' 4-26 22. Tract 31202 Boundary Conceptual Section 'D' 4-27 23. Madison Street Conceptual Streetscape Plan 4-28 24. Madison Street Typical Landscape Section 4-29 25. Residential Street Conceptual Streetscape Plan 4-30 26. Residential Street Typical Island Section 4-31 27. Residential Street Typical Street Section 4-32 28. Residential Street Typical Cul -de -Sac Section 4-33 29. Primary Entry Conceptual Landscape Plan 4-34 30. Primary Entry Conceptual Landscape Elevation 4-35 31. Secondary Entry Conceptual Landscape Plan 4-36 32. Conceptual Wall and Fence Master Plan 4-37 33. Conceptual Wall and Fence Details 4-38 34. Maintenance Facility Conceptual Screening Plan 4-39 "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 iii LIST OF EXHIBITS Page 35. Maintenance Facility Monroe Street Elevation 4-40 36. Maintenance Facility Monroe Street Section 4-41 37. Maintenance Facility Avenue 54 Section 4-42 38. Clubhouse Architectural Character 4-43 39. Conceptual Exterior Lighting Detail 4-44 Tables Page Executive Summary 1. Proposed Land Uses ES -3 Section Y - Introduction / Specific Plan Overview 2. Zoning Summary 1-7 Section 3 - Plan Elements 3. Overall Statistical Summary 3-1 4. Residential Statistical Summary 3-3 Section 5 - Development Regulations 5. Residential Development Standards 5-2 6. Golf / Clubhouse Development Standards 5-3 7. Golf / Clubhouse Parking Standards 5-4 "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 iv mm Executive Summary Project Setting The Country Club of the Desert Specific Plan (SP 99-035) Area is located within the City of La Quinta on the gently sloping floor of the Coachella Valley. The project site is accessible from Interstate 10 and Highway 111 via Jefferson and Monroe Streets as illustrated in the Regional Location Map, Exhibit 1. The configuration of the Country Club of the Desert project site is irregular in nature and is bounded by Avenue 52 and Avenue 53 on the north, Avenue 54 on the south, Jefferson Street and the Coachella Canal on the west, and Monroe Street on the east as illustrated on the Vicinity Map, Exhibit 2. Desert mountain ranges create the backdrop to the Country Club of the Desert Specific Plan Area. Existing golf course -oriented communities, undeveloped desert lands, as well as active and fallow agricultural lands surround the project site. Relationship to Country Club of the Desert Specific Plan This document is an amendment to the Country Club of the Desert Specific Plan 99- 035 adopted by the City Council on November 21, 2000 with Environmental Assessment 99-380 and EIR SCH 99061109. For purposes of development, SP 99-035 can be divided into two distinct areas. The first area is the Hideaway, which is located in the western portion between Jefferson and Madison Streets. The Hideaway has been under development for the past four years and has achieved substantial conformance with the adopted Specific Plan. The second area is undeveloped property lying east of Madison Street that comprises the balance of the land within the Specific Plan. There is an additional 120 acres of land that, to a large extent, was included in Environmental Impact Report SCH 99061109, but excluded from the Specific Plan boundary. Refer to Exhibit 3, Relationship to Hideaway. This amendment captures the diagrammatic land use plan changes to the undeveloped portion lying east of Madison Street. The original Specific Plan will remain in full force and effect for the Hideaway portion of the project excepting a modification for the provision of guesthouses as described below. The Specific Plan Amendment's main focus is to create a "standalone" document for the area east of Madison Street that dovetails into the existing Specific Plan approval. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -1 EXECUTIVE SUMMARY Guesthouses Guesthouses are permitted per these provisions within the Hideaway and The Madison Club portions of the CCOD Specific Plan Area. For purposes of this section, "guesthouse" means a detached or attached unit with sleeping and sanitary facilities and limited food preparation facilities (kitchenette/ wet service bar), and which is used primarily for sleeping purposes by members of the family occupying the main building, their non-paying guests and domestic employees. Guesthouses are a permitted accessory use on residential lots within the Custom Lot Residential Planning Areas of the CCOD Specific Plan Area and within the Custom/Single Family Residential Planning Areas of The Madison Club Specific Plan Area. Guesthouses are only permitted within the other (non -Custom Lot) Residential Planning Areas of both Specific Plan Areas (CCOD and The Madison Club) with approval of a minor use permit. Guesthouses within the Custom Lot Residential Planning Areas do not require a minor use permit, but shall conform to all applicable universal building code standards, all development and design standards of this Specific Plan, and with these following standards: 1. A maximum of three guesthouses may be established on any lot within the Custom/Single Family Residential Planning Area. 2. Guesthouses shall be architecturally compatible with the main unit. 3. Detached guesthouses shall not be more than one story. 4. Guesthouses shall not include a garage or accessory structure, but may be attached to a garage that serves the main house. 5. Full kitchen facilities are not permitted within a guesthouse except with the approval of a minor use permit. 6. Placement of a guesthouse shall not exceed 30% of the size of the principal residence, and/or result in violation of the maximum lot coverage established in this Specific Plan. 7. This provision shall be included in the CC&Rs for the Homeowners' Association(s) for all portions of the project east of Madison Street. If guest houses are proposed within that portion of the project west of Madison Street, a deed restriction shall be recorded prohibiting rental of the unit, prior to the issuance of building permits for a guesthouse. The Madison Club Land Uses The Madison Club Specific Plan Amendment proposes to preserve the land use philosophy of SP 99-035 but represents a diagrammatic modification to the configuration of the planning areas and a decrease in the residential density. The configuration of residential and golf uses is only shifted around. No new land uses are proposed and the concept remains a mix of golf and residential land uses as illustrated on the Land Use Plan, Exhibit 4. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -2 EXECUTIVE SUMMARY The following table summarizes the proposed land uses for The Madison Club area. TABLE 1 Proposed Land Uses Project Processing Authority The authorities to prepare, adopt, and implement The Madison Club Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division I, Chapter 3, Article 8, Sections 65450 through 65457). The City of La Quinta Planning Commission is required to review and make recommendations to the City Council on the Specific Plan. The City of La Quinta City Council may adopt the Specific Plan Amendment either by resolution or by ordinance. Environmental Considerations When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -3 C272 i GOLF COURSE & COUNTRY CLUB RESIDENTIAL (incl. Roadways) 200 Custom/Single-Family Detached 165 1.36 225 Detached Villas 33 1.43 50 TOTAL; 472 Ac. 0.58 Du%Ac � 275 Units Project Processing Authority The authorities to prepare, adopt, and implement The Madison Club Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division I, Chapter 3, Article 8, Sections 65450 through 65457). The City of La Quinta Planning Commission is required to review and make recommendations to the City Council on the Specific Plan. The City of La Quinta City Council may adopt the Specific Plan Amendment either by resolution or by ordinance. Environmental Considerations When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -3 EXECUTIVE SUMMARY An Addendum to the Certified FEIR has been prepared because: (1) no substantial changes are proposed in the project which will require major revisions of the Certified FEIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant impacts; (2) no substantial changes in circumstances under which the project is undertaken will occur which will require major revisions of the Certified FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; and (3) no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Certified FEIR was certified as complete, shows any of the following: (A) the project will have one or more significant effects not discussed in the Certified FEIR; (B) significant effects previously examined will be substantially more severe than shown in the Certified FEIR; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, (D) mitigation measures or alternatives which are considerably different from those analyzed in the Certified FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Based on the existing physical characteristics of the 120 acres added to the Specific Plan Area and the total number of units proposed, the proposed amendment to the Specific Plan will not result in any new or substantially more severe impacts than those identified in the Country Club of the Desert EIR. For these reasons, preparation of an Addendum is appropriate under the CEQA Guidelines. For further clarification, consult the Addendum to EIR SCH 99061109. Related Entitlements The Madison Club Specific Plan Amendment, when adopted, will serve as a legal document that implements the City of La Quinta General Plan and will serve as the zoning for the Specific Plan Amendment Area. A Tentative Tract Map will be processed for approval by the City of La Quinta concurrently with the Specific Plan Amendment. The Tentative Tract Map will indicate approximate locations of lot lines, streets, and proposed grading. An application for vacating a portion of Avenue 53 will be processed concurrently with the Tentative Tract Map application and Specific Plan Amendment. A request for cancellation of a Williamson Act contract for which a Notice of Non -Renewal was filed in 2002 will also be acted upon. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -4 EXECUTIVE SUMMARY Specific Plan Components The Madison Club Specific Plan Amendment is comprised of the following major components. ❑ Section 1 - Introduction and Overview This section provides the reader with a summary of The Madison Club Land Use Plan, the project location, entitlements necessary for the project, the relationship of the Specific Plan to the City's General Plan and Zoning Code, a statement regarding CEQA compliance, and an overview of the Specific Plan organization. ❑ Section 2 - Existing Conditions This section of the Specific Plan Amendment discusses the site history, existing physical opportunities and constraints, and the planned and existing land uses surrounding the project site. ❑ Section 3 - Plan Elements This section describes the key elements of The Madison Club's Planned Community to include the following: • Land Use • Circulation and Access • Infrastructure Plan • Community Facilities ❑ Section 4 - Design Guidelines This section discusses the Design Guidelines for The Madison Club Specific Plan, which includes graphic representations and text to provide design criteria for the land planning and site planning as well as the establishment of community image, architectural and landscaping themes of The Madison Club's Planned Community during its development. ❑ Section 5 - Development Regulations The Development Regulations section specifies the standards regulating permitted uses within each planning area, densities, plotting and design of buildings, edge conditions, architectural elements, and landscaping requirements. 'The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -5 EXECUTIVE SUMMARY ❑ Section 6 -Implementation This section addresses the policies and procedures for the City's review and approval of development proposals within the Specific Plan Amendment Area, the relationship of other entitlements and approvals associated with the Specific Plan and stipulates the methods and procedures for interpreting and amending the Specific Plan when necessary. ❑ Section 7 - General Plan Consistency This section discusses the relationship of the Specific Plan Amendment to the City of La Quinta General Plan, describes the General Plan policies applicable to the proposed project, and how the Specific Plan implements those policies. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -6 NOT TO SCALE - FOR CONCEPTUAL USE ONLY The Madison Club ND La Quinta Partners LL C Exhibit lona/Location Na, In NOT TO SCALE - FOR CONCEPTUAL USE ONLY The Madison Club ND La Quinta Partners LL C Exhibit 2 vicinity Maio m 1 at of I gi Hidea wa y i i� }o i� r Ua®1h04"MMOMarm 9WWdoa=WOro 2 N's o r - The Madison Club it Gauntry Club of the Deser SP 99-035 adopted 11/2000 Additional 120 acres added to Specific Plan area The Madison Club Specific Plan Amendment IFUEND Country Club of the Desert SP 99-035 Hideaway The Madison Club SP 99-035 Amendment Additional 120 acres added to the Spec/rc Plan Area Exhibit 3 relationship to Hideaway ND La Quinta Partners LL C 111111 1 11 1 1 1 m 0 350 700 1400 Gauntry Club of the Deser SP 99-035 adopted 11/2000 Additional 120 acres added to Specific Plan area The Madison Club Specific Plan Amendment IFUEND Country Club of the Desert SP 99-035 Hideaway The Madison Club SP 99-035 Amendment Additional 120 acres added to the Spec/rc Plan Area Exhibit 3 relationship to Hideaway ND La Quinta Partners LL C 111111 1 11 1 1 1 m 0 350 700 1400 The Nadison Club ND La Quinta Partners LL C LEGEND Golf Course/ Club House/ Common Area SFD Residential ® SFD Residential Exhibit 4 Land Use Plan IIIIIIIII I I I m 0 300 600 1200 Section One INTRODUCTION/ SPECIFIC PLAN OVERVIEW 1.1 Project Proposal The Madison Club Specific Plan Amendment (Specific Plan) is a proposal for the development of a planned golf and residential community located at the southeast corner of Madison Street and Avenue 52 in the City of La Quinta. The Specific Plan Area is approximately 472 acres in size and is generally bounded by Madison Street on the west, Avenue 52 on the north, Monroe Street on the east and Avenue 54 on the south. The "Project Location" Map, Exhibit 5, indicates the location of The Madison Club Specific Plan Amendment Area within the City of La Quinta. The "Aerial Photo," Exhibit 6, illustrates the project site in its existing condition. The Project Applicant, N.D. La Quinta Partners, LLC, proposes the planned development of 275 residential units distributed around one 18 -hole private golf course area. The Land Use Plan, Exhibit 7, illustrates the proposed golf and residential development. Approximately 272 acres of the Specific Plan Amendment Area (project site) are proposed for development of one private, championship 18 -hole golf course. Approximately 200 acres are proposed for development of single-family residential uses. Residential uses will include single-family custom lots/single-family detached homes, and detached villas. It is anticipated that all homesites will front the golf course. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-1 Section One Introduction / Specific Plan Overview 1.2 General Plan Land Use Zoning The City of La Quinta General Plan and Zoning Map was amended and updated in conjunction with the 2002 General Plan and EIR update. The land use and zoning designations for the Specific Plan Area illustrate the general configuration of the land uses depicted and governed by the adopted Country Club of the Desert Specific Plan (SP 99-035). The General Plan Land Use and Zoning Map designates the project site of the original Country Club of the Desert Specific Plan (SP 99-035) as Low Density Residential (up to 4 DU/Ac.) and Golf Course Open space. The adopted Specific Plan allocates a maximum of 819 units and an overall density of 0.83 dwelling units per acre. The Madison Club Specific Plan Amendment includes an additional 120 acres of land not a part of the original SP 99-035. This land is located at the northeastern portion of the revised Specific Plan Area. The 2002 General Plan Land Use and Zoning Map designate the subject 120 acres as Low Density Residential with an Agricultural/Equestrian Land Use and Rural Residential Zoning Overlay permitting 0-3 DU/Ac. resulting in a maximum of 360 dwelling units for this property. With inclusion of these 120 acres into the Specific Plan Area, the designated zoning district for this property will be Specific Plan and will be governed by the requirements contained herein. 1.3 Specific Plan Amendment Purpose The Specific Plan Amendment will comprehensively define the development regulations, requirements, and design guidelines for the phased development of golf uses and residential neighborhoods. The Specific Plan Amendment defines the methods and requirements for development of the project and ensures that the City of La Quinta General Plan is implemented. 1.4 Specific Plan Amendment Objectives The Specific Plan Amendment proposes the development of a planned community to meet the following key objectives: 1. To create a planned golf and residential community with long-term viability comprised of distinctive residential neighborhoods; 2. To create a planned community of appropriate density and scale consistent with the City of La Quinta General Plan and Zoning Code; 3. To provide for championship golf course facilities, providing premier recreational opportunities for members of The Madison Club; "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-2 Section One Introduction / Specific Plan Overview 4. To provide for a perimeter circulation network consistent with City General Plan, which provides pedestrian, equestrian, and bicycle mobility while facilitating appropriate vehicular movement throughout the project site; 5. To ensure that the proposed development of the project adequately addresses the City of La Quinta General Plan requirements for provision of infrastructure, public facilities, and services; and 6. To assure that The Madison Club is compatible with and complementary to other surrounding development in the area. The Specific Plan Amendment will address these objectives through the following implementation measures: 7. Application of design guidelines and development regulations prepared to address the unique character of the development and to address the goals and policies established in the City's General Plan: a. Provision of an extensive network of open space in the form of an 18 - hole golf course and perimeter landscaped parkways; b. Development of a link of the multi-purpose trail system adjacent to Madison Avenue as established in the City's General Plan designed to serve bicyclists, equestrians, and pedestrians; C. Development of a pedestrian and bicycle oriented circulation system within perimeter streets comprised of an off-street pedestrian trail system and an on -street bicycle trail network linking the project site to the overall bikeway corridor system as described in the General Plan; d. Provision for the comprehensive planning, financing, and implementation of infrastructure to serve the project site; and e. Provision of comprehensive design guidelines establishing unifying community elements and a unique character for development within The Madison Club Specific Plan Amendment Area. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-3 Section One Introduction / Specific Plan Overview 1.5 Authority and Requirements for the Specific Plan Amendment 1.5.1 Authority State of California Government Code The State of California Government Code, Title 7, Division 1, Chapter 3, Article 8, Section 65450-57 grants authority to cities to adopt Specific Plans for purposes of implementing the goals and policies of their General Plans. The Government Code states that Specific Plans may be adopted either by resolution or by ordinance and that, the Specific Plan is required to be consistent with the General Plan. City of La Quinta Zoning Ordinance The City of La Quinta Zoning Ordinance provides policies for development subject to the preparation, adoption, and processing of a Specific Plan pursuant to California Government Code Sections 65450 and 65507. 1.5.2 Requirements California Government Code Section 65451 sets forth the minimum requirements and review procedures for Specific Plans as follows: 1. A Specific Plan shall include a text and a diagram or diagrams that specify all of the following in detail: a. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan; b. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan; C. Standards and criteria by which improvements will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable, and 2. A program of implementation measures including regulations, programs, public works projects and the financing measures necessary to carry out paragraphs a., b., and c. above. 3. The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-4 Section One Introduction / Specific Plan Overview The Madison Club Specific Plan Amendment is designed to meet the requirements of the State of California Government Code and the City of La Quinta General Plan. Pursuant to the provisions of the City of La Quinta Zoning Code, the adoption of the Specific Plan Amendment by the City will establish the zoning regulations for the project site. In instances where the Specific Plan Amendment is silent, the City of La Quinta Zoning Ordinance shall prevail. 1.5.3 Develonment A,onrovaf Components The Specific Plan is the major component of a multi -step process that will result in the development of the approximately 472 -acre Specific Plan Amendment Area. The components of the development approval process for The Madison Club are discussed below. Specific Plan The Madison Club Specific Plan Amendment, when adopted, will serve as a legal document that implements the General Plan land use designation and will serve as the zoning for the Specific Plan Amendment Area. It will serve as a "blueprint" for development by establishing the distribution of land use and criteria for development as set forth herein. The Specific Plan Amendment establishes the development requirements and planning guidelines to be applied to each phase of development within the Specific Plan Amendment Area. Subdivision Map A Tentative Tract Map will be processed for approval by the City of La Quinta concurrently with the Specific Plan Amendment. The Tentative Tract Map will indicate the approximate location of lot lines, streets, and proposed grading. Following public hearings by the City and approval of the Tentative Tract Map, a final tract map will be prepared. The final map becomes a legal document that is recorded and defines legal parcels and lots that can be sold for development. The final map(s) for individual residential lots when processed for recordation will allow sale of parcels and lots to individual homeowners. The project may be mapped in one or more final map phases. Street Vacation An application for the vacation of a portion of Avenue 53 between Monroe and Madison Streets and between Avenues 52 and 54 will be submitted to the City for approval concurrently with the approval of the Specific Plan Amendment and Tentative Map. The City Council will be the approving body for the application for street vacation. Depending upon planning of a 40 -acre out -parcel located at the northwest corner of Avenue 53 and Monroe Street, the street vacation may be all of the remaining street between Madison and Monroe Streets, or a majority thereof. 'The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-5 Section One Introduction / Specific Plan Overview Cancellation of Williamson Act Contract Two parcels comprising approximately 40 acres of the Specific Plan Amendment Area is under Williamson Act (Land Conservation Act of 1965) contract. These types of contracts remain in effect for ten years and are automatically renewed annually unless the property owner files for a Notice of Non -Renewal. Notices of Non -Renewal were recorded on November 27, 2002 for the subject parcels, identified as Agricultural Preserves AGN 00036 and 00037, Coachella Valley Preserve No. 76, Map No. 451. Williamson Act contracts for properties with non -renewal dates will expire ten years after the non -renewal date, meaning the current contract would expire in 2012. However, per the California Government Code, in addition to the 10 -year non- renewal process for taking properties out of Williamson Act contracts, contracts may be cancelled upon the mutual agreement of the landowner and the local planning jurisdiction following the appropriate cancellation process. A request for cancellation of a Williamson Act contract will be acted upon by the City as part of the development approval process for the Specific Plan Amendment. 1.6 Relationship to General Plan The Specific Plan Amendment establishes the development requirements and planning guidelines to be applied to each phase of development within the Specific Plan Amendment Area. The Specific Plan Amendment, when adopted, will also serve as the legal document to implement the General Plan designation and Zoning for the project site. 1.7 Relationship to City Zoning Code With the adoption of Country Club of the Desert (SP 99-035) in November 2000, the City of La Quinta Zoning Code established the zoning classifications of Low Density Residential, Golf Course Open Space, and Low Density Residential with Agricultural Equestrian Overlay for the project site. The established zoning for the project site permits the development of residential single-family uses, as well as golf courses and country clubs. Based upon the unused dwelling unit allocation from SP 99-035 and the City's existing zoning of the 120 acres added to this Specific Plan Amendment, development of up to 733 dwelling units would be permitted on The Madison Club project site as described in Table 2 below. The proposed development of 275 residential units at 0.58 dwelling units per acre is consistent with the City's Zoning for the project site. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-6 Section One SP 99-035 (Overall Density = .83 DU/Ac.) i Low Density Residential with Agricultural/ Equestrian Overlay 0-3 DU/Ac. TOTAL: Introduction / Specific Plan Overview TABLE 2 Zoning Summary 988 1 819 (-446) (Buildout West of Madison) (Unused Dwelling Unit allocation) 120 Z n 1,108 0.58 DU/Ac.3 The Specific Plan Amendment proposes development of 275 residential dwelling units, or 38% of the total allowable units, within the project site. The proposed use of the project site for golf and residential development of 275 units is consistent with the City of La Quinta Zoning Code. The Madison Club Specific Plan Amendment, when approved, will implement the City's General Plan and will provide for the zoning development regulations for the project site. A Specific Plan Amendment is proposed for The Madison Club to provide for flexibility in the application of development standards to enable development of a master planned community with varying housing types surrounding golf course uses all distributed within both the Low Density Residential and the Very Low Density Residential zoning districts. The Madison Club Specific Plan Amendment complies with the City of La Quinta Zoning except as specifically provided for herein. Where development regulations in the Specific Plan differ from those of the City's Zoning Code, the Specific Plan shall prevail. Where the Specific Plan is silent on a development regulation, the City's Zoning Code shall prevail. In particular, the Specific Plan differs from the Zoning Code in the following areas as further described in Section 4, "Design Guidelines," and Section 5, "Development Regulations" of the Specific Plan: 1 SP 99-035 Specific Plan Area included The Madison Club area excluding 120 acres added to Specific Plan Amendment project area. Z Additional property included in The Madison Club Specific Plan Amendment. 3 Overall density is 275 units _ 472 acres = 0.58 DU/Ac. "The Madison Club"Specific Plan 99-035 Amendment #1 February 2005 1-7 Section One Introduction / Specific Plan Overview • Variations from the residential development standards for single-family dwellings with respect to minimum lot size requirements, minimum lot frontage, minimum front yard setbacks, and side yard setback requirements within the Low Density Residential and Very Low Residential Zoning Districts. • Variation from the Zoning Code requirement for number of vehicular parking spaces for the golf course and clubhouse facilities. • Inclusion of development standards for the golf course clubhouse. • Inclusion of design guidelines for the entire community and golf uses as well as enhanced design guidelines for residential uses. • Establishment of grading standards designed to allow flexibility in the interior landform consistent with a unique and topographically interesting experience, yet mindful of perimeter constraints addressed by the General Plan. Additionally, The Madison Club Specific Plan Amendment varies from the City of La Quinta Subdivision Regulations regarding the maximum length of cul -de -sac - streets. 1.8 Specific Plan Components The Madison Club Specific Plan Amendment is comprised of the following major components. 1.8.1 Existing Conditions Section 2 discusses the site history, existing physical opportunities and constraints, and the existing and planned land uses surrounding the project site. 1.8.2 Plan Elements Section 3 describes the key elements of The Madison Club's Planned Community to include the following: Land Use The Madison Club's Land Use Plan provides a comprehensive plan for the development of the approximately 472 -acre project site to address the goals and objectives of the City of La Quinta General Plan and Zoning Code as well as the market potential of the project site. The Land Use Plan provides a description of each land use by planning area, a statistical summary of each land use, and a circulation plan within perimeter public streets to include pedestrian, bicycle, and multi-purpose trails as well as a vehicular circulation system. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-8 Section One Introduction / Specific Plan Overview Circulation and Access The circulation plan provides a hierarchy of entries, roadways, trails, pedestrian walkways, and Class II bicycle trails proposed for perimeter streets adjacent to the planned community. A multi-purpose trail is proposed adjacent to the easterly right of way for Madison Street. Special attention has been given to those streets within the Specific Plan, which are designated as Image Corridors within the City's General Plan. Dimensions and sections of each type of roadway and trail are provided in this section of the Specific Plan Amendment. Infrastructure The Master Plan of Infrastructure, Public Facilities, and Public Utilities of the Specific Plan Amendment describes the level of existing infrastructure, public facilities and utilities available to the project site and those necessary to be constructed to serve the proposed development. Infrastructure facilities discussed include circulation, water, sewer, and storm drainage systems. Utilities to be installed such as telephone, cable, electric, and gas as well as community facilities, such as schools, are also discussed in this portion of the Specific Plan Amendment. 1. 8.3 Design Guidelines Section 4 includes graphic representations and text to guide the land planning, site planning, community image and theme, architectural design, and landscaping of The Madison Club's Planned Community during its development. Streetscapes, entries, building orientation, plotting, grading, edge treatments, relationship between land uses, parking, lighting, and architectural design elements are some of the features are addressed in this section. 1.8.4 Development Regulations Section 5 specifies the standards regulating permitted uses within each planning area, densities, plotting and general design of buildings, edge conditions, and landscaping. 1.8.5 Implementation Section 6 addresses the policies and procedures for the City's review and approval of development proposals within the Specific Plan Amendment Area. This section also stipulates the methods and procedures for interpreting and amending the Specific Plan when necessary. 1.8.6 General Plan Consistenc Section 7 addresses the City of La Quinta General Plan and the relationship of the proposed Specific Plan Amendment to the General Plan. Both the General Plan Element policy applicable to the Specific Plan Amendment and the method with which the Specific Plan Amendment implements the General Plan policy are discussed in this section. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-9 Section One I.9 CEQA Compliance Introduction / Specific Plan Overview An Environmental Impact Report (EIR) was prepared, approved, and certified by the City of La Quinta for the original Country Club of the Desert Specific Plan (SP 99-035) of which The Madison Club Specific Plan Amendment is a part. When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. This Addendum to the Certified FEIR has been prepared because: (1) no substantial changes are proposed in the project which will require major revisions of the Certified FEIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant impacts; (2) no substantial changes in circumstances under which the project is undertaken will occur which will require major revisions of the Certified FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; and (3) no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Certified FEIR was certified as complete, shows any of the following: (A) the project will have one or more significant effects not discussed in the Certified FEIR; (B) significant effects previously examined will be substantially more severe than shown in the Certified FEIR; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, (D) mitigation measures or alternatives which are considerably different from those analyzed in the Certified FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Based on the existing physical characteristics of the 120 acres added to the Specific Plan Area and the total number of units proposed, the proposed amendment to the Specific Plan will not result in any new or substantially more severe impacts than those identified in the CCOD EIR. For these reasons, preparation of an Addendum would be appropriate under the CEQA Guidelines. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-10 C� W CD z w un III NOT TO SCALE - FOR CONCEPTUAL USE ONLY The Madison Club ND La Qu/nta Partners LL C Exhibit 5 t Location Ma, In Avenue 52:', ?"ham _ X a rA vellue 53, _ �' "ir �^y64'T'�f ^ �T • rA� jaBy _ . ny►'�I� � { +yrj.^�`�'Qy�', �i ''1 ..1. �'+� r L� y�� • i ' 7 V_s _ � L pa U i 0 2004.Ke}u I� Roads O 2004 ADT';' �. Image 0 Z044.4�rPQ Fie Mac7isIGN 9 La Quinta 7 4erial Photo The Madison Club ND La Quinta Partners LL C LEGEND Golf Course/ Club House/ Common Area SFD Residential SFD Residential Exhibit 7 Land Use Plan IIIII I II I I I m 0 300 600 1200 " j70m Section One k Introduction / Specific Plan Overview EXHIBITS - GENERAL PLAN AND ZONING MAP Avenue 52 E Low Density Residential wJ Agrilculture/Equestrian Overlay Country Club of the Desert (SP 99-035) Avenge 54 NAP Avenue 53 W "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 1-14 Section Two EXISTING CONDITIONS 2.1 Background The Specific Plan Amendment Area is an approximately 472 -acre project site located south of Avenue 52, north of Avenue 54, west of Monroe Street, and east of Madison Street in the City of La Quinta. The project site has historically been used for agricultural purposes. Agricultural activities have included row crop production, grazing, and horse and cattle farming. A portion of the project site (approximately 352 acres) was included in the previously approved Country Club of the Desert (SP 99-035) adopted by the City Council on November 21, 2000. This Specific Plan provided for the development of a golf resort community with a maximum of 819 residential units and three private golf courses on approximately 988 acres. 2.2 Existing Site Conditions 2.2.1 Existing. Project Site Land Use The majority of the project site is fallow agricultural land; however, portions of the project site are currently used as grazing land, horse corrals, and stables. These uses will continue until the Specific Plan and Tentative Tract Map are approved by the City of La Quinta and will be phased out as development occurs. A few abandoned structures exist on the project site including at least one residential structure. 2.2.2 Surroundina Land Use Existing A variety of existing residential, golf, agricultural and equestrian uses surround The Madison Club project site. The Empire Polo Grounds within the City of Indio is located at Avenue 52 north of the project site. Active and vacant agricultural and equestrian properties are located to the east along Monroe Street and to the south along Avenue 54. The Hideaway Golf Club community is located along the west side of Madison. The City of La Quinta General Plan Land Use Map designates the undeveloped areas to the east as Low Density Residential with an Agriculture/Equestrian Overlay and the areas to the south as Very Low Density Residential. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 2-1 Section Two Proposed Existing Conditions Undeveloped areas surrounding the project site within the City of La Quinta are in the process of being approved for residential development. These areas include "Rancho Santana," an 80 -acre, 203 -lot single-family residential community located at the southwest corner of Monroe Street and Avenue 52. The existing and proposed land use for the project site and the areas immediately adjacent to the project site are illustrated in Exhibit 9. 2.3 General Plan Land Use and Zoning The project site has a General Plan Land Use designation and zoning district classification of Low Density Residential (2-4 DU/Ac.), Low Density Residential with Agriculture/Equestrian Overlay (0-3 DU/Ac.) and Golf Course Open Space. 2.4 Existing Circulation and Access Regional access to the project site is provided from Highway 111 located north of the project site. The Project Site is bounded on the north by Avenue 52 which is a two lane paved roadway, on the east by Monroe Street which is currently half improved, on the south by Avenue 54 which is half improved, and on the west by Madison Street which will be improved to its full travel lane right-of-way. 2.5 Topography The site area is relatively flat and lacks any significant topographic variation. The site gently slopes from north -to -south. 2.6 Vegetation The Specific Plan Amendment Area has been extensively used for agricultural operations, including the cultivation of row crops and pastureland for horse grazing. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural and human uses. Several planted groves of Tamarisk trees, which have been historically used for windbreaks, occupy the project site. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 2-2 r7e M&17/5VJ cx1511-17g 0 La Quinfa P The Citrus[� '� _ . JL an 4. Hide ' tables s i �� y �ii!a1M�1lr, ��� �iI��W MrilidA � 2'Ci► wp�i , :, � � �.. , - • r. w gal irliiRii c`1 �] " •��_' Va & i A' 2004 Key We Imo, �.• � �` � .�,� p4 '� {;� � •lma�y�2�4'�As ��.... ► � , . i .m. li► tMaia3 dG+;2Md l'SSF cx1511-17g anQ 011myInes ►Cana"' Mqo; LiE Section Three PLAN ELEMENTS 3.1 Land Use The Madison Club Specific Plan Amendment is a 472 -acre planned community offering a luxurious golf resort lifestyle in the picturesque desert setting of La Quinta. The centerpiece of the community is its private country club and championship golf course. This golf course provides significant open space character to the community, while also framing views to the nearby mountains and providing topography, water and an overall resort setting that distinguishes the lifestyle of the community. In fact, the development anticipates that every custom and single-family homesite will feature golf course frontage. Residential development provides for a variety of housing opportunities, including Custom/ Single-family Detached homes, and Detached Villas. The Conceptual Site/Phasing Plan shown in Exhibit 10 depicts the overall arrangement of land uses within The Madison Club Specific Plan Amendment, as well as the anticipated phasing of development. The following statistical summary, Table 3, provides a tabulation of land uses by acreage, density, and number of dwelling units where applicable. TABLE 3 Overall Statistical Summary GOLF COURSE & COUNTRY CLUB 272 RESIDENTIAL (incl. Roadways) 200 Custom/Single-Family Detached 165 1.36 225 Detached Villas I 35 1 1.43 1 50 TOTAL: 1 472 Ac. ' 0.58 Du/Ac 1 275 Units "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-1 Section Three 3.1.1 Phasing Plan Elements Development phasing within The Madison Club Specific Plan Amendment is anticipated to occur in five primary phases. The first phase is anticipated to include mass grading of the project site, construction of the 18 -hole golf course and the country club and approximately 100 custom/single-family residential lots, as depicted in Exhibit 10. Phases 2-4 may commence during or upon completion of earlier phases and will include that balance of custom/single-family residential lots. Phase 5 will include construction of the detached villas. Depending on the market conditions, a decision may be made to construct phases simultaneously or out of sequence. Subject to compliance with mapping and infrastructure requirements, such an approach to development of the site is deemed consistent with the Specific Plan Amendment. Off-site improvements, agreed to by the Applicant and City, will be started by the issuance of the 501h building permit, or by May 31, 2006, whichever occurs first, and will be completed by the issuance of the 100th building permit on the site. 3.1.2 Golf Course Country Club (Private) The signature element of The Madison Club is its private championship golf course designed by Fazio Golf Course Design and related clubhouse facilities encompassing approximately 272 acres. Exhibit 11 illustrates the golf course routing plan. The 18 -hole golf course will bring a traditional setting to this desert retreat while offering splendid views of the surrounding mountains. The golf course is a par 72 course, approximately 7,300 yards in length, offering a distinctive golf experience for golfers of all skill levels with a backdrop of sweeping mountain views. The golf course interfaces with residential neighborhoods, providing the opportunity for spectacular golf course view lots throughout The Madison Club. Throughout the community, the golf course is significantly lower than the adjacent lots. This allows golf course and distant mountain views from the individual homesites, while also creating a visual separation for golfers on the course, enhancing the golfing experience. The golf course is designed to provide a variety of golfing experiences. Water features and sand traps are manmade hazards that have been incorporated into the design of the golf course. The landscaping has been designed as an integral and defining element of the golf course design. The golf course is contoured and landscaped to include a number of water features and significant topographic changes, important to creating a traditional -style golf course. Five sets of tees have been designed for each golf hole to allow the optimal golf course experience for golfers of various skill levels. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-2 Section Three Plan Elements After enjoying a round on the links or as a destination unto itself, members and guests may relax and enjoy the magnificent amenities offered in the clubhouse facilities, including but not limited to the following: • Restaurant and Bar facilities Driving Range • Pro Shop Men's/Women's Locker Rooms • Cart Storage Health and Spa facilities 3.1.3 Residential Planning Areas The residential planning areas total approximately 200 acres within The Madison Club, providing a mix of housing options to complement the overall golf course resort 'lifestyle of the community, including the following: TABLE 4 Residential Statistical Summary RESIDENTIAL Custom/Single-Family Detached 110,000 Sq. Ft. 1 165 Detached Villas TOTAL: 7,500 Sq. Ft. 1 35 1.36 1 225 1.43 1 50 200 Ac. 11.38 DtilAc I 275 Units 1. Net acres are defined as the gross acreage minus the area devoted to arterial roadways and golf areas. The residential planning areas are designed with the intent that every homesite has golf course frontage. This is accomplished primarily through an emphasis on the use of cul-de-sac street patterns providing "fingers" of residential development throughout the golf course. Thus, all homesites enjoy the open space views afforded by the golf course as well as the scenic surrounding mountains. The residential neighborhoods within The Madison Club Specific Plan Amendment are illustrated in Exhibit 12. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-3 Section Three Residential Housing Types Plan Elements The residential components within The Madison Club are comprised of two distinct housing types as discussed below. Custom and Single -Family Residential Custom lots comprise a predominant portion of the overall residential land use proposed for The Madison Club. Though lots will be offered in a variety of sizes and configurations, the minimum lot size for custom lots is established as 10,000 square feet. Sales of custom lots will be to individual homeowners desiring a site to construct a unique "one- or two-story" home using a choice of traditional and contemporary architectural styles, as outlined in the Design Guidelines, within a golf course setting. Villas The villas will consist of single-family detached units on clustered lots. These homes may be up to two stories with a minimum of 2,600 square feet of living space. They will include a variety of floor plan types and arranged in small clusters around landscaped common areas. These will include garages set back from the street. All plans will have various second floor options consisting of bedrooms, office, or guest rooms. 3.1.4 Public Trails Public trails, including a multi-purpose hiking, biking, and equestrian trail, and a network of Class II bicycle trails will be constructed within the public right-of-way and easements adjacent to the project site as part of the development of The Madison Club Specific Plan Amendment. The following is a description of the public trails to be constructed within the project site. Exhibit 13 is a plan view of the public trail system. Multi -Purpose Trails The City's General Plan Park and Recreation Policy Diagram depicts an equestrian trail corridor extending in a north/south configuration along Madison Street between Avenue 50 and Avenue 58 then turning westward and extending through Lake Cahuilla County Regional Park and on into the Santa Rosa Mountains. A link of this trail extends through The Madison Club Specific Plan Area along Madison Street between Avenue 52 and Avenue 54. As part of the development of The Madison Club, a 10 -foot wide multi-purpose trail will be constructed within a 20 - foot wide landscape setback located adjacent to the easterly right-of-way of Madison Street. This multi-purpose trail will provide a critical link of the equestrian trail corridor described in the General Plan and will address the recreational needs of equestrians, pedestrian, and bicyclists. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-4 Section Three Plan Elements Additionally, as part of The Madison Club development, a 10 -foot wide multi- purpose trail will be constructed in lieu of a sidewalk within a 20 -foot wide landscape setback located adjacent to the and 54 and Monroe Street. Bicycle Trails project -side right-of-way of Avenues 52 The City's General Plan Bikeway Corridor Policy Diagram illustrates a network of bicycle trails extending around the project site and connecting to other segments of the bikeway corridor along Madison Street, Monroe Street, Avenue 54, and Avenue 52. The Specific Plan Amendment proposes the development of a network of Class II bicycle trails within the public rights-of-way of Avenue 52, Avenue 54, Monroe Street, and Madison Street as part of the development of these streets adjacent to the project site. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-5 Section Three Plan Elements 3.2 Circulation and Access 3.2.1 Master Plan Of Circulation The Madison Club will be served by a hierarchy of roadways including perimeter roadways that link the site to the overall La Quinta area, and internal streets serving the golf courses, clubhouse, and residential neighborhoods within the community itself. The proposed circulation system is designed in conformance with the Circulation Element of the City of La Quinta General Plan and is illustrated in Exhibit 14. 3.2.2 Street Hierarchy Street sections for each street are illustrated in Exhibit 15. Primary Arterial Public 110' Full Improvements to be Madison Street constructed as part of project development. Monroe Street Public 110' 1/2 section to be constructed as part of project development. Avenue 52 Public 110' 1/2 section to be constructed as part of project development. Secondary Arterial Public 96' 1/2 section to be constructed as Avenue 54 (2) part of project development Collector Public 74' 1/2 section to be constructed as Avenue 53 part of project development to approximately 1,325' west of Monroe Street, unless a street vacation is approved by the City. Internal Streets Private 28' Full Improvements to be Local and Cul-de-sacs constructed as part of project Streets (3) development. A 20' wide landscape setback will be provided adjacent to the project -side right-of-way to accommodate development of a multi-purpose trail. (2) A 10' wide landscape setback will be provided adjacent to the southerly right-of-way. (3) R.O.W. denotes improvements including paving and shoulders. In addition, a landscape and drainage easement will be provided on each side of local and cul-de-sac streets. The width of these will vary per engineering considerations, but will maintain a minimum 10 -foot width. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-6 Section Three Plan Elements 3.3 Infrastructure Plan Appropriate levels of infrastructure will be installed by the developer to provide services to The Madison Club Specific Plan Amendment Area. The Master Plan of Infrastructure, Exhibit 16, illustrates the major infrastructure components to be installed as part of the development of the project. 3.3.1 Water Water is provided by the Coachella Valley Water District (CVWD). An existing 18" water main was installed in Avenue 54 in conjunction with the development of the Hideaway. Additionally, water lines may need to be installed within the project's frontage along Avenue 52, Avenue 54, and Monroe Street. Actual water improvements will be based upon the conditions of the project's existing recorded Domestic Water and Sanitation agreement with CVWD and any subsequent amendments. Per CVWD standards, a well site would be required per every 70 acres of developed property. The conditioned fourteen well sites for the Hideaway and The Madison Club will be provided by a combination of on-site and off-site locations consistent with the CVWD domestic water agreement and exhibits. 3.3.2 Sanitary Sewer Sewage disposal is provided by the Coachella Valley Water District (CVWD). An existing 27" gravity sewer main exists in Madison Avenue and was installed in conjunction with development of the Hideaway. An on-site sewer collection system will be constructed with connection to the existing Madison Street main. Alternatively, a gravity connection may be possible to existing CVWD sewer mains at PGA West. Sewer lift stations and force mains will be required at on-site collection points. 3.3.3 Drainacie Local drainage is under the jurisdiction of the City of La Quinta. Drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. These retention basins will be primarily constructed in conjunction with the golf course water features. 3.3.4 Irrigation Irrigation water is provided by the Coachella Valley Water District (CVWD) via the Coachella Canal. Irrigation lines currently exist on the site, which will be re- located. An existing CVWD irrigation main located along Avenue 52 and Avenue 53 will serve as a potential point of connection. Several local service laterals will be abandoned. The CVWD has indicated it would be in the project's best interest to utilize these lines, if possible, (i.e., golf course and landscaping irrigation) as fixture connections "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-7 Section Three Plan Elements may not be possible, as the canal becomes an item of historical interest. It is further anticipated that groundwater wells will be established to provide a redundant and supplemental source of irrigation water. 3.3.5 Gas Gas service is provided by Southern California Gas Company. These facilities exist adjacent to the project site within perimeter streets. Existing and proposed gas service facilities to serve the project are illustrated in Exhibit 16. 3.3.6 Electricity Power is provided by the Imperial Irrigation District (IID). Existing aboveground transmission lines exist along the project perimeter at Monroe Street and Avenue 52. Other overhead utility lines adjacent to the project area will be under -grounded per City requirements. High voltage transmission lines such as the existing 92 KV line along Monroe Street, which cannot be placed underground are exempt from this requirement with Imperial Irrigation District approval. 3.3.7 Communication Telephone is provided by Verizon. 3.4 Community Facilities 3.4.1 .Schools The project site is located entirely within the Coachella Valley Unified School District serving the K-12 school needs for portions of the City of La Quinta. The developers of The Madison Club will pay school fees, pursuant to Government Code Section 65995, et seq., as amended, to address the school needs of the project area. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 3-8 LEGEND Phase 1 Golf Course/Perimeter/ SFD Residential Phase 2 SFD Residential Phase 3 SFD Residential Phase 4 SFD Residential Phase 5 Detached Villas Exhibit 10 Conceptual Site The Madison Club Pliashw Plan ND La Quinta Partners LL C I L I I I I 1 I I FE, 0 300 500 1200 Cl) N O G O LEGEND Fairways Tees / Greens © Waterways ® Bunkers rEXfMbit f f Golf Course Conceptual Roofing► The Madison Club Plan ND La Qu/nta Partners LL C I I I I I I ID 0 300 600 1200 8C c3REC AR1) i1c11.F PAF. 1 435 2 3 I80 ---=;--------- — -- _ 3 9 } 1 185 5 5 565 _.46o - 6 1 - 8 5 x85 9 _ 4 350 OUT 36 3650 10 4 170 LI 12 } 1¢0 .._ —4 —. —'F 19 E 5 E315 i5 1 -195 6 4 335 I7 --Ig - - -- - IN — .{G — — - 375 0(1 :1F 'i6.50 Til-IA1 iv 7300 rEXfMbit f f Golf Course Conceptual Roofing► The Madison Club Plan ND La Qu/nta Partners LL C I I I I I I ID 0 300 600 1200 A at ✓✓J 1 The Madison Club ND La Quinta Partners LL C LEGEND Custom / SFD Residential Detached Villas Exhibit 72 Residential Planning Areas II I III I I I I I I m 0 300 600 1200 The Madison Club ND La Quinta Partners LL C E— s Class 11 Bikeway (5'striped lane) 10' Multi- Purpose Trail (within 20' wide landscape setback) ExIMM >3 Public Trails IIIIIIII I I I In 0 300 600 1200 F&M 2M LEGEND PrimaryArterial (110' ROK9 Secondary Arterial (96' ROK9 Collector (74' ROWJ ----------------- Private Local (28'ROWJ Exhibit M The Madison Club Circulation Plan ND La Quinta Partners LLC 11 I I I I E I l l l I m 0 Iw 600 Avenue 52 1 1 --------------------------- - 1 t i 1 ` i 1 i ` t♦ 1 1 --♦ 1 1 ♦ _ 1 , , 1 , ♦ 1 1 1 _ I r 1 .' Avenue 53 % 1 1 1 I % 1 1 1 _ ♦I t 1 1 to ♦CO �% 1� C: CO �� 1 1 1 1 1 1 1 1 ♦ %� , � 1 1 1 If 1 �♦ I i I 1 ♦ I 1 I 1 % I 1 - I I1 I 1 II 1 1 1 t 1 If -' %% i � 1 Avenue 54 LEGEND PrimaryArterial (110' ROK9 Secondary Arterial (96' ROK9 Collector (74' ROWJ ----------------- Private Local (28'ROWJ Exhibit M The Madison Club Circulation Plan ND La Quinta Partners LLC 11 I I I I E I l l l I m 0 Iw 600 EXISTING EXISTING R/W i!o- R/W PROPOSED 20' ' EXISTING 20' LANDSCAPE 12' 34' 1 ' 34' SETBACK i' I—LANDSCAPE W/ 10' I SETBACK FENCE 6" CONC. CURB MULTI—USE i 2%.Lj ONLY 2� 2% TRAIL 2% 2% 2% 6' MEANDERING SIDEWALK 6" CONC CURB A.C. PAVEMENT MADISON STREET CROSS SECTION W/ 6"CURB & GUTTER (TYP.) AND BASE PRIMARY ARTERIAL (110' ROW) PROPOSED FUTURE R/W1!0I , R/W 20' LANDSCAPE 12, ' 13' SETBACK W/ 10' MULTI—USE6' 6" CONC. fL TRAIL 1 °C URB ONLY ai b 27 w 2g; 2° j VARIES W W w Hl; 6' MEANDERING j EXISTING A.C. EXISTING SIDEWALK A.C. PAVEMENT PAVEMENT GROUND 6" CONC CURB AND BASE AND BASE & GUTTER MONROE STREET CROSS SECTION W/ 6"CURB PRIMARY ARTERIAL (110' ROW) FUTURE R/W FUTURE 20' f --LANDSCAPE SETBACK y2711 27- VARIES 1 6" CONC.-/ EXISTING GROUND CURB ONLY AVENUE 52 CROSS SECTION W/ 6"CURB PRIMARY ARTERIAL (110' ROW) PROPOSED R/W PROPOSED 20' LANDSCAPE SETBACK W/ 10' MULTI—USE TRAIL 6' MEANDERING SIDEWALK 6" CONC CURB & GUTTER (TYP.) A.C. PAVEMENT AND BASE EXISTING 10' R/W LANDSCAPE i --- EXISTING A.C. PAVEMENT AND BASE PROPOSED R/W PROPOSED 20' __4 LANDSCAPE SETBACK i i I--10 10' MULTI _/ 6" CONC. j PURPOSE TRAIL CURB & GUTTER A.C. PAVEMENT AND BASE PROPOSED R/W EXISTING 6" CONC CURB & GUTTER 10' LANDSCAPE 6" CONC CURB & GUTTER A.C. PAVEMENT AND BASE AVENUE 53 CROSS SECTION W/ 6"CURB COLLECTOR (74' ROW) AVENUE 54 CROSS SECTION W/ 6"CURB SECONDARY ARTERIAL (96' FUTURE R/W FUTURE 20' —LANDSCAPE— SETBACK 3 X EXISTING GROUND Exhibit >5 The Madison Club Typical Street Sections ND La Quinta Partners LLC 1111 1,151 1210 I 510 m Proposed 18" water main Proposed Well Site (s) Exhibit f 6 Master Plan of The Madison Club Infrastructure ND La Quinta Partners LL C 1 1 1 1 1 1 1 1 1 m 0 300 600 1200 N CD 0 Oc J& Section Four DESIGN GUIDELINES 4.1 Statement of Purpose The purpose of the Specific Plan Amendment Design Guidelines is to provide planning, architectural, and landscape design themes for the various land uses and facilities within The Madison Club that will promote a quality development and an aesthetically pleasing living environment. The sketches and graphic representations contained herein are for conceptual purposes only, and are to be used as general visual aids in understanding the basic intent of the guidelines. They are not meant to depict any actual lot or building or landscape design. In an effort to encourage creativity and innovation, the guidelines express "intent" rather than "absolute," thereby allowing flexibility in fulfilling the intended design goals and objectives 4.2 Applicability The Specific Plan Amendment Design Guidelines apply to all improvements within The Madison Club, including but not limited to new construction, remodels, additions, landscaping, paving, signage, amenities, community facilities and related facilities. They are provided to guide developers and builders, architects, engineers, landscape architects and others involved in the design process in the preparation of future development proposals to ensure a consistent level of quality throughout the community. The Design Guidelines will assist the City of La Quinta staff and decision-making authorities with criteria to evaluate future development proposals. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-1 Section Four 4,3 Organization Design Guidelines The Design Guidelines are organized into the following categories: Community Guidelines • Streetscapes/Landforms and Grading • Entries • Landscape • Walls • Signage • Lighting Golf Course Guidelines • Site Planning • Architecture • Landscape Residential Guidelines • Site Planning • Architecture • Landscape "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-2 Section Four Design Guidelines 4.4 Community Guidelines The landscape architecture theme of The Madison Club incorporates the sensation of being in a desert oasis. The intent of the landscape concept is to establish a scenery that is full of visual variety and texture that creates interest in harmony using more mature trees, a lush desert palette of materials, and including oases in specific areas to add particular interest and character to the project design. The use of drought tolerant plant material is a key consideration in the development of the plant palette to facilitate the conservation of water and enhance the profuse impact of the predominating landscape themes. The landscape treatment of perimeter streets shall comply with General Plan requirements as follows: 52nd Avenue - Secondary Image Corridor 54th Avenue and Madison Street - Agrarian Image Corridors The landscape concept exhibits a high proportion of palm lined streets and lush mass plantings selected specifically for this desert environment. Other landscape architectural treatments will reflect the sense of arrival and place with promenades, courtyards and other similar areas to accentuate the people -oriented spaces and enhance The Madison Club community feeling. Exhibit 17, the Conceptual Community Landscape Plan provides a guide to the overall landscape concept for The Madison Club and a hierarchy of streetscape and entry design. The Specific Plan Amendment proposes a special landscape treatment for the clubhouse area. This area will incorporate special paving, courtyards, planters, shade arbors, terraces, and colorful and generous planting treatment to enhance the pedestrian oriented and village atmosphere. 4.4.1 Streetscape/Landforms and Grading The Community Streetscape for The Madison Club proposes plantings, boulders, walls, and reshaping of the earth to create an individual continuity of style and quality for the proposed Country Club that sets the project apart. The beauty of the desert depends on a vast scale and subtle color changes. With that in mind, the streetscape concept proposes a lush, but desert inspired landscape for the streetscape areas in and around The Madison Club. The planting selected will stand up to the desert climate, to its high temperatures, reflected light and wind while creating an exterior living space taking privacy, views and circulation into consideration. Streets and community open area will be landscaped with oasis type plants and shrubs and turf to the extent that overall project landscaping will comply with applicable CVWD and City water conservation ordinances. A general summary of the intended streetscape components is described below: "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-3 Section Four Perimeter Landforms and Grading 1. Landforms Design Guidelines Areas of the site along the perimeter roadways will be informally bermed with undulating landforms to insulate golf and residential uses from street conditions and to provide a cohesive context defining the community's edge. Berms will incorporate a meandering masonry and/or stone wall interspersed with a "living fence" that will be planted with vines for full coverage. In several instances, earth berms will tie in with the perimeter walls. Exhibit 18 illustrates the streetscape concept for perimeter roadways along the Madison Club. Berming on the perimeter of the site shall be limited to the following height restrictions: a. If top of berm is located within the 20 foot setback of the street right-of- way line abutting the property, the top of berm height shall be 0'. b. If top of berm is located between 20' and 50' from street right-of-way line abutting the property, the top of berm shall be no more than 12'. c. If top of berm is located between 50 and 150' from street right-of-way line abutting the property, the top of berm height shall be no more than 16'. 2. Grading As previously noted, the perimeter areas will have undulating terrain. The grading employed to achieve this character will conform to applicable Municipal Code sections (LQMC section 9.60.240) except as otherwise modified herein. The maximum slope shall not exceed 3:1 anywhere in the landscape set back area, except for the back slope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with groundcover. The maximum slope in the first 6' adjacent to the curb shall not exceed 4:1 when the nearest edge of the sidewalk is within 6' of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parking areas adjacent to the curb shall be depressed 1:5 inches in the first 18 inches behind the curb. Final grading may vary from the project's approved tentative map within the following restrictions: a. Building pad elevations on adjacent interior single-family lots having common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4' wide berm is required at the tops of all slopes with a 3 -foot neighboring pad elevation difference and 1' bench shall be provided at the top of all 2:1 slopes between lots. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-4 Section Four Design Guidelines Where compliance with these limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. b. The grade of the subject property adjacent to the shared property line with Tracts 31202 and 31874 (at the southwest corner of Avenue 52 and Monroe Street) shall not exceed 1 foot f above the existing property line wall. On-site berms and landscape features shall be reviewed and approved by the Community Development Department. On-site berms shall not obstruct the line of sight from Tract 31202 lots created by the existing property line wall (refer to Exhibits 19 -22 for Conceptual Perimeter Sections), with the exception of the area shown in Section D, Exhibit 22. In this area, the berm shall be limited to the height necessary to screen the access roadway from the adjoining property. c. There are no limitations on the reduction of pad elevations. Madison Street with Multi -Purpose Trail Landscaped, undulating berming and a masonry wall will be provided along the east side of Madison Street. Madison Street will incorporate a multi-purpose trail along its entire eastern length. Plantings will be selected to reflect early agrarian style design. Exhibits 23 and 24 illustrate the streetscape concepts for Madison Street. Local Residential and Cul -de -Sac Streets Street landscaping within The Madison Club will be informal and will include variable width drainage easements on both sides and no curbs. There will be occasional planted islands to break up long street runs and the planting palette throughout will reflect a strongly desert character. Exhibits 25 through 28 illustrate the streetscape concepts for local residential and cul-de-sac streets. 4.4.2 Entries The master plan for The Madison Club includes one primary and one secondary point of entry into the development that will serve to reinforce the overall community identity through the use of enhanced landscaping and signage. The Specific Plan Amendment proposes a special treatment for the primary entry at Avenue 52. This area will incorporate special paving, water features, a gatehouse, and a planting treatment that includes an entry monument and Date Palms to accent the project character. The landscape design character for the primary entry is illustrated in Exhibits 29 and 30. The secondary entry at Avenue 54 will incorporate a similar, though simplified, treatment using a limited amount of special paving, a gate and a generous yet low maintenance landscape treatment as illustrated in Exhibit 31. This entry may be equipped with a guard gate or automated gate with appropriate controls. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-5 Section Four Design Guidelines 4.4.3 Walls A range of natural color tones shall be used throughout The Madison Club development. Patios and courtyards are encouraged to take advantage of the outdoors. Patios and courtyards, as well as landscape walls should be designed to complement the architecture. All wall construction will be in conformance with the City of La Quinta requirements. The Conceptual Wall and Fence Master Plan, Exhibit 32, illustrates the hierarchy and location of walls and fences within The Madison Club. Typical wall and fence conditions and materials are described in Exhibit 33. The perimeter wall for the community will be a combination of stone and block wall and a living fence to be planted with vines for full coverage. The screening concepts proposed for the golf maintenance facility and other "buffer areas" are illustrated in Exhibits 34 through 37. 1. Perimeter Walls & Fences Bounding the majority of the project will be gracefully meandering berms, layered landscape and a security barrier placed on top of the berming. Using a combination of stone and block walls and "living fences" (shown in Exhibit 33), the security system will have the effect of a landscaped buffer defining the street and screening golf and residential areas from traffic. The project entries and emergency exits will be secured by means of walls and mechanically operated gates with an electronic access system. 2. Entry Road to Golf Club House The entry road from the primary project entry to the Golf Clubhouse will include a significant landscape easement to fully enclose and define the entry sequence to the Club. It will include elements of rock walls and water features suggesting "wells" and the presence of an oasis. 3. Rear Yard Walls Walls located in the rear yard adjacent to the golf course are proposed to be restricted to only view fences with a maximum height of six (6) feet and may be bermed and/or back-filled to minimize views of these walls from the golf course. 4. Side Yard Walls Side -yard property line walls may be installed on all lots, Special wall conditions will occur at locations as identified Walls and Fencing. Side yard walls, if constructed, will be "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 but are not required. in the Master Plan of solid masonry. Section Four Design Guidelines 4.5 Golf Course Country Club Guidelines 4.5.1 Site Planning • Through its siting and design, the Golf Clubhouse should serve as a symbolic landmark for The Madison Club. • The siting and orientation of the Clubhouse facilities should capitalize on the dramatic views of the golf course and surrounding mountain scenery. • The vehicular approach to the Clubhouse should reinforce its importance as a central element. • Parking areas should be designed with a clear separation of vehicular and pedestrian circulation to the extent feasible. • Parking and service areas should be screened from view to the extent feasible, particularly from neighboring residential uses. 4.5.2 Architecture 1. Building Massing and Scale The suggested architectural character for the Clubhouse will be selected from a vocabulary consistent with historic connotations in the project theming and may be either a contemporary modern desert architecture or more traditional in style. Regardless of the style influence - appropriate massing, scale, and expression of details - are most critical and will be addressed as suggested below. Typical building styles and character are illustrated in the images shown in Exhibit 38. • The size and proportion of the Clubhouse buildings should be of a scale that reinforces its importance as the signature identity element within the community, while remaining sensitive to neighboring homesites and the picturesque desert setting of the area. • The design of the Clubhouse facilities should respond to the desert climatic conditions of La Quinta to the extent feasible, through the use of architectural features such as verandas, enclosed courtyards, broad roof overhangs, covered patios, arcades, trellage, or other design elements that offer relief from the desert sun. • Variety in building forms is encouraged to provide diversity and visual interest to the structure(s). "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-7 Section Four Design Guidelines Roofs • An articulated roof form should be created for the Clubhouse buildings to provide visual interest to the building(s) and to enhance the variation in building masses. • In response to the local climatic conditions, extensions of the overall roof form that partially or fully cover outdoor courtyards, terraces, and patio areas are encouraged to provide shaded outdoor spaces, providing protection from the intense desert sun. In addition, broad overhangs, trellage, or other similar overhead elements are encouraged to shade window and wall surfaces of the clubhouse buildings to the extent feasible. • Permitted roof materials include concrete shakes, or barrel tiles, or standing seam metal. (Other materials, not expressly prohibited below, may be used subject to approval of the Community Development Director or designee.) • Prohibited roof materials include composition asphalt shingles and wood shingles. • Roof materials should have a matte finish to minimize glare. • Fascia elements may be wood, stucco, or tile. If wood is used, it should be stained or painted to withstand the desert climatic conditions of the site. • Skylights are permitted, but should be designed as an integral part of the roof. Skylight framing material should be a color that is compatible with the adjacent roof surfaces. White "bubble" skylights are discouraged. • Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • The use of solar panels, hot water storage systems, or other similar devices should not be visible from any street, golf course, or community open space. 2. Architectural Features and Accents Entries • The main building entry into the Clubhouse should be designed as a focal element of the elevation to enhance the sense of arrival to the country club facilities. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-8 Section Four Design Guidelines Courtyards, Terraces and Patios • The use of courtyards, terraces, and patios is encouraged to provide a strong indoor/ outdoor relationship to the facility, enhancing the integration of the structure with the site. • The generous use of windows and doors onto courtyard, terrace, and patio areas strengthens the visual continuity from interior spaces to the out of doors. • Courtyard walls should be consistent with the building's architecture, compatible in scale, details, and materials as the main structure. Columns and Archways • The use of columns and archways add articulation to the structure and are encouraged when appropriate to the architectural style of the building. Columns and archways, when used, should be scaled appropriately to provide a sense of strength and support which is compatible with the architectural style of the building. Window Openings • Each elevation on the main Clubhouse building should feature a principal window treatment in which the window has the appearance of being recessed into thickened walls or projected forward of the wall plane. • Window shapes should be appropriate for the architectural style of the structure. • Window frames should be painted or appropriately colored to be compatible with the color of the building or other trim and accent materials. Standard gray mill finish frames are discouraged. • Windows may be either divided light, plain glass, or glass block. • Glazing may be either clear or tinted. Reflective glass is not permitted. Exterior Stairs • Exterior stairs, when provided, should be consistent with the architecture of the Clubhouse building, compatible in design, scale, and materials. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-9 Section Four Detail Elements Design Guidelines The use of detail elements such as shutters, decorative grille work, tiles, small balconies and balustrades, decorative stucco or clay vents, exposed rafter ends and cross -beams, and other similar elements are encouraged to provide articulation and visual interest to building facades, when appropriate to the architectural style Walls and Fences Walls and fences that are visible from the golf course, streets, parking areas, or other public spaces within the Clubhouse area should be consistent with the architectural style of the main building, compatible in material, color and design. Accessory Structures Accessory structures such as pool houses, rest room buildings, spa facilities and other similar structures should be designed in a manner consistent with the architectural style of the main Clubhouse building. Mechanical Equipment • Roof mounted mechanical equipment must be screened from view through the use of parapet walls or other screening device that is compatible with the building architecture. • Ground mounted mechanical equipment must be screened from view from the street and golf course by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. • All utility meters should be integrated into the architecture of the building and screened from view. • All flashing, sheet metal, vents, and other similar elements must be painted or screened from view in a manner that is compatible with the building architecture. • Solar roof equipment, when used, should be integrated into the roof design, congruent with the roof slope. Frames should be colored to match the adjacent roof surface. Mill finish aluminum frames are not allowed. Support solar equipment should be enclosed and screened from view. Service Elements • Trash enclosures, loading docks, transformers, and any other unsightly apparatuses must be screened from view through the use of landscape or architectural elements that are compatible in material, color, and design with the building architecture. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-10 Section Four 4.6 Residential Guidelines 4.6.1 Site Planning Design Guidelines • The layout of residential neighborhoods should maximize the view opportunities of the golf course and surrounding mountains. • The use of cul-de-sacs is encouraged to enhance the character of the residential neighborhoods, improve safety, and enable the golf course to "play -through" with a minimum of street crossings. • Three-way or "T" intersections are favored over four-way intersections in the -layout of residential streets. • Although the Development Regulations Matrix (Section 5.4) indicates minimum setbacks, the plotting of residences on neighborhood streets should feature varying setbacks to provide visual interest and articulation along the street scene. • A mix of front -entry garages, side -entry garages, and motor court designs are encouraged to provide variety to the street scene. • Corner lots are encouraged to be plotted with single story elements on the corner side yard (either one-story dwellings or two-story dwellings with a single story element along the corner side yard.) 4.6. Z Architecture All custom lots and detached villas are anticipated to have frontage on the golf course. Therefore, it is important that all buildings have a consistent level of detail in terms of design, materials, architectural detailing, and quality. 1. Building Massing and Scale • The design of residences should respond to the desert climatic conditions of La Quinta to the extent feasible, through the use of architectural features such as enclosed courtyards, extended roof overhangs, covered patios, arcades, trellage, or other design elements that offer relief from the desert sun. • Residential development should feature a neighborhood scale and massing in which the size and proportions of residences do not overwhelm the street scene. • Variety in building forms is encouraged to provide diversity and visual interest to the neighborhood street scenes. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-11 Section Four Design Guidelines • Residential design should provide articulation and detail to the rear and side of the dwelling when visible from public spaces within the development, such as the golf course, streets and perimeter edges. • Building wall planes, particularly front and side elevations that face the street and rear elevations facing the golf course, should be staggered to create visual interest, to provide a desirable human scale, and to avoid visual monotony. (Either horizontal offsets or vertical offsets may be used to achieve the desired staggered effect to building wall planes.) Roofs • An articulated roofscape should be created in the community through the use of a variety of roof forms, ridge heights, and direction of gables. • Repetitious gable ends are discouraged on rear elevations overlooking the golf course. • In response to the local climatic conditions, roofs should feature broad overhangs to the extent feasible. • Roof materials should be consistent with the architectural character of the residence, and may include concrete shakes, or barrel tiles. Standing seam metal roofs may be used subject to approval of the project architectural review committee. • Prohibited roof materials include composition asphalt shingles and wood shingles. • Roof materials should have a matte finish to minimize glare. • Fascia elements may be wood, stucco, or tile. If wood is used, it should be stained or painted to withstand the desert climatic conditions of the site. • Skylights are permitted, but should be designed as an integral part of the roof. Skylight framing material should be a color that is compatible with the adjacent roof surfaces. White 'bubble" skylights are discouraged. • Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • The use of solar panels, hot water storage systems, or other similar devices should not be visible from any street, golf course, or community open space. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-12 Section Four 2. Architectural Features and Accents Entries Design Guidelines • Typically, a residential entry provides access directly into the dwelling, or as is popular in "desert" style architecture, an entry may lead to a private courtyard. In either case, such entry elements should be designed as focal points of the elevation facing the street through the use of roof elements, columns, porches, recesses, or projections as appropriate to the architectural style of the residence. Porches • Porches, whether located on the front elevation facing the street or on the rear elevation facing the golf course, should be designed as an integral component of the building's architecture, compatible in scale, details and materials as the residence. • Second story porches or balconies are encouraged on front and rear elevations to provide further articulation to the structure while taking advantage of view opportunities. Courtyards, Terraces and Patios • Courtyards, terraces and/or patios are encouraged as transition elements from the public space of the street to the private dwelling, to provide protection from desert climatic conditions, and to enhance the architectural character of the residence. • Courtyards may be fully enclosed by the residence itself creating a protected inward -oriented space around which the rooms of the house are organized, or they may be partially enclosed with casitas, garden walls, or other similar architectural elements. • The generous use of windows and doors onto courtyard, terrace, and patio areas strengthens the visual continuity from interior living spaces to the out of doors. • An extension of the overall roof form to cover portions of courtyard, terrace, and patio areas provides effective protection from the desert sun. • Courtyard walls should be consistent with the building's architecture, compatible in scale, details, and materials as the residence. • The use of gates or doors at the entrance to the courtyard is encouraged. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-13 Section Four Window Openings Design Guidelines • Elevations, which face the street or the golf course, should feature a principal window treatment, incorporating at least one of the following: • Principal window having the appearance of being recessed into thickened walls or projected forward of the wall plane. • Prominent arch element or other decorative window design as appropriate to the architectural style of the residence. • Headers, sills, or trim surrounds. • Use of shutters or other decorative ornamentation. • The use of bay windows. • Combination of the above or other design elements which achieves the scale, order, proportion or depth of opening that is compatible with the architectural style of the residence. • Window shapes should be appropriate for the architectural style of the residence. • Window frames should be painted or appropriately colored to be compatible with the color of the house or other trim and accent materials. Standard gray mill finish frames are discouraged. • Glazing may be either clear or tinted. Reflective glass is not permitted. Columns and Archways • The use of columns and archways add articulation to the character of the residence and are encouraged when appropriate to the architectural style of the dwelling. Columns and archways should be scaled appropriately to provide as sense of strength and support which is compatible with the architectural style of the building. Chimneys • Chimneys should be designed in scale and proportion with the architecture of the building, incorporating materials consistent with the detailing of the building's elevations. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-14 Section Four Garages Design Guidelines • A mix of front -entry garages, side -entry garages, and motor court designs is encouraged to reduce the monotony of garage doors along the street scene. • Garages setback further from the street than adjoining living areas are encouraged to the extent feasible. • The use of multiple garage door openings and offsets is encouraged to achieve an attractive street scene. • Garage doors should be compatible in design with the architectural style of the residence. • Garage doors should be recessed from adjacent wall planes to create shadow patterns that effectively minimize the impact of expansive flat surfaces. Detail Elements • The use of detail elements such as shutters, decorative grille work, tiles, small balconies and balustrades, decorative stucco or clay vents, exposed rafter ends and cross -beams, and other similar elements are encouraged to provide articulation and visual interest to building facades. • Exposed downspouts should be colored to match the surface to which they are attached. • Exterior stairs, when provided, should be consistent with the building's architecture, compatible in scale, details, and materials as the residence. Accessory Structures • Accessory structures should be designed to be consistent with the architectural style of the adjacent residence. Mechanical Equipment • Mechanical equipment such as air conditioners, heaters, evaporative coolers, and other such devices are not permitted on any roof. Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • Ground mounted mechanical equipment must be screened from view from the street and golf course by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-15 Section Four Design Guidelines • All utility meters should be integrated into the architecture of the residence and screened from view. • Solar roof equipment, when used, should be integrated into the roof design, congruent with the roof slope. Frames should be colored to match the adjacent roof surface. Mill finish aluminum frames are not allowed. Support solar equipment should be enclosed and screened from view. Exterior Lighting • Exhibit 39 provides design standards for private community wide lights at locations such as the golf course clubhouse and on the interior loop collector roads. Streetlights along Madison Street, Monroe Street, and Avenues 52, 53, and 54 shall conform to the existing current city standards. It is the intent that lighting be low scale and directed downward, recessed, or shielded so that the light source (filament) is not visible or obnoxious from adjacent properties, the golf course or from a public viewpoint. In addition: • All exterior surface and/or above ground mounted fixtures must be sympathetic and complimentary to the architecture of the residence. • All fixtures must have below grade, recessed or integral type junction boxes. • Low voltage lighting systems are to have all equipment, transformer, etc. out of view or recessed in below grade vaults or Carson boxes. • All fixtures must comply with the current City of La Quinta lighting ordinance Custom lot lighting will embody the following: • Neighborhoods will rely on indirect ambient light, reflected from the landscape planting along the street rather than through the use of conventional pole lighting. The intent is to create a natural setting. The homeowner will be required to continue this concept along the entire street frontage of the lot. • Parking lot lighting for golf course uses will be through a combination of ambient lighting emanating from built structures, bollard lighting set into landscape or pavement, or from landscape lighting reflecting from landscape features. Pedestrian areas should be well lighted with low scale, vandal resistant fixtures. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-16 Section Four Design Guidelines 4.6.3 Landscape To provide guidance to the planting design of public projects within The Madison Club, the plant material palette is suggested in Table 4 below. Species in addition to those listed are to be considered in -order to provide diversity; however, the plant material in the list provided is relatively successful in the unique soil and climate of The Madison Club. It is the intent of this document to use plant material whose characteristics are those of low water and minimal maintenance requirements acceptable to and consistent with the City of La Quinta landscape standards. Table 4 — LANDSCAPE PLANT MATERIAL PALETTE Trees All trees used in public areas at The Madison Club are to be planted a minimum size of 24" box for standard type trees and 36" box for natural branching or multi - trunked tees. The overall average density for trees shall be a minimum of 1 tree per 5,000 square feet. The ultimate tree planting design will be at the discretion of the Landscape Architect and will be subject to review and approval by the City of La Quinta. In general, tree planting will be designed in such manner as to plant accent trees as single specimens or grouped into clusters. Canopy trees will dominate and characterize the theme of any particular area by manner of textural, color or other distinction that specie can lend to the design effect. Background and screening type trees will be planted in a minor or support position to the above. Accent Trees: Trees of flowering/fruiting characteristic expecting to range in height from 15' to 35' and 10' to 20' in width. Acacia smallii Acacia saligna Willow Acacia Bauhinia variegata * Purple Orchid Tree Citrus spp. Citrus Chilopsis linearis Desert Willow Geijera parvifolia Australian Willow Canopy / Theme Trees: Trees planted as flowering accent, canopy, or theme trees ranging in height from 20' to 45'and 12' to 30' in width. Albizzia julibrissen Cercidium praecox Jacaranda mimosifolia Olea 'wilsoni' or "swan hill' Prosopis ssp. Rhus lances Schinus molle Schinus terebinthifolius Silk Tree Sonoran Palo Verde Jacaranda Olive Mesquite African Sumac California Pepper Tree Brazilian Pepper Tree "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-17 Section Four Design Guidelines Background /Screen Trees: Trees planted as evergreen background and/or screening. Except as noted, the following trees are expected to range in height from 30' to 45' and 25 to 40' in width. Botanical Name Acacia craspedocarpa (to 18' tall by 10' wide) Brachychiton populneus Ceratonia siliqua * Eucalyptus microtheca Eucalyptus nicholi Pinus 'Mondel' Pinus pines * For use on agrarian corridor Palms Brahea armata Butea capitata Chamaerops humillus Phoenix dactylifera Syagrus romanzoffianum Washingtonia filifera Washingtonia robusta Common Name Acacia Bottle Tree Carob Coolibah Tree Willow Peppermint Mondel Pine Stone Pine Mexican Blue Palm Pindo Palm Mediterranean Fan Palm Date Palm Queen Palm California Fan Palm Mexican Fan Palm Shrubs Low growing, minimum pruning, dwarfish natural appearance, 2' to 4' in height Agapanthus africanus Queen Anne' Asparagus sprengeri Bougainvillea Crimson Jewel Carissa g. 'Tuttle' Carpet Roses Chrysanthemum frutescens Cortaderia Sellowiana "Dwarf' Euryops spp. Ilex cornuta 'Rotunda' (east/north exposure only) Ilex stokes Lantana spp. Juniperus chinensis 'Parsonii' Juniperus sabina 'Tamariscifolia Pittosporum tobira 'Wheeler's Dwarf Raphiolepis indica 'Enchantress' "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 Lily -of -the -Nile Sprenger's asparagus Shrub Bougainvillea Natal Plum Rose Ground Cover Marguerite Dwarf Pampas Grass Euryops Daisy Dwarf Chinese Holly Stokes Holly Lantana Prostrata Juniper Tam Juniper Wheeler's Dwarf Pittosporum Pink Hawthorne Section Four Medium Growing — X to 6' height range (keep in control) Design Guidelines Botanical Name Common Name Arbutus unedo Strawberry Tree Bougainvillea 'Temple Fire' Shrub Bougainvillea Cassia spp. Cassia Cocculus laurifolius NCN Cordia boissieri Mexican Olive Dodonea viscosa Hopseed Bush Feijoa sellowiana Pineapple Guava Ligustrum 'Texanum' Waxleaf Privet Myrtus compacta Dwarf Myrtle Nerium oleander'petite pink' Dwarf Pink Juniper Photinia fraseri Fraser Photinia Leucophyllum candidum 'Silver Cloud' Violet Silverleaf Leucophyllum frutescens'Compactum' Texas Ranger Ligustrum japonicum 'Texanum' Wax -leaf Privet Osmanthus fragrans (Shade) Sweet Olive Photinia fraseri Fraser's Photinia Prunus caroliniana 'Compacta' Carolina Laurel Cherry Simmondsia chinensis Jojoba Thevetia peruviana Yellow Oleander Xylosma congestum Shiny Xylosma Ground covers Perennials: Botanical Name Common Name Aptenia cordifolia Red Apple (flats) Baileya multiradiata Desert Marigold (flats) Lonicera japonica 'Halliana' Hall's Honeysuckle Oenothera berlandieri Mexican Evening Primrose (flats) Potentilla verna Spring Cinquefoil (flats) Verbena spp. NCN (Flats) Evergreen Herbacious Ground Cover: Botanical Name Common Name Fragaria Lassen Tioga' Sand Strawberry (flats) Gazania Species Gazania (flats) Polygonum capitatum Pink Clover Blossom (flats) "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-19 Section Four Evergreen Prostrate Shrubs: Botanical Name Carissa prostrata Dalea greggii Lantana montevidensis Myoporum 'Putah Creek' Rosemarinus o. 'prostratus' Trachelospermum jasminoides Accents Botanical Name Agave americana Agave attenuata Anigozanthos flavidus Aloe barbadensis Bougainvillea Caesalpinia pulcherrima Diets bicolor Dasylirion wheeled Hemerocallis species Hesperaloe parviflora Kniphofia uvaria Lavandula angustifolia Muhlenbergia ripens Opuntia spp. Pennisetum setaceum cupreum Yucca recurvifolia Yucca elata Ground Cover - Turf Design Guidelines Common Name Natal Plum (1 gallon) Prostrate Indigo (1 gallon) Purple Trailing Lantana (1 gallon) Prostrate Myoporum (1 gallon) Dwarf Rosemary (1 gallon) Star Jasmine Common Name Variegated Century Plant Kangaroo Paw Medicinal Aloe 'Barbara Karst' Red Bird of Paradise African Iris Desert Spoon Day Lily Red Hesperaloe Red -Hot Poker Lavender Dwarf Mullee Prickly -Pear Purple Fountain Grass Pendulus Yucca Soaptree Yucca Hydro-Stolonized Bermuda #328 or Hydro -Seeded Perennial Rye. Vines or Espaliers or Walls/Fences Botanical Name Bougainvillea species Calliandra haematocephala Clytostoma callistegioides Ficus repens Gelsemium sempervirens Grewia occidentalis Hardenbergia violacea 'Happy Wanderer' Lonicera japonica 'Halliana' "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 Common Name Pink Powder Puff Violet Trumpet Vine Creeping Fig Carolina jessamine Lavender Starflower Lilac Vine Hall's Honeysuckle 4-20 Section Four Mascagnia lilacina Rosa banksiae Tecomaria capensis Tecoma stans Trachelospermum jasminoides PROHIBITED PLANT LIST Design Guidelines Lavender Orchid Vine Lady Bank's Rose Cape Honeysuckle Yellow Bells Star Jasmine a. False Cypress (Chamaecyparis), Cedar (Juniperus), whose mature height may reasonably be expected to exceed six feet (6') are prohibited. Olive Trees (Olea spp.) Except'Wilsoni' or Swan Hill'. b. Mulberry Trees (Morus spp.) c. Mexican Palo Verde (Parkinsonia spp.) d. Common Bermuda Grass (Cynodon spp.) "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-21 The Madls on Club ND La Qu/nta Partners LL C LEGEND ® Perimeter Street (s) Entry Road Madison Street lJ Screening Residential/ Cul-de-sac street (s) Primary Entry Secondary Entry Exhibit 17 Conceptual Community Landscape Plan 111111 I I I I m 0 300 600 1200 f7V MdU150A 0 La O"AntaA too M7, x - wel'IMetel'HWO'conconua J- Stroatvicana Pla, PL � THE MADISON CLUB ROAD FG ±100 ` +999 APPROXDUTE EXISTING GRADE RANCHO SANTANA —TW ±997 —FG +99f P'AD LOT 109 Exhibit >9 Rancho Santana Boundary The Madison Club Conceptual Section A ' ND La Quinta Partners LL C `.W q = C� ROAD ±990 THE MADISON CLUB --- VIEW LINE FG ±10015 APPROXIMATE EXISTING GRADE + f RANCHO SAN 1 A or ---T +-996 --� PAD ,---F ±990, ®4' +986.8 LOT 106 Exhibit 20 Rancho Santana Boundary The Madison Club Conceptual Section B' ND La Qulnta Partners LL C 'i` m \ ROAD - - - FG +� ±994 tt THE MADISON CLUB APPROXIMATE EXISTING GRADE VIEW LINE PL RANCHO SANTANA TW ±993.5 FG ±987.5 PAD +987.4 LOT 95 Exhibit 2> Rancho Santana Boundary The Madison Club Conceptual Section 'C' ND L a Quinta Partners LL C M"" Em PL ROAD ±998 FG ±1 THE AL DI80N CLUB VIEW LINE APPROXIMATE EXISTING GRADE— -Z_ RANCHO SANTA.N. ±994.5 FG ±988.5 5..0' / +988.4 LOT 91 Exhibit 22 Rancho Santana Boundary The Madison Club Conceptual Section D' ND La Quinta Partners LL C M'"m' I 20' 1 34" 18' 34'i 32" t Multi -Purpose. Landscape 110' ROW JT Irail 16' Planted Berm Cart Pa#h 8� Specimen Golf Fairway ocpma„+ Max. Ht. @ 50' from ROW Trees Define Golf _ 150' _ Image Corridor Exhibit 23 Madison Sheet Conce.otual Streetscape The Madison Club Sectlon �� ND La Qu/nta Partners LL C Occasional Specimen Specimen Trees _-___— �- :-I --- Ij r Gold Is Informally Planted Mounds to Protect Views Drifts of Flowering/ Ornamental Trees t. Exhibit 24 Madison Street Typical The Madison Club Landscape Plan ND La Quinta Partners LL C Occasional Large Specimen Canop�r _Trees, To Accentuate Curves/ Define Street Raised Island w/ Tree- 3' Battered Rock Wall The Madison Club ND La Quinta Partners LL C Palms in Various Heights & Drainage Easement Varies- Ground Plane of Grasses & Desert Occasional Mounded Island Nal L-ai iu r iai t Exhibit 25 Residential Street Conceptual Stmetscape Plan a � i Varies Varies Varies Drainage 'i Easement ROW Drainage " Easement Exhibit 26 Residential Street The Madison Club TypicalIsland Section ND La Quinta Partners LL C Varies Drainage Easement Paved Varies Drainage Easement Exhibit 27 Residential Street The Madison_ Club T ical Street Section Fd r 2XO ND La Quinta Partners LL C s, Varies, Drain. Easement LV Pavement I& %J 75' Paved Pavement V —V Varies 4 *7—Drainage Easement 9 X Exhibit 28 Residential Street Typical Cul -de -Sac The Madison Club Section ND La Quinta Partners LL C� e T., i�f�: e + `►l 4Y L a ++ � 1 Y a1;p w WIN OR I! V50, y SIN .� �' .� �!. � '" ` ` �\!pry'.'• , a r � � � � '� • y +9 �'.!-.t""'�, ;thy+�,Q ` S.•S l,�i 1;+�' ;,� ww � � �' ����� �' l� '.� i�, � � ►jam, r �... ak rina Trees4r 'ate' `i ��'��'�� '' : ���►A�,a �:.�. lam' t!'.� ■ i i - �/ r7e iVrac7iso/7 UIUL 0 La OlikMa Partners AP ////p// L//a/m Conceptus Iscana P/a, Heavily Planted Edge _ w/ Drifts of Ornamental Trees I r ��� .' fi�`�i� �t 'r,����� �, r w; S .nr�4+r`r '�`�'�.'�� � � '��y� Ar +.e�.` 3'I� • 1'� �d ; vi � �.ri'/ ►�x •,•, ��t //��tRb * titr e. •:�. ..� �+ �� fir; �ty�'"'� r 'J`r._4r r } Y - f +. a �+��xrtfk {�. ,� �• J�k �. �✓k `:��:r � +ti+. 1} ,; '�v titin ' +' � } ' � `�` . i „ ��ns � "' �• w :� ��. ��e%,:�%�F,� �,_ rt; ,�iil, iM1 r �. r,�.y 1ti • � � , .� '"� •. ^\`� 14 � .!_ f •%�'.�r"+ d:.., �..%rJ��y'r ' JN` i. "�� �.\7► � � �* a � + *�` +�' - �a fir:-.�. •- ^1.�t yy au•. ' �{l•� ,tir , '�.� viii �'.'2• 'I � �' y�, .� •.!'� z #j .� }. � � # ��,-i",`. -�� �„ '� �,, � � � — +6e�•�� � ��tr f/ � �;:.1 ST `�� �'+. ;`„'q�`^„i-�{�'M��i 1 !'j r ��f�r`* ��-�. � �J• r + '�, }.r �.��b ear M* ��' � �i?i `. � 1 r+' /:,.� '�i�, r 1r. �. � -r ° /y:. .t �. s.�//,,�^ 151 f�'4i'lE; �.^ � .� �+ GT,bjjJ�'�y' �r��.��•,�, � ntry • - - • r ••••- i•- • • ' D. - • • • •Mounding & Canopy Shade I rees Grove as Major Identifying Element Entry Road Road w. Date Grove Predominating Exhibit 30 Primary Entry Conceptual The Madison Club Landscape Elevation ND La Qu/nta Partners LL C FA -d r vp Dominant Trees conceptual guard gate per 31 Exhet 31 secondaly ,Entry Conceptual The Madison Club Landscape Plan FO -Yam ND La Quinta Partners LL C The Madison Club LEGEND Combination Slump Block Wall and Living Fence (vines on tubular steel fence) Combination Stone Wall and Living Fence (vines on tubular steel fence) View Fence - — Split Rail Fence Primary Entry OSecondary Entry Exhibit 32 Conceptual Wall & Fence MasterPlan ND La Qu/nta Partners LL C IIIIII 1 11 1 1 I m 0 300 600 1200 750 T ■ =�-�--i --4 LA + no Al-" �JiY l T o,.rls ND La Quinfa Partners LL C 9` F1NIfN ANP COLOR TO MATGM clue r+ovee A t4 `L - - 694%16 SI.Ub1PI D POR{/,P rect+rtecTVRe - Bxexar l !�- B Bwr1P® eLouc rttiL - ismaFancmo PGR sTRUGT. L "Si trvarl� - � F 6 - 5:1 61PC MAX-,M�., Sm 6RADFV6 PLAN COW- sop� wG COMPNrTLO '„IID�.R.�DE Exhibit 33 Conceptus/ Wall & The Madison Club Fence Detail s Avenue 54 Occasional Flowering Trees Exhibit 34 Maintenance Facility The Madison Club Conceptual Screening► Plan ND La Qulnta Partners LL C w/ Vires & Evergreen Shrubs The Madison Club ND La Qulnta Partners LL C a Trees Exhibit 35 Ma%ntenance Facility Monroe Street Ele vatlon M, -yM 6'+/- Slumpbloclo Planted w/ Maintenance Area 20' �, 12' L Monroe Street _ Landscape Easement Exhibit 35 Maintenance Facility The Madison Club Monroe Street Section ND La Ot nta Partners LL C Ever ween �. Screen 6'+/- Slumpblock.. . Wall Planted w/ iti�` ►� �' Vines i Maintenance 10' � Facility 12' Avenue.54 Exhibit 37 Maintenance Facility The Madison Club A venue 54 Section ND La Quinta Partners LL C i Ll _ 1 x�j ,fi k tir t •t� Exhibit 38 Clubhouse Architectural The Madison Club Character FMWM ND La Quinta Partners LL C Downlights Mounted in Trees Micro Flo Accent Lights +1-36 Micro Flood Uplight r -Sign SIGN LIGHTING Pathway PATHWAY LIGHTING Parking Lot PARKING AMBIENT LANDSCAPE LIGHTING �.,aa ./111' Bollard anter Area LIGHTING Exhibrrt 39 Conceptual Exterior The Madison Club LIghting De tall ND La Quinta Partners LL C cn CD 0 O ;u Section Five DEVELOPMENT REGULATIONS 5.1 Purpose and Intent The purpose of these provisions is to regulate design and development within The Madison Club Specific Plan Area. The regulations contained herein provide for the development of residential and golf uses. 5.2 Applicability The development regulations contained herein provide specific standards for new land use development within The Madison Club Specific Plan Amendment. Regulations are proposed for residential and golf land uses. General landscaping regulations are also provided. Application of the regulations contained herein is intended to encourage the most appropriate development of the land, create a harmonious relationship between land uses, ensure the highest quality of development, and protect the health, safety, and general welfare of the community. Upon adoption of the Specific Plan, these regulations will supersede otherwise applicable City of La Quinta zoning regulations unless stated herein to the contrary. Whenever the provisions and development standards contained herein conflict with those contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall apply. These regulations shall reinforce specific community design, architectural design, and site planning design guidelines contained in The Madison Club Specific Plan. 5.3 Definition of Terms The meaning and construction of words, phrases, titles and terms used in The Madison Club Specific Plan Amendment shall be the same as provided in the La Quinta Zoning Code, Section 9.280, Definitions, except as otherwise specifically provided herein. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-1 Section Five Development Regulations 5.4 Development Regulations 5.4.1 Residential Development Standards TABLE 5 Residential DeveloDment Standards FOOTNOTES 1. Min. lot frontage on curves, cul-de-sacs, and knuckles shall be 25'. Min. lot frontage for flag lots shall be 15' 2. Any portion of a basement above any finish grade is excluded from calculation of building height. Buildings within 150 feet of a General Plan Image Corridor (Avenue 52, Avenue 54, and Madison Street) are limited to 22' within the 150 -foot zone. 3. Roll -up type garage doors are required. 4. For interior setbacks, if the building is over 17' in height, the setback is 5' plus 1' for every foot over 17' in height or fraction thereof, to a maximum required setback of 10'. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17' building. 5. Developer reserves the right to control unit type through Development Regulations and through application to the City for a Conditional Use Permit for special product types, including attached or zero lot line residences. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-2 s. . Min. Lot Size 10,000 s.f. 7,500 s.f. Min. Lot Frontage 1 85' 40' Max. Structure Height (Excluding Basement) z 28' 28' Max. No. of Stories 2' 2' Min. Front Yard Setback/Non-Garage (from back of curb) 25' 15' Min. Front Entry Garage Setback (from back of curb) s 30' 20' Min. Side Entry Garage Setback 25' 5' Min. Interior Side Yard 5'4 3' Min. Corner Side Yard 20' 10' Min. Rear Yard Setback 25' 10' Min. Building Separation N/A N/A Min. Private Open Space Dimension N/A N/A Max. Lot Coverage 50% 80% Min. Livable Area (Excluding Garage) s 3,500 s.f. 2,600 s.f. CUSTOM/SINGLE FAMILY DETACHED VILLAS For main residence, per Development code. In For main residence, per Development code. In addition, one guest parking space shall be provided on addition, one guest parking space shall be provided for each lot. Guest parking must not impede full access to every two units. Guest parking must not impede full the garaqe and driveway to the street. access to the garaqe and driveway to the street. TYPE ALLOWANCE • Decorative roof projections such as chimneys, roof vents, finials, 8' projection allowed spires, and similar architectural features not containing usable space. • Roof overhangs, chimneys, media niches, awnings, and 6' projection allowed on south and west canopies. • Cantilevered seating windows or ledges, which are located a 2' projection allowed minimum of 1' above the floor and do not increase a building's usable floor area. • Balconies, exterior stairways, and elevated uncovered decks, 4' projection allowed into front or rear which do not increase a building's usable floor space. setback 0' projection allowed into side setback FOOTNOTES 1. Min. lot frontage on curves, cul-de-sacs, and knuckles shall be 25'. Min. lot frontage for flag lots shall be 15' 2. Any portion of a basement above any finish grade is excluded from calculation of building height. Buildings within 150 feet of a General Plan Image Corridor (Avenue 52, Avenue 54, and Madison Street) are limited to 22' within the 150 -foot zone. 3. Roll -up type garage doors are required. 4. For interior setbacks, if the building is over 17' in height, the setback is 5' plus 1' for every foot over 17' in height or fraction thereof, to a maximum required setback of 10'. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17' building. 5. Developer reserves the right to control unit type through Development Regulations and through application to the City for a Conditional Use Permit for special product types, including attached or zero lot line residences. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-2 Section Five Development Regulations 5.4, 2 Golf / Clubhouse Development Standards TABLE 6 Golf / Clubhouse Development Standards Min. — Max. Building Site Max. Building Height (Excluding Basement) 1 Max. Number of Stories Min. Building Setbacks From all perimeter R.O.W.'s From Abutting Residential Parcels From Private Street or Parking Area From Internal PL within same project Min. Building Separation Parking Guest Suites N/A 40' 3 30' 30' 8' 0' 6' 116 automobile spaces plus 30 golf cart spaces per parking standards in Table 7. May be added to the Clubhouse subject to additional review and approval of the City. If added, the total shall not exceed 10 units, shall not cause to exceed total units allowed by the Specific Plan, and shall be subject to the City ordinances governing transient occupancy tax. TYPE I ALLOWANCE • Roof Projections such as chimneys, roof 15' projection allowed vents, finials, spires, and similar architectural features not containing usable space. • Roof overhangs, chimneys, awnings, and 3' projection allowed 2 canopies. • Cantilevered seating windows or ledges, 3' projection allowed 2 which are located a minimum of 1' above the floor and do not increase a building's usable floor area. ■ Balconies, exterior stairways, and 4' projection allowed 2 elevated uncovered decks, which do not increase a building's usable floor space. FOOTNOTES 1. Any portion of a basement above a finish grade shall be excluded from the calculation of building height. Ten percent (10%) of the roof area may exceed the maximum 40' height requirement to a maximum of 52'. Maximum height of any tower constructed as part of the clubhouse design shall not exceed 72' in height. 2. Provided such projections do not extend over the property line. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-3 Section Five Development Regulations 5.4.3 Golf / Clubhouse Parking Standards Parking requirements for the golf/clubhouse area are based upon demand and use characteristics of private golf club facilities, which differ from those characteristics associated with public facilities. The Madison Club will be a private membership facility, therefore the parking requirements established herein are based upon the combined use of parking spaces by golfers who live within The Madison Club utilizing privately owned golf carts to and from the clubhouse and for golf play. The parking requirements for the golf/clubhouse are based on the assumption that the number of automobile parking spaces required pursuant to Chapter 9.150.060 of the City of La Quinta Zoning Code will be reduced by at least 50% due to members driving their golf carts to the clubhouse and for golf play. The clubhouse facility will provide 30 golf -cart parking places for members driving their privately owned golf carts to and from the golf course and clubhouse. The requirement for automobile parking is also reduced due to the combined use of the clubhouse facilities by members and their guests. Members arriving by golf cart or automobile to play golf or to dine will also use the other facilities such as the pool and/or spa. Based upon the combined use of facilities within the clubhouse area and the assumption that members will use their privately owned golf carts for play and for visiting the clubhouse, the parking ratios described in Table 7 below have been established for the golf/clubhouse facilities within The Madison Club. Golf Course Driving Range Clubhouse 1 Tennis Pool Other Commercial Uses TABLE 7 Golf / Clubhouse Parking Included in Clubhouse calculation Included in Clubhouse calculation 30,000 s.f. at 1 space / 300 s.f. gross floor area 2 spaces / court 1 space / 1,000 s.f. fenced area Included in Clubhouse calculation 30,000 - 300 = 100 1 4courts x2=8 19,000 s.f. x 1,000 = 19 2,500 s.f. -' 250 = 10 TOTAL AUTOMOBILE SPACES 116 TOTAL GOLF CART SPACES (For privately owned golf carts) 30 1 Final determination on Clubhouse size will be a function of the market and subject to Site Development Permit approval by the City. This may impact the number of parking spaces required. 'The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-4 Section Five 5.4.4 Street Design - Cul -De -Sac Streets Development Regulations Private cul-de-sac streets within The Madison Club may be longer than 1,320 feet provided they meet the Fire Marshal requirements for access consistent with the Specific Plan 99-035 and TTM 29894 for Country Club of the Desert. 5.4.5 General Restroom facilities for homeowner association and golf course maintenance workers shall be provided throughout the project to the satisfaction of the Community Development Director. 5.4.6 Guesthouses Guesthouses are permitted per these provisions within the Hideaway and The Madison Club portions of the CCOD Specific Plan Area. For purposes of this section, "guesthouse" means a detached or attached unit with sleeping and sanitary facilities and limited food preparation facilities (kitchenette/ wet service bar), and which is used primarily for sleeping purposes by members of the family occupying the main building, their non-paying guests and domestic employees. Guesthouses are a permitted accessory use on residential lots within the Custom Lot Residential Planning Areas of the CCOD Specific Plan Area and within the Custom/Single Family Residential Planning Areas of The Madison Club Specific Plan Area. Guesthouses are only permitted within the other (non -Custom Lot) Residential Planning Areas of both Specific Plan Areas (CCOD and The Madison Club) with approval of a minor use permit. Guesthouses within the Custom Lot Residential Planning Areas do not require a minor use permit, but shall conform to all applicable universal building code standards, all development and design standards of this Specific Plan, and with these following standards: 1. A maximum of three guesthouses may be established on any lot within the Custom/Single Family Residential Planning Area. 2. Guesthouses shall be architecturally compatible with the main unit. 3. Detached guesthouses shall not be more than one story. 4. Guesthouses shall not include a garage or accessory structure, but may be attached to a garage that serves the main house. 5. Full kitchen facilities are not permitted within a guesthouse except with the approval of a minor use permit. 6. Placement of a guesthouse shall not exceed 30% of the size of the principal residence, and/or result in violation of the maximum lot coverage established in this Specific Plan. 7. This provision shall be included in the CC&Rs for the Homeowners' Association(s) for all portions of the project east of Madison Street. If guest houses are proposed within that portion of the project west of Madison Street, a deed restriction shall be recorded prohibiting rental of the unit, prior to the issuance of building permits for a guesthouse. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 5-5 cn CD 0 rr O� Section Six IMPLEMENTATION The City of La Quinta City Council will approve The Madison Club Specific Plan Amendment either by ordinance or by resolution. Following the approval by the City, The Madison Club Specific Plan Amendment will serve as the implementation tool for the General Plan as well as the zoning development regulations for The Madison Club Specific Plan Area. The Specific Plan Amendment addresses general provisions, land uses, development standards, community design guidelines, and implementation. Concurrently with the adoption of The Madison Club Specific Plan Amendment, the City Council will approve a Tentative Tract Map establishing legal parcels and lots for the development of the major land use planning areas, an application for vacating a portion of Avenue 53, and a cancellation of an existing Williamson Act Contract. 6.1 Methods and Interpretation Development within the Specific Plan shall be implemented through the approval by the City of tentative maps accompanied by Site Development Permits. The implementation process described below provides for the mechanisms for review and approval of development projects within The Madison Club consistent with the Specific Plan objectives. 6. 1.1 Applicability All development proposals within The Madison Club shall be subject to the implementation procedures established herein. Whenever the provisions and development standards contained herein conflict with those contained in the City of La Quinta Zoning Code, the provisions of The Madison Club Specific Plan Amendment shall take precedence. 6.1.2 Internretation Unless otherwise provided, any ambiguity The Madison Club Specific Plan Amendment Quinta Community Development Director in policies, purpose, and intent established in "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 concerning the content or application of shall be resolved by the City of La a manner consistent with the goals, this Specific Plan Amendment. 6-1 Section Six Implementation 6.1.3 Implementation of Design Guidelines Adoption of The Madison Club Specific Plan Amendment by the City includes adoption of the design guidelines contained herein which shall be the sole design criteria by which development projects within the Specific Plan Amendment Area will be reviewed during the Site Development Permit Review process. The design guidelines are intended to be flexible in nature and will serve as the evaluation criteria for use by the City during Site Development Permit Review of individual projects within The Madison Club. Any major deviation from the design guidelines within the Specific Plan including, but not limited to, a change in the design for perimeter roadways, a change in the final design of Madison Street, and a significant shift in the entry locations, shall require a Specific Plan Amendment. The determination of whether a proposed change constitutes a major deviation shall be determined by the Community Development Director. 6.2 Development Review Process 6.2.1 Subdivision Maps Processing of The Madison Club Tentative Tract Map will occur concurrently with the processing of The Madison Club Specific Plan Amendment. The Final Tract Map(s) will create legal lots for development. The Tentative Tract Map will be reviewed and approved pursuant to applicable provisions of the City of La Quinta Municipal Land Use and Land Division Ordinance, and consistent with the applicable provisions of Land Use, Infrastructure, Design Guidelines, and Development Regulations contained within the Specific Plan Amendment. The City of La Quinta Planning Commission will review and recommend to the City Council on the Tentative Tract Map concurrently with their recommendation on the Specific Plan Amendment. The City of La Quinta City Council shall be the approving body for The Madison Club Tentative Tract Map. 6.2.2 Street Vacation An application to vacate a portion of Avenue 53 between the easterly project boundary at Monroe Street and Madison Street within the Specific Plan Area will be processed concurrently with the Specific Plan Amendment and the Tentative Tract Map for The Madison Club. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit within Phase 2 of an approved "Phasing Plan." Depending on the plans of the adjacent property, this request may be for all or a majority of this segment. The City of La Quinta City Council may act on the street vacation application concurrently with their action on the Specific Plan Amendment and Tentative Tract Map. The City of La Quinta City Council shall be the final approving body for The Madison Club street vacation application. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-2 Section Six Implementation 6.2.3 Williamson Act Contract Cancellation Two parcels comprising approximately 40 acres of the Specific Plan Amendment Area is under Williamson Act (Land Conservation Act of 1965) contract. These types of contracts remain in effect for ten years and are automatically renewed annually unless the property owner files for a Notice of Non -Renewal. Notices of Non -Renewal were recorded on November 27, 2002 for the subject parcels, identified as Agricultural Preserves AGN 00036 and 00037, Coachella Valley Preserve No. 76, Map no. 451. Williamson Act contracts for properties with non -renewal dates will expire ten years after the non -renewal date, meaning the current contract would expire in 2012. However, per the California Government Code, in addition to the 10 -year non- renewal process for taking properties out of Williamson Act contracts, contracts may be cancelled upon the mutual agreement of the landowner and the local planning jurisdiction following the appropriate cancellation process. A request for cancellation of a Williamson Act contract will be acted upon by the City as part of the development approval process for the Specific Plan Amendment. 6.2.4 Site Development Alan Approval of a Site Development Permit as specified in Section 9.2.10 of the City of La Quinta Zoning Code is required for all development proposals within The Madison Club Specific Plan Amendment exclusive of custom single-family homes. Site development review shall be conducted by the City of La Quinta Planning Commission at a duly noticed public hearing and shall be reviewed for consistency with The Madison Club Specific Plan Amendment. Submittal of a Site Development Permit application shall be of a form and content consistent with the City of La Quinta requirements. The Planning Commission shall approve the application after which time the site development permit constitutes a Precise Development Plan. The decision of the Planning Commission shall be final, subject to appeal to the City Council according to the procedures established in the City of La Quinta Zoning Code. After a City approval of a Precise Development Plan, minor changes to the size, location, and design of any uses or structures may be approved by the Community Development Director pursuant to Section 9.200.090 of the City of La Quinta Zoning Code. If the Community Development Director determines that the proposed revision is in substantial conformance with the provisions of The Madison Club Specific Plan Amendment, the revised Site Development Plan shall be approved by the Community Development Director. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-3 Section Six 6.3 Modifications and Amendments 6.3.1 Specific Plan Minor Modifications Implementation The following constitute minor modifications to the Specific Plan not requiring a Specific Plan Amendment and are subject to review and approval by the Community Development Director. The Community Development Director shall have the discretion to refer any such request for modification to the Planning Commission. • Change in utility and/or public service provider. • A maximum increase of twenty five percent (25%) to the total number of .units or twenty five percent (25%) of the density within one or more planning areas provided the total number of units or density for the entire Specific Plan area does not exceed that established in the Specific Plan Amendment. • Adjustments to the golf corridors resulting in a change to the boundaries of the adjacent residential development area. • Minor changes to landscape materials, wall materials, wall alignment, entry design, and streetscape design, which are consistent with the conceptual design set forth in the design guidelines, contained within the Specific Plan. • Minor changes to the design guidelines, which are intended to be conceptual in nature only, and are intended to be flexible in implementation. • Other modifications of a similar nature to those listed above, which are deemed minor by the Community Development Director, which are in keeping with the purpose and intent of the approved The Madison Club Specific Plan Amendment and which are in conformance with the General Plan. In addition, the Community Development Director will review the possible addition of guest suites within the Clubhouse and make a determination as to the appropriate process for inclusion in the project. Prior to the Community Development Director making a written determination as to the substantial conformance of a revised plan in accordance with the standards set forth in the approved The Madison Club Specific Plan Amendment, the applicant shall prepare a written request that addresses the nature of the revisions and how the revised plan complies with the adopted Specific Plan Amendment standards. The applicant's request shall be accompanied by appropriate graphic and/or technical information that supports the revision(s). "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-4 Section Six Implementation 6.3.2 Specific Plan Amendments Amendments to The Madison Club Specific Plan Amendment may be requested by the applicant at any time pursuant to Section 65453(a) of the Government Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. 6.3.3 Modifications to Approved Grad ft?g Final grading may vary from the project's approved tentative map within the following restrictions: Building pad elevations on adjacent interior single-family lots having common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4' wide berm is required at the tops of all slopes with a 3 -foot neighboring pad elevation difference and 1' bench shall be provided at the top of all 2:1 slopes between lots. Where compliance with these limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. 2. The grade of the subject property adjacent to the shared property line with Tracts 31202 and 31874 (at the southwest corner of Avenue 52 and Monroe Street) shall not exceed 1 foot f above the existing property line wall. On-site berms and landscape features shall be reviewed and approved by the Community Development Department. On-site berms shall not obstruct the line of sight from Tract 31202 lots created by the existing property line wall (refer to Exhibits 19 -22 for Conceptual Perimeter Sections), with the exception of the area shown in Section D, Exhibit 22. In this area, the berm shall be limited to the height necessary to screen the access roadway from the adjoining property. 3. There are no limitations on the reduction of pad elevations. 6.4 City of La Quinta Impact Fee Requirements The developers of The Madison Club shall pay required impact fees at the time that building permits are issued. Development Impact Fees will be established for the project pursuant to the applicable ordinances adopted by the City of La Quinta. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-5 Section Six 6.5 Project Financing Implementation Construction of public improvements to serve The Madison Club will be financed through a combination of financing mechanisms including the use of public and private funds and the use of nexus fees. 6.6 Maintenance Responsibilities The public and private improvements constructed within the community will be maintained through a combination of public and private entities as described below. 6.6.1 Public Maintenance Improvements within the public right of way will be dedicated to the appropriate public entities. The City will assume maintenance responsibilities for local drainage facilities. Water and sewer facilities will be maintained by the Coachella Valley Water District. 6.6.2 Golf Course All properties within the boundaries of golf course development parcels will be maintained by the golf course operator. 6.6.3 Homeowners Associations A Homeowners Association will be formed for the on-going maintenance of improvements within the Specific Plan Amendment Area. Improvements to be maintained by the Association include: • Private streets and pathways; • Common areas at gated community entries; • Private recreational facilities; • Common areas at primary and secondary entries; • Designated private access roadways, alleys, and associated parkway landscaping; • Vehicular parking courts, alleys, and landscaping within individual neighborhoods; • Pathways, walkways, recreational facilities, end common areas distinct to individual neighborhoods; • Internal slopes fronting streets and slope areas in the rear of homes above five feet in height; • All internal neighborhood open spaces and parks; and • Common areas at neighborhood entries. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-6 Section Six Implementation 6.7 Density Allocations The Madison Club Land Use Plan allocates density to the residential planning areas. The Madison Club "Residential Statistical Summary" included in the Specific Plan as part of Section 3, Plan Elements, describes the residential product types designated within The Madison Club. Variations in density allocations per planning area may occur at the time of final design of the planning area depending upon the residential product identified for development. Increases in allocation of density to a maximum of twenty five percent (25%) are permitted among the planning areas of The Madison Club provided the density attributed to the designated product is consistent with that identified in the "Residential Statistical Summary" of the Specific Plan Amendment and the overall density established for the Specific Plan Amendment Area is not exceeded. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 6-7 N c� rt O� 3 mi Section Seven GENERAL PLAN CONSISTENCY 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 ❑ Traffic and Circulation ❑ Open Space ❑ Parks and Recreation ❑ Natural Resources ❑ Infrastructure and Public Services ❑ Environmental Hazards ❑ Cultural Resources The Madison Club Specific Plan Amendment has been prepared in a manner consistent with the goals and policies of the City of La Quinta General Plan. The following describes the goals and policies of the General Plan applicable to the Specific Plan Amendment and the relationship of the Specific Plan Amendment to the General Plan. 7.1 Land Use The following General Plan Land use policies are identified as applicable to The Madison Club Specific Plan Amendment project site. 7.1.1 General Land Use Policies Goal 1 — Policy 3 The City shall continue to utilize planning tools as part of its overall economic development strategic plan. Implementation The Madison Club Specific Plan Amendment is a comprehensive planning tool covering as specific area of the City prepared for the purpose of implementing viable, quality development consistent with the General Plan. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-1 Section Seven General Plan Consistency Goal 1 — Policy 4 Specific Plans of Land Use shall be required under the following circumstances: • For all projects of 10 acres or more in the Commercial Park, Industrial/Light Manufacturing, Tourist Commercial, Resort Mixed Use and Regional Commercial designations, prior to any land divisions or subdivisions. • For all projects proposing the integration of golf course, tourist commercial and residential uses. For all projects proposing flexible development standards differing from the City's Development Code. Implementation The Madison Club Specific Plan Amendment proposes the development of an integrated golf course -oriented residential community incorporating flexible development standards and design guidelines to enable development of a cohesive master planned community. Goal i — Policy 5 All land use development proposals shall be consistent with all applicable land use policies and standards contained in the General Plan. Implementation The Madison Club Specific Plan Amendment defines the methods and requirements for development of the project and ensures that the General Plan Goals are consistently implemented for this specific area of the City. Goal i — Policy 8 The City shall carefully consider sphere of influence and subsequent annexations to accommodate growth. Implementation The Madison Club Specific Plan Amendment includes an additional 120 acres not part of the original SP 99-035. This subject property was annexed from the Sphere of Influence into the City limits and has been properly classified in the City's General Plan and Zoning documents. Goal 1 — Policy 10 The City shall maintain its "dark sky" ordinance. Implementation The Design Guidelines contain lighting design standards that encourage the use of ambient light or low level lighting that is directed downward, recessed, or shielded so that the light source is not visible or obnoxious from adjacent properties and other public viewpoints. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-2 Section Seven 7.1. Z Residential Policies General Plan Consistency Goal 2 — Policy 1 The City shall encourage the preservation of neighborhood character and assure a consistent and compatible residential land use pattern. Implementation The Madison Club Specific Plan Amendment maintains the land uses allowed for in the adopted Country Club of the Desert Specific Plan. These golf and residential uses are consistent and compatible with existing and future adjacent residential development. Goal 2 — Policy 2 Encourage compatible development adjacent to existing neighborhoods and infrastructure. Implementation The Madison Club Specific Plan Amendment maintains the land uses allowed for in the adopted Country Club of the Desert Specific Plan. These golf and residential uses are consistent and compatible with existing and future adjacent residential development. Goal 2 — Policy 3 The City shall discourage scattered development of residential subdivisions by requiring necessary improvement/extension of intervening roadways and infrastructure to serve new development. Implementation The Madison Club will be served by a hierarchy of roadways consistent with the Circulation Element of the City's General Plan that links to adjacent development and to the overall La Quinta area. The Master Plan of Infrastructure illustrates the major infrastructure components to be installed as part of the project's development, which will be coordinated with and approved by the designated agencies. Goal 2 — Policy 4 Density transfers may occur in Specific Plans when common area amenities and open space are provided. Implementation The Madison Club Specific Plan Amendment proposes to preserve the land use philosophy of SP 99-035 while providing a decrease in residential density and residential units permitted. Density transfers within the Specific Plan as proposed are consistent with the intent of the General Plan. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-3 Section Seven Goal 2 — Policy 5 General Plan Consistency The City shall maintain residential development standards including setbacks, height, pad elevations, and other design and performance standards, which assure a high quality of development. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Section 4) and Development Regulations (Section 5) to regulate design and development of land uses within the Specific Plan Amendment Area. 7.2 Traffic and Circulation The following General Plan Circulation policies are applicable to and have been implemented in the Specific Plan. 7. Z.1 Traffic and Circulation Policies Goal — Policy 2 Coordinate and cooperate with Caltrans, CVAG, Riverside County and adjoining cities to assure preservation of capacity and maximized efficiency along Washington Street, Jefferson Street, Highway 111, and other major roadways. Implementation The proposed circulation system serving The Madison Club is designed in conformance with the City's General Plan Circulation Element and contains street right-of-way standards for primary arterials consistent with City standards. Goal — Policy 6 Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart, and other non -vehicular use. Implementation Public trails, including a multi -use hiking, bicycling network of Class II bicycle trails will be constructed and easements adjacent to the project site as part Madison Club. Goal — Policy 8 and equestrian trail, and a within the public right-of-way of the development of The Coordinate with the Coachella Valley Water District and its consultants to assure the provision of all-weather crossings along critical roadways. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-4 Section Seven General Plan Consistency Implementation The proposed circulation system to be constructed as part of project development will comply with all applicable City and Agency conditions. Goal — Policy 11 Streets within planned residential areas shall be installed and maintained as private streets, and shall be developed in accordance with development standards set forth in the Development Code and other applicable standards and guidelines. Implementation The internal streets within The Madison Club will be constructed as part of the project's development and will be maintained by a Homeowner's Association formed for ongoing maintenance of improvements with the Specific Plan Amendment Area. Goal — Policy 13 Continue to implement the Image Corridors in the City, and identify new image corridors for streets brought into the City through annexation. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Chapter 4) of Development Regulations (Chapter 5), which regulate landform grading, landscape treatment, and building height to preserve General Plan Image Corridors along the project's perimeter streets. Goal — Policy 14 In order to preserve the aesthetic values on the City's streets, minimum landscape setbacks shall be as follows: Highway 111: 50 feet Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet Implementation Street right-of-ways proposed as part of the Specific Plan Amendment meet or exceed required landscape setbacks along the perimeter streets. Goal — Policy 15 The City shall maintain building height limits along Primary, Secondary, and Agrarian Image Corridors in its Development Code. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Chapter 4) of Development Regulations (Chapter 5), which regulate landform grading, landscape treatment, and building height to preserve General Plan Image Corridors along the project's perimeter streets. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-5 Section Seven 7.3 Open Space General Plan Consistency The following policies of the City's General Plan Open Space Element will be implemented as part of the County Club of the Desert Specific Plan. 7.3.1 Open Space Policies Goal — Policy 6 Develop a comprehensive multi-purpose trails network to link open space areas. Implementation A 10 -foot -wide multi-purpose trail is proposed within the Madison Street right-of- way and landscape setback, consistent with the City's General Plan, which will provide an equestrian trail corridor; address recreational needs of equestrians, pedestrians and bicyclists; and link the project with other open space areas of the City. 7.4 Parks and Recreation The following policies, contained in the General Plan Park and Recreation Element, are applicable to the County Club of the Desert Specific Plan and will be implemented as part of project development. 7.4.1 Parks and Recreation Policies Goal 3 — Policy 2 The City should strive to achieve a standard of at least 3.0 acres of parkland for every 1,000 residents. Implementation In addition to the public trails constructed as part of the project's development, Development Impact Fees will be established and paid by The Madison Club developers including fees for public park improvements. Goal 3 — Policy 4 The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities, and important cultural resources. Implementation A network of 10 -foot -wide multi-purpose trails are proposed within the Madison and Monroe Streets and Avenues 52 and 54 right-of-ways and landscape setbacks, consistent with the City's General Plan, which will provide regional trail corridors; address recreational needs of equestrians, pedestrians and bicyclists; and link the project with other open space areas of the City. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-6 Section Seven 7.5 Natural Resources 7.5.1 Air Quality Policies General Plan Consistency Goal 3 — Policy 4 The City shall encourage growth around activity centers and arterial streets to provide more efficient travel patterns and transit service. Implementation The Madison Club is serviced by and immediately adjacent to Primary Arterial streets. Goal 3 — Policy 5 The City shall promote the development of alternative modes of transportation to reduce motor vehicle emissions. Implementation A multi-purpose trail for hiking, bicycling and equestrian users, and a Class II bicycle trail network will be constructed as part of The Madison Club development. Golf carts will be an alternative transportation mode within the development as residents travel from home to the community's private amenities including golf course, clubhouse, and pool. Goal 3 — Policy 6 New development shall be designed and constructed in a manner, which minimizes the emission of project related pollutants. Implementation Project construction methods will comply with adopted City and Regulatory Agency standards, which minimize the emission of project -related pollutants. 7.5.2 Energv and Mineral Resources Policies Goal 2 — Policy i The City shall encourage the incorporation of energy conservation features in the design of all new construction and the installation of energy-saving devices in existing development. Implementation Residential and Clubhouse construction will comply with Title 24 (Energy Efficiency Standards) requirements and incorporate energy saving features and resource conserving fixtures. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-7 Section Seven General Plan Consistency Goal 2 — Policy 2 The City shall promote the development and use of alternative, clean, renewable energy resources. Implementation The Specific Plan Amendment encourages the design and construction of solar energy panels as an integral part of roof design using appropriate materials, colors, and locations. Goal 2 — Policy 3 The City shall promote energy conservation in transportation. Implementation The Madison Club Specific Plan Amendment encourages the use of alternative transportation modes including development of trails for equestrian, pedestrian and bicycle users, and through the use of golf carts for local circulation. 7.5.3 Biological Resources Policies Goal — Policy 1 The City shall continue to participate in regional efforts to protect wildlife habitat, including sensitive, rare, threatened, or endangered species. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). Goal — Policy 2 Staff shall review all development applications for vacant land for their potential impacts to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement, except as described below. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-8 Section Seven General Plan Consistency Goal — Policy 3 Native, drought -tolerant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, non-native species shall be discouraged. Implementation The plant palette in the Design Guidelines (Section 4) of the Specific Plan Amendment provides direction for using plant material requiring low supplemental water, minimal maintenance, and well adapted to the soil and climate conditions of the Coachella Valley. Goal — Policy 4 Unique and/or valuable biological resources shall be preserved as Open Space to the greatest extent practical. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). Goal — Policy 5 Sensitive habitat areas shall be buffered from urban development to the greatest extent practical. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included it the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). 7.5.4 Paleontological Resources Polices Goal — Policy 1 The City shall require the preparation of paleontological resource analyses by a qualified paleontologist for all development proposals, which occur in areas of High Sensitivity. Implementation The Madison Club Specific Plan Amendment will comply with the mitigation measures recommended in the certified EIR and any Addendum prepared for the Specific Plan Amendment. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-9 Section Seven 7.5.5 Water Resources Policies General Plan Consistency Goal — Policy i The City support shall support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. Implementation The domestic water service for The Madison Club Specific Plan Amendment will be provided by CVWD via an existing water main in Avenue 54 and additional water lines in perimeter road right-of-ways as needed. Goal — Policy 2 The City shall continue to promote groundwater recharge efforts. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to localized retention basins. Goal — Policy 4 The City shall ensure that surface water resources are protected. Implementation The conditional fourteen well sites for the Hideaway and The Madison Club will be provided by a combination of on-site and off-site locations consistent with CVWD domestic water agreements. Goal — Policy 6 All development plans shall be reviewed for their potential to create surface and ground water contamination hazards from point and non -point sources. Implementation Per the Certified EIR and any Addendums prepared as part of the Specific Plan Amendment, the golf course operator will prepare a Golf Course Management Plan that includes a chemical management plan to reduce golf course irrigation runoff and percolation into the groundwater basin. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-10 Section Seven General Plan Consistency 7.6 Infrastructure and Public Services 7.6.1 ✓Emergency Services Policies Goal — Policy i The City shall continue to support a high level of fire code enforcement as a means to identify and remedy unsafe structural conditions, protect property values, and enhance quality of life. Implementation New construction will comply with all applicable UBC criteria and Fire District conditions. 7.6.2 Educational Facilities Policies Goal — Policy 3 The City shall support the process of securing school impact mitigation fees from developers in accordance with state law. Implementation The developers of The Madison Club will pay school fees, to address the school needs of the project area. 7.6.3 Surface Water and Storm Drain Policies Goal — Policy 2 All drainage facilities identified in the Comprehensive Drainage Master Plan shall be constructed to conform to the requirements and standards of the City and CVWD. Implementation Project drainage will comply with the applicable City of La Quinta and CVWD standards. Goal — Policy 3 All new development shall include on-site retention/detention basins and other necessary storm water management facilities to accommodate runoff from the 100 - year storm. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. Goal — Policy 4 The City shall assure that roadway storm water facilities are designed, constructed, and maintained in a manner, which eliminates standing water and flooding. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-11 Section Seven General Plan Consistency Implementation Perimeter project roadways will be constructed per City of La Quinta specifications, including applicable roadway storm water facilities as needed. 7.6.4 Solid Waste Management Policies Goal — Policv 1 The City shall assure that municipal waste is properly collected and disposed of to minimize associated health and environmental risks. Implementation An existing 27" gravity sewer main exists in Madison Avenue installed in conjunction with the Hideaway. An on-site sewer collection system will be constructed with connection to the existing Madison Street main. 7.6.5 Domestic Water Policies Goal — Policy 1 The City shall assure adequate, high-quality potable water supplies and facilities are provided to all development in the community. Implementation The domestic water service for The Madison Club Specific Plan Amendment will be provided by CVWD via an existing water main in Avenue 54 and additional water lines in perimeter road right-of-ways as needed. Goal — Policy 3 New development projects shall be required to use native, drought -tolerant landscaping materials to promote and enhance water conservation efforts. Implementation The plant palette in the Design Guidelines (Section 4) of the Specific Plan Amendment provides direction for using plant material requiring low supplemental water, minimal maintenance, and well adapted to the soil and climate conditions of the Coachella Valley. 7.6.6 Sanitary Sewer Policies Goal — Policy 1 The City shall assure the provision of adequate sanitary sewer collection and treatment services and facilities to all development in the community. Implementation An existing 27" gravity sewer main exists in Madison Avenue installed in conjunction with the Hideaway. An on-site sewer collection system will be constructed with connection to the existing Madison Street main. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-12 Section Seven General Plan Consistency 7.6.7 Public Utilities Policies Goal — Policy 1 New development shall finance its share of public utilities infrastructure and improvements required to accommodate the development. Implementation The Specific Plan Amendment contains an infrastructure plan for the provision of adequate public utilities / infrastructure which will be improved as part of the project development. Goal — Policy 2 The City shall provide continuous, affordable public utilities, including telephone, electric, natural gas, and cable services, to meet the domestic and commercial needs of the community. Implementation Public utilities for The Madison Club will be provided by the City and local agencies. Goal — Policy 3 All utility and electric wires up to 34.5 kilovolts serving new development shall be installed underground. Implementation Existing overhead utility lines adjacent to the project area will be underground per City requirements. High voltage lines which cannot be placed underground are exempt from this requirement with Imperial Irrigation District approval. Goal — Policy 4 Aboveground utility facilities including but not limited to well sites, water reservoirs, communication facilities and utility maintenance areas, shall be designed in a manner, which minimizes potential environmental hazards and visual impacts to surrounding properties. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Section 4) that require above ground utility facilities to be screened by walls, fenced and / or plant material. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-13 Section Seven General Plan Consistency 7,7 Environmental Hazards The following policies of the General Plan Environmental Hazards Element will be implemented within The Madison Club Specific Plan. 7.7.1 Hazardous Materials Policies Goal — Policy 4 To reduce the potential impacts of subsurface sewage disposal systems on human health and the environment, the City shall encourage, to the greatest extent practical, the connection of new development to the Coachella Valley Water District's sewage collection system. Implementation An on-site sewer collection system will be constructed as part of The Madison Club development with connection to the existing sewer main in Madison Street. 7.7.2 Geologic and Seismic Hazards Policies Goal — Policy 2 Development in areas subject to rock fall, landslide, liquefaction, and/or other associated hazards, as depicted in the MEA, shall be required to prepare detailed geotechnical analyses, which include mitigation measures designed to reduce potential hazards below levels of significance. Implementation Prior to design and construction of structural improvements, the project developers will have design level geotechnical evaluations conducted. Recommendations and geotechnical design considerations will be formatted and implemented based on the evaluation findings. Goal — Policy 3 Development in areas subject to collapsible or expansive soils shall be required to conduct soil sampling and laboratory testing and to implement mitigation measures, which minimize such hazards. Implementation Prior to design and construction of structural improvements, the project developers will have design level geotechnical evaluations conducted. Recommendations and geotechnical design considerations will be formatted and implemented based on the evaluation findings. Goal — Policy 5 To minimize the hazards associated with ground shaking and other seismic events, all new structures shall be built in accordance with the latest version of the Uniform Building Code (UBC) and/or International Building Code. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-14 Section Seven General Plan Consistency Implementation All foundations and structures will be designed and constructed in accordance with UBC criteria as adopted by the City of La Quinta. Goal — Policy 9 All new development shall be required to minimize, to the greatest extent practical, blowsand and other wind erosion hazards affecting properties downwind. Implementation As a condition of approval for grading of The Madison Club site, contractors will be required to follow City approved measures for reducing fugitive dust emissions. 7.7.3 Flooding and Hydrology Policies Goal — Policy 5 Drainage policies and development standards shall provide for a reduction in runoff from developed lands and shall be consistent with local and regional storm water management plans. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 7-15 Section Seven 7.8 Cultural Resources General Plan Consistency The following policies of the General Plan Cultural Resources will be implemented within The Madison Club Specific Plan. 7.8.1 Historic Preservation Policies Goal i — Policy 1.2 The City shall consider the identification of cultural resources as an integral part of the planning process. Implementation The Madison Club Specific Plan Amendment will comply with the Cultural Resources mitigation measures contained within the Certified FEIR and any Addendums prepared for the Specific Plan Amendment. Goal 2 — Policy 3.2 The City shall use its regulatory power to ensure the proper protection of cultural resources and avoid or minimize adverse effects on such resources from private projects that require discretionary City actions. Implementation The Madison Club Specific Plan Amendment will comply with the Cultural Resources mitigation measures contained within the Certified FEIR and any Addendums prepared for the Specific Plan Amendment. "The Madison Club"Specific Plan 99-035 Amendment #1 February 2005 7-16 i3 RESOLUTION NO. 2005-016 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, ESTABLISHING DEVELOPMENT STANDARDS, PRINCIPLES, AND GUIDELINES AND PROGRAMS FOR LANDS TOTALING 1,108 ACRES CASE NO.: SPECIFIC PLAN 99-035, AMENDMENT #1 APPLICANT: ND LA QUINTA PARTNERS LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 1 st day of February, 2005, hold a duly noticed Public Hearing to consider the request of ND La Quinta Partners LLC for an Amendment to Specific Plan 99-035, to establish development standards, principles, guidelines and programs for lands totaling 1,108 acres and bounded by Jefferson Street on the west, Avenue 52 on the north, Avenue 54 on the south and Monroe Street on the east, more particularly described as: ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-007TO -010, 767-200-027 TO -0291767-210- 013 029,767-210- 013 TO -031, 767-210-033 TO -034, 767-210-042 TO - 050, AND ALL OF SECTION 9, T. 6. S., R.7. E. SBB&M EXCEPT PARCELS 777-070-024 THROUGH 777-070-028 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 1 1 t'day of January, 2005, hold a duly noticed Public Hearing and adopted Resolution 2005-004 recommending approval of this Specific Plan; and WHEREAS, the La Quinta Community Development Department has completed Environmental Assessment 2004-520 in accordance with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The City determined that neither the proposed changes to the project, any changed circumstances, nor new information will result in the identification of new significant impacts, or the substantial increase in the severity of significant impacts identified in certified EIR SCH#99061 109, and an Addendum to the EIR has been prepared; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of approval to justify approval of said Specific Plan 99-035, Amendment #1: A. The property is designated Low Density Residential and Golf Course Open Space. The proposed project will be developed with residential uses and golf courses, which are consistent with the land uses envisioned in the General Plan. Resolution No. 2005-016 Specific Plan 99-035, Amendment #1 ND La Quinta Partners LLC Adopted: February 1, 2005 Page 2 B. The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan and Zoning Ordinance, as well as other County and State standards, such as CEQA. C. The residential project is within a residentially designated and zoned area. The project provides adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. Additionally, the project will provide adequate perimeter landscaping and acceptable architectural design guidelines. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case. 2. That it does hereby approve Specific Plan 99-035, Amendment #1 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 1St day of February, 2005 by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN None (L -- JW&, DON ADO L H, M or City of La Quinta alifornia Resolution No. 2005-016 Specific Plan 99-035, Amendment #1 ND La Quinta Partners LLC Adopted: February 1, 2005 Page 3 ATTEST: /-z46.S2-A 117 JUN CREEK, CNIC, City C rk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: M. KATHERINE J , City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2005-016 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 99-035, AMENDMENT #1, ND LA QUINTA PARTNERS FEBRUARY 1, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-guinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 2 A project -specific NPDES construction permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI "), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 3 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial, Option A, 110' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110 -foot ultimate developed right-of-way except for additional right-of-way dedication as follows: Resolution 2005-016 Conditions of Approval - FINAL Speck Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 4 a) At the Madison Street and Avenue 52 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300 -foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150 -foot deceleration/right turn only lane, plus variable width taper length to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. b) At the Madison Street and Avenue 54 intersection measured 64 feet east of the centerline of Madison Street to accommodate a dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length to accommodate improvement conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 52 (Primary Arterial, Option A, 110' ROW) — The standard 55 feet from the centerline of Avenue 52 for a total 110 -foot ultimate developed right-of-way except an additional variable right-of-way dedication at the proposed Primary Entry measured 63 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Monroe Street (Primary Arterial, Option A, 110' ROW) — The standard 55 feet from the centerline of Monroe Street for a total 110 -foot ultimate developed right-of-way except an additional variable right-of-way dedication on Monroe Street at the intersection of Avenue 54 measured 63 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right-of-way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment RC1 ND La Quinta Partners February 1, 2005 Page 5 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) - 48 feet of right-of-way measured from the centerline of Avenue 54 for a total 96 -foot ultimate developed right-of-way except an additional variable right-of-way dedication at the proposed Secondary Entry and on Avenue 54 at Madison Street measured 58 feet south of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 5) Avenue 53 (Collector, 74' ROW) - The standard 37 feet from the centerline of Avenue 53 for a total 74 -foot ultimate developed right-of-way. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets. Private Residential Streets shall have a 28 - foot travel width with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38 -foot curb radius at the bulb or larger as shown on the tentative map. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 6 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right-of-way dedication required of the project and the associated landscape setback requirement. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street, Avenue 52 and Monroe Street (Primary Arterial) - 20 - foot from the R/W-P/L. B. Avenue 54 (Secondary Arterial with Class II Bike Lane) - 20 -foot from the R/W-P/L. C. Avenue 53 (Collector) — 10 -foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La nuinta Partners February 1, 2005 Page 7 15. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 17. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 from lots with frontage along Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 8 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 21. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 22. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Mass Grading Plan 1 " = 100' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be submitted concurrently. D. On -Site Rough Grading Plan 1 " = 40' Horizontal E. Storm Drain Plans 1 " = 40' Horizontal F. Off -Site Street Improvement Plan 1 " = 40' Horizontal, 1 " = 4' Vertical G. Off -Site Signing & Striping Plan 1 " = 40' Horizontal Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1. 2005 Page 9 The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. H. On -Site Street Improvement/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical Note: D through G shall be submitted concurrently as phased. Street Improvement Plans and Storm Drainage Plans may be combined when submitted for Engineering Department Review. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 foot of cover, or sufficient cover to clear any adjacent obstructions. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 10 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 23. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-quinta.org/publicworks/tractl/z_onIinelibrary/0_intropage.htm. 24. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 11 IMPROVEMENT SECURITY AGREEMENTS 25. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 26. Any SIA entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 27. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 28. Depending on the timing of the development of this Specific Plan, and the status of the off-site improvements at the time, the applicant may be required to: Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment X71 ND La Quinta Partners February 1, 2005 Page 12 A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Specific Plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements will be started by the issuance of the 50' building permit, or by May 31, 2006, whichever occurs first, and will be completed by the issuance of the 100" building permit on the site. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 29. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 13 Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 30. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 31. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 32. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La nuinte Partners February 1, 2005 Page 14 33. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 35. Perimeter wall shall be approved by the Community Development Department. The applicant shall submit perimeter wall plans for approval prior to rough grading plan approval. 36. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform to pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Specific Plan Conditions of Approval. 37. Building pad elevations of perimeter lots shall not differ by more than that specified in the approved Specific Plan Amendment No. 1 and per these Conditions of Approval. 38. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on adjacent interior single family lots having common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4'wide berm is required at the tops of all slopes with a 3 -foot neighboring pad elevation difference and one foot (1') bench shall be provided at the top of all 2:1 slopes between lots. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 15 Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 39. Prior to any site grading or regrading that will raise or lower any portion of the site, the grading shall be shown to be consistent with the Specific Plan Amendment #1, and the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 40. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nR,41 Anr- "Stormwater handling shall conform to the approved hydrology and drainage report for Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract 33076. Nuisance water shall be disposed of in an approved manner." 41. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 16 44. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 46. Where flush curb street cross section designs are approved for Specific Plan 99- 035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped drainage swales shall have minimum grade of 1 %. The Swale design and supporting drainage facility shall be able to retain a maximum depth of 6 inches of storm water during the 10 -year storm and/or one travel lane during the 100 - year storm. The design of landscaped drainage swales shall be subject to a hydrology report approval by the City Engineer. Landscaping swales shall act as ancillary collection facilities with storm water and nuisance water positively transported by hard piping to retention basins and/or other facilities identified in the approved hydrology report. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 17 The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 51. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform to the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Madison Street (Primary Arterial, Option A; 110' R/W): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. The east curb face shall be located forty three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Madison Street at the intersection of Avenue 52. The east curb face measured 64 feet east of the centerline of Madison Street to accommodate a 300 -foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150 -foot deceleration/right turn only lane plus variable width taper length. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 1 a c) At the Madison Street and Avenue 54 intersection, the curb face shall be measured 52 feet east of the centerline of Madison Street to accommodate the dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length conditioned of Specific Plan 2004-074 on the southeast corner of Madison Street and Avenue 54. Other required improvements in the Madison Street right or way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound traffic on Madison Street to west bound Avenue 52. f) Establish a benchmark in the Madison Street right of way and file a record of the benchmark with the County of Riverside. g) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Resolution 200"16 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND Le Quinta Partners February 1, 2005 Page 19 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located forty three feet (43') south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Primary Entry. The south curb face measured 51 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin #03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 52 right-of-way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 -foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate left turn movements for west bound traffic on Avenue 52 to south bound Madison Street and left turn in only movement at the Primary Entry. The applicant shall construct positive left turn restrictors for left turn movement out of the primary entry as approved by the City Engineer. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La nuinta Partners February 1, 2005 Page 20 e) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 3) Monroe Street (Primary Arterial, Option A; 110' R/W): Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) .A deceleration/right turn only lane on Monroe Street at the intersection of Avenue 54. The west curb face measured 51 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03- 08. As a minimum, the required right-of-way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Monroe Street right-of-way and/or adjacent landscape setback area include: Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 21 c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 -foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a left turn for the south bound traffic at Avenue 54. e) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' R/W): Widen the north side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located thirty-six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by SunLine Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Secondary Entry and at the intersection of Avenue 54 and Madison Street. The north curb face measured 36 feet north of the centerline of Avenue 54 and length to be determined by a Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 22 traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right-of-way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 5) Avenue 53 (Collector, 74' R/W): a) Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located twenty-six feet (26') south of the centerline. Other required improvements in the Avenue 53 right-of-way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 23 c) Removal of existing trees at the southwest corner of Avenue 53 and Monroe Street per the approval of the City Engineer. d) Construct a cul de sac on Avenue 53 at the entrance to Tentative Tract Map No. 31874 per City of La Quinta Standard 401 and with approval from the Fire Department. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. 7) Traffic Signals at Madison Street and Avenue 52. a) The applicant shall install the Traffic Signal at the intersection of Madison Street and Avenue 52 when warrants are met. Applicant is responsible for 50 % of the cost to design and install the traffic signal if complementing cost share from development on the other side of the street is available at time signals are required. Applicant shall enter into a SIA to post security for 50% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 24 B. PRIVATE STREETS 1) Private Residential Streets. Private Residential Streets shall have a 28 -foot travel width with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with a 38 -foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. 53. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinte Partners February 1, 2005 Page 25 54. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 55. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six- months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 56. General access points and turning movements of traffic are limited to the following: Primary Entry (Avenue 52): Right turn in and out and left turn in movements are permitted. Left turn movement out is prohibited. The applicant shall coordinate with the City Engineer and City of Indio City Engineer to negotiate to amend the planned full turn access located 1,950 feet west of Monroe Street on the north side of Avenue 52, and that there be no other full turn access points within 1,060 feet of the proposed Primary Entry. The applicant shall be allowed to relocate the Primary Entry to conform to the aforementioned provisions as approved by the City Engineer and the City of Indio. If no agreement has been reached within 120 days of the date of approval of the Specific Plan and Tentative Tract Map, the applicant shall be permitted to construct lane geometrics at the Primary Entry which allow full turn movements. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quinta Partners February 1, 2005 Page 26 If full turn movements at the Primary Entry are permitted, the applicant shall install the Traffic Signal when warrants are met. Applicant is responsible for 50% of the cost to design and install the traffic signal if complementing cost share from development on other side of street is available at time signal is required. Applicant shall enter into a SIA to post security for 50% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. A. Secondary Entry (Avenue 54): Full turn movements are permitted. 57. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 58. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 59. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 27 61. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 62. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 63. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 64. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 65. The applicant shall provide public transit improvements as required by SunLine Transit Agency or the Coachella Valley Unified School District and approved by the City Engineer. QUALITY ASSURANCE 66. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 67. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND Le Quints Partners February 1, 2005 Page 28 68. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 69. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 70. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 71. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 72. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 73. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1, 2005 Page 29 COMMUNITY DEVELOPMENT DEPARTMENT 74. The use of the subject property for residential uses shall be in conformance with the approved exhibits and conditions of approval contained in Tentative Tract Map 33076, Specific Plan 99-035, Amendment #1 and Environmental Assessment 2004-520, unless otherwise amended by the Conditions of Approval. 75. The applicant shall supply a revised cover sheet and summary for Specific Plan 99-035, as it applies to all lands within the Specific Plan area located west of Madison Street, describing the changes affecting this portion of the plan, including the guesthouse provisions and maximum unit count of 446 dwelling units. The cover sheet and summary shall be provided within 30 days of approval of the Specific Plan by the City Council. -- 76. Within 30 days after City Council approval of this Specific Plan, the applicant shall submit five copies of a final text document to the Community Development Department, incorporating all corrections and revisions, conditions of approval and mitigation measures required for this project. 77. Ten foot wide multi-purpose trails shall be installed in the landscape setbacks of Avenue 52, Avenue 54, and Monroe Street. In addition, a Class II Bike Trail shall be included in the improvement for Avenue 52. 78. Berming on the perimeter of the site shall be limited to the following: a. Located within the 20 foot setback of the street right-of-way line abutting the property, the berm height shall be 0 feet. b. Located in the area 20 feet to 50 feet from the street right-of-way line abutting the property the berm height shall be no more than 12 feet. C. Located in the area 50+ feet from the street right-of-way line abutting the property the berm height shall be no more than 16 feet. The Specific Plan text on Page 4-5 shall be amended to include this condition of approval. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment RC1 ND La Quints Partners February 1, 2005 Page 30 79. Specific Plan Section 5.4.1 Residential Development Standards shall be modified to include the following Table: CUSTOM/SINGLE-FAMILY DETACHED Parking 1 For main residence, per Development Code. In addition, one guest parking space shall be provided on each lot. Guest parking must not impede full access to the garage and driveway to the street. VILLAS For main residence, per Development Code. In addition, one guest parking space shall be provided for every two units. Guest parking must not impede full access to the garage and driveway to the street. 80. The site shall be monitored during on -and off-site trenching and rough grading by qualified archaeological monitors. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. 81. The final report on the monitoring shall be submitted to the Community Development Department prior to the issuance of the first Certificate of Occupancy for the project. 82. The local tribes shall be contacted in writing for comments prior to issuance of the first grubbing, earth -moving or grading permit. The applicant shall provide the Community Development Department with all written responses received within one month prior to issuance of grading permit. One Native -American monitor shall be provided should the tribes request it. 83. Excavations shall be monitored to collect any larger fossil remains uncovered. 84. Sediment samples shall be collected and processed to determine the small fossil potential. 85. Any fossils recovered during construction operations shall be deposited in an accredited and permanent scientific institution for the benefit of current and future generations. Resolution 2005-016 Conditions of Approval - FINAL Specific Plan 99-035 Amendment #1 ND La Quints Partners February 1. 2005 Page 31 86. Sight distance at the Specific Plan Amendment project entrance shall be reviewed with respect to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final grading, landscape and street improvement plans. 87. Traffic signing/striping should be implemented in conjunction with detailed construction plans for the Specific Plan Amendment project site. 88. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit on the phase 2 site. 89. The applicant shall comply with all Fire Department requirements. • 11 11 RESOLUTION NO. 2005-017 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF APPROXIMATELY 472 ACRES INTO 225 RESIDENTIAL LOTS AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT 33076 ND LA QUINTA PARTNERS LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 1 " day of February, 2005, hold a duly noticed Public Hearing to consider the request of ND La Quinta Partners LLC for the subdivision of 472 acres site into 225 single-family lots lots and other miscellaneous lots, located east of Madison Street, west of Monroe Street, south of Avenue 52 and north of Avenue 54, more particularly described as: ASSESSOR'S PARCEL NUMBERS 767-200-002 & -004, 767-200-007TO -010, 767-200-027 TO -029, 767-210- 013 TO -031, 767-210-033 TO -034, 767-210-042 TO. - 050 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 th day of January, 2005, hold a duly noticed Public Hearing and adopted Resolution 2005-005 recommending approval of this Tentative Tract Map; and WHEREAS, the La Quinta Community Development Department has completed Environmental Assessment 2004-520 in accordance with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The City determined that neither the proposed changes to the project, any changed circumstances, nor new information will result in the identification of new significant impacts, or the substantial increase in the severity of significant impacts identified in certified EIR SCH#99061109, and an Addendum to the EIR has been prepared; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of approval to justify approval of said Tentative Tract Map 33076: A. The Tentative Tract Map and its improvement and design, are consistent with the General Plan and Specific Plan 99-035, as amended, in that its street design and lots are in conformance with applicable goals, policies, and will provide adequate infrastructure and public utilities. Resolution No. 2005-017 Tentative Tract Map 33076 ND La Quinta Partners Adopted February 1. 2005 Page 2 B. The design of the subdivision and its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because the site does not contain significant biological resources. C. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because the construction of 225 residential units will not have considerable cumulative impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. D. The design of the subdivision and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access is provided within the 'project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case. 2. That it does hereby approve Tentative Tract Map 33076 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 1" day of February, 2005 by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None Resolution No. 2005-017 Tentative Tract Map 33076 ND Le Quints Partners Adopted February 1, 2005 Page 3 -arW DON DONDC H, Mayor City of La Quinta California ATTEST: r' �JU S. GREEK, CMC, Ci Cleric City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: AM. KA ERINE JENsbN, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2005-017 CONDITIONS OF APPROVAL - FINAL TENTATIVE TRACT 33076 ND LA O.UINTA PARTNERS FEBRUARY 1, 2005 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Specific Plan shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-guinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) • Community Development Department Riverside Co. Environmental Health Department Coachella Valley Unified School District Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) • SunLine Transit Agency SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quints Partners February 1, 2005 Page 2 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND Le Quints Partners February 1, 2005 Page 3 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Madison Street (Primary Arterial, Option A, 110' ROW) — The standard 55 feet from the centerline of Madison Street for a total 110 -foot ultimate developed right-of-way except for additional right-of-way dedication as follows: Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quints Partners February 1, 2005 Page 4 a) At the Madison Street and Avenue 52 intersection measured 76 feet east of the centerline of Madison Street to accommodate a 300 -foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150 -foot deceleration/right turn only lane plus variable width taper length to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. b) At the Madison Street and Avenue 54 intersection measured 64 feet east of the centerline of Madison Street to accommodate a dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length to accommodate improvement conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 52 (Primary Arterial, Option A, 110' ROW) - The standard 55 feet from the centerline of Avenue 52 for a total 110 -foot ultimate developed right-of-way except an additional variable right- of-way dedication at the proposed Primary Entry measured 63 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Monroe Street (Primary Arterial, Option A, 110' ROW) - The standard 55 feet from the centerline of Monroe Street for a total 110 -foot ultimate developed right-of-way except an additional variable right-of-way dedication on Monroe Street at the intersection of Avenue 54 measured 63 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of- way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quinta Partners February 1, 2005 Page 5 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' ROW) — 48 feet of right-of-way measured from the centerline of Avenue 54 for a total 96 -foot ultimate developed right-of-way except an additional variable right-of-way dedication at the proposed Secondary Entry and on Avenue 54 at Madison Street measured 58 feet south of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 5) Avenue 53 (Collector, 74' ROW) — The standard 37 feet from the centerline of Avenue 53 for a total 74 -foot ultimate developed right-of-way. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private Residential Streets. Private Residential Streets shall have a 28 - foot travel width with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. B. CUL DE SACS 1) The cul de sac shall conform to the shape shown on the tentative map with a 38 -foot curb radius at the bulb or larger as shown on the tentative map. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quinte Partners February 1, 2005 Page 6 1 1. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement,- the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right-of-way dedication required of the project and the associated landscape setback requirement. 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Madison Street, Avenue 52 and Monroe Street (Primary Arterial) - 20 feet from the R/W-P/L. B. Avenue 54 (Secondary Arterial with Class II Bike Lane) - 20 feet from the R/W-P/L. C. Avenue 53 (Collector) - 10 feet from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quints Partners February 1, 2005 Page 7 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 16. The applicant shall. offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 17. Direct vehicular access to Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 from lots with frontage along Madison Street, Monroe Street, Avenue 52, Avenue 54 and Avenue 53 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 8 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 21. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 22. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Mass Grading Plan 1 " = 100' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal Note: A through C shall be submitted concurrently. D. On -Site Rough Grading Plan E. Storm Drain Plans F. Off -Site Street Improvement Plan Vertical 1 " = 40' Horizontal 1 " = 40' Horizontal 1 " = 40' Horizontal, 1 " = 4' G. Off -Site Signing & Striping Plan 1 " = 40' Horizontal Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quints Partners February 1. 2005 Page 9 The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. H. On -Site Street Improvement/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical Note: D through G shall be submitted concurrently as phased. Street Improvement Plans and Storm Drainage Plans may be combined when submitted for Engineering Department Review. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 foot of cover, or sufficient cover to clear any adjacent obstructions. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 10 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. "Street Parking" plan shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 23. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage htm. 24. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quinta Partners February 1, 2005 Page 11 IMPROVEMENT SECURITY AGREEMENTS 25. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 26. Any SIA entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Specific Plan, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 27. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 28. Depending on the timing of the development of this Specific Plan, and the status of the off-site improvements at the time, the applicant may be required to: Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1. 2005 Page 12 A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Specific Plan. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements will be started by the issuance of the 50' building permit, or by May 31, 2006, whichever occurs first, and will be completed by the issuance of the 100" building permit on the site. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 29. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule adopted by City resolution, or ordinance. For items not listed in the City's unit cost schedule, the proposed unit costs shall be approved by the City Engineer. At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the Final Map, along with a copy of an 8-1/2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quinta Partners February 1, 2005 Page 13 Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 30. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 31. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 32. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer; B. A preliminary geotechnical ("soils") report prepared by a qualified engineer; C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC; and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 33. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quinta Partners February 1, 2005 Page 14 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right-of-way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 35. Perimeter wall shall be approved by the Community Development Department. The applicant shall submit perimeter wall plans for approval prior to rough grading plan approval. 36. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform to pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Specific Plan Conditions of Approval. 37. Building pad elevations of perimeter lots shall not differ by more than that specified in the approved Specific Plan Amendment No. 1 and per these Conditions of Approval. 38. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on adjacent interior single family lots having common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4'wide berm is required at the tops of all slopes with a 3 -foot neighboring pad elevation difference and one foot W) bench shall be provided at the top of all 2:1 slopes between lots. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 39. Prior to any site grading or regrading that will raise or lower any portion of the site, the grading shall be shown to be consistent with the Specific Plan Amendment # 1, and the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 15 40. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. nRAINAGF "Stormwater handling shall conform to the approved hydrology and drainage report for Specific Plan 99-035, Amendment No. 1, East of Madison and/or Tentative Tract 33076. Nuisance water shall be disposed of in an approved manner." 41. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 43. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 44. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 16 46. Where flush curb street cross section designs are approved for Specific Plan 99- 035, Amendment No. 1 and/or Tentative Tract Map No. 33076, landscaped drainage swales shall have minimum grade of 1 %. The swale design and supporting drainage facility shall be able to retain a maximum depth of 6 inches of storm water during the 10 -year storm and/or one travel lane during the 100 -year storm. The design of landscaped drainage swales shall be subject to a hydrology report approval by the City Engineer. Landscaping swales shall act as ancillary collection facilities with storm water and nuisance water positively transported by hard piping to retention basins and/or other facilities identified in the approved hydrology report. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 48. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND Le Quinta Partners February 1, 2005 Page 17 STREET AND TRAFFIC IMPROVEMENTS 51. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 52. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Madison Street (Primary Arterial, Option A; 110' R/W): Widen the east side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. The east curb face shall be located forty-three feet (43') east of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Madison Street at the intersection of Avenue 52. The east curb face measured 64 feet east of the centerline of Madison Street to accommodate a 300 -foot long dual left turn lane for northbound Madison Street to westbound Avenue 52 and a 150 -foot deceleration/right turn only lane plus variable width taper length. C) At the Madison Street and Avenue 54 intersection, the curb face shall be measured 52 feet east of the centerline of Madison Street to accommodate the dual left turn lane for northbound Madison Street to westbound Avenue 54 plus variable width taper length conditioned of Specific Plan 2004-074 on the southeast corner of Madison Street and Avenue 54. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quints Partners February 1, 2005 Page 18 Other required improvements in the Madison Street right-of-way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. e) An 18 -foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound traffic on Madison Street to west bound Avenue 52. f) Establish a benchmark in the Madison Street right-of-way and file a record of the benchmark with the County of Riverside. g) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 2) Avenue 52 (Primary Arterial, Option A; 110' R/W): Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located forty-three feet (43') south of the centerline, except at locations where additional street width is needed to accommodate: Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 19 a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Primary Entry. The south curb face measured 51 feet south of the centerline of Avenue 52 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 52 right-of-way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 -foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to variable width as needed to accommodate left turn movements for west bound traffic on Avenue 52 to south bound Madison Street and left turn in only movement at the Primary Entry. The applicant shall construct positive left turn restrictors for left turn movement out of the primary entry as approved by the City Engineer. e) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Madison Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinte Partners February 1, 2005 Page 20 3) Monroe Street (Primary Arterial, Option A; 110' R/W): Widen the west side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty-three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane on Monroe Street at the intersection of Avenue 54. The west curb face measured 51 feet west of the centerline of Monroe Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03- 08. As a minimum, the required right-of-way shall be for a length of 150 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Monroe Street right-of-way and/or adjacent landscape setback area include: C) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) Half of an 18 -foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a left turn for the south bound traffic at Avenue 54. e) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Monroe Street frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 - ND La Quints Partners February 1, 2005 Page 21 be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 4) Avenue 54 (Secondary Arterial with Class II Bike Lane, 96' R/W): Widen the north side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located thirty-six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by SunLine Transit or Coachella Valley Unified School District) b) A deceleration/right turn only lane at the Secondary Entry and at the intersection of Avenue 54 and Madison Street. The north curb face measured 36 feet north of the centerline of Avenue 54 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right-of-way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Other required improvements in the Avenue 54 right-of-way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) A 10 -foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Avenue 54 frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi-purpose trail from the pedestrian sidewalk in accordance with Section 9.140.060 (Item E, 3a) of the Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 22 Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. 5) Avenue 53 (Collector, 74' R/W): a) Widen the south side of the street along all frontages adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The south curb face shall be located twenty-six feet (26') south of the centerline. Other required improvements in the Avenue 53 right-of-way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. C) Removal of existing trees at the southwest corner of Avenue 53 and Monroe Street per the approval of the City Engineer. d) Construct a cul de sac on Avenue 53 at the entrance to Tentative Tract Map No. 31874 per City of La Quinta Standard 401 and with approval from the Fire Department. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 23 7) Traffic Signals at Madison Street and Avenue 52. a) The applicant shall install the Traffic Signal at the intersection of Madison Street and Avenue 52 when warrants are met. Applicant is responsible for 50% of the cost to design and install the traffic signal if complementing cost share from development on the other side of the street is available at time signals are required. Applicant shall enter into a SIA to post security for 50% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. B. PRIVATE STREETS 1) Private Residential Streets. Private Residential Streets shall have a 28 -foot travel width with on -street parking prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. The flush curb street section shall have a full 28 feet of travelable roadway as approved by the City Engineer and the Fire Department and provided the method of drainage conveyance is acceptable to the City Engineer. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with a 38 -foot curb radius or greater at the bulb similar to the layout shown on the rough grading plan. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 24 53. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 54. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 55. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quints Partners February 1, 2005 Page 25 56. General access points and turning movements of traffic are limited to the following: Primary Entry (Avenue 52): Right turn in and out and left turn in movements are permitted. Left turn movement out is prohibited. The applicant shall coordinate with the City Engineer and City of Indio City Engineer to negotiate to amend the planned full turn access located 1,950 feet west of Monroe Street on the north side of Avenue 52, and that there be no other full turn access points within 1,060 feet of the proposed Primary Entry. The applicant shall be allowed to relocate the Primary Entry to conform to the aforementioned provisions as approved by the City Engineer and the City of Indio. If no agreement has been reached within 120 days of the date of approval of the Specific Plan and Tentative Tract Map, the applicant shall be permitted to construct lane geometrics at the Primary Entry which allow full turn movements. If full turn movements at the Primary Entry are permitted, the applicant shall install the Traffic Signal when warrants are met. Applicant is responsible for 50% of the cost to design and install the traffic signal if complementing cost share from development on other side of street is available at time signal is required. Applicant shall enter into a SIA to post security for 50% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant or the developer on the other side of the street. If the land on the other side of the street does not have an approved project connecting to the subject intersection, the applicant shall pay 100% of the cost to design and install the signalization for the resulting "T" intersection. If, however, the applicant's development trails the progress of the development on the other side of the street, the applicant shall be responsible for 50% of the cost as previously stated. A. Secondary Entry (Avenue 54): Full turn movements are permitted. 57. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 26 58. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 59. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 60. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 61. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 62. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 63. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 64. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract,33076 - ND Le Quinta Partners February 1, 2005 Page 27 PUBLIC SERVICES 65. The applicant shall provide public transit improvements as required by SunLine Transit Agency or the Coachella Valley Unified School District and approved by the City Engineer. QUALITY ASSURANCE 66. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 67. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 68. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 69. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 70. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 71. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access _.._ drives, and sidewalks. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quinta Partners February 1, 2005 Page 28 FEES AND DEPOSITS 72. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 73. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 74. Perimeter wall designs including height, color, material, design shall approved by the Architecture and Landscaping Review Committee and the Planning Commission prior to issuance of building permit for the wall. 75. Proposed street names with a minimum of two alternative names per street shall be submitted to the Community Development Department for approval. Names to be approved prior to recordation of final map. 76. All mitigation measures contained in Environmental Assessment 2004-520 shall be met. 77. Prior to final map approval, the developer shall submit to the Community Development Department for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the project. 78. This Tentative Tract Map shall expire two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of Division 13 of the La Quinta Municipal Code. 79. Production homes require approval of a Site Development Permit application by the Planning Commission. 80. Ten foot wide multi-purpose trails shall be installed in the landscape setbacks of Avenue 52, Avenue 54, and Monroe Street. In addition, a Class II Bike Trail shall be included in the improvement for Avenue 52. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND Le Quinta Partners February 1, 2005 Page 29 81. Berming on the perimeter of the site shall be limited to the following: A. Located within the 20 foot setback of the street right-of-way line abutting the property, the berm height shall be 0 feet. B. Located in the area 20 feet to 50 feet from the street right-of-way line abutting the property the berm height shall be no more than 12 feet. C. Located in the area 50+ feet from the street right-of-way line abutting the property the berm height shall be no more than 16 feet. 82. That on, or adjacent to, the shared property line with Tracts 31202 and 31874, the grade on the subject property shall not exceed 1 ± foot above the existing property line wall. On-site berms and landscape features shall be reviewed and approved by the Community Development Department. On-site berms shall not obstruct the line of sight from Tract 31202 lots created by the existing property line wall with the exception of the area shown in Section "D". In this area the berm shall be limited to the height necessary to screen the access roadway from the adjoining property. 83. Parking shall be provided as follows: 84. No approvals are granted for the villas site as a result of this approval (Lot 235). Additional subdivision and Site Development permitting shall be required prior to any construction on this site. 85. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit on the site. CUSTOM/SINGLE-FAMILY DETACHED VILLAS Parking For main residence, per For main residence, per Development Code. In Development Code. In addition, one guest parking addition, one guest parking space shall be provided on space shall be provided for each lot. Guest parking every two units. Guest must not impede full parking must not impede full access to the garage and access to the garage and driveway to the street. driveway to the street. 84. No approvals are granted for the villas site as a result of this approval (Lot 235). Additional subdivision and Site Development permitting shall be required prior to any construction on this site. 85. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit on the site. Resolution No. 2005-017 Conditions of Approval - FINAL Tentative Tract 33076 — ND La Quints Partners February 1, 2005 Page 30 90. Prior to final map approval by the City Council, the developer shall meet the Parkland Dedication requirements by payment of in -lieu fees as set forth in Section 13.48 of the La Quinta Municipal Code. 91. Within 24 hours of approval of the tentative tract map by the City Council, the developer shall submit to the Community Development Department, a check made out to the "County of Riverside" for $1,314 to allow filing of a Notice of Determination for Environmental Assessment 2004-520 as required by State law. 92. The applicant shall comply with all requirements of the Fire Department. COUNTRY CLUB of the Desert Specific "lan Amendment #1 OR 1 VA . . rw! "THE MADISON CLUB" Approved February 1, 2005 COUNTRY CLUB of the Desert Specific Plan SP 999-035 ; - 1 i i ; F2 Amendment #1 "THE MADISON CLUB" Submitted To: City of La Quinta 74-495 Calle Tampico La Quinta, California 92253-1504 Submitted by: ND La Quinta Partners, LLC P.O. Box 1482 81-4-00955 Avenue 5-352 La Quinta, CA 92247 760.391.5072 Contact. John Gamlin Approved February 1, 2005 COUNTRYC-1.11B of thel)eserl- St�u---ycific, Amendment #1 "THE MADISON CLUB" Specific Plan: FORMA 17712 Mitchell North Irvine, CA 92614 949.660.1900 Planning/ Landscape Architecture: The VITA Group 181 Third Street San Rafael, CA 94901 415.259.0190 CONSULTANT TEAM Engineering: RCE Consultants, Inc. One Jenner Street, Suite 200 Irvine, CA 92618 949.453.0111 Golf Course Architect: Fazio Golf Course Designers 530 East Shea Boulevard Suite 204160 Set) ttsdalephoenix, AZ 9526985028 4Qnn ''60602.595.9795 TABLE OF CONTENTS Executive Summary Page Project Setting ES -1 Relationship to Country Club of the Desert Specific Plan ES -1 The Madison Club Land Uses ES -2 Project Processing ES -3 Related Entitlements ES -4 Specific Plan Components ES -5 Section 1 - Introduction / Specific Plan Overview 2.1 1.1 Project Proposal 1-1 Existing Site Conditions 1.2 General Plan Land Use and Zoning 1-1,2 2-2 1.3 Specific Plan Amendment Purpose 1-2 2.5 1.4 Specific Plan Amendment Objectives 1-2 Vegetation 1.5 Authority and Requirements for Specific Plan Amendment 1-4 1.6 Relationship to General Plan 1-6 1.7 Relationship to City Zoning Code 1-6 1.8 Specific Plan Components 1-8 1.9 CEQA Compliance 1-10 Section 2 - Existing Conditions 2.1 Background 2-1 2.2 Existing Site Conditions 2-1 2.3 General Plan Land Use and Zoning 2-2 2.4 Existing Circulation and Access 2-2 2.5 Topography 2-2 2.6 Vegetation 2-2 Section 3 - Plan Elements 3.1 Land Use 3-1 3.2 Circulation and Access 3--56 3.3 Infrastructure Plan 3-67 3.4 Community Facilities 3--78 "The Madison Club" Specific Plan 99-035 Amendment #1 I100 — February 20fl5 I "The Madison Club" Specific Plan 99-035 Amendment #1 2GO February 2005 II TABLE OF CONTENTS Page Section 4 - Design Guidelines 4.1 Statement of Purpose 4-1 4.2 Applicability 4-1 4.3 Organization 4-2 4.4 Community Guidelines 4-3 4.5 Golf Course Country Club Guidelines 4-257 4.6 Residential Guidelines 4-3811 Section 5 - Development Regulations 5.1 Purpose and Intent 5-1 5.2 Applicability 5-1 5.3 Definition of Terms 5-1 5.4 Development Regulations 5-2 Section 6 - Implementation 6.1 Methods and Interpretation 6-1 6.2 Development Review Process 6-2 6.3 Specific Plan Modifications and Amendments 6-4 6.4 City of La Quinta Impact Fee Requirements 6-5 6.5 Project Financing 6-56 6.6 Maintenance Responsibilities 6-56 6.7 Density Allocations 6-87 Section 7 - General Plan Consistency 7.1 Land Use 7-1 7.2 Traffic and Circulation 7-4 7.3 Open Space 7-6 7.4 Parks and Recreation 7-76 7.5 Natural Resources 7-87 7.6 Infrastructure and Public Services 7-4-211 7.7 Environmental Hazards 7-4-514 7.8 Cultural Resources 7-17 "The Madison Club" Specific Plan 99-035 Amendment #1 2GO February 2005 II LIST OF EXHIBITS Exhibits Page Executive Summar 1. Regional Location Map ES -7 2. Vicinity Map ES -8 3. Relationship to Hideaway ES -9 4. Land Use Plan ES -10 Section 1 - Introduction / Specific_ Plan Overview 5. Project Location Map 6. Aerial Photo 7. Land Use Plan 8. General Plan and Zoning Map Section 2 - Existing Conditions 9. Existing and Surrounding Land Use 2-3 Section 3 - Plan Elements 10. Conceptual Site/Phasing Plan 3-49 11. Golf Course Routing Plan 3-9110 12. Residential Planning Areas 3-4.911 13. Public Trails 3-4412 14. Circulation Plan 3-3-213 15. CiFEUI f:rTypical Street Sections 3-1-314 16. Master Plan of Infrastructure 3-3-415 Section 4 - Design Guidelines 17. Conceptual Community Landscape Plan 4-422 18. Perimeter Road Conceptual Streetscape Plan 4-623 19. Hadisen Street -nTee«ape «anTract 312(]2 4--724 Boundary Conceptual Section 'A' 20. ;4adisefi StF-E= eI I- d,eapeSeetienTract 31202 Boundar`V 4-825 Conceptual Section 'B' 21. Residential Street Ganeept-i Feetse-a-e-Fx63i:rTract 31202 4-47926 Boundary Conceptual Section 'C' 22. Residential t eet Typic -al is d SeetmIIfniTract 31202 Boundary 4-4427 Conceptual Section 'D' 23. ResodeRt+al Street Ty-p+eal—Sti=eet SeetienMadison Street 4-�28 Conceptual Streetscape Plan 24. Res `;a!Madison Street Typical Cul Landscape Section 4-3-329 25. teary- Efqtr�Residential Street Conceptual 44-530 L-an4sea-peStreetscape Plan 26. Residential Street 4-3-631 Typical Island Section LIST OF EXHIBITS 27. Seee r -Y -E Residential Street 4-3432 Typical Street Section ES -3 28 f'r-m-ptua-6--W-arl' and Fence Masse- Pla- Residential Street Typical 4-1-933 1-7 Cul -de -Sac Section 29. Details e-ept�tai-�.���d�e�ii.- Primary Entry Conceptus 4-x-934 Landscape Plan 5-2 5-3 5-4 30. ""�.i�,Yee Fae Primary Entry 4-2435 Conceptual Landscape Elevation 31. 4a+ntena e Facility MenFoe Stye t— e t+effSecondary Entry 4-2-236 Conceptual Landscape Plan 32. M-as-fttenanEe +14y-MenFae Street -Seed Conceptual Wall and 4-2-337 Fence Master Plan 33. x-;-a;,;t tea Conceptual Wall and 4-2-438 Fence Details 34. C EibheEtse ArEhiteEt.° ai ``har-aete Maintenance Facility 4-21-639 Conceptual Screening Plan 4-3("PPage 35. Maintenance Facility Monroe Street Elevation 4-40 36. Maintenance Facility Monroe Street Section 4-41 37. Maintenance Facility Avenue 54 Section 4-42 38. Clubhouse Architectural Character 4-43 39. Conceptual Exterior Lighting Detail 4-44 Tables Page Executive Summar 1. Proposed Land Uses ES -3 Section 1 - Introduction / Specific Plan Overview 2. Zoning Summary 1-7 Section 3 - Plan Elements 3. Overall Statistical Summary 4. Residential Statistical Summary 3-1 3-3 Section 5 - Development Regulations 5. Residential Development Standards 6. Golf / Clubhouse Development Standards 7. Golf / Clubhouse Parking Standards 5-2 5-3 5-4 Executive Summary Project Setting The Country Club of the Desert Specific Plan (SP 99-035) Area is located within the City of La Quinta on the gently sloping floor of the Coachella Valley. The project site is accessible from Interstate 10 and Highway 111 via Jefferson and Monroe Streets as illustrated in the Regional Location Map, Exhibit 1. The configuration of the Country Club of the Desert project site is irregular in nature and is bounded by Avenue 52 and Avenue 53 on the north, Avenue 54 on the south, Jefferson Street and the Coachella Canal on the west, and Monroe Street on the east as illustrated on the Vicinity Map, Exhibit 2. Desert mountain ranges create the backdrop to the Country Club of the Desert Specific Plan Area. Existing golf course -oriented communities, undeveloped desert lands, as well as active and fallow agricultural lands surround the project site. Relationship to Country Club of the Desert Specific Plan This document is an amendment to the Country Club of the Desert Specific Plan 99- 035 adopted by the City Council on November 21, 2000 with Environmental Assessment 99-380 and EIR SCH 99061109. For purposes of development, SP 99-035 can be divided into two distinct areas. The first area is the Hideaway, which is located in the western portion between Jefferson and Madison Streets. The Hideaway has been under development for the past four years and has achieved substantial conformance with the adopted Specific Plan. The second area is undeveloped property lying east of Madison Street that comprises the balance of the land within the Specific Plan. There is an additional 120 acres of land that, to a large extent, was included in Environmental Impact Report SCH 99061109, but excluded from the Specific Plan boundary. Refer to Exhibit 3, Relationship to Hideaway. This amendment captures the diagrammatic land use plan changes to the undeveloped portion lying east of Madison Street. The original Specific Plan will remain in full force and effect for the Hideaway portion of the project excepting a modification for the provision of guesthouses as described below. The Specific Plan Amendment's main focus is to create a "standalone" document for the area east of Madison Street that dovetails into the existing Specific Plan approval. "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 ES -1 EXECUTIVE SUMMARY Guesthouses Guesthouses are permitted per these provisions within the Hideaway and The Madison Club portions of the CCOD Specific Plan Area. For purposes of this section, "guesthouse" means a detached or attached unit with sleeping and sanitary facilities and limited food preparation facilities (kitchenette/ wet service bar), and which is used primarily for sleeping purposes by members of the family occupying the main building, their non-paying guests and domestic employees. Guesthouses are a permitted accessory use on residential lots within the Custom Lot Residential Planning Areas of the CCOD Specific Plan Area and within the Custom/Single Family Residential Planning Areas of The Madison Club Specific Plan Area. Guesthouses are only permitted within the other (non -Custom Lot) Residential Planning Areas of both Specific Plan Areas (CCOD and The Madison Club) with approval of a minor use permit. Guesthouses within the Custom Lot Residential Planning Areas do not require a minor use permit, but shall conform to all applicable universal building code standards, all development and design standards of this Specific Plan, and with these following standards: 1. A maximum of three guesthouses may be established on any lot within the Custom/Single Family Residential Planning Area. 2. Guesthouses shall be architecturally compatible with the main unit. 3. Detached guesthouses shall not be more than one story. 4. Guesthouses shall not include a garage or accessory structure, but may be attached to a garage that serves the main house. 5. Full kitchen facilities are not permitted within a guesthouse except with the approval of a minor use permit. 6. Placement of a guesthouse shall not exceed 30% of the size of the principal residence, and/or result in violation of the maximum lot coverage established in this Specific Plan. 7. This provision shall be included in the CC&Rs for the Homeowners' Association(s) for all portions of the project east of Madison Street. If guest houses are proposed within that portion of the project west of Madison Street, a deed restriction shall be recorded prohibiting rental of the unit, prior to the issuance of building permits for a guesthouse. The Madison Club Land Uses The Madison Club Specific Plan Amendment proposes to preserve the land use philosophy of SP 99-035 but represents a diagrammatic modification to the configuration of the planning areas and a decrease in the residential density. The configuration of residential and golf uses is only shifted around. No new land uses are proposed and the concept remains a mix of golf and residential land uses as illustrated on the Land Use Plan, Exhibit 4. EXECUTIVE SUMMARY The following table summarizes the proposed land uses for The Madison Club area. TABLE 1 Proposed Land Uses Project Processing Authority The authorities to prepare, adopt, and implement The Madison Club Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division I, Chapter 3, Article 8, Sections 65450 through 65457). The City of La Quinta Planning Commission is required to review and make recommendations to the City Council on the Specific Plan. The City of La Quinta City Council may adopt the Specific Plan Amendment either by resolution or by ordinance. Environmental Considerations When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. GOLF COURSE & COUNTRY CLUB 272 RESIDENTIAL (incl. Roadways) Custom/Single-Family Detached Detached Villas 200 165 33 1.36 1.43 225 50 TOTAL: 472 Ac, 0.58 Dei%Ac 275 Units Project Processing Authority The authorities to prepare, adopt, and implement The Madison Club Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division I, Chapter 3, Article 8, Sections 65450 through 65457). The City of La Quinta Planning Commission is required to review and make recommendations to the City Council on the Specific Plan. The City of La Quinta City Council may adopt the Specific Plan Amendment either by resolution or by ordinance. Environmental Considerations When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. EXECUTIVE SUMMARY An Addendum to the Certified FEIR has been prepared because: (1) no substantial changes are proposed in the project which will require major revisions of the Certified FEIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant impacts; (2) no substantial changes in circumstances under which the project is undertaken will occur which will require major revisions of the Certified FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; and (3) no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Certified FEIR was certified as complete, shows any of the following: (A) the project will have one or more significant effects not discussed in the Certified FEIR; (B) significant effects previously examined will be substantially more severe than shown in the Certified FEIR; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, (D) mitigation measures or alternatives which are considerably different from those analyzed in the Certified FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Based on the existing physical characteristics of the 120 acres added to the Specific Plan Area and the total number of units proposed, the proposed amendment to the Specific Plan will not result in any new or substantially more severe impacts than those identified in the Country Club of the Desert EIR. For these reasons, preparation of an Addendum is appropriate under the CEQA Guidelines. For further clarification, consult the Addendum to EIR SCH 99061109. Related Entitlements The Madison Club Specific Plan Amendment, when adopted, will serve as a legal document that implements the City of La Quinta General Plan and will serve as the zoning for the Specific Plan Amendment Area. A Tentative Tract Map will be processed for approval by the City of La Quinta concurrently with the Specific Plan Amendment. The Tentative Tract Map will indicate approximate locations of lot lines, streets, and proposed grading. An application for vacating a portion of Avenue 53 will be processed concurrently with the Tentative Tract Map application and Specific Plan Amendment. A request for cancellation of a Williamson Act contract for which a Notice of Non -Renewal was filed in 2002 will also be acted upon. EXECUTIVE SUMMARY Specific Plan Components The Madison Club Specific Plan Amendment is comprised of the following major components. ❑ Section 1 - Introduction and Overview This section provides the reader with a summary of The Madison Club Land Use Plan, the project location, entitlements necessary for the project, the relationship of the Specific Plan to the City's General Plan and Zoning Code, a statement regarding CEQA compliance, and an overview of the Specific Plan organization. ❑ Section 2 - Existing Conditions This section of the Specific Plan Amendment discusses the site history, existing physical opportunities and constraints, and the planned and existing land uses surrounding the project site. ❑ Section 3 - Plan Elements This section describes the key elements of The Madison Club's Planned Community to include the following: • Land Use • Circulation and Access • Infrastructure Plan • Community Facilities ❑ Section 4 - Design Guidelines This section discusses the Design Guidelines for The Madison Club Specific Plan, which includes graphic representations and text to provide design criteria for the land planning and site planning as well as the establishment of community image, architectural and landscaping themes of The Madison Club's Planned Community during its development. ❑ Section 5 - Development Regulations The Development Regulations section specifies the standards regulating permitted uses within each planning area, densities, plotting and design of buildings, edge conditions, architectural elements, and landscaping requirements. EXECUTIVE SUMMARY ❑ Section 6 -Implementation This section addresses the policies and procedures for the City's review and approval of development proposals within the Specific Plan Amendment Area, the relationship of other entitlements and approvals associated with the Specific Plan and stipulates the methods and procedures for interpreting and amending the Specific Plan when necessary. ❑ Section 7 - General Plan Consistency This section discusses the relationship of the Specific Plan Amendment to the City of La Quinta General Plan, describes the General Plan policies applicable to the proposed project, and how the Specific Plan implements those policies. EXHIBIT 1 - REGIONAL LOCATION MAP 290 FS 2 EXHIBIT 2 - VICINITY MAP -t. 1/04 EXHIBIT 3 - RELATIONSHIP TO HIDEWAY.HIDEAWAY ft7'T,T�77i,lT7.T-..ST' -- - - EXHIBIT 4 - LAND USE PLAN 2094 C�-c �.1 Section One INTRODUCTION/ SPECIFIC PLAN OVERVIEW 1.1 Project Proposal The Madison Club Specific Plan Amendment (Specific Plan) is a proposal for the development of a planned golf and residential community located at the southeast corner of Madison Street and Avenue 52 in the City of La Quinta. The Specific Plan Area is approximately 472 acres in size and is generally bounded by Madison Street on the west, Avenue 52 on the north, Monroe Street on the east and Avenue 54 on the south. The "Project Location" Map, Exhibit 5, indicates the location of The Madison Club Specific Plan Amendment Area within the City of La Quinta. The "Aerial Photo," Exhibit 6, illustrates the project site in its existing condition. The Project Applicant, N.D. La Quinta Partners, LLC, proposes the planned development of 275 residential units distributed around one 18 -hole private golf course area. The Land Use Plan, Exhibit 7, illustrates the proposed golf and residential development. Approximately 272 acres of the Specific Plan Amendment Area (project site) are proposed for development of one private, championship 18 -hole golf course. Approximately 200 acres are proposed for development of single-family residential uses. Residential uses will include single-family custom lots/single-family detached homes, and detached villas. It is anticipated that all homesites will front the golf course. "The Madison Club" Specific Plan 99-035 Amendment #1 )::;'-February 2005 1-1 Section One Introduction / Specific Plan Overview 1.2 General Plan Land Use Zoning The City of La Quinta General Plan and Zoning Map was amended and updated in conjunction with the 2002 General Plan and EIR update. The land use and zoning designations for the Specific Plan Area illustrate the general configuration of the land uses depicted and governed by the adopted Country Club of the Desert Specific Plan (SP 99-035). The General Plan Land Use and Zoning Map designates the project site of the original Country Club of the Desert Specific Plan (SP 99-035) as Low Density Residential (up to 4 DU/Ac.) and Golf Course Open space. The adopted Specific Plan allocates a maximum of 819 units and an overall density of 0.83 dwelling units per acre. The Madison Club Specific Plan Amendment includes an additional 120 acres of land not a part of the original SP 99-035. This land is located at the northeastern portion of the revised Specific Plan Area. The 2002 General Plan Land Use and Zoning Map designate the subject 120 acres as Low Density Residential with an Agricultural/Equestrian Land Use and Rural Residential Zoning Overlay permitting 0-3 DU/Ac. resulting in a maximum of 360 dwelling units for this property. With inclusion of these 120 acres into the Specific Plan Area, the designated zoning district for this property will be Specific Plan and will be governed by the requirements contained herein. 1.3 Specific Plan Amendment Purpose The Specific Plan Amendment will comprehensively define the development regulations, requirements, and design guidelines for the phased development of golf uses and residential neighborhoods. The Specific Plan Amendment defines the methods and requirements for development of the project and ensures that the City of La Quinta General Plan is implemented. 1.4 Specific Plan Amendment Objectives The Specific Plan Amendment proposes the development of a planned community to meet the following key objectives: 1. To create a planned golf and residential community with long-term viability comprised of distinctive residential neighborhoods; 2. To create a planned community of appropriate density and scale consistent with the City of La Quinta General Plan and Zoning Code; 3. To provide for championship golf course facilities, providing premier recreational opportunities for members of The Madison Club; 'The Madison Club"Specific Plan 99-035 Amendment #1 ;4February 2005 1-2 Section One Introduction / Specific Plan Overview 4. To provide for a perimeter circulation network consistent with City General Plan, which provides pedestrian, equestrian, and bicycle mobility while facilitating appropriate vehicular movement throughout the project site; 5. To ensure that the proposed development of the project adequately addresses the City of La Quinta General Plan requirements for provision of infrastructure, public facilities, and services; and 6. To assure that The Madison Club is compatible with and complementary to other surrounding development in the area. The Specific Plan Amendment will address these objectives through the following implementation measures: 7. Application of design guidelines and development regulations prepared to address the unique character of the development and to address the goals and policies established in the City's General Plan: a. Provision of an extensive network of open space in the form of an 18 - hole golf course and perimeter landscaped parkways; b. Development of a link of the multi-purpose trail system adjacent to Madison Avenue as established in the City's General Plan designed to serve bicyclists, equestrians, and pedestrians; C. Development of a pedestrian and bicycle oriented circulation system within perimeter streets comprised of an off-street pedestrian trail system and an on -street bicycle trail network linking the project site to the overall bikeway corridor system as described in the General Plan; d. Provision for the comprehensive planning, financing, and implementation of infrastructure to serve the project site; and e. Provision of comprehensive design guidelines establishing unifying community elements and a unique character for development within The Madison Club Specific Plan Amendment Area. "The Madison Club" Specific Plan 99-035 Amendment #1 `-February 2005 1-3 Section One Introduction / Specific Plan Overview 1.5 Authority and Requirements for the Specific Plan Amendment 1.5.1 Authority State of California Government Code The State of California Government Code, Title 7, Division 1, Chapter 3, Article 8, Section 65450-57 grants authority to cities to adopt Specific Plans for purposes of implementing the goals and policies of their General Plans. The Government Code states that Specific Plans may be adopted either by resolution or by ordinance and that, the Specific Plan is required to be consistent with the General Plan. City of La Quinta Zoning Ordinance The City of La Quinta Zoning Ordinance provides policies for development subject to the preparation, adoption, and processing of a Specific Plan pursuant to California Government Code Sections 65450 and 65507. 1.5.2 Requirements California Government Code Section 65451 sets forth the minimum requirements and review procedures for Specific Plans as follows: 1. A Specific Plan shall include a text and a diagram or diagrams that specify all of the following in detail: a. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan; b. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan; C. Standards and criteria by which improvements will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable, and 2. A program of implementation measures including regulations, programs, public works projects and the financing measures necessary to carry out paragraphs a., b., and c. above. 3. The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. "The Madison Club" Specif=ic Plan 99-035 Amendment #1 ,i:,F?hruary 2005 1-4 Section One Introduction / Specific Plan Overview The Madison Club Specific Plan Amendment is designed to meet the requirements of the State of California Government Code and the City of La Quinta General Plan. Pursuant to the provisions of the City of La Quinta Zoning Code, the adoption of the Specific Plan Amendment by the City will establish the zoning regulations for the project site. In instances where the Specific Plan Amendment is silent, the City of La Quinta Zoning Ordinance shall prevail. 1. 5.3 Development Approval Components The Specific Plan is the major component of a multi -step process that will result in the development of the approximately 472 -acre Specific Plan Amendment Area. The components of the development approval process for The Madison Club are discussed below. Specific Plan The Madison Club Specific Plan Amendment, when adopted, will serve as a legal document that implements the General Plan land use designation and will serve as the zoning for the Specific Plan Amendment Area. It will serve as a "blueprint" for development by establishing the distribution of land use and criteria for development as set forth herein. The Specific Plan Amendment establishes the development requirements and planning guidelines to be applied to each phase of development within the Specific Plan Amendment Area. Subdivision Map A Tentative Tract Map will be processed for approval by the City of La Quinta concurrently with the Specific Plan Amendment. The Tentative Tract Map will indicate the approximate location of lot lines, streets, and proposed grading. Following public hearings by the City and approval of the Tentative Tract Map, a final tract map will be prepared. The final map becomes a legal document that is recorded and defines legal parcels and lots that can be sold for development. The final map(s) for individual residential lots when processed for recordation will allow sale of parcels and lots to individual homeowners. The project may be mapped in one or more final map phases. Street Vacation An application for the vacation of a portion of Avenue 53 between Monroe and Madison Streets and between Avenues 52 and 54 will be submitted to the City for approval concurrently with the approval of the Specific Plan Amendment and Tentative Map. The City Council will be the approving body for the application for street vacation. Depending upon planning of a 40 -acre out -parcel located at the northwest corner of Avenue 53 and Monroe Street, the street vacation may be all of the remaining street between Madison and Monroe Streets, or a majority thereof. "The Madison Club"Specific Plan 99-035 Amendment #1 -5 1�7 February 20Q5 1 Section One Introduction / Specific Plan Overview Cancellation of Williamson Act Contract Two parcels comprising approximately 40 acres of the Specific Plan Amendment Area is under Williamson Act (Land Conservation Act of 1965) contract. These types of contracts remain in effect for ten years and are automatically renewed annually unless the property owner files for a Notice of Non -Renewal. Notices of Non -Renewal were recorded on November 27, 2002 for the subject parcels, identified as Agricultural Preserves AGN 00036 and 00037, Coachella Valley Preserve No. 761 Map No. 451. Williamson Act contracts for properties with non -renewal dates will expire ten years after the non -renewal date, meaning the current contract would expire in 2012. However, per the California Government Code, in addition to the 10 -year non- renewal process for taking properties out of Williamson Act contracts, contracts may be cancelled upon the mutual agreement of the landowner and the local planning jurisdiction following the appropriate cancellation process. A request for cancellation of a Williamson Act contract will be acted upon by the City as part of the development approval process for the Specific Plan Amendment. 1.6 Relationship to General Plan The Specific Plan Amendment establishes the development requirements and planning guidelines to be applied to each phase of development within the Specific Plan Amendment Area. The Specific Plan Amendment, when adopted, will also serve as the legal document to implement the General Plan designation and Zoning for the project site. 1.7 Relationship to City Zoning Code With the adoption of Country Club of the Desert (SP 99-035) in November 2000, the City of La Quinta Zoning Code established the zoning classifications of Low Density Residential, Golf Course Open Space, and Low Density Residential with Agricultural Equestrian Overlay for the project site. The established zoning for the project site permits the development of residential single-family uses, as well as golf courses and country clubs. Based upon the unused dwelling unit allocation from SP 99-035 and the City's existing zoning of the 120 acres added to this Specific Plan Amendment, development of up to 733 dwelling units would be permitted on The Madison Club project site as described in Table 2 below. The proposed development of 275 residential units at 0.58 dwelling units per acre is consistent with the City's Zoning for the project site. "The Madison Club" Specific Plan 99-035 Amendment #1 Febru05 1-6 Section One IP 99-035 Overall Density = .83 DU/Ac.) Low Density Residential with Agricultural/ Equestrian Overlay (0-3 DU/Ac.) TOTAL: Introduction / Specific Plan Overview TABLE 2 Zoning Summary 988, 120 2 1,108 (-446) (Buildout West of Madison) ME (Unused Dwelling Unit allocation) 0.58 DU/AC.3 The Specific Plan Amendment proposes development of 275 residential dwelling units, or 38% of the total allowable units, within the project site. The proposed use of the project site for golf and residential development of 275 units is consistent with the City of La Quinta Zoning Code. The Madison Club Specific Plan Amendment, when approved, will implement the City's General Plan and will provide for the zoning development regulations for the project site. A Specific Plan Amendment is proposed for The Madison Club to provide for flexibility in the application of development standards to enable development of a master planned community with varying housing types surrounding golf course uses all distributed within both the Low Density Residential and the Very Low Density Residential zoning districts. The Madison Club Specific Plan Amendment complies with the City of La Quinta Zoning except as specifically provided for herein. Where development regulations in the Specific Plan differ from those of the City's Zoning Code, the Specific Plan shall prevail. Where the Specific Plan is silent on a development regulation, the City's Zoning Code shall prevail. In particular, the Specific Plan differs from the Zoning Code in the following areas as further described in Section 4, "Design Guidelines," and Section 5, "Development Regulations" of the Specific Plan: 1 SP 99-035 Specific Plan Area included The Madison Club area excluding 120 acres added to Specific Plan Amendment project area. 2 Additional property included in The Madison Club Specific Plan Amendment. 3 Overall density is 275 units _ 472 acres = 0.58 DU/Ac. "The Madison Club" Specific Plan 99-035 Amendment #1 ;1' µFebruary 2005 1-7 Section One Introduction / Specific Plan Overview * Variations from the residential development standards for single-family dwellings with respect to minimum lot size requirements, minimum lot frontage, minimum front yard setbacks, and side yard setback requirements within the Low Density Residential and Very Low Residential Zoning Districts. • Variation from the Zoning Code requirement for number of vehicular parking spaces for the golf course and clubhouse facilities. • Inclusion of development standards for the golf course clubhouse. • Inclusion of design guidelines for the entire community and golf uses as well as enhanced design guidelines for residential uses. • Establishment of grading standards designed to allow flexibility in the interior landform consistent with a unique and topographically interesting experience, yet mindful of perimeter constraints addressed by the General Plan. Additionally, The Madison Club Specific Plan Amendment varies from the City of La Quinta Subdivision Regulations regarding the maximum length of cul -de -sac - streets. 1.8 Specific Plan Components The Madison Club Specific Plan Amendment is comprised of the following major components. 1.8.1 Existing Conditions Section 2 discusses the site history, existing physical opportunities and constraints, and the existing and planned land uses surrounding the project site. 1.8.2 Plan Elements Section 3 describes the key elements of The Madison Club's Planned Community to include the following: Land Use The Madison Club's Land Use Plan provides a comprehensive plan for the development of the approximately 472 -acre project site to address the goals and objectives of the City of La Quinta General Plan and Zoning Code as well as the market potential of the project site. The Land Use Plan provides a description of each land use by planning area, a statistical summary of each land use, and a circulation plan within perimeter public streets to include pedestrian, bicycle, and multi-purpose trails as well as a vehicular circulation system. _The Madison Club"Specific Plan 99-035 Amendment #1 2994February 2005 1-8 Section One Introduction / Specific Plan Overview Circulation and Access The circulation plan provides a hierarchy of entries, roadways, trails, pedestrian walkways, and Class II bicycle trails proposed for perimeter streets adjacent to the planned community. A multi-purpose trail is proposed adjacent to the easterly right of way for Madison Street. Special attention has been given to those streets within the Specific Plan, which are designated as Image Corridors within the City's General Plan. Dimensions and sections of each type of roadway and trail are provided in this section of the Specific Plan Amendment. Infrastructure The Master Plan of Infrastructure, Public Facilities, and Public Utilities of the Specific Plan Amendment describes the level of existing infrastructure, public facilities and utilities available to the project site and those necessary to be constructed to serve the proposed development. Infrastructure facilities discussed include circulation, water, sewer, and storm drainage systems. Utilities to be installed such as telephone, cable, electric, and gas as well as community facilities, such as schools, are also discussed in this portion of the Specific Plan Amendment. 1. 8.3 Design Guidelines Section 4 includes graphic representations and text to guide the land planning, site planning, community image and theme, architectural design, and landscaping of The Madison Club's Planned Community during its development. Streetscapes, entries, building orientation, plotting, grading, edge treatments, relationship between land uses, parking, lighting, and architectural design elements are some of the features are addressed in this section. 1.8.4 Development /regulations Section 5 specifies the standards regulating permitted uses within each planning area, densities, plotting and general design of buildings, edge conditions, and landscaping. 1.8.5 Implementation Section 6 addresses the policies and procedures for the City's review and approval of development proposals within the Specific Plan Amendment Area. This section also stipulates the methods and procedures for interpreting and amending the Specific Plan when necessary. 1.8.6 General Plan Consistency Section 7 addresses the City of La Quinta General Plan and the relationship of the proposed Specific Plan Amendment to the General Plan. Both the General Plan Element policy applicable to the Specific Plan Amendment and the method with which the Specific Plan Amendment implements the General Plan policy are discussed in this section. "The Madison Club" Specific Plan 99-035 Amendment # 1 =G444February 2005 1-9 Section One 1.9 CEQA Compliance Introduction / Specific Plan Overview An Environmental Impact Report (EIR) was prepared, approved, and certified by the City of La Quinta for the original Country Club of the Desert Specific Plan (SP 99-035) of which The Madison Club Specific Plan Amendment is a part. When a Final EIR has been certified for a project, CEQA provides for the update of the information in the certified EIR to address changes to a project or changes to the circumstances under which a project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines provides that where the Lead Agency determines that neither project changes, changed circumstances, nor new information requires the preparation and circulation of a Subsequent or Supplemental EIR, the Lead Agency may prepare an Addendum to an EIR. An Addendum to a previously certified EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions calling for a Subsequent EIR have occurred. CEQA Guidelines Section 15164 states that the purpose of an Addendum is to provide a way of making minor changes or additions to an EIR. Circulation of an Addendum for public review is not required. This Addendum to the Certified FEIR has been prepared because: (1) no substantial changes are proposed in the project which will require major revisions of the Certified FEIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant impacts; (2) no substantial changes in circumstances under which the project is undertaken will occur which will require major revisions of the Certified FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; and (3) no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Certified FEIR was certified as complete, shows any of the following: (A) the project will have one or more significant effects not discussed in the Certified FEIR; (B) significant effects previously examined will be substantially more severe than shown in the Certified FEIR; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, (D) mitigation measures or alternatives which are considerably different from those analyzed in the Certified FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Based on the existing physical characteristics of the 120 acres added to the Specific Plan Area and the total number of units proposed, the proposed amendment to the Specific Plan will not result in any new or substantially more severe impacts than those identified in the CCOD EIR. For these reasons, preparation of an Addendum would be appropriate under the CEQA Guidelines. _The Madison Club"Specific Plan 99-035 Amendment #1 February 2005 1-10 Section One Introduction / Specific Plan Overview EXHIBIT 5 - PROJECT LOCATION MAP The Madison Club" Specific Plan 99-035 Amendment #1 2G94FFe ruary 2005 1-11 Section One Introduction / Specific Plan Overview EXHIBIT 6 - AERIAL PHOTO "The Madison Club Specific Plan 99-035 Amendment #1 299.4February 2005 1-12 Section One Introduction / Specific Plan Overview EXHIBIT 7 - LAND USE PLAN .1The Madison Club" Specific Plan 99-035 Amendment #1 2094Fgbruary 2DC75 1-13 Section One Introduction / Specific Plan Overview EXHIBIT 8 - GENERAL PLAN AND ZONING MAP Avenue 52 rn c V M 2 W, as a c 0 z Avenue 54 — — + _ r "The Madison Club"Specific Plan 99-035 Amendment #1 20e4February 2005 1-14 Section Two EXISTING CONDITIONS 2,1 Background The Specific Plan Amendment Area is an approximately 472 -acre project site located south of Avenue 52, north of Avenue 54, west of Monroe Street, and east of Madison Street in the City of La Quinta. The project site has historically been used for agricultural purposes. Agricultural activities have included row crop production, grazing, and horse and cattle farming. A portion of the project site (approximately 352 acres) was included in the previously approved Country Club of the Desert (SP 99-035) adopted by the City Council on November 21, 2000. This Specific Plan provided for the development of a golf resort community with a maximum of 819 residential units and three private golf courses on approximately 988 acres. 2,2 Existing Site Conditions 2.2.1 Existing Pro,iect Site Land Use The majority of the project site is fallow agricultural land; however, portions of the project site are currently used as grazing land, horse corrals, and stables. These uses will continue until the Specific Plan and Tentative Tract Map are approved by the City of La Quinta and will be phased out as development occurs. A few abandoned structures exist on the project site including at least one residential structure. 2.2.2 Surroundinc7 Land Use Existing A variety of existing residential, golf, agricultural and equestrian uses surround The Madison Club project site. The Empire Polo Grounds within the City of Indio is located at Avenue 52 north of the project site. Active and vacant agricultural and equestrian properties are located to the east along Monroe Street and to the south along Avenue 54. The Hideaway Golf Club community is located along the west side of Madison. The City of La Quinta General Plan Land Use Map designates the undeveloped areas to the east as Low Density Residential with an Agriculture/Equestrian Overlay and the areas to the south as Very Low Density Residential. "The Madison Club" Specific Placa 99-035 Amendment #2 2-0E74February 2005 2-1 Section Two Existing Conditions Proposed Undeveloped areas surrounding the project site within the City of La Quinta are in the process of being approved for residential development. These areas include "Rancho Santana," an 80 -acre, 203 -lot single-family residential community located at the southwest corner of Monroe Street and Avenue 52. The existing and proposed land use for the project site and the areas immediately adjacent to the project site are illustrated in Exhibit 4�9. 2.3 General Plan Land Use and Zoning The project site has a General Plan Land Use designation and zoning district classification of Low Density Residential (2-4 DU/Ac.), Low Density Residential with Agriculture/Equestrian Overlay (0-3 DU/Ac.) and Golf Course Open Space. 2.4 Existing Circulation and Access Regional access to the project site is provided from Highway 111 located north of the project site. The Project Site is bounded on the north by Avenue 52 which is a two lane paved roadway, on the east by Monroe Street which is currently half improved, on the south by Avenue 54 which is half improved, and on the west by Madison Street which will be improved to its full travel lane right-of-way. 2.5 Topography The site area is relatively flat and lacks any significant topographic variation. The site gently slopes from north -to -south. 2.6 Vegetation The Specific Plan Amendment Area has been extensively used for agricultural operations, including the cultivation of row crops and pastureland for horse grazing. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural and human uses. Several planted groves of Tamarisk trees, which have been historically used for windbreaks, occupy the project site. "The Madison Club" Specific Plan 99-035 Amendment___ PG94February 2005 2-2 Section Two Existing Conditions EXHIBIT 9 - EXISTING AND SURROUNDING LAND USE "The Madison Club -"Specific Plan 99.035 Amendment_ I 2001Fehruary 2005 2-3 Section Three PLAN ELEMENTS 3.1 Land Use The Madison Club Specific Plan Amendment is a 472 -acre planned community offering a luxurious golf resort lifestyle in the picturesque desert setting of La Quinta. The centerpiece of the community is its private country club and championship golf course. This golf course provides significant open space character to the community, while also framing views to the nearby mountains and providing topography, water and an overall resort setting that distinguishes the lifestyle of the community. In fact, the development anticipates that every custom and single-family homesite will feature golf course frontage. Residential development provides for a variety of housing opportunities, including Custom/ Single-family Detached homes, and Detached Villas. The Conceptual Site/Phasing Plan shown in Exhibit 1;10 depicts the overall arrangement of land uses within The Madison Club Specific Plan Amendment, as well as the anticipated phasing of development. The following statistical summary, Table 3, provides a tabulation of land uses by acreage, density, and number of dwelling units where applicable. TABLE 3 Overall Statistical Summary "The Madison Club -'Specific Plan 99-0 5 Amendment -#—I 20Q4February 20D5 3-1 GOLF COURSE & COUNTRY CLUB 272 RESIDENTIAL (incl. Roadways) Custom/Single-Family Detached Detached Villas 200 165 35 1.36 1.43 225 50 TOTAL: 472 Ac. 0.158 DuJAc 275 Units "The Madison Club -'Specific Plan 99-0 5 Amendment -#—I 20Q4February 20D5 3-1 Section Three Plan Elements 3. 1.1 Phasinq Development phasing within The Madison Club Specific Plan Amendment is anticipated to occur in thr-eefive primary phases. The first phase is anticipated to include mass grading of the ewe -project site -and, construction of the 18 -hole golf course and the country club and approximately 100 custom/single-family residential lots, as depicted in Exhibit 9. Phase10. Phases 2-wiH1 4 may commence during or upon completion ofthe first earlier phases and will include eusteng and sjfHgi' a- it residential de Y el cj-Tent Phase 3that balance of develepment Will f P" -.se " and will custom/single-family residential lots. Phase 5 will include construction of the detached villas. Depending on the market conditions, a decision may be made to construct phases simultaneously or out of sequence. Subject to compliance with mapping and infrastructure requirements, such an approach to development of the site is deemed consistent with the Specific Plan Amendment. -site i MIk issuance of the 50"' building permit, or by May 31. 2005, whichever occurs tiro and will be completed by the issuance of the 100th building ermit on the site. 3.1.2 Golf Course Country Club (Private) The signature element of The Madison Club is its private championship golf course designed by Fazio Golf Course Design and related clubhouse facilities encompassing approximately 272 acres. Exhibit ;.:! 11 illustrates the golf course routing plan. The 18 -hole golf course will bring a traditional setting to this desert retreat while offering splendid views of the surrounding mountains. The golf course is a par 72 course, approximately 7,300 yards in length, offering a distinctive golf experience for golfers of all skill levels with a backdrop of sweeping mountain views. The golf course interfaces with residential neighborhoods, providing the opportunity for spectacular golf course view lots throughout The Madison Club. Throughout the community, the golf course is significantly lower than the adjacent lots. This allows golf course and distant mountain views from the individual homesites, while also creating a visual separation for golfers on the course, enhancing the golfing experience. The golf course is designed to provide a variety of golfing experiences. Water features and sand traps are manmade hazards that have been incorporated into the design of the golf course. The landscaping has been designed as an integral and defining element of the golf course design. The golf course is contoured and landscaped to include a number of water features and significant topographic changes, important to creating a traditional -style golf course. Five sets of tees have been designed for each golf hole to allow the optimal golf course experience for golfers of various skill levels. After enjoying a round on the links or as a destination unto itself, members and "The Madison Club" Specific Plan 99-Q35amendment #1 2004Februar 2005 3-2 Section Three Plan Elements guests may relax and enjoy the magnificent amenities offered in the clubhouse facilities, including but not limited to the following: • Restaurant and Bar facilities 0 Driving Range • Pro Shop 0 Men's/Women's Locker Rooms • Cart Storage 0 Health and Spa facilities 3.1.3 Residential Planning Areas The residential planning areas total approximately 200 acres within The Madison Club, providing a mix of housing options to complement the overall golf course resort lifestyle of the community, including the following: TABLE 4 Residential Statistical Summary RESIDENTIAL Custom/Single-Family Detached 110,000 Sq. Ft. 1 165 1 1.35 Detached Villas 1 7,500 Sq. Ft. 1 35 1 1.43 TOTAL: 1 1 200 Ac. 1 1.38 Du/Ac 225 50 275 Units 1. Net acres are defined as the gross acreage minus the area devoted to arterial roadways and golf areas. The residential planning areas are designed with the intent that every homesite has golf course frontage. This is accomplished primarily through an emphasis on the use of cul-de-sac street patterns providing 'fingers" of residential development throughout the golf course. Thus, all homesites enjoy the open space views afforded by the golf course as well as the scenic surrounding mountains. The residential neighborhoods within The Madison Club Specific Plan Amendment are illustrated in Exhibit 47112. "The Madison Club" Specific Plan 99-035 Amendment # 33 „ Febrgar 2OQ5 3-3 Section Three Plan Elements Residential Housing Types The residential components within The Madison Club are comprised of two distinct housing types as discussed below. Custom and Single -Family Residential Custom lots comprise a predominant portion of the overall residential land use proposed for The Madison Club. Though lots will be offered in a variety of sizes and configurations, the minimum lot size for custom lots is established as 10,000 square feet. Sales of custom lots will be to individual homeowners desiring a site to construct a unique "one- or two-story" home using a choice of traditional and contemporary architectural styles, as outlined in the Design Guidelines, within a golf course setting. Villas The villas will consist of single-family detached units on clustered lots. These homes may be up to two stories with a minimum of 2,600 square feet of living space. They will include a variety of floor plan types and arranged in small clusters around landscaped common areas. These will include garages set back from the street. All plans will have various second floor options consisting of bedrooms, office, or guest rooms. 3.1.4 Public Trails Public trails, including a multi -us purpose hiking, biking, and equestrian trail, and a network of Class II bicycle trails will be constructed within the public right-of-way and easements adjacent to the project site as part of the development of The Madison Club Specific Plan Amendment. The following is a description of the public trails to be constructed within the project site. Exhibit ;:_13 is a plan view of the public trail system. Multi -Purpose Trails The City's General Plan Park and Recreation Policy Diagram depicts an equestrian trail corridor extending in a north/south configuration along Madison Street between Avenue 50 and Avenue 58 then turning westward and extending through Lake Cahuilla County Regional Park and on into the Santa Rosa Mountains. A link of this trail extends through The Madison Club Specific Plan Area along Madison Street between Avenue 52 and Avenue 54. As part of the development of The Madison Club, a 10 -foot wide multi-purpose trail will be constructed within a 20 - foot wide landscape setback located adjacent to the easterly right-of-way of Madison Street. This multi-purpose trail will provide a critical link of the equestrian trail corridor described in the General Plan and will address the recreational needs of equestrians, pedestrian, and bicyclists. 'The Madison Club'Specific c Flan 95-035 Amendment #2 2GWebruary 2005 3-4 Section Three Plan Elements Additionally, as part of The Madison Club development, a 10 -foot wide multi- purpose trail will be constructed in lieu of a sidewalk within a 20 -foot wide landscape setback located adjacent to the project -side right-of-way of Avenues 52 and 54 and Monroe Street. Bicycle Trails The City's General Plan Bikeway Corridor Policy Diagram illustrates a network of bicycle trails extending around the project site and connecting to other segments of the bikeway corridor along Madison Street, Monroe Street, Avenue 54, and Avenue 52. The Specific Plan Amendment proposes the development of a network of Class II bicycle trails within the public rights-of-way of Avenue 52, Avenue 54, Monroe Street, and Madison Street as part of the development of these streets adjacent to the project site. "The Madison Club" Specific Plan 99-035 Amendment A 11 -ti:04February 2005 3-5 Section Three 3.2 Circulation and Access 3.2.1 Master Plan Of Circulation Plan Elements The Madison Club will be served by a hierarchy of roadways including perimeter roadways that link the site to the overall La Quinta area, and internal streets serving the golf courses, clubhouse, and residential neighborhoods within the community itself. The proposed circulation system is designed in conformance with the Circulation Element of the City of La Quinta General Plan and is illustrated in Exhibit ` :14. 3.2.2 Street Hierarchy 1 Street sections for each street are illustrated in Exhibit X415. cl> A 20' wide landscape setback will be provided adjacent to the eastepayproject-side right-of-way to accommodate development of a multi-purpose trail. (z) pi".crSf#l3klia,'fa. In addition, a A 10' wide landscape and dFainage easemen setback will be provided an cc-h-s+�Ddjacent to the southerly right -of leeal and•'�mstFeets. HI Ffl ntai... -FAii9iFAuFA10 feet width -way. (3) R.O.W. denotes improvements including paving and shoulders. In addition, a landscape and drainage easement will be provided on each side of local and cul-de-sac streets. The width of these will vary per engineering considerations, but will maintain a minimum 10 -foot width. "The Madison Club" Specific Plan 22 .035 Amendment •#1 2904February 2005 3-6 7Pu7blic7ii Primary Arterial 0' Full Improvements to be Madison Street constructed as part of project development. Monroe Street Public 110' 1/2 section to be constructed as part of project development. Avenue 52 Public 110' 1/2 section to be constructed as part of project development. Secondary Arterial Public X96' 1/2 section to be constructed as Avenue 54, part of project development Collector Public € 4174' 1/2 section to be constructed as Avenue 53 part of project development to approximately 1,325' west of Monroe Street, unless a street vacation is approved by the City. Internal Streets Private 28' Full Improvements to be Local and Cul-de-sacs constructed as part of project Streets' ''I development. cl> A 20' wide landscape setback will be provided adjacent to the eastepayproject-side right-of-way to accommodate development of a multi-purpose trail. (z) pi".crSf#l3klia,'fa. In addition, a A 10' wide landscape and dFainage easemen setback will be provided an cc-h-s+�Ddjacent to the southerly right -of leeal and•'�mstFeets. HI Ffl ntai... -FAii9iFAuFA10 feet width -way. (3) R.O.W. denotes improvements including paving and shoulders. In addition, a landscape and drainage easement will be provided on each side of local and cul-de-sac streets. The width of these will vary per engineering considerations, but will maintain a minimum 10 -foot width. "The Madison Club" Specific Plan 22 .035 Amendment •#1 2904February 2005 3-6 Section Three Plan Elements 3.3 Infrastructure Plan Appropriate levels of infrastructure will be installed by the developer to provide services to The Madison Club Specific Plan Amendment Area. The Master Plan of Infrastructure, Exhibit X16, illustrates the major infrastructure components to be installed as part of the development of the project. 3.3.1 Water Water is provided by the Coachella Valley Water District (CVWD). An existing 18" water main was installed in Avenue 54 in conjunction with the development of the Hideaway. Additionally, water lines may need to be installed within the project's frontage along Avenue 52, Avenue 54, and Monroe Street. Actual water improvements will be based upon the conditions of the project's existing recorded Domestic Water and Sanitation agreement with CVWD and any subsequent amendments. Per CVWD standards, a well site would be required per every 70 acres of developed property. The conditioned fourteen well sites for the Hideaway and The Madison Club will be provided by a combination of on-site and off-site locations consistent with the CVWD domestic water agreement and exhibits. 3.3.2 Sanitary Sewer Sewage disposal is provided by the Coachella Valley Water District (CVWD). An existing 27" gravity sewer main exists in Madison Avenue and was installed in conjunction with development of the Hideaway. An on-site sewer collection system will be constructed with connection to the existing Madison Street main. Alternatively, a gravity connection may be possible to existing CVWD sewer mains at PGA West. Sewer lift stations and force mains will be required at on-site collection points. 3.3.3 Drainage Local drainage is under the jurisdiction of the City of La Quinta. Drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. These retention basins will be primarily constructed in conjunction with the golf course water features. 3.3.4 frrigatian Irrigation water is provided by the Coachella Valley Water District (CVWD) via the Coachella Canal. Irrigation lines currently exist on the site, which will be re- located. An existing CVWD irrigation main located along Avenue 52 and Avenue 53 will serve as a potential point of connection. Several local service laterals will be abandoned. "The Madison Club" Specific Plan 99-035 Amendment #3 ZG)4February 2005 3-7 Section Three Plan Elements The CVWD has indicated it would be in the project's best interest to utilize these lines, if possible, (i.e., golf course and landscaping irrigation) as fixture connections may not be possible, as the canal becomes an item of historical interest. It is further anticipated that groundwater wells will be established to provide a redundant and supplemental source of irrigation water. 3.3.5 Gas Gas service is provided by Southern California Gas Company. These facilities exist adjacent to the project site within perimeter streets. Existing and proposed gas service facilities to serve the project are illustrated in Exhibit X16. 3.3.6 Electricity Power is provided by the Imperial Irrigation District (IID). Existing aboveground transmission lines exist along the project perimeter at Monroe Street and Avenue 52. Other overhead utility lines adjacent to the project area will be under -grounded per City requirements. High voltage transmission lines such as the existing 92 KV line along Monroe Street, which cannot be placed underground are exempt from this requirement with Imperial Irrigation District approval. 3.3.7 Communication Telephone is provided by Verizon. 3.4 Community Facilities 3.4.1 Schools The project site is located entirely within the Coachella Valley Unified School District serving the K-12 school needs for portions of the City of La Quinta. The developers of The Madison Club will pay school fees, pursuant to Government Code Section 65995, et seq., as amended, to address the school needs of the project area. -The Madison Club" Specific Plan 99-035 Amendment -' i 1 February 2005 3-8 Section Three Plan Elements EXHIBIT 10 - CONCEPTUAL SITE PLAN/PHASING PLAN The Madison Club" Specific Plan 99-035 Amendment #1 2094February 2005 3-9 Section Three EXHIBIT 11 - GOLF COURSE ROUTING PLAN Plan Elements "The Madison Club" Specific Plan 99-035 Amendmentw I 24 4February 2005 3-10 Section Three EXHIBIT 12 - RESIDENTIAL PLANNING AREAS Plan Elements .1 The Madison Club" Specific Plan 99-035 Amendment #1 2994February 2005. 3-11 Section Three EXHIBIT 13 - PUBLIC TRAILS Plan Elements "The Madison Club" Specific Plan 99.035 Amendment M' 1 2904February 2005 3-12 Section Three EXHIBIT 14 - CIRCULATION PLAN "The Madison Club" Specific Plan 22:2 Amendment #-1 February 2005 Plan Elements 3-13 Section Three Plan Elements EXHIBIT 15 - GIRGULATIGNTYPICAL STREET SECTIONS "The Madison Club" Specific Plan 99-035 Amendment #1 Februa[ 2005 3-14 Section Three Plan Elements EXHIBIT 16 - MASTER PLAN OF INFRASTRUCTURE "The Madison Club" Specific Plan 221025-Amendment#1 204Webruary 2005 3-15 Section Four DESIGN GUIDELINES 4.1 Statement of Purpose The purpose of the Specific Plan Amendment Design Guidelines is to provide planning, architectural, and landscape design themes for the various land uses and facilities within The Madison Club that will promote a quality development and an aesthetically pleasing living environment. The sketches and graphic representations contained herein are for conceptual purposes only, and are to be used as general visual aids in understanding the basic intent of the guidelines. They are not meant to depict any actual lot or building or landscape design. In an effort to encourage creativity and innovation, the guidelines express "intent" rather than "absolute," thereby allowing flexibility in fulfilling the intended design goals and objectives 4.2 Applicability The Specific Plan Amendment Design Guidelines apply to all improvements within The Madison Club, including but not limited to new construction, remodels, additions, landscaping, paving, signage, amenities, community facilities and related facilities. They are provided to guide developers and builders, architects, engineers, landscape architects and others involved in the design process in the preparation of future development proposals to ensure a consistent level of quality throughout the community. The Design Guidelines will assist the City of La Quinta staff and decision-making authorities with criteria to evaluate future development proposals. _The Madison Club"Specific Plan 22LO35 Amendment #1 0$4Fehruery 2005 4-1 Section Four 4.3 Organization Design Guidelines The Design Guidelines are organized into the following categories: Community Guidelines • Streetscapes/Landforms and Grading • Entries • Landscape • Walls • Signage • Lighting Golf Course Guidelines • Site Planning • Architecture • Landscape Residential Guidelines • Site Planning • Architecture • Landscape 'The Madison Club" Specific Plan 29-035 Amendment #1 2994February 2Q0-5 4-2 Section Four Design Guidelines 4.4 Community Guidelines The landscape architecture theme of The Madison Club incorporates the sensation of being in a desert oasis. The intent of the landscape concept is to establish a scenery that is full of visual variety and texture that creates interest in harmony using more mature trees, a lush desert palette of materials, and including oases in specific areas to add particular interest and character to the project design. The use of drought tolerant plant material is a key consideration in the development of the plant palette to facilitate the conservation of water and enhance the profuse impact of the predominating landscape themes. The landscape treatment of perimeter streets shall comply with General Plan requirements as follows: 52nd Avenue - Secondary Image Corridor 54th Avenue and Madison Street - Agrarian Image Corridors The landscape concept exhibits a high proportion of palm lined streets and lush mass plantings selected specifically for this desert environment. Other landscape architectural treatments will reflect the sense of arrival and place with promenades, courtyards and other similar areas to accentuate the people -oriented spaces and enhance The Madison Club community feeling. Exhibit 17, the Conceptual Community Landscape Plan provides a guide to the overall landscape concept for The Madison Club and a hierarchy of streetscape and entry design. The Specific Plan Amendment proposes a special landscape treatment for the clubhouse area. This area will incorporate special paving, courtyards, planters, shade arbors, terraces, and colorful and generous planting treatment to enhance the pedestrian oriented and village atmosphere. I-The Madison Club" Specific Plan 99-035 Amendment #1 RgWebruary 2005 4-3 Section Four "The Madison Club" Specific Plan 99-035 Amendment # I2 200,;February 2005 Design Guidelines Section Four Design Guidelines 4.4.1 Streetscape/Landforms and Grading The Community Streetscape for The Madison Club proposes plantings, boulders, walls, and reshaping of the earth to create an individual continuity of style and quality for the proposed Country Club that sets the project apart. The beauty of the desert depends on a vast scale and subtle color changes. With that in mind, the streetscape concept proposes a lush, but desert inspired landscape for the streetscape areas in and around The Madison Club. The planting selected will stand up to the desert climate, to its high temperatures, reflected light and wind while creating an exterior living space taking privacy, views and circulation into consideration. Streets and community open area will be landscaped with oasis type plants and shrubs and turf to the extent that ne meFe th,ig 79416 of the aFeaoverall project landscaping will utilize to coml2ly with applicable CVWD and City water conservation ordinances. A general summary of the intended streetscape components is described below: Perimeter Landforms and Grading 1. f"fe,.i.,.yeter areas -Landforms Areas of the site along the sever-a4perimeter roadways will be informally bermed with undulating landforms to insulate golf and residential mouses from thre-street conditions and to provide a cohesive context defining these Feadwathe community's edge. Berms will ifFft:#eincorporate a meandering masonry and/or stone wall interspersed with a "living fence" that will be planted with vines for full coverage._ In several instances, earth berms will be used te tie in with the perimeter walls tep ef +g:— Exhibit 18 illustrates the streetscape plamconcept for perimeter roadways wlthln -along the Madison Club. €ollowi�ng Fafrgres8erming on the perimeter of the site shall be limited to the following height restrictions: 19111 IND. 150') shall be a 4eweEi--t- adjaEent to existing heRges and ige 99er-e than 5ix feet (6') when nOCTIE r f-FidefIf top of berm is located within the 20 foot setback of the street right-of-way line abutting the property, the to of berm height shall be g'. b. Pads qnterier- te the-jw-ejeet (n9ere than 150' freng the periffieteF) shall be alie.. ed to !'A6Fease than ten feet ( E s ')If top of berm is located "The Madison Club" Specific Plan 99-035 Amendment #1 4GG4February 2005 4-5 Section Four Design Guidelines between 20' and 50' from street right-of-way line abutting the property, the top of berm shall be no more than 12'. c. If top of berm is located between 50 and 150' from street right-of-way line abutting the property, the top of berm height shall be no more than 16'. 2. Grading As previously noted, the perimeter areas will have undulating terrain. The grading employed to achieve this character will conform to applicable Municipal Code sections (LOMC section 9.60.240) except as otherwise modified herein. The maximum slope shall not exceed 3:1 anywhere in the landscape set back area, except for the back slope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with groundcover. The maximum slope in the first 6' adjacent to the curb shall not exceed 4:1 when the nearest edge of the sidewalk is within 6' of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parking areas adjacent to the curb shall be depressed 1:5 inches in the first 18 inches behind the curb. Final grading may vary from the project's approved tentative map within the following restrictions: Building pad elevations on adjacent interior single-family lots having common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4' wide berm is required at the tops of all slopes with a 3 -foot neighboring pad elevation difference and 1' bench shall be provided at the top of all 2:1 slopes between lots. Where compliance with these limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. The grade of the subject property adjacent to the shared property line with Tracts 31202 and 31874 (at the southwest corner of Avenue 52 and Monroe Street) shall not exceed 1 foot f above the existing property line wall. On-site berms and landscape features shall be reviewed and approved by the Community Development Department. On-site berms shall not obstruct the line of sight from Tract 31202 lots created by the existing property line wall (refer to Exhibits 19 -22 for Conceptual Perimeter Sections), with the exception of the area shown in Section D, Exhibit 22. In this area, the berm shall be limited to the height necessary to screen the access roadway from the adjoining property. c. There are no limitations on the reduction of pad elevations. 'The Madison Club" Specific Pian 99-035 Amendment #1 24G4February 2005 4-6 Section Four Design Guidelines Madison Street with Multi -Purpose Trail A-Landscaged, undulating berming and a masonry wall will be provided along the east side of Madison Street. Madison Street will incorporate a multi-purpose trail along its entire eastern length. Plantings will be selected to reflect early agrarian style design. Exhibits X323 and 2-924 illustrate the streetscape concepts for Madison Street. I� .,The Madison Club' Speclflc Plan 99-035 Amendmen #I 2904February 2005 4-7 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 2094February 2005 Design Guidelines Section Four "The Madison Club" Specific Plan 99-035 Amendment..m 1. Z004February 2005 Design Guidelines Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 2004February 2095 Design Guidelines 4-10 Section Four Local Residential and Cul -de -Sac Streets Design Guidelines Street landscaping within The Madison Club will be informal and will include variable width drainage easements on both sides and no curbs. There will be occasional planted islands to break up long street runs and the planting palette throughout will reflect a strongly desert character. Exhibits 2425 through X428 illustrate the streetscape concepts for local residential and cul-de-sac streets. "The Madison Club" Specific Plan 99-035 Amendment #1 2094 ehruar 2005 4-11 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 2904February 2005 Design Guidelines 4-12 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 �G4February 2005 Design Guidelines 4-13 Section Four "The Madison Club" Specific Plan 99-035 Amendment #I 2ONFebruary 2005 Design Guidelines 4-14 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 2194February 20D5 Design Guidelines 4-15 Section Four 4.4.2 Entries Design Guidelines The master plan for The Madison Club includes one primary and one secondary point of entry into the development that will serve to reinforce the overall community identity through the use of enhanced landscaping and signage. The Specific Plan Amendment proposes a special treatment for the primary entry at 52ndStFe et.Avenue 52. This area will incorporate special paving, water features, a gatehouse, and a planting treatment that includes an entry monument and Date Palms to accent the project character. The landscape design character for the primary entry is illustrated in Exhibits =39 and 2-630. The secondary entry at 54`4-S-IcF�Avenue 54 will incorporate a similar, though simplified, treatment using a limited amount of special paving, a gate and a generous yet low maintenance landscape treatment as illustrated in Exhibit ' 31. This entry may be equipped with a guard gate or automated gate with appropriate controls. "The Madison Club" Specific Plan 99-035 Amendment_ #i_ '1004February 2005 4-16 Section Four "The Madison Club"Specific Plan 99-035 Amendment # 2994Fehruary 2005 Design Guidelines 4-17 Section Four "The Madison Club"Specific Plan 99-03SAmendment #1 -IN4Febru aryl Design Guidelines 4-18 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 249G4Fehruary 2005 Design Guidelines 4-19 Section Four 4.4.3 Walls Design Guidelines A range of natural color tones shall be used throughout The Madison Club development. Patios and courtyards are encouraged to take advantage of the outdoors. Patios and courtyards, as well as landscape walls should be designed to complement the architecture. All wall construction will be in conformance with the City of La Quinta requirements. The Conceptual Wall and Fence Master Plan, Exhibit illustrates the hierarchy and location of walls and fences within The Madison Club. Typical wall and fence conditions and materials are described in Exhibit ;.33. The perimeter wall for the community will be a combination of stone and block wall and a living fence to be planted with vines for full coverage. The screening concepts proposed for the golf maintenance facility and other "buffer areas" are illustrated in Exhibits 3G34 through 337. 1. Perimeter Walls & Fences Bounding the majority of the project will be gracefully meandering berms, layered landscape and a security barrier placed on top of the berming. Using a combination of stone and block walls and "living fences" (shown in Exhibit ' :-33), the security system will have the effect of a landscaped buffer defining the street and screening golf and residential areas from traffic. The project entries and emergency exits will be secured by means of walls and mechanically operated gates with an electronic access system. 2. Entry Road to Golf Club House The entry road from the primary project entry to the Golf Clubhouse will include a significant landscape easement to fully enclose and define the entry sequence to the Club. It will include elements of rock walls and water features suggesting "wells" and the presence of an oasis. 3. Rear Yard Walls Walls located in the rear yard adjacent to the golf course are proposed to be restricted to only view fences with a maximum height of six (6) feet and may be bermed and/or back-filled to minimize views of these walls from the golf course. 4. Side Yard Walls Side -yard property line walls may be installed on all lots, but are not required. Special wall conditions will occur at locations as identified in the Master Plan of Walls and Fencing. Side yard walls, if constructed, will be solid masonry. "The Madison Club" Specific Plan 99-035 Amendment 91 :?-r-- February 2005 4-20 Section Four The Madison Club" Specific Plan 99-035 Amendment #1 .?G44February 2005 Design Guidelines 4-21 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 -2GG4Feb uary 2005 Design Guidelines 4-22 Section Four "The Madison Club" Specific Plan 991035 Amendment #1 289,FFebruary 2005 Design Guidelines 4-23 Section Four "The Madison Club" Specific Plan 99-035 Amendment #! 2494Fehruary 2005 Design Guidelines 4-24 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 Fe6rua 20135 Design Guidelines 4-25 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 24G4February 2005 Design Guidelines XVII Section Four Design Guidelines 4,5 Golf Course Country Club Guidelines 4.5.1 Site Planninq • Through its siting and design, the Golf Clubhouse should serve as a symbolic landmark for The Madison Club. • The siting and orientation of the Clubhouse facilities should capitalize on the dramatic views of the golf course and surrounding mountain scenery. • The vehicular approach to the Clubhouse should reinforce its importance as a central element. • Parking areas should be designed with a clear separation of vehicular and pedestrian circulation to the extent feasible. • Parking and service areas should be screened from view to the extent feasible, particularly from neighboring residential uses. 4.5.2 Architecture 1. Building Massing and Scale The suggested architectural character for the Clubhouse will be selected from a vocabulary consistent with historic connotations in the project theming and may be either a contemporary modern desert architecture or more traditional in style. Regardless of the style influence - appropriate massing, scale, and expression of details - are most critical and will be addressed as suggested below. Typical building styles and character are illustrated in the images shown in Exhibit :=438. • The size and proportion of the Clubhouse buildings should be of a scale that reinforces its importance as the signature identity element within the community, while remaining sensitive to neighboring homesites and the picturesque desert setting of the area. • The design of the Clubhouse facilities should respond to the desert climatic conditions of La Quinta to the extent feasible, through the use of architectural features such as verandas, enclosed courtyards, broad roof overhangs, covered patios, arcades, trellage, or other design elements that offer relief from the desert sun. • Variety in building forms is encouraged to provide diversity and visual interest to the structure(s). The Madison Club" Specific Plan 99-835 Amendment #3 February 2405 4-27 Section Four "The Madison Club" Specific Plan 99-035 Amendment #i 2 February 2005 Design Guidelines 4-28 Section Four I Roofs Design Guidelines • An articulated roof form should be created for the Clubhouse buildings to provide visual interest to the building(s) and to enhance the variation in building masses. • In response to the local climatic conditions, extensions of the overall roof form that partially or fully cover outdoor courtyards, terraces, and patio areas are encouraged to provide shaded outdoor spaces, providing protection from the intense desert sun. In addition, broad overhangs, trellage, or other similar overhead elements are encouraged to shade window and wall surfaces of the clubhouse buildings to the extent feasible. • Permitted roof materials include concrete shakes, or barrel tiles, or standing seam metal. (Other materials, not expressly prohibited below, may be used subject to approval of the Community Development Director or designee.) • Prohibited roof materials include composition asphalt shingles and wood shingles. • Roof materials should have a matte finish to minimize glare. • Fascia elements may be wood, stucco, or tile. If wood is used, it should be stained or painted to withstand the desert climatic conditions of the site. • Skylights are permitted, but should be designed as an integral part of the roof. Skylight framing material should be a color that is compatible with the adjacent roof surfaces. White "bubble" skylights are discouraged. • Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • The use of solar panels, hot water storage systems, or other similar devices should not be visible from any street, golf course, or community open space. 2. Architectural Features and Accents Entries • The main building entry into the Clubhouse should be designed as a focal element of the elevation to enhance the sense of arrival to the country club facilities. "The Madison Clubs Specific Plan 94-035 Amendment #1 209,;February 2005 4-29 Section Four Design Guidelines Courtyards, Terraces and Patios • The use of courtyards, terraces, and patios is encouraged to provide a strong indoor/ outdoor relationship to the facility, enhancing the integration of the structure with the site. • The generous use of windows and doors onto courtyard, terrace, and patio areas strengthens the visual continuity from interior spaces to the out of doors. • Courtyard walls should be consistent with the building's architecture, compatible in scale, details, and materials as the main structure. Columns and Archways • The use of columns and archways add articulation to the structure and are encouraged when appropriate to the architectural style of the building. Columns and archways, when used, should be scaled appropriately to provide a sense of strength and support which is compatible with the architectural style of the building. Window Openings • Each elevation on the main Clubhouse building should feature a principal window treatment in which the window has the appearance of being recessed into thickened walls or projected forward of the wall plane. • Window shapes should be appropriate for the architectural style of the structure. • Window frames should be painted or appropriately colored to be compatible with the color of the building or other trim and accent materials. Standard gray mill finish frames are discouraged. • Windows may be either divided light, plain glass, or glass block. • Glazing may be either clear or tinted. Reflective glass is not permitted. Exterior Stairs • Exterior stairs, when provided, should be consistent with the architecture of the Clubhouse building, compatible in design, scale, and materials. "The Madison Club" Specific Plan 2L 35 Amendment #1 200,1 February 2005 4-30 Section Four Detail Elements Design Guidelines The use of detail elements such as shutters, decorative grille work, tiles, small balconies and balustrades, decorative stucco or clay vents, exposed rafter ends and cross -beams, and other similar elements are encouraged to provide articulation and visual interest to building facades, when appropriate to the architectural style Walls and Fences Walls and fences that are visible from the golf course, streets, parking areas, or other public spaces within the Clubhouse area should be consistent with the architectural style of the main building, compatible in material, color and design. Accessory Structures Accessory structures such as pool houses, rest room buildings, spa facilities and other similar structures should be designed in a manner consistent with the architectural style of the main Clubhouse building. Mechanical Equipment • Roof mounted mechanical equipment must be screened from view through the use of parapet walls or other screening device that is compatible with the building architecture. • Ground mounted mechanical equipment must be screened from view from the street and golf course by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. • All utility meters should be integrated into the architecture of the building and screened from view. • All flashing, sheet metal, vents, and other similar elements must be painted or screened from view in a manner that is compatible with the building architecture. • Solar roof equipment, when used, should be integrated into the roof design, congruent with the roof slope. Frames should be colored to match the adjacent roof surface. Mill finish aluminum frames are not allowed. Support solar equipment should be enclosed and screened from view. Service Elements Trash enclosures, loading docks, transformers, and any other unsightly apparatuses must be screened from view through the use of landscape or architectural elements that are compatible in material, color, and design with the building architecture. "The Madison Club" Specific Plan 99-035 Amendment #1 2004Febr i� 4-31 Section Four Design Guidelines 4,6 Residential Guidelines 4.6.1 Site Planninq • The layout of residential neighborhoods should maximize the view opportunities of the golf course and surrounding mountains. • The use of cul-de-sacs is encouraged to enhance the character of the residential neighborhoods, improve safety, and enable the golf course to "play -through" with a minimum of street crossings. • Three-way or "T" intersections are favored over four-way intersections in the layout of residential streets. • Although the Development Regulations Matrix (Section 5.4) indicates minimum setbacks, the plotting of residences on neighborhood streets should feature varying setbacks to provide visual interest and articulation along the street scene. • A mix of front -entry garages, side -entry garages, and motor court designs are encouraged to provide variety to the street scene. • Corner lots are encouraged to be plotted with single story elements on the corner side yard (either one-story dwellings or two-story dwellings with a single story element along the corner side yard.) 4.6.2 Architecture All custom lots and detached villas are anticipated to have frontage on the golf course. Therefore, it is important that all buildings have a consistent level of detail in terms of design, materials, architectural detailing, and quality. 1. Building Massing and Scale • The design of residences should respond to the desert climatic conditions of La Quinta to the extent feasible, through the use of architectural features such as enclosed courtyards, extended roof overhangs, covered patios, arcades, trellage, or other design elements that offer relief from the desert sun. • Residential development should feature a neighborhood scale and massing in which the size and proportions of residences do not overwhelm the street scene. • Variety in building forms is encouraged to provide diversity and visual interest to the neighborhood street scenes. "The Madison Club" Specific Plan 99-035 Amendment_" ZGQ4February 2005 4-32 Section Four Design Guidelines • Residential design should provide articulation and detail to the rear and side of the dwelling when visible from public spaces within the development, such as the golf course, streets and perimeter edges. • Building wall planes, particularly front and side elevations that face the street and rear elevations facing the golf course, should be staggered to create visual interest, to provide a desirable human scale, and to avoid visual monotony. (Either horizontal offsets or vertical offsets may be used to achieve the desired staggered effect to building wall planes.) Roofs • An articulated roofscape should be created in the community through the use of a variety of roof forms, ridge heights, and direction of gables. • Repetitious gable ends are discouraged on rear elevations overlooking the golf course. • In response to the local climatic conditions, roofs should feature broad overhangs to the extent feasible. • Roof materials should be consistent with the architectural character of the residence, and may include concrete shakes, or barrel tiles. Standing seam metal roofs may be used subject to approval of the project architectural review committee. • Prohibited roof materials include composition asphalt shingles and wood shingles. • Roof materials should have a matte finish to minimize glare. • Fascia elements may be wood, stucco, or tile. If wood is used, it should be stained or painted to withstand the desert climatic conditions of the site. • Skylights are permitted, but should be designed as an integral part of the roof. Skylight framing material should be a color that is compatible with the adjacent roof surfaces. White "bubble" skylights are discouraged. • Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • The use of solar panels, hot water storage systems, or other similar devices should not be visible from any street, golf course, or community open space. "The Madison Club" Specific Plan 9-2:-0-35 Amendment 91 2994E hrua 20 5 4-33 Section Four 2. Architectural Features and Accents Entries Design Guidelines Typically, a residential entry provides access directly into the dwelling, or as is popular in "desert" style architecture, an entry may lead to a private courtyard. In either case, such entry elements should be designed as focal points of the elevation facing the street through the use of roof elements, columns, porches, recesses, or projections as appropriate to the architectural style of the residence. Porches Porches, whether located on the front elevation facing the street or on the rear elevation facing the golf course, should be designed as an integral component of the building's architecture, compatible in scale, details and materials as the residence. Second story porches or balconies are encouraged on front and rear elevations to provide further articulation to the structure while taking advantage of view opportunities. Courtyards, Terraces and Patios • Courtyards, terraces and/or patios are encouraged as transition elements from the public space of the street to the private dwelling, to provide protection from desert climatic conditions, and to enhance the architectural character of the residence. • Courtyards may be fully enclosed by the residence itself creating a protected inward -oriented space around which the rooms of the house are organized, or they may be partially enclosed with casitas, garden walls, or other similar architectural elements. • The generous use of windows and doors onto courtyard, terrace, and patio areas strengthens the visual continuity from interior living spaces to the out of doors. • An extension of the overall roof form to cover portions of courtyard, terrace, and patio areas provides effective protection from the desert sun. • Courtyard walls should be consistent with the building's architecture, compatible in scale, details, and materials as the residence. • The use of gates or doors at the entrance to the courtyard is encouraged. "The Madison Club_" Specic Plan 9913Amendment_= 1 2994February 20os 4-34 Section Four Window Openings Design Guidelines • Elevations, which face the street or the golf course, should feature a principal window treatment, incorporating at least one of the following: • Principal window having the appearance of being recessed into thickened walls or projected forward of the wall plane. • Prominent arch element or other decorative window design as appropriate to the architectural style of the residence. Headers, sills, or trim surrounds. • Use of shutters or other decorative ornamentation. • The use of bay windows. • Combination of the above or other design elements which achieves the scale, order, proportion or depth of opening that is compatible with the architectural style of the residence. • Window shapes should be appropriate for the architectural style of the residence. • Window frames should be painted or appropriately colored to be compatible with the color of the house or other trim and accent materials. Standard gray mill finish frames are discouraged. • Glazing may be either clear or tinted. Reflective glass is not permitted. Columns and Archways • The use of columns and archways add articulation to the character of the residence and are encouraged when appropriate to the architectural style of the dwelling. Columns and archways should be scaled appropriately to provide as sense of strength and support which is compatible with the architectural style of the building. Chimneys • Chimneys should be designed in scale and proportion with the architecture of the building, incorporating materials consistent with the detailing of the building's elevations. The Madison Club" Specific Plan9- -035 Amendment #I ,February 2005 4-35 Section Four Design Guidelines Garages • A mix of front -entry garages, side -entry garages, and motor court designs is encouraged to reduce the monotony of garage doors along the street scene. • Garages setback further from the street than adjoining living areas are encouraged to the extent feasible. • The use of multiple garage door openings and offsets is encouraged to achieve an attractive street scene. • Garage doors should be compatible in design with the architectural style of the residence. • Garage doors should be recessed from adjacent wall planes to create shadow patterns that effectively minimize the impact of expansive flat surfaces. Detail Elements • The use of detail elements such as shutters, decorative grille work, tiles, small balconies and balustrades, decorative stucco or clay vents, exposed rafter ends and cross -beams, and other similar elements are encouraged to provide articulation and visual interest to building facades. • Exposed downspouts should be colored to match the surface to which they are attached. ■ Exterior stairs, when provided, should be consistent with the building's architecture, compatible in scale, details, and materials as the residence. Accessory Structures • Accessory structures should be designed to be consistent with the architectural style of the adjacent residence. Mechanical Equipment • Mechanical equipment such as air conditioners, heaters, evaporative coolers, and other such devices are not permitted on any roof. Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. • Ground mounted mechanical equipment must be screened from view from the street and golf course by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. "The Madison Club" Specific Plan 99-035 Amendment #1 2994February 2005 4-36 Section Four Design Guidelines All utility meters should be integrated into the architecture of the residence and screened from view. Solar roof equipment, when used, should be integrated into the roof design, congruent with the roof slope. Frames should be colored to match the adjacent roof surface. Mill finish aluminum frames are not allowed. Support solar equipment should be enclosed and screened from view. Exterior Lighting 9 Exhibit )`_-,39 provides design standards for private community wide lights at locations such as the golf course clubhouse and on the interior loop collector roads. Streetlights along Madison Street, Monroe Street, and Avenues 52, 53, and 54 shall conform to the existing current city standards. It is the intent that lighting be low scale and directed downward, recessed, or shielded so that the light source (filament) is not visible or obnoxious from adjacent properties, the golf course or from a public viewpoint. In addition: • All exterior surface and/or above ground mounted fixtures must be sympathetic and complimentary to the architecture of the residence. • All fixtures must have below grade, recessed or integral type junction boxes. • Low voltage lighting systems are to have all equipment, transformer, etc. out of view or recessed in below grade vaults or Carson boxes. All fixtures must comply with the current City of La Quinta lighting ordinance Custom lot lighting will embody the following: Neighborhoods will rely on indirect ambient light, reflected from the landscape planting along the street rather than through the use of conventional pole lighting. The intent is to create a natural setting. The homeowner will be required to continue this concept along the entire street frontage of the lot. Parking lot lighting for golf course uses will be through a combination of ambient lighting emanating from built structures, bollard lighting set into landscape or pavement, or from landscape lighting reflecting from landscape features. Pedestrian areas should be well lighted with low scale, vandal resistant fixtures. "The Madison Club" Specific Plan 22.: Amendment #1 -; }GG4February 2005 4-37 Section Four "The Madison Club" Specific Plan 99-035 Amendment #1 24404February 2003 Design Guidelines 4-38 Section Four 4.6.3 Landscape Design Guidelines To provide guidance to the planting design of public projects within The Madison Club, the plant material palette is suggested in Table 4 below. Species in addition to those listed are to be considered in order to provide diversity; however, the plant material in the list provided is relatively successful in the unique soil and climate of The Madison Club. It is the intent of this document to use plant material whose characteristics are those of low water and minimal maintenance requirements acceptable to and consistent with the City of La Quinta landscape standards. Table 4 — LANDSCAPE PLANT MATERIAL PALETTE Trees All trees used in public areas at The Madison Club are to be planted a minimum size of 24" box for standard type trees and 36" box for natural branching or multi - trunked tees. The overall average density for trees shall be a minimum of 1 tree per 5,000 square feet. The ultimate tree planting design will be at the discretion of the Landscape Architect and will be subject to review and approval by the City of La Quinta. In general, tree planting will be designed in such manner as to plant accent trees as single specimens or grouped into clusters. Canopy trees will dominate and characterize the theme of any particular area by manner of textural, color or other distinction that specie can lend to the design effect. Background and screening type trees will be planted in a minor or support position to the above. Accent Trees: Trees of flowering/fruiting and 10' to 20' in width. Acacia smallii Acacia saligna Bauhinia variegata Citrus spp. Chilopsis linearis Geijera parvifolia Canopy / Theme Trees: Trees planted as flowering 20' to 45'and 12' to 30' in Albizzia julibrissen Cercidium praecox Jacaranda mimosifolia Olea 'wilsoni' or "swan hill' Prosopis ssp. Rhus lancea Schinus molle Schinus terebinthifolius characteristic expecting to range in height from 15' to 35' Willow Acacia Purple Orchid Tree Citrus Desert Willow Australian Willow accent, canopy, or theme trees ranging in height from width. Silk Tree Sonoran Palo Verde Jacaranda Olive Mesquite African Sumac California Pepper Tree Brazilian Pepper Tree "The Madison Club" Specific Plan 99-035 Amendment #1 24N4February 20 5 4-39 Section Four Design Guidelines Background /Screen Trees: Trees planted as evergreen background and/or screening. Except as noted, the following trees are expected to range in height from 30' to 45' and 25 to 40' in width. Botanical Name Acacia craspedocarpa (to 18' tall by 10' wide) Brachychiton populneus Ceratonia siliqua * Eucalyptus microtheca Eucalyptus nicholi Pinus 'Mondel' Pinus pinea * For use on agrarian corridor Palms Brahea armata Butea capitata Chamaerops humillus Phoenix dactylifera Syagrus romanzoffianum Washingtonia filifera Washingtonia robusta Common Name Acacia Bottle Tree Carob Coolibah Tree Willow Peppermint Mondel Pine Stone Pine Mexican Blue Palm Pindo Palm Mediterranean Fan Palm Date Palm Queen Palm California Fan Palm Mexican Fan Palm Shrubs Low growing, minimum pruning, dwarfish natural appearance, 2' to 4' in height Agapanthus africanus'Queen Anne' Asparagus sprengeri Bougainvillea Crimson Jewel Carissa g. Tuttle' Carpet Roses Chrysanthemum frutescens Cortaderia Sellowiana 'Dwarf' Euryops spp. Ilex cornuta 'Rotunda' (east/north exposure only) Ilex stokes Lantana spp. Juniperus chinensis'Parsonii' Juniperus sabina 'Tamariscifolia Pittosporum tobira Wheeler's Dwarf Raphiolepis indica 'Enchantress' "The Madison Club" Specific Plan 99-035 Amendment #1 2694February 2005 Lily -of -the -Nile Sprenger's asparagus Shrub Bougainvillea Natal Plum Rose Ground Cover Marguerite Dwarf Pampas Grass Euryops Daisy Dwarf Chinese Holly Stokes Holly Lantana Prostrata Juniper Tam Juniper Wheeler's Dwarf Pittosporum Pink Hawthorne .m Section Four Medium Growing — 3' to 6' height range (keep in control) Design Guidelines Botanical Name Common Name Arbutus unedo Strawberry Tree Bougainvillea Temple Fire' Shrub Bougainvillea Cassia spp. Cassia Cocculus laurifolius NCN Cordia boissieri Mexican Olive Dodonea viscosa Hopseed Bush Feijoa sellowiana Pineapple Guava Ligustrum 'Texanum' Waxleaf Privet Myrtus compacta Dwarf Myrtle Nerium oleander'petite pink' Dwarf Pink Juniper Photinia fraseri Fraser Photinia Leucophyllum candidum 'Silver Cloud' Violet Silverleaf Leucophyllum frutescens 'Compactum' Texas Ranger Ligustrum japonicum 'Texanum' Wax -leaf Privet Osmanthus fragrans (Shade) Sweet Olive Photinia fraseri Fraser's Photinia Prunus caroliniana 'Compacta' Carolina Laurel Cherry Simmondsia chinensis Jojoba Thevetia peruviana Yellow Oleander Xylosma congestum Shiny Xylosma Ground covers Perennials: Botanical Name Common Name Aptenia cordifolia Red Apple (flats) Baileya multiradiata Desert Marigold (flats) Lonicera japonica 'Halliana' Hall's Honeysuckle Oenothera berlandieri Mexican Evening Primrose (flats) Potentilla verna Spring Cinquefoil (flats) Verbena spp. NCN (Flats) Evergreen Herbacious Ground Cover: Botanical Name Common Name Fragaria 'Lassen Tioga' Sand Strawberry (flats) Gazania Species Gazania (flats) Polygonum capitatum Pink Clover Blossom (flats) "The Madison Club" Specific Plan 99-035 Amendment #1 2904 February 2005 4-41 Section Four Evergreen Prostrate Shrubs: Botanical Name Carissa prostrata Dalea greggii Lantana montevidensis Myoporum 'Putah Creek' Rosemarinus o. 'prostratus' Trachelospermum jasminoides Accents Botanical Name Agave americana Agave attenuata Anigozanthos flavidus Aloe barbadensis Bougainvillea Caesalpinia pulcherrima Diets bicolor Dasylirion wheeled Hemerocallis species Hesperaloe parviflora Kniphofia uvaria Lavandula angustifolia Muhlenbergia rigens Opuntia spp. Pennisetum setaceum cupreum Yucca recurvifolia Yucca elata Ground Cover - Turf Design Guidelines Common Name Natal Plum (1 gallon) Prostrate Indigo (1 gallon) Purple Trailing Lantana (1 gallon) Prostrate Myoporum (1 gallon) Dwarf Rosemary (1 gallon) Star Jasmine Common Name Variegated Century Plant Kangaroo Paw Medicinal Aloe 'Barbara Karst' Red Bird of Paradise African Iris Desert Spoon Day Lily Red Hesperaloe Red -Hot Poker Lavender Dwarf Mullee Prickly -Pear Purple Fountain Grass Pendulus Yucca Soaptree Yucca Hydro-Stolonized Bermuda #328 or Hydro -Seeded Perennial Rye. Vines or Espaliers or Walls/Fences Botanical Name Bougainvillea species Calliandra haematocephala Clytostoma callistegioides Ficus repens Gelsemium sempervirens Grewia occidentalis Hardenbergia violacea 'Happy Wanderer' Lonicera japonica 'Halliana' Common Name Pink Powder Puff Violet Trumpet Vine Creeping Fig Carolina jessamine Lavender Starflower Lilac Vine Hall's Honeysuckle "The Madison Cfub" Specific Plan 99-035 Amendment 41_ ;IgWebruary2005 4-42 Section Four Mascagnia lilacina Rosa banksiae Tecomaria capensis Tecoma stans Trachelospermum jasminoides PROHIBITED PLANT LIST Design Guidelines Lavender Orchid Vine Lady Bank's Rose Cape Honeysuckle Yellow Bells Star Jasmine a. False Cypress (Chamaecyparis), Cedar (Juniperus), whose mature height may reasonably be expected to exceed six feet (6') are prohibited. Olive Trees (Olea spp.) Except 'Wilson i' or Swan Hill'. b. Mulberry Trees (Morus spp.) c. Mexican Palo Verde (Parkinsonia spp.) d. Common Bermuda Grass (Cynodon spp.) "The Madison Club" Specific Plan 99-035 Amendment, #1 294Februa y2005 4-43 Section Four Design Guidelines EXHIBIT 17 - CONCEPTUAL COMMUNITY LANDSCAPE PLAN "The Madison Club" Specific Plan 99-035 Amendment #1 20U1February 20U 4-44 Section Four Design Guidelines EXHIBIT 18 - PERIMETER ROAD STREETSCAPE PLAN The Madison Club" Specific Plan 99-035 Amendment #1 2494February 2005 4-45 Section Four Design Guidelines EXHIBIT 19 - TRACT 31202 BOUNDARY CONCEPTUAL SECT. 'A' "The Madison Club" Specific Plan 99-035 Amendment #1 2004February 2005 . m Section Four Design Guidelines EXHIBIT 20 - TRACT 31202 BOUNDARY CONCEPTUAL SECT. `B' "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-47 Section Four Design Guidelines EXHIBIT 21 - TRACT 31202 BOUNDARY CONCEPTUAL SECT. 'C' "The Madison Club' Specific Plan 99-035 Amendment:•T1 200,!Eebruary 2005 4-48 Section Four Design Guidelines EXHIBIT 22 - TRACT 31202 BOUNDARY CONCEPTUAL SECT. `D° "The Madison Club" Specific Plan 99-035 Amendment #1 2004February 2005 sm Section Four Design Guidelines EXHIBIT 23 - MADISON STREET STREETSCAPE PLAN "The Madison Club" Specific Plan 99-035 Amendment #1 2004February 200 4-50 Section Four Design Guidelines EXHIBIT 24 - MADISON STREET TYPICAL LANDSCAPE SECTION _The Madison Club" Specific Plan 99-035 Amendment #1 200,!February 2005 4-51 Section Four Design Guidelines EXHIBIT 25 - RESIDENTIAL STREET CONCEPTUAL STREETSCAPE PLAN "The Madison Club" Specific Plan 99-035,Amendment #1 2Q'9`4February 2005 4-52 Section Four Design Guidelines EXHIBIT 26 - RESIDENTIAL STREET TYPICAL ISLAND SECTION "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-53 Section Four Design Guidelines EXHIBIT 27 - RESIDENTIAL STREET TYPICAL STREET SECTION "The Madison Club" Specific Plan 99-035 Amendment #1 2904February 2005 4-54 Section Four Design Guidelines EXHIBIT 28 - RESIDENTIAL STREET TYPICAL CUL-DE-SAC SECTION "The Madison Club"Specific Plan 44-035 Amendment #1 24Webruary 2005 4-55 Section Four Design Guidelines EXHIBIT 29 - PRIMARY ENTRY CONCEPTUAL LANDSCAPE PLAN "The Madison Club" Specific Plan 99-035 Amendment #1 February 2005 4-56 Section Four Design Guidelines EXHIBIT 30 - PRIMARY ENTRY CONCEPTUAL LANDSCAPE ELEVATION "The Madison Club" Specific Plan 99-035 Amendment # 11 February 2005 4-57 Section Four Design Guidelines EXHIBIT 31 - SECONDARY ENTRY CONCEPTUAL LANDSCAPE PLAN "The Madison Club" Specific Plan 99-035 Amendment #1 2GWebruary 2005 4-58 Section Four Design Guidelines EXHIBIT 32 - CONCEPTUAL WALL AND FENCE MASTER PLAN "The Madison Club" Specific Plan 99-035 Amendmentf' 1 2904 February 2045 4-59 Section Four Design Guidelines EXHIBIT 33 - CONCEPTUAL WALL AND FENCE DETAILS "The Madison Club"Specific Flan 99-035 Amendment #1 2GWebruaU 2005 Section Four Design Guidelines EXHIBIT 34 - MAINTENANCE FACILITY CONCEPTUAL SCREENING PLAN "The Madison Club" Specific Plan 99-035 Amendment #1 200 4 February 2005 4-61 Section Four Design Guidelines EXHIBIT 3S - MAINTENANCE FACILITY MONROE STREET ELEVATION "The Madison Club' Specific Plan 99-035 Amendment #1 2G AWebruary 2005 4-62 Section Four Design Guidelines EXHIBIT 35 - MAINTENANCE FACILITY MONROE STREET SECTION "The Madison Club" Specific Plan 99-035 Amendment #1 2-G84February 2005 4-63 Section Four Design Guidelines EXHIBIT 37 - MAINTENANCE FACILITY AVENUE 53 SECTION "The Madison Club" Specific Plan 99-035 Amendment #1 ;-�00,!February 2005 Em Section Four Design Guidelines EXHIBIT 38 - CLUBHOUSE ARCHITECTURAL CHARACTER "The Madison Club" Specific Plan 99-035 Amendment #1 -I9S4February 2005 4-65 Section Four Design Guidelines EXHIBIT 39 - CONCEPTUAL EXTERIOR LIGHTING DETAIL "The Madison Club' Specific Plan 99-035 Amendment #1 2994Februarv_ 2005 4-66 Section Five DEVELOPMENT REGULATIONS 5.1 Purpose and Intent The purpose of these provisions is to regulate design and development within The Madison Club Specific Plan Area. The regulations contained herein provide for the development of residential and golf uses. 1 5.2 Applicability The development regulations contained herein provide specific standards for new land use development within The Madison Club Specific Plan Amendment. Regulations are proposed for residential and golf land uses. General landscaping regulations are also provided. Application of the regulations contained herein is intended to encourage the most appropriate development of the land, create a harmonious relationship between land uses, ensure the highest quality of development, and protect the health, safety, and general welfare of the community. Upon adoption of the Specific Plan, these regulations will supersede otherwise applicable City of La Quinta zoning regulations unless stated herein to the contrary. Whenever the provisions and development standards contained herein conflict with those contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall apply. These regulations shall reinforce specific community design, architectural design, and site planning design guidelines contained in The Madison Club Specific Plan. 5.3 Definition of Terms The meaning and construction of words, phrases, titles and terms used in The Madison Club Specific Plan Amendment shall be the same as provided in the La Quinta Zoning Code, Section 9.280, Definitions, except as otherwise specifically provided herein. "The Madison Club" Specific Plan 99-035 Amendment.= 1. 2GG4February 2005 5-1 Section Five 5.4 Development Regulations 5.4.1 Residential Development Standards Development Regulations TABLE 5 Residential Development Standards Min. Lot Size Min. Lot Frontage 1 Max. Structure Height (Excluding Basement) z Max. No. of Stories Min. Front Yard Setback/Non-Garage (from back of curb) Min. Front Entry Garage Setback (from back of curb) 3 Min. Side Entry Garage Setback Min. Interior Side Yard Min. Corner Side Yard Min. Rear Yard Setback Min. Building Separation Min. Private Open Space Dimension Max. Lot Coverage Min. Livable Area (Excluding Garage) s 10,000 s.f. 85' 28' 2' 25' 30' 25' 5, 4 20' 25' N/A N/A 50% 3,500 s.f. 7,500 s.f. 40' 28' 2' 15' 20' 5' 3' 10' 10' N/A N/A 80% } •,-5442.600 s.f. g r eFeede I Pzen eade PARK rIG CUSTOM/SINGLE FAMILY DETACHED I VILLAS For main residence, per Development code. In For main residence, per Development code. In addition, one guest parkins space shall be provided on addition, one guest parking space shall be provided for each lot. Guest parking must not impede full access to every two units. Guest Darkina must not impede full TYPE • Decorative roof projections such as chimneys, roof vents, finials, spires, and similar architectural features not containing usable space. • Roof overhangs, chimneys, media niches, awnings, and canopies. • Cantilevered seating windows or ledges, which are located a minimum of 1' above the floor and do not increase a building's usable floor area. • Balconies, exterior stairways, and elevated uncovered decks, which do not increase a building's usable floor space. ALLOWANCE 8' projection allowed 6' projection allowed on south and west 2' projection allowed 4' projection allowed into front or rear setback 0' projection allowed into side setback FOOTNOTES 1. Min. lot frontage on curves, cul-de-sacs, and knuckles shall be 25'. Min. lot frontage for flag lots shall be 15' 2. Any portion of a basement above any finish grade is excluded from calculation of building height. Buildings within 150 feet of a General Plan Image Corridor (Avenue 52, Avenue 54, and Madison Street) are limited to 22' within the 150 -foot zone. 3. Roll -up type garage doors are required. 4. For interior setbacks, if the building is over 17' in height, the setback is 5' plus 1' for every foot over 17' in "The Madison Club" Specific Plan 99-035 Amendment t 2-&04February 2005 5-2 Section Five Development Regulations height or fraction thereof, to a maximum required setback of 10'. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17' building. 5. Developer reserves the right to control unit type through Development Regulations and through application to the City for a Conditional Use Permit for special product types, including attached or zero lot line residences. 5.4.2 Golf / Clubhouse Development Standards TABLE 6 Golf / Clubhouse Development Standards Min. — Max. Building Site Max. Building Height (Excluding Basement) 1 Max. Number of Stories Min. Building Setbacks From all perimeter R.O.W.'s From Abutting Residential Parcels From Private Street or Parking Area From Internal PL within same project Min. Building Separation Parking Guest Suites N/A 40' 3 30' 30' 8' 0' 6' 116 automobile spaces plus 30 golf cart spaces per parking standards in Table 7_ May be added to the Clubhouse subject to additional review and approval of the City. If added, the total shall not exceed 10 units, shall not cause to exceed total units allowed by the Specific Plan, and shall be subject to the City ordinances governing transient occupancy tax. TYPE I ALLOWANCE • Roof Projections such as chimneys, roof 15' projection allowed vents, finials, spires, and similar architectural features not containing usable space. • Roof overhangs, chimneys, awnings, and 3' projection allowed z canopies. • Cantilevered seating windows or ledges, 3' projection allowed Z which are located a minimum of 1' above the floor and do not increase a building's usable floor area. • Balconies, exterior stairways, and 4' projection allowed z elevated uncovered decks, which do not increase a building's usable floor space. FOOTNOTES 1. Any portion of a basement above a finish grade shall be excluded from the calculation of building 17he Madison Club" Specific Plan 22.:2 Amendment -#1 24G4February 2005 5-3 Section Five Development Regulations height. Ten percent (10%) of the roof area may exceed the maximum 40' height requirement to a maximum of 52'. Maximum height of any tower constructed as part of the clubhouse design shall not exceed 72' in height. 2. Provided such projections do not extend over the property line. I "The Madison Club" Specific Plan 99-035 Amendment."II 299,iFebruary 2005 5-4 Section Five Development Regulations 5.4.3 Golf / Clubhouse Parking Standards Parking requirements for the golf/clubhouse area are based upon demand and use characteristics of private golf club facilities, which differ from those characteristics associated with public facilities. The Madison Club will be a private membership facility, therefore the parking requirements established herein are based upon the combined use of parking spaces by golfers who live within The Madison Club utilizing privately owned golf carts to and from the clubhouse and for golf play. The parking requirements for the golf/clubhouse are based on the assumption that the number of automobile parking spaces required pursuant to Chapter 9.150.060 of the City of La Quinta Zoning Code will be reduced by at least 50% due to members driving their golf carts to the clubhouse and for golf play. The clubhouse facility will provide 30 golf -cart parking places for members driving their privately owned golf carts to and from the golf course and clubhouse. The requirement for automobile parking is also reduced due to the combined use of the clubhouse facilities by members and their guests. Members arriving by golf cart or automobile to play golf or to dine will also use the other facilities such as the pool and/or spa. Based upon the combined use of facilities within the clubhouse area and the assumption that members will use their privately owned golf carts for play and for visiting the clubhouse, the parking ratios described in Table 7 below have been established for the golf/clubhouse facilities within The Madison Club. TABLE 7 Golf / Clubhouse Parking Golf Course Included in Clubhouse calculation 0 Driving Range Included in Clubhouse calculation 0 Clubhouse 1 30,000 s.f. at 1 space / 300 s.f. 30,000 _ 300 = 100 1 gross floor area Tennis 2 spaces / court 4 courts x 2= 8 Pool 1 space / 1,000 s.f. fenced area 19,000 s.f. x 1,000 = 19 Other Commercial Uses Included in Clubhouse calculation 2,500 s.f. = 250 = 10 TOTAL AUTOMOBILE SPACES 116 TOTAL GOLF CART SPACES (For privately owned golf carts) 30 1 Final determination on Clubhouse size will be a function of the market and subject to Site Development Permit approval by the City. This may impact the number of parking spaces required. I„The Madison Club" Specific Plan 99-035 Amendment _#_l 2& February 2005 5-5 Section Five Development Regulations 5.4.4 Street Design - Cul -De -Sac Streets Private cul-de-sac streets within The Madison Club may be longer than 1,320 feet provided they meet the Fire Marshal requirements for access consistent with the Specific Plan 99-035 and TTM 29894 for Country Club of the Desert. 5.4.5 General Restroom facilities for homeowner association and golf course maintenance workers shall be provided throughout the project to the satisfaction of the Community Development Director. 5.4.6 Guesthouses Guesthouses are permitted per these provisions within the Hideaway and The Madison Club portions of the CCOD Specific Plan Area. For purposes of this section, "guesthouse" means a detached or attached unit with sleeping and sanitary facilities and limited food preparation facilities (kitchenette/ wet service bar), and which is used primarily for sleeping purposes by members of the family occupying the main building, their non-paying guests and domestic employees. Guesthouses are a permitted accessory use on residential lots within the Custom Lot Residential Planning Areas of the CCOD Specific Plan Area and within the Custom/Single Family Residential Planning Areas of The Madison Club Specific Plan Area. Guesthouses are only permitted within the other (non -Custom Lot) Residential Planning Areas of both Specific Plan Areas (CCOD and The Madison Club) with approval of a minor use permit. Guesthouses within the Custom Lot Residential Planning Areas do not require a minor use permit, but shall conform to all applicable universal building code standards, all development and design standards of this Specific Plan, and with these following standards: 1. A maximum of three guesthouses may be established on any lot within the Custom/Single Family Residential Planning Area. 2. Guesthouses shall be architecturally compatible with the main unit. 3. Detached guesthouses shall not be more than one story. 4. Guesthouses shall not include a garage or accessory structure, but may be attached to a garage that serves the main house. 5. Full kitchen facilities are not permitted within a guesthouse except with the approval of a minor use permit. 6. Placement of a guesthouse shall not exceed 30% of the size of the principal residence, and/or result in violation of the maximum lot coverage established in this Specific Plan. 7. This provision shall be included in the CC&Rs for the Homeowners' Association(s) for all portions of the project east of Madison Street. If guest houses are proposed within that portion of the project west of Madison Street, a deed restriction shall be recorded prohibiting rental of the unit, prior to the issuance of building permits for a guesthouse. "The Madison Club" Specific Plan 99-035 Amendment 200 -February 2005 5-6 Section Six IMPLEMENTATION The City of La Quinta City Council will approve The Madison Club Specific Plan Amendment either by ordinance or by resolution. Following the approval by the City, The Madison Club Specific Plan Amendment will serve as the implementation tool for the General Plan as well as the zoning development regulations for The Madison Club Specific Plan Area. The Specific Plan Amendment addresses general provisions, land uses, development standards, community design guidelines, and implementation. Concurrently with the adoption of The Madison Club Specific Plan Amendment, the City Council will approve a Tentative Tract Map establishing legal parcels and lots for the development of the major land use planning areas, an application for vacating a portion of Avenue 53, and a cancellation of an existing Williamson Act Contract. 6.1 Methods and Interpretation Development within the Specific Plan shall be implemented through the approval by the City of tentative maps accompanied by Site Development Permits. The implementation process described below provides for the mechanisms for review and approval of development projects within The Madison Club consistent with the Specific Plan objectives. 6.1.1 Applicability All development proposals within The Madison Club shall be subject to the implementation procedures established herein. Whenever the provisions and development standards contained herein conflict with those contained in the City of La Quinta Zoning Code, the provisions of The Madison Club Specific Plan Amendment shall take precedence. 6.1.2 Interpretation Unless otherwise provided, any ambiguity concerning the content or application of The Madison Club Specific Plan Amendment shall be resolved by the City of La Quinta Community Development Director in a manner consistent with the goals, policies, purpose, and intent established in this Specific Plan Amendment. "The Madison Club" Specific Plan 99-035 Amendment �I. .2,9G4February 2005 6-1 Section Six Implementation 6.1.3 Implementation of DesicGuidelines Adoption of The Madison Club Specific Plan Amendment by the City includes adoption of the design guidelines contained herein which shall be the sole design criteria by which development projects within the Specific Plan Amendment Area will be reviewed during the Site Development Permit Review process. The design guidelines are intended to be flexible in nature and will serve as the evaluation criteria for use by the City during Site Development Permit Review of individual projects within The Madison Club. Any major deviation from the design guidelines within the Specific Plan including, but not limited to, a change in the design for perimeter roadways, a change in the final design of Madison Street, and a significant shift in the entry locations, shall require a Specific Plan Amendment. The determination of whether a proposed change constitutes a major deviation shall be determined by the Community Development Director. 6.2 Development Review Process 6.2.1 Subdivision Maps Processing of The Madison Club Tentative Tract Map will occur concurrently with the processing of The Madison Club Specific Plan Amendment. The Final Tract Map(s) will create legal lots for development. The Tentative Tract Map will be reviewed and approved pursuant to applicable provisions of the City of La Quinta Municipal Land Use and Land Division Ordinance, and consistent with the applicable provisions of Land Use, Infrastructure, Design Guidelines, and Development Regulations contained within the Specific Plan Amendment. The City of La Quinta Planning Commission will review and recommend to the City Council on the Tentative Tract Map concurrently with their recommendation on the Specific Plan Amendment. The City of La Quinta City Council shall be the approving body for The Madison Club Tentative Tract Map. 6.2.2 Street Vacation An application to vacate a portion of Avenue 53 between the easterly project boundary at Monroe Street and Madison Street within the Specific Plan Area will be processed concurrently with the Specific Plan Amendment and the Tentative Tract Map for The Madison Club. Vacation of Avenue 53 westerly of Monroe Street within the project site shall be requested and completed by the applicant prior to the issuance of any building permit within Phase 2 of an approved "Phasing Plan." Depending on the plans of the adjacent property, this request may be for all or a majority of this segment. The City of La Quinta City Council .w4tmay act on the street vacation application concurrently with their action on the Specific Plan Amendment and Tentative Tract Map. The City of La Quinta City Council shall be the final approving body for The Madison Club street vacation application. "The Madison Club" Specific Pian 99-035 Amendmen # 1 94February 2005 6-2 Section Six Implementation 6.2.3 Williamson Act Contract Cancellation Two parcels comprising approximately 40 acres of the Specific Plan Amendment Area is under Williamson Act (Land Conservation Act of 1965) contract. These types of contracts remain in effect for ten years and are automatically renewed annually unless the property owner files for a Notice of Non -Renewal. Notices of Non -Renewal were recorded on November 27, 2002 for the subject parcels, identified as Agricultural Preserves AGN 00036 and 00037, Coachella Valley Preserve No. 76, Map no. 451. Williamson Act contracts for properties with non -renewal dates will expire ten years after the non -renewal date, meaning the current contract would expire in 2012. However, per the California Government Code, in addition to the 10 -year non- renewal process for taking properties out of Williamson Act contracts, contracts may be cancelled upon the mutual agreement of the landowner and the local planning jurisdiction following the appropriate cancellation process. A request for cancellation of a Williamson Act contract will be acted upon by the City as part of the development approval process for the Specific Plan Amendment. 6.2.4 Site Development Plan Approval of a Site Development Permit as specified in Section 9.2.10 of the City of La Quinta Zoning Code is required for all development proposals within The Madison Club Specific Plan Amendment exclusive of custom single-family homes. Site development review shall be conducted by the City of La Quinta Planning Commission at a duly noticed public hearing and shall be reviewed for consistency with The Madison Club Specific Plan Amendment. Submittal of a Site Development Permit application shall be of a form and content consistent with the City of La Quinta requirements. The Planning Commission shall approve the application after which time the site development permit constitutes a Precise Development Plan. The decision of the Planning Commission shall be final, subject to appeal to the City Council according to the procedures established in the City of La Quinta Zoning Code. After a City approval of a Precise Development Plan, minor changes to the size, location, and design of any uses or structures may be approved by the Community Development Director pursuant to Section 9.200.090 of the City of La Quinta Zoning Code. If the Community Development Director determines that the proposed revision is in substantial conformance with the provisions of The Madison Club Specific Plan Amendment, the revised Site Development Plan shall be approved by the Community Development Director. "The Madison Club" Specific Plan 99-035 Amendment #1 �1994February 2005 6-3 Section Six Implementation 6.3 Modifications and Amendments 6.3.1 Sgecific Plan Minor Modifications The following constitute minor modifications to the Specific Plan not requiring a Specific Plan Amendment and are subject to review and approval by the Community Development Director. The Community Development Director shall have the discretion to refer any such request for modification to the Planning Commission. • Change in utility and/or public service provider. A maximum increase of twenty five percent (25%) to the total number of units or twenty five percent (25%) of the density within one or more planning areas provided the total number of units or density for the entire Specific Plan area does not exceed that established in the Specific Plan Amendment. • Adjustments to the golf corridors resulting in a change to the boundaries of the adjacent residential development area. • Minor changes to landscape materials, wall materials, wall alignment, entry design, and streetscape design, which are consistent with the conceptual design set forth in the design guidelines, contained within the Specific Plan. • Minor changes to the design guidelines, which are intended to be conceptual in nature only, and are intended to be flexible in implementation. • Other modifications of a similar nature to those listed above, which are deemed minor by the Community Development Director, which are in keeping with the purpose and intent of the approved The Madison Club Specific Plan Amendment and which are in conformance with the General Plan. In addition the Community Development Director will review the possible addition of guest suites within the Clubhouse and make a determination as to the appropriate process for inclusion in the project. Prior to the Community Development Director making a written determination as to the substantial conformance of a revised plan in accordance with the standards set forth in the approved The Madison Club Specific Plan Amendment, the applicant shall prepare a written request that addresses the nature of the revisions and how the revised plan complies with the adopted Specific Plan Amendment standards. The applicant's request shall be accompanied by appropriate graphic and/or technical information that supports the revision(s). "The Madison Club" Specific Plan 99-035 Amendment #1 ,24"rebruary 2005 6-4 Section Six 6.3.2 Specific Plan Amendments Implementation Amendments to The Madison Club Specific Plan Amendment may be requested by the applicant at any time pursuant to Section 65453(a) of the Government Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. 6.3.3 Modifications to Approved Grading if the final gFade ef a gr-ading plan eF adjustment in the field diffeFs frem that whieh when net adjaeent te existing henges; er e) ne n9er-e than 19 feet ef OREFeased Final grading may vary from the project's approved tentative map within the following restrictions: 1. Buildina pad elevations on adiacent interior single-familv lots havin common boundaries shall not differ by more than six feet. Additionally, a 12" high by 4' wide berm is required at the tops of all slopes with a 3 -foot neiahborina pad elevation difference and 1' bench shall be provided at the top of all 2:1 slopes between lots. Where compliance with these limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the Grade differential. 2. The grade of the subject property adjacent to the shared property line with Tracts 31202 and 31874 (at the southwest corner of Avenue 52 and Monroe Street) shall not exceed 1 foot t above the existing property line wall. On-site berms and landscape features shall be reviewed and approved by the Community Development Department. On-site berms shall not obstruct the line of sight from Tract 31202 lots created by the existing property line wall (refer to Exhibits 19 -22 for Conceptual Perimeter Sections), with the exception of the area shown in Section D, Exhibit 22. In this area, the berm shall be limited to the height necessary to screen the access roadway from the adjoining property. 3. There are no limitations on the reduction of pad elevations. .The Madison Club Specific Plan 99-135 Amendment #1 -2994February 2005 6-5 Section Six Implementation 6.4 City of La Quinta Impact Fee Requirements The developers of The Madison Club shall pay required impact fees at the time that building permits are issued. Development Impact Fees will be established for the project pursuant to the applicable ordinances adopted by the City of La Quinta. 6.5 Project Financing Construction of public improvements to serve The Madison Club will be financed through a combination of financing mechanisms including the use of public and private funds and the use of nexus fees. 6.6 Maintenance Responsibilities The public and private improvements constructed within the community will be maintained through a combination of public and private entities as described below. 6.6.1 Public Maintenance Improvements within the public right of way will be dedicated to the appropriate public entities. The City will assume maintenance responsibilities for local drainage facilities. Water and sewer facilities will be maintained by the Coachella Valley Water District. 6.6.2 Golf Course All properties within the boundaries of golf course development parcels will be maintained by the golf course operator. 6.6.3 Homeowners Associations A Homeowners Association will be formed for the on-going maintenance of improvements within the Specific Plan Amendment Area. Improvements to be maintained by the Association include: • Private streets and pathways; • Common areas at gated community entries; • Private recreational facilities; • Common areas at primary and secondary entries; • Designated private access roadways, alleys, and associated parkway landscaping; • Vehicular parking courts, alleys, and landscaping within individual neighborhoods; • Pathways, walkways, recreational facilities, end common areas distinct to individual neighborhoods; "The Madison Club" Specific Plan 22:L35 Amendment #1 +February 2005 6-6 Section Six Implementation • Internal slopes fronting streets and slope areas in the rear of homes above five feet in height; • All internal neighborhood open spaces and parks; and • Common areas at neighborhood entries. 6.7 Density Allocations The Madison Club Land Use Plan allocates density to the residential planning areas. The Madison Club "Residential Statistical Summary" included in the Specific Plan as part of Section 3, Plan Elements, describes the residential product types designated within The Madison Club. Variations in density allocations per planning area may occur at the time of final design of the planning area depending upon the residential product identified for development. Increases in allocation of density to a maximum of twenty five percent (25%) are permitted among the planning areas of The Madison Club provided the density attributed to the designated product is consistent with that identified in the "Residential Statistical Summary" of the Specific Plan Amendment and the overall density established for the Specific Plan Amendment Area is not exceeded. -The Madison Club" Specific Plan 22.035 Amendment #1 230,;February 200 6-7 Section Seven GENERAL PLAN CONSISTENCY 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 ❑ Traffic and Circulation ❑ Open Space ❑ Parks and Recreation ❑ Natural Resources ❑ Infrastructure and Public Services ❑ Environmental Hazards ❑ Cultural Resources The Madison Club Specific Plan Amendment has been prepared in a manner consistent with the goals and policies of the City of La Quinta General Plan. The following describes the goals and policies of the General Plan applicable to the Specific Plan Amendment and the relationship of the Specific Plan Amendment to the General Plan. 7.1 Land Use The following General Plan Land use policies are identified as applicable to The Madison Club Specific Plan Amendment project site. 7.1.1 General Land Use Policies Goal Y — Policy 3 The City shall continue to utilize planning tools as part of its overall economic development strategic plan. Implementation The Madison Club Specific Plan Amendment is a comprehensive planning tool covering as specific area of the City prepared for the purpose of implementing viable, quality development consistent with the General Plan. `The Madison Club" specific Plan 99-035 Amendment -#1 I 2994February 2005 7-1 Section Seven General Plan Consistency Goal 1 — Policy 4 Specific Plans of Land Use shall be required under the following circumstances: • For all projects of 10 acres or more in the Commercial Park, Industrial/Light Manufacturing, Tourist Commercial, Resort Mixed Use and Regional Commercial designations, prior to any land divisions or subdivisions. • For all projects proposing the integration of golf course, tourist commercial and residential uses. • For all projects proposing flexible development standards differing from the City's Development Code. Implementation The Madison Club Specific Plan Amendment proposes the development of an integrated golf course -oriented residential community incorporating flexible development standards and design guidelines to enable development of a cohesive master planned community. Goal 1 — Policy 5 All land use development proposals shall be consistent with all applicable land use policies and standards contained in the General Plan. Implementation The Madison Club Specific Plan Amendment defines the methods and requirements for development of the project and ensures that the General Plan Goals are consistently implemented for this specific area of the City. Goal 1 — Policy 8 The City shall carefully consider sphere of influence and subsequent annexations to accommodate growth. Implementation The Madison Club Specific Plan Amendment includes an additional 120 acres not part of the original SP 99-035. This subject property was annexed from the Sphere of Influence into the City limits and has been properly classified in the City's General Plan and Zoning documents. Goal 1 — Policy 10 The City shall maintain its "dark sky" ordinance. Implementation The Design Guidelines contain lighting design standards that encourage the use of ambient light or low level lighting that is directed downward, recessed, or shielded so that the light source is not visible or obnoxious from adjacent properties and other public viewpoints. "The Madison Club" Specific Placa 99-(735 Amendment � 2Q04February 2005 7-2 Section Seven 7.1.2 Residential Policies General Plan Consistency Goal 2 — Policy Y The City shall encourage the preservation of neighborhood character and assure a consistent and compatible residential land use pattern. Implementation The Madison Club Specific Plan Amendment maintains the land uses allowed for in the adopted Country Club of the Desert Specific Plan. These golf and residential uses are consistent and compatible with existing and future adjacent residential development. Goal 2 — Policy 2 Encourage compatible development adjacent to existing neighborhoods and infrastructure. Implementation The Madison Club Specific Plan Amendment maintains the land uses allowed for in the adopted Country Club of the Desert Specific Plan. These golf and residential uses are consistent and compatible with existing and future adjacent residential development. Goal 2 — Policy 3 The City shall discourage scattered development of residential subdivisions by requiring necessary improvement/extension of intervening roadways and infrastructure to serve new development. Implementation The Madison Club will be served by a hierarchy of roadways consistent with the Circulation Element of the City's General Plan that links to adjacent development and to the overall La Quinta area. The Master Plan of Infrastructure illustrates the major infrastructure components to be installed as part of the project's development, which will be coordinated with and approved by the designated agencies. Goal 2 — Policy 4 Density transfers may occur in Specific Plans when common area amenities and open space are provided. Implementation The Madison Club Specific Plan Amendment proposes to preserve the land use philosophy of SP 99-035 while providing a decrease in residential density and residential units permitted. Density transfers within the Specific Plan as proposed are consistent with the intent of the General Plan. "The Madison Club" Specific Plan 99-035 Amendment #1 2004February 2005 7-3 Section Seven Goal 2 — Policy 5 General Plan Consistency The City shall maintain residential development standards including setbacks, height, pad elevations, and other design and performance standards, which assure a high quality of development. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Section 4) and Development Regulations (Section 5) to regulate design and development of land uses within the Specific Plan Amendment Area. "The Madison Club" Specific Plan 99-035 Amendment #I ry'C004February 2005 7-4 Section Seven 7.2 Traffic and Circulation General Plan Consistency The following General Plan Circulation policies are applicable to and have been implemented in the Specific Plan. 7.2.1 Traffic and Circulation Policies Goal — Policy 2 Coordinate and cooperate with Caltrans, CVAG, Riverside County and adjoining cities to assure preservation of capacity and maximized efficiency along Washington Street, Jefferson Street, Highway 111, and other major roadways. Implementation The proposed circulation system serving The Madison Club is designed in conformance with the City's General Plan Circulation Element and contains street right-of-way standards for primary arterials consistent with City standards. Goal — Policy 6 Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart, and other non -vehicular use. Implementation Public trails, including a multi -use hiking, bicycling and equestrian trail, and a network of Class II bicycle trails will be constructed within the public right-of-way and easements adjacent to the project site as part of the development of The Madison Club. Goal — Policy 8 Coordinate with the Coachella Valley Water District and its consultants to assure the provision of all-weather crossings along critical roadways. Implementation The proposed circulation system to be constructed as part of project development will comply with all applicable City and Agency conditions. Goal — Policy 11 Streets within planned residential areas shall be installed and maintained as private streets, and shall be developed in accordance with development standards set forth in the Development Code and other applicable standards and guidelines. Implementation The internal streets within The Madison Club will be constructed as part of the project's development and will be maintained by a Homeowner's Association formed for ongoing maintenance of improvements with the Specific Plan Amendment Area. "The Madison Club" Specific Plan 99-035 Amendment #1 -10"Febru ry 2005 7-5 Section Seven General Plan Consistency Goal — Policy 13 Continue to implement the Image Corridors in the City, and identify new image corridors for streets brought into the City through annexation. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Chapter 4) of Development Regulations (Chapter 5), which regulate landform grading, landscape treatment, and building height to preserve General Plan Image Corridors along the project's perimeter streets. Goal — Policy 14 In order to preserve the aesthetic values on the City's streets, minimum landscape setbacks shall be as follows: Highway 111: 50 feet Other Major Arterials & Primary Arterials: 20 feet Secondary Arterials & Collector Streets: 10 feet Implementation Street right-of-ways proposed as part of the Specific Plan Amendment meet or exceed required landscape setbacks along the perimeter streets. Goal — Policy 15 The City shall maintain building height limits along Primary, Secondary, and Agrarian Image Corridors in its Development Code. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Chapter 4) of Development Regulations (Chapter 5), which regulate landform grading, landscape treatment, and building height to preserve General Plan Image Corridors along the project's perimeter streets. "The Madison Club" Specific Plan 99-035 Amendment) 2094February 2005 7-6 Section Seven 7.3 Open Space General Plan Consistency The following policies of the City's General Plan Open Space Element will be implemented as part of the County Club of the Desert Specific Plan. 7.3.1 Opera Space Policies Goal — Policy 6 Develop a comprehensive multi-purpose trails network to link open space areas. Implementation A 10 -foot -wide multi-purpose trail is proposed within the Madison Street right-of- way and landscape setback, consistent with the City's General Plan, which will provide an equestrian trail corridor; address recreational needs of equestrians, pedestrians and bicyclists; and link the project with other open space areas of the City. "The Madison Club" Specific Plan 99-035 Amendment #1 2604February 2005 7-7 Section Seven General Plan Consistency 7.4 Parks and Recreation The following policies, contained in the General Plan Park and Recreation Element, are applicable to the County Club of the Desert Specific Plan and will be implemented as part of project development. 7.4.1 Parks and Recreation Policies Goal 3 — Policy 2 The City should strive to achieve a standard of at least 3.0 acres of parkland for every 1,000 residents. Implementation In addition to the public trails constructed as part of the project's development, Development Impact Fees will be established and paid by The Madison Club developers including fees for public park improvements. Goal 3 — Policy 4 The City shall develop and implement plans for linkages between open space areas, parks, recreational facilities, and important cultural resources. Implementation A network of 10 -foot -wide multi-purpose t-.F�-k5trails are proposed within the Madison St-Feetand Monroe Streets and Avenues 52 and 54 right -of -%.%;,1. was and landscape setbacks, consistent with the City's General Plan, which will provide were Tonal trail corridors; address recreational needs of equestrians, pedestrians and bicyclists; and link the project with other open space areas of the City. ,The Madison Club" Specific Plan 99-035 Amendment I 2$84February 2005 7-8 Section Seven 7.5 Natural Resources 7.5.1 Air Quality Policies General Plan Consistency Goal 3 — Policy 4 The City shall encourage growth around activity centers and arterial streets to provide more efficient travel patterns and transit service. Implementation The Madison Club is serviced by and immediately adjacent to Primary Arterial streets. Goal 3 — Policy 5 The City shall promote the development of alternative modes of transportation to reduce motor vehicle emissions. Implementation A multi-purpose trail for hiking, bicycling and equestrian users, and a Class II bicycle trail network will be constructed as part of The Madison Club development. Golf carts will be an alternative transportation mode within the development as residents travel from home to the community's private amenities including golf course, clubhouse, and pool. Goal 3 — Policy 6 New development shall be designed and constructed in a manner, which minimizes the emission of project related pollutants. Implementation Project construction methods will comply with adopted City and Regulatory Agency standards, which minimize the emission of project -related pollutants. 7.5.2 Energy and Mineral Resources Policies Goal 2 — Policy 1 The City shall encourage the incorporation of energy conservation features in the design of all new construction and the installation of energy-saving devices in existing development. Implementation Residential and Clubhouse construction will comply with Title 24 (Energy Efficiency Standards) requirements and incorporate energy saving features and resource conserving fixtures. I"The Madison Club" Specific Plan 99-035 Amendment u 1 2GWebruary 2005 7-9 Section Seven General Plan Consistency Goal 2 — Policy 2 The City shall promote the development and use of alternative, clean, renewable energy resources. Implementation The Specific Plan Amendment encourages the design and construction of solar energy panels as an integral part of roof design using appropriate materials, colors, and locations. Goal 2 — Policy 3 The City shall promote energy conservation in transportation. Implementation The Madison Club Specific Plan Amendment encourages the use of alternative transportation modes including development of trails for equestrian, pedestrian and bicycle users, and through the use of golf carts for local circulation. 7.5.3 Biological Resources Policies Goal — Policy 1 The City shall continue to participate in regional efforts to protect wildlife habitat, including sensitive, rare, threatened, or endangered species. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). Goal — Policy 2 Staff shall review all development applications for vacant land for their potential impacts to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement, except as described below. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included it the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). `The Madison Club' Specific Plan 99-035 Amendment #1 20044February 2005 7-10 Section Seven General Plan Consistency Goal — Policy 3 Native, drought -tolerant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, non-native species shall be discouraged. Implementation The plant palette in the Design Guidelines (Section 4) of the Specific Plan Amendment provides direction for using plant material requiring low supplemental water, minimal maintenance, and well adapted to the soil and climate conditions of the Coachella Valley. Goal — Policy 4 Unique and/or valuable biological resources shall be preserved as Open Space to the greatest extent practical. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). Goal — Policy 5 Sensitive habitat areas shall be buffered from urban development to the greatest extent practical. Implementation The Madison Club Specific Plan Amendment area has been extensively used for agricultural operations. The natural vegetation and soils conditions that once occurred throughout the project area have been significantly altered through agricultural uses. The project will comply with the mitigation measures included in the certified FEIR and any Addendums thereto prepared for the approved Country Club of the Desert Specific Plan (SP 099-035). 7.5.4 Paleontological Resources ,Polices Goal — Policy 1 The City shall require the preparation of paleontological resource analyses by a qualified paleontologist for all development proposals, which occur in areas of High Sensitivity. Implementation The Madison Club Specific Plan Amendment will comply with the mitigation measures recommended in the certified EIR and any Addendum prepared for the Specific Plan Amendment. "The Madison Club= specific Plan 99-035 Amendment 1 2004February 2005 7-11 Section Seven 7.5.5 Water Resources Policies General Plan Consistency Goal — Policy 1 The City support shall support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. Implementation The domestic water service for The Madison Club Specific Plan Amendment will be provided by CVWD via an existing water main in Avenue 54 and additional water lines in perimeter road right-of-ways as needed. Goal — Policy 2 The City shall continue to promote groundwater recharge efforts. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to localized retention basins. Goal — Policy 4 The City shall ensure that surface water resources are protected. Implementation The conditional fourteen well sites for the Hideaway and The Madison Club will be provided by a combination of on-site and off-site locations consistent with CVWD domestic water agreements. Goal — Policy 6 All development plans shall be reviewed for their potential to create surface and ground water contamination hazards from point and non -point sources. Implementation Per the Certified EIR and any Addendums prepared as part of the Specific Plan Amendment, the golf course operator will prepare a Golf Course Management Plan that includes a chemical management plan to reduce golf course irrigation runoff and percolation into the groundwater basin. 'The Madison Club" Specific Plan 99-035 Amendment #T -20"February 2005 7-12 Section Seven General Plan Consistency 7.6 Infrastructure and Public Services 7.6.1 Emergency Services Policies Goal — Policy 1 The City shall continue to support a high level of fire code enforcement as a means to identify and remedy unsafe structural conditions, protect property values, and enhance quality of life. Implementation New construction will comply with all applicable UBC criteria and Fire District conditions. 7.6.2 Educational Facilities Policies Goal — Policy 3 The City shall support the process of securing school impact mitigation fees from developers in accordance with state law. Implementation The developers of The Madison Club will pay school fees, to address the school needs of the project area. 7.6.3 Surface Water and Storm Brain Policies Goal — Policy 2 All drainage facilities identified in the Comprehensive Drainage Master Plan shall be constructed to conform to the requirements and standards of the City and CVWD. Implementation Project drainage will comply with the applicable City of La Quinta and CVWD standards. Goal — Policy 3 All new development shall include on-site retention/detention basins and other necessary storm water management facilities to accommodate runoff from the 100 - year storm. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. Goal — Policy 4 The City shall assure that roadway storm water facilities are designed, constructed, and maintained in a manner, which eliminates standing water and flooding. "The Madison Club"Specific Plan 99-035 Amendment #1 200 February 2005 7-13 Section Seven General Plan Consistency Implementation Perimeter project roadways will be constructed per City of La Quinta specifications, including applicable roadway storm water facilities as needed. 7.6.4 Solid Waste Management" Policies Goal — Policy 1 The City shall assure that municipal waste is properly collected and disposed of to minimize associated health and environmental risks. Implementation An existing 27" gravity sewer main exists in Madison Avenue installed in conjunction with the Hideaway. An on-site sewer collection system will be constructed with connection to the existing Madison Street main. 7.6.5 Domestic Water Policies Goal — Policy 1 The City shall assure adequate, high-quality potable water supplies and facilities are provided to all development in the community. Implementation The domestic water service for The Madison Club Specific Plan Amendment will be provided by CVWD via an existing water main in Avenue 54 and additional water lines in perimeter road right-of-ways as needed. Goal — Policy 3 New development projects shall be required to use native, drought -tolerant landscaping materials to promote and enhance water conservation efforts. Implementation The plant palette in the Design Guidelines (Section 4) of the Specific Plan Amendment provides direction for using plant material requiring low supplemental water, minimal maintenance, and well adapted to the soil and climate conditions of the Coachella Valley. 7.6.6 Sanitary Sewer Policies Goal — Policy 1 The City shall assure the provision of adequate sanitary sewer collection and treatment services and facilities to all development in the community. Implementation An existing 27" gravity sewer main conjunction with the Hideaway. An constructed with connection to the exists in Madison Avenue installed in on-site sewer collection system will be existing Madison Street main. "The Madison Club" Specific Plan 99-035 Amendment "11 2094February 2005. 7-14 Section Seven 7.6.7 Public Utilities Policies General Plan Consistency Goal — Policy 1 New development shall finance its share of public utilities infrastructure and improvements required to accommodate the development. Implementation The Specific Plan Amendment contains an infrastructure plan for the provision of adequate public utilities / infrastructure which will be improved as part of the project development. Goal — Policy 2 The City shall provide continuous, affordable public utilities, including telephone, electric, natural gas, and cable services, to meet the domestic and commercial needs of the community. Implementation Public utilities for The Madison Club will be provided by the City and local agencies. Goal — Policy 3 All utility and electric wires up to 34.5 kilovolts serving new development shall be installed underground. Implementation Existing overhead utility lines adjacent to the project area will be underground per City requirements. High voltage lines which cannot be placed underground are exempt from this requirement with Imperial Irrigation District approval. Goal — Policy 4 Aboveground utility facilities including but not limited to well sites, water reservoirs, communication facilities and utility maintenance areas, shall be designed in a manner, which minimizes potential environmental hazards and visual impacts to surrounding properties. Implementation The Madison Club Specific Plan Amendment contains Design Guidelines (Section 4) that require above ground utility facilities to be screened by walls, fenced and / or plant material. "The Madison Club" Specific Plan 99-035 Amendment #1 sN04 February 2045 7-15 Section Seven 7.7 Environmental Hazards General Plan Consistency The following policies of the General Plan Environmental Hazards Element will be implemented within The Madison Club Specific Plan. 7.7.1 Hazardous Materials Policies Goal — Policy 4 To reduce the potential impacts of subsurface sewage disposal systems on human health and the environment, the City shall encourage, to the greatest extent practical, the connection of new development to the Coachella Valley Water District's sewage collection system. Implementation An on-site sewer collection system will be constructed as part of The Madison Club development with connection to the existing sewer main in Madison Street. 7.7.2 Geologic and Seismic Hazards Policies Goal — Policy 2 Development in areas subject to rock fall, landslide, liquefaction, and/or other associated hazards, as depicted in the MEA, shall be required to prepare detailed geotechnical analyses, which include mitigation measures designed to reduce potential hazards below levels of significance. Implementation Prior to design and construction of structural improvements, the project developers will have design level geotechnical evaluations conducted. Recommendations and geotechnical design considerations will be formatted and implemented based on the evaluation findings. Goal — Policy 3 Development in areas subject to collapsible or expansive soils shall be required to conduct soil sampling and laboratory testing and to implement mitigation measures, which minimize such hazards. Implementation Prior to design and construction of structural improvements, the project developers will have design level geotechnical evaluations conducted. Recommendations and geotechnical design considerations will be formatted and implemented based on the evaluation findings. Goal — Policy 5 To minimize the hazards associated with ground shaking and other seismic events, all new structures shall be built in accordance with the latest version of the Uniform Building Code (UBC) and/or International Building Code. "The Madison Club" Specific Plan 99-035 Amendment_: 2994February 2005 7-16 Section Seven General Plan Consistency Implementation All foundations and structures will be designed and constructed in accordance with UBC criteria as adopted by the City of La Quinta. Goal — Policy 9 All new development shall be required to minimize, to the greatest extent practical, blowsand and other wind erosion hazards affecting properties downwind. Implementation As a condition of approval for grading of The Madison Club site, contractors will be required to follow City approved measures for reducing fugitive dust emissions. 7.7.3 Flooding, and Hydrology Policies Goal — Policy 5 Drainage policies and development standards shall provide for a reduction in runoff from developed lands and shall be consistent with local and regional storm water management plans. Implementation Project drainage will be handled with private storm drains collecting rainfall runoff and conveying it to numerous, localized retention basins. "The Madison Club" Specific Plan 99-035 Amendment #! 2004February 2005 7-17 Section Seven General Plan Consistency 7.8 Cultural Resources The following policies of the General Plan Cultural Resources will be implemented within The Madison Club Specific Plan. 7.8.1 Historic Preservation Policies Goal I — Policy 1.2 The City shall consider the identification of cultural resources as an integral part of the planning process. Implementation The Madison Club Specific Plan Amendment will comply with the Cultural Resources mitigation measures contained within the Certified FEIR and any Addendums prepared for the Specific Plan Amendment. Goal 2 — Policy 3.2 The City shall use its regulatory power to ensure the proper protection of cultural resources and avoid or minimize adverse effects on such resources from private projects that require discretionary City actions. Implementation The Madison Club Specific Plan Amendment will comply with the Cultural Resources mitigation measures contained within the Certified FEIR and any Addendums prepared for the Specific Plan Amendment. "The Madison Club" Specific Plan 99-035 Amendment #1 2094February 2005 7-18