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SP 87-009 Village at La Quinta - REPEALED 19984 1 6 1 r,`.��t ; Air' "• � i, � f" \� 111,1 ,► �I,s��.' f ��+J_ �. 00 A, jjj;�1111111111 i \ �� 'N` 'N4 Ilk J - ` ;� �. ' � �,,��' • y o '�,+5� 1 r� 'ice= I%' � } y •�I'+f1 fail" � 'S"`t ,k�� • .y �f a r I� X ��"I uX91121"wWMA t IOr 'Ent ;�, ►� .i:. Y,{' f i � «,k ' ,1 ��'� �` �. ,� _ 1 !q _ 7I, S f 1, _��+�.. � ��. �.�.` '3� t / .�1 � i..� � i5 1' 1 i.�ellii.`.�1�'1"y 1 .y. Ir .:gyp: *1��i;`-i. i'". �t-ld,;+`il `'fi �'i.'��I;'�j�7`�Fc�•7'`. :�I ��.c.t G��}'�i��':•i�:��:S�N��'t11i[rf�y�{I�E.:�,J ''34C{»{iR '. i.' 1 ii � 11c.6.�I1� I[I��+?• 11 f • i �� . �~.�� 1. Y r�' III � 1 I�r7 + ,y �� if I .y � i ,�1y� A/ - i � •'� `��,uq' �'� _ I �/ it a�- � �II i l�, - Vi�'.�'.l� V�' [ 1 r.� � M � 1.�' � � V `� �f:'t` •� �� Y' i .Itil� ry,.. F:i�; {' � i� 't;.. � �� r� �` ! 1� � F '.��`�ii ' EP � � •s�E '� � 1�'�! � � �i I„ ,!f�1:1;;'I. + +li• ei� �� f� ` � �� " ' ��r 1'�:� - +Ir} 1'' 41i4t = }i l �,RI� f R• , C..� Il '� ! ? 1� i .,e. k A f " ,51' lir j Y ,,'r ►� �� "'r, �r� �JJ f �.,1 -�[ ` �'.;i� ; �' " — :v.. � f� �` "J .+'l •.. v+ c$ .�i i..�' � •' � •trs r, ']t. � ..i�ij "Y-{:�'1�} tR��+)3t1�"lit: ��I'si'1�• 1�:�� i, � � . 1�� 1 �el`ii,'T�!\ *� ��:Mi��r�?'':i3�+�' ! :=t:.!s'r'�+iiH�T�L4-i+�1_;kry�*Jit:ei'Y3"�1idie�i`��i'�':_f:#�:41��1:�.1i•'ar.+:11'r�` _:i�iL►� .* ; _ '� ;a�f"�i'r�''y i��J,��+"/f THE VILLAGE AT LA QUINTA SPECIFIC PLAN Adopted by the City of La Quinta February 2, 1988 Prepared by Smith, Peroni & Fox, Planning Consultants, Inc., September 1987 CITY OF LA QUINTA City Council William Hoyle, Dale Bohnenberger John Pena, Judith Cox, Stanley L. Sniff, Planning Commission Mayor Mayor Pro Tem Councilmember Councilmember Councilmember John Walling Lucia Moran Sue Steding John R. Bund, II Peter S. Zelles Thomas A. Thornburgh (term expired) Kimberley Brandt (resigned) City Staff Ronald City Manager Planning Director City Engineer Contract City Engineer Kiedrowski, Murrel Crump, Frank Reynolds, Robert Weddle, LO m Q 131 CITY COUNCIL RESOLUTION NO. 88-7 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A SPECIFIC PLAN FOR THE AREA DESIGNATED AS VILLAGE COMMERCIAL AND SURROUNDING ENVIRONS. SPECIFIC PLAN NO. 87-009 VILLAGE AT LA QUINTA COMMERCIAL AREA WHEREAS, the Planning Commission has recommended approval of Specific Plan No. 87-009, pursuant to Government Code Section 65500 et seq., and has transmitted the same to the City Council in compliance with Section 65502 of said Code; and, WHEREAS, the City Council has held at least one Public Hearing on Specific Plan No. 87-009, as required by Section 65503 of the Government Code; and, WHEREAS, the Specific Plan, as amended, is consistent with the adopted goals and policies of the La Quinta General Plan; and, WHEREAS, the Specific Plan will provide necessary guidelines to help insure the orderly and compatible development of private lands and public improvements; and, WHEREAS, Environmental Assessment No. 87-079 was prepared in accordance with the requirements of the California Environmental Quality Act, and although implementation of the Specific Plan could have a significant impact on the environment, the incorporation of mitigation measures into the Plan, in accordance with the La Quinta General Plan Master Environmental Assessment, will mitigate these impacts to the extent feasible. 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 the matter; and, 2. That the filing of a Negative Declaration of environmental impact is hereby authorized; and, MR/RESOCC.010 132 3. That Specific Plan 87-009 is hereby approved, subject to the inclusion of amendments contained in Exhibit A, attached hereto. APPROVED and ADOPTED this 2nd day of February, 1988, by the following vote, to wit: AYES: Council Members Bohnenberger, Cox, Pena, Sniff, Mayor Hoyle NOES: None ABSENT: None ABSTAIN: None ATTEST: AUNDRA L. JUHO , City Clerk City of La Quinta, California APPROVED AS TO FORM: /�.. liber BARRY B DT,CitAttorney City of La Quinta, California MR/RESOCC.010 �F LLIAM R. OYLE, Ma or City of La Quinta, California CITY COUNCIL RESOLUTION NO. 8g_7 EXHIBIT A The text and illustrations of the Specific Plan document are hereby amended to include in its final adopted form the following items: 1. Existing foliage within the Specific Plan area shall be retained to the extent possible and feasible. 2. Avenida Bermudas shall be developed with a specific design theme, including the incorporation of landscaped median islands, paving materials with particular attention to intersections and pedestrian crosswalks, and other features similar to those found in Calle Estado and Avenida La Fonda, the details of which shall be developed in an implementation program. 3. If deemed appropriate, through the amendment of the La Quinta General Plan, the right-of-way width for Avenida Bermudas may be reduced from 88 feet to 64 feet, allowing for wider intersections to accommodate turning movements. 4. A design element and theme shall be established for the following areas of the Village Plan as a part of the implementation program: a. The parking lot on the south leg of Montezuma. b. The rear street/alley parking areas on both sides of the park site; specifically, the parking areas adjacent to the residential district south of the park. C. The entranceways to alleys (i.e., behind Estado and La Fonda) to be enhanced with special paving texture, landscape/design features. 5. Initial improvement of streets JPhase One) shall focus on the development of Calle Estado and Avenida La Fonda, with other improvement extending on from those streets. 6. Key facilities or areas in proximity to the Village area or its entrances shall be developed in sympathy to the design objectives stated in the Plan. This shall include public land development, including the Civic Center site on the southwest corner of Washington Street and Avenida Tampico. MR/RESOCC.010 TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1 1.0 PURPOSE AND SCOPE OF SPECIFIC PLAN 5 1.1 Purpose 5 1.2 Legislative Authority 5 1.3 Methodology 6 1.4 Scope of Specific Plan 6 2.0 BACKGROUND ON THE CITY OF LA QUINTA 7 2.1 Historical Background 7 2.2 La Quinta Today - A Demographic 4.4.2 The Site 46 Profile 10 2.3 Climate 11 3.0 EXISTING CONDITIONS IN THE VILLAGE AREA 13 3.1 Introduction 13 3.2 Project Boundaries 13 3.3 Areas 15 3.4 Topography 16 3.5 Land Use and Zoning 16 3.6 Proposed Projects 22 3.7 Subdivision Pattern and Ownership 22 3.8 Circulation and Traffic 26 4.7.1 Calle Estado and Avenida 3.8.1 Access 26 La Fonda 3.8.2 Circulation Problems 27 4.7.2 The Park 3.8.3 Traffic Accidents 30 4.7.3 Treatment of the Block North 3.8.4 City Circulation Plan 31 3.9 Infrastructure 31 4.7.4 The Arts Theme 3.9.1 Water Distribution System 31 Landscaping and Streetscape Elements 3.9.2 Wastewater Treatment System 33 4.8.1 Landscaping 3.9.3 Flood Control 34 3.10 Visual Character 34 3.11 Development in the Vicinity 4.8.4 Water Features of the Village 37 3.12 Market Demand and Development 4.8.6 Lighting Capacity 39 3.13 Problems and Opportunities 42 Page 4.0 THE SPECIFIC PLAN 45 4.1 1 ntroduction 45 4.2 General Plan Policies and their Relationship to the Specific Plan 45 4.3 Problem Issues 46 4.4 Planning Philosophy 46 4.4.1 Climate 46 4.4.2 The Site 46 4.4.3 History and Design Theme 46 4.5 Land Use Plan 48 4.6 Circulation and Parking 54 4.6.1 The Major Access Street Network 55 4.6.2 The Street Network Within the Village 55 4.6.3 The Parking System 63 4.6.4 The Servicing Network 67 4.6.5 The Pedestrian Network 69 4.7 Urban Design Plan 70 4.7.1 Calle Estado and Avenida La Fonda 73 4.7.2 The Park 77 4.7.3 Treatment of the Block North of Avenida La Fonda 77 4.7.4 The Arts Theme 77 4.8 Landscaping and Streetscape Elements 79 4.8.1 Landscaping 79 4.8.2 Shade Features 83 4.8.3 Surfaces 83 4.8.4 Water Features 85 4.8.5 Street Furniture 85 4.8.6 Lighting 85 4.8.7 Signs 86 TABLE OF CONTENTS Page Page 4.9 Infrastructure Plans 87 6.4 Building Design 110 4.9.1 Water Distribution System 87 6.4.1 General Conditions 110 4.9.2 Wastewater Treatment 89 6.4.2 Building Components 4.9.3 Flood Control 91 General Recommendations 111 4.10 Implementation 93 6.4.3 Building Components 4.10.1 Continuing Studies Related to Specific Recommendations 111 the Specific Plan 93 6.4.4 Colors 116 4.10.2 Implementation Actions to be Undertaken 6.4.5 Building Materials 117 following the Specific Plan's 6.4.6 Lighting 117 Adoption 94 6.5 Signs 117 4.10.3 Capital Improvement Programs 6.5.1 Building Signs 117 and Funding 94 6.5.2 Street Signs and other Public 4.10.4 Business Assistance 96 Signs 118 4.10.5 Marketing 96 6.6 Streetscape 119 6.6.1 Street Lighting 119 5.0 DEVELOPMENT GUIDELINES - PREAMBLE 99 6.6.2 Street Furniture 119 5.1 Introduction 99 6.6.3 Utilities 120 5.2 Objectives 100 6.7 Village Parking 120 5.3 Design Theme 100 6.8 Maintenance Considerations 122 5.4 Architectural Vernacular 101 6.9 Land Uses Permitted in the Village 123 5.5 Use of the Development Guidelines 102 6.10 Factors for Evaluation 124 6.0 DEVELOPMENT GUIDELINES 103 6.1 Site Planning 103 7.0 ENVIRONMENTAL ASSESSMENT 125 6.1.1 Pedestrian Orientation 103 6.1.2 Automobile Orientation 103 8.0 BIBLIOGRAPHY 131 6.1.3 Setbacks/Yards 104 6.1.4 Building Orientation 105 9.0 ORGANIZATIONS AND PERSONS CONSULTED 133 6.1.5 Building Height S Scale 105 6.1.6 Screening 105 6.2 Relationship to Adjoining Buildings and Sites 106 6.3 Landscape and Treatment of Outdoor Spaces 106 6.3.1 Landscape 107 6.3.2 Hardscape 109 6.3.3 Waterscape 109 r List of Figures Page 2-1 Location Map 7 3-1 Vicinity Map 12 3-2 Boundary of the Village 13 3-3 Areas 14 3-4 Existing Land Use 17 3-5 Aerial Photo 18 3-6 Vacant Land 20 3-7 Existing Zoning 22 3-8 Proposed Projects 23 3-9 Existing Street Pattern 25 3-10 Ownership 24 3-11 Existing Circulation Routes 26 3-12 Problem Intersections and Streets 28 3-13 Traffic Accidents 1984-86 30 3-14 City Circulation Plan 31 3-15 General Plan Streets 30 3-16 Existing Infrastructure 32 3-17 Flood Zones 34 3-18 Development in the Vicinity of the Village 39 4-1 Land Use Plan 49 4-2 Street Network 58 4-3 Alternative Park Area Concepts 60 4-4 Recommended Park Area Plan 61 4-5 Parking System 62 4-6 Servicing 66 4-7 Pedestrian Network 68 4-8 Urban Design Plan 71 4-9 Alternative Street Treatment 72 4-10 Avenida La Fonda 74 4-11 Calle Estado 75 4-12 Urban Design Plan for the Park 76 4-13 Urban Design Concept for 77 Tampico/La Fonda Block 4-14 Landscaping Concept 80 4-15 Proposed Water System 88 4-16 Proposed Sewage System 90 4-17 Flood Control 92 7-1 Soil Map 123 List of Tables Page 2-1 Statistical Profile of the City of La Quinta - 1987 10 2-2 Climate Statistics 11 3-1 Existing Land Uses 16 3-2 Existing Commercial/ Institutional Space in the Village 19 3-3 Proposed Projects in the Village 22 3-4 Problem Intersections and Streets 29 3-5 Existing and Proposed Projects in the Vicinity of the Village 38 3-6 Projected Village Core Space Demand 40 3-7 Net Demand for Commercial Space by 2010 40 3-8 Village Land Capacity 40 4-1 Summary of Area Characteristics 48 4-2 Estimate of Parking Demand for Undeveloped Land in the Core 63 4-3 Landscape Concept 80 4-4 Implementation Program 93 6-1 Plant List 108 r' L C L r L EXECUTIVE SUMMARY EXECUTIVE SUMMARY Roundaries The Village at La Quinta is the "downtown" for the City of La Quinta. It comprises 96 gross acres of land, the boundaries of which are shown on the adjacent map. The net area (excluding streets) is 77.8 acres, and of this 31.4 acres are vacant. Purpose of the Specific Plan The purpose of this Specific Plan is to guide the development of the Village by establishing a framework and guidelines which wi II influence subsequent actions by the City of La Quinta, agencies, developers and property owners. The Specific Plan establishes land uses, circulation, public parking, and public improvements for the Village, and provides development guidelines to ensure that a high level of design quality is achieved. Existing Conditions Originally laid out in the 1930's as a part of a winter resort community the Village has never evolved as a "downtown". Development has occurred in a random manner and many parcels are still undeveloped. An analysis of the existing conditions shows that there are both problems and opportunities to be dealt with in the Specific Plan. The problems and opportunities are as follows: Problems - The Village does not have good, direct street access. - The street network within the Village has several poorly designed intersections. - There is no central wastewater treatment system; all properties presently rely on septic tanks. �� '� to ... �.7• tear sa tea rear �a tca. �a tea o t¢a IIIII� � tet. tca o. tes td+r Protection from flooding generated within the Cove is needed. The existing water distribution system is substandard and does not meet the fireflow required for commercial development. Opportunities - The rapid growth of the City, the large number of projects in the vicinity of the Village and the influx of residents with higher incomes provide a strong basic market for the Village. - The large amount of vacant land allows greater flexibility for planning and development than would be the case in a built-up area. - The Village has several attractive features, such as the Park, that can be retained and enhanced. Orchard to remain Area Five - higher rest enual uses Area Four - La Quii ar --commercial u community facilities commercial I - commercial - mixed uses parking lots .». pedestrian li The Specific Plan The Specific Plan for the Village proposes a mixed use development with commercial uses such as shops, offices, eating places and some residences set in a predominantly pedestrian environment. The Specific Plan seeks to create a diversity and richness in the Village by enhancing the different characteristics of areas within the Village. Area One - North of Calle Tampico there will be commercial uses such as offices set in landscaped parking areas. Area Two - Between Calle Tampico and the alley south of Calle Estado will be the core of the Village. Here will be the highest concentration of retail and nffira I Icoc with pedestrian walkways Calle Estado and Avenida will be completely re - to accommodate both 2 Area One - commercial uses - wit on-site parking Area Two - commercial core - pe estnan walkways and plazas Area Three - mixed commercial and rest ential uses - lower density - intensive landscaping 1 pedestrians and parking for vehicles in a shaded and landscaped setting. Area Three- Between Calle Cadiz and the Avenue 52 Extension the existing ambience created by the narrow streets and lush landscaping will be maintained and enhanced with additional landscaping. It will be suburban in character with a mixture of commercial uses and at least interim residential uses. Area Four - The Park will be retained as an important feature in the Village. It will require re -configuration in order to solve some of the circulation problems. The plan proposes commercial office uses around the park, and two sites are identified for public or quasi -public uses. Area Five - The residential area adjoining the Village on the west will be retained for higher density housing to serve people wishing to live close to downtown. Public parking and commercial facilities on Avenida Bermudas will be buffered with walls and landscaping from adjacent homes. The Specific Plan includes recommendations for the phased upgrading of the streets and the infrastructure in the Village. The Specific Plan proposes a design theme for the Village based upon the concept of a DESERT OASIS. The oasis concept stresses the importance of designing for the desert climate by emphasizing the creation of shade and the use of appropriate materials. Other elements of the design theme are: 3 designing for a PEDESTRIAN SCALE; compatibility with La Quinta's HISTORIC ARCHITECTURAL VERNACULAR (as exemplified in the La Quinta Hotel, Tennis Club and Hacienda del Gato); and an ARTS THEME. The arts theme will permeate the Village. Developers are encouraged to provide for galleries, artists workshops and studios, and also for temporary art exhibitions. The permanent display of art work on buildings and in public spaces will also be promoted. Development Guidelines are included in the Specific Plan. The objectives of the guidelines are as follows: ° To implement the policies adopted in the City of La Quinta's General Plan. ° To guide property owners, developers, architects, and other design professionals. ° To ensure that a high level of design quality is achieved in the Village. ° To ensure that there is compatibility between projects in the Village . ° To establish criteria for the evaluation of projects. ° To encourage designs and plans that are appropriate to the desert climate. ° To establish an architectural theme throughout the Village. ° To encourage and promote the presence of art in the Village. Implementation The Specific Plan will be implemented through close cooperation between the City and private landowners and developers. Actions that the City can take are summarized as follows: Continuing Studies Related to the Specific Plan ° Cost analysis of proposed capital improvements and maintenance costs. ° Analysis of the Integrated Facility Financing Program and its applicability to the Village. ° Feasibility analysis of the parking district concept. ° Feasibility analysis of the arts in public places ordinance. ° Design of special directional and street signs for the Village. Implementation Actions following Specific Plan adoption ° Revision of the Redevelopment Plan to conform with the General Plan and the Village Specific Plan. ° Creation of special districts as required. ° Adoption of the Village Commercial zoning ordinance. ° Adoption of the arts in public places ordinance. ° Adoption of a phased capital improvements program. Capital Improvements Program ° Infrastructure improvements (flood control measures, replacement of substandard water mains, installation of sewer mains). ° Street improvements. ° Construction of public parking facilities. ° Installation of new directional and street signs in the Village. ° Improvement of La Quinta Park (in conjunction with the Coachella Valley Recreation and Park District) . 4 Business Assistance ° Coordination with Riverside County Economic/ Community Development to provide loans to businesses in the Village under a variety of programs. Marketing ° Coordination with the Chamber of Commerce, Riverside County Economic/ Community Develop- ment and local businesses to promote the Village as a viable location for investment and develop- ment. n L u 1.0 PURPOSE AND SCOPE OF SPECIFIC PLAN 1.0 PURPOSE AND SCOPE OF THE SPECIFIC PLAN 1.1 Purpose The purpose of this Specific Plan is to guide the future development of the Village at La Quinta. The Specific Plan establishes the framework and guidelines which will influence subsequent actions by the City, agencies, developers, and property owners. The Specific Plan possesses a greater level of detail than is contained in the City's General Plan, and, as such, lies between the General Plan and the precise plans for construction such as tract maps, plot plans and building plans. The Specific Plan establishes the distribution of land uses in the Village and the basic street system and parking to serve the uses. The Specific Plan incorporates guidelines for the treatment of public facilities, such as streets, public parking, parks and infrastructure. The Specific Plan includes a phasing program and strategies for implementation. The Specific Plan also provides guidelines for the development of private property within the Village. It does not supersede the Zoning Ordinance, but rather complements it with additional standards appropriate for the Village. In guiding private development the Specific Plan attempts a balance between the rights of the private developer and property owner, and the interests of the community. The Specific Plan does not deal with the interior spaces and design of buildings. But it does provide guidance for the treatment of the exterior of a building - its public face. The development of the Village will be carried out by many different owners, developers, architects and builders. The Specific Plan provides the basis for ensuring first that individual projects are completed in harmony and not in conflict with one another, second that the freedom exercised by individual designers is tempered by a respect for the surrounding neighborhood, and third that individual goals complement the community's goals. 5 1.2 Legislative Authority The legislative authority for a Specific Plan is established in Sections 65450 through 65453 of the California Government Code. Section 65450.1 states that... "The legislative body or planning agency may designate areas within a city ... for which the development of a specific plan may be necessary or convenient to the implementation of the General Plan". Section 65451 discusses the contents of a Specific Plan, which should include regulations, conditions and programs regarding the following: (a) Location and regulation of buildings and land uses. (b) Location and standards for streets and trans- portation facilities. (c) Standards for population density and building density, and provisions for water supply, sewage disposal, storm water drainage and the disposal of solid waste. (d) Standards for the conservation and develop- ment of natural resources. (e) Implementation of the open -space element. (f) Other measures as may be necessary to ensure the execution of the General Plan. The General Plan for La Quinta designates the Village area with a special land use "Village Commercial", and states further that "La Quinta land use policy places special emphasis on the Village as the historic center of year-round commercial, residential and related activity". More specifically, General Plan Policy 6.3.5 states: "The City shall prepare and adopt a Specific Plan for the Village at La Quinta Area as soon as possible with specific design standards including landscaping, signing, building architecture, and streetscape criteria". This Specific Plan has been prepared in conformance with the California Government Code and the City of La Quintals General Plan. 1.3 Methodology The methodology used in preparing the Specific Plan aimed at obtaining internal input as well as input from the broader Community during the planning process. Features of the working method included: 1) A complete survey of the Village area on foot using photographs and sketches as documentation. 2) The continuing participation of the City Planning staff in the planning process. 3) The publication of periodic newsletters on planning progress. 4) A mail -out survey of property owners, the results of which are on file with the City. 5) The holding of a public workshop. 6) Interviews and meetings with elected officials, City staff, property owners, businessmen, and residents. 7) Meetings with local agencies. 8) Review and analysis of the City's data, reports and previous studies for the Village area. 9) Extensive review by the City of this Specific Plan report prior to its completion. 1.4 Scope of Specific Plan Report This Specific Plan report is arranged in a sequence that shows how the plan itself has evolved in response to the existing conditions in the Village. Following this first section is a discussion of the historical background and a demographic profile of the City. Section 3.0 discusses the existing 6 conditions in the Village, and includes summaries of a recent market study. Section 4.0 presents the Specific Plan itself. Subsections cover such issues as land use, circulation and parking, urban design, landscaping, infrastructure, phasing and implementation. Section 5.0 and 6.0 describe the guidelines that will influence the development of the Village. The final section, 7.0, presents an environmental assessment of the Specific Plan. To the extent that the Specific Plan is a mechanism for implementing the City's General Plan, many environ- mental issues have already been covered in the environmental assessment prepared for the General Plan. Therefore the assessment in this Specific Plan document focuses on any changes proposed and on information provided since completion of the General Plan. L r L 2.0 BACKGROUND ON THE CITY OF LA QUINTA 2.0 BACKGROUND ON THE CITY OF LA QUINTA L L 2.1 Historical Background The City of La Quinta is located at the eastern end of the Coachella Valley 22 miles from Palm Springs and 128 miles from Los Angeles. The City was incorporated in 1982. The original inhabitants of the La Quinta area were the Cahuilla Indians who settled there because of the availability of water. The groundwater table was high and a well could be created by digging down a few feet. The area was also prone to severe flooding. The flood water would collect in a natural sump, where the Village is now located, forming an ephemeral lake. The first known non-indian resident of La Quinta was Dean Marshall, a paint manufacturer from Los Angeles who constructed a home for himself and also planted an orchard of date palms as a commercial venture. The first significant event in the pioneering development of the area was the construction of the La Quinta Hotel in 1926. The hotel was built by Walter Morgan, the youngest son of John S. Morgan, a wealthy San Francisco businessman. Morgan purchased 1,400 acres for the hotel site in "Happy Hollow", the name given to the area by the Cahui Ila Indians. The La Quinta Hotel was designed as a secluded retreat, where guests would stay in small cottages. The architect for the hotel was Gordon Kaufman of Pasadena who created a facility of great charm in the style of a Mexican hacienda. Adobe bricks and clay roof and floor tiles were made on the site and used throughout the buildings. The La Quinta hotel became popular during the 1930's as a resort for the wealthy and famous, and several politicians, society members and film stars 7 LOCATION MAP Figure 2-1 La Quinta Hotel - — 1 Santa Rosa Cove "'�` 8 stayed there. During the second world war the hotel closed. The hotel re -opened after the war and has been expanded over the years. The immediate past owner and present manager is the Landmark Company which has added another golf course, tennis facilities and homes. The first major residential development in La Quinta was the subdivision of the Cove. The subdivision was laid out in the mid 1930's. It was essentially a lot sales program with the typical lot being 50 x 100 feet, although fifty prototypical bungalows were constructed, most of which still remain to this day, albeit in a much -altered state. Streets were graded, but not paved, in a gridiron pattern. Water and electricity were provided, but no sewer system - individual cesspools or septic tanks were used. The Desert Club was constructed as a part of the Cove subdivision, forming at first the sales office and later the clubhouse for Cove residents. The construction of homes in the Cove occurred in a random, spotty manner. Large subdivisions com- prised entirely of lot sales do not encourage an orderly pattern of development. Even today, some 50 years after the lots were laid out, less than half of the original lots have been developed. In 1959 the La Quinta Country Club was formed by a group of investors who had purchased the La Quinta Hotel. The championship golf course created as a part of the Country Club was the first major course in the eastern end of the Coachella Valley. In 1964 the La Quinta Country Club became a part of the annual Palm Springs Golf Classic, later named the Bob Hope Desert Classic. The pattern established by the Country Club - homes fronting on a golf course, with a clubhouse and recreational amenities has become the pattern for most of the new development in La Quinta. The Landmark Company, a major presence in La Quinta, has developed the La Quinta Hotel and Golf Club, Santa Rosa Cove and in a co -venture with the Sunrise Company, PGA West. La Quinta was an unincorporated community administered by the County of Riverside until its incorporation as a City in 1982. Since incorporation the City has pursued a policy of planned growth. A General Plan for La Quinta was prepared by Cotton/ Bel and /Associates and was adopted by City Council on November 19, 1985. E r, A unique emphasis in La Quinta has been placed on the arts. Indeed the General Plan itself acknow- ledges the City's policy to endorse the Art Festival. E The La Quinta Arts Foundation was formed in 1982 and the first festival was held in March of 1983. The festival has become an annual event and has continued to grow each year. The fifth festival held in March of 1987 was attended by over 13,000 persons and $320,000 worth of art was sold. Turning to the area now designated as the Village, the original planners envisioned the commercial uses fronting on the Park and along Avenida La Fonda and Calle Estado. North of the Park and along Avenida Buena Ventura were the sites for multiple housing. South of the Park were the single family bungalows on small lots. South of Calle Estado, along the curvilinear streets, such as Calle Cadiz, Calle Barcelona, and Calle Amigo were larger estate lots. What can we learn from this brief history of La Quinta? And what is the legacy that must be acknowledged in the Specific Plan? First of all there is the fact that the original developers of the Cove never foresaw that their winter resort subdivision would become an incorporated City with year-round L residents. Thus, in the older parts of the City (the Cove, including the Village) , there is this legacy of inadequate infrastructure and street improvements, small lots, and scattered development. Water lines 9 La Quinta Arts Festival Table: 2-1 have to be replaced, sewers installed and flood STATISTICAL PROFILE OF control improvements made at a great cost to the THE CITY OF LA QUINTA - 1987 community. POPULATION 8Second, the more recent developments are Population 8,188 _ emphasizing the quality that started with the HOUSING -Rousing construction of the Country Club. So many of the Units 4,175 109 new projects are on the model of a gated community; p 1 g Y Single Family 3,670 87.9 Multiple 271 6.5 homes along a golf course within a perimeter wall Mobile Homes 234 5.6 and security gate. Country Club residents tend to Occupied Units (year round) 2,802 67.1 be more affluent and more likely to be second home Vacant (Inc. second homes) 1,373 Population per Household 32.9 2.9 owners than residents of the Cove. Cove residents tend to be full-time residents with jobs in the EMPLOYMENT Total Labor Force 4,559 100 Coachella Valley. They also tend to be families with Full-time Employment 2,983 65.4 young children. The Village will have to serve both Part-time Employment 414 9.1 Unemployed 124 2.7 groups. Retired 760 16.7 Armed Forces 2 1 Disabled Workers 56 1.2 ETWh HNICITY Ite 5,621 75.3 2.2 La Quinta TodayA Demographic Profile - Hispanic 1,513 20.3 Othe 139 '.8 La Quinta is one of the fastest growing small cities No Response 89 1.2 in the State of California. Over the past year, the INCOME population rose by 14% to 8,188 persons. When the TCe'ssthan $4,000 2.2 City was incorporated in 1982, the population was $5,000 to $ 7,999 8,000 to 13,999 3.5 9.5 4,232; thus in five years, the population has almost 14,000 to 20,999 14.0 doubled. This growth is expected to continue and g p ' 21,000 to 24,999 25,000 to 29,999 9.7 11.4 the estimated population for the year 2000 is 15,500. 30,000 to 39,999 18.6 40,000 to 49,999 50,000 to 74,999 12.7 11.6 Table: 2-1 presents a -statistical profile of La Quinta Median 6.6 in 1987. Most residents (88%) live in single famil g Y Median Income ;30,000 homes. About one third of the homes are vacant, POPULATION GROWTH the majority being second homes. The population is Po elation In % Increase predominantly white (75%) and 20% is Hispanic. The 2000 15.50 3,000 1995 12,000 2,500 2 .0 26.0 median household income is around $30,000. La Quinta has a large proportion of young families with 1990 9,500 1,312 16.0 children. Male Female 1987 8,188 1,018 14.2 1986 7,170 327 1985 6,843 446 4.8 7.0 SS- R§`J$-Q- 4 ggm�N$�mm�$= ' ' 1984 6,397 796 14.2 ' ' ' ' ' I ' ' 1983 5,601 341 6.5 74 73 1982 4,232 POPULATION PYRAMID 25fl 257 Sources: California Department of Finance a2W_ 72 Coachella Valley Association of Governments SO Lag La Quinta Planning Department sir 24 867 1138 1044 10 2.3 Climate La Quinta is located in the low desert of California and possesses a climate typical of these regions... warm, mild winters, very hot summers and little rainfall. Table: 2-2 summarizes the climate statistics. Climate shapes the City's character in a couple of important ways. First, it is still a seasonal City. Although the economic activity in the entire Coachella Valley is functioning increasingly on a year-round basis, those who can afford it continue to escape the summer heat by moving away. Many La Quinta homeowners actually have their primary residence elsewhere, and move to the desert in the cooler winter months. Thus any commercial development has to be able to accomodate the seasonal fluctuations in the market. Second, the climate affects physical development. Homes may have air-conditioning, but outdoor areas are subjected to the full force of the summer heat. The plan for the Village must acknowledge this factor and seek measures to mitigate the desert climate's impact. Table: 2-2 CLIMATE STATISTICS Source: National Weather Service India Weather Station AVERAGE TEMPERATURE RAIN Period Min. Mean Max. Inches January 37.8 54.1 70.4 0.50 April 57.0 72.3 87.5 0.10 July 76.9 92.1 107.2 0.12 October 58.7 75.5 92.2 0_23 Year 57.2 73.1 89.0 3.38 Source: National Weather Service India Weather Station F i r HUMIDITY 4 A.M. Noon 4 P.M. 57 32 32 55 22 19 60 28 25 58 27 28 58 27 26 F i r ,tlf��.'�."�j i . l l� 0 . I . ' I ��'�� ti ��• r h 19 } j t yf4! ['51 Fgl ll.'s lii1�' ' `rr' � r � �'114� � ��f •'�'1�.1f•I � 111 ' u� '�� } t... I . �. 114 11��l�j� ' �1�.,, {i �•, d��Y I I � � �ri+�+ r,.�y, � '•IVfJ��I[' r ,••.y� 1 r..��f {��Stytll�� . I �li�l J 'IY.G{' 1�Ij�1'4yL, �f# 7�r � 311�x;�' ! f j'r.�1 M I l +•!^�e 1'' 1 r �� i+;+L � 1111111 r �r';•�.l�llti�� lf� � I'� (1,��. �� '4�11E��C; :. Ills kill 1=�;t 01 � V � : n t;� • r� p il`i� '^ � 1 111 ilk , 4 �� Ir j`'►''.� �� 1+.cera+a � 4, I1 rfl�ril�lfJilq�ly i ,`,11. `Vjl� INI _� L 1 y� at .0 1. �71�1 JIB Early residence now Landmark offices 12 r - L C 3.0 EXISTING CONDITIONS IN THE VILLAGE AREA 3.0 EXISTING CONDITIONS 3.1 Introduction Although the City of La Quinta continues to grow it still does not possess a downtown in the traditional sense. Portions of the area now called the Village at La Quinta were intended to be the commercial and civic center, but these never evolved. It is true that the present City Hall is located in the heart of the Village and that La Quinta Park possesses a community center and recreational facilities. But commercial development has not occurred, other than in a few scattered locations, and most of the lots remain vacant. This section discusses the existing conditions in the Village area and thereby provides some insight into the reasons for the lack of development. At the same time the problems identified are also those that must be resolved if the Specific Plan is to succeed. 3.2 Project Location Boundaries The Village is located 14 miles south of Highway 111 and about a quarter of a mile west of Washington Street. Figure: 3-1 shows the Village's location in relation to the City of La Quinta and the Coachella Valley as a whole. The boundaries of the Village at La Quinta form an irregular configuration and are shown on Figure: 3-2. The general demarcation features are the flood control evacuation channel on the north, the Avenue 52 extension on the south, the lot line boundaries one lot east of Desert Club Drive on the east, and, on the west, an irregular boundary including Avenida Bermudas, the City Park and Eisenhower Drive. The boundary shown on Figure: 3-2 is the formal boundary of the Village Commercial land use as designated in the City's General Plan. However, in the course of preparing the 'Specific Plan, it 13 g . nr VICINITY MAP ' i Figure 3-1 Orchard j Orchard jl r i North End C 1 Large bots Vacant Plaza Tampico IC C�njercial i _ .. -ResidentialApartment•.s, __ cattered _ .,° + r�A AViC_: LA AVEMDA R vg - -� "? �_ j s Residentia The Park�- ,� MADO — - - . C- C__ C7 CD C 435 CA Residential" u� //JJ C -Single Family, CAt1E WDAWO ' --;4Residentialr p— -- 91114 _ IU AVENM 82 CALLE'SfNAWA1 t-- ,.. 4om�m,, -�e'� A Desert Club t- 14 The VILLAGE at i x� + �4�4yy��yIfl�I[[�y[1 i•°� wt FFA. `.sti. \i Ffl�li.� 1411 A I SCALE 0 100 200 700 400 Feet 11 AREAS The Heritage (proposed) Figure 3-3 became clear that an adjacent area should be included in the study because it relates so closely to the Vi Ilage. This study area is shown on Figure: 3-3, and comprises the land south of Calle Tampico and east of Eisenhower Drive, the land south of the park and the properties on the west side of Avenida Bermudas. 3.3 Areas Within the Village at La Quinta there are five distinct areas, each possessing unique characteristics that differentiates it from the others. The five areas are depicted on Figure: 3-3. Area One, the North End, comprises 44 acres of land north of Calle Tampico, essentially in three large parcels. On the west is a date orchard on 22.5 acres; on the east is the Plaza Tampico project, with 5.9 acres, which began construction in the summer of 1987; and in the center is a 15.7 acre parcel that is undeveloped. Three smaller lots within the central parcel are developed with commercial uses. Area Two, is the core of the Village, lying between Calle Tampico on the north, and the alley south of Calle Estado on the south, and the properties fronting on Avenida Bermudas and Desert Club Drive on the west and east. Most of the land within this area is vacant; however, some recent commercial development has occurred. The area includes the two wide streets, Calle Estado and Avenida La Fonda. The pattern of lots is very diverse and the lots range in size from 2,500 to 15,000 square feet. Area Three, the South End, is largely residential and suburban in character. There are several single family homes, but also a restaurant. Streets are narrow and curving and lot sizes are 10,000 to 20,000 square feet. Area Four, is the City Park and adjacent properties. 15 Calle Tampico - Area One Calle Estado - Area Two Area Three r` x v TO Will r. Area Five is the study area referred to in Section 3.2 and is the irregularly configured land west of the formal Village boundaries. It is predominantly residential with a mixture of apartments and single family lots. Most of the land is still undeveloped. The significance of the areas will become more apparent as the existing conditions in the Village are further described in the following sections and in the Specific Plan, itself. 3.4 Topography The Village at La Quinta is essentially flat. There is a very gentle down slope towards the north. The portion of land in the vicinity of Calle Tampico and Avenida Bermudas and Desert Club Drive is actually a drainage sump and was historically the site of a $ dry lake. Ponding still occurs in this area during heavy rainfall. 13.9 8.4 3.5 Land Use and Zoning 4.0 1.9 The existing land uses in the Village form a 1.3 scattered and diverse pattern. Most of the land 0.6 is vacant and undeveloped. C. La Quinta Park 0.3 0.3 Table: 3-1 EXISTING LAND USES- July 1987 Developed land include$ commercial, residential, ACRES A. COMMERCIAL USES 13.3 A.1 Retail 1.4 A.2 Office/Service 8.11 A.3 Eating/Drinking Est. 3.8 B. INSTITUTIONAL USES 1.8 B.1 City Facilities 1.2 B.2 Governmental (Post Office) 0.6 Area Five is the study area referred to in Section 3.2 and is the irregularly configured land west of the formal Village boundaries. It is predominantly residential with a mixture of apartments and single family lots. Most of the land is still undeveloped. The significance of the areas will become more apparent as the existing conditions in the Village are further described in the following sections and in the Specific Plan, itself. 3.4 Topography The Village at La Quinta is essentially flat. There is a very gentle down slope towards the north. The portion of land in the vicinity of Calle Tampico and Avenida Bermudas and Desert Club Drive is actually a drainage sump and was historically the site of a $ dry lake. Ponding still occurs in this area during heavy rainfall. 13.9 8.4 3.5 Land Use and Zoning 4.0 1.9 The existing land uses in the Village form a 1.3 scattered and diverse pattern. Most of the land 0.6 is vacant and undeveloped. C. UTILITY 0.3 0.3 Developed land include$ commercial, residential, D. RECREATIONAL USES (Park) 4.6 4.8 institutional and utility uses. There is also a D. RESIDENTIAL USES 4.5 4.7 community park and a date orchard. Table: 3-1 E.1 Single Family E.2 Multiples/ Duplex 3.5 1.0 3.6 1.0 presents a statistical summary of the existing land - - uses, and Figure: 3-4 presents a graphic depiction, F. TOTAL DEVELOPED LAND 23.9 zs.o and Figure: 3-5 is an aerial photograph of the G. AGRICULTURE 22.5 23.0 Village. H. VACANT LAND 31.4 - 33.0 Commercial Uses: The commercial uses are a mixture I. NET AREA 77.8 81.0 of small retail stores, services, offices and eating J. STREETS 18.219.0 and drinking establishments. Table: 3-2 lists the - - existing commercial uses. K. TOTAL AREA 96.0 100$ 1 Institutional Uses: The institutional uses include a Includes the Plaza Tampico Project U.S. Post Office on Avenida Bermudas south of the 16 e ► • 4 y 4 +y Y+••+Y ti+s, '' • i + • 4 ► • 4 `+; 4 s �! � ••+ � • •4 • r•4yi 4y 44+4 ►+ •4 .�• • � I sae s4 �:ysr4•�II•.•',•Ai`,;,•►I ` 4 a•, w• *•+ s 4 Ya t a 4 •+ - s! • Y 4 s 1 r • 7 • 6 1p4 r + • • * • • + + • •+•►+s! • 0.4�i�•:, i ai ► •A s4• ►4i►*• CALLE TAMMCO CALLS TAMPICO LL... AV 24M '. L. * AV174E A LA E r OFFICES re a c:' C2 c:*.� c I i UTILITY � I: s L 1 ��■ RESIDENTIAL . PARK titi n x Wiry c� i L I a Em �- M a== 17 AVENUE 52 The VILLAGE at 4a a"fa IM a a An'- . a No - SCALE 0 loo 200 700 400 Feet RETAIL & SERVICE EATING & DRINKING EXISTING LAND USE Figure 3-4 OFFICES UTILITY INSTITUTIONAL L 1 ��■ RESIDENTIAL PARK ORCHARD VACANT EXISTING LAND USE Figure 3-4 F f 18 The VILLAGE at 4a QuiKm I SCALE 0 700 200 300 400 ;Get AERIAL PHOTO Figure 3-5 intersection at Calle Estado and the La Quinta City Table: 3-2 Hall on Calle Estado. The City Hall complex com- EXISTING COMMERCIAL/ INSTITUTIONAL BUILDING SPACE prises one permanent structure and several portable IN THE VILLAGE - July 1987 office buildings. The complex is on leased land, and it is the City's intention to construct a new City Hall Retail and Service on the southwest corner of Washington Street and Pharmacy 2,000 sf Calle Tampico. The new site is not within the Convenience Market 2,600 sfRestaurant Village commercial land use designation area. After Hardware Store 3,500 sf 9,000 sf - completion of the new City Hall the present site Restaurant 1,900 sf would be freed up for commercial development. The Liquor Deli 5,000 sf City also has a small maintenance yard on Avenida Restaurant s Bar 2,000 sf Montezuma south of the Park, which will be Beauty Salon 2,500 sf relocated. Fast Food 1,500 sf Service Station 500 sf Restaurant 2,300 sf Residential Uses: The residential uses within the Restaurant 1,350 sf Village commercial boundary are a mixture of single Bank 3,200 sf family homes, single story apartments and duplexes. The single family homes are located along Desert Total Retail s Serv. 37,350 sf Club Drive, Calle Cadiz and Calle Barcelona. The Offices apartments and duplexes are located on Avenidao�Teping 3,760 sf Buena Ventura and in Area Five north of the park. Executive Office 6,000 sf Real Estate Office 1,500 sf Utility: The utility is a General Telephone Real Estate Office ( Vacant Office 1,900 sf 1 ,500 sf) maintenance facility and yard located on Avenida La Office 3,600 sf Fonda and Desert Club Drive. Chiropractor 4,000 sf Chamber of Commerce 4,000 sf Park: The Community Park is operated by the Real Estate 2,800 sf Coachella Valley Recreation and Park District. The Real Estate Architect 2,000 sf 3,500 sf Park contains a community building and a variety of Total Office 33,060 sf active recreational areas including a baseball (34,560 sf) diamond, basketball court and childrens play Institutional equipment such as swings and slides. There are City Hall 5,500 sf also barbecues and tables with benches. A new Post Office 4,360 sf sports -oriented park is being developed on Avenue Total Institutional 9,860 sf 50 in conjunction with an elementary and middle school, which will become one of the main Utility 10,000 sf recreational centers for the City. Some of the active recreation facilities in the present park could be Other removed when the Avenue 50 park is completed and its Foundation 10,000 sf) replaced with primarily passive amenities. If this (vacant) occurs other park sites in the Cove must be TOTAL 100,270 sf developed as active parks for Cove area residents. (101 ,770 sf) 19 AVE MJE 52 ICALLE stwunA) -1 "�� - 20 The VILLAGE at 4• Cv Gv T SCALE 0 300 200 300 10.0 Fcot VACANT LAND Figure 3-6 AVIEWDA. yy, tip, �• •;i' :s...� - A ' VEMM f? ti CJ Lv AVE MJE 52 ICALLE stwunA) -1 "�� - 20 The VILLAGE at 4• Cv Gv T SCALE 0 300 200 300 10.0 Fcot VACANT LAND Figure 3-6 Agricultural Uses: The date orchard north of Calle ampico covers over 22 acres and is the largest single parcel of land in the Village. The property is owned by a trust and there are no immediate plans for development. Vacant Land: Much of the land in the Village, 31.4 acres, is presently vacant which represents some 33% of the total land area, see Figure: 3-6. However, the date orchard must also be considered as developable land. There are also structures that in time will be demolished. These comprise the portable buildings used by City Hall. If this acreage is added to the vacant acreage, we arrive at a total of 54.2 acres of developable land. This represents 56.5% of the Village's gross area and 66.9% of the net area (gross area, less streets). Adjacent Uses: The land adjacent to the Village is predominantly residential. North of the park in Area Five, there are a number of apartment developments; however, most of the parcels are still vacant. South of the park and west of Avenida Bermudas there are single family homes on small lots. A similar pattern exists throughout the Cove. South of the Village, across the Avenue 52 extension is the Desert Club and the site for the proposed Heritage Club project, which is presently vacant (for information on the Heritage Club please refer to Table: 3-5) . The Desert Club comprises a L clubhouse, tennis courts, swimming pool and hotel rooms. The Desert Club has been the site for the annual La Quinta Arts Festival. East of the Village area there are single family homes in a scattered pattern. Again most of the lots, are vacant. i North of the Village there is a citrus orchard adjacent to the date orchard, the flood control evacuation channel and vacant land. G 21 t Date Orchard -� _�_ ..,.e�.,...:.-�a�i�,. " � _.�«-.,_---•'�",;,aw�+c,. sem..,.. �� `-" � ;:yam _� . ,, ,..�.� ....y -• �� . „�-- _ w.:.. � Yom. ^� M.- Ji .,.�►- ~ �4K ,,,,,..... ,,,,� Vacant Land or -56 o -r -a* mg- ase aa><a aa�a Jia art area Em aarm aaeaa arta aa7za111 rfa tea: ss as ss ar -r•r Existingg Zoning and General Plan Designation: The City's General Plan designates the entire Village area as "Village Commercial". Existing zoning is a mixture of commercial (C -P -S) and residential zones (see Figure 3-7). However, it is the City's intention to bring the zoning for the Village into a-=tis.000 compliance with the General Plan with a new Village ta.aao Commercial zone, which is yet to be created. '1 - 1 3.6 Proposed Projects �_ There are several development projects proposed by private developers for the Village at La Quinta. The - projects are listed on Table: 3-3 and their locations �- are shown on Figure: 3-8. The projects range in - size from 3,250 to 10,200 square feet and are all y. either offices or mixed offices and retail. I n total these projects will add 26,169 square feet of commercial space to the village (16,183 square feet of ++ offices and 9,986 square feet of retail) . Figure 3-7 Table: 3-3 Proposed Projects In the Village (June 1987) La Quinta offices City Planning Plaza Use 6 1 Project Developer Location Number Site Area Bldg. Area of Stories Status La Fonda James Fetridge NW Corner of Building 2,050 sf offices Business Avenida La Fonda Plot Plan 0.28 acre 2,050 sf retalI Center 6 Desert Club 86-253 T.W sf 2 story approved La Quinta offices NW Corner of Plaza John Feld Avenida Monte- Plot Plan 13:m sf 2 story sums 6 Bermudas 66-270 Dela offices SW Corner of Building John Della Calle Estado sf 2 story 6 Desert Club Monroe Commercial Residence N. Side of Building Robert Monroe Calle Estado 1.93 acres 28,551 sf TOTAL DEVELOPMENT mid -block 5,100 sf offices In process 0.85 ave 5,100 sf retail plan being 13:m sf 2 story revised 0.23 acre 2,683 sf offices In process 2,382 sf residence plan being sf 2 story revised 0.30 acre 2,700 sf offices 2,035 sf retail approved 37M sf 2 story Perhaps the most significant potential development is the Nicholson project. This is located south of Calle Tampico, between Avenida Bermudas and Desert Club Drive; the boundaries are shown on Figure: 3-8. No plans have formally been submitted to the City, but informal discussions have occurred. A mixed use project which would include retail and office uses is being considered. The plan would require the abandonment of Avenida Buena Ventura within the site. Obviously this is an important project, not only because of its size, but also because of its strategic location along Calle Tampico, the major entry route to the Village. A well-designed and successful project will set the tone and character for the remainder of the Village. Johnson Warren Johnson N.E. Corner of 0.23 acre 3,250 5f Building Calle Cadiz 6 emcee 3.7 Subdivision Pattern and Ownership Avenida Bermudas ---- 2 story In process TOTALS 16,183 16,183 9,986 Ret Retelll The pattern of p subdivision in the Village is g an 2€.612 2382 Commercial Residence unusual one. It was the area laid out in the 1.93 acres 28,551 sf TOTAL DEVELOPMENT mid -1930's as a second -home, winter resort, and the 22 I I , 1 I I I I I I NICHOLSON PROJECT LA QUINTA PLAZA 10200 sf f Office/Retail AV, ROM- - I Fc � aq :a I■ 1 MONROE BLDG .'`.... _ ■■■ 5135 sf - Office/Retail 1 •r ' •� 11 IF CALLE JOHNSON 41 HEIALGO m m m m M1 - _ i n i f !© Ei is mm E �� Em mm !s iii i ii ii ES Ei Mi � ii is i s© Em E M = W -W PLAZA TAMPICO 108000 sf - Offices fi 23 °--L--- _ --- ,DELLA BLDG 5065 sf Office/Residence The VILLAGE at 4(v I L� FONDA BUSIN$S CTR 4900 sf - Office/Re ii XV ss ell •■ ��e" ■ •aii !�/�� Or SCALE o Ioo soo aoo 400 Feet PROPOSED PROJECTS Figure 3-8 i - *F:�� Kir-+4 ax�ad �b �'wR.—•`.,.•4.;��`F1 Ij � P°4.� r,b { 4".�„� b A w��' �� n � b o •'.q'�'.� P; •' ° p 4' i bRi r'1� Y •:q, Q. 4.x,7 4dwi. `6t o q�x o'•p y: a' yP @. h•#,bi � r,�aiy� N. At -{i di ,y,i . #6 a:Y pwf+v ;a P a • # A d w dM B.� • >s !� � � r �•a � 4bw r �. ,� 4Ap A.s 6_7,�y_Fn a �. •,,a y pl teo� ¢: I�:4• �:'•.r.��A:Q.•.d;t.?+•.fS'l:�al:i e'Y C:3. rv',4•t.�•i'd �. i.;p`+ �rrob'd i•{r¢„k. oaq.ti •4 i4'o y_; .. ri b•:':,{:;v::e::s*)'f,. I�y4gf.�'{fr;a¢>F �R� d •�� b f�i�.;�;.YA �v b i.,J•. �, ° y'Y 0 a'4 • + �•e d • ?<.� O~ dd x.'.•f t 7 r, R i a. q. ` b i• :o -A q ij1yy h A •'9 mm - ME mm = = M MR mm MEM ME no iii i im mm .Em is is i® M= is 24 The VILLAGE at ti��N�o• V7 ,I III' SCALE a fab 200 Soo wa foot OWNERSHIP Figure 3-10 original developers never envisioned that the area would become part of an incorporated city with a year-round population. Furthermore, although automobiles were widely used in the 1930's, designing streets for them was not at the top of the subdivider's list. As a consequence the street pattern in the Village seems to emphasize the picturesque rather than the functional (see Figure: 3-9) . There are curving, narrow residential lanes such as Calle Barcelona, Calle Cadiz and Avenida Buena Ventura) with landscaped islands at the intersections with Avenida Bermudas. By way of contrast Calle Estado and Avenida La Fonda are grand and spacious, one hundred feet wide with landscaped median islands. The configuration of the Park, a flattened hexagon, is an interesting piece of urban design but results in two confusing five -way intersections at Eisenhower Drive and at Avenida Navarro. Streets do not always line up. This is particularly true along Avenida Bermudas where there are numerous intersections but none that is aligned east to west. The subdivision of lots complements the street pattern in its diversity and randomness. The main cove area south of the Village is positively regimental with its rigid gridiron pattern of north -south "Avenidas" and east -west "Calles" and thousands of neat fifty by one hundred foot lots. By contrast the lots in the Village range in area from twenty-five hundred square feet to twenty-two acres. Most of the lots fronting on the curvilinear streets are larger than those in the Cove, averaging almost 15,000 square feet. Along Calle Estado, planned as a commercial street, the typical lot is 50 by 100 feet. Avenida La Fonda, another commercial street, is lined with narrow twenty-five by one hundred foot lots. The lots along Avenida f Montezuma, surrounding the park, are typically 50 by 100 feet. The subdivision of La Quinta was created as a lot sales program. As a consequence the present 25 4 Landscaped Traffic Island - Calle Cadiz 26 pattern of ownership is one of numerous owners and a wide range of lot sizes. Over the years many of the lots have been combined to form larger parcels, thus the number of owners is not as great as might be expected. A total of 205 separate lots are held by 103 owners (as of July 1987). Figure: 3-10 depicts the pattern of ownership. It is particularly significant that many of the lots along Calle Estado and the very small lots along Avenida La Fonda have been combined or are owned contiguously. Obviously it is easier and more economically feasible to develop the larger parcels. The owner of a single 25 x 100 foot lot will find it difficult if not impossible to construct an isolated building. This situation has significant implications for the future development of the Village. First, the owners of individual small lots should consider joint venturing with or selling to adjacent owners, or purchasing adjacent lots. Second, it is clear that, even if several of the ownerships are combined, the development of the Village will still be carried out by numerous developers and builders, which in turn will affect the coordination and phasing of development. 3.8 Circulation and Traffic 3.8.1 Access The Village is not directly serviced by the existing major streets, (see Figure: 3-11) . Washington Street is the main entry from Highway 111 into La Quinta but passes a quarter of a mile east of the Village. Eisenhower Drive, is another major street which serves the main cove. It borders the Village on the west, but does not provide direct access to the heart of the Village which lies between Avenida Bermudas and Desert Club Drive. At present the primary, sign -posted access to the Village is along Calle Tampico which intersects both Washington Street and Eisenhower Drive. L C 3.8.2 Circulation Problems In the previous section the street pattern in the Village was discussed. This pattern presents many traffic circulation problems resulting from inter- section design and street discontinuities. At the moment traffic volumes within the Village are very low. But as the area develops traffic will increase and what now appears as a minor inconvenience would become a dangerous traffic hazard. The problem intersection and streets are shown on Figure: 3-12 and described on Table: 3-4. There are five -way intersections at the western and eastern ends of the Park, which are confusing and hazardous. Avenida Montezuma, which runs both north and south of the park, is also used for automobile parking for park users. Although parking spaces are not striped, motorists are parking their cars at right angles to the street. Cars backing up from their parking space constitute a hazard which will increase as traffic volumes increase. - Five -way intersection -at Eisenhower Drive and Avenida Montezuma 27 �II 28 C 7' i AVECm ;2 The VILLAGE at 4(v Quif a v�N Ca- SCALE a foo xoo 3u0 dw Feet PROBLEM INTERSECTIONS AND STREETS i I Figure 3-12 f Location 1. Eisenhower Drive & Avenida Montezuma 2&3. Eisenhower Drive & Avenida Martinez 4. Avenida Montezuma 5. Avenida Navarro & Avenida Montezuma 6&7. Avenida Navarro & Avenida Villa 8. Avenida Bermudas & Calle Tampico & Avenida Buena Ventura 9,10,11 Avenida Bermudas, 12,13 & Avenue La Fonda, 14. Calle Estado, Ave. Montezuma, alleys 15&16 & Avenida Bermudas & Calle Cadiz, Calle Barcelona, & Calle Hidalgo 1809. Calle Cadiz; Calle Barcelona 20. Desert Club Drive & Calle Tampico & Avenida Buena Ventura 21 ,22, Desert Club Drive 23&24. & Calle Estado & Calle Fortuna, Alleys Table: 3-4 PROBLEM INTERSECTIONS AND STREETS Problem Mitigation Measures (optional choices listed) Five -way intersection a. Redesign as four-way intersection. b. Eliminate intersection on the east of Eisenhower and reconfigure Avenue Montezuma. Intersection too close to a. Eliminate intersection; make Avenue Martinez Eisenhower/Montezuma Intersection into cul-de-sac. b. Re -design intersection to permit right turn only entrance and exists to Eisenhower. Right angle parking is a hazard to a. Provide alternative parking areas. through traffic. Five -way Intersection a. Re -design as four-way intersection. b. Cul-de-sac Avenue Navarro. Intersection too close to Navarro/ a. Cul-de-sac Avenida Villa and eliminate inter - Montezuma intersection. section with Avenue Navarro. Irregular intersection; intersection a. Re -align intersection. with Avenue Buena Ventura too close. b. Eliminate Avenida Buena Ventura. Intersections not aligned, difficulty in through traffic movement and left turns; too many intersections spaced too closely. Calles Hidalgo and Barcelona not aligned; islands at Calles Cadiz and Barcelona create confusion and make left turns difficult. Street r.o.w. and pavement width very narrow. Intersections too close Intersections not aligned; intersection too close. 29 a. Eliminate left turns. b. Reconfigure Calle Estado and move inter- section with Bermudas south. C. Make alleys one-way. a. Permit right entrance and exists only at Cadiz & Barcelona (this will preserve the islands). b. Reconfigure the islands to allow left turns. a. Widen r.o.w. and pavement to city standards. b. Or establish special standards; maintain narrow width; discourage through traffic (preferred). a. Eliminate Buena Ventura west of Desert Club. a. Reconfigure Calle Estado to align with Calle Fortuna. b. Make alleys one-way. 30 Avenida Bermudas has a number of traffic circulation problems. None of the streets that intersect it between Tampico and Avenue 52 is aligned in an east -west direction. Traffic wishing to cross Bermudas is forced to make a jog. This is particularly noticeable where driving between Calle Estado and Avenida Montezuma. Intersections along Bermudas are spaced too closely together. The intersections with Calle Cadiz and Calle Barcelona have large triangular landscaped islands. These are visually attractive but confusing for traffic. Finally the west side of Bermudas, south of the post office, is fronted by small residential lots. At the present time, only three of the properties are developed. But as the remaining lots are developed and as the traffic on Bermudas increases, the potential hazard resulting from traffic using the numerous driveways will also increase. Desert Club Drive has fewer problems intersections than Bermudas, but there is an off -set between Calle Estado and Calle Fortuna, and two of the intersections are too close. Suggestions for dealing with some of the circulation problems are shown on Table: 3-4. The Specific Plan recommendations for the circulation system for the Village are described in section 4.6 Circulation and Parking. 3.8.3 Traffic Accidents An analysis was made of traffic accidents in the Village during the period 1984 - 1986. These were drawn from California Highway Patrol statistics. Figure: 3-13 plots the locations of the accidents. Out of the total of 28 accidents that occurred during this period, the highest number (7) happened at the intersection of Eisenhower Drive and Avenida Montezuma, confirming the observation that this is indeed a dangerous intersection. The next most hazardous intersections are at Avenida La Fonda and Avenida Bermudas (3 accidents) and at Eisenhower Drive and Calle Tampico (3 accidents) . The situation at Eisenhower and Tampico has probably been remedied by striping and relocating the stop signs, for no accidents were reported during 1986. Other accident locations (2 incidents) were at Tampico and Bermudas, Tampico and Navarro, Mendoza and Montezuma, and Sinaloa and Bermudas. 3.8.4 City Circulation Plan The City's Circulation Plan (see Figure: 3-14) designates the key streets in the City for improvement. Of the streets affecting the Village Area, Washington Street is designated a major arterial with a right-of-way of 120 feet; Eisenhower Drive, Calle Tampico and Avenue 52 are primarily arterials with rights of way of 100 to 110 feet; Avenida Bermudas is a secondary arterial with an 88 foot right-of-way; and Desert Club Drive is a collector with a 64 foot right-of-way. Figure: 3-15 shows the circulation plan street improvements superimposed on the Village area. Clearly the City's circulation plan provides good access to the Village. Even though the Village does not abut Washington Street, the access provided by Calle Tampico and the Avenue 52 realignment will bring automobiles directly to the Village. Further discussion on the proposed circulation system is contained in Section 4.6. 3.9 Infrastructure The Village area currently has inadequate water distribution facilities, no sewer system and is subject to flooding. This lack of good infrastructure acts as a deterrent to development of the Village. 3.9.1 Water Distribution System Domestic water for the Cove Area supplied by a private company, was originally the Southern 31 CITY CIRCULATION MAJOR ARTERIAL PRIMARY ARTERIAL —� 14'n'- - — _ .W • +� lINE CALLE E �0 1 TAMnCo;r ." — � _ ..�_ — � ■ AVE3�DA --� _T i 14 AVENIDA LA AVE .�►�� a �. ' ' 4" - - - - - - � � I � �', I!m 4 11. CALLE so a� E ' _ f AVEBVIlE 52 ICAtLE SINALOA) 32 1 The VILLAGE � at �.. .s ..... ■ ass= - /...� SCALE e ina aco soa too Fett LEGEND 000000 SEWER SERVICE 00000001 WATER SERVICES EXISTING INFRASTRUCTURE Figure 3-16 California Water Company. When the Cove Area of La Quinta was layed out in the late 1920's and early 1930s', the developers' plan was a winter resort community of part-time residents. The standard lot of 50 x 100 feet and typical bungalows were very small. The water distribution system was designed for such a community. The original well was shallow and the water mains were two-inch steel pipes and smaller. As La Quinta has grown and the part-time population has been replaced by full-time residents living in larger homes, the demand for water has soared and the existing distribution system is completely inadequate. In the Village area there is a mixture of differing pipe sizes from two inches to eight inches, see Figure: 3-16, Existing Infrastructure. The fire -flow is inadequate to serve commercial development and recent buildings have had to include special measures to satisfy the Fire Marshall (increased use of firewalls and sprinklers). Water supply and distribution for the Cove Area was taken over by the Coachella Valley Water District (CVWD) which has prepared a plan to upgrade the water distribution system throughout the Cove Area, including the Village. A 30 -inch water main has already been installed along Avenida Bermudas and other improvements will be introduced on a phased basis. For a description of the proposed water s distribution system for the Village, please refer to ' - Section 4.9 in the Specific Plan portion of the text. 3.9.2 Wastewater Treatment Like the water system, wastewater treatment for the Cove Area was originally conceived as serving a part-time population. Individual septic tanks were used and are still used today throughout the Cove and the Village. Wastewater treatment for the City is handled by CVWD and the long-range plan is to i.. 33 Bungalows _1� 34 connect all properties in the Cove and the Village to a central wastewater treatment plant. There are no operational sewer lines in the Village at the present time. The CVWD has constructed a 10 -inch dry sewer main along Desert Club Drive and new sewer lines will be able to connect to this. The CVWD planned sewerage system for the Village is discussed in Section 4.9. 3.9.3 Flood Control The Village area was historically the location of a dry lake where water would collect following a major storm. Ponding still occurs in the vicinity of Calle Tampico and Avenida Bermudas. Actually the whole of the cove area is within a 100 or 500 year flood plain. The flood plain zones, as designated by the Federal Emergency Management Authority (FEMA), are shown on Figure: 3-17. There is a system of retention basins and diversion channels that protect the Cove from run-off from the adjacent mountains. The system does not provide protection for run-off generated from within the Cove. The City contracted with an engineering firm to draft a flood control plan, the evaluation of that work continues. The plan and suggested measures to deal with flood hazard in the Village are discussed in Section 4.9. 3.10 Visual Character With over fifty percent of the land undeveloped, it is inevitable that the appearance of much of the Village today is a view consisting of vacant lots with scattered buildings. It is surprising, therefore, that in spite of this there are areas and buildings with some charm and character-- features which can be exploited and enhanced in the Specific Plan. Area One presents a visual mix. The date orchard has an attractive presence, though one realizes that the land cannot last indefinitely as an orchard. The Plaza Tampico site is in a state of transition, but when the buildings are completed they will establish a definite character; namely, two-story buildings, red tile roofs, and on-site parking with landscaping. The existing buildings in Area Two are a mixture of architectural styles and without any clear character. Recent buildings such as City Hall, the Bank of the Desert, and the La Quinta Executive Office Building all feature red tile roofs and stucco walls. The older buildings such as the Cafe La Quinta and the two real estate offices, all on Calle Estado, have a certain simple charm with their white painted brick walls and red tile roofs. The most dominant visual elements in the core area are Calle Estado and Avenida La Fonda. These wide streets with their landscaped median islands have great potential as urban design features and as functional elements that can provide space for parking and pedestrian circulation. Area Three, the South End, is probably the most attractive section of the Village today. There are several vacant parcels and the structures are a mixture of architectural styles and of varying quality. But the narrow streets, large mature trees, curving walls and landscaped islands all create an ambience and scale that must be retained and enhanced. Area Four, the Park, is another area with great design potential. The shape and size of the existing park, the expanse of green grass and the rows of tall palm trees that line the street make it attractive. It is also a very active park and the baseball diamond and basketball court are heavily used. This will change, however, since the Park District and City plan to move the active sports amenities to a new active recreation park on Avenue 50. The land surrounding the Park is largely undeveloped. On F the north side there is a new restaurant and office 35 L Cafe La Quinta tsanK or the uesert Office Building - Area Four ,.wI — Landscaping - Area Three 36 Post Office Realty Office - Area Four building. On the south are two older buildings which lend some charm. Area Five, the area abutting the Village proper, is predominantly residential but the visual character varies. North of the park there are several two-story apartment projects, and vacant lots. South of the park there are single family homes, and vacant lots. The setting of the Village as a whole is also important. To the south and particularly to the west and northwest, the Santa Rosa Mountains dominate the skyline. As the Village is developed, possibly with a number of two story structures, the views of the mountains will be partially blocked. It is significant that all of the streets within the village, except Avenida Bermudas and Desert Club Drive are oriented on an east -west axis, thereby allowing for views of the mountains to the west from the streets and sidewalks. 3.11 Development in the Vicinity of the Villaqe Within or bordering a one -mile radius of the boundaries of the Village, a total of 6,092 residential units and 286 hotel rooms are planned and approved for development. Of these residential units, 613 have already been completed. The balance will be developed over a period of time. It is difficult to say when final build -out will occur, for that depends on the market. However, if we assume that these projects will finally be developed, at whatever time, their impact on the Village will be considerable. Using the current household size of 2.9 persons 6,092 units translates to a maximum possible population of over 17,500 persons (more than twice the existing population of La Quinta) all within walking distance, and a very short driving time of the Village. This constitutes a significant potential market for the Village. - The projects are 37 Apartments - Area Five View from intersection at Calle Barcelona and Avenida Bermudas Table: 3-5 EXISTING AND PROPOSED PROJECTS IN THE VICINITY OF THE VILLAGE June 1987 City Planning Project Developer Location Number Site Area Use Units Status Santa Rosa Cove Anden Corp. Eisenhower Tract #s 185.0 ac Condominiums 513 Approved & Avenue 50 14496 & 21120 Lots (Golf Course) 37 405 Completed La Quinta Hotel Landmark Eisenhower Tract #18765 19.1 ac Townhomes 72 Approved Tennis Club Villas at Hotel 48 Completed Duna La Quinta Landmark Avenue 50 Tract #18767 19.0 ac Condominiums 77 Completed Duna Gardens Clark Dev. Corp. Washington & Tract #21058 8.7 ac Condominiums 54 Approved Storm Channel 10 Completed Villa Vista William G. Young Washington & Tract #20218 4.3 ac Condominiums 16 Completed Avenue 50 La Quinta Village Western Corp. N. of Tampico Plot Plan 30.0 ac Apartments 648 Approved Pointe 85-254 La Quinta Estates Landmark South Side of Tract #21123 6.7 ac Custom Home Lots 20 Approved Storm Channel The Grove Grove Assoc. Washington & Spec Plan 653.0 ac Residences 1500 May reduce Avenue 50 84-004 Golf Courses 2 to 750 lots Country Club Approved Oak Tree West Landmark Avenue 50 Spec Plan 1020.0 ac Residences 2245 to Avenue 54 85-006 Golf Courses 3 Approved Commercial Hotel 200 rms. The Heritage Club Sunrise Co. & Avenue 52 & Tract #21880 746.0 ac Custom Homes 330 Approved William Young Bermudas Golf Course Laguna De La Paz M.B. Johnson Washington & Tract #20052 100.0 ac Residences 396 Approved Eisenhower 57 Completed The Orchard Rufus Assoc. Avenue 50 Spec Plan 84-003 37.5 ac Resort Hotel 86 rms. Approved Tara Verde Rufus Assoc. Avenue 50 Tract #21609 38.0 ac Residences 34 Approved Parc La Quinta Dennis Freeman Washington St. Tract #2155 140.0 ac Residences 150 Approved & Sagebrush TOTALS 2888.3 acres 6092 Units 286 Hotel Rms 38 summarized on Table: 3-5 and their locations shown in Figure: 3-18. It must be noted further that the projects listed do not include other important developments. One is the continued infill development of the Cove. This is not described as a project because construction is occurring on a parcel -by -parcel basis. Development of some 3,000 vacant lots will again result in a population a short distance from the Vi Ilage. Another significant development is PGA West. 5,000 units are proposed, and although PGA West is more than two miles from the Village and will include commercial uses, it nevertheless will be a market for the Village. Finally, there is the new site for the City's Civic Center at the intersection of Calle Tampico and Washington Street. 3.12 Market Demand and Development Capacity This section contains a discussion of the estimated market demand for commercial space in the Village at La Quinta and a comparison of this demand with the developable capacity of the vacant land. The objective is to determine if there is sufficient vacant land available to meet the market demand. A market mix evaluation for the Village was recently(�ympleted by Williams Kuebelbeck and Associates. 1 This study supersedes an earlier market study completed in 1984 by T.H.K. Associates, Inc. There is presently 41,010 square feet of office space and 42,950 square feet of retail space in the market area, a combined total of 83,960 square feet. The WKA study projects that by the year 2010 there will be a total demand for 124,800 square feet of office space and 159,596 square feet of retail (see Table: 3-6). Subtracting the existing square footage from (1) Williams - Kuebelbeck 8 Associates, Inc., La Quinta Village Core Market Mix Evaluation, W- April, 1987. 39 1, /DrEVELOPMENT IN THE V1.I�—CII1N-tIIT_Y OF THE VILLAGEFigure 3-18 Table: 3-7 NET DEMAND FOR COMMERCIAL SPACE By 2010 the total demand, it can be seen that there would be Office (S.F.) Retail (S.F.) an additional 83,790 square feet of offices and A. Existing Area 41,010 42,950 116,646 square feet of retail, representing increases B. Proposed Projects 16,183 9,986 of 204% and 272% respectively over the existing C. Total area (A+B) 57,193 52,936 inventory. D. Demand by 2010 Table: 3-6 159,596 264,396 Projected Village Core Commercial Space Demand It should be noted that the estimated demand is Total Total Total based upon the local La Quinta market. No estimate Office (SF) 8 Retail (SF) % Commercial (SF) was made for retail or offices serving a non -local 1986 41,010 46.2 47,835 53.8 88,875 market, namely the Coachella Valley as a whole and 1990 48,120 43.4 62,668 56.6 110,788 also outside the Coachella Valley. 2000 82,200 41.4 116,530 58.6 198,730 2010 124,800 43.9 159,596 56.1 284,396 Another point is that the WKA study lists the Plaza Tampico project as serving a non -local market. This means that the building area of this development Source: Williams-Kuebelbeck 6 Associates, Inc. would not be assigned to meeting the estimated market demand noted above. Table: 3-7 NET DEMAND FOR COMMERCIAL SPACE By 2010 Table: 3-8 VILLAGE LAND CAPACITY A. Vacant land existing B. Proposed projects C. Vacant land available D. Land required to meet commercial space demand. E. land available for commercial uses serving beyond the market area (C -D) 31.4 acres 1.9 acres 29.5 acres In order to determine the capacity of the Village it is necessary first to subtract from the total demand those projects approved or under construction and the proposed projects. In Section 3.6, these projects were described and listed on Table: 3-3. These projects will provide an additional 16,183 square feet of office space and 9,986 square feet of retail. If we subtract these from the projected demand discussed above, we arrive at a net demand for 67,607 square feet of office space by the year 2010, and 106,660 square feet of retail (see Table: 3-7). The Village currently has 31.4 acres of vacant land. The proposed projects take up 1.9 acres, leaving 29.5 acres available. The combined retail and office space demand for 2010 is 174,267. If we assume that 12,000 square feet of commercial floor space will be generated per acre of land, the projected commercial space will require 14.5 acres (see Table: 3-8) . 15.0 acres Based on this analysis the Village has considerably more vacant land than can be absorbed by the local demand for office and retail space. This means that without any effort to appeal to a larger market (the 40 Total Office (S.F.) Retail (S.F.) Commercial S.F.) A. Existing Area 41,010 42,950 83,960 B. Proposed Projects 16,183 9,986 26,169 C. Total area (A+B) 57,193 52,936 110,129 D. Demand by 2010 124,800 159,596 264,396 E. Net Demand (D -C) 67,607 106,660 174,257 Table: 3-8 VILLAGE LAND CAPACITY A. Vacant land existing B. Proposed projects C. Vacant land available D. Land required to meet commercial space demand. E. land available for commercial uses serving beyond the market area (C -D) 31.4 acres 1.9 acres 29.5 acres In order to determine the capacity of the Village it is necessary first to subtract from the total demand those projects approved or under construction and the proposed projects. In Section 3.6, these projects were described and listed on Table: 3-3. These projects will provide an additional 16,183 square feet of office space and 9,986 square feet of retail. If we subtract these from the projected demand discussed above, we arrive at a net demand for 67,607 square feet of office space by the year 2010, and 106,660 square feet of retail (see Table: 3-7). The Village currently has 31.4 acres of vacant land. The proposed projects take up 1.9 acres, leaving 29.5 acres available. The combined retail and office space demand for 2010 is 174,267. If we assume that 12,000 square feet of commercial floor space will be generated per acre of land, the projected commercial space will require 14.5 acres (see Table: 3-8) . 15.0 acres Based on this analysis the Village has considerably more vacant land than can be absorbed by the local demand for office and retail space. This means that without any effort to appeal to a larger market (the 40 Coachella Valley and beyond) the type of develop- ment that would occur in the Village would be convenience shops and stores, services such as beauty salons, barbers and cleaners, and offices serving the local community --an expansion of what is already occurring. Most of the vacant land would remain undeveloped. It is unlikely that a major chain supermarket or drugstore would locate in the Village because of the lack of direct access. Supermarket chains generally prefer to locate their stores on or near major highways, a pattern that is strongly evident along Highway 111. The City, however, intends the Village to be more than a convenience service center for the Cove community. It is to be a "downtown" with a rich mixture of uses and attractions, serving the entire city. The concept of developing an "arts theme", which if successful, could attract art galleries and studios to the Village, together with such related uses as arts and crafts shops, specialty shops and antique dealers, would extend the market to include the entire Coachella Valley and possibly the Southern California region. Viewed in this light, capacity of the vacant land may not in fact be in excess at all. For if we exclude the date orchard from our calculations, there will be 15 acres of vacant land available for commercial uses serving beyond the local market. Indeed, it is essential to have this capacity if these additional uses are to be attracted to the Village. economic feasibility, if the latter cannot readily be established. We should look, therefore, at the evidence of what is already occurring in La Quinta. First, La Quinta is an established destination resort with a national reputation dating back to the 1920's and 1930's, based upon the La Quinta Hotel. Second, the resort image has expanded over the years with the development of the La Quinta Country Club and, more recently, PGA West, both of which are attracting people from outside the local area. Third, the success of the annual La Quinta Arts Festival provides a basis for expanding the arts theme, and establishing permanent facilities for the display of art. Fourth, the presence of a large corporation, the Landmark Company, in La Quinta and the company's decision to house its offices at Plaza Tampico indicates that it may be possible for La Quinta to attract other corporations. Fifth, the size and quality of the existing and proposed residential developments, discussed previously in Section 3.11 , will attract residents with high disposable incomes and the potential to support the type of uses that could emerge in the Village, over and above those required to serve a convenience market. Sixth, the Cove area is going to grow through How can one determine the feasibility of attracting development of the vacant lots. This increasing commercial development serving beyond the local population will demand more than just convenience market? The Williams/Kuebelbeck study did not facilities in closer proximity, namely in the Village. address this issue because the conventional market -demand analysis cannot be applied. In short, the Village concept desired by the City has a realistic basis. La Quinta has clearly To assess the potential for a diverse downtown with established a market that extends way beyond the an arts theme, it is perhaps more logical to examine Coachella Valley and even California. This non -local the reasonableness of the proposal rather than its market is mainly, of course, the second home owner 41 and vacation visitor. The challenge the City faces is to make sure that the Village has the facilities with the quality and character to attract these visitors and second home residents in addition to the Cove area residents. 3.13 Problems and Opportunities In summary, the description of the existing conditions contained in this section reveals several problems that must be resolved if the Specific Plan is to succeed. At the same time, there are also several opportunities which can be exploited. The significant problems and opportunities are listed below. Solutions to many of the problems are contained throughout the Specific Plan Section 4.0. Problems ° The Village does not have good direct street access. The implementation of the City's circulation element will go a long way to meeting this problem, in particular, the widening of Calle Tampico and the construction of the Avenue 52 extension. But to be successful, this must be accompanied by a coordinated system of directional and identifying signs. ° The street network within the Village has numerous problems: poorly designed intersections, misaligned intersections, and junctions spaced too closely. These issues must be resolved. ° The existing reliance on septic tanks cannot be continued as the Village develops. Ultimately all properties will have to hook into a main sewer system. ° The existing water distribution system is substandard and will not meet the fireflow requirements for commercial development. The 42 CVWD plan for upgrading the system must be implemented in a phased manner. ° The Village area is subject to flooding by run-off from within the Cove area and ponding occurs in some locations. Improvements of the streets to meet City street standards will help carry the 10 and 100 year flows. But ultimately a master plan for flood control covering the Cove and the Village must be adopted and implemented in a phased manner. ° The numerous vacant lots will continue to have a negative visual impact, particularly as new, high-quality projects are constructed, making the contrast between the new and the vacant even more significant. ° With the multiplicity of ownerships involved, a coordinated phasing of development is difficult, if not impossible, to achieve. Owners of the smaller parcels may hold back on developing their land. Developers of isolated parcels face the negative impacts of being surrounded by vacant land. ° The cost of the public improvements for infrastructure and streets will be high. To place this burden entirely on property owners and developers in the Village could discourage many from developing their property. A way to distribute the costs in an equitable manner and carefully phase the improvements must be sought. ° The climate is pleasant in the winter but the excessive summer heat affects outdoor activities. The Specific Plan must include ways to reduce the impact of the sun and heat on the exterior spaces. ° The commercial market is seasonal, which places an additional constraint on many commercial ventures. ° The market for convenience commercial uses to serve the local community is established, and one can expect the continued construction of small convenience commercial developments. The non -local market for a downtown core with a rich array of uses and an arts theme is much harder to attract. The general sense is that the market is there, but it will not emerge automatically. Something very special has to be created in the Village that is going to attract people from the outside. This can only be achieved with the cooperation and goodwill of all involved --City government, City residents, property owners, developers, architects, and the design professions. There must be strong support and a strong marketing program. And priority must be given to commercial development in the Village. Opportunities and Strenqths ° More that fifty percent of the land in the Village is vacant or developable when the date orchard is added. The vacant lots may be unattractive at present, but they represent a tremendous resource for future development, unencumbered, as they are, by existing buildings. So many downtowns in older cities are faced with deteriorating buildings and marginal uses, and the subsequent problems of land assembly, relocation, and demolition. These are not La Quinta's problems. The Village has several attractive features that can be retained and enhanced and that can make a significant contribution to the new Village. These features include: gr 43 i - The Park - The special ambience of the south end of the Village along the curvilinear streets. - The design potential inherent in Calle Estado and Avenida La Fonda. - Some attractive, albeit scattered, existing buildings. - The overall setting in the Cove with the backdrop of the Santa Rosas. - An intangible sense that the place is special, even though we cannot define it. Positive attitudes toward the concept of the Village have. been expressed by City government and the community. Meetings with numerous individuals, a public workshop, and a survey of property owners show that attitudes vary, but that there is a common thread of interest in a plan for the Village. ° Access to the Village and the existing street pattern were noted as problems above. But there is a positive side also. With some intersection modifications and street improvements; a good circulation system can be created that can serve the future development well. ° The City of La Quinta is in a period of very rapid growth. The projects undergoing development or proposed in the vicinity of the Village coupled with the infill occurring in the Cove, not to mention the existing year round residents, represent the most important single reason for the Village to succeed. On the basis of proximity alone, these residents constitute the basic market. La Quinta needs a "downtown", but it must be done right; it must be attractive if it is to succeed. wKiwwwrrr+w�wr�sust+lr�ruwiw�.w•••••�,,•�••_�� -- - Maddick Building 44 4.0 THE SPECIFIC PLAN 4.0 THE SPECIFIC PLAN 4.1 Introduction The Specific Plan for the Village at La Quinta is the product of many factors which have influenced the preparation of this report and which will influence the implementation of the plan over a period of time. They are categorized into three separate parts. First, there is the Specific Plan as an expression of the Goals and Policies of the City of La Quinta. Second, the Specific Plan can be seen as a problem - solving mechanism. In the previous section, on existing conditions, several problems were identified which require a solution. The Specific Plan suggests solutions. Third, there is a strong planning philosophy that the Specific Plan must respect the desert climate, the site and the history of La Quinta - that it must grow out of the community and its needs and not be imposed. Before describing the Specific Plan, it is necessary to discuss these factors since they set the tone, and establish a philosophy that is manifested in the Specific Plan. 4.2 General Plan Policies and their Relationship to the peci is Ian The Specific Plan for the Village at La Quinta is a mechanism for implementing the City's General Plan. The General Plan contains several policy statements that either mention the Village area explicitly or have a bearing on the Vi Ilage. The policy statements referring to overall planning for the Village are listed below. The policy numbers cited are from the General Plan text. 45 Policy 5.2.1 - Development of Commercial uses shall be encouraged. Policy 5.2.4 - The City shall aggressively support improvement of the Village area infrastructure as a means of enhancing potential Village commercial development. Policy 5.2.5 - The City shall prepare and adopt a Specific Plan for the Village at La Quinta area as soon as possible with specific design standards including landscaping, signing, building architecture, and streetscape criteria. Policy 5.2.6 - Particular attention shall be given to encouraging a unique, pedestrian oriented atmosphere in the Village area. Policy 5.2.7 - Appropriate design standards shall also be developed for the residential areas which abut the Village area. Policy 5.2.8 - Particular attention shall be given to maintaining compatible land use relationships between commercial and residential uses in the Village. Some areas such as the east side of Desert Club Drive will be more strictly controlled to achieve this purpose. Policy 5.2.14 - Priority shall be given to encouraging development of commercial projects in the Village area rather than on the Jefferson Street corridor. Policy 5.2.15 - Provide public facilities which are designed to complement private facilities and encourage opportunities for cultural enhancement of the City of La Quinta. Policy 5.2.17 - The La Quinta Art Festival shall be endorsed as a unique cultural asset of the City. 4.3 Problem Issues The problems have already been discussed in section, 3.0 Existing Conditions in the Village Area. We list them below for reference. - Access - Internal street pattern and problem intersections - Water distribution system - Wastewater treatment system - Flooding 4.4 Planning Philosophy Several other factors have an important influence on the planning philosophy for the Village. They include climate, site conditions, and history. 4.4.1 Climate Climate is one of the most important considerations in planning and designing the buildings and amenities for the Village. All too frequently, only lip service is paid to climatic considerations. The ubiquitous air -conditioner solves most problems quite effectively, although operating costs can be high especially in a poorly designed and poorly insulated building. But the air -conditioner only works indoors. The Specific Plan deals primarily with the outdoor elements of the Village: the streets, pedestrian areas, the Park, amongst others. La Quinta has a desert climate: warm winters with cold nights, very hot summers, and little rainfall. The sun shines most of the year. On a mild winter's day it is pleasant to walk around in the sun. But, as spring approaches, one avoids the sun if possible. Cars crowd into' shade wherever it 46 is available. There is little need to design for the mild days of the winter but it is essential to design for the harsher days of late spring, summer and early fall. Outdoor pedestrian areas, parking areas and streets must incorporate features that provide shade: trellises, canopies, collonnades , overhangs, landscaping, and other features appropriate for the desert climate. Recommendations for dealing with the influences of climate flow throughout the Specific Plan. 4.4.2 The Site The site cannot be ignored. This might appear to be a very obvious statement at first glance, but it is important to make the point. In some situations, the solution to a problem requires drastic treatment --the demolition of buildings, closing and re -alignment of streets, a radical change in character. This is not the case in the Village of La Quinta. There are problems which already have been discussed. But there are many attractive and desirable features that must be retained. The philosophy then is to work with the site, not against it. Where changes are to be made they must harmonize with the existing environment, not destroy it. 4.4.3 History and Design Theme History cannot be ignored. History and the site itself are intertwined, because the existing environment is in large part a physical expression of decisions made years ago. In this instance the reference to history is in terms of its influence on the design of the Village, particularly its architecture. There is no clear-cut architectural style in the existing buildings in the Village. La Quinta as a whole, however, has very definitely incorporated a California Mission/Spanish/ Mediterranean style into its buildings. This influence dates back to the architectural style of the La Quinta Hotel, with its tile roofs and white adobe walls. Over the years different styles were used. The original Desert Club building, for instance, was remarkably ship -like in appearance. But in recent years, a modified Mission/Spanish style has emerged with the ubiquitous use of red tile roofs. Furthermore, it has been a semi-official policy of the Planning Commission and City Council to approve only Mission/ Spanish style buildings in the Village. It is appropriate that a design theme be a part of the Village, and it is appropriate that this design theme reflect a continuation of design elements used historically in La Quinta. Thus, the Mission/Spanish style is a possible choice. One problem, however, is that there is not a consensus over what constitutes this style. Many seem to think that a red mission tile roof alone constitutes a Mission/Spanish style. Many architects feel that to require a specific design theme inhibits individual expression, imposes unnecessary restrictions, and does not necessarily ensure good results. Others oppose the idea of the Mission/Spanish style entirely and would prefer a different style or no architectural limitations at all. How can these differing attitudes and opinions be resolved? The following viewpoint is offered,' which is reflected in the Specific Plan and in the Development Guidelines that follow. The comments below are listed in order of importance. First, buildings and adjacent outdoor spaces must be designed in response to the desert c limate. Second, buildings and outdoor spaces must emphasize a scale and environment appropriate to pedestrians. Third, buildings and outdoor space must respect adjacent buildings and spaces. The objective is harmony, not discord. 47 Recent Office Building La Quinta Hotel Cottage Table: 4-1 Summary of Area Characteristics Area One - North End ° Commercial Offices ° Automobile - Oriented ° All required parking provided on-site • One and two story structures generally separated from each other. ° Buildings set back from street ° Parking areas shaded with trees, landscaped and screened. ° Orchard retained as area for future expansion Area Two - The Core • Commercial retail, offices, galleries and eating places with some residential. ° Predominantly pedestrian environment ° Highest intensity of development in the Village ° Limited on-site parking (parking provided elsewhere) ° One and two story buildings, generally joined to form continuous frontage ° No side and front setbacks required ° Calle Estado and Avenida La Fonda redesigned to provide both parking and pedestrian areas. Area Three - South End ° Commercial offices, eating places, galleries, residences, bed and breakfast, small hotels ° Suburban environment ° Mainly one story buildings ° Narrow streets ° Extensive landscaping Area Four - The Park ° Re -configured Park and street system ° Commercial offices, eating places and some resi- dential. ° Possible sites for public or quasi -public facilities ° One and two story buildings, generally contiguous ° Some on-site parking ° Public parking area along Avenida Montezuma South Area Five - Residential ° Two story multiple residential ° Single family residential ° Landscaped screening from adjacent commercial 48 Fourth, buildings and outdoor spaces must be appropriate for the intended function. ° Fifth, the landscaping must reflect an oasis in the desert and not transplanted east coast or tropics. ° Sixth, buildings should incorporate a design vernacular which can provide individual expression and flexibility, yet ensure an overall harmony. The elements of the vernacular are described in Section 5.0, Development Guidelines. 4.5 Land Use Plan The Specific Plan itself is described in this section and the next two sections. This section discusses the land uses proposed for the Village; Section 4.6 discusses the circulation and parking system; and Section 4.7 describes the Urban Design Plan, which is a translation of the two dimensional Land Use and Circulation Plans. Subsequent sections deal with certain components within the plan. The Land Use Plan is shown in Figure: 4-1. The uses are generalized and do not identify specific locations for individual types of commercial uses since it is important to allow flexibility for each developer. However, a list is provided of the types of general uses that are appropriate for a given area. A detailed listing of permitted uses to be considered in a new Village commercial zone designation is contained in Section 6.9. The basic concept of the plan is that the Village is comprised of five distinct areas (the areas discussed previously) which are treated quite differently from each other. The result will be a rich mixture of differing environments. Each area is described in turn. Table: 4-1 provides a comparative summary of the characteristics. The VILLAGE at 4a Q94a Ike, a AlNi— It I SCALE 0 loo 200 300 400 Feet LAND USE PLAN Figure 4-1 COMMERCIAL (AUTO: ORIENTED) COMMERCIAL (PEDESTRIAN ORIENTED) MIXED USES P PARKING LOTS •••• PEDESTRIAN LINKS LAND USE PLAN Figure 4-1 9LLILL[-O til L -IJ ]JgiiLJ LtLUJ1-OJJ.ILLL F- 4 �d Land BUILDING — CBUILDING — D dlicdcomm IA lkelcom—ial ❑ �T fTT1TTT1`III III IT rrrn i i i a �Trr J LNYRY 10VIOAW J II/UlIDING— 1�C�1 dr+sxl+eslaar � I CALLE TAMPICO PLAZA TAMPICO 50 Area One - the North End This area comprises the land north of Calle Tampico. The large lots and the amount of undeveloped acreage means that the North End is particularly appropriate for commercial uses with on-site parking. The prototype for future development in this area is being established with the Plaza Tampico project. This project has two-story office buildings set back from Calle Tampico and surrounded by landscaped parking areas. It is a destination point that you reach primarily by car, not on foot. A similar pattern of development is envisioned on the parcel west of Plaza Tampico --namely offices with ancillary uses such as restaurants and parking on site. The date orchard is the largest single parcel in the Village (22.5 acres). This parcel alone could absorb all the projected commercial growth for the Village to serve the local market, until the year 2010, and still have room to spare. Since the concept of the Village is a pedestrian -oriented environment with a rich array of uses, it is more appropriate to encourage such growth South of Calle Tampico. Therefore, the date orchard should not be considered suitable for development in the near future, but should be regarded as reserve land to be developed at a later date. In the meantime, the land could continue to function as a productive date orchard. Area Two - The Core This should be the main commercial area, with concentrated commercial development, an emphasis on pedestrian circulation and a corresponding de -emphasis of through automobile traffic. The main features in Area Two are the two wide streets Calle Estado and Avenida La Fonda. These streets are conceived as being transformed into exciting spaces that will feature pedestrian areas and at the same time accommodate vehicle parking. The streets should be lined on both sides with one and two story structures. Developers should be encouraged to place retail uses on the ground floor and office uses above. Apartments, artists studios and workshops should also be considered as second floor uses. In some instances, artists and craftsmen, particularly sculptors, will require studios on the ground floor. These studios would be best located on courtyards or passageways adjacent to the main pedestrian routes so that the premium frontage is used for retail stores. A good example of this arrangement can be seen at the Plaza in downtown Palm Springs. The design treatment of Calle Estado and Avenida La Fonda is extremely important. It would be disastrous if all that could be achieved is a six-foot wide sidewalk, parked cars and a few trees. Pedestrian. areas must be more than just sidewalks. The ideal standard width ranges from ten to twenty feet, and by setting buildings, or portions of buildings, further back from the curb, larger plazas and spaces can be created which can allow for outdoor eating, temporary art displays and other activities. But the outdoor environment is more than simply the width of the pedestrian space. A whole ambience must be created with use of landscaping, street furniture, paving textures and above all, the creation of shade through trellises, arcades, canopies, and trees. Further discussion of the design treatment of the Core area is contained in Section 4.7, Urban Design Plan. A very important part of the Village Core is the property lying north of Avenida La Fonda and south of Calle Tampico. Most of this land has been acquired by a developer, who is planning to construct a mixed use project with retail shops, offices and galleries. Clearly this is a development that should be encouraged. 51 52 Area Three - the South End The South End should contrast strongly with the Core to the north. This should be an area of mixed uses at lower densities --restaurants, some commercial offices, galleries, housing, and bed and breakfast establishments. The curvilinear streets should be maintained and not widened, the existing trees and traffic islands retained, and new plantings should be in a similar vein. It should have a suburban ambience emphasizing individual buildings set in lush landscaping. Area Four - The Park The future of this area will depend on several important decisions to be made by the City and the Park District. First, there is the proposal to concentrate active recreation facilities at the new sports complex on Avenue 50. Second, there is the issue of public facilities related to the Park and the future of the existing community building. Third, there is the concern over the street intersections, the circulation pattern around the existing park, and vehicle parking. Recommen- dations for the re -design of the five -way intersection at Eisenhower and Montezuma and alternative approaches to the circulation pattern are discussed in Section 4.6. These changes will result in modifications to the configuration of the Park. The recreational facilities in the park are popular and heavily used. Their relocation to Avenue 50 places them further away from Cove area residents. On the other hand, as the Village develops, there would inevitably be conflicts between an active recreation amenity and adjacent commercial uses. If the recreational uses are moved out then this could free up the Park for more passive uses. But this raises another important concern. If the La Quinta Park ceases to function as an active park serving Cove area residents where do these residents then go for active recreation nearby? It is clear that some alternative active park sites should be found in the Cove to replace the La Quinta Park, and that the present facilities should remain in the Park until a new site is identified and developed. The land uses around the Park should comprise commercial offices and eating establishments. Commercial retail uses should not be located here, for they would diffuse the concentration of retail that is intended for the core. The possibility of locating some apartments on the second floor should be considered. However, it must be recognized that this will require amending the General Plan commercial designation to permit residential uses. The recommended re -design of the five -way intersections at Eisenhower and Montezuma and at Navarro and Montezuma will free up some of the street right-of-way for other uses. If it is possible this land could be combined with adjacent privately -owned land to provide sites for other public or quasi -public uses related to the park. Area Five This area is not within the Village proper, and its inclusion in this study does not imply that it be 53 Buildings set in landscaping Single family home on Avenida Bermudas 54 designated commercial. It should remain residential. The higher density residential zone north of the park would be appropriate for housing persons wishing to live close to downtown --singles, young married couples without children, and the elderly. The housing south of the park would be the single family homes, typical of the Cove. The lots fronting on Avenida Bermudas present a problem. There are three existing homes, and the remaining lots are vacant. If all the lots were developed for single family housing, the numerous driveways entering Bermudas would form a traffic hazard. The City should consider using this land for overflow parking for the Village. If this is done, there must be extensive buffering (walls and landscaping) to reduce the impact on the adjacent housing. 4.6 Circulation and Parking The network of streets in the Village provides the basic framework within which the movement of vehicles and pedestrians can occur. Actually, the circulation system is more than just streets, it is a number of different components, all of which must work in harmony. The system proposed for the Village has five components: 1) The major street network providing access to the Village 2) The street network within the Village 3) The parking system 4) The servicing network 5) The pedestrian network 4.6.1 The Maior Access Street Network The major access street network is the system proposed in the City's circulation element. This is a workable system that affords good access to the Village (see Figure: 3-14). The primary access routes to the Village would be along Washington Street from the north, and then along Calle Tampico and Avenue 52. From the Cove, access to the Village would be along Eisenhower Drive and Avenida Bermudas. The General Plan proposes the following rights-of-way for the streets: Right -of -Way Street Designation (in feet) Washington Street Major Arterial 120 Eisenhower Drive Primary Arterial 110 Calle Tampico Primary Arterial 100 Avenue 52 (ext.) Primary Arterial 110 - 100 Avenida Bermudas Secondary Arterial 88 Desert Club Drive Collector 64 All of these streets should be improved to the standards specified in the circulation element. It is, however, recommended that Avenida Bermudas between the alley south of .Calle Estado and Avenue 52 be re -designated as a collector with a 64 foot right-of-way. The rationale for this recommendation is discussed in the following section. 4.6.2 The Street Network Within The Villaqe The street network within the Village is the most important part of the circulation plan. It is complicated to describe because the system is designed to do a couple of things at the same time. It provides direct and easy -to -understand access to the various parts of the Village; and it attempts to resolve the myriad of problem intersections and alignments that have been discussed earlier in Section 3.8. The basic concept shall be reviewed first, followed by a review of the various parts --streets and intersections. The basic circulation concept is that of the two major east -west arterials (Calle Tampico and Avenue 52) feeding traffic into Avenida Bermudas and Desert Club Drive. From Bermudas and. Desert Club, the motorist can choose from a series of different 55 MAJOR ARTERIAL ago' MIN--- ae� -- MIN 12' le' 12` PRIMARY ARTERIAL 100-,1o' Te -e2' 12' 12-1e'—j 1x' 4 4 SECONDARY ARTERIAL COLLECTOR a4 -T2' L is' - 40-48' a- 1 1' 4 LOCAL STREET -do' 10-12' 9e-40 40-12 NOT TO SCALE aa, 12' e<' 12' i COLLECTOR a4 -T2' L is' - 40-48' a- 1 1' 4 LOCAL STREET -do' 10-12' 9e-40 40-12 NOT TO SCALE parking areas depending upon the destination. The Tam 1 C o east -west streets, between Bermudas and Country Club will become places for parking and pedestrian circulation. Through traffic will be discouraged. The one exception to this will be Calle Estado which we envision being connected to Avenida Montezuma to provide an east -west link between Eisenhower Drive and Desert Club Drive through the center of the Village. The intersection at Montezuma/ Bermudas/ Estado requires re -configuration to do this. Design P options are discussed later in this section. Within this conceptual framework there are some different alternatives on how to handle the traffic p� flows. Avenida Bermudas, as has been previously y mentioned, is a problem street (too many intersections and off -set intersections). One Q approach is to introduce a system of one-way streets. Within this approach there are some 44 options: ° A loop with Bermudas one-way south and Desert Club one-way north. venue 52 ° A loop with Bermudas one-way north and Desert Club one-way south. 56 Desert Club remaining two-way and Bermudas one- way, either north or south. A one-way system will increase the capacity of the streets and may reduce some conflicts at inter- sections because some left turns are eliminated. However, the use of a one-way system, particularly along Avenida Bermudas, is not recommended for several reasons. First, one-way systems make most sense as a device to deal with traffic congestion and to increase capacity. Capacity is not the problem in the Village at the moment and may not be for some years to come. At some point in the future, a one-way system could be considered, but not now. Second, a one-way system will increase the use of the east -west streets between Bermudas and Desert Club. This conflicts with the objectives of maximizing pedestrian use of these streets and reducing through traffic. Third, one-way systems may increase capacity and speeds, but other problems are introduced, such as weaving across lanes. Also trip lengths are slightly increased. Overall, the recommendations contained in this report, coupled with the widening and upgrading of streets in conformance with the City's General Plan, will provide the Village area with a good circulation system that can handle the anticipated development for the foreseeable future and resolve many of the problems described earlier. The basic street network proposed is shown on Figure: 4-2. The recommended standards and design modifications are listed below. It should be noted that these changes would not all be implemented immediately, but would occur in a phased manner as properties are developed. Calle Tampico ° Widen Calle Tampico to the full right-of-way of 100 to 110 feet, as prescribed in the General Plan, with median strip, left turn pockets, sidewalks, curbs, and gutters. Re -align the intersection at Avenida Bermudas. ° Initially use stop signs, and ultimately install traffic signals at Tampico and Washington, Tampico and Desert Club, Tampico and Avenida { Bermudas, and Tampico and Eisenhower. L Avenue 52 ° Construct Avenue 52 extension as planned with 100 - 110 foot right-of-way. ° Install stop signs and ultimately signals at Avenue 52 and Desert Club, Avenue 52 and Bermudas, and Avenue 52 and Eisenhower. Desert Club Drive ° Improve Desert Club Drive to full 64 foot right-of-way. Incorporate, with striping, left turn pockets and two-way left turn lane. If necessary, eliminate the parking lane on one side to achieve this. ° Re -align Calle Fortuna to line up with a re- designed Calle Estado. ° Install 4 -way stop signs, later a traffic signal at Estado and Fortuna. ° Create symbolical "gate -ways" on Desert Club Drive just south of Calle Tampico and just north of Avenue 52. This can be achieved by a wall feature, landscaping and a change of paving surface. The intention is to create a strong sense of entry, indicating to the motorist that he or she has entered the Village proper, and cautioning him or her to drive carefully. Avenida Bermudas Ensure that the entrances to future develop- ° Improve Avenida Bermudas to the full 88 -foot ments north of Calle Tampico are aligned with right-of-way between Calle Tampico -and the the main street intersections. Avoid entrances alley south of Calle Estado. Include with in mid -block unless there is a street or drive striping left turn pockets and two-way left on the other side of the street. lanes. A median island should be introduced later. 57 The VILLAGE at aaaiii. !i!f SCALE o too mo aoo 400 Feet ®ARTERIAL 100=110 WITH MEDIAN _ PRIMARY 88 COLLECTOR 64 HmSPECIAL TREATMENT STREET CONVERTED llllllllll TO PARKING X X STREET CLOSURE / **% ENTRY POINT STREET NETWORK Figure 4-2 Between the alley and Avenue 52, improve Bermudas to a 64 -foot right-of-way. ° Eliminate Avenida Buena Ventura (between Bermudas and Desert Club). ° Incorporate a parallel pair of left turn lanes at the intersection of Montezuma, Bermudas, and Estado to allow for traffic to "jog". ° Re-configurate the islands at Calle Cadiz and Calle Barcelona to permit left turns yet still retain the basic island. ° Design the intersection of Bermudas and the Avenue 52 realignment with a right turn pocket on the south east corner. The objective is to encourage commuter traffic from the Cove to turn right on Avenue 52 rather than continue north into the Village. Install stop signs and ultimately signals at Bermudas and Tampico, Bermudas and Estado/ Montezuma and Bermudas and Avenue 52. ° Create symbolic gateways at Bermudas and Tampico, and Bermudas and Avenue 52 similar L to those on Desert Club Drive and for the same reasons. i The Park, Avenida Montezuma and adjoining streets The street pattern around the Park will require substantial re -configuration in order to eliminate the two five -way intersections and redundant streets. There are basically two ways for handling Avenida Montezuma. The first is a loop system, the second is a major/minor street system where Montezuma, north of the Park, becomes the major street, and Montezuma south the minor street with "T" intersections. Both of these methods create simple 59 s Avenida w Montezuma �6 v, N I' Calle Estado C: � E > L d m t a EN ------ Calle Cadiz j``-�-`-- Calle Barcelona THE TAMPIC© TAMPICO �Ntl d r� FBI C THE PARK Im M9rBZkVA �-D) um3 UD u u p ITIMM Mom LID3 ALTERNATIVE PARK AREA CONCEPTS Figure 4-3 60 cross intersections at Eisenhower Drive and at Avenida Navarro. Four alternatives are shown on Figure: 4-3. The two loop systems (A and B) could have Avenida Montezuma either one-way or two-way. A further variation of Alternative D is recommended. The basic design principle is that of providing continuity from Avenida Montezuma to Calle Estado. The southern loop of Montezuma becomes a parking area. Through traffic along the southern loop is permitted, but not encouraged (see Figure: 4-4). The recommended changes area as follows: ° Redesign the Eisenhower/Montezuma intersection to form a four-way crossing. This intersection should in time be signalized. ° Redesign the Montezuma/Navarro intersection to form a four-way crossing. Through traffic would be on Montezuma; stop signs at Navarro. ° Relocate the intersections of Montezuma south with Montezuma away from Eisenhower Drive and Avenida Navarro. Create a parking area along Montezuma south using two rows of right-angle parking. Convert portions of Avenida Martinez and Avenida Villa, into parking. Create alleys at the rear of the properties fronting on the park. Prohibit left turns from the alleys on to Eisenhower Drive. The recommended changes to the two five -way intersections at Montezuma and Eisenhower and at Montezuma and Navarro are quite extensive. As an interim measure the use of striping and additional stop signs could be used, until the City is ready to move ahead with the full improvements. 61 RECOMMENDED PARK AREA PLAN Figure 4-4 p I a, k 00 �._.-._.J L40, ! i r Park .� . —10 V% V) ' 0 i n p 0 re?G s Temporary striping for intersection at Eisenhower Dr. and Avenida Montezuma. I I I I os ° � ° I 08 � I 09 T "M AVENIDA ois a - O _ I p I u- � CALLE e 00 = AVENUE 52 (CALIF SINALOA) 62 AVENUE 51 i The r 1 VILLAGE at 4aQU&M his • ■T: ��." :::i: e• � �� r ° SCALE o too too too 400 Feet PARKING DISTRICT BOUNDARY STREET PARKING AREAS L CITY PARKING LOTS Qa, ON SITE PARKING ' PARKING SYSTEM Figure 4-5 4.6.3 The Parking System Parking in the Village is planned according to the sub -area involved, (see Figure; 4-5). In Area One north of Calle Tampico, all parking required by a project will be contained on site. In Area Two, the Village Core, the parking situation is quite different. Here the objective is to maximize the amount of building frontage on the streets in order to create, as far as possible, a continuous facade of shops and stores not broken up by parking areas. If all parking has to be contained on site, the result would be buildings surrounded by asphalt , and a street frontage broken up for driveways or parking. In order to avoid this possibility, the creation of a common parking district is recommended. As a part of this recommended approach, developers within the district would not be required to contain all parking on site. Instead they could contribute a fee per parking space required, which the City could then use to construct parking lots nearby. Other benefit/ taxation methods could also be used to achieve this end. If a parking district were to be established, how much parking will the City be required to provide? In order to answer this question it is necessary to estimate the potential development capacity of vacant land in the core and thereby the parking required. Taking first of all, the vacant land on both sides of Calle Estado and on the south side of Avenida La Fonda, there is a total of two acres that are un- developed and do not have an approved project proposed. The two acres could generate approx- imately 66,000 gross square feet of building space (assuming a site coverage of 50% with half the structures being two -stories and half single -story) . Deducting 200 of the structures for circulation and storage, that leaves 52,800 net square feet. At an average parking requirement of one space per 200 square feet, this means that 264 parking spaces are 63 F � � � ,� eeiait�r�e•� i �� 1i11!111ai1q�" 111 � (F rl�►t�, #e1► -._ 23311.n 11ln�tlndOb0i14 I�tl19P9�j�'' AREA TWO i Not this Table: 4-2 ESTIMATE OF PARKING DEMAND FOR UNDEVELOPED LAND IN THE CORE 1. Undeveloped Property adjacent to Calle Estado and on the i r e oiJCvem�a Capon a (2 acres) A. Gross building area 66,000 s.f. B. Net building area 52,800 s.f. C. Parking required (52,800 - 200) 264 spaces D. Parking on-site 66 spaces E. Parking to be provided off-site 199 spaces 11. Block Between Avenida La Fonda and Calle Tampico F. Gross Building Area 127,600 s.f. G. Net building area 102,800 s.f. H. Parking required (102,800 - 200) 510 spaces I. Parking on-site 132 spaces J. Parking to be provided off-site 378 spaces III, Off-site Parking Demand K. Total off-site parking required (E + J) 576 spaces L. Area required (assuming 110 spaces per acre) 5.2 acres IV. Street Parkins Available Alono Calle Estado and Avenida La Fonda M. Calle Estado 47 spaces N. Avenida La Fonda 7��0 s aacCes� O. Total Street Parking (M+N) 117 V. Net Off -Site Parking Demand P. Net Parking required (K -O) 449 spaces Q. Area required (assuming 110 spaces per acre) 4.1 acres required. Assuming that 250 of the spaces can be accommodated on-site (at the rear of the building, off the alley) , this leaves 198 spaces to be provided by the City, using the common parking approach. Now turning to the block between Avenida La Fonda and Calle Tampico, the developers are tentatively proposing 127,600 gross square feet of building. Deducting 20% for circulation and storage that leaves a net square footage of 102,080, requiring 510 parking spaces. 132 spaces can be accommodated on site leaving 378 spaces to be provided elsewhere. Combining both figures provides a grand total of 576 spaces that would have to be provided through the common parking approach. Assuming that 110 spaces not desired. it should be more spacious and suburban. As a consequence parking can be 64 Tampico can be provided per acre, this means that 5.2 acres are required for parking (see Table: 4-2). The City may, choose to count the parking that would be created along Avenida La Fonda and Calle p Estado as contributing to the required parking. d Based upon the urban design plans for these two Q streets, it is estimated that 127 parking spaces can Q be created. This reduces the required parking from tv V 576 to 449 and the required acreage to 4.1 acres. UM" U Where is the best location for these additional �] to �,,,, parking lots? Overall, it appears that the east side ""' i••i g of Desert Club Drive would be the most appropriate. The land is easily accessible from an important collector street and is already designated for 0 commercial use. It will, however, require that pedestrians cross Desert Club Drive to enter the Village. This is a drawback. But if one views this Q parking as serving the long-term parking needs V (office workers and staff) then the crossing issue is less critical. Another potential area for parking lots is along the west side of Avenida Bermudas. In Area Three, the South End, lots are larger, Avenue anticipated densities lower. Dense development is not desired. it should be more spacious and suburban. As a consequence parking can be 64 accommodated on site. The streets are narrow and they should remain that way. Therefore, no parking would be permitted on Calle Cadiz or Calle Barcelona within the Village. The parking issue in the Park area is two -fold. First there is the question of how to provide adequate, safe parking for users of the Park; second there is the problem of providing parking for developments adjacent to the Park. It was noted in Section 3.8 that right angle parking along Montezuma constitutes a potential hazard which will become more serious as traffic volumes increase. Although right angle or angle parking is sometimes used on wide streets, it is not an ideal situation when through traffic is involved. Therefore, this form of parking on Avenida Montezuma cannot be recommended as a permanent solution. There are two options. The first is to provide parking lots within the park. Although park space is lost by doing this, some additional park space can be gained around the perimeter by improving Avenida Montezuma to a 64 -foot (rather than 88 -foot) right-of-way. In any event, the street system around the park requires substantial redesign, as discussed earlier in this section. The second option, which is recommended, is to convert the southern loop of Avenida Montezuma into parking. There are a couple of reasons why this makes sense. First of all, the two parts of Avenida Montezuma are not traffic. One street using the southern reduces the amount It is estimated that this parking area. required in order to handle the will be quite sufficient. Second, part of Montezuma for parking of Park area that will be lost. 118 spaces can be provided in It is recommended that the Park area be included in any Village parking plan. The reason for this is that the lots are only 40 feet wide and 100 feet deep Conflicts of right angle parking with street SECTION THROUGH THE PARK Car Parkins Avenida Montezuma South The Park North CALLS KDAi.M L -�� r, AVEKE 32 CALLS SINALOA) 0s AVET�4pA _ 09 L RR. LEaiii•i[. aS �;YS•Fa � . r_ e^AVENDA[� C; c.: c: f`a 7 �E I C.'3 C : A� G I FDR'1� ojs 1 i � 66 � A The VILLAGE at 4a Qa4a ww em e►..I'.efili ' bell S SCALE o too Yoo 300 400 Feet r INin SERVICE ALLEYS OS ON SITE SERVICING S SERVICING FROM STREET SERVICING Figure 4-6 and do not easily permit all parking to be contained Alley North of La Fonda on-site. Also, from the urban design viewpoint, the buildings should, as far as possible, form a contin- ° The alley north of La Fonda will probably be uous line around the park rather than be a series of replaced to allow a total redesign of the block. freestanding objects. Any on-site parking for the The plan for this block must provide for commercial buildings should be at the rear, and the servicing away from the surrounding streets. conversion of parts of Avenida Martinez and Avenida No servicing will be permitted directly from Villa to alleys will free up some land that can be Calle Tampico, Avenida La Fonda, Avenida used for parking. Bermudas, and Desert Club Drive. No special parking requirements are proposed for the Alleys North and South of the Park residential uses in Area Five. The existing streets (Avenida Martinez and Avenida 4.6.4 The Servicing_ Network Villa) running behind the properties facing the park are essentially redundant as streets. They will The provision for servicing commercial areas, parti- actually tie up some street right-of-ways which can cularly retail shops, is not always well planned. All be used for parking for the properties. The one too frequently delivery trucks have to use the main exception to this is Avenida Martinez north of the streets, thereby conflicting with cars and pedes- park which serves the existing housing and trians. Fortunately, the original subdividers of the restaurant, this should remain as an improved Village provided alleys at the rear of Avenida La street, but left turns into Eisenhower Drive should Fonda and Calle Estado and also at the rear of the be prohibited. properties fronting the park, see Figure: 4-6. These alleys should be retained and upgraded since ° Alleys should be paved to the full 20 -foot they form the basis for a good servicing system. width. ° Alleys should have two-way traffic. The following actions are recommended: ° Alleys must be screened from adjoining Alleys North and South of Calle Estado residential uses with walls and landscaping. ° Pave the alleys to the full 20 -foot width. Calle Cadiz and Calle Barcelona ° Designate the south alley one-way westbound. Service for the properties north of Calle Cadiz can Designate the north alley one-way eastbound. be handled from the alley south of Calle Estado. Servicing for the remaining properties should be ° No loading should be permitted from the alley provided for on-site. itself. Developers should be required to provide a bay off the alley for loading. (For North of Calle Tampico_ details on trash enclosures see standards Section 6.0). Servicing for the properties north of Tampico should s be provided on-site. 67 R a - itVE5% The VILLAGE at 4a Qaiftm I -1 T.t 1►1...►u.- ..she ' bloc SCALE o sop 20 3w app Feet MAJOR PEDESTRIAN LINKS O 000 MINOR PEDESTRIAN LINKS PEDESTRIAN SPACES d MAJOR PEDESTRIAN STREET CROSSINGS POSSIBLE NORTH -SOUTH PEDESTRIAN LINKS PEDESTRIAN NETWORK Figure 4-7 i 4.6.5 The Pedestrian Network The proposed pedestrian network is based upon the City's goal of creating a pedestrian -oriented environment in the Village, see Figure: 4-7. It has already been mentioned that the east -west streets between Avenida Bermudas and Desert Club Drive will be designed to accommodate pedestrian spaces. A problem is how to create pedestrian links in a north south direction between these streets. One option, of course, is to provide wide sidewalks along Avenida Bermudas and Desert Club Drive. Certainly sidewalks should be provided along these streets, but these should not be emphasized. It would be more preferable to create north -south links through the center of the blocks. A mid -block link is recommended running from Avenue 52 north to Calle Tampico, with additional links south to the Desert Club and the Heritage Club, and across Tampico to development on the north side. It should be possible to locate a pedestrian link from Estado south by using a portion of the present City Hall site and a strip east of Cunard's Restaurant. From Estado north to Tampico it would be fairly easy to provide some north -south links, by integrating them with the proposed developments. Furthermore developers may welcome the concept of a pedestrian link across their project because of the increased foot traffic it will generate. The pedestrian network will be a series of different spaces and environments, so that as one moves through the Village on foot, the visual experiences are rich and varied. At the south end, Calle Barcelona and Calle Cadiz will still be narrow, curving with lush landscaping, almost rural in appearance. The two wide streets will be quite different. There are different design recommendations for Calle Estado and La Fonda, which are discussed further in Section 4.7, Urban Design. But both streets will feature pedestrian spaces that are more than just sidewalks --they will 69 Pedestrian mid -block link F f r Treatment of Calle Cadiz Pedestrian area at Tlaquepaque, Sedona, AZ. 70 include plazas and courts, walkways with shade provided by arcades, trellises and trees, and features such as fountains, sculpture and other artwork and places to sit. North of La Fonda, the acquisition of most of this land by one developer offers a great opportunity for the creation of something really exciting. The north side of La Fonda should be retained and developed as a row of shops, galleries, and offices fronting on La Fonda. In the center of the block there should be a large pedestrian plaza and then more shops and pedestrian spaces fronting on Calle Tampico. A more detailed description of the design treatment of this block is shown in Section 4.7. From the pedestrian core, there would be links to the development north of Calle Tampico at the Bermudas and Desert Club intersections. A good pedestrian link from the core to the Park is essential, since the Park itself is an important space for pedestrians. This link would be achieved by a wide, landscaped sidewalk along Avenida Montezuma and a controlled pedestrian crossing of Avenida Bermudas. The City should also consider the possibility of inte- grating the pedestrian network in the Village with a larger City-wide network. Given the current interest in jogging and walking, and recognizing that there are several residential developments, existing and proposed, within walking distance of the Village, it would be appropriate to build a network of paths and trails which would include the Village. A network of bicycle paths may also be considered. 4.7 Urban Desian Plan The Land Use Plan described above is two- dimensional. The Urban Design Plan, which is depicted on Figure: 4-8, gives a three dimensional interpretation of how the Village might appear. It must be realized that the Urban Design Plan is 49ka>f4wAe'}'##A. �A�l�.+�l�e'RrRswRs�r•rwRlk IwRrR i!lRrAlaM•!A>kirA#cN.k E:r It*lt AlIAR\*.Rt I9llrra+►'afRMR�R•R517�447RRA4-�cf1E 9FR4l1RRArlrR7!!R##R�Fl.gtilR �,�arrRRflRAArl4, •alR7176rw �1Rwr 1lrlRa!lR+I REE er ti►atRr I�IlI1Ra41tli RlRRa#Rr!!An►rrR! 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It reflects what could happen, not what will happen, because the translation of the Specific Plan into reality will be the work of others. Some elements in the Village have received special design treatment because these will be the primary responsibility of the City to develop. These include the treatment of Calle Estado and Avenida La Fonda, the Park, Calle Cadiz and Calle Barcelona, and the alleyways. 4.7.1 Calle Estado and Avenida La Fonda These two wide streets should be completely re -designed to include both parking and pedestrian areas. Calle Estado was selected for a series of alternative design studies, which could also be modified for Avenida La Fonda. The six alternatives evaluated are shown on Figure: 4-9. Concept "A" provides two rows of right-angle parking. The sidewalks are widened, and the plan shows how they can become more than mere side- walks by manipulating the building footprint to create plazas and spaces, and by the use of surface textures and landscaping. Concept "B" is a variation on Concept "A". A median island is introduced, but to achieve this, the sidewalk widths must be reduced. Concept "C" is based on right-angle parking. There is insufficient width to include four rows of parking, therefore, the center row has access alternating between each side. Concept "D" introduces a through street which f separates the through traffic from the parking areas. This is an appropriate solution for Calle Estado partly because a though traffic link is provided and partly because it permits a better alignment with Avenida Montezuma and Calle Fortuna. 73 The intersection at Bermudas is set further south to allow more weaving distance between Montezuma and Estado. The intersection at Desert Club is moved further north to line up with Calle Fortuna. Concept "E" is a variation of "D" providing angle parking instead of pockets of right angle parking. Concept "F" provides a direct through street, with landscaped median separating it from a row of right angle parking. It is recommended that a variation of Concept "C" be used for Avenida La Fonda (see Figure: 4-10) . La Fonda is not needed as a through traffic way, and the angle parking is a bit easier to use for most drivers than right-angle parking. For Calle Estado, a variation of Concept "D" is recommended, which provides a through street and angle parking, see Figure: 4-11. This plan features a fountain in the middle of the block that forms the center of a traffic circle as well as being a striking visual element. ��>4 9'�, tt t ;', :W- a 4.7.2 The Park The final design for the Park will depend on policy decisions to be made by the City and the Park District. As a consequence the urban design plan ( Figure: 4-12) does not show the treatment of the Park itself. The plan does however, show the suggested treatment for the properties surrounding the Park. New buildings should be continuous and linear in form, rather than isolated structures. This will lend definition to the Park. All existing structures are shown as being preserved. On-site parking should be placed at the rear and not at the front or sides of the buildings. The creation of shaded pedestrian arcades linking buildings together is encouraged. 4.7.3 Treatment of the Block north of Avenida La Fonda The block north of Avenida La Fonda and south of Calle Tampico has already been mentioned earlier in this section and also in Section 3.6, Proposed Projects. It is an extremely important potential development which can establish the tone for the remainder of the Village. The conceptual plan for this site, Figure: 4-13, is derived in part on schematic plans in preparation by the developer. The conceptual plan illustrates how the site might be developed in such a manner so as to fit in with the Specific Plan for the Village. The basic concept is a simple one - a large central pedestrian plaza, sur- rounded by shops, galleries, eating places and offices; the frontage on both Avenida La Fonda and Calle Tampico maintained with Similar uses, and parking west and east of the central plaza with access from Avenida Bermudas and Desert Club Drive. 4.7.4 The Arts Theme The City's objective is to include an arts theme into the Village. This can be done in three basic ways: 77 ----------------------------------- CA= URBAN DESIGN CONCEPT FOR TAMPICO/LA FONDA BLOCK Figure 4 - 13 I Pottery display - Tlaquepaque, Sedona, AZ. La Quinta Arts Festival 78 1. Provision of rentable floor space for galleries, workshops, artists studios and related retail stores. 2. Provision for temporary exhibitions and displays. 3. Incorporation of artworks permanently into buildings and outdoor spaces and the adoption of an arts in public places ordinance. Developers should be encouraged to provide space for galleries and artists studios. From an operational and retailing viewpoint, studios cannot generate the same rents as retail uses and galleries. Therefore they cannot be located along the prime commercial building frontage. Studios and workshops, can however, be located off side courts or at the rear of some stores. Architects should be encouraged to consider such arrangements in designing commercial buildings for the Village. The City should study the possibility of adopting an ordinance allowing artist's joint living and working quarters in certain zones subject to a conditional use permit. A model for such an ordinance could be the one adopted by the City of Laguna Beach (Ordinance No. 1115, City of Laguna Beach, August 19, 1986) . The La Quinta Arts Foundations holds an annual festival (presently at the Desert Club) for artists nationwide. The Arts Foundation also holds an exhibition in the park for local artists. Although the main Arts Festival would remain an annual event, there is no. reason why smaller exhibitions could not appear more frequently, particularly in the height of the winter season. Developers and architects should be encouraged to think of the outdoor spaces as having a dual purpose. Pedestrian areas and parking areas should be designed to be compatible with the temporary display of art. As an example, Avenida La Fonda and Calle Estado could be closed to automobiles completely and used for outdoor exhibitions on a temporary basis. Permanent display of art work can be integrated with buildings and outdoor spaces in a variety of ways. Murals can be used both inside and outside a building. Sculpture can be featured in niches in the walls of buildings, or as a free standing object forming a focal point in an outdoor space. Sculpture can also be incorporated into a fountain. The City should study the possibility of adopting an "art in public places" ordinance. Several cities have adopted such ordinances, which vary in detail but are all based on the same basic principle. A certain percentage of a project's cost (one percent or less) is contributed by the developer for the purchase and display of works of art. Developers could alternatively donate the artwork in lieu of the fee. Some cities have established an arts commission to screen and select the works of art. In La Quinta's case the City could use the services of the La Quinta Arts Foundation to function as the arts commission. 4.8 Landscaping and Streetscape Elements 4.8.1 Landscaping The purpose of landscaping is not merely to create a pleasing visual environment, but also to create a more comfortable environment by providing shade. An extensive use of canopy shade trees is recommended throughout the Village to shade both pedestrians and cars. The landscaping would also include accent trees such as palms, and ground cover, shrubs and vines. All existing trees should be retained wherever possible; this is particularly true for the south end along Calle Cadiz and Calle Barcelona and also for the palm trees surrounding the Park. A recommended tree list together with landscaping standards is contained in Section 6.0. The Landscape Concept is shown on Figure: 4-14, and summarized in Table: 4-3. 79 Fountain at Tlaquepaque, Sedona, AZ. Eucalyptus on Calle Cadiz I•VILLAGE LIMITS l i it ti 1y DATE PALE GROVE v Ca go �.e� Q o . e`.�...,, vo 0 Q QX0 ti PARK r.;r.• O a 4 LANDSCAPE FEATURE i r r l w PARI( AND 3AMPICO o , RESIDENTIAL/RESTAURANT 0000 FORMAL PLANTING ^' ��A•• INFORMAL CANOPY TREES BUSINESS AREA LANDSCAPING CONCEPT Figure 4-14 Table: 4-3 LANDSCAPE CONCEPT (key to figure-4---i-4F 1. LANDSCAPE FEATURE. At village accent areas, and entrances there should be distinctive planting and landscape structure. Olea europa Olive Washingtonla flllfera California Fan Palm Washingtonla robusta Mexican Fan Palm Pinus eldarlca Mondell Pine 2. AREA ONE AND FOUR (Calle Tampico and the Park) Informal shaded avenues, large canopy trees; palm trees as accents and around the park. Fraxlnus uhdel Majestic Beauty Jacaranda acutifolla Jacaranda Prosopis glandulosa Honey Mesquite Washingtonla flllfera California Fan Palm Washingtonla robusta Mexican Fan Palm 3. AREA THREE (Calle Barcelona, Calle Cadiz and Avenue 52) Build on the existing landscape theme of large sucalpytus and Informal open space. Eucalyptus polyanthemos Silver Dollar Gum Eucalyptus camaldulensls Red Gum Eucalyptus vlminalis Manna Gum 4. AREA TWO (Avenida Bermudas and Desert Club Drive) In this area, where predominant use of the street Is vehicular, the canopies should create a tunnel of foliage based an formal planting. Platanus acerifolla London Plane Tree Schlnus terebinthifollus Brazilian Pepper Ficus retusa Indian Laurel S. AREA THREE (Avenida Bermudas and Desert Club Drive) On streets passing by Area Three Irregular, high canopy trees should be used. Fraxlnus uhdei Majestic Beauty Ulmus parvifolla Chinese Elm Prosopls alba Argentine Mesquite 6. AREA TWO (Avenida La Fonda and Calle Estado) Trees should provide an Intimate scale and abundant shade; palm trees used as a vertical accent. Schinus molle California Pepper Ceratonla slliqua Carob Tree Ficus nidda Indian Laurel Pyrus kawakaml Evergreen Pear Washington robusta Mexican Fan Palm SECONDARY ACCENTS. In special design areas, distinctive trees can provide spatial character. Cercldlum florldum Palo Verde Lagerstroemla Indica Crape Myrtle Albizla julibrissln Silk Tree Jacaranda acutlfolla Jacaranda The landscaping concept is intended to enhance the differences between the Areas in the Village. Thus a different planting palette is recommended for each Area. The palette is a simple one ... three or four species of trees for each Area for plantings in the street rights-of-way. Diversity will be added as individual properties incorporate their own landscaping plan. At the entrances to the Village, as indicated on Figure: 4-14, the emphasis is on distinctive planting and the recommended trees are the Mexican and California fan palm, olive and mondell pine. Along Calle Tampico the intended effect is one of informal shaded avenues with large canopy trees. In Area Two, along Calle Estado and Avenida La Fonda the trees are selected to provide an intimate scale and abundant shade. The recommended species are the California pepper, evergreen pear, carob and Indian laurel. Mexican fan palms provide vertical accents. In Area Three along Calle Cadiz and Calle Barcelona the existing eucalyptus trees will be reinforced by plantings of three types of eucalyptus the silver dollar gum, red gum and manna gum. The two main streets directly serving the Village, Avenida Bermudas and Desert Club Drive, pass alongside Areas Two and Three. The two Areas are expressed in two different plant palettes. In Area Two the trees are selected to create a tunnel of foliage... the London plane tree, Brazilian Pepper and Indian Laurel. Further south in Area three, irregular, high canopy trees are recommended... the majestic beauty, Chinese elm and Argentine mesquite. It should be noted that in all public areas planters and medians will have shrubs, vines and ground cover selected from the. planting list, to augment the trees. Secondary accent trees to be v` .t Lfeature, entrance andscape Area Three, Desert Club and Bermudas in Area Two Desert Club and Bermudas in Area Three Q Secondary accents CUM R TIM I, ii Milai rl� 5-f N, Est, Jill used in special design areas include the pato verde, crape myrtle, silk tree and jacaranda. 4.8.2 Shade Features Shade can be provided in a number of ways, all of which can be part of the streetscape and building design. One device is the free-standing trellis which can be supported on a variety of posts or columns. The use of climbing vines breaks up the repetitious aspect of the trellis and adds color and a denser shade. The trellis is a particularly appropriate device for providing shade in front of existing buildings. Another, more architectural solution, is a roofed arcade which again can be attached to existing buildings. When a new building is proposed it is then possible to incorporate the arcade into the structure by recessing the first floor. This is the recommended treatment for new buildings in the Village parti- cularly in the Core (Area Two) and surrounding the Park (Area Four). Other more temporary devices for producing shade are canvas canopies and umbrellas at outdoor eating establishments. 4.8.3 Surfaces The Core of the Village, Area Two will have the most dense development, with streets and pedestrian areas where hard surfaces will predominate. Landscaping will soften some of the spaces, but the hardscape must still be dealt with. In the hot desert climate hard surfaces both retain and radiate heat, making these unpleasant as a pedestrian environment; hence the emphasis being placed on shade. 83 It. Trellis Arcade 84 The standard asphalt paving and concrete sidewalks are widely used, but they lack quality and richness. It is proposed that the sidewalks and pedestrian spaces be treated with a variety of surfaces, textures, materials and colors. Instead of the standard smooth concrete, pressed concrete and colored concrete can be used. Concrete paving comes in a variety of shapes and colors. Brick and the can be used as accents. It is not recommended that a standard pattern be used throughout the Village; instead there should be a rich mixture of patterns. Textured paving should be carried across streets at crossing points, to inform motorists that they are in a pedestrian area. Where this is done there must be a clear definition of where the pedestrian sidewalk ends and the crossing begins for safety reasons. Calle Cadiz and Calle Barcelona are narrow streets. If they were to be widened to a full 64 -foot right-of-way and improved with curbs, gutters and sidewalks, many of the existing trees and shrubs would have to be removed. The existing ambience would be destroyed. It is recommended that the existing right-of-way and narrow pavement width be maintained. The asphalt should be replaced by a textured concrete surface and rolled curbs. Brick accents can divide the surface further. Landscaping could come down to the curb. There should be no sidewalks in the right-of-way. Pedestrian circulation should be accomplished by internal site pathways allowing for connection between properties. The motorist would be aware that the street serves only a limited access function, and would drive cautiously. Street surfaces along Calle Estado and Avenida La Fonda should not be all asphalt. Parking spaces should be of stamped concrete with different patterns and colors used to mark off the individual stalls. Asphalt could be used for the vehicle roadways. The major arterials, Calle Tampico and Avenue 52, and the collectors, Avenida Bermudas and Desert Club Drive would have asphalt surfaces. However, it is recommended that bands of stamped concrete be used at the intersections of these streets to identify the entrances into the Village. 4.8.4 Water Features In the desert climate, a carefully chosen use of water features, such as pools and fountains, will help to create an ambience and a sense of coolness. The use of fountains and pools in the Village is recommended, not lavishly because water conservation is a continual concern, but at strategic locations in pedestrian plazas and courtyards. 4.8.5 Street Furniture Places where one can sit and relax and people -watch should be available throughout the Village, with a particular concentration on the core. Seating can be in the form of free-standing benches, in combination with planters where a canopy tree can provide shade, and in combination with fountains and pools. Shaded transit stops should be provided at strategic locations. The location of stops would be determined in conjunction with the Sunline Transit Agency. Please refer to section 6.6.2 in the Development Guidelines for the suggested treatment for a transit stop. 4.8.6 Lighting The Village should be alive at night as well as during the day, particularly during the winter season. Therefore, functional and attractive lighting is very important. For the regular street lighting, there should be a unique and distinctive light standard that is used only in the Village. An ornamental standard such as the. one shown should be considered. 85 j------- _ 1 I 1 Directional Sign 86 Lighting should also be used to accent certain features, such as an entrance, a sculpture, a mural, a building, a fountain or landscaping. The actual fixture and its location will vary according to the object and the affect desired, but as a rule they will be spots or floods which are recommended to be concealed. The use of accent lighting will have to be carefully controlled by the City, because the whole point of lighting accents is to allow a feature to stand out from a relatively neutral background. If everything is accented then the result is visual anarchy. 4.8.7 Signs Good signage is very important. Control over signs on private property will be handled through the City's sign grdinance and by the additional standards contained in this Specific Plan. But there is a whole array of signs that the City itself will be responsible for, which include directional signs, street signs, traffic signs and informational signs. The signs used in the Village should differ from signs used elsewhere in the City. This will help to reinforce the uniqueness of the Village. Village signs should have a special design that reflects the character of the Village itself. Ideally there should be a special logo for the Village which will appear on all Village related signs. Directional signs to the Village should be placed at or near the main highway entrances to the city, particularly Highway 111, Washington Street, and Jefferson Street. Since the Village is not located on one of the major arterials in the Coachella Valley, people must be informed on how to get there. Hence the significance of the directional signs. Village directional signs should be incorporated with other directional signing, in order to reduce sign proliferation. Entry identification signs should be placed at the main entry points to the Village. These are the intersections Tampico and Desert Club, Tampico and Bermudas, Eisenhower and Tampico, Eisenhower and Montezuma, Avenue 52 and Desert Club and Avenue 52 and Bermudas. Washington and Tampico and Washington and Avenue 52 are not strictly entrances to the Village, but they are so important that some combination of entrance and directional signage should be introduced. The street signs should be unique to the Village. The incorporation of the street signs into the walls which can be read at eye -level from a car, should be considered. Informational signs are also important. The City should cooperate with the Chamber of Commerce and local merchants to install informational signs in the Village which should contain at the least, a map of the Village and a listing of the businesses and facilities in the Village, keyed to the map. 4.9 Infrastructure Plans Plans for upgrading the water distribution system and for installing sewers have been prepared by the Coachella Valley Water district. 4.9.1 Water Distribution System The proposed water distribution system is shown on Figure: 4-15. The 30 -inch mains in Avenida Bermudas and Calle Tampico, 12 -inch main in Desert Club Drive and the 18 -inch main in Eisenhower Drive are all existing. The rest of the existing mains are currently undersized and it is expected they will be replaced with the ultimate size over the next several years. 87 MR ------------- F rrrrrrrrrrrrrrrr� �R7t�A. Entry Sign I------ --------- a�rrr.rrrrrrr r�r.�r Street Sign The VILLAGE � at old a a ilksp — 0 SCALE a aae zco wo 4m Fart PROPOSED WATER SYSTEM Figure 4-15 i_ While there are large mains currently serving portions of the Village, most parcels have undersized mains in their frontages. The District currently has no specific plans to replace these mains in the near future. Until these mains are replaced, developments with large water demands or fire flow requirements will be required to replace mains as needed. Therefore, property owners planning developments on streets with substandard mains might benefit from the establishment of an assessment district to achieve this. The City should assist the owners in setting up the district. 4.9.2 Wastewater Treatment The Coachella Valley Water District will provide wastewater service to the Village according to the District's prevailing regulations. The wastewater generated in the Village will be treated at the Mid -Valley Water Reclamation Plant. The Plant is located approximately 12 miles from the eastern boundary of the Village. The Plant's present capacity is a 1.1 million gallons of water per day (MGD). The plant will be expanded as growth increases in its service area. Wastewater treatment requirements within the downtown area are currently met by individual septic systems. At present, there are no sewer lines in the Village, with the exception of the 10 -inch diameter dry sewer located in Desert Club Drive. The sewer in Desert Club Drive extends from Calle Amigo through Calle Tampico and beyond an additional 500 feet north of Tampico where it dead ends. In the future, the sewer will flow by gravity to an existing tie-in point near the intersection of Washington Street and the Storm Channel. Prior to the construction of the future extension of the Desert Club Drive sewer, _ an interim pump station and forced main will transport sanitary flows 89 The VILLAGE at 4aa" 6• /ksm" e 7 i SCALE o ioo zoo 3w wo Feet LEGEND 900*00 8- VCP 0000 10- VCP 0 0 0 18- VCP TRUNK SEWER PROPOSED SEWAGE SYSTEM Figure 4-16 from the end of the Desert Club Drive sewer to the existing tie-in point. Right-of-way for the forced main would be provided by the City of La Quinta and the property owner/ developer. Using a waste generation factor of 252 gallons per unit per day, the expected waste generation for the La Quinta Cove will exceed 2 million gallons per day at ultimate build out. Sanitary flow of this size will require the installation of a sanitary sewer in the Cove. Figure: 4-16 details the Preliminary Master Plan for the Village area. The Master Plan consists of an 18 -inch diameter vitrified clay sewer along Calle Tampico, 8 -inch diameter laterals will tie-in tributary flows from each street. The destination of these flows will be to a regional pump station located at Calle Tampico near Calle Rondo. The CVWD will require formal annexation of the Village to Improvement District Number 55. Developers of projects in the Village would be permitted to use septic systems initially, but depending on the scope of the project, dry sewers may be required in accordance with CVWD's regulations. 4.9.3 Flood Control A Master Plan of Drainage has been drafted for the City by a consulting engineering firm. This has not been formally adopted by the City and may in fact be revised. But since it is the only plan currently being considered, it is appropriate to discuss the �- possible impact of the recommendations on the Specific Plan for the Village. The Drainage Master Plan divides the City into four drainage areas. The Village is in two of the drainage areas. The land south of Calle Tampico is in Drainage Area 2; and the land north of Calle 91 Tampico is in Drainage Area 4. The Master Plan recommends that ten-year storms be contained within the top of curbs along streets and that the 100 year floods be contained within street rights-of-way. There should be one foot of freeboard above the 100 year flood level and the finished floor level of dwellings. These standards are the same as those recommended by Riverside County Flood Control. Drainage flows within the Village are generally south to north. The Master Plan calls for a system of underground pipes to collect the water from the streets and convey it to the evacuation channel just north of the Village. Figure: 4-17 shows the distribution and sizes of the pipes, which are in Desert Club Drive, Avenida Bermudas, a portion of Avenida Montezuma and Calle Tampico. Because the land in the Village is so level and some of the existing buildings do not have the required freeboard, the Master Plan recommends lowering the streets by one foot. In addition, buildings in the Village will still have to be raised in order to drain from the site to the street, requiring the importation of fi II . This has been done on some of the new buildings in the Village. The consequence of these recommendations is that the floor level of shops and stores could be two or more feet above street level, which means an extensive use of steps and ramps for the handicapped. One solution might be to waterproof the buildings above the finished floor levels, allowing the floor levels to be lowered. Another possibility is to use underground site drains. The plan also proposes an open trapezoidal channel along Avenue 52 east of Desert Club Drive. This is outside the Village boundary, but given the importance of Avenue 52 as an access route to the Village, it is essential that the channel be treated sensitively. Ideally, the channel should be landscaped and possibly, combined with a meandering pedestrian trail or bike path. 48" RCP 9 g I 14X8 RCB 4x8 DBL RCB CAUX "t .... 0 cc: = IA ,v C7 �.: Com' C. • A .`-� f_ - �7\ ' g, pCP • h ---. .- . - � � � - � -. 16 ■ pi C7 D ADD C 1= C:) . jII FOi I,LR[A _= < I� -1 L" $7' RCP AVENLIES2 n: .■y IIf 0iA. The VILLAGE at 4ai SCALE o loo 700 700 40o Feet 22 Storm Drain Node RCP = Reinforced Concrete Pipe RCB = Reinforced Concrete Box Trap = Trapezoidal Channel ......•• = Underground Storm Drain immome = Open Channel FLOOD ZONES Figure 4-1,7 4.10 Implementation Implementation of the Specific Plan for the Village at La Quinta will be carried out by the City, individual property owners, developers and agencies, such as the Coachella Valley Water District. The City's role is to establish the framework within which owners and developers will develop private properties. Actions that the City can take are quite varied, ranging from administrative decisions, such as adopting the Specific Plan to direct involvement in development through capital improvement projects. The Specific Plan will be implemented over a period of years. It is difficult to identify a detailed phasing program because there are still so many unknowns. But it is possible to identify the actions that the City must take before and after adoption of the Specific Plan, and it is possible to prioritize the required capital improvements. The following sections list the actions that the City must take. These include the capital improvements required and suggest appropriate funding methods. Table: 4-4 summarizes the implementation program. 4.10.1 Continuing Studies Related to the Specific an The Specific Plan makes a series of recommendations that will require some important policy decisions to be made by the City. Perhaps the most important is the allocation of development costs. The plan proposes improvements of a higher quality and standard than would normally be anticipated. Examples of these are the proposed treatment of Calle Estado and Avenida La Fonda. Now, in most instances, a city will require a developer to improve the half section of a street fronting his property to that city's standards. The cost of improving Calle Estado and Avenida La Fonda will be much higher than those for a conventional street, and to require a developer to absorb all these costs may result in discouraging any development at all. 93 Table: 4-4 Implementation Program Action/Program Priority Responsibility A.Contlnuln Studies Related to pec c an opt on Al. Cost analysis of street Improvements/maintenance A2. Analysis of Parking District Concept A3. Analysis of Art In Public Places Ordinance A4. Sign design study AS. Analysis of Integrated Facility Financing, Program B.Im lamentation Actions 0 ow na pec c an Adoption 81. Creation of special Districts as required B2. Adopt Village Commercial Ione Ordinance 03. Revise Redevelopment Plan Be. Adopt Arts In Public Places Ordinance BS. Adopt Capital Improvements Program C. Capital Improvements Program Cl. Immediate Street Improvements C2. Street Improvements Funding High City/Consultant City High City/Consultant City Medium City/Consultant City Medium City/Consultant Parking District competition City High City/County ECD City High City N/A High City " High City " Medium Cl ty " High city " Highest City/Developers Phased Program, City/Developers Priorities vary Integrated Facility Financing Mello -Roos District/Special Assessment District/ Tax -increment same C3. Public Parking Phased Program, City Integrated Facility Financing Parking District Priorities vary Mello -Roos District Special Assessment District C4. Infrastructure - Flood Control Highest City Tax Increment (redevelopment) - Domestic Water Highest CVWD/City/ CVWD/Tax Increment Developers - Wastewater Highest CVWD/City/ CVWD/Tax Increment Developers C5. Signs Medium City City C6. Community Facilities Low City/Park District Integrated Facility Financing C7. Park Medium City/Park District Integrated Facility Financing/Park District D. Business Assistance Low City/County ECD 504 Real Estate Loans SBA 7a Loans E. Marketing High City/County ECD Chamber of Commerce City The public improvements proposed for the Village will also increase maintenance costs and thereby the burden on City maintenance. Further analysis of the proposed improvements is required in order to provide the City with the information necessary to make a policy decision on the allocation of costs. Construction cost estimates need to be prepared and an analysis made of the funding options available. Estimates must also be prepared for the maintenance costs and an analysis made of methods to distribute these costs. A second policy issue is the mechanism by which the parking plan will be implemented. The Specific Plan recommends that developers contribute a fee in lieu of providing all parking on-site. Further analysis of this recommendation is necessary, first, to determine the amount of the fee involved and, second, the legal mechanism for implementation which could be a parking district, special assessment district or some other taxing device. A third policy issue concerns an arts in public places ordinance. Further analysis is required to determine the amount of fees involved and the method by which they should be levied. In addition a decision must be made on the mechanism by which art will be screened and selected. A fourth issue is the design of the special street and directional signs for the Village. Some examples are shown in the Specific Plan, but further study is required before a decision is made. One suggestion is that the City consider a competition to design a logo for the Village together with the Street and directional signs. Finally, there needs to be an analysis of new potential funding mechnanisms such as the integrated Facility Financing Program which was recently approved by the California State legislature. The City should coordinate with _Riverside County Economic/ Community Development on this study. 94 4.10.2 Implementation Actions to be Undertaken following the Specific Plan's Adoption Following the adoption of the Specific Plan and guidelines there are some administrative and legislative actions to be taken by the City. First, would be the creation of special districts as required, such as a Mello -Roos district, integrated facility financing, assessment district and parking district. Second, a Village Commercial zone should be created based upon the recommendations in the Specific Plan. Third, the present Redevelopment Project plan needs to be revised to conform with the City's General Plan and the Specific Plan for the Village. Fourth, an Arts in Public Places ordinance should be adopted if agreed upon by the City. Finally, the City should adopt and implement a capital improvements program for the public improvements to be undertaken at the Village. The Capital Improvements Program is discussed in the next section. 4.10.3 Capital Improvements Proqram and Fundinq The capital improvements will be phased over a period of years. Listed below are the recommended capital improvements, an indication of their priority and identification of an appropriate source for funding. 4.10.3.1 Immediate Street Improvements Once the Specific Plan is adopted, the City should consider putting in 'some improvements that will have a high visual impact and, in effect, be a start toward implementing the plan. Street improvements would have a good impact, and it might be appropriate to consider those streets with the largest number of recent or proposed projects. Calle Estado would be one choice. Another might be Calle Tampico. If the Nicholson project moves quickly ahead then the logical choice would be to improve Avenida La Fonda. Perhaps it is too early to decide exactly which street should be selected, so, it is suggested, that the City monitor the situation before coming to a decision. Another important criterion for selecting streets for immediate improvement is that of traffic safety. The five -way intersections at Eisenhower Drive and Avenida Montezuma, and at Avenida Navarro and Montezuma should have the highest priority. Detailed engineering studies should be made of these two intersections. 4.10.3.2 Street Improvements On a longer range basis the City's capital improvements program should include the following. ° Improvement of Calle Estado and Avenida La Fonda as recommended in the Specific Plan. ° Improvement of the General Plan streets, Calle Tampico, Avenue 52 and Desert Club Drive to General Plan standards. ° Improvement of Avenida Bermudas as recommended in the Specific Plan. ° Improvement of Avenida Montezuma and the intersection at Eisenhower Drive and Avenida Navarro. The Specific Plan proposes substan- tial re -configuration of these intersections. Interim re -striping should be considered as a measure that can be implemented immediately. ° Improvement of Calle Cadiz and Calle Barcelona. 95 ° Improvement of Alleys. Funding for the street could come from several sources including private developers and mechanisms could include integrated facility financing, a Mello -Roos district or a special assessment district. Another possibility would be the use of tax increment financing under the City's current redevelopment project. 4.10.3.3 Public Parkin In addition to Calle Estado and Avenida La Fonda public parking would be provided in the following manner: ° Off-street lots fronting on Avenida Bermudas and Desert Club Drive. ° Conversion of the southern loop of Avenida Montezuma to parking. ° Conversion of portions of Avenidas Villa and Martinez to parking. These improvements would be phased over a period of years in response to demand. Funding for the parking facilities would come from developers' fees under a parking district or some other financing program. 4.10.3.4 Infrastructure The infrastructure improvements, flood control measures, replacement of water mains and installation of sewers, would be phased in over a period of years, however, they should be given the highest priority. The flood control improvements may be eligible for tax increment funding under the City's redevelopment plan. Water and sewer are the responsibility of CVWD and could be financed by the District and by redevelopment tax increment. Other possibilities are a Mello -Roos or special assessment district and integrated facility financing. 4.10.3.5 Signs The Village logo, street signs and directional signs should be designed (either through a competion or by a qualified consultant) and installed. This would be a City cost. 4.10.3.6 Community Facilities Provision was made in the Specific Plan for sites for community facilities. Considerably more work needs to be done on identifying the type and size of these facilities and selecting the actual site. An analysis of appropriate funding sources should be part of the study. 4.10.3.7 The Park The Coachella Valley Recreation and Park District is currently preparing a master plan for all its facilities including La Quinta Park. The City should work with the District in the planning for the Park. 4.10.4 Business Assistance The City should work with Riverside County Economic/ Community Development in coordinating programs to assist businesses in the Village. Potential funding sources are as follows. Community Development Block Grant (CDBG) unding: This financing mechanism would allow for certain eligible areas to receive CDBG allocation from the City of La Quinta's Economic Development Loan Fund. This loan fund is available for commercial, retail, and small business uses in both eligible and non -eligible community development areas. This loan fund 96 provides low interest long-term secondary financing. Commercial Development Taxable Bond: This program is available through iverside County Economic Assistance Corporation and allows substantial commercial developers to borrow long-term below market financing for commercial projects. This program provides taxable monies for private -for-profit businesses. Integrated Facility Financing: This program provides for special tax districts to be created to provide major community facilities. Riverside County Economic Development Corporation/San Diego County Economic Development Corporation: This program provides 504 real estate loan funding up to $1,000,000.00 for real estate and store front -related businesses. Small Business Administration (SBA) 7a Loan Program: This program provides guarantees on working capital leases or improvements and equipment loans for small business entrepreneurs. 4.10.5 Marketing The Village, as previously mentioned, is not in an ideal location for commercial development. Good access and good signing will help alleviate some of the problem, but the Village will always be near the termination of what amounts to a dead-end. The topography of the Santa Rosa Mountains prevents further growth to the south. Furthermore the desired arts theme is not, at least initially, a big money-maker for potential developers. The art gallery business is a risky one in the best of times and in the best locations. The purpose of these remarks is not to sound a tone of discouragement, but rather to indicate where special efforts must be made. Marketing of the Village as a viable location for investment and development will be critical. The City must be actively involved in this, and should A work with the La Quinta Chamber of Commerce, Riverside County Economic/ Community Development Division and local businesses to promote the Village plan. Plaza La Quinta i I 1 1 97 St. Francis of Assissi Church 98 L r_ L I L L L L 5.0 DEVELOPMENT GUIDELINES - PREAMBLE 5.0 DEVELOPMENT GUIDELINES - PREAMBLE 5.1 Introduction The development guidelines are an important part of the Specific Plan because they influence directly the property owners, developers and design professionals such as architects and engineers, who will be responsible for the development of individual projects within the Village. The development guidelines complement the City's General Plan, zoning and subdivision ordinances and the building codes. The General Plan and zoning maps are essentially two-dimensional, but the Specific Plan and guidelines go further into the three-dimensional aspects of planning and design. It is true that the zoning ordinance influences the shape of a building through setback and height requirements, but it does not deal to any extent with a building's appearance, its architecture and, above all, its quality. The Specific Plan and in particular the development guidelines adds to the zoning ordinance by dealing more precisely with these issues. What is the relationship of the Specific Plan and the guidelines to the present zoning and building codes? The requirements of the present zoning and building codes will still continue to apply. In certain areas, however, the Specific Plan will replace a portion of the zoning ordinance. For instance, if the proposed parking district is adopted for the Village core, then the zoning ordinance's requirement that all parking be contained on site will be modified by a standard that will allow a parking development fee to be paid by the developer in lieu of a parking space on site. The key point is that the guidelines are more precise in influencing a building's appearance, than the zoning ordinance. The Specific Plan and guidelines will be implemented by the City. The ultimate decision on any issue will, of course, rest with City Council. However, 99 decisions are rendered on projects all the way up the line from planners and building inspectors, to the Planning Commission and to City Council itself. Now enforcement of most provisions in the zoning ordinance or building code is quite easy to do. For example, a building either meets the minimum setbacks or it does not. There is little room for interpretation. But when one deals with more intangible issues such as quality or good architectural design, evaluation is harder, and reasonable people may disagree on interpretation. The following comments are offered to guide the users of this Specific Plan and guidelines. First and foremost, there is the matter of commitment to the concept of achieving a high quality in the architecture and environment within the Village. If the commitment to enforce the Specific Plan isn't there, then it may as well not exist. Second, there is the issue of differing levels of quality. The zoning standards are at the most basic level, usually influencing land uses, building setbacks and building heights. The next level would be the introduction of standards that encourage the use of appropriate colors and building materials and that restrict the number, size, type and location of signs. At the highest level there are standards influencing a building's architecture and the external environment. The Specific Plan and guidelines for the Village are intended to ensure the highest level of quality. Finally there is the issue of the economic advantages of high design quality. It is probably cheaper in the short run to build to minimum zoning requirements than to higher standards. But cheaper is not necessarily better in terms of economic return in the long run. It has been noted previously that the Village is not in the best location to serve beyond the immediate local market. People are not going to visit the Village unless it has quality, La Quinta Hotel 100 charm and a wide range of attractions. The Village must possess good design, and it is the aim of the City to insist on high design standards and a high quality of architecture. 5.2 Objectives The objectives of the development guidelines are as follows: ° To implement the policies adopted in the City of La Quinta's General Plan. ° To guide property owners, developers, architects, and other design professionals. To ensure that a high overall design quality is achieved in the Village. ° To ensure that there is compatibility between projects in the Village. To establish criteria for the evaluation of projects. To encourage designs and plans that are appropriate to the desert climate. To establish an architectural theme throughout the Village. ° To encourage and promote the presence of art in the Village, whether it be by the display of artworks or by the introduction of uses such as galleries, arts and crafts stores, artists studios and workshops. 5.3 Design Theme The primary design theme is the DESERT OASIS. Every building, every outdoor space, every plant selected for landscaping must reflect that it is located in the desert and is designed or chosen to respect the desert climate. Other Elements of the design theme A. PEDESTRIAN SCALE. Buildings and outdoor spaces must be designed to a scale compatible with the pedestrian. Where vehicles and pedestrians come together, the pedestrian takes precedence. B. LA QUINTA'S HISTORIC ARCHITECTURAL VERNACULAR. Buildings in the Village should reflect the architectural vernacular established in the city's earliest buildings (such as the La Quinta Hotel, the Tennis Club, Hacienda del Gato) and continued in more recent buildings (such as the St. Francis of Assissi Church and Plaza La Quinta) . C. THE ARTS. Provision should be made for integrating artworks such as sculpture and murals into the buildings and outdoor spaces. Areas such as pedestrian courts and parking lots should be designed to be used on a temporary basis for art exhibitions. 5.4 Architectural Vernacular The architecture in the Village should reflect the s design theme. In order to ensure an overall `- harmony between buildings an architectural vernacular is recommended comprised of a limited range of architectural features. The vernacular is drawn from features used already in La Quinta's buildings. Does a limited range inhibit architectural creativity and innovation? It should not. In the first place, not all building materials survive well in the desert sun. Thus designing for the desert climate in itself provides limitations. Second, there is a tradition in urban design of building within the framework of a limited array of materials and architectural features which dates back centuries and which includes fine examples from. all over the world including the United States. Indeed it is only very 101 Jt. r-rancis OT HSSIs51 Lnurcn Bruges Italian Hill Town 102 recently that an "anything goes" , almost anarchic, attitude to architectural style has emerged ... with frequently appalling results. To those who claim that architectural controls will impose monotony and limit individual expression it is possible to simply point to such examples as rows of Victorian houses in San Francisco, or the adobe pueblo style of Santa Fe, New Mexico, or some of New England's small towns, and abroad one can cite the medieval town of Bruges, the Georgian Terraces of London and the hill top towns of Italy ... are these monotonous and limited? Obviously not. The development guidelines, listed in the following section, are the special controls proposed for the Village covering: building design, site design, relationship to adjoining areas, streetscape, landscaping, miscellaneous structures, parking area design, alleys and servicing, maintenance considerations, and factors for evaluation. The architectural vernacular is contained in all the guideline sections, but is featured most prominently in the building design section. 5.5 Use of the Development Guidelines The development guidelines are for the use of anyone (property owner, developer, architect, engineer, and others) wishing to develop, reside or operate a business in the Village. The development guidelines also provide the basic criteria by which a project will be evaluated by the City of La Quinta. The guidelines should be used in conjunction with the zoning ordinance and other City regulations such as the sign ordinance. Therefore, City Staff will review a project application for compliance with the Specific Plan as well as the zoning ordinance. Many of the graphic examples in the development guidelines are of existing buildings. They are shown as examples of the type of architecture desired for the Village, however, it is not intended that they be copied. L L- 6.0 DEVELOPMENT GUIDELINES L- 6.0 DEVELOPMENT GUIDELINES 6.1 Site Planning 6.1.1 Pedestrian Orientation These standards are applicable in those areas (specifically Area Two) designated for pedestrian oriented uses: Buildings should be located so as to encourage E pedestrian access from streets. Maximum use of street frontage area by s buildings should be encouraged. - Buildings should be contiguous where possible; if sideyards are provided they should provide a pedestrian link or functional court. - On-site parking areas in front of buildings should be discouraged. k - Existing or proposed setback areas should receive special design treatment (landscaping, etc.) . Such areas should integrate landscape theme to public landscaping. - Attractive rear and side access to stores should be encouraged. Side access should be limited ' to one side of the building. r Landscaped courts visible from the public right- of-way should be encouraged. 6.1.2 Automobile Orientation These standards are applicable in those areas designated for automobile oriented uses (primarily Area One) . - Larger building setbacks from the street may be necessary and therefore may require landscape r buffers provided to screen -automobile parking areas. 103 c This This Not this Not this E' - Buildings grouped off the street should be given a distinct group identity and receive similar design treatment. Landscape treatment in off-street building groups should use materials similar to those on the abutting public right-of-way to unify the two areas, especially as to variety and spacing of street trees. 6.1.3 Setbacks/Yards Setback and yard requirements vary with the unique characteristics of each Area. ARFA ONE Screen n Area One: - This Area is automobile oriented re - Front. Rear and Side Yards quiring screening of parking areas. Front, rear, and sideyard setbacks shall be 251. Area Two: - This Area is pedestrian oriented. coverec Public E t AREA THREE Front Rear xo� xa� I ii 104 - Frontyard setbacks of 10' shall apply to the first floor, second floor building or shade structures can extend to the property line. The objective is to achieve the illustrated cross-sections for Avenida La Fonda and Calle Estado. -- Rear yard setbacks for parcels fronting on Avenida La Fonda and Calle Estado shall be 25'. Rear yard setbacks for parcels fronting on Avenida Bermudas and Desert Club Drive shall be 201. Shade structures can extend to the property line. Area Three: This Area is suburban in appearance. Front yard setbacks shall be 20' Side yard setbacks shall be 5' Rear yard setbacks shall be 20' On corner lots the frontyard shall be 20' on the primary access and 10' on the secondary street. Area Four:- This Area is both pedestrian and automobile oriented. - Front yard setbacks of 10' shall apply to the first floor; second floor building or shade structures can extend to the property line. The objective is to achieve the illustrated cross-section for Avenida Montezuma. - Rear yard setbacks for parcels fronting on Avenida Montezuma shall be 25'. 6.1.4 Buildinq Orientation - Location of Buildings should consider impacts of climate, noise, safety, and privacy on adjacent exterior spaces and interior yards. 6.1.5 Buildinq Heiqht and Scale - Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing (or anticipated) adjoining buildings. 6.1.6 Screening - Screening from street and adjacent parcel views shall be provided for parking areas, trash containers, storage areas, service yards, loading docks, ramps, utility boxes, valves, and other unsightly objects. - Particular attention must . be paid to the screening of parking areas from adjacent 105 Decorative block or plaster Screened entry Ei Heavy duty decorative gates SCREENED TRASH AREA Residence Parking area This Not this `�l�ll!lil�lU�lf�t��'��"'""."_--.,..._� �!Dill!III�GII'ISI!III!Illii�IlJ!III!IIIIII��I�III'dlll;i;li!II Alignment of architectural features Street 106 residences and residential areas. Landscaping and block walls may be required. 6.2 Relationship to Adjoining Buildings and Sites - Adjacent buildings of different appearance shall be made compatible with visual screening. - Attractive landscaped transitions to adjoining properties shall be provided (this primarily applies to Area Three) . - Buildings constructed to side property lines shall be designed to accomodate future development. Interim design features shall be provided to break up blank wall surfaces until adjacent properties develop. - A new building must be sensitive to the characteristics of adjacent structures. This is particularly important when buildings abut and there is no sideyard. Cornices, parapets, rooflines and arcades should be aligned where possible with existing features. - Where buildings do not abut each other (in Area Two) , the spaces between structures should be screened, landscaped or converted into a courtyard or passageway. 6.3 Landscape and Treatment of Outdoor Spaces - Landscape elements included in these guidelines consist of all forms of planting and vegetation, ground forms, drainage patterns, and all visible construction except buildings and utilitarian structures. 6.3.1 Landscape - Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important axes, and provide shade. Spectacular effects shall be reserved for special locations only. - Unity of design shall be achieved by repetition of certain plant varieties and other materials and by correlation with adjacent developments. - Plant material shall be selected for interest in its structure, texture, and color and for its ultimate growth. Plants should be tolerant to the desert climate. Other plants that will be hardy, harmonious to the design, and of good appearance shall be used. A recommended plant list is included as Table: 6-1. - In locations where plants will be susceptible to injury by pedestrian or motor traffic, they shall be protected by appropriate curbs, tree guards or other devices. Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or tree groupings. - Where building sites limit planting, the placement of trees in parkways or paved areas is encouraged. - Screening of service yards and other places i` that tend to be unsightly shall be accomplished by use of walls, fencing, planting, or combinations of these. Screening shall be equally effective in winter and summer. 107 Street Trees BOTANICAL NAME COMMON NAME Lar a Trees Acacia Melonoxylon ackwood Acacia Ailanthus Altissima Tree -of -Heaven Albizia Julibrissin Silk Tree Bauhinia Variegata Orchid Tree Celtis Occidentalis Common Hackberry Ceratonia Siliqua Carob Tree Cercidium Floridum Blue Palo Verde Eucalptus Eucalptus Ficus Retusa Indian Laurel Fig Fraxinus Udhei Evergreen Ash Jacaranda Acutifolia Jacaranda Olea Europa Olive Platanus Acerifolia London Plane Tree Prosopis Glandulosa Mesquite Schinus Molle California Pepper Table: 6-1 Plant List HT/CANOP DEC/EV 70'/ 40' 50'/30' 35'/ 40' 35'/30' 50'/40' 40'/35' 301/301 Varies 30'/30' 70'/40 401/301 301/301 701/351 30'/40' 401/351 EV DEC SEMI - DEC DEC EV SEMI - EV EV EV EV EV DEC EV EV ROOTS GROWTH FLOWERS REMARKS Shallow Rapid White/Pod Litters,Drought Tol Shallow Rapid Bronze Very Invasive Shallow Rapid Pink,Fluffy Multi -Trunked Purple Moderate Medium Deep Medium Rapid Shallow Fast Medium Moderate Medium Fast Moderate Purple Deep Slow Shallow Rapid Deep Rapid Shallow Rapid April Leafout Bean Litter Yellow Filtered Shade Use With Care Summer Litter Yellow Berries Medium Trees Brachychiton Popu eneus Bott a Tree 401/25' EV Moderate Callistemon Citriunus Bottlebrush 251/25' EV Fast Red Geijera Parviflora Australian Willow 301/25' EV Shallow Moderate Yellow Fragrant Pinus Canariensis Canary Is. Pine 601/25' EV Deep Rapid Pinus Eldarica Mondell Pine 801/25' EV Deep Fast Prunus Cerasifera Purple Leaf Plum 301/25' DEC Medium Fast White Pyrus Kawakami Evergreen Pear 301/20' EV Medium Moderate White Schinus Terebinthifolius Brazilian Pepper 301/30' EV Medium Moderate Small Trees Arbutus Unedo Strawberry Tree 251/25' EV Slow White Red/Yellow Fruit Ficus Benjamina Weeping Fig 301/25' EV Shallow Moderate Lagerstroemia Indica Crape Myrtle 251/20' DEC Shallow Slow Pink Melaleuca Linariifolia Flaxleaf Paperbark 301/20' EV Medium Moderate White Nerium Oleander Oleander 251/201 EV Prunus Caroliniana Carolina Cherry 301/25' EV Medium Moderate Rhus Lancea African Sumac 251/251 EV Slow Female has berries, litter 108 6.3.2 Hardscape Hardscape refers to paved outdoor areas such as sidewalks, plazas, pathways and yards. - Where flood protection requires elevation of ground floor levels the transition from street level to floor level should be carefully handled with the use of steps and ramps combined within landscaping. - Handicap access shall be provided. - The use of rich and varied paving materials is encouraged. These may include stamped concrete, colored concrete and brick paving and tiles. The exclusive use of natural concrete and AC is discouraged. Concrete paving may however be used in combination with brick, tile or other materials. - Paving materials that can be slippery in certain weather conditions should be avoided. Paving materials that create excessively uneven surfaces should also be avoided. - In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, gravel, and cobbles shall be used. Carefully selected plants shall be combined with such materials where possible. 6.3.3 Waterscape - Waterscape refers to any water feature such as ponds, lakes and fountains. - The use of water features is encouraged. Fountains should be used as features in pedestrian plazas and courtyards. Ponds should be considered as features in landscaped areas. 109 _. '•Ria.. r� Y �y M Facade treatment 110 Where a water feature is used, water conservation measures should be employed, such as water re -cycling and appropriate design to reduce leakage. 6.4 Building Design 6.4.1 General Conditions - Architectural style should be to the DESERT OASIS theme promoted for the Village ( see Section 5.0) . Evaluation of the appearance of a project shall be based on the quality of its design and relationship to surroundings. - Buildings should emphasize a pedestrian scale and harmonize with adjacent development. - The addition of elements which maintain a "human scale" versus an "institutional scale" should be encouraged. This would include special pedestrian treatment of the ground floor level of large buildings. Examples of such ground floor treatment include pedestrian arcades, covered awnings, usable and visual street furniture, seating, plazas, and entryways designed to human proportions and all emphasizing shade. - Use of landscape strips to soften the transition between building facade and paved areas are encouraged. - Proposed buildings should be designed with architectural elements to break up large massive facades into smaller components of graduated heights and/or varied setbacks. - Large dominating facades should be broken up by: 1) creating a horizontal emphasis through use of trim; 2) adding awnings, eaves, windows, or other architectural ornamentation; and 3) use of combinations of complementary colors. Contiguous store fronts (separate business occupants) located in one building should use the same building materials, style, and scale of architectural ornamentation. Similar or compatible building materials should be used on all floor levels and all elevations of a given building. 6.4.2 Building Components - General Recommendations -- The primary visual impact of the Village experienced by the pedestrian or motorist will come from the image projected by building frontages. Emphasizing continuity of scale and building features will create more attractive building groups and will ensure that individual buildings have an identity. To create this visual impact, building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationships to one another. 6.4.3 Building Components - Specific Recommendations ROOFS Recommended Primary Shape L - PITCHED with hips, gables or shed roof, used singly or in combination. Not Recommended L- mansards, barns, false roofs. Recommended Secondary Shape - FLAT with parapet only. Ideally, the flat roof should be used in combination with the pitched roof, particularly to provide a transition to an abutting building. Not Recommended - flat roof with overhangs. f Recommended material for pitched roofs clay mission tiles, pan tiles, flat tiles. ROOFS These Not these Las Hadas Plaza del Sol Rich treatment of building facade. 112 Not Recommended - Shakes (wood or shingles, gravel. Recommended tile color - reds and light browns. Not Recommended - blue, black, white. metal) , metal, asphalt Recommended material for flat roofs - Since the flat roof will be concealed behind a parapet most appropriate materials can be used such as composition, gravel and metal. - Use roof design or parapet to screen or conceal roof mounted equipment. WALLS Recommended form - Solid, with limited openings. A rich treatment is encouraged with several architectural elements. Not Recommended - Curtain walls, column and panels, tilt -up. Recommended Material - Stucco with trowelled finish. - Concrete block and slumpstone - Wood is recommended only for trim and small accent areas Not Recommended - Unpainted concrete block, exposed steel, wood cladding, plywood, plastics, aluminum siding, glass walls. Recommended_ colors - Off white and cream Pastel colors Earth tones - Bright colors only as accents Not Recommended - Dark colors - Bright colors used extensively WINDOWS AND OPENINGS Recommended Shape -- Windows should appear as openings within a wall. An exception to this is store front windows. - Windows should be used as a design element. Horizontal proportion of buildings can be emphasized with rows of windows. - Window openings should express variety and richness. Arched openings are encouraged. - Openings should be recessed to show wall thickness. - Deeply recessed openings which provide shade are encouraged for south, east and west facing windows. - Small -pane division of windows is encouraged. - Casement opening windows and French windows are encouraged. - Security devices (iron bars) should be integrated into project design details. Not Recommended - Nail -on Windows - Aluminum Sliding Windows. - Windows flush with the surface - Bay windows (which are more appropriate for colder, cloudier climates) except under an overhang or in a shaded part of the building. Recommended Materials - Wood frames encouraged - Metal frames are permissable if anodized or painted with dark colors Not Recommended - Natural aluminum frames and shiny metals - Mirrored glass is not recommended for eye level windows. DOORS AND DOORWAYS Recommended Form Try, where possible to make an entry feature of the door by recessing it, or by the use of an arch, or by projecting a portico. 113 Doorway at Tlaquepaque, Sedona, AZ. Cloister at St. Francis of Assissi Church Arcade 3srr'•ti�_ {f iL4��4f -✓z- i'�lla'.ui! !dl'iIll. ll',LLL � I 1jI IHL JI �'I I dlllt IVua�Il�IfpNpilll�� ffffff it 11f171'I IIp Ilill� � � tit i�Illlli�! lull 1, _ I lu�nslvr;lroiil �+� f .. -• W111111 111 Trellis 114 Ornamental doors are encouraged. - French doors with small glass panes are encouraged. Heavy, rough-hewn doors. Recommended Materials Wood Fames and doors Not Recommended - Shiny aluminum doors. - Metal frames and glass discouraged, but if they door are generally are contained in deep recesses and the metal is dark anodized, they may sometimes be acceptable. SHADE FEATURES Shade features are strongly encouraged. Indeed they should be an integral part, if not a dominant part, of the building's architecture. Shade features can create the impression of continuity among neighboring buildings or within the face of a single building. They offer sun and weather protection to pedestrians. Shade features reduce glare and save energy use by controlling the amount of sunlight which penetrates the store front. Recommended Form - The most preferred form is the arched arcade which can be used in a variety of ways. However, where different forms of arcades abut, they must be compatible in size, scale and spacing. - Another form is the trellis, which again can be treated in many ways. But where the trellis is used as a unifying element in front of differing buildings, the type of trellis should be uniform. - Canvas canopies and awnings are permissable, but they should be used sparingly. - Wooden louvered shutters are also permissable on windows that are not shaded by a colonnade or balcony. - Multicolor or boldly colored awnings are discouraged. Signage on awnings should be painted on the awning itself and be restricted to the awning's flap or to the end panels of angled, curved, or box awnings. As with all other facade elements, the materials, type, and color of awnings chosen for a building should be those most consistent and in character with the type of building they will serve. Landscape covering should be integrated into the design of trellis structures. Recommended Materials -Stucco - Wood (heavy beams and columns) Concrete, concrete block and bricks if appropriately treated Not Recommended - Plexiglass, metal and glossy vinyl awnings are discouraged. OTHER FEATURES There are other features that can add richness and character to a building. The features that are an important ingredient of the architectural vernacular include stairways, chimneys, balconies and gateways and accent details. STAIRWAYS Recommended Stairways I - Stairways that are an integral part of the design of a building. Not Recommended Stairways that appear added on. - Metal stairways. L .iw4& Stairway at Tlaquepaque Stairway at Plaza de Sol 115 � ,VAPUT. -V,/' Decorative wooden balcony at Las Palmas Med. Center Balcony at Tlaquepaque, Sedona, AZ. Gateways at Tlaquepaque, Sedona, AZ. 116 CH IMNEYS Recommended Chimneys -Fimneys that are an integral part of the design of a building. Not Recommended - Freestanding Chimneys - Chimneys that appear added on - Metal Chimneys BALCONIES Recommended Balconies - Balconies that are integrated with the design of the building. - Balconies expressed as an element of the facade of the building that contrast with the rest of the building. Examples are decorated wooden balconies and wrought iron balconies. - Balconies that provide deep, shade -creating overhangs are encouraged for south, east and west facing walls. GATEWAYS Gateways can provide good transition points when entering a plaza or courtyard from a street or alley.- They lley:They do not have to be literal gateways (with closing gates or doors) but can be symbolical entry ways. Recommended Gateways - Gateways that are an integral part of the building's design. - Arched entrances with well-designed wrought iron gates are encouraged. Not Recommended - Gateways that appear forbidding. 6.4.4 Colors - Colors shall be harmonious and shall use only compatible accents. Use of a variety of subdued colors should be encouraged, ( for example, off whites, pastels, browns, ocres, and rusts). - Muted colors are encouraged for large areas such as building walls, brighter colors can be used for details and highlighting. Wood elements should be left natural, or stained (green, brown, tan, rust, etc.). Color treatment of a building's entire facade and all visible sides should be compatible. - The color palette chosen for a building should be compatible with the colors of adjacent buildings. An exception is where the colors of adjacent buildings strongly diverge from the design guidelines of this Plan. Wherever possible, minimize the number of colors appearing on the building exterior. Small commercial buildings should use no more than three colors. Architectural detailing should be painted to complement the facade and tie in with adjacent buildings. - Accent colors for trim should be used sparingly and be limited in number for each building. Accent colors on adjacent buildings should be chosen to compliment one another. - Building walls should not be used as painted signs and especially as painted advertisements. 6.4.5 Building Materials - Building materials should complement the DESERT OASIS theme of the Village. 117 Materials shall be of a durable quality. Stucco, bricks, concrete block, tiles, and seasoned woods treated with preservatives are encouraged. Plastics, vinyl, untreated woods, and metal siding are discouraged. - False facade treatment (as used on store fronts only) should be avoided, (e.g. false stone work, plastic, aluminum, or fake wood panelling). Facades should be an integral part of the building's basic design (and materials) . 6.4.6 Lighting - Exterior Lighting, when used, shall enhance the building design and the adjoining landscape. - Lighting standards and building fixtures shall be of a design and size compatible with the building and adjacent areas. - Lighting shall be restrained in design and excessive brightness avoided. 6.5 Signs 6.5.1 Building Signs - Every sign shall have good scale and proportion in its design and in its visual relationship to buildings and surroundings. - Every sign shall be designed as an integral architectural element of the building and site to which it principally relates. - The colors, materials, and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates. - Signs on glazed the with indirect lighting are to be encouraged. - Back I it (box or can) signs are to be discouraged, directly illuminated signs shall be limited to individual letters. Exposed bulb or garish neon lighting is prohibited. The number of graphic elements on a sign shall be held to the minimum needed to convey the Biro STARE BOUTIQUE sign's major message and shall be composed in proportion to the area of the sign face. Accessory signs shall be given the same careful RESTAURANT consideration of approval as that given for main a�ii signs. Each sign shall be compatible with signs on adjoining premises and shall not compete for attention. Identification signs of a prototype design and corporation logos shall conform to the criteria for all other signs. 6.5.2 Street Signs and Other Public Signs - There should be a coordinated system of directional, identifying and informational signs used throughout the Village and the City as a MMM whole. Directional signs to the Village and other _ destinations in the City should be placed at " strategic locations. In order to avoid sign MEMO proliferation all destinations should be displayed on a single sign in a coordinated design. - Identification signs that indicate the Village at La Quinta should be placed at the entrances to the Village. - Special street signs should be used which are unique to the Village. These should combine the street name and the Village logo. 118 - Signs should be constructed of a durable material. The use of glazed tiles on masonry walls is suggested. There should be informational directories, com- prising a listing of business keyed to a map. These should be placed at strategic locations throughout the Village. 6.6 Streetscape The street scape comprises features that are located in the public right-of-way such as street lighting, street furniture (benches, trash receptacles) , landscaping and utility structures. 6.6.1 Lighting - Lighting should be designed to create pools of light rather than a harsh overall ambient wash. - Street light standards should be unique to the Village and consistent with the historical emphasis. Suggested examples are shown. - Special features such as Village entryways and selected landscape elements should be treated with accent lighting (spots or floods) . 6.6.2 Street Furniture Street furniture can be used to reinforce the identity and unity of a street through a common design or repeated motifs continuously appearing in the streetscape. This especially applies to Avenida La Fonda and Calle Estado where unique street design is proposed. The following principles will contr'ibute to a coherent and attractive streetscape. - Street elements such as street identification signs, trash receptacles, and planters should be of compatible design, ' and of materials appropriate for the desert climate. 119 Transit bus stop shelter 120 Pedestrian corridors both along streets and mid -block links should be free of any unnecessary obstructions. Newspaper stands should be consolidated into single modular newspaper dispensers. Sales merchandise should not be placed in pedestrian corridors. - Bus shelters should be designed in conformance with the Transit Facilities Standards Manual published by Sunline Transit. Materials should be in harmony with the architectural character of the Village. 6.6.3 Utilities - All utilities shall be underground. - Signal controllers and power transformers should have a design compatible with the Village's design character or be screened. 6.7 Village Parkin - The parking requirements of the City of La Quinta Zoning Ordinance shall apply within the Planning Area except where superseded by the design regulation of this Plan and as may be varied under the individual site development review, based on the actual need generated by the use or potential use of the property, and availability of other usable parking for the site. - A parking district or other financing entity is suggested for Area Two and Area Four. This would permit developers to contribute a fee to a parking fund rather than construct on-site parking. The fee, to be levied for each required parking space, would be determined by the City. The funds generated would allow the City to construct public parking facilities within the Village. - Parking areas should have a minimum number of entrances and exits to minimize conflicts at entries and reduce possible congestion at street intersections. Parking areas should be landscaped (decorative and shaded), receiving interior as well as perimeter treatment (see landscape section). Parking areas should be separated from buildings by either a paved walkway or landscaped strip, preferably both. Situations where parking spaces directly abut the buildings should be avoided. Shared parking between adjacent businesses and/or developments shall be encouraged and required where practical. Parking provided behind smaller stores can be consolidated into larger facilities permitting joint access by encouraging reciprocal easements. - Separate pedestrian walkways should be provided, permitting direct access to major streets, rear entry to shops, and connection to street sidewalks and mid -block pedestrian links. Existing alleys and sideyards should be adapted to serve as pedestrian access, where appropriate. This Shared parking Access to parking areas should be made where C lmj RflC possible from side and rear streets. Direct Pedestrian walkways within parking area access from major streets is discouraged. - Where it is unavoidable to locate on-site parking in front of buildings, special design treatment (landscaping, street furniture, etc.) should be given to the transition areas between the sidewalk and parking area. ------------------ __ _ Areas Two and Four are designated for high I 4 intensity retail and services, offices, and residential uses (Areas Two & Four, are shown FLLLrLMULLL; on Figure: 3-3). The emphasis is on the ` This Not this 121 AREA THREE Stream i Street Parking Area shade provided by trees and trellises 122 pedestrian. Developers are encouraged to participate in common parking lot development and not provide all required parking on-site. Any on-site parking should be at the rear of the lot and not in front or at the side. - Area One is designated for lower intensity commercial uses. The emphasis on easy direct access from automobile to building. All required parking must be provided on-site. The preferred parking arrangement is at the side and rear of buildings. - Area Three is designated for lower density mixed uses (commercial offices, restaurants and residences) . The narrow streets limit street parking. Required parking must be on-site at the rear and side of buildings. - 500 of all parking shall be shaded. The use of shade structures such as trellises is encouraged. 6.8 Maintenance Considerations - Continued good appearance depends upon the extent and quality of maintenance. The choice of materials and their use, together with the types of finishes and other protective measures, must be conducive to easy maintenance and u pkeep . - Materials and finishes shall be selected for their durability and wear as well as for their beauty. Proper measures and devices shall be incorporated for protection against the elements, neglect, damage, and abuse. - Provision for washing and cleaning of buildings and structures, and control of dirt and refuse, shall be included in the design. Configurations that tend to catch and accumulate debris, leaves, trash, dirt, and rubbish shall be avoided. 6.9 Land Uses Permitted in the Village Permitted uses recommended within the Village are presented below. Retail Antique Shops Appliance Stores, household Arts Supply Shops and Studios Auction Houses Bakery Shops including Bakery only incidental to retail sales on premises Bicycle Sales and Rentals Book Stores and Binders Ceramic Sales and Manufacturing (total kiln volume not to exceed Clothing Stores Confectionary and Candy Stores Curio Shops Delicatessens Department Stores Drug Stores Dry Good Stores Florist Shops Food, Meat, Poultry and Produce Gift and Curio Shops Hardware Stores Hobby Shops Ice Cream Shops for on-site sales 16 cubic feet) Sales Jewelry Stores including incidental repairs Leather Good Stores Liquor Stores Music Stores News and Magazine Shops Notions Stores Novelty Stores Pet Shops and Pet Supply Shops 123 Produce Markets Shoe Stores Sporting Goods Stores Stationery Stores Tobacco Shops Toy Shops Services Automobile Rentals Banks and Financial Institutions Barber and Beauty Shops Blueprint and Duplicating Services Cleaning and Dying Shops Costume Design Studios Employment Agencies Health and Exercise Centers Interior Decorating Shops Laboratories in support of other activities such as Dental, Medical, Research or Testing Laundries and Laundromats Libraries Locksmith Shops Pet Grooming Post Office Printer and Publishers Schools Business and Profession; Barber, Beauty, Dance, Music Secretarial Services Shoe Repair Stores Shoeshine Stands Tailor Shops Telephone Exchanges Tourist Information Center Travel Agencies Watch Repair Shops Offices Business Offices Insurance Offices Real Estate Sales 31 including, Art, and Swimming Opticians Professional Offices including but not limited to Engineers, Planners, Surveyors, Architects, Landscape Architects , Doctors, Accountants, Lawyers. Eating, Drinking, and Entertainment Establishments Auditorium Ballrooms Bowling Alleys Cocktails Lounges Community Centers Night Clubs Parks and Community Recreation Facilities Restaurants and other eating establishments excluding drive-in Social Halls Theaters not including drive-ins Hotels, Motels, Lodging and Convention Facilities Bed and Breakfast establishments Conference Rooms Hotels, Resort Motels and Motels Other Accessary buildings to a permitted use which do not change that use Agricultural uses of the soil for crops Artist Studios On-site signs Residences for Owner/Operator attached to and located above commercial uses 6.10 Factors For Evaluation The following factors and characteristics, which affect the appearance of a development, will govern 124 the Planning Commission's evaluation of a design submission: - Conformance to ordinances and the Village Specific Plan. - Logic of design. Exterior space utilization. - Architectural character. - Attractiveness. - Material selection. - Harmony and compatibility. - Circulation --vehicular and pedestrian. - Maintenance aspects. - Integration of the arts theme. 7.0 ENVIRONMENTAL ASSESSMENT 7.0 ENVIRONMENTAL ASSESSMENT 7.1 Earth The topography flat. Other than it is not expected the site. of the Village Area is essentially minor padding for flood protection that there will be major changes to The Village Area contains Four (4) soil series, see Figure: 7-1. Gilman fine (BbA) is well drained, sandy loam with 0 to 2% slopes. Indio fine (Ip) and Indio very fine (Is) are well drained fine sandy loam. Myoma fine sand (MaB) is excessively drained with 5 to 15% slopes. Construction in these soils would be subject to wind erosion. These underlying soils are classified as prime agricultural land. However, the majority of the site is presently subdivided and is essentially urban. It is recommended that the existing date grove north of Calle Tampico be maintained, though its eventual development as the Village Area infills is inevitable. The Village Area is in close proximity to the San Andreas fault zone. It is expected that during the next 200 years the area will be subject to strong seismic groundshaking equivalent to intensity levels ranging from approximately IX to X on the Modified Mercalli Scale. The potential for liquefaction of the underlying soils is considered to be moderate to high depending upon water table depth and the compo- sition and density of the underlying alluvial deposits. Conformance with the latest Uniform Building Code and findings of site specific geotechnic analysis is expected to satisfactorily mitigate potentially adverse effects of future earthquake shaking on structures of two stories or less. 125 Soils Classification Legend CdC - Carsitas gravelly sand, 9 to 9% slopes GbA - Gilman fine, sandy loam , o to 2% slopes Ip - Indio fine, sandy loam Is - Indio very fine, sandy loam Mall - Myoma fine sand, o to 5% slopes source: soil Conservation Service, 1975 Source: Soil Conservation Service, 1978 7.2 Air The La Quinta General Plan MEA/EIR indicates that the Village Area is in the Riverside portion of the southeast Desert Air Basin. This area has been designated as a non -attainment area for photochemical oxidants and suspended particular matter (TSP) . Non compliance for ozone is largely the result of transport from the South Coast Air Basin via prevailing winds whereas non compliance for TSP is due to blowing sand and dust locally. Total emissions have been calculated for the build -out of Redevelopment Project No.1 (see EIR, page 35) which includes the Village Area. The Specific Plan incorporates mitigation features including improved circulation and public transportation facilities. Energy efficient building design is also encouraged. The MEA/EIR -and Redevelopment Project No. 1 EIR include recommended coordination with regional air quality plans and programs. 7.3 Flooding As noted in Section 3.9.3 the Village is within the boundaries of the 100 and 500 year Flood Plain established by FEMA (see Figure: 3-17) the area currently has inadequate flood control. Development of the Village will increase the area of hard surfaces and the volume of surface water run-off. As described in Section 4.9.3 and illustrated in Figure: 4-17 a Master Plan of Drainage is currently being reviewed for adoption by the city. Implementation of the Master Plan of Drainage which meets standards recommended by Riverside County Flood Control District, will control and re -direct off-site and on-site runoff safely through the Village. Until completion of the Master Plan System individual sites will require elevation of building pads above the flood level. 126 7.4 Plant Life According to the General Plan MEA/EIR there are no known rare or endangered plant species located in the Village area. According to the Redevelopment Plan project No.1 EIR a rare and endangered plant, the California ditaxis, is known to exist south of the Village area. Natural vegetation in the Village area is substantially disrupted. There are no known unique habitats within the Village area. Infill of this area is not expected to have a significant effect on plant life. The Specific Plan provides for the short term maintenance of the existing date orchard, though ultimately it would be developed in accordance with the General Plan. 7.5 Animal Life According to the General Plan MEA/EIR there are no known rare or endangered animal species located in the Village area. Due to the urban nature of the Village area and poor natural habitat, infill of this area is not expected to have a significant effect on animal life. 7.6 Noise The Specific Plan establishes land uses in conformance with the General Plan which was analyzed in its MEA/EIR. Development of the Village will result in increased traffic volumes and, consequently, an increase in traffic noise. The General Plan and its MEA/EIR require appropriate noise analysis be conducted for projects proposed within the city and that standards and design solutions be established to address vehicular traffic. The application of these provisions will mitigate the impact of traffic noise on new developments. 7.7 Light and Glare area streets has been constructed to its master planned width. Though not fully improved the It is not anticipated that The Specific Plan will existing streets are operating well below their result in significant or offensive light and glare (see capacity. Section 6.6.1 ) . 7.8 Land Use As noted in Section 3.5, the Specific Plan is in conformance with the City's General Plan which designates the area Village Commercial. Potential uses are typically commercial in nature. The design features recommended in the Specific Plan are intended to ensure compatibility between land uses both within and adjacent to the Village Area (see Section 6.0). 7.9 Natural Resources The Specific Plan is not expected to result in significant increases in use of natural resources. See Sections 7.1, 7.2, 7.3, 7.4 and 7.5. 7.10 Risk of Upset It is not anticipated that uses located in -the Village would be subject to risk of explosion or release of hazardous substances. 7.11 Population and Housing The Specific Plan does not propose significant adjustments to the General Plan Land Uses and therefore would not result in major modifications to population patterns densities as described in the General Plan and evaluated in the MEA/EIR. 7.12 Transportation/ Circulation It is difficult to estimate exact locations and mixes of potential land uses in the Village area which would be the basis for estimating detailed trip generation. However, it is possible to estimate overall trip generation based upon the approach used in the La Quinta Redevelopment Project No. 1 EIR. An average generation factor for commercial uses of 50 trips per 1000 square feet of commercial building is applied to commercial uses in the Village area. Trip generation estimates for existing development, future development of vacant land and ultimate development of the existing date grove in commercial uses are as follows: Development of the vacant land will result in approximately 23,115 additional trips per day. Should the date grove be developed in commercial uses this figure would increase to 36,615 trips per day. Total build -out of the Specific Plan would result in approximately 41,233 trips per day. These trips represent 26% of additional trips projected for the Redevelopment plan which covers the majority of southern La Quinta. As discussed in Section 3.8 the Village Area The La Quinta General Plan contains a Master circulation system was laid out to standards which Planned street network which is designed to serve are now considered inadequate. None of the project traffic generated by the land use plan. Streets 127 Trips Total per 1000 Vehicle Use SF/Acres SF/Acres Trip/Day Existing Uses 91,770 SF 50 4,590 Park 4.6 AC 6 28 Vacant 462,267 SF 50 23,115 Date Grove 270,000 SF 50 13,500 Development of the vacant land will result in approximately 23,115 additional trips per day. Should the date grove be developed in commercial uses this figure would increase to 36,615 trips per day. Total build -out of the Specific Plan would result in approximately 41,233 trips per day. These trips represent 26% of additional trips projected for the Redevelopment plan which covers the majority of southern La Quinta. As discussed in Section 3.8 the Village Area The La Quinta General Plan contains a Master circulation system was laid out to standards which Planned street network which is designed to serve are now considered inadequate. None of the project traffic generated by the land use plan. Streets 127 associated with the Village Area are described in The Sheriff's Department does not foresee significant Section 5.6.1. Existing traffic volumes and impacts on law enforcement as a result of the projected volumes per General Plan Build -out are Specific Plan. As growth occurs within the Village described below for the key streets serving the area and the city as a whole the City will renegotiate Village. Environmental Assessment its Contract service agreement with the County to offset increases in the service demand. Existing Future - 0800 Daily Daily Design Volumes Volumes Capacity Calle Tampico 1600 21 ,000 24,000 52 Avenue 3400 23,000 24,000 Washington Street 1800 36,000 45,000 Source: La Quinta General Plan and Master Environmental Assessment Officer As seen above the major streets serving the area (fully improved) are expected to have adequate capacity to serve full build -out of the community. The Specific Plan promotes street improvements and mitigation measures to improve circulation and parking within and adjacent to the Village (see sections 4.7, 4.6.2, 4.6.3 and 4.6.4). These improvements and those detailed in the City's General Plan and Redevelopment Project No. 1 are expected to reduce traffic circulation and parking impacts to an insignificant level. Of course these improvements will be- phased over time based on determined need. 7.13 Community Services Police - La Quinta has entered into a contract agreement with the County of Riverside for the provision of law enforcement services. Service is provided out of the Sheriff's office in Indio (46057 Oasis Street) . Current service levels maintained within the city are: Watch 1, 1200 - 0800 - 8 hours Watch II, 0800 - 1600 - 8 hours Watch 111, 1600 - 1200 - 16 hours Traffic Car, Flexible hours - 8 hours Community Services Officer - 40 hours a week 128 The Department recommends consideration of lighting, street pattern, security hardware, building location, visibility, and planting as aids in reducing future increase in crime and vehicular conflict. Future development proposals should receive Sheriff department review prior to approval by the City to ensure that these mitigating policies are incorporated into project design. Fire - La Quinta has entered into a contract agreement with the County of Riverside for provision of fire protection services. The project site is served by two stations. One is located on Avenue 52 about 11 miles west of Washington Street the other is located at the PGA West development at the intersection of 54th and Madison. Other services are available from County stations at Indio, Bermuda Dunes, and Indian Wells. Additional support is available through mutual aid agreements with the cities of Indio and Coachella. As discussed in Sections 3.8 and 3.9 street configuration and water pressure is of concern within the Village. Upon review of the Specific Plan the Department indicates that these two issues are of concern. The Department recommends that all development proposed in the village be reviewed by its staff for adequacy of access by fire/emergency equipment and adequacy for fire flows. A new fire station will be located in the proposed Civic Center. Another station is being discussed near 48th and Washington Street south of Highway 111. These stations will improve response times and service to the Village. Development must meet the current fire code requirements which the City of La Quinta has adopted. Hospitals - Hospital and medical services for the Village area are provided by the JFK Indio Community Hospital in Indio and the Eisenhower Medical Center in Rancho Mirage. An outpatient clinic operated by Eisenhower Medical Center has been located in a shopping center at Washington and Highway 111. Another clinic operated by JFK is under construction at Plaza Tampico in the Village. The Specific Plan is not expected to have a significant impact on medical services. Library - Library service will be provided by a new Riverside County Branch Library to be located temporarily within the Village. Solid Waste - Solid waste disposal is provided by the Palm Desert Disposal Company. Waste is disposed of in land fills owned by Riverside County. According to the Redevelopment Project No. 1 EIR the nearest landfill (13-14 miles to the northeast on 44th Avenue) is currently 25% full and is expected to reach capacity between the years 2000 and 2010. The Specific Plan is not expected to significantly affect solid waste generation beyond that evaluated in the prior EIR. 7.14 Energy The Specific Plan will result in an increased consumption of energy resources. The plan contains r features which encourage energy efficient building design. 7.15 Utilities Natural Gas - The Southern California Gas company has indicated that it does not anticipate service problems in the Village. Service does exist in the Village area. A 4 inch line is located in 129 Eisenhower, a 6 inch line in Calle Tampico and 2 inch lines are located in streets south of Calle Tampico. These improvements have excess capacity. Extension of service is dependent on development in the area (Personal Communication, Larry Cambaliki Senior Planning Technician, July 1987). Electricity - is provided to La Quinta by the Imperial rrI gation District. The District has recently added a new substation at 52 Avenue and Jefferson Street and is currently planning the expansion of its service capabilities to address the growth within the La Quinta area. Expansion would include additional substations at 48th Avenue between Jefferson Street and Washington street and in the vicinity of 58th Avenue South of the La Quinta City limits. New power distribution line extensions are to be under - grounded and the Specific Plan calls for under - grounding of existing lines (Personal Communication Tom Hill, Design Distribution Supervisor, July 1987). Communications Systems - The City of La Quinta is served by the General Telephone Company. Existing telephone facilities are adequate for present day demands. Future demands are not considered a problem since facilities are installed to meet demand and the costs are assumed by the developer. As with power all overhead lines are to be underground. Water - As discussed in Section 4.9.1 and illustrated in Figure: 3-16 the majority of the existing water service is inadequate in the Village area. The Coachella Valley Water District, water purveyor to the area, has prepared a plan to improve capacity, see Figure: 4-15. Those existing mains which are undersized are expected to be replaced with appropriate sizes over the next several years. In the interim projects will be reviewed individually for capacity requirements, fire flow etc, prior to approval. Those with demand in excess of capacity would be required to replace or extend appropriate mains. Major renovation in accordance with the master plan would require the establishment of assessment districts. Sewers or Septic Tanks - Sewer Service is provided by the CVWD. As noted in Sections 3.9.2 and 4.9.2 the Village is not currently connected to the sewer lines. As noted in Section 4.9.2 new construction depending on location and scope of project may initially have to use septic systems. However, dry sewers in accordance with Figure: 4-16 also may be required. It is the policy of the General Plan and its MEA/ EI R that future develop- ment be connected to the wastewater treatment system. The Specific Plan adheres to this policy. 7.16 Human Health The Specific Plan promotes a more efficient and safe pedestrian system in the downtown. Shade is encou- raged which has the potential of reducing hazards due to exposure to heat and sun. 7.17 Aesthetics The Specific Plan promotes enhancement of aesthetic values identified in the Village area. Section 6.0 contains development guidelines whose intent is to encourage a high quality of development. 7.18 Recreation The Specific Plan retains the Community Park within the Village area. The Coachella Valley Recreation and Park District operates this park. As noted in Section 3.0 the City and Park District plans to move the active sports amenities to a new active recreation park on Avenue 50. As discussed in Section 4.7.2 the park boundaries may be modified to improve circulation and there may be a desire to locate community facilities in the area. The District is 130 currently undertaking a district wide Master Plan which will address the ultimate redesign of this facility based upon neighborhood needs and district wide planning. The District should take into consideration the recommendations of this Specific Plan as they prepare this Master Plan. It is not expected that the Specific Plan will conflict with this effort. 7.19 Archaeological/ Historical The Village area has been graded extensively with its original subdivision, it is not expected that sensitive cultural /paleontological resources are located in the vicinity. The General Plan in policies 5.3.1 and 5.3.7 promotes review of development plans by a qualified archaeologists and appropriate mitigation to protect cultural resources. L-, I 8.0 BIBLIOGRAPHY 8.0 BIBLIOGRAPHY ALAMEDA COUNTY BOARD OF SUPERVISORS - Castro Valley Central Business District Special Plan 1983 BERK, EMANUEL - Downtown Improvement Manual Ilinois Department o ommerce and Community Affairs Planners Press APA Chicago 1976 BROWER, DAVID J. ET AL - Managing Development in Small Towns Planners Press A. PT A. Washington 1984 BSI CONSULTANTS INC. - Master Plan of Drainage Report, City of La Quinta 1985 BSI CONSULTANTS INC. - City of La Quinta Highway 111 Specific Plan 1987 CITY OF LA QUINTA PLANNING DEPARTMENT - Land Use Inventory for the Village of La Quinta 1986 CITY OF SANTA BARBARA COMMUNITY DEVELOPMENT DEPARTMENT - Architec- tural Review Guidelines EI Pueblo Viejo District 1981 CITY OF SCOTTSDALE - Downtown Plan - Urban Desiqn and Architectual Guidelines 1986 CITY OF SANTA BARBARA COMMUNITY DEVELOP- MENT DEPARTMENT - Architectual Board of Review Guidelines 1982 COTTON, BELAND ASSOCIATES INC. - General Plan, City of La Quinta 1985 COTTON, BELAND ASSOCIATES, INC. - La Quinta General Plan Master Environmental Assessment 1987 131 DE CHIARA, JOSEPH AND KOPPELMAN, LEE - Planning Design Criteria Van Nostrand Reinhold. N.Y. 1969 EISNER, SIMON AND KLETT, FRANK - Downtown EI Centro Urban Design Study 1978 GLASSFORD, PEGGY - Appearance Codes for Small Communities Planning AdvisoryService eport No. 379. A.P.A. Chicago 1983 HEDMAN, RICHARD AND JASZEWSKI - Fundamentals of Urban Design Planners Press APA Washington 1984 HERZ, PEGGY - La Quinta County Club 1985 LSA INC. - Draft Environmental Report La Quinta Redevelopment Project 1983 LYNCH, KEVIN - The Image of the City MIT Press 1960 PERLOFF, HARVEY - The Arts in the Economic Life of the City American Council of the Arts. ACA Publications, New York 1979 PROJECT FOR PUBLIC SPACES INC. - Designing Effective Pedestrian Improvements in Business Districts Planning Advisory Report No. 368 APA. Chicago 1982. PROJECT FOR PUBLIC SPACES INC. - Managing Downtown Public Spaces Planners Press APA Washington 1984 THK, ASSOCIATES - Market Analysis, La Quinta Town Center 1984 URBAN LAND INSTITUTE - Industrial Development Handbook U.L.I. Washington 1975 URBAN LAND INSTITUTE - Transcription from the Plan Analysis Session held during the Urban Land Institute Conference Urban Land Institute 1984 WILLIAMS, KUEBELBECK AND ASSOCIATES, INC. - Economic Growths and Trends of La Quinta, California 1986 WILLIAMS KUEBELBECK AND ASSOCIATES INC. - Marketing Recommendations 1986 WILLIAMS KUEBELBECK AND ASSOCIATES INC. - Apartment Survey of Competition in the Area 1986 WOLFF FRED - The Coachella Valley in the Year 2000 - A Senario 1985 132 L I L L 9.0 ORGANIZATIONS AND PERSONS CONSULTED 9.0 ORGANIZATIONS AND PERSONS CONSULTED 9.1 Organizations City of La Quinta Ron ie rowski, City Manager Murrel Crump, Planning Director Jerry Herman, Principal Planner Frank Reynolds, City Engineer Robert Weddle, Contract City Engineer Coachella Valley Parks and Recreation District David Skeffington, District Manager Scott Martin Jacques Abels, Board Member Coachella Valley Water District Tom Levy, General Manager Robert Robinson, Sewer Engineer/ Planner Norris P. Brandt Domestic Water Engineer La Quinta Arts Foundation Lois M. Agnew, Executive Director La Quinta Chamber of Commerce Andy Vossler, President Virginia Greene, Executive Director Warren Bradshaw, Board Member Riverside County, Economic/ Community Development Marc Grisham, Mrector Ken S. Hobbs, Development Manager Riverside County, Fire Department Capt. Wayne Murray Riverside County, Sheriffs Department Lieut. Steven Hadley 133 9.2 Individuals John Bund, AIA Louis Campagna Jackie Cooper Warren Johnson Eddy Nicholson Audrey Ostrowsky Fred Rice Bruce Robinson Stanley Sniff Thomas A. Thornburgh Benjamin P. Urmston, AIA Fred Wolff Roxie Yessayian Rupert Yessayian REPORT PREPARATION This report was prepared for the City of La Quinta by SMITH, PERON I & FOX, Planning Consultants Inc; 980 E. Tahquitz Way, Suite C. Palm Springs, California 92262 (619) 322-0900 Susan M. Fox, Project Manager Michael A. Peroni, Vice President Dora Statescu-Ghiorcil, Graphics Ron Flick, Graphics Kathy EI Feghali Office Manager/Typing Sketches by Susan Fox Additional Consultants were: ASL CONSULTING ENGINEERS 2045 Tahquitz Way Palm Springs, California 92262 Robert H. Reinen, Vice President, Civil Eng. Gary Adams, Traffic Engineering TKD ASSOCIATES, Landscape Architects 980 E. Tahquitz Way, Suite C. Palm Springs, California 92262 Thomas K, Doczi , President 134