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SP 1983-002 PGA West (1983) (Oak Tree West)SPECIFIC F"I "l,,l RNIA CONTENTS Introduction Pr,ject Description coals, Policies and Objectives Existing Conditions and Constraints Community Design Element Village Concept Open Space Concept Circular!,, Concept Landscape Character Architecmxal Character Land Use and Density Element Land Use Plan Height Limitations Donning Element Single Family Zero Lot Line SwMonse/Cluster Apartment/Condominium Kid -rise Commercial Element Circulation Element Conservation, Open Space And Recreation Conservatlon Open Space Recreation Public Services and Utilities Seismic Safety and Safety Element Phasing and Implementation Element Credits Developer - Let Development Corp. of CaliPornia Prepared and sobmirted by LMT. Develop mr,L Corp. of California with assistance it,, Archltectore Four collaborative INTRODUCTION Thin Spotlit, Plan addresses planning inches related to Oak Tree West and meets all applicable reg. inti ons. This Specific Plan establishes the development plan aid programs for the 1,665 acres. This document IS submitted me the City of La suints In unpliance with all requirements of California Government Code Section 65451 and 65507 which pertain to the preparation of Specific Plans. The City has adopted and ,,ended for their own needs Riverside County Lund Ilse ordinance 348, which includes the requirements of Specific Plans. The Spe,lft, Plan for oak Tree. West is a plan. long do, t intended to provide analysis nalysis and development criteria governing the orderly development of this project in conformance with the City of La Ouinfa General Plan. It will control and reactors the way which the subject property Is planned, developed and maintained by both till City of La Guerra and the developers. Companion do, and reports which were ...d in the preparation of the Oak Tree West Conniff, Plan are. - The gvirorvnental Impart Report and associated resource studies A Traffic Impact Report A Preliminary Ceotechaical Investigation PROJECT DESCRIPTION The subject property.f epproaimntely 1,665 a t 2.65 square miles within and .adjaent to the southeastern portion of the City of La Gufnta. The projsu ect bounded o the north by 54th Arcane, the south by 50th Avenue, o s the e f byvadison Street and on West by the Coachella Call] and roleCauuflla. There is 160 acres of the 1,665located at the v of Lmu ast r.r of the intersection .f AirporteRoulevard and Madison Street. An additional 32acres are along [ side of the Coachella Canal along the toe of the Cants Ross Mountains. Oak Tree Wes[ i s proposed to be a comprehensively planned, self-contained, privateity. Development will mist of a 65 -acre ort village, cam35acre c unity commercial center, four Ifl-M1ole golf emirses and 5,000 residential dwelling units. TM1c 65-ac,eivillage will include 400 hotel nits, 250 nd apartment/coominiiu, cottages a and major fitness and recreation It s proposed to be in thecenter of Oak Tree West and the mein area of activity. The 35 -acre omm,ritytoeclat'enter located at the mean 1C Oak Tree West which5 is the intersection of Jefferson Street aidto 54th Avenue. It is intended to have 210,600 square feet of reran ,,=,r,ial area and 90,000 square feet of office space. The four IA -hope golf courses will end from and s uud the effect village. These will include driving ranges, putting greens and clubhouse facilities. S The 5,000 resldenital dwelling units will be developed around the open space steadied by the golf course. These will be a mixture of Closing types. When adopted by the City Council of La Covets, this Specific Plan will attend the existing General Plan and Will become the land use regulations for the subject property. to San Francisco Palm Springs to Phoenix north regional context YrllY my Riverside vicinity map GOALS, POLICIES, AND OBJECTIVES Oak Tree West will be one of the largest recreational resorts developed in the Coach, 11 aValley. The following list of Goals Policies and Objectives have been carefully developed and tailored a for this major project_ They intended to govern the resort character for the development through Its completion In twenty years. 1) Develop a distinctive and prestigious regort/ recreational/residentlal community of high quality. 2) Require adherence to high standards of urban planning for the location. design and development of project uses. 3) Require adherence to high standards for appearance. aesthetics, safety and convenience. 6) Create a senseof c unity identity using sound and creative arcn hitectural. design and landscaping standards consistent with the desert climate and topography, 5) Design a circulation system that is safe and efficient and one that encourages Pedestrian/golf cart Verna. 6) Develop a private secured community containing a balance of of wed cum housingtypes, community commeruses ancial us, open drecreationalfa c. ublic resort 1) Develop championship golfproviding mrecreational eational opportunities a creating open ce space orcid(rs with a sena of place and identity for the entire project. 8) Provide for development which will protect the environment, meet market demands and be appropriately phased. �T EXISTING CONDITIONS AND CONSTRAINTS The areas to be developed ar e mooted on the gently -sloping floor of the Coachella Valley. Thesite is currently used for agricultural Purposes and has six miles of pnvcdroads along its boundary and Within its border. Thereare few se,ttrd buildings for residential and agricultural sage. Property adjacent to Oak Tree West is still eed for agriculture. The property to the Weshof the site Is the..mcky Santa Rosa Mountains and Loge CaIbilla County Regional Park. Currently, oak Trek West lies within the jurisdiction of too decision t making bodies. The City of to Quinta raols 4Ao and Riverside County controls 1,225 sees, whichlie east of Jefferson Street. The appllun[ requesHngthe City of La Quinta to annex the 1,225 acres in the unincorporated County territory. The City of Is Quinta has adopted the County's Coachella - Thermal - Indio General Plan whichtncludes all 1,665 acres The existing Crucial Plan designations are listed as follows: Coachella The:mel Indio General Plan LaM Use Elemont Designation Title Acreage Density Runge Maximum Dwellings Agricultural 295 1 Dwelling 118 Estate per 2.5 Acres A91t1,ItnraL 515 1 Dwelling 26 _. Reserve per 20 Acres Low Density 855 0-3 Dwellings 2,565 Residential per Acre Ex Lafing Genc: al Plan - Total 2,709 The oak Tree West Speciftc Plan requires x General Plan Amendment u change the Land Use Element from the above -listed designations to Low Density Residential (3-5 D.U./Acte), General Commercial (35 Acres) and Tourist CommerciaL (65 Acres). The actual Specific Plan indicatesan crail density of 3.2 dwelling ,its per n 0a the ra residential, open space and gal: course areas of the project The push rnnmental Impact Report (¢IR) which was prepared for this Specific Plan provided data to generate the c nstraintn as, wlLLch includes ali the relevant physical rconditions on the property. 3 is winter 31 . I SUN ANGLE COMMUNITY DESIGN ELEMENT village concept "Resort/Residential/Recreation" The plasm an concept for Oak Tree West is the creation of golf villages defined by four 18 -hole gulf courses clustered around a village are as the major focal point. The major circulation seater further defines the project with the majorarterial ease circumventing the property. A parkway boulevard will penetrate into the reset village core providing controlled acres& inm the golf villages- The-uataina to the est of the property provide a major physical barrier as well as providing a strong visual setting for the project. Thenity enter has been located adjacent to the arterial road system and parkway boulevard at the project entry. Golf Course Golf Course Golf Course Golf Course concept open space concept "Passive and Active Recreation" The project concept is centered around golf and related open space The Seal Is to create four distinct golf courses with a variety of playing conditions and abilities. Golfing facilities will bedeveloped to provide recreational opportunities for the residents, the country club homeownev. the resort village guest and the tournament player. A crating, contouring and landscaping of the golf course will create visual interest and character providing desirable e tingfar residential and resort development, IDes provide ae ribbon of ,pan space throughout the project. These rgreenbelt fairways with lakes willcreate the predominant landscape features of the Project as well being the major open space amenity. The courses will provide both active had passive forms of recreation. A series of lakes and streams will bee developed in conjunction with the cheeses' system providing additional open space amenities and recreational opportunities. Also, water bodies will be used as the major focal point for non -fairway developable acreages. 5 eaG MAN awl, F+ <l� V ��t!u circulation concept "Access and security" It In proposed that the project have a private internal road system for vehicular circulation with controlled access. The purpose of the controlledaccess and private road system is to provide well -secured project for the safety of the residents and visitors to Oak Tree West. The road system will be designed to set the approval Of the City. This will include meting all standards of the Fire Marshall, sheriff and City Engineer. The indent is to provide a minimumnot of asphalt and and maximum a unt of greenbelt. This r This minimizes impervious surfaces and reduces runoff and erasion potential. The cereals of the basic internal road system has been to Providea hierarchy card ark of Major Entrance Arterial, Major Collector, Residential Loop Collector, Neighborhood Street and Cul -de -Sac with private driveways and service lanes. Providem 9ered ad network system which will promote s n for pedestrian traffic, joggers, bikers and the use roegolf carts. Pedestriaa and golf cart traffic will haveaccess tthe ort village core from the Interpol road network via openresort a menu. This will reduce vehicular traffic flow In residential areas. The fitnessenter in the resort village c will have a jogging path system tedthe interior street network. Prom there, the system will link with an exterior system developed along the Oak Tree West side of the public street systea, along the major arterials suaounding the project. 1-10 a landscape character "Peeling of again" The purpose of this Specific Plan is f environment at Oak Tice (Jest that promotes "a feeli,g of angina. e The exinting laMPorA is one of agriculture with a backdrop of the rugged Sancti Rosa ascribing. It is the Intent of the proposed landscaping concept to change the agricultural landform from flat to gently undulating, providing characte,, aesthetic relief and visual interest. The landscape concept contains the following elements: Resort, recreation, s residential and open spacearea shall be featured within the project through view wi,do,s. Righer dens i[yshall be filtered through screening, planting and barging, ssa as to recede from view. Incorporation ofrthrough lakes and streams will further add character and interest by providing additional active bad passive recreational oppomnity. A variety of plant materials will add character and vis,,l diversity to the project's ministrant, creating a feeling of oasts. Vegetation v111 be used to soften and blend the pattern of development. It will be utilized Co enhance the spatial massing of structures in the landscape. The Santa Rosa Mountains background will be utilized by Oak Tree West. The mountain background setting will provide the basis for creating changes in elevation by grading and Incorporating vegetation and visual screening techniques. It will provide a getting for a variety of building heights and forms in harmony with the predominant landscape form. The height of the various structures wf Rl blend into the landscape setting. A 6'ecrity wall will be constructed around the perimeter of the project providing a visualscreen awell as a feeling of privacy. This perimeter s All be enhanced by landscaping within the public road rigbt-,f-way. existing character 7 landform water natural / man-made forms vegetation architectural character 'beset[ Architecture" Theconcept of "desert architecture" will fbe followed in Oak HissTree West.This type or architecture may range to "So,thwese Adobe". 'Rueblo", or "Territorial" Styles. The architectural integrity of the projectill beprotected tected the „he gh stringent cols and guidelines .'app o e development controls development proposal within Oak Tree West will require preliminary design review by wthe marten developer's Architectural Review Committee toinsureconformance with the desired architectural parameters. All detailing Will enhance and emphasiza the character of 'Desert Architecture". The base color of all sr uctures will be limited to the spectrum of White, tsandlight brown, mauve and other earth tones. primary ream, will be allowed for accents only. Roofing materials will be limited to cans rete -based materials far Spanish tiles o shake type tiles. Pourbasic roof forms Will be considered as acceptable: hip, gable, shed and flat. WALL V00 attic vent r1FT MATERIALS SIGNAGE 1� LAND USE AND DENSITY ELEMENT The Land Use and Density Element is designated to promote a balanced and fun. tionat mix of densities and land users consistent with the City of in Qoiota's desire for orderly, ItLrlctile aid reality d... lopment. This element establishesa cmaprehensive pattern of land Intl densities compatible withthe site's natural setting and soirustily's goal, and objectives. Oak Tree West is intended to have 5,000 residential dwelling "Its giving the project a gross density of 3.2 units per act, on the I S65 acres acres will be card for residential. golf c am open apace. Thereclining 100 will be sed for a mmunity caomercinl center (35 acres) and elect village (65 acres) c Each phase of development will req,ire, additional design review and clapping restrictions. Design criteria for neighborhoostreet lighting, landscaping, street treatment and signage will be detailed those projects are scbmitted to the city for land us application approval. land use summary Golf Course 1. e a 500..,. Residential 1000 5/ac 000 Resort Village Core 65 10/ac 650 Commercial Center 35 Total 1665 ac Gross Residential Density : 3.2/ac. Security Gate —I— O N D 51 Jefterb nSt. Fire Station Residential 0-M �--_/- O Vtl N �.� T-71 �. 9 LAND USE PLAN 10 height limitations A height limitation map has been prepared creating z where the height offs related the a endings tting, be it natural r-nadei A building beighr limitation of o story (28 ft_) wltha 50�s ethack will exist along the edge of the right-of-way £ram all public roads for a depth of 300 feet. Beyond the 300 foot depth, theheight will graduate to two stories (35 ft.). gtruetums in the resort village come will be restricted to a a of four stories 148 ft.). The village. c will be the majorfocal al point of the tiniest. Intensive landscaping sting of plant material and large berms will blend the sfractures in the village earn into the landscaped setting. A development one e located adjacent to the mountains will be the ace, air - will be allowed a aximum height of six stories P2 ft.). Once again, comprehensive amhitectutal and design guidelines will roams a harmoninns blend of s with the background of the Density [Action will 1111, proper placement of aito. others residents and ntillzers of the project vobswred vless nsofethe m large massing of these of, story stouctures will be prabihited.s.'. Rather, the buildings will be .designed with a staggered placemen[ to promote and complement the open space emoronment of Oak Tree best and the adjacent mountains. 11 naIyrn Noes I fare one story nnnnnnMrt nl}n mC'B_ I.Ell Elm a opow,"iRIF5 Ell s Blend archltectufe of resort village with golf course land forms. three & four story two story six story Lone story -Puuuo sin story two story resort village thoroughfare HOUSING ELEMENT The housing element for Oak Tree West as tablJshen standards and plans for the location and development ofhousing consistent with the nsture of the project. Unit type, site plan features, development intensity, building coverage, lotand height limits e specified for each housing type. Any housing type o combination of units cry occur within the areas designated on the land use plan and the height limitation map. SINGLE FAMILY DETACHED UNITS Conventional single family living units on individual lots. 0 �.... maximum building coverage -30% mrsi'a ZERO LOT LINE PATIO HOMES Single family units with the dwelliog built On one side yard property line creating patio areas between units. TOWNHOUSE / CLUSTER HOUSING Two-story townhouse clipunits typically clustered along a golf c 8e w . nounits will be grouped cup augedtocreate individual privacy yet have reactoreco common open space or the golf course. APARTMENT / CONDOMINIUM COTTAGES These units will be aof w111rbher Jena a[ the peaphery multi -story Construction tile Resort village corere . They will be clustered and will have views ofthe recreation complex of golf course. MID RISE CONDOMINIUM / APARTMENTS These living units are plunred within the project's Might zone overlay with height of 72 reef o six stories along thewest side of the project. They Ire intended [ offer higher -dignity type OF living spit in a multi -story building. They will offer a aellent lines Of the 'contains, valley floor and golf 13 Wstangner.unnits' 1° eeiPau:: minimum lot size- 5000 Off. tea R ^'-ie'y'i�r: ,Fminimum unit size- 1400 %cf. is 0 �.... maximum building coverage -30% mrsi'a �mnIlt1111klIfmaximum building height- 28 ft. single family lur M minimum lot aide- 9000 e.f. minimum unit size- 1000 sf. _ $ maiimmn emlama e0+o.as9- asv. 4 mezlmum building nei00t- 28 it. maximum density- 8 un8s/ acre va Va �Y I Jill I Mi 10 minimum unit size- 800 s.i. maximum building coverage- 60% maximum bulldlm;i h6lght- 2 Story Or 35 ft' a4*� maximum denslt� 10 units/ acre i „Immn)IUl I III!"nun �h F W11111 •-amxlmum building envelope- 6 units OE town house / cluster housing 1 14 minimum unit size- 600 s.f. maximum building coverage- 60% maximum building height- 3 stories or 45 ft. maximum density- 50 units/ acre f li ��. aparl ii ant condominium 15 J,r aqw-A livniota!, • e. _ %i mlm minimum lot size- 5 acres minimum unit size- 600 8.1. maximum building coverage- 30% maximum building height -.6 stories or TR It. maximum units per building --130 units we front setback- 50 ft. side vara- so n. rear yard- 50 ft. minimum distance between buildings- 100 ft. see mid rise - �t,���uII�VI"•�IIII�U�I'u�miplllF� -- aJIgIhIIW"'IIRIIIIUdlmllosgww •fo� RESORT VILLAGE The Resort V111age will be coft&tC111ted on 65 a and will include 600 hotel n ,nnitt-storycompleacs, 250 apatbment/condomiatnm cottages cWsteredino - and three-story bolldings and appmxleately 120,000 squarefeet of support c e"' facilities, professional off iee space, u gall clubhose feed [ties and special[, iAl, A fitness .enter lncl,ding a swimming pool, spas, Tacker roomnnls nad racquetball o s and assoctatad pro shop, will salsoobesa part of the Resort Village. rt ^•�Illl�pl�l�ulll,ullxn�i�tlll= resort village complex 16 COMMERCIAL ELEMENT station I 17 •'�"""-"^r `�""""�'�' ��'^�' —.—�. community commercial center - _ — I - _Y �. _ _*a ��-_39-1G9 _ice% $— I� 210,000s.f. commercial I r�-ip-��Ta -�•. .� �, 90,000s.f. office (open space : 10%) (parking : 1 space/250s.f.) 1200 spaces typical community commercial center uses restaurants junior department store Ice cream parlor beauty salon ladies specialty store plant store ladles ready to wear store pat shop menswear store jewelry store family shoe store super market home appliance stare bank sporting goods restaurants card store book store CIRCULATION ELEMENT The project will improve thev rall circulation system of the to a Quinta ren It will provide. forthe construction of andiaon Street m beeen 52nd Avenue and 54th Avenue, the pr6ject"s n rthern boundary. Construction will he done as development warrants and additional traffic studies justify the improvements. The publicsrunding the project will be developed [ meet City of to Worst, andRivenside Cmmry Standards to accordance with the plan designations. Improvements will take place tn,rementnlly as the project develops. Jefferson Street will also be widened to four lanes from Highway 111 and 54th Avenue as traffic studies deem n wry. Jefferson Street is t be secured from 54th Avenue to 58to Avenue In order to provide for se , development. Oak Tree West To to be a on[rolled-access commun`u ity with traffic ce,s to residential qc,ess accomplished through series of sceneries gates. Public access to the Resort Village core will he provided via a major entrance arterial. Thee Internal circulation system Is a network of major loop roadways which link interior residential developments to Jefferson Street, Madison Street and 58th Avenue. Security gates control access at these points. The Circulation Element has been designed to a ... mplish the following: 1. Provide for a transportation system which supports the land use designations $. Promote efficient, safe and effective movements of all segments of the population 3. Promote the utilization of public tratsportation when available 4. Protect the environmental quality of the project S. Minimize traffic flaw within residential areas 6. Provlde for alternatives to total dependence an the automobile Major Entrance Arterial m existing arterial/secondary = major entrance arterial major coAector # contrelled access point proposed transit stop _ bop LEGEN Neighborhood Street :a :..r...:,m-,,, ..I rMekar Major Collector Residential Loop Collector 1R CONSERVATION, OPEN SPACE AND RECREATION ELEMENT conservation The oak Tree west Project will be developed with emphasis on the consrvation and management of natural P9 The basic objective will be to protect e9 natural prevent their destruction and preserve their ecological color. Standards for the conservation, management and use of natural resources tnmuae: - support the as of the La Quints Redevelopment Project in the elimination of flooding conditions to the site and surrounding a ea - elimination of ground water contaminations through the regional prohibition of septic tanks and support of a regional sewage treatment plant - prevention of soil erosion onsing appropriate design criteria and careful placement of landscaping - preservation of the "rocky slope habitat" ,at of the Coachella Canal by prohibiting Structural development - maintain and protect ground water by 'vain+ the golf course areas as drainage areas In absorb local runoff - preservation ofurby storingexcess drainage water inthe golfsa lakes and using that water in the golf course litigation system open space Oak Tree west bas been conceived and is being designed reeagni,ing the fact that a urban development takes place, open space becomes a limited and valuablecoe In addition, it is recognized that u bigh-9nlify projects Ye designed and planned around as,, space program. Two types of open space are planned for Oak Tree West; golfcourses o and s open space a Approximately 34% of the project will be used to develop fourchampionship golf c These5ewill be designed and developed final adjacent developmentwill have thenow zmvisual and open space value possible. To further max ici etheaffect of open space, c open spore areas will M1esr tegically located throughout the project. These open spacewill result when dwellings are clustered or higher densities are developed along golf course The dedicated open space west of the Coachella Canal mabeutilized for , golf course. 19 Conservation drainage systems energy measures water conservation -prevent erosion -low energy -public education -minimum offsite runoff -low energy appliances -water conscious devices -reduce flood hazards -energy conscious planning -maximum percolation & design Recreation -9011 -tennis -spa -swimming pools recreation Oak Tree West is planned as ar r atlonallres i dent dale community and ther, efore contains s a major element an extensive recreation program of development. Standards for the development of recreation are: development of a variety of recreation uses - development of high-quality, championship -level facilities - development of a desirable recreation environment - development of a variety of housing types with common open space providing both passive and active recreation opportunities fire Recreation facilites include: - 4 championship golf courses - jaeaaeis - 2 driving ranges - locker rooms - taunts courts - health spa facility - racquetball court, - a joggtng trail system - pro shape - golf clubhouse - swimming pools - tennis clubhouse PUBLIC SERVICES AND UTILITIES Water Golf course irrigation will be provided by on-site wells. Additional capacity will be provided by Coachella Valley Cater District (CVWD) from the Coachella Canal. Domestic wafer will he provided by Goal from two wells and a distribution system dedicated by the developers. Sewer An off-site regional sewage treatment plant is proposed approximately one milesouth of the site. This plant will be established and maintained by fish. The Developer will dedicate sewer line easements and install sewer improvements within the project. Public utilities All overhead public utility transmission lines for cable television, electricity and telephone will be r ted around the perimeter of the project. All internal distribution lines will he placed underground. Refuse Collection Refuse collection will be provided by a franchised holder with the City of Is Quinta on a schedule established with the City. T free 0,00 site 58th. VK regional sewage treatment plant Water domestic golf course mass geyser Eleetric,Telephone, —"— Cable,Gas overhead %i SEISMIC SAFETY AND SAFETY ELEMENT The Seismic Safety and Safety Element fat Oak Tree West aims at reducing lass of life., injuries, damage to property and a and social dislocation suiting from actliquakes, othereconomic Iaexcds, fire and pool ic safety hazards. As n part or the initial planning for this project a "Preliminary Ccotechntcnl investigation" ,as conducted. The results of our prellmtnary,n vestigation indicate that the propu sed esiden[ia1/recreational development is geotechnfcally feasible, provided [hl potentially significant seismic and liq,mfactlon bacacde hVP jolt classmitigated by adequate cal geologic, and through joltclassUnci u hazards planning. Other PotentialIdentifie geoingiq soil and hydmlogtc confor of ns [formal code requirements dirigible by c ct ion in a impact with n ent code groundwater Will and standards. [The probable impact of development a^ P.rou ndw x[er xi 11 M1e 1111111- Specific rmma1. Specific site soil and geotechnical studies and renommendaTton, will he performed as development arcane. to further insure fetid, safety. A firetation site and facility will he provided at the southwest .e r ofHe Ce rson St fee[ and 54th Avenue (an alt, must the vl to ai 11 hecsc rved at 54th and Madison). The facility and equipment will he pbasedin accordance with the safety wade of the community as development occurs. aesidcntiat will M1ese r [ ved by a private s system with s 24 -hoar rtify providing additional public safety. Public edam ttoo method of crime prevention through the use of various media forms (signs, pamphlets, newspapers) will be encouraged sad supported. PHASING AND IMPLEMENTATION Phasing of OakTree .0 West will reflect a number of conditions and factors iafln,ncingproject Lwplemenraion. These ace. 1. Current and projected [rends in hrmsing dermad 2. Absorption rates of a variety 0f dwelling types 3. Development and tuning of infras[rnctore and other improvements 4. Availability of financing 5. Relationship between the phasing of Oak Tree Vest and competition from other regional projects The responsibility for the development of the Oak Tree West iafrastr.mture willswith LME Development Corp. of California. The Specific Plan ad subsequent detailed plans will be lastir,ted, Implemented andcompleted under the ongoing auspices of EML Development Corp. ofCalifornia. Each phase of development will be preceded by the preparation and approval of the required detailed plans and documents to insure proper use and appropriate development of the property. Homeowners Associations will be organised to administer and maintain the following: common open space and recreation facilities private road and s urity systems architectural Integrity and consistency All applicable federal, star, roto sad county laws will be observed by the Oak Tree West development. The Oak Tree West project is projected to be completed in twenty Years. The phasing Is divided into to mo -year phases. The major internal improvements will oc,,r within the first eight years. phase 1 1984-86 Construction of the first 18 -bole golf course; a portion of [he golf course support facilities; 250 dwellings. phase II 1986-88 Construction of the second 18 -bole golfbegin construction of the hotel umpire and accessory uses; 50 hotelcottages and 500 dwelling%; begin constructions on the fitness center facilities. phase III 1988-90 Completion of the hotel complex and accessory ones; begin 10,11[ action of the third 18 -hole golf Sour G 50 hotel cottages and 500 dwellings; begin initialcommercial development. phase IV 1990-92 Completion of the fitness 50 hotelcotages and 500 dwellings; begin construction on ahealth 18 -hole golf course. phase V -X 1992-2004 Completion oflational, residential and commercial portions of the project. Build -out of the remaining 100 total e cottages and 3,250 residential dwellingHire e e fourth golf c will becompleted by 1994. A, average of 540 dwellingswill he built during the last six phases. Construction of the 35 -acre omrrer,iall center i _ ,anticipated to start in Phase III and finish in Phase Vila, 1998-2000.