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SP 84-004 Rancho La Quinta (2001) - Amendment 4RANCHO LA QUINTA THE ESSENCE OF EARLY CALIFORNIA SPECIFIC PLAN AMENDMENT IV y April 2001 A Development by: T.D. DESERT DEVELOPMENT, L.P. 79-285 Rancho La Quinta Drive La Quinta, California 92253 Prepared for: THE CITY OF LA QUINTA, CALIFORNIA uPrint date: April 2001 0 �� OPY NUMBER: D 4 PROJECT TECHNICAL TEAM T.D. DESERT DEVELOPMENT, L.P. Mr. Grady N. Sparks President 79-285 Rancho La Quinta Drive La Quinta, CA 92253 Phone # (760)777-7747 ENGINEERS Watson Gardener Civil Engineering 77-682 Country Club Drive, Suite F-2 Palm Desert, CA 92211 Phone # (760) 345-7808 GOLF COURSE ARCHITECTS Robert Trent Jones II Golf Course Design and Recreational Planning 705 Forest Avenue Palo Alto, CA 94301-2198 Jerry Pate Golf Design 100 E. Roberts Road Pensacola, FL 32534 LANDSCAPE ARCHITECTURE & PLANNING Forrest K. Haag, ASLA, Inc. 1254 North Coast Highway Laguna Beach, California 92651 Phone # (949) 376-9066 Fax # (949) 376-9067 Li TABLE OF CONTENTS 1 INTRODUCTION 1.1 EXECUTIVE SUMMARY................................................................................................ 1.1 1.2 PURPOSE AND INTENT ................................. ..................1.2 1.3 PROJECT REGIONAL SETTING....................................................................................1.3 1.4 PROJECT LOCAL SETTING...........................................................................................1.4 1.5 PROJECT HISTORY.........................................................................................................1.6 1.6 ENABLING LEGISLATION.............................................................................................1.7 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE .. ........................1.8 2 PLANS, PROGRAMS AND GUIDELINES 2.1 COMMUNITY CONCEPT............................................................................................... 2.1 2.1.1 Planning Area Breakdown....................................................................................... 2.2 2.2 LAND USE........................................................................................................................ 2.3 2.2.1 Land Use / General Plan Context ................................ ................ 2.3 2.2.2 Existing General Plan / Land Use........................................................................... 2.4 2.3 ZONING............................................................................................................................ 2.6 2.4 THE MASTER PLAN OF LAND USE............................................................................ 2.8 2.4.1 Land Use By Planning Area .................................... ................. 2.10 2.5 CIRCULATION PLAN...................................................................................................... 2.20 2.5.1 Offsite Improvements............................................................................................. 2.20 2.5.2 Onsite Improvements.............................................................................................. 2.20 2.6 CONSERVATION, OPEN SPACE AND RECREATION PLAN ..................................... 2.24 2.6.1 Conservation........................................................................................................... 2.24 2.6.2 Open Space................................................................................................. .... 2.25 2.6.3 Recreation.......................................................................................................... 2.25 2.7 INFRASTRUCTURE........................................................................................................ 2.27 2.7.1 Water....................................................................................................................... 2.29 2.7.2 Sanitary Sewage...................................................................................................... 2.30 2.7.3 Public Utilities........................................................................................................ 2.31 2.7.4 Refuse Collection.................................................................................................... 2.31 2.7.5 Schools.................................................................................................................... 2.32 2.7.6 Law Enforcement.................................................................................................... 2.32 2.7.7 Fire Protection.................................................................................................,...... 2.32 2.7.8 City Administration................................................................................................ 2.32 2.7.9 Library Facilities..................................................................................................... 2.33 2.8 RANCHO LA QUINTA COMMUNITY DESIGN GUIDELINES .................................. 2.34 2.8.1 General Architectural and Siting Guidelines .......................................................... 2.36 2.8.2 Residential Site Planning Guidelines...................................................................... 2.37 2.8.3 Residential Design Criteria..................................................................................... 2.38 2.8.4 Residential Site Planning Criteria........................................................................... 2.40 2.8.5 Club Facility Site Planning Guidelines................................................................... 2.42 2.8.6 Club Facility Design Criteria.................................................................................. 2.42 2.8.7 Club Facility Site Planning Criteria........................................................................ 2.44 2.8.8 Landscape Guidelines............................................................................................. 2.46 2.8.9 Landscape Architectural Elements.......................................................................... 2.47 2.8. 10 Landscape Plant Material Palette............................................................................ 2.48 3 ZONING AND DEVELOPMENT REGULATIONS 3.1 SPECIFIC PLAN OVERLAY DISTRICTS..................................................................... 3.1 3.1.1 Planning Area I........................................................................................................ 3.3 3.1.2 Planning Area II...................................................................................................... 3.6 3.1.3 Planning Area III .................................................. .............. 3.10 3.1.4 Planning Area IV.....................................................................................................3.13 3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS ................................................ 3.15 3.3 DENSITY TRANSFER PROVISIONS.............................................................................. 3.18 3.4 SITE FURNISHINGS - REGULATIONS......................................................................... 3.18 3.5 SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT APPROVALS ......... 3.20 3.6 SPECIFIC PLAN AMENDMENTS.................................................................................. 3.20 3.6.1 Specific Plan Amendment Procedures.................................................................... 3.20 4 GENERAL PLAN CONSISTENCY 4.1 LAND USE ELEMENT.................................................................................................... 4.1 4.2 CIRCULATION ELEMENT............................................................................................. 4.3 4.3 OPEN SPACE ELEMENT ............................................... ...... 4.4 4.4 PARK AND RECREATION ELEMENT . ... ...... ......... .............................. ,........................ 4.5 4.5 ENVIRONMENTAL CONSERVATION ELEMENT....................................................... 4.6 4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ........................................ 4.7 4.7 ENVIRONMENTAL HAZARDS ELEMENT.................................................................. 4.8 4.8 AIR QUALITY ELEMENT.............................................................................................. 4.9 J 1-1 EXHIBIT LIST Exhibit 1 Regional Vicinity Map ....................................... ........................................... 1.3 Exhibit 2 Local Vicinity Map....................................................................................... 1.4 Exhibit 3 Adjacent Land Use Plan............................................................................... 1.5 Exhibit 4 Community Concept..................................................................................... 2.1 Exhibit 5 Planning Area Breakdown....................................... .............. ....................... 2.2 Exhibit 6 General Plan Land Use................................................................................. 2,5 Exhibit7 Zoning........................................................................................................... 2.7 Exhibit 8 Illustrative Land Use Plan............................................................................ 2.9 Exhibit 9 Existing and Proposed Circulation............................................................... 2.21 Exhibit 10 Existing and Proposed Infrastructure........................................................... 2.28 LIST OF TABLES Table 1 Planning Area I - Existing Land Use......................................................................... 2.12 Table2 Planning Area I - Proposed Land Use....................................................................... 2.12 Table 3 Planning Area II - Existing Land Use........................................................................ 2.14 Table 4 Planning Area II - Proposed Land Use...................................................................... 2.14 Table 5 Planning Area III - Existing Land Use...................................................................... 2.16 Table 6 Planning Area III - Proposed Land Use..................................................................... 2.16 Table 7 Planning Area IV - Existing Land Use...................................................................... 2.18 Table 8 Planning Area IV - Proposed Land Use..................................................................... 2.18 Table 9 Summary Totals - Existing Land Use........................................................................ 2.19 Table 10 Summary Totals - Proposed Land Use .......................................... ... .................. 2.19 Table 11 Recommended Plant Material Palette....................................................................... 2.47 ADDENDA Addenda: • Conditions of Approval from Specific Plan 84-004 Amendment 3, dated June 1, 1999. Historic Prservation Commission report on 5 acre project addition. J J U 1 Introduction 1.1 EXECUTIVE SUMMARY The Rancho La Quinta Specific Plan Amendment IV is organized in four sections Section 1, Introduction; This section provides an overview of the document, project setting and history, the legislative authority for the Specific Plan and the method of compliance with the California Environmental Quality Act (CEQA). Section 2, Plans, Programs and Guidelines; This section provides the organization and framework of the Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land use policy for Rancho La Quinta Specific Plan area and provides the design guidelines which set design and development criteria and direction for individual projects within the specific plan boundary. Section 3, Zoning and Development Regulations; This section establishes the zoning applicable to land within the Rancho La Quinta plan area boundary. Development Regulations are presented for each Planning Area within the Specific Plan boundary. Section 4, General Plan Consistency; This section uses the key land use issues statement of each element of the City of La Quinta General Plan as the basis for evaluating the consistency of the Rancho La Quinta Specific Plan with the City of La Quinta General Plan. 1.1 1.4 PROJECT LOCAL SETTING The specific Plan boundary is within the City of La Quinta, a 31 square mile municipality located in the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, on the east, by the City of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of La Quinta was incorporated in 1982. ♦ The Santa Rosa Mountains and the Indio Hills create the backdrop to the skyline west of Rancho La Quinta and gently rolling desert dunes are scattered in undeveloped areas in the vicinity north and east of the Rancho La Quinta site. To WS ANu " PALM 1 SPRINGS as►�+�+cs e --.z F"M SMI NC5 111 MAIM IAMAWAI d fn�7, RANCHO LA QUINTA RANCHO - .. 1 9 MIRAGE cLAALD FM QI FRANKSINATAAOA. IFSV pn ra . 1NDIO MALAFJI�ESTATf iQ PALM DESERT iD o►Xr+a H v.USANurO�4 yQ+.Ayr,E axt 1 nI m LAQUINTA Kin - 1H 7�IIIIbIfT {kVp (i6"AVi � n"MAL AIWIOAT 'A" DWO THERMAL IOELCENTAD Exhibit 2 Rancho La Quinta is accessible from Interstate 10 by way of Washington Street and Jefferson Street; each arterial defining either the westerly or easterly property boundary. The northern property boundary is defined by Avenue 48. Avenue 50 defines a portion of the southern boundary of the site. Rancho La Quinta continues the implementation of a network of General Plan roads and infrastructure within the city's master plan for development and exemplifies a quality of growth that reiterates the city's emergence as a desert resort community with the highest standards for resort residential and recreational development. 1.4 Property adjacent to Rancho La Quinta is designated by the General Plan for a variety of land uses including: ♦ Low and Medium Density Residential (LDR and MDR) uses are proposed and existing in a scattered pattern to the north, south, east, and west of the property. ♦ Major Community (school) Facilities (MC) are adjacent to the property to the southwest. ♦ Mixed Regional Commercial (M/RC) and Low Density Residential (LDR) land uses are proposed to the north. W Eiser Dr. LD: MDI � , - -4 , (I, IN LDR ra Exhibit 3 1.s 1.5 PROJECT HISTORY A Brief History of Rancho La Quinta's Previous Entitlement In 1979, the Riverside County Board of Supervisors unanimously approved a Specific Plan, change of zone, and EIR for development on this property then known as the ATO Desert Project Specific Plan. The first approved plan for the property allowed for the development of a resort hotel, two 18 hole golf courses, an equestrian center and 2049 residential dwelling units at densities of 4 to 12 dwelling units per acre. An amendment to the ATO Specific Plan (later Rancho La Quinta) was approved by the City of La Quinta in July 1984 to work within the land use parameters of the ATO Desert Project Specific Plan and environmental documentation and yet provide for a revised land use vision statement for the project consistent with the goals of the a new developer. Current Specific Plan Approval The current specific plan allows for the development of a 1300 acre mixed use project which continues construction of a variety of housing types surrounding two 18 -hole golf facilities in areas designated as Low Desity Residential and Gof uses. Proposed Specific Plan Amendment The specific plan amendment delineated herein adds aproximately 5 acres of low density residential development to the total plan area and will be consistant with the land use pattern of golf and low density residential uses. Additionally, updates to the Specific Plan Conditions of Approval have been made for Rancho La Quinta. 1.6 J J 1.6 ENABLING LEGISLATION ♦ The authority to prepare, adopt, and implement the Rancho La Quinta Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). ♦ As with General Plans, the Planning Commission must hold a public hearing before it can recommend to the City Council, the adoption of a specific plan or an amendment thereto. The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. ♦ The Rancho La Quinta Specific Plan as amended is a regulatory document that, once adopted, will serve as the General Plan, the Zoning Ordinance, and Development Code for the Rancho La Quinta plan area. As such, the adopted plan, once incorporated by reference, makes consistent, the La Quinta General Plan. Upon completion of the Rancho La Quinta Specific Plan adoption process, J u 1.7 future development must be consistent with the Specific Plan and amendments thereto. 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE An environmental impact report was prepared in conjunction with the original Specific Plan approval and was certified by Riverside County Board of Supervisors. Subsequent minor alterations in the development plan for Rancho La Quinta have generated the requirement for a focused environmental study specific to archaeology. As a result of on-site environmental study concerning archaeology, mitigation for environmental compliance is presently being administered under the jurisdiction of the City of La Quinta Community Development Department with full cooperation of the developer of the Rancho La Quinta project. An Environmental Assessment has been conducted by the City of La Quinta Community Development Department the result of which exempts the Rancho La Quinta plan area from an Environmental Impact Report (EIR) within the California Environmental Quality Act under the provisions of California Government Code Section 65457 (a). 1.s Plans, Programs and Guidelines 2.1 COMMUNITY CONCEPT The national recognition and positive image of the City of La Quinta has been created in large part through Rancho La Quinta, home of the 1996, 1997, and 1998 Skins Game. This national recognition is combined with Rancho La Quinta's on-going commitment to the creation of the highest quality resort living and recreation environment. Avenue 48 ?/ - r 414r71A Eisenhower ' r Golf+" Dr. Residential Goll ff I & U� `� Residential `,eTitle .8 4-3 Ul r� a,,) �...i Avenue 50 Exhibit 4 Rancho La Quinta is a resort community created by a series of golf -oriented residential villages defined by two championship eighteen hole golf courses radiating from the project focal point of the Tennis Recreation Complex and the Golf facilities. The community is defined on three sides by the existing major circulation system which establishes its perimeter boundaries. Specifically, Avenue 48 to the north, Jefferson Street to the east, Avenue 50 to the south. The Santa Rosa Mountains to the west provide both a physical boundary and a visual backdrop to the community. The Rancho La Quinta site is uniquely positioned at the intersection of Eisenhower Drive and Washington Avenue; an intersection that has historically been the entry to "La Quinta." The 726 acre property is distinguished from other La Quinta project sites by its varied dune topography which comprise approximately 85% of the site and reach a height of approximately 40 feet in some areas. The development plan for Rancho La Quinta has been shaped by the aesthetic qualities of the desert dune landforms and the unique site -driven land use elements for the plan area. Natural landforms provide a basis for the location of roads, building sites, and golf/open space areas. The two golf courses, which serve as the open space focus on the resort, are generally located in low lying areas of the site while the higher elevations of the dunes are generally reserved for development opportunities. 2.1 The Rancho La Quinta Golf and Tennis Club complex is located at the center of the Rancho La Quinta community. Its main club buildings are sited prominently on a ridge of dunes overlooking the returning nines of the golf course amenities. Other recreation facilities for tennis and swimming are nestled in close proximity to the club facilities and are envisioned to provide the highest level of quality recreation amenity. Surrounding the club and the golf courses are the residential development sites, organized into neighborhoods along a primary loop road and its secondary roads and cul de sacs. 2.1.1 Planning Area Breakdown The Specific Plan document breaks the plan area into four distinct sub -areas, each with corresponding "site driven" development regulations and design criteria. These Planning Areas are depicted in Exhibit 5. NO Planning Areas within the Rancho La Quinta Plan Community Exhibit 5 Planning Area I is characterized by an existing 18 -hole championship golf course and corresponding residential development and open space. Planning Area II is defined by the golf and tennis clubhouse amenities. Planning Area III addresses the future 18 -hole golf amenity and adjacent residential development. Planning Area IV is the site of the Ventanas community, an existing residential tract characterized by single family detached homes. 2.2 2.2 LAND USE 2.2.1 Land Use/ General Plan Context The Rancho La Quinta Specific Plan implements the City of La Quinta General Plan by bringing together detailed policies and regulations into a focused development plan for the Specific Plan Area. The Rancho La Quinta Specific Plan (RLSP) is a regulatory document which, when adopted by the City Council of La Quinta, governs all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, development standards and regulations, and methods of financing public improvements for the plan area. The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of each land use category The RLSP is prepared as a link between the General Plan guidelines and subsequent development proposals for individual Planning Areas within the RLSP. The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy relative to the desired future pattern, intensity, density and relationships of land uses in the City. The purpose of the Land Use Element within the City's General Plan is to establish official City policy which: ♦ Identifies the general types, locations and distribution of land uses desired in La Quinta at buildout; ♦ Identifies standards for land uses relative to population and building density/intensity and the character and compatibility of land uses; and ♦ Identifies desired courses of action/ strategies which provide the means to implement the community's land use policies. The Rancho La Quinta Specific Plan implements the City's General Plan by: ♦ Specifying the land use in the plan area; ♦ Delineates standards for land use compatibility; and ♦ Provides the framework for development. 2.3 2.2.2 General Plan/ Land Use The General Plan and Land Use designations are identical to the existing plan General Plan condition with the exception of a minor redistribution of the locations and corresponding acreages. The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of each land use category These Land Use Policies are illustrated in Exhibit 7 and include: Residential Land Uses Low Density Residential - 2-4 DU/AC Commercial Land Uses Tourist Commercial - TC Other Land Uses Golf Courses Open Space 2.4 E1setib 7WeT Avenue 48 ► LDR LDR LDR G l I LDR F'06"M-ftw.. LDR Avenue 49 General Plan/Land Use LDR Low Density Residential ME& 1110 MID.1 IN W111 kiln 1149 Tourist TC Commercial Golf Course Open Space Watercourse/ Flood Control 200 400 a00 1600 RANCHO LA QUINTA Exhibit 6 25 2.3 Zoning The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of each land use category. The proposed zoning for the project area is illustrated in Exhibit 9 and includes: Residential Land Uses RL - Low Density Residential Special Purpose Districts TC - Tourist Commercial Overlay Districts GC - Golf Courses OS - Open Space FP - Flood Plain J u 1 2.6 Eisen ower RL .Avenue 48 �� ► RL O RL ADDED PLA +1 Avenue 49 Zoning RL Low Density Residential TC Tourist Commercial GC Golf Course Fp Flood Plain D ! _ LGC - AREA t ' RL O '+ 2000 400 ago loco p N.A.P. Avenue 50 RANCHO IA QUINTA Exhibit 7 27 2.4 THE MASTER PLAN OF LAND USE The Master Plan for Rancho La Quinta reflects the development goal of providing championship recreational golf amenities to promote upscale residential homesites with complimentary club facilities. A detailed discussion of the proposed land use for Rancho La Quinta and the resulting change in development intensity is presented for each of the four planning areas. The Existing Land Use illustrates a complete tabulation of existing land uses, existing zoning, acreage and densities within each planning area. The Proposed Land Use Table immediately below delineates a comprehensive tabulation of proposed land uses, zoning, acreages and densities for the same planning area. Tables 9 and 10 represent a comprehensive tabulation of existing and proposed Land Use, Zoning, Acreage, Units and Density for the Rancho La Quinta Plan area in total. U 2.8 . .......... GOA 'MI 4W I Ij . c"Utst AA , ,� W-Ofj , V NIX. 0 IN 7' 'ov ky AA 4L MA Al rp; 4 Awl 'WL IL dMILIL ofr4p 74V L Mt Plot' ft" l}GJR A, 0 r 'Its ppwwr 10 -M W-11 M I Zff POP .......... d .M It 407.- -14 OPM S.PAC( RESInFNTIAL LAND USE u J 2.4.1 Land Use By Planning Area Within the boundary of the Specific Plan for the Rancho La Quinta, a range of land use categories are provided for. These include Open Space, Golf, Residential, and Tourist Commercial. The plan area is broken into four individual Planning Areas in order to address each unique development environment within the plan boundary. N I The diagram above delineates the limits of each Planning Area and their relationship to the Rancho La Quinta Plan Boundary. Included in each description of land use (by Planning Area) is a narrative and supporting graphics to delineate the proposed land use location within each Planning Area of the Specific Plan. Development regulations for each planning area are presented in Section 3 - Zoning and Development Regulations. Residential unit generation for each planning area is based on gross acreage totals of residential and golf land at 2-4DUs/AC. For the purpose of maximizing unit count for the plan area, an intensity of 4 DUs/AC is assumed on the net residential area in each Planning Area table. The gross density of the Rancho La Quinta Plan is approximately 1.8 DUs per gross acre. Total number of gross acreage stated in each land use category includes roads, open space, R.O.W., and other incidental land use. 2.10 Planning Area 1 Residential Land Use Existing and planned residential land uses in Planning Area I are located East of Washington Street, south of Avenue 48, taking access from the main project entry at Eisenhower and Washington as well as from Avenue 48. The Specific Plan for Rancho La Quinta provides for a range of residential housing types consistent with the Low Density Residential designation established for the property within the Specific Plan for Rancho la Quinta. The permitted dwelling types, lot size, height limits and other site development standards are established in Section 3, Zoning and Development Standards, of this Specific Plan document. Residential land at Rancho La Quinta will be developed primarily as golf frontage lots for detached single family units. The buildout of the residential component of the plan area will retain the opportunity for attached single family homes to respond to future market trends within future phases of development. A variety of Residential housing types are provided for within the plan area; all consistent with the Low Density Residential established for the planning area. The permitted dwelling types, lot size, height limits and other site development standards and uses are established in Section 3, Zoning and Development Regulations and Standards within this Specific Plan document. Golf Maintenance Parking A portion of the golf maintenance facility is sited in Planning Area I with adjacency to Avenue 48 and the Storm Water Evacuation Channel. Golf and Open Space Land Use Golf, golf support uses, and recreational uses currently exist on the land within Planning Area I and are generally located to provide the backdrop for existing and proposed Low Density Residential land use. Water Course and Floodway Land Use The Bear Creek Channel water evacuation channel traverses the plan area and is incorporated into the golf and open space element of the plan. J u 2.11 TABLE 1 PLANNING AREA I - EXISTING LAND USE Rancho La Quinta Residential and Golf Facilities GENERAL PLAN/LAND USE ZONE ACRES LDR-Low Density Residential RL 105.0 420 4 DUs/AC G - Golf Course GC 119.5 — W - Water Course / Floodway WC 8.5 — SUBTOTALS 233.0 420 TABLE 2 PLANNING AREA I - PROPOSED LAND USE Rancho La Quinta Residential and Golf Facilities LDR - Low Density Residential RL 131.0 524 2-4 DUs/AC G - Golf Course / Open Space GC 119.5 W - Water Course / Floodway WC 12.5 SUBTOTALS 263.0 524 2.12 U i Planning Area II Land uses in Planning Area II are located south of Avenue 48, east of Washington, and interface with the existing residential uses in Planning Area I as well as existing and proposed Golf Course facilities. Rancho La Quinta Tourist Commercial Residential Residential Land Use Potential residential land use in Planning Area II is limited to a range of housing types consistent with the Low Density Residential designation established for the property within the Specific Plan. The permitted dwelling types, lot size, height limits and other site development standards are established in Section 3, Zoning and Development Standards, of this Specific Plan document. Residential land in Planning Area II may be developed as single family detatched or attached units. The residential component of area II may occur in order to respond to future market trends within future phases of development. A variety of Residential housing types are provided for within the plan area; all consistent with the Low Density Residential land use established for the planning area. Rancho La Quinta Tourist Commercial Club Facilities The Rancho La Quinta Country Club The Rancho La Quinta Country Club presently features a Robert Trent Jones II designed 18 hole championship golf amenity with supporting interim golf clubhouse and pro shop. Future supporting recreational amenities include a member clubhouse complex in concert with the existing tennis courts, swimming pool and fitness center. A second 18 hole championship golf amenity is currently under construciton. The Rancho La Quinta Tennis Club The Rancho La Quinta tennis facility amenities include professional instruction facilities, tennis pro shops, olympic-sized pool, spa, and exhibition court. Future recreational amenities may include a full service Fitness Center featuring all state of the art fitness and aerobic training facilities. Open Space Land Use Golf and tennis recreational uses currently exist on the land within Planning Area II. Open space provides the backdrop for recreational facilities proposed for this area of the plan. J J d u 2.13 TABLE 3 PLANNING AREA II - EXISTING LAND USE Rancho La Quinta Residential and Tourist Commercial Facilities LDR-Low Density Residential RL 26.0 104 4 DU's/AC TC - Tourist Commercial TC 10.0 * — W - Water Course / Floodway WC 4.0 — SUBTOTALS 40.0 104 *By deflnition, TC -Tourist Commercial generates no specific unit count. TABLE 4 PLANNING AREA II - PROPOSED LAND USE Rancho La Quinta Residential and Tourist Commercial Facilities TC - Tourist Commercial TC 10.0 * SUBTOTALS 10.0 By definition, TC -Tourist Commercial generates no specific unit count. 2.14 Planning Area III Residential Land Use Residential land uses in Planning Area III are located South of Avenue 48, East of Washington, and North of Avenue 50 and interface with the existing residential and golf course in Planning Area I. Residential housing types are planned to be compatible with the existing residential elements adjacent to the Planning Area and are to be consistent with the proposed Low Density and Medium Density designations proposed for the property. Residential entry points will be created from the perimeter street network and will maintain residential security via gates and internal security services. Planning Area III reflects the addition of aproximately 5 acres of low density residential land use in the southeasterly portion of the property. Golf Maintenance Facilities The Golf Maintenance Facility is sited in Planning Area III (employee parking is in Planning Area I) with adjacency to Avenue 48 along its northerly perimeter and the Storm Water Evacuation Channel and future golf along its easterly boundary. Access to the proposed maintenance facility is provided from Avenue 48 in the vicinity of Dune Palms Road. Golf and Open Space Land Use Golf and Open Space land use within Planning Area III comprises golf course area and common area open space within the residential areas of the plan. Water Course and Floodway Land Use The CVWD water evacuation channel is located in the northwestern portion of the planning area and is incorporated into the golf and open space element of the plan. TABLE 5 In?. U Chi 2.15 PLANNING AREA III - EXISTING LAND USE Rancho La Quinta Residential, and Golf Facilities SUBTOTALS 373.3 640 TABLE 6 PLANNING AREA III - PROPOSED LAND USE Rancho La Quinta Residential and Golf Facilities LDR-Low Density Residential RL 165.0 640 2- 4 DU's/AC G - Golf Course GC 196.0 — — W - Water Course / Floodway WC 12.5 — Well Sites 3.0 IID Substation Site 1.8 — — SUBTOTALS 378.3 640 *Planning Area III, Specific Plan Amendment III includes land previously included as a separate planning area in the preceding approval document (Planning Area IV, Specific Plan Amendment II). 2.16 LDR-Low Density Residential RL 160.0 640 4 DU's/AC G - Golf Course GC 196.0 — — W - Water Course / Floodway WC 12.5 - Well Sites 3.0 IID Substation Site 1.8 — — SUBTOTALS 373.3 640 TABLE 6 PLANNING AREA III - PROPOSED LAND USE Rancho La Quinta Residential and Golf Facilities LDR-Low Density Residential RL 165.0 640 2- 4 DU's/AC G - Golf Course GC 196.0 — — W - Water Course / Floodway WC 12.5 — Well Sites 3.0 IID Substation Site 1.8 — — SUBTOTALS 378.3 640 *Planning Area III, Specific Plan Amendment III includes land previously included as a separate planning area in the preceding approval document (Planning Area IV, Specific Plan Amendment II). 2.16 Planning Area IV Residential Land Use Existing and planned land use in Planning Area IV is generally located East of Washington Street and south of Cabrillo Way within the RLSP plan boundary as revised by this amendment. Land use is characterized by the existing "Ventanas" subdivision which is planned to provide a maximum of 122 single family detached units. The exhibit below illustrates the current layout of the Ventanas subdivision. RANCHO LA OUINTA Water Course and Floodway Land Use The CVWD water evacuation channel is in the southwestern portion of the planning area and is not envisioned to be utilized in the open space. Ancillary Land Use A well site is envisioned to be accommodated within planning area IV. 2.17 TABLE 7 PLANNING AREA IV - EXISTING LAND USE Rancho La Quinta Residential GENERAL• LDR-Low Density Residential RL 30.5 122 2-4 DU's/AC W - Water Course / Floodway WC 3.0 — Well Site .5 - — SUBTOTALS 34.0 122 TABLE 8 PLANNING AREA IV - PROPOSED LAND USE Rancho La Quinta Residential GENERAL PLAN/LAND USE ZONE ACRES 2.18 LDR-Low Density Residential W - Water Course / Floodway Well Site RL 30.5 122 4 DU's/AC WC 3.0 — — .5 — -� SUBTOTALS 34.0 122 GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY ri�1+l��'I11�,K �*st� 11�+.�' ��I�lJl�i�lllf � f � ,� �� _•- ` ll� ,fir,*k�'+�` • ►,r►ir'n`�y ,. ■, t o•7I Ilk �� P 1► "Iliil& ��= ��"t.��''!,�►��Ntlltil►1l�ti�►�111111� �'� �..r • • • - • ■ W.Mrs lI GENERAL PLAN/LAND USE ZONE ACRES UNITS 1 `FT?T' DENSITY 2.5 CIRCULATION PLAN Project related circulation improvements currently serve the existing residential and golf within the Rancho La Quinta Specific Plan boundary. Future improvements necessitated by additional project related improvements are shown in concept on the proposed Circulation Plan exhibit shown below. The Circulation Plan exhibits a hierarchy of street improvements (existing and proposed) which vary from arterial access to the site via the existing regional network of offsite infrastructure to private street improvements within the plan area. 2.5.1 Offsite Improvements The offsite public streets surrounding the project are currently developed in accordance with La Quinta City Engineering and Public Works Department standards in effect and will be constructed incrementally in accordance with the applicable General Plan designations. City-wide mass transit systems and stops are accessible via the perimeter public thoroughfares of Washington, 48th, 50th and Jefferson. The following mitigation measures are recommended to reduce potential circulation impacts associated with the proposed project and should be implemented in conjunction with development of the residential areas within all planning areas. 2.5.2 Onsite Improvements The following mitigation measures are recommended to reduce potential circulation impacts associated with the proposed project and should be implemented in conjunction with development of the residential areas within all planning areas. ♦ The applicant shall develop all roads internal to the project in accordance with the design standards specified in the general plan and the structural standards in effect at the time of tentative tract or zoning approval area in conjunction with the phased implementation of the specific plan. All roadways within the specific plan area shall remain private. The Riverside County Fire Department has been an integral participant in the site development approval process for the existing (previously approved) tracts and internal project street improvements. The street configurations contemplated for future street improvements to the Rancho La Quinta Specific Plan area will not exceed prior approvals. ♦ Streets will be constructed to minimum widths of 32 feet with parking restricted to one side and 28 feet if on -street parking is prohibited given the Applicant's demonstration that adequate provision has been made for sufficient off-street parking to accommodate all needs, including residents and guests, so that on -street parking is not required. ♦ Right of Way dedications for culs-de-sac at a minimum of 39 ft. and cul-de-sac shall be constructed per Riverside County Standard 800 (symmetric) or 800A (offset) with 38 -ft curb radius, or larger. 2.20 Avenue 49 Existing and Proposed Circulation Plan Major Arterial 61ane divided Prinnary Arterial 4 lane divided Onsite Major Collector 4 lane Collector 2 I Local Street 2 lane — — — — Cul de Sac 2 lane RANCHO LA QUINTA Exhibit 9 Major Arterial Typical: Jeffemn/Waalzington ,Street 1 Z' 3 n t---142 I 3 I V Ix 1 14,7_ Street Sections Meandering Primary Arterial Typical: Avenue 50 RANCHO LA QUINTA 222 ! 4 12' 12 r l IZ 1!Z' 89 P Q W. Onsite Major Collector Existing Rancho La Quinta Entry J ".�,►,,� �.. rte'_ . , Minimum Local Street Typical, Cabrillo way 2.23 2.6 CONSERVATION, OPEN SPACE, AND RECREATION PLAN The Rancho La Quinta Specific Plan Conservation, Open Space, and Recreation Plan identifies and establishes the plan policy relative to the identification and management of natural resources, open space and recreation amenities within the plan area boundary. The purpose of the Conservation, Open Space, and Recreation Plan is to establish development policies and philosophy which identifies areas in the Rancho La Quinta plan area with natural resources which shall be managed to prevent waste, destruction or neglect. Additionally, the plan identifies policies related to permissible uses and development standards within Conservation, Open Space, and Recreation areas, as well as programs to ensure the conservation of resources and identifies desired courses of action/strategies which provide the means to implement the community's conservation policies. 2.6.1 Conservation The Rancho La Quinta project area has been developed with the goal of balancing the conservation and management of natural resources with the implementation of a high quality recreation based Rancho La Quinta community. Policies and programs for the conservation, management and use of natural resources include: ♦ Support the use of the La Quinta Redevelopment Project in the elimination of flooding condition to the site and surrounding area. ♦ Prevention of soil erosion using the appropriate design criteria and careful placement of landscaping. ♦ Maintenance, protection, and replenishment of ground water by using the golf course areas as drainage areas to absorb local runoff. ♦ Preservation of existing water resources by storing excess drainage water in the golf course lakes for use in golf course irrigation. ♦ Elimination of groundwater contamination through the regional prohibition of septic tanks and support of a regional sewage treatment plant. Topography Topography of the Rancho La Quinta property is distinguished from most other cove sites by its varied dune topography reaching an approximate height of 40 feet on area east of the CVWD evacuation channel. The development plan for Rancho La Quinta has used the characteristics and qualities of the desert dune natural landforms to guide the location of golf and recreation sites, roads, building sites, and open space areas. Golf Course amenities which serve as the open space for the Rancho la Quinta, are generally located in low lying areas of the site while the higher elevations of the dunes are generally reserved for club facilities, and residential building sites. The higher elevations will afford housing areas exposure, to prevailing breezes as well as allow opportunities to maximize view -value for the residential sites. The Rancho La Quinta Club complex is located at the center of Rancho La Quinta community plan area with main club buildings sited prominently to take advantage of the golf course routing and views. Other club facilities for tennis and swimming are in proximity of the existing golf amenities to maximize ease of circulation. 2.24 Surrounding the club and golf courses are the residential development sites, organized into neighborhoods along a primary loop road -and its secondary roads and cul de sacs. Where views and open space premiums permit, land in the central portions of the plan area will be used for larger single family residential lots while perimeter lands will be reserved for smaller residential lots. Archaeological Resources The Historic Preservation Commission (HPC) at its meeting of March 22,200 1, approved the Phase I historical/archaeological resources report for the 5 -acre addition to Rancho La Quinta, as presented on a unanimous vote (5-0), with the requirement that a report on the monitoring of the grading and earth -moving be submitted to the HPC for approval prior to issuance of the first production residence in the study area. 2.6.2 Open Space The Open Space Concept Rancho La Quinta is designed with the realization that as urban and suburban development takes place in the La Quinta Cove Region, recreation and open space becomes a limited and valuable resource. In addition, it is recognized that in the Palm Springs area, high-quality projects that are to be successful must be designed and planned around an open space/recreation program centering on golf. Rancho La Quinta's landscaped perimeter establishes a standard of lush landscape setbacks as a framework for the major open space system of the community. Interior open space / recreation uses planned for Rancho La Quinta include golf courses, tennis and pool/spa facilities and common open space areas. Approximately 50% of the project area is dedicated to two championship golf courses which are designed so that adjacent residential development will benefit from the visual and open space value created by the golf amenities. The golf courses generally follow the low land and lower dunes. "Fingers" of development project into the open space at higher elevations, where they can make the best use of, not only of the golf course frontage, but of the prevailing breeze and spectacular Coachella Valley mountain views. To further maximize the benefit of an open space precedence, greenways and green belts are strategically planned throughout the project which will give visual variety to dwelling clusters and higher density residential uses which are developed along golf course areas and/or adjacent to roadways of internal circulation. While providing frontage for the majority of the residential units in the development, open spaces also accommodate additional land for interior walkway systems connecting residential areas to the Country Club complex. 2.6.3 Recreation The Rancho La Quinta is planned as a "recreational/residential" community and therefore contains as a major element an extensive passive and active recreation program of development. Standards for the development of recreation improvements are: J♦ Promotion of a variety of recreation uses in context with a Rancho La Quinta lifestyle J♦ Promotion of high quality, championship -level golf and tennis facilities J 2.25 ♦ Continued development of a variety of housing types with open space providing both passive and active recreation opportunities Permitted recreation facilities include: ♦ Championship Golf Courses and Club Facilities ♦ Driving Ranges ♦ Tennis Courts ♦ Swimming Pools & Jacuzzi's ♦ Health Spas ♦ Pro Shops ♦ Shopping Amenities ♦ Trail Systems The complete list of permitted uses and the development regulations for the Conservation, Open Space and Recreation areas are established by the Zoning and Development Regulations and are presented for each Planning Area within the Specific Plan boundary. 2.26 2.7 INFRASTRUCTURE The existing and proposed infrastructure system planned to serve the Rancho La Quinta project is designed to provide a coordinated system of phased installations of public services to adequately serve the plan area at full buildout. The Infrastructure and Utilities Plan identifies standards for infrastructure and public services relative to land use intensity envisioned for the plan area within the community's infrastructure and public services policies. Detailed infrastrcture obligations and timing are delineated within the approved Conditions of Approval for the Rancho La Quinta project area. All existing utility lines attached to joint use 92KV transmission power poles are exempt from the requirement to be placed underground 2.27 2.7.1 Water Potable Water The potable water system of the City is operated and administered by the Coachella Valley Water District (CVWD) which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development $2,100 per connection to tap into the potable water distribution system. CVWD operates from a system wide master plan that provides the City with potable water which is pumped from an underground aquifer through wells located throughout the City. Wells range in depth from 500 to 900 feet. Potable water pumped to the surface is stored in three reservoirs located south of the Cove, one at Highway 111 and Adams, and one reservoir in the northeastern portion of PGA West. These five reservoirs provide high quality water to each pressure zone in the City. The potable water distribution system transports water to residential and commercial users via an underground system with lines ranging in size from 6 to 36 inches. An agreement with the CVWD calls for new onsite wells for domestic water tied with a 12" main to the existing CVWD main line on Washington Street. Sites for a water reservoir and additional wells will be dedicated by the developer as needed to satisfy the capacity requirements of the development. Later phases of the project will connect Rancho La Quinta's water distribution loop with CVWD mains on Avenue 50 and Jefferson Street. Irrigation water for the golf courses will be provided by a separate system of shallow onsite wells. Although the City is blessed with an abundance of ground water, the CVWD is continuing to take preventative measures to conserve this precious resource for its existing and future customers. These measures include the use of a lush and water efficient plant material approval policy, implemented through a landscape review committee and a water management specialist on CVWD staff entrusted to promote the mutual goals of the agency and the policies of the developer. Prior to approval of final tract maps or site development permit, the issuance of zoning approvals, or the issuance of permits, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate the method and design to protect the proposed development from the 100 -year flood if it has not been accomplished prior to issuance of golf grading permit. This plan shall be consistent with the purposes of any similar plans of the Coachella Valley Water District to be in effect for flood protection. The Rancho La Quinta area is protected from storm water flows by a system of channels and landforms integrated into the design of the golf elements of the plan and is considered safe from storm water flows with these facilities in place. The Coachella Valley Water District requests the right to review and approve the grading and drainage plan prior to the issuance of grading and/or building permits. The developer shall obtain an encroachment permit from the district prior to any construction within the right-of-way of the La Quinta Evacuation Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping and roadways. U The district will furnish domestic water and sanitation service to the Rancho La Quinta area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. 1 2.29 The district will need additional facilities to provide for the orderly expansion of its domestic water system to serve Rancho La Quinta. The developer may be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. Irrigation Water Plans for grading, landscaping and irrigation systems shall be submitted to the district for review in order to ensure efficient water management. This area is within improvement District No. 1 of the Coachella Valley Water District for irrigation water service. Water from the Coachella Canal is available and may be used for golf course and green belt irrigation purposes where economically feasible. The District may need additional facilities for the orderly expansion of its irrigation water distribution system in order to serve future development within Rancho La Quinta. These facilities may include additional lateral piping, reservoirs and booster pumping facilities. Should these facilities be required, the developer may be required to provide these facilities and the land on which some of these facilities will be located. 2.7.2 Sanitary Sewage The sanitary sewage collection and treatment system for the City is operated and administered by the CVWD which extends service based upon approved designs and improvements constructed by the private developer. The CVWD assesses new development per equivalent dwelling unit (EDU) to provide comprehensive wastewater collection and treatment. The current capacity of the Mid -Valley Water Reclamation Plant is 4.35 million gallons per day (MGD). This facility serves numerous Coachella Valley communities including La Quinta. The CVWD has indicated that the sewage treatment plant can be expanded in the future to serve additional demand, including the demand of La Quinta encompassing the Rancho La Quinta plan area. As a result of development of this property and others in the area, CVWD proposes to build a regional sewage treatment plant and extend its interceptor main along Avenue 50 to Washington Street. T.D. Desert Partners, L.P. has constructed an offsite gravity main paralleling Washington Street to the intersection ofAvenue 50 as part of its phased development to serve land west of the CVWD storm water channel. The remainder of the property will be served by gravity mains to the interceptor main on Avenue 50. The sanitary sewer system shall be installed in accord with District regulations. The area shall be annexed to Improvement District No. 55 for sanitation service. Storm Water Drainage The master grading and drainage concept of the development will work within the character of the existing rolling topography and landforms to provide an effective system of drainage and storm water management while conserving and enhancing the open space feel of the Rancho La Quinta project. In general, runoff from the developed areas at higher elevations will be directed to lower areas of the site where the fairways of the golf course are routed maximizing the opportunity for the recharge of groundwater resources while using the natural lay of the land to direct storm flows. Storm water runoff will be held onsite and stored in the system of golf course lakes and low points whose capacity is calculated to hold the necessary storm generated volumes prior to discharge to the 2.30 storm water evacuation channel which traverses the Rancho La Quinta project site. Storm water drainage from perimeter streets shall be accommodated onsite. The CVWD storm water channel which bisects the 723 acre site is constructed according to an alignment worked out in conjunction with the originally adopted ATO Specific Plan and works within the current land plan concept for recreation, golf and open space in concert with storm water management. The channel is designed to carry measured and controlled storm water runoff from the alluvial fan of the La Quinta Cove to the Whitewater River. This conveyance of storm water is a rare event triggered by a severe combination of meteorological events; normally this channel will be a dry - land open space element within the plan boundary used as recreational open space. The channel is designed to conduct full capacity storm flows yet be integrated with the grading of two Championship Golf Courses. The embankments that form the storm water channel have been "softened" by the golf course architects working together with the project landscape architects, civil engineers, and the Coachella Valley County Water District to minimize the "Engineered" appearance of this flood control facility. 2.7.3 Public Utilities All overhead public utility transmission lines for cable television, electricity and telephone are routed around the perimeter of the Rancho La Quinta site. All permanent power and telecommunications distribution lines internal to the project will be placed underground. Electricity Electrical power is provided to the site as well as surrounding development from the Imperial Irrigation District (IID) substation currently operational west of the intersection ofAvenue 48 and Jefferson Street. Natural Gas Southern California Gas provides service to the site from its service main along Highway 111 north of the property boundary. Telephone Land based Telephone services are provided by General Telephone Company the project area and will extend lines to the site as needed. Regionally, cellular service providers include LA Cellular and AirTouch Cellular Service. 2.7.4 Refuse Collection Refuse collection within the City Limits is provided by an entity franchised by the City of La Quinta for this purpose. Refuse collection occurs in accordance with a schedule established by the franchisee and the city. It is envisioned that the Rancho La Quinta residential areas of the plan will be served by extension of the contract refuse collection services currently in place at the Rancho La Quinta. Prior to regularly scheduled pick-up and removal, refuse will be contained in a maintained surface bin environment consistent with and ensuring the excellent quality of environment currently existing at the Rancho La Quinta. 2.31 2.7.5 Schools The public education needs of the City of La Quinta are provided by two public school districts which include the Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School District (CVUSD). The Coachella Valley also contains several private schools administered by religious or other private entities that are attended by La Quinta school children. The Rancho La Quinta plan area is served by Desert Sands Unified School District. An existing agreement is currently in effect between the Applicant and the Desert Sands Unified School District details the per unit mitigation fee associated with the student generation. This agreement is the framework for fees to be levied on residential construction within the plan area. Based on location of existing schools, the make-up of the population of the project and their minimal student generation, the Rancho La Quinta plan is adequately served through build out of the plan area by existing and proposed school facilities in the City. 2.7.6 Law Enforcement Law enforcement services are provided to the City (and Rancho La Quinta) through a contract with the Riverside County Sheriff Department. The Sheriff Department extends service to the City from existing facilities located in the City of La Quinta and City of Indio. The existing agreement between the City and Sheriff Department provides protection on a 24-hour basis, seven days per week. The Department utilizes seven patrol deputies which provide five minute response times to the Rancho La Quinta plan area. Two additional deputies which comprise its target team, are also contracted by the City and work 40 hours each. The Sheriff Department utilizes a standard of 1.5 deputies/ 1,000 population to adequately serve the City. Given the high level of recreation amenity, the Rancho La Quinta plan area is further protected by a private security force assuring the idyllic ambiance that is the hallmark of the Rancho La Quinta Lifestyle. 2.7.7 Fire Protection Fire protection service is provided to the City by the Riverside County Fire Department. The Fire Department administers two stations in the City. One facility (Station #32) on Avenue 52, west of Washington Street, and another facility (Station #70) at the intersection of Madison Street and Avenue 54 within the PGA WEST project area. The Fire Department also operates four additional stations in surrounding communities which results in overlapping service areas. The Department currently exhibits an Insurance Services Office (ISO) public protection class rating of four, based on a descending scale from one to ten, with first -in -response times ranging from two to six minutes. The ISO established it's rating system based on the provision of manpower/staffing, communication facilities, water system for suppression, automatic sprinkler/alarm systems, response times, and building standards. Paramedic service is provided to the City by Springs Ambulance Service which is located at Station #70 in La Quinta. 2.32 J J u 0 2.7.8 City Administration City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance Department, Planning and Community Development Department, Engineering and Public Works Department). These public resource outlets are housed in the municipal complex at the southwest corner of Calle Tampico and Washington Street. The complex provides space for all City administration staff and ancillary facilities. Given the current level of developer backed participation funding current growth within the City, this new facility provides adequate space for City functions projected to suffice a growing population well into the future. 2.7.9 Library Facilities The City is served by a public library which is administered by the Riverside County Library System. The existing facility contains approximately 2,065 square feet and includes approximately 20,000 volumes. The County utilizes an unadopted standard of 0.5 square feet per capita and 1.2 volumes per capita to serve the City. Based on this standard, the City is currently under -served in space, but contains a surplus of volumes. However, a new 9,000 square foot facility is planned as a component of the municipal complex. The additional facility will provide adequate library space to satisfy the literary needs of the community well into the future. 2.33 2.8 RANCHO LA QUINTA COMMUNITY DESIGN GUIDELINES The design guidelines contained in this subsection are intended to establish a consistent design expression among site planning, engineering, architecture, and landscape architectural components while allowing reasonable flexibility in design. The design guidelines for Rancho La Quinta are intended to: ♦ Assist in implementing the design intent of the Specific Plan by establishing project design compatibility among different residential densities and land use; ♦ Create a framework to implement individual product design vocabulary while maintaining community identity; ♦ Delineate criteria for enhancing the natural site features, plant materials and habitat areas; and ♦ Provide a consistent approach to site planning, building design, street furniture and signage, wall and fence materials and color, lighting, landscaping, and other design elements that will endure for the life of the community. The guidelines provided herein suggest thematics compatible with the existing Rancho La Quinta character and are not intended to limit expressions of varying architectural styles within the entire Specific Plan area. The Design Guidelines presented herein establish the framework to achieve harmony and compatibility within the existing framework of residential neighborhoods and the Rancho La Quinta while providing the flexibility to create variety in the architectural expression and interpretation of the design styles envisioned for the community. Examples of the desired design theme are illustrated on the following pages and are conceptual and do not depict final designs, nor should they limit the range of expression among individual builders and their professional design teams. The guidelines are provided for the benefit of merchant builders, their planners/ designers, and City of La Quinta staff and decision-making bodies in the review of future Rancho La Quinta site development proposals. As such, the design guidelines identify elements for all residential and other land use proposals within the Rancho La Quinta Specific Plan area. These guidelines may be incorporated into the subsequent site development permits, conditional use permits, and subdivision maps submitted to the City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under site specific circumstances. The Rancho La Quinta Community Image The extensive landscape element provided by the golf courses together with Rancho La Quinta's landscaped perimeter setbacks present an image of privacy and lushness for the community. The master landscape plan makes all structures on the interior of the project unobtrusive and at the same time, enhance the views from these structures to the surrounding greenbelts and mountain vistas. The use of Date Palm, Citrus, and other species typically seen throughout the desert provides a regional context to the plant palette for Rancho La Quinta. A full list of plant material recommended as suitable for the landscape theme is provided in the Recommended Plant Material Palette on page 2.65. 2.34 ion quet x A < ' Casita. X��'','rte y rCOYfit . �`r�`�•4i', 17F op PL Ire ��' +•K,,, r • .' .,.fib �.. PA 'IGF► s r%w--.�.. � �� i�'.�91V � tx �=;i 9►� • '�—� Gtr" �. ',� +s_ r �'F "`°# �' �, J' . � r'. �#. W fir•. �� 2.8.1 General Architectural and Siting Guidelines The architectural theme for Rancho La Quinta may include Spanish mission, southwest tacotorial adobe, pueblo and other compatible "desert architecture" styles. Color The earth tone color palette that predominates within the existing architectural context of the Rancho La Quinta residential construction and ancillary structures is based on a history of whitewashed stucco over adobe bricks. This motif is complemented with a simplistic color scheme and a variety of roof tones and textures offset by the contrast of the window mouldings and associated architectural detail. ♦ The predominant color of all structures shall be, wherever possible, limited to the spectrum of white, cream, tan, sand, light brown, mauve and other earth tones. Colors outside of this spectrum shall be, wherever possible, used for accents only. In order to achieve the variety of architectural expression envisioned for the residential components of the Rancho La Quinta a variety of materials and colors shall be, wherever possible, used to create a rich tapestry of design elements. ♦ The predominant color range is defined by the earth tones. A range of muted color tones shall be used throughout the neighborhoods within Rancho La Quinta. Materials A limited variety of roof materials shall be, wherever possible, used including barrel tile, flat concrete tile, and concrete shakes. The color of roofs shall provide a range of deep tones. The color of roof materials shall be, wherever possible, varied to reflect the existing surrounding architectural theme. All roofing material shall be fire retardant. ♦ The predominant exterior building material shall be, wherever possible, within the vernacular of the existing Rancho La Quinta theme - smooth finish stucco. ♦ Wood, tile and wrought iron shall be, wherever possible, used as accent materials as dictated by the applicable architectural style. Site Planning Appropriate site planning guidelines as discussed below shall be, wherever possible, used in order to ensure functional and aesthetic development within Rancho La Quinta. Guidelines are intended to be flexible. Not all guidelines are applicable in all situations. Judicious use of guidelines shall be, wherever possible, used in order to achieve a high quality consistency in design theme within the adjacent architectural context. ♦ Site planning parameters shall conform to the criteria set fourth herein wherever possible. ♦ Flexibility in interpretation is to be implemented in site design to achieve individuality among development boundaries. 2.36 Building Massing and Scale The general character of residential development areas shall reflect a neighborhood scale in which the building massing does not overwhelm the street scene. Typically, residences shall be, wherever possible, low-rise in nature to create a pleasant neighborhood environment and street scene. ♦ Building wall planes, particularly on the front elevation, shall be staggered to create interest along the street scene, to provide a desirable human scale, and to avoid visual monotony. ♦ Single -story plate lines are encouraged on the front elevation by stepping back the second -story wall planes to effectively breaks up the building mass and provides a reduced scale along the street scene. ♦ Single -story plate lines with second -story wall setbacks are encouraged on side and rear elevations where feasible. ♦ Side elevations shall provide the same level of articulation and detail as the front elevations where feasible. ♦ Articulated roofscapes shall be created through the use of a variety of roof forms. ♦ Repetitious gable ends along front and rear elevations shall be minimized. 2.8.2 Residential Site Planning Guidelines The climate in the La Quints is characterized by sunny and hot weather in the summer, while the winter months feature excellent air clarity and are relatively mild. The design of residences shall incorporate elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and paseos. In addition, extended roof overhangs shall be used in response to climatic conditions. Other residential site considerations include the following: ♦ The placement of structures should consider prevalent environmental conditions — sun, wind and view ♦ Orientation of development edges should maximize view potential and access to natural open areas and improved recreation areas. Open area "fingers" should extend into residential areas where possible. ♦ Varying house configurations on corner lots is encouraged to promote variety in the street scene and maximize the view of drivers at intersections. ♦ A combination of side -entering and front -entering garages and varied driveway locations are encouraged to breakup repetitive curb cuts and yard patterns. ♦ Cul-de-sacs are encouraged to improve neighborhood safety and character. ♦ Guest parking shall be, wherever possible, located to provide easy access to units. 2.37 ♦ Four-way intersections within individual projects are discouraged. ♦ Walkways shall be, wherever possible, provided within multiple -family neighborhoods. ♦ Neighborhoods bordering open areas shall be, wherever possible, sited to maximize views of the Rancho La Quinta course amenities, yet discourage through access. ♦ Recreation areas/greenbelt features shall be, wherever possible, visible upon entry to neighborhoods to enhance neighborhood value. ♦ Individual multi -family buildings shall be, wherever possible, separated sufficiently to provide a green space image and accommodate walks and other circulation elements. 2.8.3 Residential Design Criteria Wall Planes, Windows, and Doors ♦ The use of desert heat withstanding windows is encouraged. If aluminum or vinyl frame windows are used, the frames must be painted or appropriately colored to coexist with the building or trim material. ♦ The use of multipane windows is encouraged for front elevations which are visible from other private or quasi -public spaces. Trim may, wherever possible, be painted to be compatible with the building architecture. ♦ The style of windows shall be compatible with the architectural style of the building. The use of many different styles of windows on one building plane shall be avoided. The size and proportion of panes shall correspond to the overall proportioning of the elevation. ♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small panes) shall be used as an accent element to create interest on building elevations if consistent with the Spanish eclectic style. Entries ♦ The entry of residential dwelling units shall be articulated as a focal point of the building's front elevation through the appropriate use of roof elements, columns, porticos, recesses or projections, windows or other architectural features. ♦ Sufficient stacking distances at project entries shall be, wherever possible, provided. Porches, Balconies, and Railings ♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to provide visual interest and activity along the street scene, as well as to promote social interaction among community residents by providing outdoor living spaces oriented to the front of the dwelling unit. ♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor living space. 2.38 ♦ Second story balconies are encouraged providing visual interest to the street scene increasing the perceived front setback of the second story. ♦ Porches and balconies shall be designed as an integral component of the building's architecture and style, and shall not appear as a poorly conceived add-on element. ♦ The design of porch and balcony railings shall complement the building's architecture and style. Columns ♦ Columns used as a structural or aesthetic design element shall convey a solid and durable image, and shall be consistent with the architectural style of the building. ♦ Columns may be used as a free-standing form, or as support for roofs and balconies. Chimneys ♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the building. ♦ The design of chimneys shall be compatible with the architectural style of the building. Exposed metal flues are not permitted. Garage Doors ♦ Garage doors shall be compatible with the architectural style of the dwelling unit. ♦ Garage doors shall be recessed from adjacent walls to create a strong shadow which effectively minimizes the impact of large flat surfaces. ♦ Two single doors shall be incorporated into some two -car garages, while three -car garages shall incorporate a double door with a single door or three single doors. ♦ Where three -car garages are proposed, at least one garage entrance shall be offset or detached from the remaining two entrances. Exterior Stairs ♦ Exterior stairways shall be simple bold elements which complement the architectural massing and form of the existing Rancho La Quinta building environment. Archways ♦ The use of archways must be compatible with the architectural style of the building, and shall be designed as an complimentary part of the building or adjacent courtyard. ♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and courtyards. 2.39 Walls and Fences ♦ Walls and fences which are visible from streets, open space, or other private or quasi -public areas, shall be compatible in material, color, and design with adjacent architectural elements. Building Details ♦ All mechanical equipment shall be screened from view by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. ♦ All utility meters are encouraged to be integrated into the architecture and screened from view. ♦ The materials, colors, and forms of carport structures shall be consistent with the architectural style of the residential neighborhood in which they are located. ♦ Accessory structures shall be designed to be consistent with the architectural style of the adjacent buildings. ♦ All flashing, sheet metal, and vents shall be, wherever possible, painted or screened from view in a manner which is compatible with the building architecture. Common Space Elements ♦ All residential and commercial areas shall have fully enclosed trash enclosures, which are compatible in material, color and design with the building architecture. ♦ Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be designed in the same architectural style, and to the same level of detail and articulation, as the main buildings they support. 2.8.4 Residential Site Planning Criteria Single -Family Detached The following concept shall be incorporated into the design of Single-family Detached neighborhoods: ♦ The street layout within residential neighborhoods shall provide view corridors to the pedestrian pathways, open space, and landscape elements unifying pedestrian circulation and site landmarks, where feasible. ♦ The use of parkways or greenbelt gardens connecting the residential courts is encouraged in the design of neighborhood streetscapes, where feasible. ♦ Residential dwelling units shall be sited to maximize view opportunities of the mountains in the La Quinta region where feasible. 1 s a Air ♦ Where two-story units are plotted adjacent to one another, the side second story of at least one unit shall be stepped back, where feasible, to create a single -story plate line along the common side yard. The plotting of dwelling units may feature a random mix of front entry and side entry garages, along with the motor court concept, where feasible, to provide variety to the street scene. Single -Family Attached The general site planning concepts established for the Single-family Detached neighborhoods also apply to the Single-family Attached neighborhoods. In addition the following concept shall be incorporated into the design of Single-family Attached neighborhoods: ♦ Neighborhood entry roadways shall focus on to an amenity or a community open space feature or landmark, where feasible. ♦ The street layout within residential neighborhoods shall provide view corridors to the Open Space and other special community features and landmarks, where feasible. In addition, the view corridors should also provide physical access to these community features, where feasible. ♦ The design of streets shall be pedestrian oriented. The use of parkways is encouraged in the design of neighborhood streetscapes, where feasible. Multifamily The general site planning concepts established for the Single-family Detached and Single-family Attached neighborhoods apply to the Multifamily neighborhoods. In addition, the following concept shall be incorporated into the design of multifamily neighborhoods ♦ In order for the buildings to form a strong neighborhood edge, parking areas shall not be located along perimeter streets wherever possible. Parking areas shall be, wherever possible, screened from view from private or quasi -public edges by being placed behind buildings or within court conditions when possible. ♦ The impact of parking areas shall be minimized through the use of auto courtyards featuring enhanced paving, plant material, and other landscape features. 2.41 2.8.5 Club Facility Site Planning Guidelines The site design and planning of Rancho La Quinta club facility areas such as the Golf and Tennis Club areas will incorporate elements which respond to the desert climatic conditions in much the same manner as the residential components of the plan. Elements include generous patios, spacious courtyards, arcades, plazas, and paseos. Other planning guidelines for commercial areas are listed below. ♦ Prominent buildings shall be, wherever possible, sited in key landmark locations and be easily accessible and convenient. ♦ Service areas shall be, wherever possible, sited in little used areas and effectively screened. ♦ Pedestrian access routes between adjacent uses shall be, wherever possible, incorporated into the commercial site design, where feasible. ♦ Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards, and promenades linking commercial use areas. ♦ Parking shall be, wherever possible, oriented to permit pedestrian flow to shops without having to cross numerous traffic aisles. ♦ Pedestrian courts are encouraged, especially to accent open area access point or primary vehicular entry. ♦ The use of landscape areas and green space to separate vehicular traffic from commercial and service traffic is encouraged. ♦ Within Rancho La Quinta the shared use of service areas, parking, access, etc., shall be, wherever possible, integrated into the design. ♦ Roof equipment shall be, wherever possible, architecturally screened where feasible. ♦ Pedestrian access to adjacent uses shall be, wherever possible, provided. 2.8.6 Club Facility Design Criteria Wall Planes, Windows, and Doors ♦ The use of wood frame windows scaled to the interior space is encouraged. Frames shall be, wherever possible, painted or appropriately colored to match the club facility or adjacent residential trim material. ♦ The use of wood trim is encouraged for all windows on front elevations, or any other elevation which is visible from other private or quasi -public spaces. Trim shall be, wherever possible, painted to be compatible with the building architecture. 2.42 ♦ The style of windows shall be compatible with the architectural style of the building. The use of many different styles of windows on one building plane shall be avoided. The size and proportion of panes shall correspond to the overall proportioning of the elevation. ♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small panes) shall be used as an accent element to create interest on building elevations if consistent with the Spanish eclectic style. Entries ♦ The entry of club facility building masses shall be articulated as a focal point of the building's front elevation through the appropriate use of spacial offsets, roof elements, columns, porticos, recesses or projections, windows or other architectural features. Porches, Balconies, and Railings ♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to provide visual interest. ♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor space. ♦ Second story balconies are encouraged to provide visual interest to the street scene, and to increase the perceived front setback of the second story. ♦ Porches and balconies shall be designed as an integral component of the building's architecture and style, and shall not appear as a poorly conceived add-on element. ♦ The design of porch and balcony railings shall complement the building's architecture and style. Columns ♦ Columns used as a structural or aesthetic design element shall convey a solid and durable image, and shall be consistent with the architectural style of the club facility building. ♦ Columns may be used as a free-standing form, or as support for roofs and balconies. Chimneys ♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the building. ♦ The design of chimneys shall be compatible with the architectural style of the building. Exposed metal flues are not permitted. Exterior Stairs ♦ Exterior stairways shall be simple bold elements which complement the architectural massing and form of the existing Rancho La Quinta building environment. 2.43 Archways ♦ The use of archways must be compatible with the architectural style of the building, and shall be designed as an complimentary part of the building or adjacent courtyard. ♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and courtyards and parking elements. Walls and Fences ♦ Walls and fences which are visible from streets, open space, or other private or quasi -public areas, shall be compatible in material, color, and design with adjacent and/or existing architectural elements. Building Details ♦ All mechanical equipment shall be screened from view by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening. ♦ All utility meters are encouraged to be integrated into the architecture and screened from view ♦ The materials, colors, and forms of carport structures shall be consistent with the architectural style of the club facility neighborhood in which they are located. ♦ Carports or landscaped treillage which integrate into the building design is encouraged. ♦ Accessory structures shall be designed to be consistent with the architectural style of the adjacent club facility buildings. Common Space Elements ♦ All club facility areas shall have fully enclosed trash enclosures, which are compatible in material, color and design with the building architecture. ♦ Facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be designed in the same architectural style, and to the same level of detail and articulation, as the main buildings they support. 2.8.7 Club Facility Site Planning Criteria The Rancho La Quinta recreation areas feature a strong pedestrian orientation through the use of elements and forms relating to the human scale. Street furnishings which add to the festive atmosphere of the club facility area and its pedestrian orientation shall be encouraged. ♦ Group functions and uses are encouraged at plaza spaces and existing recreation amenities within the Rancho La Quinta to promote an active pedestrian environment. ♦ Arcaded walkways provide a pedestrian scale to buildings, and particularly when used on south and west facades provide pleasant shaded cover. 2.44 ♦ Special areas shall be created such as paseos, plazas, and courtyards to further enhance the pedestrian environment of the recreation areas of the Rancho La Quinta. ♦ Small scale lighting fixtures which complement the character of the function space or club facility area. ♦ Appropriately spaced benches and seating areas for pedestrian comfort. ♦ Flags or banners made of durable cloth material flown from vertical free standing poles, or incorporated into the design of street lighting and building architecture through the use of cantilevered poles. Parking Parking (on -street and off-street) shall be designed to minimize the visual impact of parking areas. ♦ Long and unbroken rows of surface parking stalls shall be avoided. ♦ Off-street surface parking shall be screened from view through the use of plant material or low walls compatible with walls forms on the existing grounds. ♦ Landscape treatments shall be used with surface parking areas to visually minimize the impact of parking areas. ♦ Parking areas shall provide clearly defined pedestrian circulation. Service Elements Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing equipment, and any other unsightly apparatuses must be screened from view through the use landscape or architectural elements which are compatible in material, color and design with the building architecture. Massing and Scale Off -set wall planes shall be used where appropriate as an integral part of the building design to provide visual articulation. ♦ Building offsets shall be used to indicate building entries and pedestrian nodes. ♦ Offset or angled building comers shall be used to provide subtle articulation. The building massing shall consist of a mix of building heights along with the use of focal vertical elements. ♦ Projections, overhangs and recesses shall be used to provide shadow, articulation, and scale to building elevations. ♦ Stepping back of building elevations is encouraged to provide second story terraces and visual articulation. 2.45 ♦ The club facility areas shall contribute to a distinctive roofscape theme in Rancho La Quinta through the use of a variety of roof forms. ♦ Building design shall incorporate elements which respond to the climatic conditions of La Quinta through the use of courtyards, paseos, arcades and extended roof overhangs. Materials and Colors A range of muted color tones shall be used throughout the club facility areas at Rancho La Quinta. ♦ The extensive use of bright vibrant colors is discouraged except for limited accent or focal elements. ♦ The color of roofs should provide a range of tones compatible with the existing Spanish architectural influence. All roofing material shall be fire retardant. 2.8.8 Landscape Guidelines The underlying theme of the landscape architecture at Rancho La Quinta promotes a "feeling of oasis" for the community. The intent of the landscape concept is to create a lush character of visual variety and textural interest consistent with this goal. Use of drought tolerant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this theme in the prevailing landscape image. The existing landscape concept of Rancho La Quinta exhibits a predominance of palm lined boulevards and mass plantings. The major landscape improvements envisioned by the landscape guidelines of the original Specific Plan are in place with future landscape improvements limited to those associated with the construction of individual parcels. 2.8.9 Landscape Architectural Elements Special landscape architectural treatments reflecting the existing landscape architectural forms on site shall be used including courtyards, promenades, and other similar areas to accentuate their importance as people -oriented spaces and to provide a separation between service -traffic and the Rancho La Quinta homeowners and their guests. MR TABLE 11 SAMPLE PLANT MATERIAL PALETTE Trees Brachychiton populneus Bottle Tree Ceratonia siliqua Carob Cercidium microphyllum Littleleaf Palo Verde Cercidium praecox Sonoran Palo Verde Chamaerops humillus Mediterranean Fan Palm Citrus Lady Bank's Rose Jacaranda mimosifolia Jacaranda Rhus lancea African Sumac Schinus molle California Pepper Tree Schinus terebinthifolius Brazilian Pepper Tree Syagrus romanzoffianum Queen Palm Washingtonia robusta Mexican Fan Palm Vines and Ground Cover Apten cordifolia Red Apple Bougainvillea spp. Shrub form `Barbara Karst' Bougainvillea spp. ground cover Natal Plum Calliandra tweedi `Pink Powder Puff' Carissa macrocarpa `Boxwood Beauty' Rosa banksiae Lady Bank's Rose Flower carpet Rose Ground Cover Gazania spp. Gazania Hedera spp. I v y Lantana spp. Lantana Lonicera japonica `Halliana' Hall's Honeysuckle Tecomaria capensis Cape Honeysuckle Trachelospermum jasminoides - staked or ground cover Star Jasmine Shrubs Agapanthus africanus Lily -of -the -Nile Buxus microphylla japonica `Green Beauty' Carissa macrocarpa `Tuttle' Natal Plum Chrysanthemum frutescens Marguerite Ligustrum japonicum Wax Leaf Privet Photinia frazeri N.C.N. Pittosporum tobira `Wheeler's Dwarf' Wheeler's Dwarf (Variegated) Rhaphiolepis indica India Hawthorne 2.8.10 Landscape Plant Material Palette To provide guidance to the builders and designers of future projects within the Rancho La Quinta, a plant material palette is suggested. Species in addition to those listed are to be considered in order to provide diversity; however, the plant material in the list provided are relatively successful in the unique soil and climatic conditions of the Rancho La Quinta. 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CD z 0 0 �o W J a 0> mU m � w Qm cn� w U o�z (Dz wW OC o �� J W wm U Q Z J �_ LU J - — -_ cars a _ LLJ M J F --U) W - m Q Q W Cf) m w � �, Zw .c w M z _ N — C3 } Z0- w N = Z Q�r W =_ m LL W Q N U — a) w O O Q _ O Q - Z w w Q > m ~ — uQ Z - co O w= O U Qua = oo oo Q N O o LO LC) J O � .0m � N r N 00 u NILill v O J s r,y CY F iii zoning and Development Regulations 3.1 SPECIFIC PLAN OVERLAY DISTRICTS A. Purpose. To provide flexible regulations via the specific plan process thereby allowing the use of modern land planning and design techniques to create master -planned developments incorporating coordinated building design, integrated greenbelts, common and private recreation facilities (such as swimming pools, golf courses, etc.), emphasizing a separation of pedestrian and vehicular traffic, and an overall increase in residential and recreational amenity. The regulations presented herein are pursuant to Article 8—Authority and Scope of Specific Plans of the state Planning and Zoning Law of the Government Code, Section 65000 et seq and are in compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code. The specific plan overlay district allows variations in residential land uses as provided by Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development standards and other features must be consistent with the General Plan. B. Permitted Uses. The Rancho La Quinta Specific Plan specifies the permitted uses within the plan area boundaries defined within Planning Area I through Planning Area IV. Uses are tailored to the individual site location within the Rancho La Quinta plan boundary, the existing topography, and other characteristics and are consistent with the General Plan. Any determination on a proposed use, whether listed or unlisted herein, may be either internally reviewed by the Community Development Director and/or Planning Manager or referred to the Planning Commission as a non -hearing item if the Community Development Director and/or Planning Manager determines on a case-by-case basis that the public interest would be better served by such referral. C. Zoning Designation. The Rancho La Quinta Specific Plan specifies overlay zoning adopted in conjunction with approval of the Specific Plan document. Upon approval, the Rancho La Quinta Specific Plan is an integral part of the zoning for the property within the plan boundary and becomes the Official Zoning for the City of La Quinta. Property zoning shall consist of the base district symbol followed by the specific plan symbol in parentheses; for example, RL (RSP). 3.1 Zoning and Development Regulation and Standards by Planning Area Zoning and Development Regulation and Standards are presented for Planning Area I through Planning Area IV as delineated in the Planning Area Exhibit and are presented in the following order: Planning Area I RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA WATER COURSE / FLOOD CONTROL (FP) AREA Description of Uses in Planning Area I Zoning and Development Regulation and Standards Planning Area 11 TOURIST COMNIERCIAL TC USES Description of Uses in Planning Area II Zoning and Development Regulation and Standards Planning Area III RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA Description of Uses in Planning Area III Zoning and Development Regulation and Standards Planning Area IV RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS WATER COURSE / FLOOD CONTROL (FP) AREA Description of Uses in Planning Area IV Zoning and Development Regulation and Standards y� Ave 48CIO 0 0 ~ 44 I I IV� Ave 50 J 3.2 j 3.1.1 Planning Area RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS GOLF COURSE / OPEN SPACE (GC) PASSIVE AND ACTIVE RECREATION AREA WATER CTY TR RR / FLnnn CONTROL (FP) AREA Description of Uses in Planning Area I Within the overall plan boundary, Planning Area I encompasses development uses and standards for the Rancho La Quinta existing and proposed residential grounds as well as ancillary Rancho La Quinta supporting recreational uses and areas including flood control areas. This Planning Area is located east of existing Washington Street, south of Avenue 48 and west of the CVWD flood control and evacuation channel within the Rancho La Quinta grounds. Planning Area I of the Land Use Plan presently has, within its boundaries, two underlying zones, Low Density Residential (LDR) and Golf Course/Open Space (GC). A Residential Specific Plan (RSP) overlay for Planning Area I is proposed to address residential land use within Planning Area I with development regulation and criteria presented herein. The development criteria for open space, passive, and active recreation areas for golf and other uses is delineated for Planning Area I herein. Criteria for compatable use of the flood control area within Planning Area I is addressed as well. Golf Course/ Open Space Land Use Golf and Open Space land in Planning Area I is defined by the existing and proposed golf course amenities and supporting facilities and adjacent fingers of greenbelt within the development plan. Development criteria related to Golf Course / Open Space areas are defined herein. Water Course / Flood Control Area The storm water drainage system in the City is administered by the CVWD which maintains and operates a comprehensive system to safely collect and transport flows through the City. Storm water generated on the western side of the Cove and various circulation arteries and adjacent land is diverted through the La Quinta Storm Water Channel and its collectors and transported to the Coachella Valley Storm Water Channel to the north and east of the City. These storm flows are transported through the Rancho La Quinta project in areas which are cross utilized as golf and open space corridors for the benefit of the project. 3.3 RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS The following section delineates the permitted land use and development standards for property designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area I. A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four units per acre) with single family detached dwellings on large and medium size lots also permitting clustered smaller dwellings, such as one and two-story single family attached units, townhomes, or condominiums, with open space. B. Permitted Uses. Permitted uses for lands designated as Low Density Residential and/or Residential Specific Plan (RSP) include single family detached dwellings, single family attached dwellings, town homes, condominiums, and including residential and golf supporting maintenance and office uses. Guest houses and "Granny Units" shall be allowed in both attached and detatched residential tracts. Any determination on a proposed use whether listed or unlisted herein may be either internally reviewed by the Community Development Director or Planning Manager or referred to the Planning Commission as a non -hearing item if the Community Development Director or Planning Manager determines on a case-by-case basis that the public interest would be better served by such referral. Building height shall be limited to one story and 22 feet for all residential structure within 150 feet of specific plan perimeter. Residential building height shall be limited to 28 feet. C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site Construction and site guard offices including Relocatable buildings. D. Development Standards. The following development standards apply to property designated as Low Density Residential and/or Residential Specific Plan (RSP) on the Land Use Plan. SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS ITEM QUANTITY I Min. Lot Size 6,500 sq/ft Min. Golf Course Lot Frontage 50 ft. Min. Off -Golf Lot Frontage 50 ft. Max. Structure Height 28 ft' Max. No. of Stories 2' Min. Front Yard Setback 15 ft. *2 Min. Garage Setback 15 ft.2 Min. Interior/Exterior Side Yard Setbacks 5/10 ft.3 Min. Rear Yard Setback 10 ft. * *4 Min. Livable Floor Area Excluding Garage 1,400 sq/ft *projects with tenor inorc dwelling units shall hworWmte front setbacks varying between 15 ft and 25 $.+ in order to avoid streetscape monotony. "Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator. I Building height shall be limited to one story and 22 ft, for all residential structures within 150 ft. of specific plan perimeter. 2 25 fl, if "tilt -up" type garage door is used facing street. 201t. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. ' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang. Units with Golf/ Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard iut any case subject to approval by golf course owner or operator. 3.4 SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS :QUANTITYATEM Min. Lot Size 6,500 sq/ft Min. Lot Frontage 45 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft.* Min. Garage Setback 15 ft.' Min. Interior/Exterior Side Yard Setbacks 5/10 ft.2 Min. Rear Yard Setback 15 ft.** Min. Livable Floor Area Excluding Garage 1400 sq/ft * Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft. or more in order to avoid streetscape monotony. **Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator. 125 ft. if "tilt -up" type garage door is used facing street. 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. 2 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including cave overhang. GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS A. Purpose and Intent. To provide for the protection and preservation of golf course open space areas within the Rancho La Quinta community. B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course Open Space on the Land Use Plan. Open Space and Recreation Uses Open Space Clubhouses and community pools/cabanas Tennis courts or complexes, public or private Golf courses and country clubs, including clubhouses and other customary accessory uses Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart paths 2. Accessory Uses Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La Quinta Zoning Code Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 of the City of La Quinta Zoning Code Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta Zoning Code 3. Temporary Uses & Interim Uses Temporary outdoor event staging facilities On-site Construction and site guard offices Relocatable buildings 3.5 4. Other Uses Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta Zoning Code Water wells and pumping stations Water tanks and reservoirs Public flood control facilities and devices C. Development Standards The following development standards apply to the construction of ancillary buildings for golf operations on property designated as Golf Course / Open Space on the Land Use Plan. GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS ITEM QUANTITY Maximum Structure Height (ft.) 28 Maximum Number of Stories 1 Minimum perimeter building setbacks (ft.) from: perimeter street rights-of-way 20 perimeter residentially zoned property 20 abutting commercial and other non -residentially zoned property 20 Minimum setback from interior property lines within the same project 0 3.1.2 Planning Area II TOURIST COMMERCIAL TC USES Description of Uses in Planning Area II Within the overall plan boundary, Planning Area II encompasses development uses and standards for the Rancho La Quinta Golf and County Club as well as ancillary Rancho La Quinta supporting recreational uses and limited residential areas. This area is located south of Avenue 48 centrally between Washington and Jefferson Street and west of the CVWD flood control and evacuation channel within the Rancho La Quinta grounds. 3.6 Planning Area II of the Land Use Plan presently has, within its boundaries, one underlying zone, Tourist Commercial (TC). TOURIST COMMERCIAL SPECIFIC PLAN TC USES AND STANDARDS The following sections establish the permitted land uses and development standards for property designated as TC within Planning Area II as depicted on the Land Use Plan. The Tourist Commercial Specific Plan TC addresses all land within Planning Area II which is zoned TC located south of 48th centrally between Washington and Jefferson Street and west of the CVWD flood control and evacuation channel within the Rancho La Quinta grounds. A. Purpose and Intent. To provide for the development and regulation of a range of specialized club commercial uses and limited residential uses. B. Permitted Uses Permitted uses for land designated Tourist Commercial Specific Plan TC on the Land Use Plan and/or Proposed Zoning exhibits as TC includes all currently existing uses and allowable uses delineated in the Tourist Commercial District herein. C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related uses and on-site construction and site guard offices including relocatable buildings. D. Accessory Uses Golf maintenance facilities and sites. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan document. Satellite dish and other antennas, subject to this Specific Plan. E. Other Allowable Uses Communication towers and equipment, subject to this Specific Plan. Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and devices. F. Development Standards The following development standards apply to property proposed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as TC and as described within the text of this Specific Plan. Standards are established for residential and commercial building and uses within Planning Area II. Tourist Commercial TC Commercial Building Standards Development Standards for buildings within Planning Area II shall conform to the following standards. These standards apply to all land within Planning Area II designated TC as described within the text of this Specific Plan. 3 3.7 CLUB FACILITY BUILDING DEVELOPMENT STANDARDS QUANTITY Min. Lot Size 1,200 sq/ft Min. Lot Frontage 35 ft. Max. Building Height 40 ft.* Max. No. of Stories 3 Min. Setback from: Street or Parking Stall Curb 8 ft. Pedestrian Circulation Walks 2 ft. Garage/Carport Setback- from Street Curb 5 ft. Min. Building to Building Setback Without Partial Attachment (See Note) 6 ft. With Partial Attachment (See Note) 4 ft. Min. Interior/Exterior Side Yard Setbacks 0 ft. within same project Min. Front Yard Setback within same project 0 ft. Maximum Allowable Wall Height 10 ft. Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot water heater closet, furnace closet, or other essential use is attached to two otherwise separate buildings. Construction standards and fire ratings shall meet U.B.C. requirements. *Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the functional space of the commercial building (i.e. bell towers etc.) Retail Uses Retail stores under 10,000 sq/ft floor area per business 2. General Commercial Uses Barber shops, beauty, nail and tanning salons and similar uses Uses such as travel services, photo developing, videotape rentals, shoe repair, appliance repair, and similar uses typically ancillary to club uses Central cleaning facilities Maintenance plants and facilities* Printing, blueprinting, copy services and mobile office uses Pet supplies and services 3. Office Uses and Health Services Related general offices serving the Rancho La Quinta club members and guest operations Health spa and clinics 4. Dining, Drinking, and Entertainment Uses Pool/spa and Water Park uses* Restaurants, other than drive-thru Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops, and similar Bars, taverns, and cocktail lounges Live entertainment as an accessory use to an event Theaters, live or motion picture --indoor or outdoor* 3.8 5. Recreation Uses Pool or billiard tables as accessory use (3 tables or less) Game machines, as allowed by local and state statute Golf courses and country clubs Tennis clubs or complexes Health and fitness clubs & Spas 6. Public and Semi -Public Uses Library and museum uses Parks, play fields, and open space Bicycle, equestrian and hiking trails Swimming pools 7. Accessory Uses Private parking lots Parking garages as an accessory use to residential uses* Signs in accordance with this Specific Plan Antennas and satellite dishes Portable outdoor vending uses (such as flower stands) Incidental products or services for employees or businesses, such as child day care, cafeterias and business support uses 8. Temporary & Interim Uses Interim event parking lots for events anticipated to extend over three or more days of use** Temporary outdoor event staging facilities Temporary outdoor event staging facilities anticipated to extend over three or more days of use** On-site Construction and site guard offices. Relocatable buildings. * A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit from the La Quinta Planning Commission. * * A double asterisk indicates an allowable use on a temporary basis requiring approval of a Temporary Use Permit from the La Quinta Community Development Director. 3.9 3.1.3 Planning Area III RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA WATER COURSE / FLOOD CONTROL (FP) AREA Description of Uses in Planning Area III A Residential Specific Plan (RSP) overlay for Planning Area III is proposed to address residential land use within Planning Area III with development regulation and criteria presented herein. The development criteria for open space, passive, and active recreation areas for golf and other uses is delineated with criteria for compatable use of the flood control area as well. Golf Course/ Open Space Land Use Golf and Open Space land in Planning Area III is defined by the existing and proposed golf course amenities and adjacent ringers of greenbelt within the development plan. Development criteria related to Golf Course / Open Space areas are defined herein. Water Course/ Flood Control Area The storm water drainage system in the City is administered by the CVWD which maintains and operates a comprehensive system to safely collect and transport flows through the City. Storm water generated on the western side of the Cove is diverted through the Upper Bear Creek Training Dike to the Upper Bear Creek Detention Basin. The flows are then conveyed by the Bear Creek Channel to the Oleander Reservoir via the La Quinta Golf Course before being transported to the Coachella Valley Storm water Channel via the La Quinta Evacuation Channel. RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS The following section establishes the permitted land use and development standards for property designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area III. A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four units per acre) with single family detached dwellings on large and medium size lots permitting clustered smaller dwellings, such as one and two-story single family attached units, townhomes, or condominiums, with open space. 3.10 B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP) include single family detached dwellings, single family attached dwellings, town homes, condominiums, and including residential and golf supporting maintenance and office uses. Guest houses and "Granny Units" shall be allowed in both attached and detached residential tracts. Any determination on a proposed use weather listed or unlisted herein may be either internally reviewed by the Community Development Director or Planning Manager or referred to the Planning Commission as a non -hearing item if the Community Development Director or Planning Manager determines on a case-by-case basis that the public interest would be better served by such referral. C. Temporary & Interim Uses Temporary outdoor event staging facilities and on-site construction and site guard offices including Relocatable buildings. D. Development Standards The following development standards apply to property designated as Residential Specific Plan (RSP) on the Land Use Plan. SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS ITEM QUANTITY Min. Lot Size 6,500 sq/ft Min. Golf Course Lot Frontage 50 ft. Min. Off -Golf Lot Frontage 50 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft.' Min. Garage Setback 15 ft.' Min. Interior/Exterior Side Yard Setbacks 5/10 ft.2 Min. Rear Yard Setback 10 ft.3 Min. Livable Floor Area Excluding Garage 1400 sq/ft ' 25 ft. if "tilt -up" type garage door is used facing street. 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. 2 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang. 3 Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard in any case subject to approval by golf course owner or operator. 3.11 SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS V! �UANTITY - Min. Lot Size 6,500 sq/ft Min. Lot Frontage 45 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft. Min. Garage Setback 15 ft.' Min. Interior/Exterior Side Yard Setbacks 5/10 ft.2 Min. Rear Yard Setback 15 ft. Min. Livable Floor Area Excluding Garage 1400 sq/ft ' 25 ft. if "tilt -up" type garage door is used facing street. 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. 2 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang. GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS A. Purpose and Intent. To provide for the protection and preservation of golf course open space areas within the Rancho La Quinta community. B. Perndtted Uses The following uses shall be permitted in the areas designated as Golf Course Open Space on the Land Use Plan. Open Space and Recreation Uses Open Space Clubhouses and community pools/cabanas Tennis courts or complexes, public or private Golf courses and country clubs, including clubhouses and other customary accessory uses such as maintenance facilities and their grounds Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart paths 2. Accessory Uses Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La Quinta Zoning Code Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 of the City of La Quinta Zoning Code Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta Zoning Code 3. Temporary Uses & Interim Uses Temporary outdoor event staging facilities On-site Construction and site guard offices Relocatable buildings 3.12E 4. Other Uses Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta Zoning Code Water wells and pumping stations Water tanks and reservoirs Public flood control facilities and devices C. Development Standards. The following development standards apply to the construction of ancillary buildings for golf operations on property designated as Golf Course / Open Space on the Land Use Plan. GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS Maximum Structure Height (ft.) 28 Maximum Number of Stories 1 Minimum perimeter building setbacks (ft.) from: perimeter street rights-of-way 20 perimeter residentially zoned property 20 abutting commercial and other non -residentially zoned property 20 Minimum setback from interior property lines within the same project 0 3.1.4 Planning Area IV RESIDENTIAL SPECIFIC PLAN USES AND STANDARDS RL -(RSP) WATER COURSE / FLOOD CONTROL AREA FP Description of Uses in Planning Area IV A Residential Specific Plan (RSP) overlay for Planning Area IV is proposed to address residential land use within Planning Area IV with development regulation and criteria presented herein. Planning Area IV encompases the Ventanas project area. This tract presently provides for single family detatched lots accessed by way of the Rancho La Quinta project and existing local streets to the west. 3.13 RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS The following section establishes the permitted land use and development standards for property designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area IV. A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four units per acre) with single family detached dwellings on large and medium size lots permitting clustered smaller dwellings, such as one and two-story single family attached units, townhomes, or condominiums, with open space. B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP) include single family detached dwellings, single family attached dwellings, town homes, condominiums, and including residential and golf supporting maintenance and office uses. Guest houses and "Granny Units" shall be allowed in both attached and detached residential tracts. Any determination on a proposed use weather listed or unlisted herein may be either internally reviewed by the Community Development Director or Planning Manager or referred to the Planning Commission as a non -hearing item if the Community Development Director or Planning Manager determines on a case-by-case basis that the public interest would be better served by such referral. C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site construction and site guard offices including Relocatable buildings. D. Development Standards. The following development standards apply to property designated as Residential Specific Plan (RSP) on the Land Use Plan. SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS ITEM -QUANTITY Min. Lot Size 6,500 sq/ft Min. Golf Course Lot Frontage 50 ft. Min. Off -Golf Lot Frontage 50 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft.' Min. Garage Setback 15 ft.' Min. Interior/Exterior Side Yard Setbacks 5/10 ft.2 Min. Rear Yard Setback 10 ft.3 Min. Livable Floor Area Excluding Garage 1400 sq/ft 25 ft if "tilt -up" type garage door is used facing street. 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. z Residential unit supporting mechanical equipment shall be allowed within side yard setback area including cave overhang. , Units with Golf/ Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard in any case subject to approval by golf course owner or operator. 3.14 SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS ITEM QUANTITY Min. Lot Size 6,500 sq/ft Min. Lot Frontage 45 ft. Max. Structure Height 28 ft. Max. No. of Stories 2 Min. Front Yard Setback 15 ft. Min. Garage Setback 25 ft.' Min. Interior/Exterior Side Yard Setbacks 5/10 ft.2 Min. Rear Yard Setback 15 ft. Min. Livable Floor Area Excluding Garage 1400 sq/ft 25 ft. if "tilt -up" type garage door is used facing street. 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft. 2 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang. Water Course / Flood Control Area The storm water drainage system in the City is administered by the CVWD which maintains and operates a comprehensive system to safely collect and transport flows through the City. Storm water generated on the western side of the Cove is diverted through the Upper Bear Creek Training Dike to the Upper Bear Creek Detention Basin. The flows are then conveyed by the Bear Creek Channel to the Oleander Reservoir via the La Quinta Golf Course before being transported to the Coachella Valley Storm water Channel via the La Quinta Evacuation Channel. The evacuation channel is immediately adjacent of Planning Area IV and is not envisioned as useable for residential use in any case. 3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS The permits, approval process and required findings for development with Rancho La Quinta shall be asset forth in Chapters 9.200 and 9.210 of the City of La Quinta Zoning Code. In addition, the following shall apply: 3.2.1 Prior to the issuance of a building permit for construction of any use contemplated by this specific plan, the applicant shall first obtain approval of Site Development Permit and/or tentative maps in accordance with the requirements of the Municipal Land Use and Land Division Ordinances of the City of La Quinta. 3.2.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the City of La Quinta. The appropriate seismic design criteria will be adhered to and will depend upon the type and use of the proposed structure and the underlying geologic conditions. 3.2.3 Permit applications shall comply with the requirements and standards of Chapter 9 of the City of La Quinta Municipal Code, unless otherwise modified by these conditions. 3.15 3.2.4 Prior to issuance of a building permit for any new residential units as either models or production units, the final working drawings for the structures and landscaping and irrigation (for lots to be developed) shall be submitted to the Community Development Department for review and approval in addition to the Site Development Permit. 3.2.5 Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this Specific Plan, the applicant shall obtain permits and/or clearance as required from the following public agencies: Fire Marshal Public works department (Grading Permit, Improvement Permit) Community Development Department Riverside Co. Environmental Health Department Coachella Valley Water District Imperial Irrigation District California Regional Water Quality Control Board MDES Permit) 3.2.6 Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this Specific Plan, the applicant shall provide or show there exists a water system capable of delivering 1000 gpm for a two hour duration at 20 PSI residual operating pressure. This operating pressure must be available before any combustible material is placed on the job site. 3.2.7 Fire Department access roads shall be provided to within 150 -feet of each building. Dead- end roads in excess of 150 -feet shall be equipped with a turn -around or other fire access acceptable to the Fire Marshal. All fire apparatus access roads shall have an unobstructed width of not less that 20 -feet. 3.2.8 Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16 -feet with a minimum vertical clearance of 15 -feet. 3.2.9 Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Conununity Development Departments. 3.2.10 The applicant shall comply with the City's Flood Protection Ordinance. 3.2.11 A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. J 3.16 3.2.12 The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 3.2.13 The development shall be graded to conform with the approved hydrology report and plan for Rancho La Quinta. 3.2.14 All existing and proposed utilities within or immediately* adjacent to the proposed development, shall be installed underground. High voltage power lines which the power authority will not accept underground are exempt from this requirement. 3.2.15 In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 3.2.16 Improvement plans for parking lots, driveways and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. Pavement sections shall be based on a Caltrans design procedure for a 20 year life and shall consider soil strength and anticipated traffic loading, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0"a.c./4.50" C.A.B. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 3.17 3.3 DENSITY TRANSFER PROVISIONS The transfer of residential density from one Residential Planning Area to another Residential Planning Area within the Rancho La Quinta Specific Plan boundary is permitted based upon the provisions herein. Revisions to the Planning Area Statistical Summaries (Tables 9 and 10) made in accordance with these provisions do not require an amendment to the RLSP. Transfers of density may be approved to add or reduce the number of units within a given Residential Planning Area up to but not exceeding 25% of the Target Units for each Planning Area. Residential density may be transferred from any Residential Planning Area allowing residential development to any other Residential Planning Area allowing residential development regardless of Planning Area location or intensity residential land use category. Within the Planning Area receiving the transferred density, the permitted density need not be evenly distributed to all subdivisions which comprise the "receiving" Planning Area. Application for Density Transfer shall be made in writing to the Community Development Director or designee and shall include the following: ♦ Location of properties to be involved in the transfer including the Planning Area or District designations. ♦ The number of units to be transferred. ♦ A calculation of acreage for each affected Planning Area showing the current number of allowable Units, the proposed number of Allowable Units for the effected Planning Areas, and, if the transfer is approved, the increase and decrease (expressed as a percentage of the previous approval unit count). ♦ The Community Development Director or designee shall approve the Density Transfer if the following conditions are met: • The overall goals of the RLSP are maintained. • The full range of housing stock remains available. • Community facilities such as schools and parks can accommodate the additional units in the affected area. . Infrastructure facilities such as roads, sewer, and water can accommodate the additional units in the affected area. • The proposed densities are compatible with existing City of La Quinta General Plan Land Use designations. 3.4 SITE FURNISHINGS - REGULATIONS The following sections establish the permitted standards for various site furnishings for property designated within Planning Areas I, II, III and IV inclusive as depicted on the Land Use Plan. These standards may be modified by existing or future CC&Rs for development within the specific plan area. Patio Covers, Decks and Play Equipment. A. Applicability. For purposes of this Section, The term "patio covers, arbors, trellage, decks, and play equipment" includes any type of structure other than a building or a carport. Such structures include but are not limited to open and solid patio covers, gazebos, trellises, arbors, 3.18 and to play equipment which is more than eight feet in height. All such structures shall be "open" (no side walls) and are referred to in this Section as "yard structures". Uncovered decks and others structures less than 36 inches above finish grade shall not be subject to the provisions of this Section. B. Standards. Patio covers, arbors, trellage, decks, gazebos, play equipment or other yard structures, attached to or detached from the main building shall comply with the following requirements: 1. The location shall be governed by the standards for wall projections within individual residential development zones. 2. No structure shall be more than 18 feet in height. 3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may overhang into the required setback a minimum of one foot. Setbacks shall be measured from the nearest supporting member of the structure to the property line or, if the property line is at the toe of a slope, from the top of the slope. 4. Structures shall be constructed in a manner so as to minimize rooftop water from draining onto any adjacent parcel. Satellite Dish and Other Antennas. A. Purpose. Satellite dish and other antennas consistent with the design and location provisions of this Section shall be permitted as accessory structures within any TC - (SPR) or CDR - (SPR) districts within the Rancho La Quinta Specific Plan boundary. B. Permitted Antennas Commercial television, radio, microwave, communication towers, and related facilities are permitted subject to approval of the Community Development Director and/ or a conditional use permit. Satellite dish and other antennas are permitted as accessory structures in districts in accordance with this Section. Such permitted outdoor antennas shall comply with the following design standards and requirements: 1. Number. No more than one satellite dish shall be permitted per lot. 2. Height and Diameter. Satellite dish antennas shall not exceed eight feet in height measured from adjacent grade or finish floor and shall be no more than eight feet in diameter. 3. Ground -Mounted Antennas. a. Location. All ground -mounted antennas shall be located within the rear yard or maybe located within an interior side yard if not within the required side yard setback. Such antennas are prohibited from exterior street side yards unless not visible from the street. All antennas over six feet in height shall be set back a minimum of ten feet from all property lines. b. Screening. Ground -mounted satellite dish antennas shall be screened from view, including views from adjacent yards, by landscaping or decorative structures (trellis, arbor, fence, etc.). The dish antenna shall be a single color that blends with its surroundings (e.g., off-white, dark green, brown, gray, or black). 3.19 4. Building -Mounted Antennas. Roof -top and other building -mounted antennas are prohibited in all residential districts unless completely screened from horizontal view via a parapet wall or other feature which is integrated into the architecture of the building. 3.5 SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT APPROVALS In accordance with the provisions of Section 65457(a) of the California Government Code, no environmental impact report or negative declaration need be filed pursuant to Division 13 (commencing with Section 21000) of the California Public Resources Code, for any residential project including any subdivision or Planning Area change, which is undertaken pursuant to and in conformity with the RLSP once aproved by city council resolution. 3.6 SPECIFIC PLAN AMENDMENTS Miron modifications to the approved Rancho La Quinta Specific Plan are allowed at the discretion of the Community Development Director or Designee. Modificatins to the Specific Plan must be consistent with the purpose and intent of the (then) current approved RLSP. 3.6.1 Specific Plan Amendment Procedures Minor modifications to the approved Rancho La Qunita Specific Plan are allowed at the discretion of the Community Development Director or designee. Modifications to the Specific Plan must be consistent with the purpose and intent of the (then) current approved RLSP. A. Changes That Do Not Require A Specific Plan Amendment. As development within the Rancho La Qunita progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan; therefore it is intended that the Specific Plan Document provide flexibility with respect to the interpretation of the details of project development as well as those items discussed in general terms in the Specific Plan. If and when it is determined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee. After such administrative change has been approved, it shall be attached to the Specific Plan as an addenda, and may be further changed and amended from time to time as necessary. Any such administrative changes do not require a Specific Plan Amendment. The following changes to the Specific Plan may be made without amending the RLSP: ♦ The transfer of dwelling units from one planning area to another within a single planning area while maintaining the maximum overall Specific Plan dwelling unit number of 1,300 units. 3.20 ♦ The addition of new information to the Specific Plan maps or text that do not change the effect of any regulation. The new information may include more detailed, site-specific information. If this information demonstrates that Planning Area boundaries are inaccurately designated, based upon the Goals of the Specific Plan, said boundaries may be adjusted or redesignated to reflect a more accurate depiction of on-site conditions, without requiring a Specific Plan Amendment. Adjustments to the golf corridors may be made resulting in a corresponding change to'the adjacent development parcel without the requirement of a specific plan amendment. ♦ Changes to the community infrastructure such as drainage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the project area beyond the specified density range nor increase the backbone infrastructure construction or maintenance costs. B. Changes That Require A Specific Plan Amendment. If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Zoning Code. 3.21 I U n Q m m LO Z_ ca w U p N N p I� r Cn OEn �NNO (o FC:) 00MN r --I\ O^ 0 O LO C`) O00 N N CL n N N p w N @) '.' Y Y O CU IL d) e� C) CG to Aj> O Op Y m O @j LO > O W p N (n O N L LU LO m (7* O ra bi Ci U ca co LL- CD r Q U O U U CL 0 d Z > w � C 2 O I` 00 LO O N m r LO 0 LO O N_ N N_ O 0 2 m LO Z_ o: C C p N N p I� r Cn WIQ N C< ro j ro Q U O 0 CL 0 � Z H w N @) '.' 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C `6 hoc 3�m `° (O.; d +, E N C C C U O O N (D p Z OC E�m N C C 7 LO 0 =EEaw A CL Q se 7 7 y m _ p a 'a UCD U UO' Q) r - co ++ ++ T C L) mm ro N N N i a U [n 000r --o C N O C EE --@2 O O W C C O E > m ro C W W F' 0- m U U (n LO y O C N c0 ki O m O 0 O a O � U U N 7 0 to ai ro I-- U m 5 U IL IL m LU Q Lu Lu O Zo � U L 1- 0 Cl) 0_ w M A o m LO Z_ o: T'c�)CN p N N p I� r M WIQ Q O Q 000 04 C< M Q U Q - Q CL o � Z H Q '.' ? �WFAQ W J e� ur U CUFi0 O _ C C (� W LO C-4 Q i, m� p; ce m o cc:: `; 4� 0 0 C; CG o ts3 N � o . 0 [q 4 (O.; 0 J~ QQ wcn ro m ''' C: _ C 97 0 O O C; z W O CL Q 3 _ y O G _.o��m CD c C a 'In o � z > m y '7 0a CD E L C7. o G ` y O a) m y m t7 I- 0 F- Y Y N 5 U IL IL m LU Q Lu Lu O Zo � U L 1- 0 Cl) 0_ w M A o m LO Z_ 000 T'c�)CN p N N p I� r M WIQ Q O Q 000 04 C\j M Q U Q - Q WIZ o � Z H Q '.' ? �WFAQ W J Ln U: U CUFi0 O _ C C (� W LO C-4 Q m� p; ce m o 4- 0 0 0 CG o N a o . y N 0 J~ QQ wcn ro m ''' C: _ C T W CQ z W O CL Q 3 _ y CL 7 G _.o��m CD c W > m i, CD N CD -0 j w a) E a) m y m O Y C 0) N � O N E } C m uQ z – E E m O > > N m CD . E O 0 O t N co J 5 U IL IL m LU Q Lu Lu O Zo � U L 1- 0 Cl) 0_ w M A N W o m LO Z_ 000 T'c�)CN p N N p I� r M WIQ Q O Q 000 04 C\j M Q U Q � Z H Q N ? �WFAQ W J 3 Q w U Q c� z zO o °- 0o 0 C (� W LO C-4 Q m� O w aJ U CSO 0 0 0 -im U 0000 cm o O Cr W O�� m J~ QQ wcn ro m ''' C: _ C = W CQ z W O Q a U Z O _o Q LO ~ M — X W 00 N C14 M CD N O U N w ca ua CA w Q O C CC CD 0 a) ? O N E } C m uQ z – E E m O LO O – U E N CD . E N o O t N co J M N v N N W o m LO Z_ p N N p I� r J (n CD LU Q O Q 000 04 C\j W U Q U Q � Z H Q W } ? �WFAQ W J coQD Q w U z P)Z. c� z zO o °- 0o 0 J (� W LO C-4 Q m� olQC0 w aJ U CSO LU Q a -im U O U co �QCO LU zJ ao Cr W O�� m J~ QQ wcn ro m ''' a z = W CQ z W Ua) Q a Z O _o aU LO ~ M — X LO _ O m LL W O U N w N W Z_ p N N p I� r Q O Q 000 04 Q U Q � Z H N W Z coQD O LO (� W LO C-4 Q m UO••LO z C O U co ao — J U ro co U 4� '> C Ua) N N — W N Z_ LO ~ M — LO _ N CA w Q O CW W Q _ > C m uQ z – m O LO O – LS') D co Q _— N o M N v N 0 J O r t General Plan Consistency California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a summary of key issues which direct and guide that element's goals and policies. The summary of key issues is used in the Specific Plan for the Rancho La Quinta as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the Rancho La Quintas Specific Plan conforms thereto. 4.1 LAND USE ELEMENT ♦ Maintaining the City's low density residential character with a balance of supporting commercial and community facilities. The Land Use Plan of the Rancho La Quinta designates the majority of the site as Low Density Residential as well as Open Space and Golf use. Supporting commercial development is provided within the Tourist Commercial land use element of the Specific Plan in areas adjacent to existing supporting infrastructure. ♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character stems from a combination of its environmental setting near the mountains, the "La Quinta" image... The Rancho La Quinta Master Plan enjoys a foundation of the nationally recognized Rancho La Quinta Skins Game golf event capitalizing on, and reinforcing, the City's unique setting for championship golf recreation. ♦ As the Commercial development continues to build -out, potential incompatibilities between land uses will need to be addressed. Visual, audible and odoriferous impacts will have to be addressed through design, buffering, screening and other mitigation techniques. Rancho La Quinta designates the majority of the site as Low Density Residential and championship golf amenities. Supporting and adjacent development is planned in a variety of heights and elevations in order to minimize the visual impact while providing greenbelt screens to negative off -property influences such as traffic noise and related impacts. 4.1 - ♦ The trend of walled residential subdivisions has resulted in many types of perimeter wall treatments in the City. The design of these walls and other elements of the streetscape should be coordinated to create more of a continuous appearance throughout the entire community. The perimeter wall treatment in place at Rancho La Quinta establishes a consistent theme via continuous plantings and wall treatments as envisioned by the City in this statement. ♦ Maintain the City's low density residential character with a balance of supporting commercial and community facilities. The Land Use Plan of the Rancho La Quinta Specific Plan designates the majority of the site as Low Density Residential. Residential serving commercial development is planned within the Tourist Commercial land use of the Specific Plan. ♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic resources of the City. The project boundary of Rancho La Quinta is outside of the pristine hillsides and alluvial fan areas and therefore generates no impact to these valuable resources. 4.2 d 4.2 CIRCULATION ELEMENT ♦ Roadway classifications and design standards should be based on current estimates of build out reflecting approved development projects. . Development standards ofperimeter roadways are established in the General Plan Circulation Element. Existing and proposed roadway improvements in and around the project boundary are based on current estimates of build out and consistent with the goals and policies established in the Circulation Element of the General Plan. ♦ Alternative circulation system improvements need to be developed to relieve traffic congestion along Washington Street. . Rancho La Quinta abuts Jefferson Street and takes primary and secondary access from this collector for the property development envisioned east of the CVWD storm water channel. ♦ Traffic impacts resulting from development should be identified through a mandatory traffic impact analysis process. . Development projects at Rancho La Quinta are subject to this requirement established in the Development Review Process (3.2) of this Specific Plan. Provisions for ride -shuttles for employees further reduces the impact to off- and on-site users of the Rancho La Quinta property environment. ♦ Pedestrian and bicycle networks should be developed which link activity centers in order to facilitate recreational walking and biking and to establish non -automotive transportation as a viable alternative to driving. . Internal bicycle and pedestrian access is incorporated in the Circulation Plan for Rancho La Quinta accommodated on the existing and planned roadway system. ♦ The circulation system should be designed and maintained to encourage walking, bicycling and transit utilization as alternatives to automobile travel. Improvements to existing transit service should be considered, including provision of additional transit stops on major roadways and covered bus shelters at all existing and future stops. The development along the perimeter of Rancho La Quinta designates locations for transit stops and shelters. The internal circulation systems promotes the use of golf carts, pedestrian paths and shuttles as a means of minimizing vehicular traffic. J J 4.3 Y 4.3 OPEN SPACE ELEMENT ♦ Development on dune areas should be enhanced to accentuate the scenic, topographical and cultural resources of the City. The Specific Plan designates the dune portions of Rancho La Quinta as a valuable resource to be integrated into the overall master plan of development in either landform mass and topography or in plant material thematics. The Championship Golf Courses constructed (and planned for construction) in a portion of the dune topography provides the opportunity for man's interaction with the open space resource in an environmentally responsible manner. ♦ Open space should be defined to include hillside areas, alluvial fans, water courses, golf courses, and natural park areas. Natural, improved and unimproved types of open space should be included within the definition. . Dunes, lakes, and park -like settings are the predominant landscape theme throughout Rancho La Quinta and are integrated into the overall master plan thematics. ♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and farming areas should be preserved. Rancho La Quinta has established Citrus "Groves" as a primary imaging theme in the perimeter landscape. Date Palms are used as the primary vertical statement at the entry points to the project as well as within the boulevard landscape theme. ♦ Permitted land uses and standards for development in open space and watercourse areas should be identified. . Development standards for Rancho La Quinta are delineated in Section 3, Zoning and Development Regulations, within this document for development in open space and watercourse areas. 4.4 4.4 PARK AND RECREATION ELEMENT ♦ Park and recreation uses should be located in proximity to residential uses to facilitate pedestrian access and should include the provision of appropriate facilities. The master plan for development within the Rancho La Quinta has, as a primary focus, recreation amenities for golf, tennis, and hiking. ♦ An integrated bicycle network and well functioning pedestrian path system should be provided . Bike paths area passive use of the private roadway system within Rancho La Quinta with connections to the existing established network of bake paths on adjacent circulation links. ♦ Sewage effluent should be utilized for large turf (i.e., golf course, active recreation) areas and drought tolerant plant species should be used to reduce the impact on the potable water supply of the City. When economically feasible, recycled water sources are envisioned as a source of irrigation water for the recreation elements of the plan area. Drought resistant plant material is a staple of the palette within the plan area. J J ll 4.5 - N' 4.5 ENVIRONMENTAL CONSERVATION ELEMENT ♦ Development on hillsides and alluvial fan areas should be restricted to protect the scenic, topographical and archaeological resources of the City. The master plan for development within planning area IV specifically limits the type of use and development to occur within the hillside areas of the plan. ♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as well as views toward the San Gorgonio Pass, should be preserved and enhanced. ♦ Utility resources should be conserved utilizing a variety of feasible strategies. . Recycled wastewater will be utilized at Rancho La Quinta to supplement irrigation demands once economically available to minimize water consumption. ♦ The City should be protected from the adverse impacts of storm water runoff, including property damage as well as water quality. The golf courses are designed with basins within the corridors to provide storm water retention during flooding. ♦ Permitted land uses and standards for development in open space and watercourse areas should be identified. Golf course use features the integration of watershed zones with openspace and are designed within the corridors to provide storm water retention during flooding. The CVWD storm water channel is used as a retention system for storm flows within the regional storm water system and allows for recharge to the underground water resource. ♦ The quality and quantity of groundwater should be protected and maintained. Water conservation efforts should be maintained, expanded and implemented. . Lakes within the golf course boundry provide for storage of run-off. 4.6 4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ♦ Utility resources should be conser.ved utilizing a variety of feasible strategies. . All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ Utility lines attached to joint use 90kV transmission power poles are exempt from the requirement to be placed underground per General Plan Section 7 - 1.4.3. ♦ Adequate levels of law enforcement, fire protection, health care services and facilities should be provided in reasonable proximity to City residents. The Rancho La Quinta project contributes to infrastructure fees to mitigate any perceived impact. ♦ The recycling, reduction and reuse of waste generated in the City should be supported by the City. . All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ The frequent collection of solid waste and adequate disposal should be provided to keep the City clean and disease-free. The Rancho La Quinta project contributes to infrastructure fees to mitigate any perceived impact. J J 4.7 - U, 4.7 ENVIRONMENTAL HAZARDS ELEMENT ♦ The standards for development should be carefully regulated to minimize structural damage and loss of life (from earthquakes), even though the City is located in a low intensity ground - shaking zone. . All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ The future development on hillsides and alluvial fan areas should be restricted to protect the loss of life and minimize damage to property resulting from geologic instability during seismic events. . All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ The development of areas located within 100 -year floodplain boundaries and not protected by existing storm water facilities should be addressed. . All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ Subsidence hazards for the eastern portion of the City due to its location within a region characterized by potential soil liquefaction during severe ground shaking should be reduced if possible. ♦ Noise mitigation should be considered with all development near arterial streets. • Setbacks from adjacent arterials are required by City development regulation. . A noise study shall be prepared for development adjacent to arterials and other development as required by the City of La Quinta Community Devleopment Department. ♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La Quinta citizens and structures from fire damage. All structures are built to City Zoning and Development Code and the uniform building code standards which implement a strategy of conservation of energy and resources. ♦ The effects of light pollution should be minimized within the City. M J J J 4.8 AIR QUALITY ELEMENT ♦ The stationary and mobile source of air quality impacts associated with new development should be addressed. . An analysis of the Air Quality has been prepared in conjunction with the previous Specific Plan amendment #3. No adverse impacts are associated with this project proposal. . The Applicant shall utilize blowsand and dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer. Particular care shall be exercised during periods of extreme wind activity. At the time of submittal of tentative tract maps or plans for any zoning approval the Applicant shall demonstrate that adequate provision has been made for non -automotive means of transportation within the project site as a means of reducing dependence on private automobiles. This may include golf cart path systems, bicycle and pedestrian systems, and other similar systems consistent with the specific plan. . Specific project designs shall encourage the use of public transit by providing for bus shelters as required by the Community Development Director and consistent with the requirements of local transit districts and the specific plan. The Applicant shall encourage and support the use of Sunline van/bus service and Dial -A - Ride between the project site, local airports (e.g., Palm Springs, Thermal) and other regional land uses. (Jitneys, though not required, are encouraged. 4.9 - Lo>� (D C O O w p O LLJ O` C M U) CN W M r- Lo cc C o) O CL 0 �.e Q 0 co LE° � U U � U ap a) M > W 7 C 2. O n CC) O N O m (D C Z_ _ F � Z Q7 -0 M O � U M r- M (D UEr- J\ OC) a dC-4 C-4 Q 0 N (D U O LE° Im O N O � 0 L7 4� CO CC) 00 > CC C/) CC � rO ; C, N 3 O cy _O O O f= - 00 do oo® U M 0 ;X:. d 00 •-;-- o 0 N I— N u. Z D �E ` N Z O C') -m ZJ_ Ln r M OUB a m ro � O jr O w N J y L_ }. zw N N W N N i z v7 O ID ~ o CL _ rn Ln y N C14 M m N C U N — ON y Q m p W Q — Q = > E N N 0 N U) Ill � Z C C co O >. 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Haag, ASLA 250 Newport Center Drive, Suite 104 Newport Beach, CA. 92660 SUBJECT: GENERAL PLAN AMENDMENT 99-062 SPECIFIC PLAN 84-004 AMENDMENT NO. 3 CHANGE OF ZONE 99-090 Dear Mr. Haag: This is to inform you that the City Council at their meeting of June 1, 1999, approved General Plan Amendment 99-062, Specific Plan 84-004 Amendment No. 3., and Change of Zone 99-090. The attached Final Conditions of Approval apply to your project, the Rancho La Quinta Specific Plan 84-004 Amendment No. 3. Please note that if the conditions require any further review by staff, the Planning Commission, etc., they will need to be done at the appropriate time. , a Should you have any questions regarding the above information, please contact the undersigned. Very truly yours, JERRY HERMAN COMMUNITY DEVELOPMENT DIRECTOR FRED BAKER, AICP Principal Planner Attachments: Final Conditions of Approval, Rancho La- Quinta Specific Plan 84- 004 Amendment No. 3 1 MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 RESOLUTION NO. 99-73 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 84-004, AMENDMENT NO. 3 FOR A MIXED USE DEVELOPMENT CONSISTING OF A COMBINATION OF RESIDENTIAL, GOLF COURSE, AND TOURIST COMMERCIAL USES ON 718 ACRES, GENERALLY BOUNDED BY FOUR ARTERIAL STREETS; WASHINGTON STREET, JEFFERSON STREET, AVENUE 48, AND AVENUE 50 CASE NO. SP 84-004, AMENDMENT NO. 3 APPLICANT: T.D. DESERT DEVELOPMENT WHEREAS, the City Council of the City of La Quints, California, did, on the 11 day of June, 1999, hold a duly -noticed Public Hearing to consider. Specific Plan Amendment No.3 to allow a mixed use development consisting of a combination of residential, golf course, tourist commercial and retail uses on 718 acres, generally bounded by four Arterial streets; Washington Street, Jefferson Street, Avenue 48, and Avenue 50. The project area is located south of Avenue 48, north of Avenue 50, west of Jefferson Street and east of Washington Street, more particularly described as APN: BOOK 646, MAPS 2, and 43 through 40; AND BOOK 649 MAPS 10, 21, 37, 38, and 40 WHEREAS, the Planning Commission of the City of Le Quints, California, did, on the 11th day of May, 1999, hold a duly -noticed Public Hearing to consider Specific Plan Amendment No.3 for a mixed use development consisting of a combination of residential, golf course, and tourist commercial uses on 718 acres, generally bounded by four Arterial streets; Washington Street, Jefferson Street, Avenue 48, and Avenue 50. The project area is located south of Avenue 48, north of Avenue 50, west of Jefferson and east of Washington. WHEREAS, said Specific Plan has complied with the requirements of "The Piles to Implement the California Environmental Quality Act :f 1970" as amended (Resolution 83-63), in that an Environmental Assessment was conducted for Specific Plan 84-004 (Rancho La Quints) in 1998, for the overall development of the Rancho La Quints Country Club. A Mitigated Negative Declaration to the Addendum to Environmental Impact Report No. 90 was certified by the City Council (Resolution 98-47) on May 19, 1998. No substantive changes exists which would require the preparation of additional environmental documentation. An Addendum to the Mitigated Negative Declaration has been prepared to evaluate the environmental Resolutlon No. 99-73 R■neho LON.D. Desert Dev+topnmtt Adopted: 611199 Page 2 impacts associated with minor changes in the project. The Community Development Department has determined that no significant environmental impacts which cannot be mitigated will result from this project. Therefore, no further Environmental Documentation is necessary. Pursuant to Public Resources Code 21166. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings of approval to justify a recommendation for approval of said Specific Plan Amendment No.3: 1. That the proposed Specific Plan Amendment No. 3 is consistent with the goals and policies of the La Quinta General Plan in that the proposed land use designations of Residential, Golf Course/Open Space, and Tourist Commercial are allowed General Plan uses. 2. This Amendment will not create conditions materially detrimental to the public health,. safety, and welfare in that the resulting land uses and circulation will require Planning ,Commission and City Council review and approval of future development plans, which will ensure adequate conditions of approval. 3. That the Specific Plan Amendment No. 3 is compatible with the existing and anticipated area development in that the project, as conditioned, provides adequate site access and off site street improvements. 4. That the project will be provided with adequate utilities and public services to ensure public health and safety. 5. That the Specific Plan Amendment No.3 is consistent with the current Specific Plan approval and amendment process. 6. That the proposed Specific Plan Amendment No. 3 is conceptual; further review will be required under a Site Development Permit review process at which time project related conditions will be attached to mitigate impacts. 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 correct and constitute the findings of the City Council in this case; J u Resolution No. 99-73 Rancho LOrr.D. Desert Development Adopted: 6/1199 Pepe 3 2. That it does hereby approve the above-described Specific Plan Amendment No. 3 request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quints City Council , held on this 1" day of June, 1999, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Peria NOES: None ABSENT: None ABSTAIN: None o �L� -� JOHN J. PE A, Wyor City of La Quints, California City of La Quints, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La Quints, California J ui RESOLUTION 99-73 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 84-004, AMENDMENT NO.3 JUNE 1, 1999 1. Upon City Council approval, a memorandum noting that City Conditions of Approval for development applications exist and are available for review at City Hell, shall be recorded against the property with the Riverside County Recorder's office. 2. Land divisions within Specific Plan 84-004, Amendment No 3 shall comply with the requirements and standards of § § 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 3. Prior to the issuance of a grading or building permits for any facilities contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (Potable water supply and work within the La Quinta Evacuation Channel) • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. Rfvohidon 99.73 Specific Plan 64-004. Amendment 03 Adopted: 611199 Pepe 4 14. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 15. Prior to approval of any land division map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 16. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 17. Grading and drainage plans within or directly affecting the Le Quinta Evacuation Channel shall have signature blocks for CVWD. Resolution 99-73 specific Pion 84-004. Amendment #3 Adopted: 8/1199 Paye 6 18. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 19. When final plans are approved by the City, and prior to approval of the land division map, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as - constructed conditions including approved revisions to the plans. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AraREEMENT 20. The applicant shall construct improvements and/or satisfy obligations, or furnish executed, secured agreements to construct improvements and/or satisfy obligations required by the City prior to approval of final or parcel maps or issuance of certificates of compliance for waived parcel maps. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13., LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 21. If improvements are secured, the applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements sender the jurisdiction of outside agencies shall be approved by those agenc' as. Security is ,ot required for telephone, gas, or T.V. cable improvements. However, tract improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. w A Resolution 90-73 SpWfio Plan 64-004, Amendment 93 Adopted: 6/1/99 Pepe 6 22. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which are or have been constructed by others (participatory improvements). At the time of approval of this specific plan update, known participatory improvements consist of the following: Avenue 48 - Reimburse the A.G. Spanos Company in the amount of $60,555.59 for pavement and median curbing installed on the south side of Avenue 48 between Washington and Adams Streets as part of offsite improvements for Tract 24230 - Lake La Quinta. This amount shall be reduced by the applicant's approved costs for installation of landscaping in the north half of said median. 23. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 24. Prior to occupation of development sites for construction purposes, the Applicant shall submit and receive approval of Fugitive Dust Control plans prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 25. The applicant shall comply with the City's Flood Protection Ordinance. The applicant shall coordinate -with the Federal Emergency Management Agency's National Flood Insurance Program and take steps as necessary to ensure that residential properties abutting the La Quinta Evacuation Channel are not subject to the flood insurance associated with the Flood Zone A designation of the Channel. 26. The applicant shall furnico a thorough preliminary geological and soils engineering report ("soils report") with grading plans. Resoknion 99-73 Specific Plan 84-004. Amendment 43 Adopted: 811199 Pepe 7 27. Grading plans shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of grading permits. The grading plan shall conform with the recommendations of the soils report(s) and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on final map(s) that soils reports have been prepared pursuant to Section 17953 of the Health and Safety Code. 28. The applicant shall endeavor to minimize differences in elevation at the interface of this development with abutting properties and of separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 29. Prior to issuance of building permits, the applicant shall provide documents, bearing the seal and signature of a California registered civil engineer or surveyor, that list actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by map and lot number and shall be listed cumulatively if submitted at different times. 30. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 31. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 32. Stormwater falling on site during the peak 24-hour period of a 100 -year storm ("re design storm) shall be retained within the development unl,- ;s otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 33. Storm flow in excess of retention capacity shall be routed through a designated overflow outlet and into the historic drainage relief route. 34. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 35. Nuisance water shall be retained on site. R*solutlon 99-73 Specific Plan 84-004, Amendment #3 Adopted: 811199 Page a 36.' If the applicant proposes drainage of stormwater from a design storm directly or indirectly to public waterways, the applicant and, subsequently, the Homeowners' Association shall be responsible for any sampling and testing of the development's effluent which may required under the City's NPDES Permit or other city- or area -wide pollution prevention program and for any other obligations and/or expenses which may arise from such discharge of the development's stormwater or nuisance water. The tract CC & Rs shall reflect the existence of this potential obligation. 37. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High-voltage power lines which the power authority will not accept underground are exempt from this requirement. 38. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to the hardscape improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 39. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map or issuance of a certificate of compliance for any waived final map, the land being divided may be subject to the provisions of the ordinance. 40. The -applicant shall develop all internal roads in accordance with the design standards specified in the specific plan and the structural standards in effect at the time of tentative tract approval. All internal roads shall remain private. The minimum street width shall be 36 feet as measured between curbfaces or flowlines except as follows: A. Single -loaded residential streets - 32 -feet minimum. Reedution 99-73 Specific Plan 84-004, Amendment 03 Adopted: 611199 Pepe 9 B. Streets may be constructed to minimum widths of 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, if there is adequate off-street parking for residents and visitors and the applicant provides for enforcement of the restrictions by the homeowners association The following minimum off-site street improvements shall be constructed to conform with the General Plan street type noted in parentheses: C. Washington Street and the portion of Avenue 48 from Washington Street to Dune Palms Road have been constructed by the applicant at the time of this Specific Plan Amendment. D. Avenue 48 (Primary Arterial) - Reimburse the City for the cost to construct the applicant's half of this street from Dune Palms Road to Jefferson Street. E. Jefferson Street (Major Arterial) - Fifty -one -foot half of 102 feet improvement (curbface to curbface) plus six-foot sidewalk for the length of the applicant's frontage. F. Avenue 50 (Primary Arterial) - Forty -three-foot half of 86 feet improvement (curbface to curbface) plus six-foot sidewalk for the length of the applicant's frontage. G. Traffic signal at Jefferson Street and Avenue 48 - 25% responsibility for the cost to design and construct. H. Traffic signals on Avenue 48 at Adams Street, at Dune Palms Road - 50% responsibility for the cost to design and construct. I. Traffic signal at Avenue 50 entrance - 50% responsibility for the cost to design and construct. J. Traffic Signal at Jefferson Street and Avenue 48 - 50% responsibility for the cost to design and construct. Revolution 99-73 SpvcMlc Plan 84-004. Amvndmvnt 93 Adopted; 611199 Pspv 10 The Applicant shall be solely responsible for any modifications required to adapt existing signals for the opening of this developments entries. Signals shall be secured (reimbursed if already constructed by others) with development approvals for the entries affected and shall be constructed prior to the opening of the entries unless otherwise approved by the City Engineer. Corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. In the event any of the above improvements are constructed by the City prior to the Applicant recording a final map pursuant to the phasing concept approved for this Specific Plan, the Applicant shall reimburse the City, at the time the final map is approved by the City Council, for the cost of .that portion of the improvements constructed by the City at City expense that are required by these Conditions of Approval. 41. The minimum rate of progress on the applicant's remaining responsibility for off- site streets (approximately 2.1 of the original 3.1 miles of improvements) shall be as follows: A. The applicant shall reimburse the City for the cost of improvements to Avenue 48 between Dune Palms Road and Adams Street at the time of approval of the next final map or other development approval providing additional residential or resort guest property. 8, The applicant shall secure the estimated cost of Jefferson Street improvements (or reimburse actual costs if already constructed) as follows: 1) Prior to construction of permanent, non -emergency access to this street, or 2) At the time of approvals allowinr'residential or resort guest uses in the portion of the specific plan area lying within one quarter mile of the centerline of Jefferson Street. This obligation may be pro rated with development approvals for the first 80 percent of such property within that area until permanent non -emergency access is provided to Jefferson Street or the City Engineer determines that improvements are needed, in part, because of traffic generated by the specific plan area. Resolution 99.73 Specific Plan 84-004. Amendment X3 Adopted: 6/1/99 Papa 11 3) Construction or reimbursement shall be complete prior to approval of the final 20 percent of the residential or resort guest acreage within this area. C. The applicant shall secure the estimated cost of Avenue 50 along applicant's frontage and Avenue 48 between Dune Palms Road and Jefferson Street (or reimburse actual costs if already constructed) concurrently with approvals allowing residential or resort guest uses in the portion of the specific plan area lying east and south of the La Quinta Evacuation Channel and more than one quarter mile west of the centerline of Jefferson Street. The provision of security and construction/reimbursement of these improvements shall comply with the provisions listed above for Jefferson Street improvements except that reimbursement for the Avenue 48 improvements shall precede securing/constructing Avenue 50 improvements until the pro rata contributions are needed for pending construction of Avenue 50 improvements. The above notwithstanding, off-site street improvements determined necessary to serve developing portions of the specific plan area shall be secured or reimbursed at the time of approval of those portions of the development and shall be constructed concurrently with those portions. All off-site street improvements shall be completed no later than five years after the approval of this Specific Plan unless otherwise approved by the City Council. Improvements and reimbursements so required may exceed the minimum rate of progress outlined above. 42. Improvements shall include all appurtenances such as traffic signs, channelization markings and devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 43. The 4ity Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. U C'' Resolution 99-73 Specific Plan 844004, Amendment X3 Adopted: 6/1199 Page 12 44. Improvement plans for all on- and off-site streets and access gates shall be prepared by registered professional engineer(s) authorized to practice in the State of California. Improvements shall be designed and constructed in accordance with the LQMC, adopted Standard and Supplemental Drawings and Specifications, the specific plan, and as approved by the City Engineer. 45. Street right of way geometry for culs de sac, knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 46. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical curbs and gutters or shall have other approved methods to convey nuisance water without ponding and to facilitate street sweeping. 47. Street pavement sections shall be based on a Caltrans design for a 20 -year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The listed structural sections are minimums, not defaults. Street pavement sections shall be designed using Caltrans design procedures with site-specific data for soil strength and traffic volumes. The applicant shall submit current (no more than two years old) mix designs for base materials, Portland cement concrete -nd asphalt concrete, including complete mix design lab results, for review :.nd approval by the City. For mix designs over six months old, the submittal shall include recent Ino more than six months old at the time proposed for construction) aggregate gradation test results to confirm that the mix design gradations can be reproduced in production of the base or paving material. Construction operations shall not be scheduled until mix designs are approved. Resolution 99.73 Specific Plan 84004, Amendment N3 Adopted: 611199 Page 13 48. Final inspection and occupancy of homes or other permanent buildings within the development will not be approved until the homes or permanent buildings have improved access to publicly -maintained streets. The improvements shall include streets and sidewalks, traffic control devices and street name signs. WALLS AND LANDSCAPING 49. Final inspection and occupancy of homes and buildings within tracts abutting the perimeter will occur only after the perimeter wall has been constructed adjacent to those tracts. Perimeter walls along public streets shall be installed within one year of the applicants' construction or participation in the costs of the streets. 50. The applicant shall provide landscape improvements in the perimeter setback areas or lots along all adjacent public streets. Landscape improvements shall coincide with construction of the adjacent perimeter wall unless otherwise approved by the City Engineer. 51. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 52. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 53. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Ergineer. Use of lawn shall be minimized with no lawn or spray irrigation with',, 3 -feet of curbs along public streets. A 54. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Resolution 99.73 Specific Plan 84-004, Amendment X3 Adopted: 6/1199 Page 14 55. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. 56. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 57. The subdivider shall arrange and bear the cost of measurement, sampling and testing not performed by the City but necessary to provide evidence that materials and their placement comply with plans and specifications. 58. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 59. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. 60. The applicant shall make provisions for continuous and perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City. 61. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. u Msoludon 99-73 SpeeMa Plan 64-004. Amendnwnt 03 Adopted: 611/99 Page 16 62. All water mains and fire hydrants providing required water flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. 63. The Homeowner's Association or appropriate community service district shall be responsible for the maintenance of vegetation in the open space areas. 64. All roads need to be a minimum of 20 feet unobstructed width. 65. Specific access plans shall be submitted. 66. The final Conditions of Approval shall be incorporated in the Final Specific Plan document. 67. Applicant agrees to indemnify, defend, and hold harmless the City of Le Quinta in the event of any legal claim or litigation arising out the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. 68. Fringe -Toed Lizard mitigation fees in effect at the time of permit issuance, shall be paid Prior to land disturbance activities (i.e. grading permit). 3"a. Apoiicam do-dfi WOeK MIn staW to correct )nternai 6ocumenOnconsistencies prior to final publication of Specific Plan document. 70. The applicant shall comply with the recommendations of the Archaeology Report prepared by the Archaeological Research Unit in 1995 for this project and Final Report on Archaeological Testing prepared Project Archaeologist, Bruce Love. Ph D. Prior to issuance of .any grading or building permits, or ground disturbance and or trenching, mitigation measures as recommended by the Archaeological Reports for the site shall be implemented at the applicant/developer's expense. This consists of having an archaeological monitor on site during grading and earth disturbance operations and or trenching. Resolution 99-73 Spoeific Nan 84-004. AnMndmad #3 Adopted: 6/1/99 Paye 16 71. Cul de sac street lengths shall be allowed to exceed 660 feet in length (Subdivision Ordinance Street design Section 13.24.060 F) upon approval of the Public Works Department and approval by the Fire Marshall of the required specific access plan (Condition 65). J J J u �J� r� HISTORIC PRESERVATION COMMISSION STAFF REPORT 0 LLQ 5 VVV ' P.O. Box 1504 78-495 CALLE TAMPICO (760) 777-7000 0 LA QUINTA, CALIFORNIA 92258 FAX (760) 777-7101 March 23, 2001 Bruce Love, Phd. CRM TECH 2411 Sunset Drive Riverside, Ca. 92506 Subject: Historic Preservation Commission Action on 5 -Acre Addition to Rancho La Quinta Dear Bruce, The Historic Preservation Commission (HPC) at its meeting of March 22, 2001, approved the Phase I historical/archaeological resources report for the 5 -acre addition to Rancho La Quinta, as presented on a unanimous vote (5-0), with the requirement that a report on the monitoring of the grading and earth -moving be submitted to the HPC for approval prior to issuance of the first production residence in the study area. If you have any questions, please contact me at (760) 777-7064 or Christine di lorlo at 777-7071. Sincerely, JERRY HERMAN COMMUNITY DEVELOPMENT DIRECTOR �� P--), 64v , STAN B. SAWA Principal Planner c: Christine di lorio, Planning Manager Greg Trousdell, Associate Planner Nicole Criste, Terra Nova T.D. Desert Development Forrest Haag, ASLA p:lstanlitr to love 5 ac rancho Iq.wpd DATE: ITEM: LOCATION: APPLICANT: ARCHAEOLOGICAL CONSULTANT: BACKGROUND: HISTORIC PRESERVATION COMMISSION STAFF REPORT MARCH 22, 2001 HISTORICAL/ARCHAEOLOGICAL RESOURCES REPORT - FIVE ACRE ADDITION TO RANCHO LA QUINTA NORTH OF 50TH AVENUE AND WEST OF JEFFERSON STREET, ADJACENT TO RANCHO LA QUINTA T.D. DESERT DEVELOPMENT CRM TECH (BRUCE LOVE, PRINCIPAL) The study area is a five acre parcel adjacent to the southeast corner of the Rancho La Quints Country Club north of 50T" Avenue and west of Jefferson Street. A Phase (survey level) cultural resources assessment has been completed for the vacant property. The assessment includes an archaeological and historical resources record search and field reconnaissance of. the property. This assessment will be part of the environmental review required by the California Environmental Quality Act for the project application. An archaeological records search for the property was conducted at the Eastern Information Center located at UC Riverside. The records search indicated that the study area had not been previously surveyed for cultural resources and no archaeological sites have been recorded within the study area, with one site recorded adjacent to the northern boundary of the project area. Within a one-half mile radius of the property 75% of the acreage have been surveyed. As a result of these studies, a large number of prehistoric archaeological sites have been recorded clustered mostly along and above the 42 -foot elevation contour line, which is the ancient shoreline of Lake Cahuilla. Historical background research was conducted at the Science Library Map Room at UC Riverside and at the Bureau of Land Management (BLM) Office in Riverside. The search indicated no evidence of historic human activities or development on or adjacent to the property. orlstanlhoc rot oh 1 rancho to 5 acre add.wod The - intensive -level on400t-field-survey--of, the -study area did- not—result in --any prehistoric sites, features, or evidence of objects, sites, features, or artifacts more than 50 years old. There was a single piece of brownware ceramic found near the eastern project boundary which was recorded as an isolate (i.e., sites with fewer than three artifacts). eased on the negative findings of the study, CRM TECH concludes that no historical resources exist within or adjacent to the project area. Therefore, approval of the project will have no effect on any "historical resources" as defined by CEQA. The report states that although potential cultural resources were encountered, the area near the study area has been found to contain many important archaeological sites. It is likely that subsurface archaeological deposits may- exist on the property. Therefore, the report recommends grading, grubbing, and other earth -moving activities on the study area should be monitored by a qualified archaeologist. 1/ ll ell—, [GILT Adopt Minute Motion 2001- , accepting the "Higilbrical/Archaeological Resources Survey Report - Five Acre Addition to Rancho La Quanta", as prepared by CRM TECH, subject to the following condition: 1. That a report on the monitoring shall be submitted to the HPC for approval prior to issuance of the first production residence in the study area. Attachments: 1. Historical/Archaeological Resources Survey Report - Five Acre Addition to Rancho La Quinta (Commissioners only) Prepared by: Stan B. Sawa, Principal Planner pi\stanlhpc rpt ph 1 rancho Iq 5 acre add.wpd Submitted By: Christine di lorio, klanning Manager P, U W r Ow p`' N_ U) O U) r N W [17 Lo cc U% . O N a- ui +' +cO N � _ U_ U iz O N Y > W 7 C rte.' 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