SP 121-E La Quinta Resort (1997) - Amendment 4The
La Quinta
Resort
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RESORT & CLUB
APPROVED BY CITY COUNCIL
GN . _ L (Aft 1
SPECIFIC PLAN
Approved October 7, 1997
0
The La Quinta Resort
SPECIFIC PLAN AMENDMENT 4
PREPARED FOR:
The City of Iia Quinta, California
APPLICANT:
KSL Desert Resorts, Inc.
56-140 PGA Blvd., La Quinta, California 92253
Print Date: July 1998 COPY NUMBER: 102
PROJECT TECHNICAL TEAM
PLANNING, APPROVALS & LANDSCAPE ARCHITECTURE
Forrest K. Haag, ASLA, Inc.
Design & Land Planning
250 Newport Center Drive, Suite 104
Newport Beach, CA 92660
ENGINEERING
MDS Engineering
17320 Redhill Avenue Suite 350
Irvine, CA 92714-5644
OWNERS REPRESENTATIVE
Mr. S. Chevis Hosen
V.P. Land Development & Real Estate
KSL Land Corporation
55-920 PGA Boulevard
La Quinta, CA 92253
TABU OF CONTENTS
1 INTRODUCTION.................................................................................................................... 1.1
EXECUTIVE SUMMARY....................................................................................................... 1.1
1.2 PURPOSE AND INTENT................................................................................................. 1.2
1.3 PROJECT SETTING......................................................................................................... 1.3
1.4 PROJECT HISTORY......................................................................................................... 1.4
1.5 ENABLING LEGISLATION............................................................................................. 1.6
1.6 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE .......................... 1.7
2 PLANS, PROGRAMS AND GUIDELINES......................................................................... 2.1
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 Approved General Plan / Land Use.........................................................................
2.4
2.3
ZONING............................................................................................................................
2.6
2.3.1 Approved Zoning ................................... .................................................................
2.7
2.4
THE MASTER PLAN OF LAND USE...........................................................................
2.8
2.4.1 Land Use By Planning Area....................................................................................
2.11
2.5
CIRCULATION PLAN......................................................................................................
2.29
2.5.1 Offsite Improvements..............................................................................................
2.29
2.5.2 Onsite Improvements..............................................................................................
2.29
2.6
CONSERVATION, OPEN SPACE AND RECREATION PLAN
..................................... 2.33
2.6.1 Conservation...........................................................................................................
2.33
2.6.2 Open Space.............................................................................................................
2.36
2.6.3 Recreation...............................................................................................................
2.36
2.7
INFRASTRUCTURE AND UTILITIES PLAN...............................................................
2.38
2.7.1 Water.......................................................................................................................
2.38
2.7.2 Sanitary Sewage.............................................................................._.......................
2.38
2.7.3 Public Utilities.........................................................................................................
2.40
2.7.4 Refuse Collection....................................................................................................
2.40
2.7.5 Schools....................................................................................................................
2.40
2.7.6 Law Enforcement....................................................................................................
2.40
2.7.7 Fire Protection........................................................................................................
2.41
2.7.8 City Administration.................................................................................................
2.41
2.7.9 Library Facilities......................................................................................................
2.41
2.8
RESORT COMMUNITY DESIGN GUIDELINES ..........................................................
2.42
2.8.1 General Architectural and Siting Guidelines...........................................................
2.44
2.8.2 Residential Site Planning Guidelines.......................................................................
2.46
2.8.3 Residential Design Criteria......................................................................................
2.47
2.8.4 Residential Site Planning Criteria............................................................
........... ..... 2.51
2.8.5 Tourist Commercial Site Planning Guidelines ......................................................... 2.52
2.8.6 Commercial Design Criteria................................................................................... 2.54
2.8.7 Commercial Site Planning Criteria.......................................................................... 2.54
2.8.8 The Spa Site Planning Criteria................................................................................ 2.56
2.8.9 Landscape Guidelines......................................................................................... 2.57
3 ZONING AND DEVELOPMENT REGULATIONS............................................................3.1
3.1
SPECIFIC PLAN OVERLAY DISTRICTS......................................................................3.1
3. 1.1 Planning Area I........................................................................................................ 3.3
3.1.2 Planning Area II...................................................................................................... 3.9
3.1.3 Planning Area III..................................................................................................... 3.14
3.1.4 Planning Area IV..................................................................................................... 3.15
3.1.5 Planning Area V......................................................................................................
3.16
3.2
GOLF COURSE OPEN SPACE USES AND STANDARDS ...........................................
3.17
3.3
DEVELOPMENT REVIEW PERMITS AND PROCESS ................................................
3.18
3.4
OFF-STREET PARKING REQUIREMENTS..................................................................
3.20
3.5
DENSITY TRANSFER PROVISIONS............................................................................3.25
3.6
SITE FURNISHINGS - REGULATIONS......................................................................3.26
3.7
SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENTAPPROVALS..........................................................................................
3.28
3.8
SPECIFIC PLAN AMENDMENTS..................................................................................
3.29
3.8.1 Specific Plan Amendment Procedures.....................................................................
3,29
3.8.1.1 Changes That Do Not Require A Specific Plan Amendment ......................
3.29
3.8.1.2 Changes That Require A Specific Plan Amendment ...................................
3.29
4 GENERAL PLAN CONSISTENCY......................................................................................4.1
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
EXHIBIT LIST
Exhibit 1
Regional Location Map........................................................................................... 1.2
Exhibit2
Site Vicinity Map..................................................................................................... 1.3
Exhibit 3
Community Concept................................................................................................
2.1
Exhibit 4
Planning Area Breakdown.......................................................................................
2.2
Exhibit 5
Approved General Plan / Land Use.........................................................................
2.5
Exhibit6
Approved Zoning............................................................................... . .....................
2.7
Exhibit 7
Illustrative Land Use Plan........................................................................................
2.9
Exhibit8
Spa Graphic.............................................................................................................
2.13
Exhibit9
Spa Elevations..........................................................................................................
2.14
Exhibit 10
Eisenhower Roadway Section.................................................................................
2.29
Exhibit 11
Avenue 50 Roadway Section............................................................ .............. -.......
2.30
Exhibit 12
Neighborhood Street..............................................................
30
Exhibit 13
Approved Circulation Plan.......................................................................................
2.31
Exhibit 14
Resort Residential and Service & Emergency Roadways ........................................
2.32
Exhibit 15
Resort Entry Drive...................................................................................................
2.34
Exhibit 16
Existing and Proposed Infrastructure .....................................
. 2.39
Exhibit 17
Land Use Plan @ 1" = 200'
(folded in Map Pocket I)
Exhibit 18
Spa Site Plan
(folded in Map Pocket 11)
Exhibit 19
Resort Parking Facilities Site Plan
(folded in Map Pocket III)
Exhibit 20
Resort Residential Diagram
(folded in Map Pocket IV)
LIST OF TABLES
Table 1 Planning Area I - Land Use
LaQuinta Resort Grounds..........................................................................................
2.16
Table 2
Planning Area H - Approved Land Use
La Quinta Resort & Residential Grounds...................................................................
2.21
Table 3
Planning Area III - Approved Land Use
Santa Rosa Cove & Residential..................................................................................
2.23
Table 4
Planning Area IV - Approved Land Use
La Quinta Resort Golf Course.............................................................
....... 2.25
Table 5
Planning Area V - Approved Land Use
OpenSpace.................................................................................................................
2.27
Table 6
Summary Totals - Approved Land Use......................................................................
2.28
Table 7
Recommended Plant Material Palette ......................................... ...............................
2.62
Table 8
Parking Space Dimensions..........................................................................................
3.22
Introduction
1.1 EXECUTIVE SUMMARY
The La Quinta Resort Specific Plan is organized in four sections.
Section 1, Introduction; Provides an overview of the document, project setting and history, the
legislative authority for the Specific Plan and the method of compliance with the California
Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines; Provides the organization and framework of the Land
Use Plan and related plan exhibits. This section of the Specific Plan establishes the land use policy for
La Quinta Resort Specific Plan area and provides the design guidelines which set design and
development criteria and direction for individual projects within the specific plan boundary.
Section 3, Zoning and Development Regulations; Establishes the zoning applicable to land within the
La Quinta Resort plan area boundary. Development Regulations are presented for each Planning
Area within the Specific Plan boundary.
Section 4, General Plan Consistency; Uses the key land use issues statement of each element of the
City of La Quinta General Plan as the basis for evaluating the consistency of the La Quinta Resort
Specific Plan with the General Plan.
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive document to guide future development of the
La Quinta Resort and associated property within the plan area boundary. This document establishes
development plans, guidelines and development regulations for the project plan area. The La Quinta
Resort Specific Plan (LRSP) is intended to insure a quality development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan and The various developers of the
property
The Specific Plan is intended to guide the character, design and standards of development at La
Quinta Resort and within the Specific Plan area. It is meant to provide a degree of flexibility to allow
future development to respond to the changes in society and the economic marketplace which will
occur over the build out period of the project area. The Specific Plan establishes and updates the
design and development policies applicable to development within the Specific Plan area. Further, in
Chapter 3 the Specific Plan establishes the regulations and standards which serve as the zoning for the
property.
REGIONAL LOCATION
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Exhibit 1
1.3 PROJECT REGIONAL SETTING
The specific Plan boundary is within the City of La Quinta, a 31.18 square mile municipality located
in the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of
l 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 Quints was incorporated in 1982.
The LRSP Area is located on the gently sloping floor of the Coachella Valley and is entirely within the
corporate limits of the City of La Quinta. The site is currently designated for Low and Medium
Density Residential, Tourist Commercial and Golf Course and Open Space uses by the City of La
Quinta General Plan.
Property adjacent to La Quinta Resort is designated by the General Plan for a variety of land uses
including:
• Low Density Residential
• Medium Density Residential
• Santa Rosa Mountains Open Space
SITE VICINITY
Exhibit 2
L3
1.4 PROJECT SETTING
The history of the project site centers around the development of the original La Quinta Hotel after
which the City of La Quinta is named. A detailed historical analysis and inventory of the Resort has
been prepared at the request of the La Quinta Community Development Department and is presented
in its entirety Appendix II and is summarized herein.
History of the La Quinta Hotel Resort
The La Quinta Hotel Resort is located below the Santa Rosa Mountains in the City of La Quinta
within Southern California's Coachella Valley (Riverside County). Sited in a cove the hotel's location
was sheltered from raging desert winds and offers a mild and pleasant winter climate.
According to local lore the hotel began as the shared vision of two World War I soldiers. Walter
Morgan and Fred Ickes promised to seek out the "driest, warmest, most enjoyable climate" as they
battled on the bitter cold European front line. Morgan followed their dream to the Southern
California desert and came across La Quinta's sheltered cove area. !
In 1926 construction of the Main Hotel and the first 6 guest cottages, known as the "Casitas" began.
Morgan's vision included the landscape and grounds as significant elements of the resort experience.
The building placement and their relationship to each other and natural features of the desert
environment was carefully considered and executed by Kaufmann. Morgan also hired golfer Norman
Beth to design a 9 -hole golf course on the hotel grounds.
The 20 casitas built in 1926 and 1927 (containing room numbers 101 to 15 1) survive with a few
superficial alterations, along with the oval concrete pathway configurations from the original
landscaping design.
Subsequent development alterations to the site are summarized below.
Specific Plan Approval History
Specific Plan 121-E, The La Quinta Cove Golf Club was approved in 1975 by the Riverside County
Board of Supervisors. The project proposal was supplemented with a supporting EIR (EIR 41)
which was certified in conjunction with the original Specific Plan approval.
The plan proposal was processed for the Eikee Corporation to enlarge the hotel complex in the early
1970's. The plan authorized construction of 637 condominium units, 420 hotel rooms (76 rooms
existed), 27 -hole golf course with clubhouse, and service facilities on 619+ acres. The specific plan
was approved by the Board of Supervisors of Riverside County in 1975. At the request of the
subsequent owner / developer, Landmark Land Company, the master plan layout was subsequently
amended in 1982 to allow an addition of 279 condominium units and 146 hotel rooms. The revised
plan was approved to increase project acreage to 638 + acres and add additional dwelling units and
hotel rooms. The revised plan increased the project to 916 condominium units and 642 hotel rooms
for a total of 1,558 units. The City of La Quinta accepted the Specific Plan (amendment 3) and
development plan in 1982. An environmental assessment was prepared for the 1982 revision, which
resulted in the adoption of a Negative Declaration.
14
Tract Map 14496 was processed in 1979 by Landmark Land Company to allow 591 single family
condominium units on 122 acres. The subdivided portions excluded the golf course lots created by
Parcel Map 14273. This tract included all properties west of Eisenhower Drive and was proposed to
be built in seven phases. However, only three phases were built. This area makes up the Santa Rosa
Cove project. The other existing residential areas were remapped under separate subdivision map
applications (i.e., Tracts 21120, 25237, and 23813).
In December 1987, Plot Plan 87-387 was approved by the City expanding the hotel by 342 rooms to
603 rooms. Also added were 69,192 sq. ft. of ancillary hotel uses including restaurants, offices,
shops and the provision of adequate off-street parking spaces. A traffic study was prepared in
support of the project proposal.
Plot Plan 88-393 and Specific Plan 121-E (Amendment 1) was approved by the City of La Quinta in
1988. The approval permitted construction of a new maintenance facility and overflow employee
parking lot west of Avenida Obregon north of Calle Mazatlan to serve the resort golf amenities
supporting the hotel uses.
In May 1989, Plot Plan 88-412 was approved expanding the hotel by 38 rooms to 641 rooms.
Landmark Land Company processed a second amendment to the Specific Plan and Plot Plan 89-421
in 1989. This approval proposed to eliminate the existing stadium tennis court, a small tennis club
building, and several adjacent parking spaces and replace them with 77 additional hotel rooms within
a 2 -story courtyard style building. The site for this proposal was located west of Avenida Obregon
between Avenida Fernando and Calle Mazatlan. This expansion project was approved but never built
and has expired.
Currently, the resort -oriented community consists of the 640 -room hotel with its convention facilities
including 60,000+ sq. ft. of exhibit space, restaurants and office/retail space. Other amenities of the
La Quinta Resort include two 18 -hole Pete Dye golf courses, 25 swimming pools, 38 hot tub/spas
and a tennis club.
Within the existing approval framework of SP 121-E private (gated) residential housing complexes
are scattered within the site and are illustrated in the Land Use Plan - Exhibit 9 summarized below:
A. Santa Rosa Cove - 334 residential units (6 lots vacant)
B. The Enclave/Mountain Estates - 91 residential custom lots (59 currently vacant)
C. Los Estados - Built out at 40 residential units
D. Tennis Villas - Built out at 48 units.
E. Land East of Eisenhower - currently vacant. Approved for 100 residential units.
1.5
1.5 ENABLING LEGISLATION
The authority to prepare, adopt, and implement specific plans is granted to the City of La Quinta by
the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through
65457). As with General Plans, the Planning Commission must hold a public hearing before it can
recommend adoption of a specific plan. The City Council of La Quinta may adopt a specific plan by
either ordinance or resolution.
1.6
1.6 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
This Specific Plan amendment has been determined to be exempt from the California Environmental
Quality Act under the provisions of California Government Code Section 65457 (a). An
environmental impact report was prepared in conjunction with the original Specific Plan approval
(121-E) and was certified with environmental review pursuant to subsequent amendments and map
applications. A Mitigated Negative Declaration of Environmental Impact has been prepared for this
project. The City of La Quinta Planning Staff used recently submitted environmental information
(generated for applications within the project boundary) supplemented with a focused Traffic Impact
analysis, Noise Analysis, Air quality Analysis, and Historic Resource Analysis for this project review.
This data, combined with information from the City's 1992 General Plan Update/EIR, has provided
ample basis for the findings indicating that there is a potential for adverse environmental impacts on
some of the issue areas contained in the Environmental Checklist but that the Mitigation Measures
recommended within this plan approval reduce potential impacts to insignificant levels.
IWA
Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The City of La Quinta is unique in that it is the only municipality in the nation named after a Resort
Hotel, The La Quinta Resort. The national recognition and positive image of the City of La Quinta
has been created, in large part, through the La Quinta Resort development and its premier recreation
based facilities. The La Quinta Resort is a recreation oriented community created within a series of
golf -oriented residential villages defined by two eighteen hole golf courses radiating from the La
Quinta Resort Golf Club complex. The Resort serves as the plan area center and focal point (see
Exhibit 3, Community Concept). The Resort Hotel community is further defined on the westerly
boundary by the steeply sloping Santa Rosa Mountains to the west providing both a physical
boundary and a visual backdrop to the community adjacent to the Mountain Course.
Exhibit 3
rani
2.1.1 Planning Area Breakdown
Planning Areas within the Resort Plan Community
The Specific Plan document breaks the plan area into five distinct sub -areas, each with corresponding
"site driven" development regulations and design criteria. These Planning Areas are depicted in
Exhibit 4 shown below.
IV
PLANNING AREAS
N Fill] Santa Rosa Cove & Re"ntial
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III
I
2.2
II
Exhibit 4
2.2 LAND USE
2.2.1 Land Use / General Plan Context
The La Quinta Resort 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 LRSP is a regulatory document which, when adopted by ordinance, governs all facets of project
development including the distribution of land uses, location and sizing of supporting infrastructure,
development standards and regulations, and methods of financing public improvements.
The LRSP is prepared as a link between the General Plan Land Use Element and subsequent
development proposals for individual Planning Areas within the LRSP. 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: 1.) Identifies the
general types, locations and distribution of land uses desired in La Quinta at buildout, 2.) Identifies
standards for land uses relative to population and building density/intensity and the character and
compatibility of land uses and, 3.) Identifies desired courses of action/ strategies which provide the
means to implement the community's land use policies.
The following key land use issues are addressed in the City's policies of the General Plan / Land Use
Element and are consistently reinforced within the development goals and policies of the Plan.
The La Quinta Resort Specific Plan will:
♦ Further the City's goal of promoting a low and medium density residential character with a
balance of supporting commercial facilities,
♦ Continue the implementation of the Resort to further the City's reputation as a desirable locale,
♦ Lend to the unique and attractive local character stemming from a combination of the Resort's
environmental setting near the mountains and its international reputation as a premier
destination resort.
2.3
2.2.2 Approved General Plan / Land Use
TC (RSP) shown on the Approved General Plan / Land Use exhibit responds to the Resort
Residential product and design character for the lands affected by this land use change. These Land
Use Policies are illustrated in Exhibit 6 and include:
Residential Land Uses
LOW DENSITY RESIDENTIAL - 2-4 DU/AC
MEDIUM DENSITY RESIDENTIAL - 4-8 DU/AC
Commercial Land Uses
TOURIST COMMERCIAL - TC -(RSP)
Other Land Uses
GOLF COURSE
OPEN SPACE
WATERCOURSE / FLOOD CONTROL
OS
APPROVED
GENERAL PLAN/LAND USE
RESIDENTIAL LAND USES
LDR LOWDENSITYRESIDENTTAL
�I MDR MEDIUM DENSITY RE SIDENTIAL
1
COMMERCIAL LAND USES
TC - (RSPB TOURIST COMMERCIAL
t
'I OTHER LAND USES
Qs OPEN SPACE
GOLF COURSE OPEN SPACE
WATERCOURSE / FLOOD CONTROL
,P) TC - (RSP)
LDR
0
C 1 TC -
LDR
G
Exhibit 5
2.5
2.3 ZONING
2.3.1 Approved Zoning
The approved zoning for the project area is illustrated in Exhibit 8 and includes:
Residential Land Uses
RL - LOW DENSITY RESIDENTIAL
RM - MEDIUM DENSITY RESIDENTIAL
Special Purpose Districts
TOURIST COMMERCIAL - TC - (RSP)
Overlay Districts
GC - GOLF COURSES
OS - OPEN SPACE
FP - FLOOD PLAIN
2.6
i LAND USE FLAN
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OPEN SPACE
r f' OPEN SPACE I
(SENSITIVE RESOURCE AREA)
{' � /r'/r ,Vit '' `� a, ' •} ` OPEN SPACE II
(PASSIVE AND ACTIVE RECREATION
AREA / GOLF & FACILITIES)
WATERCOURSE / FLOOD CONTROL
r
r
1
' RESIDENTIAL
��'�� f l •i 1 c `� � 1
LOW DENSITY
(2-4 DU—AC)
l 1
MEDIUM DENSITY
(4-8 DU—AC)
COMMERCIAL
PRIM Jr TOURIST COVi1V1ERCIAL
I ++++++ AREA O1,'PROPOSED RESORT
I�ACILI"1'1' & RESIDEN"flAl,
EXISTING HOTEL UNITS
III •
fln .tr,� TO BE REMOVED
rel dA UINTA ESORT
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specific Plan
�I Iia Quinta Resort
T 'rr 49-999 Eisenhower Drive, La Quirtta, CA.
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PREPARED FOR:
KSL Land Corporation
50-140 PGA Bled., La QUilIM, California
Exhibit i
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2.9
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APPROVED ZONING
RESIDENTIAL LAND USES
LOW DENMY RESIDENTIAL
MEDIUM DENSTIYRESIDENTIAL
COMMERCIAL LAND USES
TC TOURIST COMMERCIAL
OTHER LAND USES
GOLF COURSE
OS/HC OPEN SPACE/HH-LSIDE CONSERVATION
I'P FLOODPLAIN
TC - (RSP)
RL j
1 RIS
,
IV
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FP r
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Exhibit 6
2.7
2.4 THE MASTER PLAN OF LAND USE
The Land Use Plan depicted in Exhibit 9 illustrates the types, locations and general organization of
land uses within the Master Plan boundary of the La Quinta Resort Specific Plan. The Land Use Plan
illustrates the pattern of both prior and proposed development within the plan area. The Land Use.
Plan is intended to promote a balanced and functional mix of land uses and, once approved, will be
consistent with the City of La Quinta's General Plan. The Resort Specific Plan of Land Use promotes
goals for orderly, attractive, high quality golf -oriented resort and recreational develc4rment. As such,
the Land Use Plan establishes a comprehensive pattern of land uses and densities compatible with the
site's setting and the goals and objectives of the La Quinta Resort community.
The land area encompassing the La Quinta Resort Specific Plan previously provided for a maximum
of 1558 residential dwelling units throughout the 622 acres of the site planned for resort residential,
golf course and open space uses. The plan provided for a mix of densities from 2 to 8 dwelling units
per gross acre, with an overall density of 2.4 dwelling units per acre. Driven by market conditions,
the residential development within the plan area has not developed at the allowable maximum
densities in all residential planning areas. As a result, the remaining buildable land area may never
achieve the allowable dwelling unit count (given prior and proposed density criteria within the plan
area) given the fact that the majority of the residential "opportunity" has been built out at lower than
allowed densities. This amendment approves a reduction in overall allowable dwelling unit
production not to exceed 1367 Dwelling Units. This number is calculated as follows: 1558 - 152
Units east of Obregon = 1406. 1406 - 60 units of the allowable 110 on land south of Avenue 50
(assuming 12.6 AC x 4 DU/AC nets 50) built on the LDR = 1346. 1346 + 21 previously allowed in
the Hillside area = 1367 Units.
A detailed discussion of the change in land use (where applicable) and the resulting change in
development intensity (allowable dwelling units per acre) is presented for each of the five planning
areas. The Land Use Table delineates a comprehensive tabulation of allowed land uses, zoning,
acreages and densities for the same planning area. Acreage listed in each table represents the subtotal
acreage within the planning area for the General Plan / Land Use area. Units lists the remaining
residential unit count exclusive of Resort Residential units for future development under this Specific
Plan once approved.
2.s
2.4.1 Land Use By Planning Area
Within the boundary of the Specific Plan for the La Quinta Resort, a range of Land Use categories
are provided for. These include Open Space, Golf, Residential, and Tourist Commercial. The plan
area is broken into individual Planning Areas in order to address each unique development
environment within the plan boundary. Included in each description of land use (by Planning Area) is
a narrative and supporting graphics to delineate the proposed land use within each Planning Area of
the Specific Plan. Zoning and Development regulations for each planning area are presented in
Section 3 - Zoning And Development Regulations.
Planning Area I
Residential Land Use
Prior and planned residential land uses in Planning Area I are located west of Eisenhower Drive,
south of Avenida Fernando, east of Calle Mazatlan and north of the existing Santa Rosa Cove
community. A variety of Resort Residential and Residential housing types are provided for within the
Planning Area; all consistent with the Medium Density Residential and Tourist Commercial
designations 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. The existing residential development
within Planning Area I; the La Quinta Tennis Condos, are not a part of the proposal for either a
change of zone, land use or development regulation and will remain guided by the existing La Quinta
Zoning and Development Regulations within the City of La Quinta.
Planning Area I is illustrated in the Resort Residential Diagram - Map Pocket IV and is described
below.
Tourist Commercial Land Use
Within the Planning Area, TC - (RSP) Tourist Commercial land uses include resort hotel, residential
and supporting tourist serving commercial facilities for the Resort. Various upscale retail shops,
personal services, meeting and function serving structures and spaces, and professional service
facilities are provided for the needs of the La Quinta Resort guest and associated residents of the
resort residential community.
The La Quinta Resort Residential Overlay District
Within the Tourist Commercial area of the La Quinta Resort, the Resort Residential TC - (RSP)
Overlay district is proposed to allow for the development of detached and/or attached resort
residential and other similar residential units. Resort -residential housing is defined as housing product
designed specifically to co -exist within a resort environment and in many ways takes on the character
and attributes of the resort setting where located. The residential product is designed to provide
ownership opportunities to repetitive and loyal guests of the resort who may want to secure their
resort experiences for life. Therefore, the design and development of the residential community and
housing product is modeled to provide more resort -oriented living experiences. These living
experiences are differentiated from typical vacation home experiences in that the visits are shorter in
duration and the owner typically requires a higher level of service such as access to room service,
daily maid service, full maintenance and management, etc.
2.11
To create this type of resort residential living environment, the community and product design
generally results in conditions peculiar to those areas such as:
♦ Perimeter and group parking to preserve the pedestrian experience within the community core.
♦ Small unit sizes in general but with large bedroom and bath areas.
♦ Courtyard design with a predominance of orientation to courtyard and pool environments.
♦ Access to all hotel amenities and services.
♦ Turn key unit delivery including furniture, fixtures, equipment, kitchen ware, linens, etc.
♦ Full maintenance services for the interior and exterior of the units.
♦ Provision of generous private courtyard and deck areas.
♦ Product densities more consistent with the existing hotel product.
The complete list of permitted uses and the development regulations for the Tourist Commercial land
use within the plan boundary is established by the Tourist Commercial Regulations found in Section 3
of this Specific Plan. Additional Tourist Commercial uses are specified in the City of La Quinta
Zoning Code Section 9.70.070 CT Tourist Commercial District and shall apply to Planning Area I
unless specifically altered within this Specific Plan document.
The La Quinta Tennis Club and Recreation Amenities
The La Quinta Resort and Club offers guests a full array of court surfaces - hard, grass, and clay.
Also included in the existing tennis facility amenities are professional instruction facilities, tennis pro
shops, Olympic -sized pool, spa, and exhibition court. Future recreational amenities include a full
service Fitness Center featuring all state of the art fitness and aerobic training facilities. The general
location of the Fitness Center is illustrated in the Resort Residential Diagram - Map Pocket IV.
The La Quinta Resort Spa
Within Planning Area I of the Specific Plan, the Resort will feature the La Quinta Spa which is
programmed to include a variety of resort spa amenities. The concept for the La Quinta Spa is
illustrated in Exhibit 10 herein and in Map Pocket II. An ancillary fitness center will be located
within the grounds of the Tennis Center and Swimming Pool which may share lockers, Pro Shop,
registration, and food service facilities with other resort facilities. The site plan presented herein
illustrates the plan of development and adjacent structures within the context of the resort. The La
Quinta Spa will be an "amenity facility" - one of many amenities available to resort guests. The spa,
salon and fitness offerings may include physical fitness, aesthetic refinement, health enhancement, and
life style management, but the emphasis will be on relaxing, exercising and beautifying.
Exhibit 8
The Architecture of the facilities will embrace the materials and styles of the existing hotel featuring
programs offered which embrace the outdoors, celebrate natural light, the existing ambiance of the
mountain views and carefully control sound, colors, and odors aromas.
The Resort Spa Shop will be located near the entrance of the salon and reception and carry Spa,
Skincare, bath, and beauty products. Spa Member Facilities will include Men's and Ladies Members
Lockers as part of the Fitness, Tennis, Swim Club Members Facilities, located near but separate from
the spa. This area may have direct entrance access to the members porte cochere and parking area.
2.13
North Elevation
South Elevation
West Elevation
East Elevation
2.14
Exhibit 9
Historic Resource Related Considerations of the proposed Land Use
The La Quinta Resort has, from it's inception in the 1920's, established the area's unique identity and
was the origin of the City's name. With the recognition of this status, the City of La Quinta
Community Development Department initiated an analysis of the Significance of the La Quinta Hotel
buildings and grounds as related to the development proposal within this Specific Plan. The
recommendations of the report have been carefully integrated into the development proposal within
the LRSP. In addition to listed conditions, proposed structures within the residential project must be
one story where adjacent to the existing Resort Casitas. Conditions for development within certain
areas of the Resort is delineated within the report prepared by Mellon and Associates, Historic
Preservation and is attached as Appendix II.
Landscape Courtyard & Urn Fountain
modeled after the original Arrival Court Fountain & Plaza
2.15
PLANNING AREAS
PLANI\ING ARF --A BREAKDOWN
III
TABLE 1
PLANNING AREA I - LAND USE
La Quinta Resort Grounds
MDR - Medium Density Residential RM
TC - Tourist Commercial TC
SUBTOTALS
II
5.5 48 4-8 DU/AC
60.5 '
66.02 48
'Unit count dependant upon Development Standards per Planning Area.
2.16
II
'
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i` 4�7 .Sey f'; ��
`yyrs�
I3' r.al� 1F,w
III
TABLE 1
PLANNING AREA I - LAND USE
La Quinta Resort Grounds
MDR - Medium Density Residential RM
TC - Tourist Commercial TC
SUBTOTALS
II
5.5 48 4-8 DU/AC
60.5 '
66.02 48
'Unit count dependant upon Development Standards per Planning Area.
2.16
Planning Area II
Residential Land Use
Planned Residential land uses in Planning Area II are located West of the existing Duna La Quinta
residential project, South of 50th Avenue, East of Eisenhower Drive, and north of the Resort Dunes
Golf Course. Residential housing types are planned consistent with the proposed Low Density
Residential designation proposed for the property.
The La Quinta Resort Residential Overlay District
Residential land use in Planning Area II is Low Density Residential to allow for the development of
detached and/or attached resort residential and other similar residential units. The permitted dwelling
types, lot size, height limits and other site development standards are established in Section 3, Zoning
and Development Standards, Planning Area II, within this Specific Plan document.
Tourist Commercial uses within Planning Area II are limited to employee parking as approved by Site
Development Permit.
Open Space Land Use
Golf and recreational uses currently exist on the land within Planning Area II and are generally
located throughout the land located west of the Duna La Quinta, south of 50th Avenue, east of
Eisenhower Drive.
Ancillary Land Use
Within the boundary of Planning Area II, the La Quinta Resort Parking Facility is planned. In
response to an adjacent resident's input, this parking lot is to be constructed on the southerly portion
of Planning Area II insulated from existing adjacent residential development by existing golf course
corridor, open space, and circulation ROW. Access will be taken from Eisenhower. Parking facility
access will be limited to right turn in and right turn out with the opportunity to amend this access to a
left turn in given approval by the La Quinta Engineering Department supplemented with a
demonstration of adequate sight distance. An analysis of the potential noise and traffic related
impacts related to the (revised) development proposal within this Specific Plan has been prepared and
is attached in its entirety as Appendix I & III and summarized herein. A folded 40 scale site plan is
included in Map Pocket IV.
Noise Related Considerations of the proposed Land Use
Initially, the LRSP development proposal included the provision of a consolidated maintenance
facility. In response to public comment, this facility has been removed from Planning Area II and the
LRSP entirely. Even given the development program for the consolidated maintenance facility, it has
been estimated that the exterior CNEL generated by the (previously) proposed maintenance facility
would comply with the City's standard of 60 dB at all existing and future homes in the vicinity.
Subsequent to the removal of the maintenance facility, additional concerns were addressed relative to
residential noise criteria for Calle Mazatlan and Avenida Fernando. The analysis prepared by Endo
Engineering indicates that there are no significant impacts associated with the proposed project
relative to the City's standards. The analysis considering these potential noise impacts is included as
Appendix V - Residential Noise Assessment Supplement appended to the LRSP.
2.17
Traffic Related Considerations of the proposed Land Use
In response to concerns for potential impacts to existing and proposed traffic patterns in and around
the project, the City of La Quinta Community Development Department has required a focused traffic
study of : (1) existing roadway and traffic conditions at several specific gate and roadway locations;
(2) probable traffic changes related to the proposed project; and (3) mitigation measures required to
meet City minimum level of service requirements and traffic engineering design standards. These
technical documents are provided in Appendix III with supplemental comments and responses by
Endo Engineering.
The scope of the study prepared by Endo Engineering complies with Riverside County specifications
as set forth in the November 1991 Traffic Impact Study Report Preparation Guide developed by the
Transportation Planning and Development Review Division. The analysis herein employs the 1994
update to the Highway Capacity Manual (HCM) to analyze levels of service via the Highway
Capacity Software (HCS) package prepared under FHWA sponsorship and maintained by the
McTrans Center at the University of Florida Transportation Research Center. A copy of the final
study document is included herein as Appendix III.
Resort Employee Parking Lot Impact Analysis
The existing parking area for the La Quinta Hotel employees is located at the rear of the hotel, west
of Avenida Obregon and north of Calle Mazatlan. There is currently a paved parking lot with 160
parking spaces for hotel employees at this location as well as a neighboring lawn maintenance /
storage area that can accommodate 17 parked vehicles.
The proposed parking lot replacing the existing facilities is entirely within the La Quinta Resort
Specific Planning Area II, within the City of La Quinta. The technical site plan for the proposed
parking facility is presented in Map Pocket III.
The result of implementation of the proposed parking function allows the parking that currently
occurs in more sensitive areas to be relocated and consolidated into a more centralized area that is
adjacent to a four -lane divided primary arterial street (rather than a two-lane residential street;
Avenida Fernando & Avenida Obregon).
It should be noted that the ultimate improvements to the traffic ways of Ave. 50 and Eisenhower will
provide an excess capacity of approximately 50% over and above ultimate demand on these
roadways.
Based upon the analysis of the key intersections in the project vicinity, it was determined that all of
the intersections currently operate, and will continue to operate at acceptable levels of service with or
without the project. Although the proposed project would create a minor change in the
year 1997 peak hour intersection delay, the change would not be sufficient to change the level of
service at any of the key intersections. As a result, area wide (offsite) improvements to the
circulation network will not be required with or without the project to accommodate year 1997 peak
hour traffic demands. A detailed discussion of traffic related impacts and mitigation is presented in
Tech Appendix III to this Specific Plan.
2.18
The following mitigation measures within the technical document prepared by Endo Engineering
(included as Appendix III to this document) to reduce potential circulation impacts associated with
the proposed project are required to be implemented.
1. The proposed parking lot shall include approximately 250 paved parking spaces and no fewer
than the number of parking spaces being eliminated from the existing off street parking lots
(approximately 177 spaces).
2. The La Quinta Hotel has six shuttle vehicles available at present that can accommodate up to 20
passengers per vehicle. These shuttles shall be utilized to transport employees between the new
parking lot and the hotel, and other work areas at the La Quinta Resort, as needed.
3. The project shall include lane geometric improvements at the one access point proposed in
Planning Area II as shown in Figure VI -2. These include a raised median on Eisenhower Drive
to prevent left -turn access.
4. Clear unobstructed sight distances shall be provided at the access location proposed for
Planning Area II.
5. The proposed site access design shall be subject to the review and approval of the City Traffic
Engineer and the Community Development Department during the development review process
to insure compliance with City access and design standards.
6. If the Fire Department requires secondary or emergency accesses -for the residential
development proposed in Planning Area II, it shall be provided.
7. Provisions shall be made to accommodate pedestrians on Avenida Fernando between Avenida
Obregon and Eisenhower Drive. Several options are available, subject to the review and
approval of the City Engineer and the Community Development Department. A walkway shall
be provided via striping on the pavement and/or installation of a sidewalk on Avenida Fernando.
The following mitigation measures should be implemented in conjunction with development of the
residential areas within Planning Area II.
1. Avenue 50 shall be fully improved adjacent to Planning Area II by adding curbs and gutters to
the south side of the roadbed, as required by the City.
2. The existing transit stop adjacent to Planning Area II on the south side of Avenue 50 shall be
replaced with a covered bus shelter in conjunction with roadway improvements along the
south side of Avenue 50 associated with residential development of Site #2.
3. The site access proposed on Avenue 50 opposite the existing median break for the entry to
the La Quinta Golf Club (located approximately 270 feet east of Eisenhower Drive) shall be
gated, allowed full access, and controlled by stop signs on the minor leg. This access point shall
include a means for vehicles that enter by mistake to turn around and exit without activating the
gate.
2.19
Guard Gate Queuing Requirements
1. The hotel should always include a reservation number on the guest passes to allow the
hotel guests to utilize the right entry lane at the guard gate. The mitigation would in and of
itself effectively eliminate all project -related traffic impacts at the guard gates.
Other mitigation strategies that would reduce current and future vehicular queuing impacts include
the following:
1. A second guard should always be available during peak traffic hours to process vehicles in the
left entry lane.
2. Hotel guest that arrive before their room is ready and visit the golf clubhouse should be given
gate passes and instructed to use the right entry lane to minimize delays at the guard gate.
3. A map should be provided with each hotel guest pass, and gate instructions should be
printed on the back of the guest pass that direct hotel guests to use the right entry lanes at the
gated entries and prominently display guest passes in vehicles.
4. Signage should be provided at the gated entries indicating that residents and hotel guest with
passes should use the right entry lane.
5. If the procedural changes identified above are implemented but the queue of vehicles in the left
entry lane continues to extend longer than three vehicles, the guard gate at Calle Mazatlan
should be relocated westerly to provide as much stacking distance for vehicles as possible and
minimize the potential for queues of vehicles extending out onto Eisenhower Drive
On- Site Roadway Improvement Requirements
When adjacent development occurs, Avenue 50 shall be fully improved adjacent to the site by adding
curbs, gutters and streetlights, as required by the City. Modification of the raised median shall be
undertaken to provide a westbound left -turn pocket at the access to the residential area in Planning
Area II. The existing transit stop adjacent to Planning Area II (on the south side of Avenue 50) shall
be replaced with a covered bus shelter in conjunction with roadway improvements along the south
side of Avenue 50 associated with development of the residential uses proposed. Eisenhower Drive
shall be improved adjacent to Planning Area II by adding additional pavement, curbs, gutters to the
east side of the roadbed, as required by the City.
2.20
E
IV
III
I
TABLE 2
'.';X11
PLANNNG AREAS
,
GENERAL PLAN/LAND USE
ZONE
ACRES UNITS DENSITY
a
TC
6.3
LDR - Low Density Residential
RL
+
k
La •
6.0 —
W - Water Course / Floodway
WC
3.5 -
5f I
26.4 5t)
'Unit count calculated as follows: 12.6 X 2-4 MAC = 50.
Santa Rosa Cove & Kesklenlial
- �
•.5�
,{�it�j,,'yx1y1U�1
l
E
IV
III
I
TABLE 2
PLANNING AREA II - APPROVED LAND USE
La Quinta Resort & Residential Grounds
GENERAL PLAN/LAND USE
ZONE
ACRES UNITS DENSITY
TC - Tourist Commercial
TC
6.3
LDR - Low Density Residential
RL
12.6 50' 2-4 DU/AC
j G - Golf Course
GC
6.0 —
W - Water Course / Floodway
WC
3.5 -
SUBTOTALS
26.4 5t)
'Unit count calculated as follows: 12.6 X 2-4 MAC = 50.
2,2
Planning Area III
Residential Land Use
The residential components of Planning Area III are currently in place in various stages of completion
at this time. A total of +/- 400 Units are constructed to date. The amendment of Specific Plan 121-
E Specific Plan as presented herein recognizes that existing residential neighborhoods within the plan
boundary (Planning Area III) are to be governed by the current La Quinta Zoning Ordinance and as
such, do not warrant additional delineation or development regulations.
These sub -communities within Planning Area III area include:
♦ Santa Rosa Cove with 334 of 340 residential units built to date.
♦ The Enclave/Mountain Estates provides for 91 residential custom lots less than sixty of which
are currently vacant.
The Los Estados project is built out at 40 residential units.
Open Space Land Use
Open Space land use within Planning Area III comprises golf course area and common area open
space within the residential areas of the plan. These areas are not planned to change as a result of
approval of this amendment to the LRSP.
2.22
PLANNING AREAS
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BREAKDOWN
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TABLE 3
II
PLANNING AREA III - APPROVED LAND USE
Low Density Residential and Golf Course
GENERALPLAN/LAZONE ACRES UNITS DENSITY
LDR-Low Density Residential RL 122.0 488 2-4 DU/AC
G - Golf Course GC 26.0
SUBTOTALS 148.0 488
2.23
Planning Area IV
Open Space Land Use
Open Space land use is primarily Resort Golf, Clubhouse and Parking facilities and supporting
maintenance and management facilities. These areas are not planned for a change of land use as a
result of approval of this amendment to the LRSP.
Water Course / Flood Control Area
The primary administrator of the storm water drainage system in the City is 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 Resort Golf Course before being transported to
the Coachella Valley Storm water Channel via the La Quinta Evacuation Channel.
This evacuation channel relies on the La Quinta Resort golf course to safely collect and transport
flows in an aesthetically pleasing setting through a portion of the City encompassed by that portion of
the Specific Plan area. These areas are not planned for a change of Land Use as a result of approval
of this amendment to the LRSP. This is graphically depicted in the Illustrative Land Use Plan - Map
Pocket I.
2.24
PLANNING AREAS
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e
FMA�rr Ly}
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III
V
I
II
TABLE 4
PLANNING AREA IV - APPROVED LAND USE
La Quinta Resort Golf Course
GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY
G - Golf Course GC 149
W - Water Course/Floodway WC 16 --
SUBTOTALS 165
2.25
Planning Area V
Residential Land Use
The residential components of Planning Area V consists of one unit built immediately to the north of
the Enclave Mountain Estates. No change to this existing entitlement in the Hillside area of the LRSP
will occur as a result of approval of this amendment to the LRSP.
Open Space and Hillside Land Use
Open Space and Hillside land in Planning Area V is defined by the mountainous areas in excess of
20% slope and are generally bounded by the La Quinta Resort Golf Course and existing residential
areas of Planning Area III.
The Open Space in Planning Area V is defined by those hillside areas which present limited
development opportunities consistent with the Hillside topography and/or those areas which are not
developable from either a public safety or an engineering perspective. The Open Space and Hillside
land uses envisioned for the LRSP are limited to those non -obtrusive uses supporting the cultural,
historic, and recreation based appreciation of the unique terrain and environs surrounding the LRSP.
For those hillside areas which will support limited resort supporting development, criteria is
established to ensure the safety of the public, and to ensure that the placement, and type of all hillside
development is suitable to the topography of the existing terrain, that proposed developments will
provide for minimal disturbance of the existing terrain and natural habitat, and that the natural hillside
characteristics will be retained wherever practicable.
Open Space and Hillside encroachment in Planing Area V is limited to private ownership resort
supporting development to limit the public from hazards associated with hillside development,
including seismic activity, landslides, flooding, inaccessibility from fire and emergency services, lack
of water for fire control, wild fires, collapse of roads, and similar risks and to protect and conserve
hillside ecosystems (Santa Rosa Mountains National Scenic Area) through the retention of unique
natural topographic features and hillside characteristics, including drainage patterns, streams, slopes,
ridge lines, rock outcroppings, vistas, natural vegetation, and the habitats and migratory routes of
animals.
Any allowable use of these areas within the LRSP is envisioned to remain in private ownership to
maximize the retention of the City's natural topographic features, including, but not limited to,
mountainsides, mountain faces, skyline profiles, ridge lines, ridge crests, hilltops, hillsides, slopes,
arroyos, ravines, canyons, prominent vegetation, rock outcroppings, view corridors, and scenic vistas
through the careful limitation and selection of building sites and building pads on said topographic
features, thereby enhancing the beauty and character of the Resort's setting within the City's
landscape.
Specific development criteria related to Planning Area V Open Space and Hillside Areas are defined
in Section 3, Zoning and Development Regulation within this Specific Plan document.
2.26
IL
IV
44
III
I
IN •
PLANNING AREA BREAKDOWN
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II I to QLInta Rpt &Rr LW
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II
TABLE 5
PLANNING AREA V - APPROVED LAND USE
Open Space
GENERAL PLAWLAND USE ZONE ACRES
LDR-Low Density Residential RL 3.5 11 2-4 DU/AC
OS - Mountain/Open Space OS 211.5 2 1 DU/10 AC
SUBTOTALS 215.0 22
'One unit presently exists.
'Residential density transferred to areas outside of the Hillside Conservation Overlay Zone.
2.27
SUMMARY TOTALS
TABLE 6
Approved Land Use
GENE:ii\■»e\V fie\ID IISE
UU1►1E
'_�G1:ES 11ITbSS]a►b'�1\'-
LDR - Low Density Residential
RL
138.1 620.0 2-4 DU/AC
MDR - Medium Density Residential
RM
5.5 48.0 4-8 DU/AC
TC - Tourist Commercial
TC
66.8 --
G - Golf Course
GC
181.0
OS - Open Space
OS
211.5
WC - Water Course / Floodway
WC
19.5 —
TOTAL 622.4 668.0'
'This total unit generation "Cap" does not reflect Tourist Commercial Resort Residential.
2.28
2.5 CIRCULATION PLAN
Project related circulation improvements are, for the most part, currently in place due to the
improvements made over the development history of the project. Future improvements necessitated
by additional project related improvements are shown 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 infrastructure to
private street improvements within the plan area (See Regional Location & Vicinity Map, Exhibits 1
and 2).
2.5.1 Offsite Improvements
The off-site 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 Eisenhower and 50
Avenue.
E15ENHOMR DRIVE
Exhibit 10
2.5.2 Onsite Improvements
The project site is served by internal private roadways which link interior residential developments
and the La Quinta Resort to the existing perimeter public roadways of Eisenhower and 50th Avenue.
Access to the La Quinta Resort Village within the plan area will be provided via the existing La
Quinta Resort main drive from Eisenhower. This internal private roadway has been the "formal"
entryway to the hotel grounds from the earliest development of the site and is bordered by majestic
Italian cypress rows creating a "signature" landscape impression unique to the Resort arrival
experience. The configuration of this entry experience is not contemplated to change within the
framework of this plan. All internal supporting private roadways will be improved to the design and
structural standards in effect at the time of tentative map or developmental approvals.
2.29
50TH AVENUE
Exhibit 11
q' q' VARi
v
NEIGHBORHOOD STREET
2.30
Exhibit 12
Alk
re
OAA
RE50RT RE5IDENTIAL ROAD^AY
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ilk
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IL
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24'
5ERVIGE 4 EMERGENCY AGGE55 ROADNAY 5EGTION
2.32
Exhibit 14
2.6 CONSERVATION, OPEN SPACE AND RECREATION PLAN
The Resort Specific Plan Conservation, Open Space, and Recreation Plan identifies and establishes
the plan policy relative to the identification, establishment, preservation and management of natural
resources, open space and recreation amenities within the plan area boundary. The purpose of the
Conservation, Open Space, and Recreation Plan is to establish development policies and philosophy
which identifies areas in the La Quinta Resort plan area with substantial natural resources which shall
be managed to prevent waste, destruction or neglect. Additionally, the plan identifies policies related
to permissible uses development standards within Conservation, Open Space, and Recreation areas,
as well as programs to ensure the conservation of resources and identifies desired courses of action/
strategies which provide the means to implement the community's conservation policies.
2.6.1 Conservation
The La Quinta Resort 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
resort community. Policies and programs for the conservation, management and use of natural
resources include:
r 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.
r Preservation of existing water resources by storing excess drainage water in the golf course
lakes for use in golf course irrigation.
Topography/Hillside Areas
Approximately 211 acres or 30 percent of the Specific Plan area is comprised of the undeveloped
Santa Rosa Mountains, which are located in the south and western central region of the plan area.
These mountains contribute to the City's visual, wildlife and archaeological resources. The mountains
provide a dramatic framing element for the La Quinta Resort as a result of their close proximity, steep
topography and varied vegetation.
Prior to issuance of first building permit, the developer shall record an easement ensuring that all
hillside areas remain undeveloped open space, except for the areas presently developed. The
easement is to be approved by the city attorney.
Archaeological Resources
Information provided by the Archaeological Research Unit at the University of California, Riverside,
concluded that the most likely locations of prehistoric cultural resources in La Quinta were along the
foot of the Santa Rosa and Coral Reef Mountains. The LRSP does not contemplate further
development or disturbance in this area however, as a condition of approval, excavations in excess of
ten feet in depth will require grading monitoring to assure the protection of potential archaeological
resources on site.
2.33
Historical Resources
A detailed historical analysis and inventory of the La Quinta Resort has been prepared at the request
of the La Quinta Community Development Department by Mellon and Associates - Historic
Preservation, and is presented in its entirety Appendix II. A summary of the text is presented below.
�4'
RESORT ENTRY DRIVE
Exhibit 15
Significance of the La Quinta Hotel Buildings and Grounds
The La Quinta Resort Hotel established the 20th century identity of area known as City of La Quinta.
Nineteenth and 20th century settlement patterns and development of La Quinta parallel that of many
other Southern California communities. Early homesteaders and citrus growers first constructed
buildings and created an economic base and springboard for community growth. What set La Quinta
apart, and established the area's unique identity, was the La Quinta Resort Hotel. So strong the
identity and presence of the hotel, the area became known as "La Quinta" and ultimately incorporated
city was so named.
Businessman Walter Morgan's vision of a desert resort recognized the total experience should include
quality accommodations (buildings and grounds), and services to complement the natural beauty of
surrounding desert lands. Morgan also possessed the vision to hire architect Gordon Kaufmann who
would become one of Southern California's most distinguished architects. Kaufmann's "signature
details ... loggias, arches, chimneypots of a multitude of forms, ramadas for dining, and private patios
enclosed by walls" were embraced in resort's Spanish Eclectic/Mediterranean styling. Morgan and
Kaufmann used local craftsmen, materials and building techniques. The buildings' adobe was
fabricated on site as were the tiles used on roof, floors and as decoration.
2.34
Morgan combined natural setting and expert architecture with his marketing savvy to inform the
world about his desert gem. The resort's high quality was acknowledged through extensive
publication coverage in magazines including prestigious architectural journals. Kaufmann's design
which allowed for privacy along with Morgan's marketing abilities established La Quinta Hotel
Resort as a high quality safe haven. Patronage by Hollywood's entertainment industry celebrities
heightened and reinforced this image over the decades.
The La Quinta Hotel with Casitas, La Casa and Walter Morgan House, constructed in 1926-27, are
over fitly years old. Each possesses local architectural integrity in terms of location, design, selling,
materials, workmanship and feeling. The architectural styles, execution and quality of workmanship
and materials include original elements, expressing a historic sense of time and place.
The significance of La Quinta Hotel and Casitas, La Casa and the Walter Morgan House is directly
related to the "Resort Industry" context articulated in the "City of La Quinta Historic Context
Statement" (Moriquand; 1996). The La Quinta Hotel was the catalyst for the development of the
resort industry in La Quinta attracting people of means and importance to the area.
The La Quinta Hotel, Casitas and grounds (elongated ovals, relationship of Casitas to each other and
to Hotel building) are eligible for designation as a City of La Quinta Historic District and meets three
of the landmark criteria (a historic resource need only meet one criterion to qualify). Under City
Criterion A, this Historic District "exemplifies or reflects special elements of the city's cultural, social,
economic, political, aesthetic, engineering or architectural history." The La Quinta Hotel Historic
District is highly significant since its inception in terms of its contribution to the city's cultural, social
and economic history. In fact, the Hotel set the standard of development quality and tone for the
entire City. Under City Criterion B, a Historic District " is identified with persons or events
significant in local, state or national history." Specific areas within the existing resort provide the
framework for a Hotel Historic District. This Hotel Historic District is associated with its visionary
developer, Walter Morgan, one of the City's first entrepreneurs. This District also possesses a rich
associational social history linked both to the Hotel's clientele and its staff who helped build the local
economy. Under City Criterion C the La Quinta Hotel Historic District "embodies distinctive
characteristics of a style, type, period or method of construction, is a valuable example of the use of
indigenous materials or craftsmanship or is representative of a notable work of an acclaimed builder,
designer or architect." The La Quinta Hotel Historic District meets this Criterion in a number of
ways. The hotel was a seminal work of one of Southern California's's most important architects of
the early 20th century, Gordon Kaufmann. The design of the Hotel incorporated elements that were
to become Kaufmann's signature details. The Hotel was featured in significant architectural journals
of the period and prestigious commissions such as the Los Angeles Times Building, California
Institute of Technology Atheneum, and Hoover Dam followed Kaufinann's success with La Quinta
Hotel. Local craftsmen, building techniques and materials, including on-site fabrication, were integral
to the construction process and quality of buildings.
City Landmark Status Issues
As City landmark eligible any proposed work on these historic buildings should conform to the
Secretary of the Interior's Standards for Rehabilitation. The buildings are also required to use the
State Historic Building Code which provides greater flexibility in achieving requisite levels of safety
while allowing for the preservation of significant character -defining building features.
2.35
The Walter Morgan House
The Walter Morgan House is eligible for designation as a City of La Quinta Landmark under Criteria
B and C. It was designed by architect Gordon Kaufinann for La Quinta Hotel developer Walter
Morgan. The significance of these personages are detailed above.
La Casa
La Casa appears to be eligible for designation as a City of La Quinta Landmark under Criterion A as a
good example of the architectural history of the City and under Criterion B by its association with the
La Quinta Hotel and clientele.
Finally, the historic buildings of the Resort and their relationship to each other create a significant and
unique environment. This aspect of the Resort Hotel combined with its high level of hospitality sets
La Quinta Hotel Resort apart from other prestigious hospitality resorts.
2.6.2 Open Space
The La Quinta Resort is designed in recognition of the fact that as urban and suburban development
takes place, recreation and open space becomes a limited and valuable resource. In addition, it is
recognized that high-quality projects are designed and planned around an open space/recreation
program. Types of open space/recreation uses currently in place for La Quinta Resort include golf
courses, resort amenities, and common open space areas within the residential developments in place
or planned for the future.
Approximately 34% of the project area is dedicated to four championship golf courses designed so
that adjacent residential and resort hotel development will benefit from the visual and open space
value created by the golf amenity.
To further maximize the effect of open space, common open space areas are strategically located
throughout the residential components of the project. These common open space areas are created as
dwellings are clustered or higher density residential uses are developed along golf course areas.
Where appropriate to the adjacent residential development, common area pools will be provided.
2.6.3 Recreation
The La Quinta Resort 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:
♦ Promotion of a variety of recreation uses in context with a resort lifestyle.
♦ Promotion of high quality, championship -level golf and tennis facilities
♦ Continued development of a variety of housing types with open space providing both passive
and active recreation opportunities.
Permitted recreation facilities include:
s Championship Golf Courses and Club Facilities
• Driving Ranges
♦ Tennis Courts
2.36
r Swimming Pools & Jacuzzi's
♦ Health Spas
♦ Pro Shops
♦ Shopping Amenities
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.
2.37
2.7 INFRASTRUCTURE
The infrastructure system planned to serve the La Quinta Resort project is described below and is
designed to provide a coordinated system of infrastructure and 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.
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.
Although the City is blessed with an abundance of ground water which is currently low priced, 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 efficient plant material approval
policy (i.e. drought tolerant landscaping that looks lush), implemented through a landscape review
committee and a water management specialist.
Irrigation Water
Irrigation water is either pumped from shallow wells or is provided by the CVWD and is supplied to
the City via the All American Canal. The canal receives its supply of water from the Imperial
Reservoir on the Colorado River north of Yuma, Arizona. which loops through the City on the west
side of Lake Cahuilia County Park passing through another premier development of KSL Desert
Resorts, Inc., PGA West. Although the irrigation water conveyed from the Colorado
River could be made potable with limited treatment, the existence of the vast, high quality
underground water supply has relegated this source for use in irrigating golf courses, existing
agricultural areas and for recharging the underground aquifer.
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
2.38
EXISTING AND PROPOSED
INFRASTRUCTURE
POTABLE WATER FACILITIES
...ar TRUNK LINE (12• - 18")
SANITARY SEWER FACILITIES
ua.FORCE MAIN
STORMWATER FACILITIES
CHANNEQBASINS/DYU5/STORM DRAINS
NATURAL GAS FACILITIES
r....r. DISTRIBL"17ION SYSTEM
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2.39
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2.39
treatment plant can be expanded in the future to serve additional demand, including demand La
Quinta encompassing the Resort plan area.
Storm Water Drainage
The storm water drainage system in the City is designed as a comprehensive system to safely collect
and transport flows through the City. Local storm water facilities (on-site) are reviewed and
approved by the City Engineering Department. The storm water policy requires that, storm water
flows generated on-site shall not leave the site. This concept of retention and percolation applies to
all but the most intense storm generated water. With the project site strategically located within the
cradle of the Santa Rosa Mountains, certain major runoff volumes are transmitted offsite via the
Oleander Basin and its floodway to the east.
2.7.3 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone are routed
around the perimeter of the La Quinta Resort site. All permanent power and telecommunications
distribution lines internal to the project will be placed underground.
2.7.4 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La Quinta
for this purpose. Refuse collection occurs in accordance with a schedule established by the franchisee
and the city. Refuse collection within the plan area is currently provided forthwith collection
occurring in accordance with a schedule established by this franchisee. It is envisioned that the resort
residential areas of the plan will be served by extension of the contract refuse collection services
currently in place at the resort. 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 Resort.
2.7.5 Schools
The public education needs of the City are provided by two public school districts which include the
Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School District
(CVUSD). The Coachella Valley also contains several private schools administered by religious or
other private entities that are attended by La Quinta school children. The boundary between the two
districts extends south on Jefferson Street, from Avenue 48, and west on Avenue 58 with the Resort
plan area being 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 and the provision of proposed schools to be located in the City,
the La Quinta Resort plan is adequately served through buildout of the plan area.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and La Quinta Resort) through a contract with
the Riverside County Sheriff Department. The Sheriff Department extends service to the City from
2.40
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 Resort 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 resort amenity and recreation -based lifestyle, the Resort plan area is further
protected by a private security force. 24 hour patrols silently comb the grounds for any inkling of
threat or intrusion that would upset the idyllic ambiance that is the hallmark of the La Quinta Resort
Lifestyle.
2.7.7 Fire Protection
aFire 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
n Washington Street, and another facility (Station #70) at the intersection of Madison Street and
lAvenue 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 970 in La Quinta.
2.7.8 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000 square
feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance
Department, Planning and Community Development Department (facilitating expedited plan
approvals through the expanded resources of the Community Development Department), Engineering
and Public Works Department. These public resources are housed in the municipal complex at the
southwest corner of Calle Tampico and Washington Street. The complex provides space for all City
administration staff and associated ancillary facilities. Given the current level of developer backed
participation funding current growth within the City, this new facility provides adequate space for
City functions projected to suffice a growing population well into the future.
2.7.9 Library Facilities
The City is served by a public library located in the Village which is administered by the Riverside
County Library System. The existing facility contains approximately 2,065 square feet and includes
approximately 18,000 volumes. 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.
2.41
2.8 RESORT COMMUNITY DESIGN GUIDELINES
The design guidelines contained in this sub section are intended to establish a consistent design
expression among site planning, engineering, architecture, and landscape architectural components
while allowing reasonable flexibility in design.
The design guidelines for La Quinta Resort 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 Resort Hotel 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 Resort Hotel 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.
2.42
Plaza Grande
Plaza Grande
The architectural facade of the Spa will provide the focal of the terminus of the Plaza Grande. This
orientation is illustrated in Exhibit 10 - see page 21 and Map Pocket II. The plaza serves as a
pedestrian orientation element device as well as an event stage and gathering space for the resort
guest experience. The Plaza Grande will be scaled to encourage spontaneous or organized resort
group events and celebrations.
The Spa building forms shall be used to frame the backdrop of the Plaza Grande and feature uses
which are oriented toward this private or quasi -public space.
o Building architecture shall promote the garden setting and provide recessed windows allowing
for wide plant ledges to incorporate window boxes and other accent plant material while
courtyards, promenades, and other similar areas.
• Site design shall feature an enhanced paving where feasible to identify them as special pedestrian
spaces, and to provide a pleasing aesthetic appearance.
Landscape Architectural Elements
Proposed and renovated landscape architectural elements will rely on references from the original
hotel grounds. Elements such as plazas, garden courts, low garden walls, screen walls and associated
trellage are envisioned to provide the organizational framework of the landscape architecture.
1 2.60
Landscape Architectural Trellis & Topiary Frame
Examples of these elements are illustrated above and throughout the graphic thematics within the
Specific Plan. These illustrations are intended to portray design themes that would take a number of
subtly dissimilar forms to provide individuality to the pedestrian spaces and associated gardens,
plazas, and residential structures.
Landscape Plant Material Palette
To provide guidance to the builders and designers of future projects within the La Quinta Resort, 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 La Quinta Resort.
2.61
• Group functions and uses are encouraged at plaza spaces and existing recreation amenities
within the resort to promote an active pedestrian environment.
r Arcaded walkways provide a pedestrian scale to buildings, and particularly when used on south
and west facades provide pleasant shaded cover.
♦ Special areas shall be created such as paseos, plazas, and courtyards to further enhance the
pedestrian environment of the recreation areas of the resort.
♦ Small scale lighting fixtures which complement the character of the function space or
commercial 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.
Commercial Building Parking
Parking (on -street and off-street) shall be accommodated in groups of small parking dusters 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.
Commercial Building 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.
Commercial Building 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.
2.55
♦ 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.
The commercial areas shall contribute to a distinctive roofscape theme in La Quinta Resort
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.
Commercial Building Materials and Colors
A range of muted color tones shall be used throughout the commercial areas at La Quinta Resort.
♦ 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.
North Elevation
2.8.8 The Spa Site Planning Criteria
The commercial area identified by the Spa is planned to be a unique and identifiable landmark within
the resort context. It is important, therefore, that the Spa for the La Quinta Resort strongly reinforce
the overall design theme of the community and contribute to the memorable sense of place unique
within the La Quinta Resort.
South Elevation
2.56
The extensive use of bright vibrant colors is discouraged in residential neighborhoods.
Contrasting darker accent colors, typical of the window moldings of the original cottages on the
existing hotel grounds may be used for doors, windows, architectural trim and elements such as
shutters. The awnings and exposed beams and rafters may refer to existing thematics as well.
Materials
A limited variety of roof materials should be 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 should be
varied to reflect the existing surrounding architectural theme. All roofing material shall be fire
retardant.
♦ The predominant exterior building material should be within the vernacular of the existing resort
theme - smooth finish stucco.
♦ Wood, tile and wrought iron should be used as accent materials as dictated by the applicable
architectural style.
Site Planning
Appropriate site planning guidelines as discussed below should be used in order to ensure functional
and aesthetic development. Guidelines are intended to be flexible. Not all guidelines are applicable in
all situations. Judicious use of guidelines should be used in order to achieve a high quality
consistency in design theme within the adjacent architectural context.
♦ Site planning parameters shall conform to the criteria set fourth herein wherever possible.
♦ Flexibility in interpretation is to be implemented in site design to achieve individuality among
development boundaries.
Building Massing and Scale
The general character of residential Planning Areas shall reflect a neighborhood scale in which the
building massing does not overwhelm the street scene. Typically, residences should be low-rise in
nature to create a pleasant neighborhood environment and street scene.
♦ Building wall planes, particularly on the front elevation, shall be staggered to create interest
along the street scene, to provide a desirable human scale, and to avoid visual monotony.
♦ Single -story plate lines are encouraged on the front elevation by stepping back the second -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.
2.45
♦ An 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 Quinta is characterized by sunny and hot weather in the summer, while the
winter months feature excellent air clarity and are relatively mild. The design of residences shall
incorporate elements 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 break-up repetitive curb cuts and yard patterns.
♦ Cul-de-sacs are encouraged to improve neighborhood safety and character.
♦ Guest parking should be located to provide easy access to units.
♦ Four-way intersections within individual projects are discouraged.
♦ Walkways should be provided within multiple -family neighborhoods.
♦ Neighborhoods bordering open areas should be sited to maximize views, but discourage
through access.
♦ Recreation areas/greenbelt features should be visible upon entry to neighborhoods to enhance
neighborhood value.
♦ Individual multi -family buildings should be separated sufficiently to provide a green space image
and accommodate walks and other circulation elements.
♦ Within gated neighborhoods sufficient stacking distances at project entries should be provided.
2.46
2.8.3 Residential Design Criteria
Wall Planes, Windows, and Doors
♦ The use of wood frame windows is encouraged. If aluminum or vinyl frame windows are used,
the frames must be painted or appropriately colored to match the building or trim material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other elevation
which is visible from other private or quasi -public spaces. Trim should be painted to be
compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The use of
many different styles of windows on one building plane shall be avoided. The size and
proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building 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
l wl elevation through the appropriate use of 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 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.
♦ 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.
2.47
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 resort 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.
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.
♦ Carports which are integrated into the building design or community walls are encouraged.
2.48
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent buildings.
♦ All flashing, sheet metal, and vents should be painted or screened from view in a manner 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
The residential site planning concept for the La Quinta Resort relies on a foundation established in
scale and massing on the existing grounds of the resort. The site design concept is organized on a
courtyard -based series of residential units which may include either (or both) attached or detached
units in one, two, and three bedroom configurations. Each court will be the landscape architectural
hub of the cluster of units, each with its own residential identity created in the lands�c�pe�rQtif
Resort Residential Court Massing
2.49
Included within each court may be a pool, spa, or fountain element within the Spanish eclectic
architectural motif. An illustration of the site plan relationship of two adjacent court clusters is
presented above.
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.
♦ 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.
Multi -family
The general site planning concepts established for the Single-family Detached and Single-family
Attached neighborhoods apply to the Multi -family neighborhoods. In addition the following concept
shall be incorporated into the design of multi -family neighborhoods
2.50
♦ In order for the buildings to form a strong neighborhood edge, parking areas shall not be
located along perimeter streets wherever possible. Parking areas should be 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.
Autocourt/Parking Residential Interface
2.8.5 Tourist Commercial Site Planning Guidelines
The site design and planning of tourist serving commercial areas such as the Spa 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 should be sited in key landmark locations and be easily accessible and
convenient.
2.51
♦ Service areas should be sited in little used areas and effectively screened.
♦ Pedestrian access routes between adjacent uses should be incorporated into the commercial site
design, where feasible.
♦ Mixed use areas should be site planned as large pieces and individual uses integrated to provide
functional and cohesive, mixed-use zones.
♦ Pedestrian spaces should be provided by creating plazas, courtyards, and promenades linking
commercial use areas.
♦ Parking should be oriented to permit pedestrian flow to shops without having to cross
numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from commercial and
service traffic is encouraged.
♦ Within the La Quinta Resort the shared use of service areas, parking, access, etc., should be
integrated into the design.
♦ Orient private or quasi -public entrances to be visible from entry streets.
♦ Roof equipment should be architecturally screened where feasible.
♦ Pedestrian access to adjacent uses should be provided.
2.8.6 Commercial Design Criteria
Wall Planes, Windows, and Doors
♦ The use of wood frame windows scaled to the interior space is encouraged. Frames should be
painted or appropriately colored to match the commercial building or adjacent residential trim
material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other elevation
which is visible from other private or quasi -public spaces. Trim should be painted to be
compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The use of
many different styles of windows on one building plane shall be avoided. The size and
proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building elevations if consistent
with the Spanish eclectic style.
2.52
East Elevation
Entries
♦ The entry of commercial building masses (i.e. the Spa) 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 commercial 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.
2.53
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural massing
and form of the existing resort 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 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 Commercial neighborhood in which they are located.
♦ Carports or landscaped trellage which integrate into the building design is encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent commercial buildings.
Common Space Elements
♦ All commercial areas shall have fully enclosed trash enclosures, which are compatible in
material, color and design with the building architecture.
♦ Facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be
designed in the same architectural style, and to the same level of detail and articulation, as the
main buildings they support.
2.8.7 Commercial Site Planning Criteria
Commercial Elements Within the Resort
The resort 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
commercial area and its pedestrian orientation shall be encouraged.
2.54
West Elevation
The key objective of the Spa Site Plan is to provide a subtle and yet unique amenity within La Quinta
Resort which enhances the "La Quinta Resort Lifestyle". The Spa portrays a village scale in site plan
with buildings surrounding a pair of interior courtyards reflecting the ambiance and privacy of the
Spanish compound. The use of valet parking is encouraged to further enhance the ambiance and
privacy of the Spa. The spa is illustrated below and in Map Pocket II.
2.8.9 Landscape Guidelines
The landscape theme at the La Quinta Resort relies on a foundation of desert acclimatized lush
plantings with historical roots from the 1920's and 30's. It is the intent of the landscape concept to
continue this lush character with aesthetic and visual interest consistent with this goal. The landscape
and open space elements significantly contribute to the memorable sense of place within the La
Quinta Resort experience. These elements are key components in reinforcing the overall resort
community image and character throughout the project.
Entry Monument to the spa
2.57
The existing landscape concept of La Quinta Resort exhibits a predominance of Italian cypress, citrus,
palm, and shade tree lined boulevards, plazas, and walkways with lush mass plantings and cactus
garden accents dotted throughout turf grounds.
The earliest landscape installations adjacent to the original hotel cottages featured large oval
walkways with trees, turf and mass plantings installed over time. This oval walkway form remains the
foundation of the pedestrian organization on the resort grounds and provides the basis for the
organizational framework of the proposed landscape architecture. Within the context of the
Historical Survey, the landscape architecture of the Resort grounds is recognized as one of the
primary themes of value to the "resort" experience. Integrating the older resort grounds with the
proposed resort residential is a fundamental program requirement of the proposed landscape
architecture.
Plaza Pequeno
The illustration above represents the landscape theme for both the renovation of the existing
landscaped ovals and thematics for proposed pedestrian greenways to be installed in concert with the
2.58
resort residential proposal within this Specific Plan. The landscape improvements envisioned by the
Specific Plan will continue the thematics currently in place at the Resort. Streetscape and other
landscape treatments shall reinforce the garden setting and character of the landscaped area through
the use of a variety of both formal and informal planting design concepts.
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
resort guest.
Naza Medio
The resort setting has historically be a place of celebration. The hotel grounds regularly host wedding
parties and associated festivities on the open grounds and gardens. This type of garden oriented
function presents the opportunity to provide a refined setting for this type of event; the concept
illustrated above is but one of many ways to provide this function space with an associated break-out
plaza and fountain.
2.59
TABLE 7
RECOMMENDED 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
Ruby Red Grapefruit
Photinia frazeri
Lemon
Pittosporum tohira `Wheeler's Dwarf'
Lime
Rhaphiolepis indica
Naval
Valencia Oranges
Jacaranda mimosifolia.
Jacaranda
Nerum oleander
Oleander
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'
`San Diego Red'
Bougainvillea spp. ground cover
`Raspberry Ice'
`Rosenka'
`Royal Purple'
Calliandra tweedi
`Pink Powder Puff
Carissa macro carpa
`Boxwood Beauty'
`Green Carpet'
Flower carpet
Rose Ground Cover
Gazania spp.
Gazania
Hedera spp.
Ivy
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'
Japanese Boxwood
Carissa macrocarpa `Tuttle'
Natal Plum
Chrysanthemum frutescens
Marguerite
Ligustrum japonicum
Wax Leaf Privet
Photinia frazeri
N.C.N.
Pittosporum tohira `Wheeler's Dwarf'
Wheeler's Dwarf (Variegated)
Rhaphiolepis indica
hidia Hawthorne
2.62
-3 Zoning anDevelopalentd 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 resort recreation facilities
(such as swimming pools, golf courses, etc.), emphas kg a separation of pedestrian and vehicular
traffic, and an overall increase in residential and resort amenity.
The specific plan overlay allows variations in residential land uses as provided by Section 9.40.030
(per General Plan Policy 2-1.1.9). Specific plan densities, development standards and other features
must be consistent with the General Plan.
B. Permitted Use& The Resort Specific Plan specifies the permitted uses within the plan area
boundaries defined within Planning Area I through Planning Area V Uses are tailored to the individual
site location within the plan boundary, the existing topography, and other characteristics and are
consistent with the General Plan.
C. Zoning Map Designation. The Resort Specific Plan specifies overlay zoning adopted in
conjunction with approval ofthe Specific Plan document. Upon approval, the Resort Specific Plan is
an integral part ofthe zoning for the property within the plan boundary and becomes the Official Zoning
Map for the City of La Quinta. Property zoning shall consist of the base district symbol followed by
the specific plan symbol in parentheses; for example, RM (RSP).
3.1
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are provided for Planning Area I through Planning
Area V as delineated in the Planning AreaExhibit 4 (Page 22) and are presented in the following order:
Planning Area I
RESIDENTIAL SPECIFIC PLAN RM - (RSP) USES AND STANDARDS
RESIDENTIAL SPECIFIC PLAN TOURIST CON vIERCIAL TC - (RSP) USES AND
STANDARDS
Planning Area II
LOW DENSITY RESIDENTIAL RL. RESIDENTIAL SPECIFIC PLAN TOURIST
COMMERCIAL TC - (RSP) USES
OPEN SPACE II - PASSIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL AREA
Planning Area III
EXISTING SPECIFIC PLANNED RESIDENTIAL AREA
OPEN SPACE II - PASSIVE AND ACTIVE RECREATION AREA
Planning Area IV
OPEN SPACE II - PAS SIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL AREA
Planning Area V
OPEN SPACE I - HILLSIDE AREA
3.2
3.1 .1 Planning Area I
MEDIUM DENSITY RESIDENTIAL. (NOR)
RESIDENTIAL SPECIFIC PLAN TOURIST COMMERCIAL TC - (RSP) USES AND STANDARDS
Within the overall plan boundary, Planning Area encompasses development uses and standards for the
Resort Residential grounds, Resort hotel grounds and uses as well as ancillary Resort Residential and
supporting recreational uses and areas.
Planning Area I of the Land Use Plan has, within its boundaries, two underlying zones, Medium Density
Residential (MDR) and Tourist Commercial (TC). The existing Tennis Condos and associated common
area and open space are within. this Medium Density Residential area,. As no changes are contemplated for
this area by the LRSP, the existing La Quinta Zoning and Development Ordinance remain in effect for this
sub -area ofPlanning Area I.
A Residential Specific Plan TC - (RSP) overlay addresses residential land use within Planning Area I. This
area is located east of existing Calle Mazatlan and south of Avenida Fernando and includes the existing
resort grounds.
PLANNING AREAS
PL1N\I!G ARTA BREAKDOWN
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3.3
RESIDENTIAL SPECIFIC PLAN TOURIST COMMERCIAL TC - (RSP) USES AND
STANDARDS
The following sections establish the permitted land uses and development standards for property designated
as TC - (RSP) within Planning Area I as depicted on the Land Use Plan. The residential Specific Plan TC -
(RSP) overlay addresses all land within Planning Area I which is east ofexisting Calle Mazatlan including the
existing resort grounds.
A. Purpose and Intent To provide for the development and regulation of a range of specialized
commercial and tourist serving residential uses oriented to tourist and resort activity, located in areas
designated on the General Plan. Representative land uses include destination resort hotels, conference -
oriented hotels and motels, Interval (Timeshare), fractional ownership residential uses, eating and
drinking establishments, accessory retail and personal service shops, and recreational uses.
B. Permitted Uses Permitted uses for land designated Residential Specific Plan TC - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as either TC or TC - (RSP) includes all currently existing
resort serving 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
serving the ResortHotel and residential use and on-site construction and site guard offices including
relocatable buildings.
D. Accessory Uses. Resort golf, hotel, and residential 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
T. Development Standards. The following development standards apply to property proposed for
development designated on the Land Use Plan and/or Proposed Zoning exhibits as either TC or TC -
(RSP) and as described within the text ofthis Specific Plan. Standards are established for both Resort
Residential and Commercial building and uses within Planning Area I.
G. Allowable Density. The Allowable Density in areas designated TC (RSP) is determined by site
planning criteria such as mandatory parking, building setbacks, and other site specific design criteria
which is governed by development standards delineated herein.
3.4
Tourist Commercial Residential
Tourist Commercial / Resort Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area I as described within the text ofthis Specific Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
Min. Lot Size
Min. Golf Course Lot Frontage
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Excluding Garage
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Building to Building Setback
Without Partial Attachment (see Note)
With Partial Attachment (see Note)
Min. interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max parking Required
1,200 sq/ft.
30 ft.
28 ft.*
2
420 sq/ft.
8 ft.**
5 ft.
5 ft. or 20 ft. min. from
street curb or pedestrian
path/walk if garage/carport
is provided as individual
structure for specific unit on
private or public street * *
6 ft.
4 ft.
3 ft.
8 ft.
1 space per bedroom
Note: Partial attachment of two buildings is mad 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 chimney projections, bell towers, spires, etc.
* Not including Carriage Units with parking stalls provided under the unit footprint.
3.5
Tourist Commercial
Tourist Commercial Building - Development Standards
Development Standards for all other buildings otherthan residential structures within Planning Area I shall
conform to the fallowing standards. These standards apply to all land within Planning Area I designated
TC -(RSP) east of (existing) Calle Mazatlan as described within the text of this Specific Plan.
COMMERCIAL BUILDING DEVELOPMENT STANDARDS
Min. Lot Size
1,200 sq/ft
Min. Lot Frontage
3 5 ft.
40 ft. *
Max. BuildingHeight
3
Max. No. of Stories
0 ft.
Min. Setbackfrom:
8ft **
Street or Parking Stall Curb
Pedestrian Circulation Walks
2 ft
5 ft. or 20 ft. min. from
Garage/Carport Setback
street curb or pedestrian
path/walk ifgarage/carport
is provided, as individual
structure for specific unit on
private or public street * *
Mn. 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
0 ft.
Min. Front Yard Setback within same project
Maximum Allowable Wall Height
loft.
Note: Partial allachiiient of two buildings is made when an enclosed area Raving 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 arc nonessential to the functional space
of the commercial building (i.e. bell towers etc.)
** Not including Carriage Units with parking stalls provided under the unit footprint.
The following uses are permitted in the Tourist Commercial District ofPlanning Area 1.
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
Resort serving uses such as travel services, photo developing, videotape rentals, shoe repair,
appliance repair, and similar uses typically ancillary to resort hotel uses.
Resort central cleaning facilities.
M
*Resort maintenance plants and facilities.
Printing, blueprinting, copy services and mobile office uses.
Pet supplies and services.
3. Office Uses and Health Services
Resort related general offices serving the on-going functions of the Resort.
Guest serving medical clinics
Health spa and clinics
4. Dining, Drinking, and Entertainment Uses
*PooVspa 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 a Resort event.
*Theaters, live or motion picture --indoor or outdoor
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. Residential and Lodging Uses
Townhome, *Timeshare, Single-family, and Multi -family residential uses in accordance with the
Specific Plan Residential Overlay within this document.
Hotel uses in accordance in accordance with the Specific Plan Residential Overlay within this
document.
Accessory Uses
Private parking lots.
*Parking garages as an accessory use to residential and lodging 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.
3.7
9. Temporary & Interim Uses
** Interim event parking fats 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 ofuse.
Can-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.
3.8
3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN TOURIST COMMERCIAL TC - (RSP) USES AND STANDARDS
Planning Area II ofthe Land Use Plan has, within its boundaries, four underlying zones, Low Density
Residential (LDR), Tourist Commercial (TC), G - Golf, and FP - Flood Plain as delineated on the
Proposed Zoning exhibit with this document.
The Low Density Residential (LDR) land within Planning Area II does not contemplate uses and/or
standards which deviate from the current La Quints Zoning and Development Standards in effect.
The Residential Specific Plan TC - (RSP) addresses land within Planning Area II which is East of existing
Eisenhower Drive and South of Avenue 50 south of the LDR land adjacent to Avenue 50. Tourist
Commercial uses within Planning Area II are limited to Resort Residential and Residential uses as described
in Planning Area II Residential Specific Plan Tourist Commercial TC - (RSP) Uses and Standards.
PLANNING AREAS
PLANNING AREA BREAKDOWN
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3.9
RESIDENTIAL SPECIFIC PLAN TOURIST COMMERCIAL TC - (RSP)
USES AND STANDARDS
The following sections establish the permitted land uses and development standards for property designated
as TC - (RSP) within Planning Area II as depicted on the Land Use Plan and/or Proposed Zoning exhibit.
OVERVIEW
A. Purpose and Intent To provide for the development and regulation of a range of specialized
commercial and tourist serving residential uses oriented to tourist and resort activity, located in areas
designated within the LRSP as TC - (RSP). Representative land uses include destination resort hotels,
conference -oriented hotels and motels, Interval (Timeshare), fractional ownership residential uses,
ancillary amenities supporting those uses and recreational uses.
B. Permitted Uses Permitted uses for land designated Residential Specific Plan TC - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as either TC or TC - (RSP) includes all uses delineated in
the Tourist Commercial District herein.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related uses
serving the Resort Hotel and residential use and on-site construction and site guard offices including
relocatable buildings.
D. Accessory Uses. Resort golf, hotel, and residential 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 either TC or TC -
(RSP) and as described within the text of this Specific Plan.
G. Allowable Density. The Allowable Density in areas designated TC (RSP) is determined by site
planning criteria such as mandatory parking, building setbacks, and other site specific design criteria
which is governed by development standards delineated herein.
3.10
Tourist Commercial Residential
Tourist Commercial / Resort Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area II as described within the text ofthis Specific Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
OUANTITY
ITEM
Min. Lot Size
1,200 sq/ft.
Min. Golf Course Lot Frontage
30 ft.
Max. Building Height
28 ft. *
Max. No. of Stories
2
Min. Livable Floor Area Excluding Garage
420 sq/ft.
Min. Front Yard Setback from:
Street or Parking Stall Curb
8 ft.
Pedestrian Circulation Walks
5 ft.
Garage/Carport Setback
5 ft. or 20 ft. min.
from street curb or
pedestrian path/walk
ifgarage/carport is
provided as individual
structure for specific
unit on private or
public street * *
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 3 ft.
Max. Allowable Wall Height 8 ft.
Max. Parking Required 1 space per bedroom
Note: Partial attachment of two buildings is mad 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 chimney projections, bell towers, spires, etc.
The following uses are permitted in the Tourist Commercial (TC -RSP) zone of Planning Area H.
Retail Uses
Not an allowable use in planing area II.
2. Office Uses and Health Services
Resort related general office uses serving the on-going functions of the Resort Residential uses of the
Resort Hotel.
Health spa and clinics.
3. Dining, Drinking, and Entertainment Uses
*Pools / Spas and Water Park uses
Live entertainment as an accessory use to a Resort event.
3.11
4. Recreation Uses
Golf courses and country clubs
Tennis clubs or complexes
Health and fitness clubs & spas
5. Public and Semi -Public Uses
*Library and museum uses
Parks, play fields, and open space
Bicycle, equestrian and hiking trails
6. Residential and Lodging Uses
Townhome, *Timeshare, Single Family, and Multi -family residential uses in accordance with the
Specific Plan Residential Overlay within this document.
Hotel uses in accordance in accordance with the Specific Plan Residential Overlay within this
document.
7. Accessory Uses
Private parking lots
*Parking garages as an accessory use to residential and lodging uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes.
*Incidental services for employees or resort residential users, such as child day care, cafeterias and
resort 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 for events anticipated to extend over three or more days
ofuse.
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.
GOLF COURSE USES AND STANDARDS
A. Purpose and Intent. To provide for the protection and preservation of golf course open space areas
within the La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course Open
Space on the Land Use Plan, Exhibit 4.
3.12
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 ofthe City of
La Quinta Zoning Code
Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
4. Other Uses
Communication towers and equipment in support of golf and recreation event staging.
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 operationson property designated as Golf Course / Open Space on the Land Use
Plan, Exhibit 4.
GOLF COURSE/OPEN SPACE MAINTENANCE AND ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.) 28
Maximum Number of Stories 2
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 10
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 0
Minimum setback from interior property lines within the same project 0
3.13
3.1.3 Planning Area III
EXISTING SPECIFIC PLANNED RESIDENTIAL AREA
EXISTING OPEN SPACE II - PASSIVE AND ACTIVE RECREATION AREA
EXISTING GOLF COURSE AREA
IV
PI ANNING AREAS
PLANK NG AREA BREAKMVG'N
. MAP
I
11
L'" ;j9 V1
Land Use Regulation
The residential components of Planning Area III are currently in place in various stages of completion. The
amendment of Specific Plan 121-E Specific Plan as presented herein recognizes that existing residential
neighborhoods within the plan boundary (Planning Area III) are to be governed by the current La Quinta
Zoning Ordinance. These sub -communities within Planning Area III area are limited to:
Santa Rosa Cove
The Enclave/Mountain Estates
Los Estados
Open Space Land Use
Open Space land use is primarily existing Resort Golf with common area open space within the various
residential areas ofthe plan.via the La Quinta Evacuation Channel.
3.14
3.1.4 Planning Area IV
OPEN SPACE II - PASSIVE AND ACTIVE RECREATION AREAS
WATER COURSENLOOD CONTROL AREA
Open Space Land Use
Open Space land use is primarily residential and recreational open space and supporting maintenance and
management facilities.
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 ofthe 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 Resort Golf Course before being transported to the Coachella Valley Storm water Channel
via the La Quinta Evacuation Channel.
PLANNING AREAS
PLAN\'LNG AREA BREAKDOV N
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f Eff I IB Qi.6t� R�<t & Re.6d,s&l
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3.15
3.1.5 Planning Area V
OPEN SPACE I - HILLSIDE RESOURCE AREA
Open Space Land Use
Open Space land in Planning Area V is defined by the mountainous areas in excess of 20% slope and are
generally bounded by the La Quinta Resort Golf Course. Development criteria related to Hillside areas are
defined in Section 2 Planning Area V, Open Space and Hillside Land Use.
PLANNING AREAS
PLANNNCY AREA BREAKDOWN
rRQu:nt.Rcw-tc d.
I I 1d ¢.mis Rn ri & R."atel
I.,. i, =.nV Rl—( 1-&Rc.nl.nu.l
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3.16
3.2 GOLF COURSE OPEN SPACE USES AND STANDARDS
A. Purpose and Intent To provide for the protection and preservation of golf course open space areas
within the La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course Open
Space on the Land Use Plan, Exhibit 4.
1. 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.
rd
Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9
Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 ofthe City of
La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta Zoning
160 of the City of La Quinta
Code
Tempora y lases & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
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 Standar(& 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, Exhibit 4.
GOLF COURSE/OPEN SPACE ON THE LAND USE PLAN, EXHIBIT 4 ????
3.17
Maximum Structure Height (ft.)
28
Maximum Number of Stories
2
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
3.17
3.3 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process and required findings for development with La Quinta Resort shall be as set
forth in Chapters 9.200 and 9.210 ofthe City ofLa Quinta Zoning Code. In addition, the following shall
apply:
3.3.1 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 plot plans and/ or tentative maps in accordance
with the requirements of the Municipal Land Use and Land Division Ordinances ofthe City ofLa
Quinta.
3.3.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the City of La
Quinta. The appropriate seismic design criteria will be adhered to and will depend upon the type
and use ofthe proposed structure and the underlying geologic conditions.
3.3.3 Permit applications shall comply with the requirements and standards of Chapter 9 ofthe City of
La Quinta Municipal Code, unless otherwise modified by these conditions.
3.3.4 Prior to issuance of a building permit for any ofthe residential units as either models or production
units, the final working drawings for the structures and landscaping and irrigation (for lots to be
developed) shall be submitted to the Community Development Department for review and
approval.
3.3.5 Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Plan, the applicant shall obtain permits and/or clearance as required
from the following public agencies:
Fire 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 (NPDES Permit)
3.3.6 Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Pian, the applicant shall provide or show there exists a water system
capable ofdelivering 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.
3.3.7 Fire Department access roads shall be provided to within 150 -feet of each building. Dead-end
roads in excess of 150 -feet shall be equipped with a turn -around or other fire access acceptable to
the Fire Marshal. All fire apparatus access roads shall have an unobstructed width of not less that
20 -feet.
3.3.8 Whenever access into private property is controlled through use of gates, barriers, guard houses or
similar means, provision shall be made to facilitate access by emergency vehicles in a manner
approved by the Fire Department. All controlled access devices that are power operated shall
3.18
have aKnox 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.
3.3.9 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 Community Development Departments.
3.3.10 The applicant shall comply with the City's Flood Protection Ordinance.
3.3.11 A grading plan shall be prepared by a registered civil engineer and must meet the approval of the
City Engineer prior to issuance of a grading permit.
3.3.12 The grading plan shall conform 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 ofthis development, that a soils report has been prepared pursuant to
Section 17953 of the Health and Safety Code.
3.3.13 The development shall be graded to conform with the approved hydrology report and plan for
Specific Plan 121-E, La Quinta Resort.
3.3.14 All existing and proposed utilities within or immediately adjacent to the proposed development,
shall be installed underground. High voltage power lines which the power authority will not accept
underground are exempt from this requirement.
3.3.15 In areas where hardscape surface improvements are planned, underground utilities shall be installed
prior to construction of the surface improvements. The applicant shall provide certified reports of
utility trench compaction tests for approval ofthe City Engineer.
3.3.16 Improvement plans for, roads, parking lots, driveways and access roads 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
be 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"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"
3.19
3.4 OFF-STREET PARKING REQUIREMENTS
A. Purpose Provisions relating to parking location, configuration, and other matters are imposed in
conjunction with this Specific Plan.
These regulations are intended to: (1) provide for offstreet parking of motor vehicles attracted by the various
land uses within the specific plan boundary; (2) ensure the health, safety and welfare of the public by
preventing obstruction ofrights-of-way and fire lanes; and (3) provide for properly designed parking
facilities with adequate numbers of parking spaces in order to reduce traffic congestion, promote the
integrity of the La Quinta Resort and related development within the plan area, and enhance public safety.
B. Permitted Parking Use Area. Parking standards presented within this document are permitted for
lands designated within the Resort Specific Plan boundary.
C. Development Standards. The following development standards apply to property designated as
RM - (RSP) and TC - (RSP) on the Land Use Plan.
1. Permits Required
Offstreet parking facilities shall be subject to the development standards set forth herein unless the
parking facilities were previously approved in conjunction with a conditional use permit or site
development permit. A grading permit shall also be required unless exempted under the City's
Grading Code.
2. Plot Plan Requirements
A Plot Plan is not a requirement of offstreet parking development permits within the Resort Specific
Plan boundary. Discretionary review by the community Development Director or his designee shall
be filed with all applications for a parking facility site development permits. The discretionary
review shall consist of the review of the offstreet parking facilities and the use(s) to be served,
together with pedestrian arrangements (including crosswalks, if necessary) connecting them. The
discretionary review shall be accompanied by information required to determine total parking
requirements to adequately serve the intended use.
Design Modifications Approved by Director
The Community Development Director and City Engineer may, without notice or hearing, permit
modifications to the onsite circulation, landscaping, and parking design requirements applicable to
the area within the Resort Specific Plan boundary ifthe Director determines that topographic or
other physical or operational conditions unique to the La Quinta Resort make it impractical to
require strict compliance with these requirements.
D. Parking Facility Location and Accessibility
1. Residential Uses. Required parking shall be located on the same parcel as the residential building
which the parking serves, except that such parking may be located on another parcel within the
Specific Plan area if:
a. The parking is on that portion of the parcel where the erection of garages, carports or shade
structures is permitted within this specific plan.
b. The placement and distribution of required parking spaces are such that for any dwelling unit,
the assigned or reasonably available parking spaces are no further than 300 feet by walkway to
the entry ofthat dwelling unit.
3.20
2. Nonresidential Uses. Required parking shall be located on the same parcel as the nonresidential
building which the parking serves, except that such parking may be located on another parcel within
the Specific Plan area if
a. Required parking is provided and located within the Resort Specific Plan boundary for the use
served in order to promote the consolidation of parking functions serving that use. A properly
designed crosswalk or shuttle or other safe user conveyance system shall connect the parking
with the use(s) served.
b. Required parking spaces shall be within 300 feet of the nearest boundary ofthe use served by
the parking.
c. All required offstreet parking spaces shall be designed, located, constructed and maintained so
as to be fully usable and accessible at all times that the served use needs parking facilities.
d. Required offstreet parking facilities and driveways shall not be used for any purpose which
would preclude the use ofthe area for the temporary storage of motor vehicles.
e. Unless otherwise provided by an approved discretionary permit, no owner or tenant shall lease,
rent or otherwise make unavailable to intended users any offstreet parking spaces required by
this article.
f. Required parking spaces shall not be used for the storage of vehicles unless such storage is
calculated into the required parking formula.
g. No required parking spaces shall be used for the display ofvehicles for sale unless part of a
permitted vehicle sales use.
h. If an area of parking is for park-and-ride programs, such area shall be included in the overall
parking count for the required parking area.
3. Determination of Spaces Required.
a. Method ofDetermination. Off-street vehicle parking requirements shall be determined and
provided in accordance with the La Quinta Zoning Code or as modified herein. In determining
such off-street parking requirements, the Applicant may use the alternative methods described
in this Section.
4. Shared Parking.
a. Cumulative Parking Spaces Required. The cumulative parking spaces required for land uses in
a given area may be less than the sum ofthe parking spaces for the individual uses in the area if
the City approves a shared parking plan based on one of the following:
(1) The approved parking plan was developed and designed based on parking demand
established by means ofthe Urban Land Institute's "shared parking" methodology (as
described in ULI: "Shared Parking," 1983) using locally adapted data which consider the
Coachella Valley's seasonality and demographics.
(2) The approved parking plan was developed and designed based on the methodology for
alternative parking demand determinations in accordance with Section 9.150.050 ofthe La
Quinta Zoning Ordinance.
(3) In cases where shared parking is desired but insufficient data is available to use either of the
preceding methodologies, an experimental parking arrangement may be temporarily
approved subject to one or more ofthe following conditions:
(a) Reasonably comparable data provided by a traffic engineer from similar joint uses
demonstrates to the satisfaction of the City that the joint -use proposal is potentially
workable;
3.21
(b) The joint time-shared use of parking facilities is a binding part of the Specific Plan or
Use Permit for the uses requiring the parking;
(c) A program of data gathering to document the actual parking demand claimed during the
trial period is implemented to the satisfaction of the City.
S. Parking Facility Design Standards.
a. Parking Layout and Circulation.
1. Except for single-family detached, single-family attached, duplex, townhome and Resort
Residential uses, no parking facility shall be designed so that vehicles are required to back
into a public street to exit the facility.
2. No parking space shall be located less than two feet from any property line.
3. Tandem parking shall be permitted only in Zones within the TC - (RSP), RM, and RL
zones.
4. With the exception of single-family detached, single-family attached, and duplex residential
uses, all parking bays shall be bordered by continuous rolled or vertical curbs to serve as
drainage channels and as wheel stops. Individual wheel stops may be permitted in lieu of
such curbs.
5. All driveways shall be designed for positive drainage.
6. Parking lot layouts shall provide a clear hierarchy of major access drives (connecting the
parking area to the public street), fire lanes, loading areas, minor drives, parking bay
maneuvering areas, etc.
7. One-way access ways shall have a minimum width of 12 feet, unless the access way is a
fire lane, which requires a minimum of 20 feet.
8. Two-way access ways shall have a minimum width of 24 feet.
9. Entry/exit driveways shall be placed where they result in the least interference with the flow
of traffic on the public street to which they connect.
10. Joint entry driveways are encouraged and shall be arranged to allow parking lot
maneuvering from one establishment to another without requiring exit to the street.
Adjacent properties shall maintain agreements which permit reciprocal driveway
connections across property lines.
b. Parking Facility Design and Dimensions.
1. Regular Space Dimensions. All parking spaces up to the minimum required shall be
designated for regular vehicle parking. Seethe table below for minimum dimensions.
2. Compact Space Dimensions. Compact spaces are permitted to comprise 25% of the total
required parking requirement for the use. Seethe table below for minimum dimensions.
Compact vehicle spaces shall be clearly marked and distributed throughout the parking
facility.
Table 8
PARKING SPACE DIMENSIONS
LAND USE WIDTH LERGT8 AISLE 11 0'
Residential: enclosed or covered 10 20 - - - 24
Residential: open 9 17 12 15 18 20
Commercial 9 17 12 15 18 24
Compact: residential and commercial 8 15 12 15 18 20
Parallel Spaces 7 22 - -
3.22
3 . End spaces. Parking spaces at the end of a parking aisle against a wall shall be widened by
d. Pedestrian Circulation.
1. The purpose of a parking lot is to provide for the transition from vehicular to pedestrian
movement. All parking lot arrangements shall be designed to provide for the maximum
safety and convenience of pedestrians in their movement to and from the parking area.
2. Where possible, landscaped areas shall also contain paved pedestrian walks for the safe
movement of pedestrians.
3. On major driveways, crosswalks shall be provided to mark cross -vehicular pedestrian
movement.
4. Textured surfaces, signs, and speed bumps shall be used to keep vehicular speeds low.
e. Screening ofparking Areas.
1. Screening Required. Except for single-family detached, single-family attached, duplex, and
resort residential, all parking areas shall be screened by means of walls or other materials in
accordance with this Subsection.
2. Height. Screening shall be a minimum of three feet high adjacent to public streets or
nonresidential uses and a minimum of six feet high adjacent to residential uses, except that
screening shall not exceed 30 inches high where required for motorist sight distances as
specified in Section 9.100.030..
3. Screening Walls.
(a) Materials. Screens and Walls shall consist of concrete, stucco, plaster, stone, brick, tile
or similar type of solid material a minimum of four inches thick. Walls shall utilize
durable materials, finishes, and colors consistent with project landscape architecture.
Screen walls may be "living walls" consisting of a "chain link" or similar material in
concert with a dense planting of appropriate landscape plant material. See 4 included
herein.
3.23
two additional feet and/or shall have a backing -out pocket provided.
4.
Parallel Spaces. Spaces provided for parallel parking shall be a minimum of 7 feet wide
and 22 feet in length to permit room for maneuvering. Isle width for parallel spaces shall be
20' Min.
5.
Space Marking. With the exception of single-family detached, single-family attached and
duplex residential, all parking spaces shall be clearly marked with easily distinguished
material or paint. Marking shall be a minimum four -inch wide single or double ("hairpin"
style) stripe.
6.
Entry/Exit Driveways. Entry and exit driveways for commercial and multifamily parking lots
shall be a minimum of 24 feet wide. Additional turning lanes, if required, shall be a minimum
of 12 feet in width. One-way entry or exit drives shall be a minimum of 12 feet in width.
Internal driveways shall conform to the minimum widths, specified in the Circulation Section
of this Specific plan.
7.
Curve Radii. Entry driveways shall be radiused at five feet. Internal planter radii shall be a
minimum of three feet. Driveway radius shall be a minimum of 16 feet inside and 29 feet
outside if confined by a curb or other construction.
c. Fire Lanes.
1.
Fire lanes meeting fire department standards shall be provided to allow access to all
structures for fire, law enforcement, and emergency medical purposes.
2.
Fire lanes shall be adequately marked with signage or other means to prevent parking and
other obstructions.
d. Pedestrian Circulation.
1. The purpose of a parking lot is to provide for the transition from vehicular to pedestrian
movement. All parking lot arrangements shall be designed to provide for the maximum
safety and convenience of pedestrians in their movement to and from the parking area.
2. Where possible, landscaped areas shall also contain paved pedestrian walks for the safe
movement of pedestrians.
3. On major driveways, crosswalks shall be provided to mark cross -vehicular pedestrian
movement.
4. Textured surfaces, signs, and speed bumps shall be used to keep vehicular speeds low.
e. Screening ofparking Areas.
1. Screening Required. Except for single-family detached, single-family attached, duplex, and
resort residential, all parking areas shall be screened by means of walls or other materials in
accordance with this Subsection.
2. Height. Screening shall be a minimum of three feet high adjacent to public streets or
nonresidential uses and a minimum of six feet high adjacent to residential uses, except that
screening shall not exceed 30 inches high where required for motorist sight distances as
specified in Section 9.100.030..
3. Screening Walls.
(a) Materials. Screens and Walls shall consist of concrete, stucco, plaster, stone, brick, tile
or similar type of solid material a minimum of four inches thick. Walls shall utilize
durable materials, finishes, and colors consistent with project landscape architecture.
Screen walls may be "living walls" consisting of a "chain link" or similar material in
concert with a dense planting of appropriate landscape plant material. See 4 included
herein.
3.23
N Wall Articulatio. To avoid visual monotony, long straight stretches ofwall or fence
shall be avoided unless landscaped to diminish a linear visual effect. Walls and fences
may be varied by the use of such design features as offsets (i.e. jogs), pilasters, open
panels (e.g. containing wrought iron), periodic variations in materials, texture, or colors,
and similar measures. Screening walls or fences may also include open portions (tubular
steel, wrought iron, etc.) if the City determines that the desired screening of parking
areas and noise attenuation is still achieved. Shrubs and/or vines may be planted on
one or both sides of perimeter walls to add visual softening except where determined
infeasible or unnecessary.
4. Other Screening Materials. In addition to walls, screening may consist of one or a
combination ofthe following materials:
(a) Plant Screens and Berms. Plant materials, when used as a screen, shall consist of
compact plants or landscaped berms (earthen mounds). Such planting shall be of a kind
or used in such a manner so as to provide visual screening within 18 months after initial
installation.
(b) Fences. All wall and fence types delineated within this Specific Plan may be combined
with plant materials.
(c) Wall Planting. Shrubs and/or vines shall be planted on one or both sides of perimeter
walls to add visual softening except where determined infeasible or unnecessary by the
City.
f. Parking Facility Landscaping.
1. Purpose. Landscaping ofparking lots is beneficial to the public welfare in that such
landscaping minimizes nuisances such as noise and glare, provides needed shade in the
desert climate, and enhances the visual environment. Therefore, landscaping shall be
incorporated into the design of all off-street parking areas in accordance with this
Subsection.
2. Preservation of existing Trees. Where trees already exist, the parking lot shall be designed
to preserve as many such trees as feasible (in the opinion ofthe decision-making authority)
in order to make the best use of the existing growth and shade.
3. Perimeter Landscaping. Whenever any parking area, except that provided for single-family
dwellings, adjoins a street right-of-way, a perimeter planting strip between the right-of-way
and the parking area shall be landscaped and continuously maintained. Berms or low walls
may also be incorporated into the planting strip.
3.24
3.5 DENSITY TRANSFER PROVISIONS
The transfer of residential density from one Residential Planning Area to another Residential Planning Area
within the Resort Specific Plan boundary is permitted based upon the provisions herein. Revisions to the
Planning Area Statistical Summaries (Tables 1 through 5) made in accordance with these provisions do not
require an amendment to the LRSP. 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 as shown on the summary Land Use Tables, I through 5.
Residential density may be transferred from any Residential Planning Area allowing residential development
to any other Residential Planning Area allowing residential development regardless ofPlanning 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 ofunits 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, ifthe transfer is
approved, the increase and decrease (expressed as a percentage of the previous approval unit count).
♦ The Community Development Director or designee shall review and approve the Density Transfer
Application if it meets the provisions stated in the above. If so, the application for Density Transfer
shall be reviewed and acted upon within 45 calendar days upon receipt of the application in writing.
In the event that the application is not reviewed and acted upon within 45 calendar days, the
application shall be deemed approved as submitted unless extended by mutual agreement of the
reviewing authority and the developers ofthe property (Applicant).
♦ The Community Development Director or designee shall approve the Density Transfer if the following
conditions are met:
• The overall goals ofthe LRSP 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.
3.25
3.6 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.
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, 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 ofthis 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 - (RSP) or RM districts within the
Resort Specific Plan boundary.
B. Permitted Antennas. Commercial television, radio, microwave, communication towers, and related
facilities are permitted subject to approval ofthe 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.
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.
3.26
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 often feet from all property lines.
b. Screening. Ground -mounted satellite dish antennas shall be screened from view, including views
from adjacent yards, by landscaping or decorative structures (trellis, arbor, fence, etc.). The
dish antenna shall be a single color that blends with its surroundings (e.g., off-white, dark green,
brown, gray, or black).
4. Building -Mounted Antennas. 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.
11
L 3.27
3.7 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENTAPPROVALS
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) ofthe 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 LRSP.
3.28
3.8 SPECIFIC PLAN AMENDMENTS
3.8.1 Specific Plan Amendment Procedures
Minor modifications to the approved La Quinta Resort Specific Plan are allowed at the discretion ofthe
Community Development Director or designee. Modifications to the Specific Plan must be consistent with
the purpose and intent ofthe (then ) current originally approved LRSP.
3.8.1.1 Changes That Do Not Require A Specific Plan Amendment
As development within the La Quinta Resort progresses, it may be demonstrated that certain detail changes
are appropriate in refinement ofthe Specific Plan, therefore it is intended that the Specific Plan Document
provide flexibility with respect to the interpretation ofthe 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 LRSP:
♦ 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, 507 units.
♦ The addition of new information to the Specific Plan maps or text that do not change the effect of any
regulation. The new information may include more detailed, site-specific information. If this
information demonstrates that Planning Area boundaries are inaccurately designated, based upon the
Goals ofthe 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.
3.8.1.2 Changes That Require A Specific Plan Amendment
If it has been determined that the proposed change is not in conformance with the intent of the current
Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in
Chapter 9.240 of the City of La Quinta Zoning Code.
3.29
Genera. Plan Consisten
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for elements
contained in the local general plan. Specific plans must demonstrate consistency in regulations,
guidelines and programs with the goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open
Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services,
Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a
summary of key issues which direct and guide that element's goals and policies. The summary of key
issues is used in the Specific Plan for the Resort 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 Resort's 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 La Quinta Resort 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.
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character
stems from a combination of its environmental setting near the mountains, (and) its resort
image.
• The La Quinta Resort Master Plan enjoys a foundation of nationally recognized resort
golf events capitalizing on, and reinforcing, the City's unique setting.
♦ Commercial development should be placed in locations which benefit the overall welfare of
the City. Commercial uses... should respect the character and be sensitive to the nature of the
surrounding uses.
• The Resort site planning considerations locate commercial uses at the Resort plaza
within the project which serves both residents of the hotel and surrounding
neighborhoods. Adherence to tightly controlled design guidelines ensure that these uses
will be compatible with surrounding uses.
♦ As the Commercial development continues to build -out, potential incompatibilities between
land uses will need to be addressed. Visual, audible and odoriferous impacts will have to be
addressed through design, buffering, screening and other mitigation techniques.
• The Resort site planning considerations locate physical buffers within the project which
serve to insulate Resort guest uses of the hotel from the more private surrounding
4.1
neighborhoods. Adherence to tightly controlled design guidelines ensure that these
buffering techniques will be compatible with surrounding built environments.
♦ The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design of these walls and other elements of the streetscape should
be coordinated to create more of a continuous appearance throughout the entire community.
• The perimeter wall treatment in place at La Quinta Resort establishes a consistent theme
via consistent plantings and wall treatments as envisioned by the City in this statement.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic
resources of the City.
• Hillside development is limited within the rugged terrain of the alluvial fans of the
adjacent mountain range and has become the signature of the Resort Mountain Golf
Course.
♦ Open space areas should be inclusive of hillside areas, water courses, golf courses and
improved and natural park areas.
• The creation of golf holes within the rugged terrain of the alluvial fans of the adjacent
mountain range with associated lakes and water courses are an integral part of the Open
Space element of the plan. The Resort golf course allows for the interaction with the
natural areas of the La Quinta Cove which are otherwise inaccessible.
4.2
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of build
out reflecting approved development projects.
• Development standards of perimeter 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.
♦ Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process.
• Development projects at La Quinta Resort are subject to this requirement established
in the Development Review Process (3.8) of this Specific Plan. Provisions for ride-
shuttles for employees further reduces the impact to off- and on-site users of the Resort
property environment. A traffic impact analysis has been prepaid in conjunction with
this Specific Plan and has reviewed the possibility of negative impacts associated with the
project proposal. Mitigations are to be implemented through the implementation of the
plan to reduce the impacts to a level of insignificance.
♦ 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 La
Quinta Resort accommodated on the existing and planned roadway system. The Resort
accommodates rental opportunities for equipment for on and off-site bicycle excursions.
• 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.
4.3
4.3 OPEC! SPACE ELEMENT
♦ Development on hillsides and alluvial fan areas should be restricted to protect the scenic,
topographical and cultural resources of the City.
The Mountain Golf Course constructed in a portion of the hillside area allows for man's
interaction with the hillside 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.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and
farming areas should be preserved.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
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 Resort has, as a primary focus, recreation
amenities for golf, tennis, hiking, casual pedestrian ambling, etc.
♦ An integrated bicycle network and well functioning pedestrian path system should be provided
in La Quinta.
• The Bear Creek Bike Path is adjacent to the project boundary to the south and provides
an opportunity for bicycle excursions off-site in the La Quinta Cove area.
+► 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.
4.5
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 V 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 La Quinta Resort 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 is an ideal land use to combine watershed with open space.
♦ The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
4.6
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Utility resources should be conserved utilizing a variety of feasible strategies.
+� Curbs and gutters should be provided on roads to collect and convey storm and nuisance
water to appropriate storm water drainage facilities.
♦ The undergrounding of utilities within roadway rights-of-way or existing easements should be
required for new development.
Adequate levels of law enforcement, fire protection, health care services and facilities should
be provided in reasonable proximity to City residents.
The recycling, reduction and reuse of waste generated in the City should be supported by the
City.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep the
City clean and disease-free.
4.7
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.
♦ 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.
♦ The development of areas located within 100 -year floodplain boundaries and not protected by
existing storm water facilities should be addressed.
♦ 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.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
♦ The effects of light pollution should be minimized within the City.
4.8
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 this Specific Plan
amendment. This study is presented in Appendix IV as an attachment to this Specific
Plan amendment. No adverse impacts are associated with this project proposal.
4.9
• r
QUi0trC4V
78-495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (760) 77777000
�I `Ji 1\0 FAX (760) 777-7101
T
September 29, 1997 DD (760) 777-1227
Mr. Chevis Hosea
KSL Land Corporation
56-140 PGA Blvd.
La Quinta, Calif. 92253
FILE COPY
SUBJECT: City Council action on SP 121 E, Amendment #4, et.al. for the La Quinta
Resort
Dear Mr. Hosea,
The City Council at its meeting of September 16, 1997, approved your request for
EA 97-343, SP 121 E, Amend. 4, GPA 97-054, ZC 97-083, TT 28545, SDP 97-
607, SP 97-608, and Certificate of Appropriateness 97-003, subject to conditions.
Attached are copies of the resolutions and conditions of approval. Please note this
includes updating the Specific Plan text per the approval and submission to the
Community Development Department prior to any work authorized by the approval
beginning.
The Ordinance for Zone Change 97-083 requires a second reading prior to adoption.
That reading is scheduled for the City Council meeting of October 7, 1997. After
adoption, a copy will be sent to you.
Should you have any questions, please call me at (760) 777-7064.
Very truly yours,
JERRY HERMAN
COMMUNITY DEVELOPMENT DIRECTOR
/
STAN B. SAWA
Principal Planner
attachment
c: Forrest Haag, ASLA
Public Works Department
Fire Marshal
sbs
c:\I:r app ccSIA1Ii-1WdrRt0F _ - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
RESOLUTION 97-72
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
ENVIRONMENTAL ASSESSMENT 97-343 FOR SPECIFIC
rPLAN 121-E AMENDMENT #4, GENERAL PLAN
AMENDMENT 97-054, ZONE CHANGE 97-083,
TENTATIVE TRACT 28545, SITE DEVELOPMENT PERMIT
97-607, SITE DEVELOPMENT PERMIT 97-608, AND
CERTIFICATE OF APPROPRIATENESS 97-003, FOR THE
CONSTRUCTION OF A NEW SPA AND FUTURE FITNESS
CENTER, EMPLOYEE PARKING LOT, AND 114
RESIDENTIAL SPECIFIC PLAN UNITS WITHIN THE LA
QUINTA RESORT CAMPUS LOCATED NORTHWEST AND
SOUTHEAST OF THE INTERSECTION OF EISENHOWER
DRIVE AND 50TH AVENUE
ENVIRONMENTAL ASSESSMENT 97-343
KSL RECREATION CORPORATION AND ASSIGNS
WHEREAS, at the Public Hearing held September 16, 1997, upon hearing
and considering all testimony and arguments of all interested persons desiring to be
heard, said City Council did make findings to justify certification of said Environmental
Assessment:
1. An Environmental Assessment (EA) has been prepared pursuant to the
requirements of the California Environmental Quality Act of 1970 (hereinafter
"CEQA"), as amended ( Section 21000, et. Seq.).
2. Prior to action on the Project and the Entitlement Approvals, the City Council for
the City of La Quinta has considered all potential significant adverse
environmental impacts and mitigation measures, and has found that all
potentially significant adverse environmental impacts which may be caused by
the Project and implementation of the Entitlement Approvals have been lessened
or avoided to a point of insignificance based on the September 15, 1997 Site
Plan "Revision C" retaining Avenida Obregon as access for the residential
Specific Plan units.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 8th day of July, and 151h day of September, 1997, hold a duly noticed
Public Hearing as requested by the KSL Recreation Corporation and its Assigns, on the
Environmental Analysis for proposed Specific Plan 121-E Amendment #4, General Plan
Amendment 97-054, Zone Change 97-083, Tentative Tract 28545, Site Development
Permit 97-607, Site Development Permit 97-608, and Certificate of Appropriateness
Resolution 97-72
97-003 generally located northwest and southeast of the intersection of Eisenhower
Drive and 50th Avenue, more particularly described as follows:
WHEREAS, the City Council for the City of La Quinta, California, did on
the 15`h day of July, 51h day of August, and 16`h day of September, 1997, held duly
noticed Public Hearings for KSL Recreation Corporation and Assigns, on the
Environmental Analysis for proposed Specific Plan 121-E Amendment #4, General Plan
Amendment 97-054, Zone Change 97-083, Tentative Tract 28545, Site Development
Permit 97-607, Site Development 97-608, and Certificate of Appropriateness 97-003
generally located northwest and southeast of the intersection of Eisenhower Drive and
50th Avenue; and,
A PORTION OF SECTION 36 AND 1,
TOWNSHIPS 5 SOUTH AND 6 SOUTH,
RANGE 6 EAST, S.B.B.M.
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution No. 83-63, in that the Community Development
Director has conducted an Initial Study (Environmental Assessment 97-343) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case, because
appropriate mitigation measures were made a part of the Conditions of Approval, and
a Mitigated Negative Declaration of Environmental Impact will be filed; and,
NOW THEREFORE, BE IT RESOLVED by the City Council for the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings of
the City Council in this case;
2. That it does hereby certify Mitigated Negative Declaration of Environmental
Assessment 97-343 for Specific Plan 121-E Amendment #4,. General Plan
Amendment 97-054, Zone Change 97-063, Tentative Tract 28545, Site
Development Permit 97-607, Site Development Permit 97-608, and Certificate
of Appropriateness 97-003 subject to the Mitigation Monitoring Plan and the
project entitlement Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 16th day of September, 1997, by the following vote, to wit:
F:\CITYCLRK\COUNCIL.\PLANNING\RES 97-72
Resolution 97-72
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
x km /� G
4, a-
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
(21
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
F:\CITYCLRK\COUNCIL\PLANNrNG\RES 97-72
RESOLUTION 97-74
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
AMENDMENT #4 TO SPECIFIC PLAN 121-E,
SPECIFIC PLAN 121-E, REVISED (AMENDMENT #4)
KSL RECREATION CORP. AND ITS ASSIGNS
WHEREAS, the City Council of the City of La Quinta, California, did on the
16th day of September, 1997, hold a duly noticed continued Public Hearing to consider the
revised request of KSL Recreation Corporation and its Assigns to amend the
aforementioned Specific Plan to allow residential Specific Plan, ancillary hotel uses, and
a new employee parking lot; and,
WHEREAS, the Planning Commission of the City of La Quinta did on the
15th day of September, 1997, hold a duly noticed public hearing to consider the request
of KSL Recreation Corporation and its Assigns to amend the aforementioned Specific Plan
to allow new residential uses, ancillary hotel uses, and a new employee parking lot; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the
15th day of July, and 5t" day of August, 1997, hold duly noticed Public Hearings to consider
the request of KSL Recreation Corporation and its Assigns to amend the aforementioned
Specific Plan to allow new residential Specific Plan use, ancillary hotel uses, and a new
maintenance facility/employee parking lot for property comprising the La Quinta Resort,
Santa Rosa Cove, La Quinta Resort Golf Course, abutting tracts and hillsides, and the
southeast corner of 50" Avenue and Eisenhower Drive; and,
WHEREAS, the Planning Commission of the City of La Quinta did on the 8th
day of July, 1997, hold a duly noticed public hearing to consider the request of KSL
Recreation Corporation and its Assigns to amend the aforementioned Specific Plan to
allow new residential uses, ancillary hotel uses, and a new maintenance facility/employee
parking lot, whose location is more particularly described as follows:
Portions of Sections 1 and 36, T6S, R6E, S.B.B.M.
WHEREAS, the County of Riverside approved Specific Plan 121-E/EIR 41
(La Quinta Cove Golf Club) in 1975, that allowed the expansion of the Hotel to include
construction of 637 condominium units, 420 hotel rooms, 27 -hole golf course with
clubhouse, and related service facilities on +619 acres; and,
F:\CITYCLRK\COUNCIL\PLANNING\9-16 Res SP 121-E
Resolution 97-74
WHEREAS, the City Council of the City of La Quinta did adopt Specific Plan
121-E, Revised, as set forth in City Council Resolution 85-24 on October 5, 1982, allowing
the Master Plan to be amended to permit an additional 279 condominium units and 146
hotel rooms; and,
WHEREAS, the City Council of the City of La Quinta did amend the adopted
Specific Plan in 1988 (Amendment 1) , in 1989 (Amendment 2), and in 1995 (Amendment
4), permitting additional enlargement and modification to the Plan; and,
WHEREAS, said Specific Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970"
as amended (Resolution 83-68), in that the Community Development Director conducted
an Initial Study (Environmental Assessment 97-343) and has determined that the proposed
Specific Plan Amendment will not have a significant adverse impact on the environment;
and a Mitigated Negative Declaration should be recommended for certification; and,
WHEREAS, at said Public Hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said City
Council did find the following facts and reasons to justify approval of the specific plan
amendment:
The proposed Specific Plan amendment is consistent with the goals and policies
of the La Quinta General Plan in that the applicant has applied for a General Plan
Amendment and Zone Change to Tourist Commercial proposed to be developed,
provided conditions are met.
2. The Specific Plan Amendment will not create conditions materially detrimental to the
public health, safety, and general welfare in that development proposed under the
Specific Plan has been designed to be compatible with the surrounding properties
and provide for necessary public improvements and infrastructure.
3. The Specific Plan Amendment is compatible with zoning on adjacent properties in
that the changes proposed are primarily adjacent to existing resort type uses (e.g.
hotel facilities and tennis club) or will result in development similar to other country
clubs (e.g. country club employee parking facilities located next to residential or
specific plan residential adjacent to residential).
4. The Specific Plan is suitable and appropriate for the property in that the proposed
development is an extension of the existing resort or a use commonly associated
with the existing use. Any development related to the Specific Plan will be reviewed
under a Site Development Permit review process at which time project related
conditions will be required to mitigate impacts; and,
WHEREAS, the Planning Commission did recommend approval of Specific
Plan 121 E, Amendment #4, by adoption of Resolution 97-042;
F:\CITYCLRK\COUNCIL\PLANNrNG\9-16 Res SP 121-E
Resolution 97-74
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.
2. That it does hereby confirm the conclusion of Environmental Assessment 97-343,
indicating that the proposed Specific Plan Amendment will not result in any
significant environmental impacts, and that a Mitigated Negative Declaration should
be certified.
3. That it does hereby approve the above-described amendment request for the
reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 16th day of September, 1997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLE DA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
F:\CITYCLRK\COUNCIL\PLANNING\9-16 Res SP 121-E
Resolution 97-74
APPROVED AS TO FORM:
o InLealg J
DAWN C. HONE LL, City Attorney
City of La Quinta, California
F:\CITYCLRK\COUNCIL\PLANNING\9-16 Res SP 121-E
RESOLUTION 97-74
CONDITIONS OF APPROVAL -FINAL
SP 121 E, AMENDMENT #4
KSL RECREATION CORPORATION AND ITS ASSIGNS
SEPTEMBER 16, 1997
GENERAL
1. Specific Plan 121 E, Amendment #4, shall comply with the requirements and
standards of the La Quinta Municipal Code and all other applicable laws, unless
modified by the following conditions.
2. The Specific Plan text shall be revised to include the exhibit Revision "C" dated
September 15, 1997, with a minimum of five final texts submitted to the
Community Development Department.
3. The total number of single family residential units allowed in the specific plan
area shall be revised to 1367 subject to approval of a Site Development Permit
and/or Tentative Tract Map.
4. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
5. The applicant/developer shall comply with the mitigation measures contained in
the Mitigation Monitoring Plan attached to Environmental Assessment 97-343.
6. Check made out to County of Riverside in the amount of $1328. For the project
Environmental Assessment shall be submitted to the Community Development
Department within 24 hours after approval by the City Council.
7. Prior to issuance of first building permit, the applicant shall provide an easement
to be recorded for all hillside areas to remain undeveloped open space, except
for the areas presently developed. Easement to be approved by the City
Attorney prior to recordation.
ENGINEERING DEPARTMENT
8. Delete 110 units from the LDR district at the corner of Eisenhower and 50th.
9. Submit to Public Works Department a revised hydrology study to account for
the proposed increase in impermeable surfaces within the specific plan area prior
to issuance of a building permit for any construction authorized by this Specific
Plan for the applicant.
10. Make changes to specific items in the specific plan as follows.
P:/stan\Conappccsp 121 e,a4
RESOLUTION. 97-74
CONDITIONS OF APPROVAL - FINAL
SP 121 E, AMENDMENT #4
SEPTEMBER 16, 1997
Page Item
3.5 Garage/Carport Setback
3.6 Garage/Carport Setback
Comment
5 ft. or 20 -foot minimum from street
curb or pedestrian path/walk if
garage/carport is provided as individual
structure for specific unit on private or
public street.
5 ft. or 20 -foot minimum from street
curb or pedestrian path/walk if
garage/carport is provided as individual
structure for specific unit on private or
public street.
3.11 Garage/Carport Setback 5 ft. or 20 -foot minimum from street
curb or pedestrian path/walk if
garage/carport is provided as individual
structure for specific unit on private or
public street.
3.20 Paragraph 3.3.16
3.21 Paragraphs C-2 and C-3
P:/scan\Conappccsp 121 e,a4
Add "roads" to items for which plans
are required. Add the requirement that
plans be approved by the City Engineer.
Plans for and revisions to on-site
parking and circulation facilities shall be
approved by the City Engineer.
RESOLUTION 97-73
( A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
I� LA QUINTA, CALIFORNIA APPROVING GENERAL PLAN
AMENDMENT 97-054
CASE NO: GPA 97-054
KSL LAND CORPORATION AND ITS ASSIGNS
WHEREAS, the City Council of the City of La Quinta, California, did on the
161h day of September, 1997, hold a duly noticed continued Public Hearing to consider the
revised request of KSL Land Corporation and its Assigns for a General Plan Amendment
from MDR (Medium Density Residential, 4-8 d.u. per acre) to TC (RSP) (Tourist
Commercial with a Residential Specific Plan Overlay) for property located between
Avenida Obregon and Calle Mazatlan, generally south of the La Quinta Tennis Club and
(� from LDR (Low Density Residential, 2-4 d.u. per acre) to TC (RSP) for 2.4 acres generally
1; located 220 feet south of 501h Avenue and 240 feet east of Eisenhower Drive; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 15th day of September, 1997, hold a duly noticed Public Hearing to consider the
revised request of KSL Land Corporation and its Assigns for a General Plan Amendment
from MDR (Medium Density Residential, 4-8 d.u. per acre) to TC (RSP) (Tourist
Commercial with a Residential Specific Plan Overlay) for property located between
Avenida Obregon and Calle Mazatlan, generally south of the La Quinta Tennis Club and
from LDR (Low Density Residential, 2-4 d.u. per acre) to TC (RSP) for 2.4 acres generally
located 220 feet south of 50n' Avenue and 240 feet east of Eisenhower Drive; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the
151 day of July, and 5'h day of August, 1997, hold duly noticed Public Hearings to consider
the request of KSL Land Corporation and its Assigns for a General Plan Amendment from
LDR to MDR for approximately .6 acres at the vacant northeast comer of Calle Mazatlan
and Camino Quintana and at the southeast corner of 50th Avenue and Eisenhower Drive
or other amendments as necessary to accommodate resort uses; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 8th day of July ,1997, hold a duly noticed Public Hearing to consider the request of
KSL Land Corporation and its Assigns for a General Plan Amendment from LDR (Low
Density Residential 2-4 Dwellings per acre) to MDR (Medium Density Residential 4-8
Dwellings per acre), for approximately .6 acres, at the vacant northeast corner of Calle
Mazatlan and Camino Quintana and at the southeast comer of 501h Avenue and
Eisenhower Drive or other amendments as necessary to accommodate resort uses , more
particularly described as:
F:\CITYCLRK\COLNCIL\PLANNING\9-16 Res GPA 97-054.wpd
Resolution 97-73
APN: 631-700-076 through 81, 773-020-021, 026, 029, and 031
WHEREAS, said General Plan Amendment has complied with the
requirements of the California Environmental Quality Act of 1970 (as amended), pursuant
to the adoption of Resolution 83-68 by the City Council, in that the Community
Development Director has conducted an initial study (Environmental Assessment 97-343
) and determined that the General Plan Amendment will not have a significant adverse
impact on the environment and a Mitigated Negative Declaration of Environmental Impact
is recommended; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said City
Council did find the following facts and reasons to justify approval of said General plan
Amendment:
1. This Amendment is internally consistent with those goals, objectives, and policies
of the General Plan not being amended in that the Amendment only affects land
uses which already exist as a part of the Plan.
2. This Amendment will not create conditions materially detrimental to the public
health, safety, and welfare in that the resulting land uses will require Planning
Commission or Planning Commission and City Council review and approval of
future development plans, which will ensure that adequate conditions of approval.
3. The new land use designation is compatible with the designations on adjacent
properties because the Planning Commission and/or City Council review and
approval will ensure compatibility and in some areas, the adjacent use is similar due
to its resort nature.
4. The new land use designation is suitable and appropriate for the properties involved
because it is an extension of the existing resort or a use commonly associated with
the existing uses.
5. The situation and general conditions have substantially changed since the existing
land use designations were imposed in that the resort market has created a market
for additional rental units and rooms.
WHEREAS, the Planning Commission did recommend approval of a modified
General Plan Amendment by adoption of Resolution No. 97-040; ,
F:\CITYCLRK\COUNCIL\PLANNING\9-16 Res GPA 97-054.wpd
Resolution 97-73
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
Council in this case;
2. That a Mitigated Negative Declaration has been certified;
3. That it does hereby approve General Plan Amendment 97-054 from MDR (Medium
Density Residential, 4-8 d.u. per acre) to TC (RSP) (Tourist Commercial with a
Residential Specific Plan Overlay) for property located between Avenida Obregon
and Calle Mazatlan, generally south of the La Quinta Tennis Club and from LDR
(Low Density Residential, 2-4 d.u. per acre) to TC (RSP) for 2.4 acres generally
located 220 feet south of 50th Avenue and 240 feet east of Eisenhower Drive, for
the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit
"A", attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 16th day of September, 1997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
-kkz
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
;AUN65RA L. JUH LA, City Clerk
City of La Quinta, California
p:resocc9/l6/97gpa97-054
Resolution 97-73
APPROVED AS TO FORM:
DAWN C. HONE L. City Attorney
City of La Quinta, California
p: resocc9/ 16/97gpa97-054
L CASE MAP j
RESOLUTION 97-75
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP 28545 ALLOWING A 127 -
LOT SUBDIVISION ON APPROXIMATELY 62.5
ACRES
CASE NO.: TTM 28545
APPLICANT: KSL DESERT RESORT, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on the
161 day of September, 1997, hold a duly noticed continued Public Hearing to consider
the request of KSL Desert Resort, Inc. for approval of a Tentative Tract Map to create 127
lots on 62.5 acres, in the area encompassing the La Quinta Resort and Club, generally
located west of Eisenhower Drive, and south of Avenida Fernando;
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 151 day of September, 1997, hold a duly noticed Public Hearing to consider the
request of KSL DESERT RESORT, INC. for approval of a Tentative Tract Map to create
127 lots on 62.2 acres, in the area encompassing the La Quinta Resort and Club; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the
1511 day of July, and 5th day of August, 1997, hold duly noticed Public Hearings to
consider the request of KSL Desert Resort, Inc. for approval of a Tentative Tract Map to
create 127 lots on 62.5 acres, in the area encompassing the La Quinta Resort and Club,
generally located west of Eisenhower Drive, and south of Avenida Fernando;
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 81 day of July, 1997, hold a duly noticed Public Hearing to consider the request of
KSL DESERT RESORT, INC. for approval of a Tentative Tract Map to create 127 lots on
62.2 acres, in the area encompassing the La Quinta Resort and Club, generally located
west of Eisenhower Drive, and south of Avenida Fernando, more particularly described as:
A portion of Section 36, T6E, R6E, S.B.B.M.
WHEREAS, said Tentative Map has complied with the requirements of'The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that the Community Development Department has prepared
Environmental Assessment 97-343 for this project which states the project will not have a
significant impact on the environment based on conditions and a Mitigated Negative
Declaration of Environment is recommended; and,
P\ss\CCRFS9/ 16/97-M8545
Resolution 97-75
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said City
Council did make the following Mandatory Findings of approval to justify approval of said
Tentative Tract Map 28545:
The Tentative Map and its design are consistent with the General Plan and Specific
Plan 121 E in that its lots are in conformance with applicable goals, policies, and
development standards, such as lot size and will provide adequate infrastructure
and public utilities.
2. The design of the subdivision or its proposed improvements are not likely to create
environmental damage or substantially and avoidably injure wildlife or their habitat
because the area covered by the Map is mostly developed and mitigation
measures and conditions will be imposed.
3. The design of the subdivision and the proposed types of improvements are not likely
to cause serious public health problems because urban improvements are existing
or will be installed based on applicable Local, State, and Federal requirements.
4. The design of the subdivision and the -proposed types of improvements will not
conflict with easements acquired by the Public at large, for access through or use
of the property within the subdivision in that none presently exist and access to the
resort residential area will be provided to surrounding property owners.
WHEREAS, the Planning Commission has recommended approval by
adoption of Resolution No. 97-043; and,
WHEREAS, in the review of this Tentative Tract Map, the City Council has
considered, the effect of the contemplated action on housing needs of the region for
purposes of balancing those needs against the public service needs of the residents of the
City of La Quinta and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the City Council in
this case;
2. That it does approve Tentative Tract Map 28545 for the reasons set forth in this
Resolution and subject to the attached conditions.
P\ss\CCRFS9/ 16/97-1=8545
Resolution 97-75
I That the Environmental impacts identified under EA 97-343 are binding for this
project;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Council held on this 16'h day of September, 1997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
.1
�n L/� / -
GLENDA L. HOLT, Mayor
City of La Quinta, California
A
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
P\ss\CCRES9/ 16/97-M8545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 28545
KSL RESORTS, INCORPORATED
SEPTEMBER 16, 1997
1 . Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. Tentative Tract Map 28545 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) unless
otherwise modified by the following conditions. This map shall expire two
years after approval by the City Council unless extended pursuant to the
provisions of the Subdivision Ordinance.
3. Prior to the issuance of a grading permit or building permit for construction of
any building or use contemplated by this approval, the applicant shall obtain
permits and/or clearances from the following public agencies:
• Fire Marshal (requirements to be determined during plan check)
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (per letter of June 16,1997, on file in
Community Development Department)
• 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 subdivisions 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.
c:conapprevcctt28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
5. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development
and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be
ensured, prior to approval of a final map or parcel map or a waiver of parcel
map. The conferral shall include irrevocable offers to dedicate or grant
easements to the City for access to and maintenance, construction, and
reconstruction of all essential improvements which are located on privately -held
lots or parcels.
6. Prior to approval of a final map, parcel map or grading plan and prior to
issuance of a grading permit, the applicant shall furnish proof of temporary or
permanent easements or written permission, as appropriate, from owners of
any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
7. If the applicant proposes vacation or abandonment of any existing rights of
way or access easements which will diminish access rights to any properties
owned by others; the applicant shall provide approved alternate rights of way
or access easements to those properties unless the owners specifically agree
to the proposed diminishment of access rights.
8. The applicant shall dedicate private street, parking and utility easements or
rights of way in conformance with the City's General Plan, Municipal Code, and
as required by the City Engineer except as approved in a revised specific plan
for the project area.
9. 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.
10. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and
the date of recording of any final map(s) covering the same portion of the
property unless such easements are approved by the City Engineer.
c:conapprenat28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
Whiramm 110-1
1 1 . As part of the filing package for final map approval, 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 maybe
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 map is not produced in AutoCad or another format which can be
converted to AutoCad, the City Engineer may accept raster image files in place
of AutoCad files.
12. 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." II 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.
13. 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.
c:conapprevcctt28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
14. When final plans are approved by the City, and prior to approval of the final
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 map is not produced in AutoCad or another format which can be
converted to AutoCad, the City Engineer may accept raster image files in place
of AutoCad files.
15, The applicant shall construct improvements and/or satisfy obligations, or
furnish an executed, secured agreement to construct improvements and/or
satisfy obligations required by the City prior to agendization of a final map or
parcel map or issuance of a certificate of compliance for a waived parcel map.
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.
16. 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 under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not 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.
17. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
c conapprevcctt28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to completion of homes
or occupancy of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
18. If improvements are phased with multiple final maps or other administrative
approvals (plot plans, site development permits, etc.), off-site improvements
and development -wide improvements (ie: retention basins, perimeter walls &
landscaping, gates, etc.) shall be constructed or secured prior to approval of
the first final map unless otherwise approved by the City Engineer.
19. 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.
20. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan 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.
21. The applicant shall comply with the City's flood protection ordinance.
22. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
23. 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. 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.
cxonapprevc=28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
' 24. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil
engineer or surveyor, that lists 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 lot number and shall be listed cumulatively if submitted
at different times.
The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and
the following:
25. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
shall be retained within the development or in adjacent golf course areas unless
otherwise approved in the revised specific plan or by the City Engineer. The
tributary drainage area shall extend to the centerline of adjacent public or
private streets.
26. The applicant shall construct facilities, approved by the City Engineer, which
intercept and percolate nuisance water and prevent flow onto golf courses,
common areas or off-site locations. The facilities shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area. For design purposes,
the maximum percolation rate of native soils shall be two inches per hour. The
percolation rate shall be considered zero unless the applicant provides site-
specific data which demonstrates otherwise.
27. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
28. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
cxonapprevc=28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
30. If the applicant proposes drainage of stormwater to off-site locations other than
impounded areas on the adjacent golf course, the applicant may be required to
design and install first -flush storage, oil/water separation devices, or other
screening or pretreatment method(s) to minimize conveyance of contaminants
to off-site locations. If the drainage will directly or indirectly enter public
waterways, the applicant and, subsequently, the applicant and the applicant's
successors and assigns shall be responsible for any sampling and testing of
effluent which may required under the City's NPDES Permit or other city- or
area -wide pollution prevention programs 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.
31. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
32. 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
development or portions thereof may be subject to the provisions of the
ordinance.
If this development is not subject to a major thoroughfare improvement
program, the applicant shall be responsible for all street and traffic
improvements required herein.
33. The applicant shall be responsible for any off-site traffic improvements shown
warranted by the revised traffic study to be submitted with the revised specific
plan. Traffic mitigation measures shall include, but are not necessarily limited
to:
A. Reconstruction of the Santa Rosa Cove entry gate at Eisenhower Drive
and Ave 50 to provide additional stacking room for the vehicles of hotel
guests or housing unit owners/residents who must sign in with the gate
guard. The additional stacking room required shall be determined
through an adjunct to the Traffic -Study prepared for the underlying
specific plan.
c:conapprevc=28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
B. The applicant may proposed alternative measures for mitigation of the
increased traffic at this gate such as arrangements allowing hotel guests
and members to enter this gate on the "member" side without checking
in at the gate.
C. Construct a standard six-foot sidewalk' on the north side of Ave
Fernando from Eisenhower Drive to a point opposite the west side of the
LQ Hotel Ballroom driveway. Install striped pedestrian paths from the
Ballroom driveway to Ave. Obregon with crosswalks at the Ballroom
Driveway and Ave. Obregon. Striping shall be with approved
thermoplastic pavement marking material.
34, All private street, parking and pedestrian improvements shall comply with the
City's General Plan, Zoning Ordinance, Subdivision Ordinance, and current
policies except as may be approved in the revised specific plan or by the City
Engineer.
35. The City 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.
36. 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, and as approved by the City Engineer.
37. 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.
cxonapprevc=28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
The applicant shall submit current (no more than two years old) mix designs
for base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no 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.
38. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along access routes to those
buildings. If on-site streets are initially constructed with only a portion of the
full thickness of pavement, the applicant shall complete the pavement when
directed by the City but in any case prior to final inspections of any of the final
ten percent of homes within the tract.
39. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
40, The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications. Testing shall include a retention basin
sand filter percolation test, as approved by the City Engineer, after required
tract improvements are complete and soils have been permanently stabilized.
41, 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.
42. 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.
c:conapprevcctt28545
RESOLUTION 97-75
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 28545
SEPTEMBER 16, 1997
43. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements. The applicant shall maintain off-
site public improvements until final acceptance of improvements by the City
Council.
44. 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.
45. The applicant/developer shall comply with the mitigation measures contained
in the Mitigation Monitoring Plan attached to Environmental Assessment 97-
343.
46. This map shall be subject to all requirements of SP 121 E, Amendment #4, and
SDP 97-607 and shall be revised as necessary prior to recordation.
47. Developer agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
cconapprevc=28545
RESOLUTION 97-76
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PERMIT TO ALLOW 114 RESIDENTIAL
SPECIFIC PLAN UNITS AND A HEALTH SPA IN THE LA
QUINTA RESORT SPECIFIC PLAN AREA
CASE NO.: SITE DEVELOPMENT PERMIT 97-607
APPLICANT: KSL DESERT RESORTS, INCORPORATED
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of September, 1997, hold a duly noticed continued Public Hearing to
consider the request of KSL Desert Resorts, Incorporated, for approval of 114
residential specific plan units and a 20,200 square foot health spa in the TC and RM
Zone (zone change to TC (RSP) for RM zoned land proposed), located between
Avenida Obregon and Calle Mazatlan, south of the Tennis Club;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 15`x' day of September, 1997, hold duly noticed Public Hearing to consider
the request of KSL Desert Resorts, Incorporated, for approval of 114 residential
specific plan units and 6.20,200 square foot health spa in the TC and RM Zone (zone
change to TC (RSP) proposed);
WHEREAS, the City Council of the City of La Quinta, California, did on
the 15th day of July, and 5 h day of August, 1997, hold duly noticed Public Hearings
to consider the request of KSL Desert Resorts, Incorporated, for approval of 114 resort
residential units and a 20,200 square foot health spa in the TC and RM Zone (zone
change to TC (RSP) for RM zoned land proposed), located between Avenida Obregon
and Calle Mazatlan, south of the Tennis- Club;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8" day of July, 1997, hold duly noticed Public Hearing to consider the
request of KSL Desert Resorts, Incorporated, for approval of 114 resort residential
units and a 20,200 square foot health spa in the RM Zone (zone change to TC (RSP)
proposed), located between Avenida Obregon and Calle Mazatlan, south of the Tennis
Club, more particularly described as:
Portion of Section 36, Township 5 South, Range 6 East,
WHEREAS, said Site Development Permit request has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended by Resolution 83-68, in that the Community Development
Department conducted an initial study (Environmental Assessment 97-343) and has
determined that the proposed Site Development Permit will not have a significant
impact on the environment and a Mitigated Negative Declaration of Environmental
Impact should be recommended for certification; and,
Resolution 97-76
WHEREAS, upon hearing and considering all testimony and arguments,
if any of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify approval of Site Development Permit
97-607:
1 . The project is consistent with the General Plan in that units of this type are
permitted in the Tourist Commercial designation that exist on part of this
property and is proposed for the balance of this property.
2. This project has been designed to be consistent with the provisions of the
Zoning Code and applicable Specific Plan.
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that an Environmental Assessment
has been prepared and a Mitigated Negative Declaration is recommended.
4. The architectural design of the project is compatible with the surrounding
development in that it is of architectural design, colors, and materials, and has
been recommended for approval by the Historic Preservation Commission.
5. The site design of the project is attractive and well designed and appropriate for
the area. Parking has been kept around the perimeter of the site to increase the
pedestrian aspect of the project.
6. The landscape design of the project with utilize plants compatible with the
existing development. An emphasis on landscaping will reinforce the resort
community image and character of the area.
7. The project will not require excessive new signs since it will be a part of the La
Quinta Resort and Club; and,
WHEREAS, the Planning Commission did recommend approval of this Site
Development Permit (114 units and health spa at 20,200 sq. Ft.) on the 15" of July,
1997, by adoption of Resolution No. 97-044;
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;
F:\CITYCLRK\COLNCIL\PLANNING\Res 97-76.wpd
Resolution 97-76
2. That the City Council does hereby approve Site Development Permit 97-607
because it is in compliance with the provisions of Specific Plan 121 E,
Amendment #4, subject to the attached conditions;
3. That the Environmental Impacts identified under EA 97-343 are binding for this
project;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 16th day of September, 1997, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
' ATTEST:
19AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWI=LL, City Attorney
City of La Quinta, California
P:\ss\resocc9/ 16/97sdp607
L.
GLENDA L. HOLT, Mayor
City of La Quinta, California
RESOLUTION 97-76
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97-607
KSL DESERT RESORTS, INCORPORATED
SEPTEMBER 16, 1997
1 . The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 97-607, unless otherwise amended by
the following conditions.
2. The approved Site Development Permit shall be used within two years of the
date of approval, otherwise, it shall become null and void and of no effect
whatsoever.
"Used" means the issuance of a building permit. A time extension may be
requested as permitted in Municipal Code Section 9.200.080D.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
4. The project shall incorporate the latest technology in recycling and other means
of reducing the amount of waste requiring disposal (land filing), during
demolition. Construction, and upon site development/operation.
A) prior to issuance of a demolition/building permit, the applicant shall
provide proof to the Community Development Department that a
recycling company and program has been established for the recycling of
construction/demolition debris.
B) If the applicant can successfully demonstrate that current provisions exist
to meet the requirements of the California Solid Waste Reuse and
Recycling Access Act of 1991, the Community Development Director
may waive, modify, or delete the requirements of this condition.
c:/conappccsdp97-607
Resolution 97-76
Conditions of Approval - Final
Site Development 97-607
September 16, 1997
5. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
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 (per letter of June 25,1997, on file in
Community Development Department)
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.
For projects requiring 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.
6. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
7. The project may be phased if a phasing plan is submitted to the Community
Development Department prior to issuance of a building permit.
8. A six foot high, decorative block wall shall be constructed, if not already
existing, starting on the west side of Avenida Obregon, at the south and of the
project site, wrapping around towards the west along the perimeter of the
proposed residential units, north on the east side of Calle Mazatlan to the end
of the project parking lot and beginning of the Tennis Villas, and then east to
the beginning of the first tennis court. Perimeter walls to be completed with first
phase of resort residential specific plan units, to the satisfaction of the
Community Development Department. Phase II building permits shall not be
issued until perimeter wall improvements are completed.
c:/conappccsdp97-607
Resolution 97-76
Conditions of Approval - Final
Site Development 97-607
September 16, 1997
9. All new head -in parking spaces shown on east side of Avenida Obregon shall be
provided at the time of demolition of the adjacent 82 space parking lot.
10. The windows on the Spa building shall be revised to provide variety in shape
and orientation.
11. Existing trees shall be retained or relocated whenever possible. Final landscaping
plans, in compliance with all applicable City requirements shall be approved prior
to issuance of first building permit authorized by this approval.
12. Site and other applicable plans shall be revised pursuant to requirements of the
Historic Preservation Commission prior to issuance of first building permit for
"residential specific plan" units.
13. All applicable conditions of Specific Plan 121 E, Amendment #4, and Tentative
Tract 28545 shall be met.
14. Exterior walkway lighting shall be provided. Lighting to be low profile and
comply with Municipal Code and not cause annoyance to surrounding
properties. Plan to be approved by Community Development Department prior
to issuance of building permit.
=100 ` i ■ .'�
15. Fire apparatus roads shall be provided for every building when any portion of the
facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an
approved route around the exterior of the building or facility. This requirement
shall be complied with prior to issuance of a building permit.
16. Other requirements of the Fire Marshal shall be determined during the plan
check process.
Conapp=#97-607
Resolution 97-76
Conditions of Approval - Final
Site Development 97-607
September 16, 1997
17. Prior to issuance of any building permit for structures approved by Site
Development Permit 97-607, the developer shall complete the golf maintenance
facilities on Avenida Carranza in accordance with CUP 96-024, or any Planning
Commission approved amendment thereto.
Conappccsdp97-607
RESOLUTION 97-77
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PERMIT ALLOWING AN EMPLOYEE
PARKING FACILITY IN THE LA QUINTA RESORT SPECIFIC
PLAN AREA
CASE NO.: SITE DEVELOPMENT PERMIT 97-608
APPLICANT: KSL DESERT RECREATION CORPORATION AND ITS ASSIGNS
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of September, 1997, hold a duly noticed Public Hearing to consider the
revised request of KSL Recreation Corporation and its Assigns for approval of an
n employee parking lot on 2.4 acres located approximately 220 feet south of 501h
Avenue, and 240 feet east of Eisenhower Drive; and,
r� WHEREAS, the Planning Commission of the City of La Quinta, California,
f did on the 15th day of September, 1997, hold a duly noticed Public Hearing to consider
the revised request of KSL Recreation Corporation and its Assigns for approval of an
employee parking lot on 2.4 acres located approximately 220 feet south of 50th
Avenue, and 240 feet east of Eisenhower Drive; and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 15th day of July, and 5th day of August, 1997, hold duly noticed Public Hearings
to consider the request of KSL Recreation Corporation and its Assigns for approval of
a golf course/hotel maintenance facility with employee parking in the RL Zone (zone
change to TC proposed), located on the south side of 50th Avenue, approximately 210
feet east of Eisenhower Drive;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8" day of July, 1997, hold a duly noticed Public Hearing to consider the
request of KSL Recreation Corporation and its Assigns for approval of a golf
course/hotel maintenance facility with employee parking in the RL Zone (zone change
to TC pending), located on the south side of 50" Avenue, approximately 210 feet east
of Eisenhower Drive, more particularly described as:
Portion of Section 1, Township 5 South, Range 6 East,
WHEREAS, said Site Development Permit request has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended by Resolution 83-68, in that the Community Development
Department conducted an initial study (Environmental Assessment 97-343) and has
determined that the proposed Site Development Permit will not have a significant
Resolution 97-77
impact on the environment and a Mitigated Negative Declaration of Environmental
Impact is recommended for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify approval of Site Development Permit
97-608:
1. The project is consistent with the General Plan because the use is supporting
the operation of the permitted golf courses and resort within the Specific Plan
area.
2. The project has been designed to be consistent with the Zoning Code and
applicable Specific Plan, subject to the recommended conditions.
3. Processing and approval of this project is in compliance with the requirements
of the California Quality Act in that an Environmental Assessment has been
prepared and a Mitigated Negative Declaration has been recommended.
4. Provided the conditions of approval are complied with, the site design for the
parking lot will be acceptable. The revision approved will eliminate any negative
impacts to the surrounding residences by having moved it to the west and
south. lb
5. The project landscaping will be compatible with the resort. The recommended
conditions will increase the quantity of landscaping and tree sizes. Landscaping
will provide visual screening of the on site facilities.
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;
2. That the City Council does hereby approve Site Development Permit 97-608 for
an employee parking facility because it is in compliance with the provisions of
Specific Plan 121 E, Amendment #4, subject to conditions;
3. That the Environmental Impacts identified under EA 97-343 are binding for this
project;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 16`h day of September, 1997, by the following vote,
to wit:
F:\CITYCLRK\COLJNCIL\PLANNTNG\9-16 Res SDP 97-608
Resolution 97-77
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST.
%AUNDRA L. JUHOVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWEL ,City Attorney
City of La Quinta, California
IF:\CITYCLRK\COUNCIL\PLANNING\9-16 Res SDP 97-608
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
KSL RECREATION CORPORATION
SEPTEMBER 16, 1997
1 . The use of this site for an employee parking lot shall be in conformance with the
approved exhibits contained in Site Development Permit 97-608, unless
otherwise amended by the following conditions.
2. The approved Site Development Permit shall be used within two years of the
date of approval, otherwise, it shall become null and void and of no effect
whatsoever.
"Used" means the issuance of a building permit. A time extension may be
requested as permitted in Municipal Code Section 9.200.080D.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
4. The project shall incorporate the latest technology in recycling and other means
of reducing the amount of waste requiring disposal (land filing), during
demolition, construction, and upon site development/operation.
A) Prior to issuance of a demolition/building permit, the applicant shall
provide proof to the Community Development Department that a
recycling company and program has been established for the recycling of
construction/demolition debris.
B) If the applicant can successfully demonstrate that current provisions exist
to meet the requirements of the California Solid Waste Reuse and
Recycling Access Act of 1991, the Community Development Director
may waive, modify, or delete the requirements of this condition.
5. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd A
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
- 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 (per letter of June 25,1997, on file in
Community Development Department)
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.
For projects requiring 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.
6. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
7. All applicable conditions of Specific Plan 121 E, Amendment #4, shall be met.
8. Exterior lighting shall to be low profile, down shining, and comply with
Municipal Code and not cause annoyance to surrounding properties. Top of
lights shall not exceed 6 feet in height. Plan to be approved by Community
Development Department prior to issuance of building permit. Light shields may
be required by the City within first six months after beginning of operation.
9. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the property to which they apply.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-606
SEPTEMBER 16, 1997
10. All easements, rights of way and other property rights necessary to facilitate the
ultimate use of the development and functioning of improvements shall be
acquired or granted, as appropriate, or the process of said acquisition or
granting shall be ensured, prior to issuance of a grading permit.
Grants shall include additional right of way widths as necessary for dedicated
right turn lanes, bus turnouts, etc., included on approved plans.
11. The applicant shall grant public street right of way along Eisenhower Drive
�- (Primary Arterial) - sufficient for a 50 -foot half right of way plus additional area
as needed for right- or left -turn lanes or other features contained in the approved
construction plans.
12. Where public sidewalks are required on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
13. The applicant shall grant any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common
areas.
14. Prior to issuance of a grading permit, the applicant shall enter into a secured
agreement to construct improvements and satisfy obligations required of this
site development permit. Security provided shall conform with Chapter 13,
LQMC.
15. 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.
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." Plans for site improvements may be
combined on a single plan provided excess clutter doesn't affect readability.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
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, 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. 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.
M"sIm
18. 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. 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.
19. The applicant shall furnish a thorough preliminary geological and soils
engineering report (the "soils report") with the grading plan.
20. The applicant shall comply with the City's flood protection ordinance.
21. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan 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.
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
23. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists 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 lot number and shall be listed cumulatively if submitted at different
times.
24. The applicant shall comply with the provisions of Engineering Bulletin No.
96.03 and the following:
Stormwater falling on site during the peak 24-hour period of a 100 -year storm
shall be retained within the development or in impounded areas on the adjacent
golf course unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public or private streets.
25. The applicant shall construct facilities, approved by the City Engineer, which
intercept and percolate nuisance water and prevent flow onto golf courses,
common areas or off-site locations. The facilities shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area. For design purposes,
the maximum percolation rate of native soils shall be two inches per hour. The
percolation rate shall be considered zero unless the applicant provides site-
specific data which demonstrates otherwise.
26. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
27. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development (or off of the golf course areas) through
a designated overflow outlet and into the historic drainage relief route.
28. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
29. If the applicant proposes drainage of stormwater water to off-site locations
other than impounded areas on the adjacent golf course, the applicant may be
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
required to design and install first -flush storage, oil/water separation devices,
or other screening or pretreatment method(s) to minimize conveyance of
contaminants to off-site locations. If the drainage will directly or indirectly enter
public waterways, the applicant shall be responsible for any sampling and
testing of 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 the such discharge of the development's
stormwater or nuisance water.
30. 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.
31. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
32. The applicant -shall complete primary arterial street improvements, except
sidewalk and perimeter landscaping, on the east side of Eisenhower Drive from
the L.Q. Evacuation Channel bridge to the existing improvements at Eisenhower
Drive including a full -width landscape median extending 540 feet south from the
Avenue 50 intersection (half the distance to the bridge). The City will allow a
left -in pocket at the project entry if the applicant provides sufficient right of way
width for a median configuration which blocks right turns out.
Features contained in the approved construction plans may warrant additional
street widths or other measures as determined by the City Engineer.
The applicant may seek reimbursement from the landowner north of the
applicant's property at the time the adjacent land develops, for median
improvements constructed by the applicant which are adjacent to the other
landowner's property. If the applicant desires reimbursement, it shall be sought
and obtained in accordance with the City's reimbursement policy.
33. Access points and turning movements of traffic shall be restricted to a left- &
right-in/right-out driveway on Eisenhower Drive centered in this parcel's
frontage. If the entry is gated, the applicant shall provide sufficient stacking
room for entering vehicles and a turn -around for rejected vehicles.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
34.' Improvements shall include all appurtenances such as traffic signs,
channelization markings and devices, raised medians if required, street name
signs, sidewalks, and mailbox clusters approved in design and location by the
U.S. Post Office and the City Engineer. Mid -block street lighting is not required.
35. The City 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.
36. Improvement plans for all on- and off-site streets and access gates shall be
prepared by professional engineer(s) registered to practice in the State of
California. Improvements shall be designed and constructed in accordance with
the LQMC, adopted Standards and Supplemental Drawings and Specifications,
and as approved by the City Engineer.
37. 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 structural 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 and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no 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
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
scheduled until mix designs are approved.
38. Prior to opening the parking lot for use by employees, the applicant shall install
all on- and offsite street and sidewalk improvements and traffic control devices
on Eisenhower Drive.
111*9M 2 1 ZI
39. The applicant shall provide landscape improvements in the Eisenhower Drive
perimeter setback. Landscape and irrigation plans shall' be prepared by a
licensed landscape architect.
40. 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.
41. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
42. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5 -feet of curbs along public streets.
43. Unless otherwise approved by the City Engineer, common basins shall be
designed with a turf grass surface which can be mowed with standard tractor -
mounted equipment.
44. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
45. 75% of all trees shall be a minimum of 48" box (3 3/4" + caliper) size and 25%
a minimum of 36" box size (2 3/4"-3 3/4" caliper), or its equivalent along
Eisenhower drive.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
46. Parking lot shade trees shall be provided every four parking spaces with trees
a minimum 24" box size (2"-2 3/4" caliper).
47. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
48. The applicant shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications.
49. 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.
50. Upon completion of construction; the applicant shall furnish the City
reproducible record drawings of all off-site 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.
IV, F-11 ff I►_►
51. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements. The applicant shall maintain off-
site public improvements until final acceptance of improvements by the City
Council.
52. 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.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
53. Provide or show there exists a water system capable of delivering 2000 gpm
for a 2 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
54. A combination of on-site and off-site Super fire hydrants, on a looped system
(6" x 4" x 2-1/2") will be located not less than 25' or more than 165' from any
portion of the buildings as measured along approved vehicular travel ways. The
required fire flow shall be available from any adjacent hydrants in the system.
55. Blue retro -reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
56. Prior to the issuance of a building permit, if any, applicant/developer shall
furnish one blue line copy of the water system plans to the Fire Department for
review. Plans shall conform to the fire hydrant types, location and spacing, and
the system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
57. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard
Occupancy, Group 1. The post indicator valve and Fire Department connection
shall be located to the front within 50' of a hydrant, and a minimum of 25' from
the building.
58. System plans must be submitted to the Fire Department for review, along with
a plan/inspection fee. The approved plans, with Fire Department job card must
be at the job site for all inspections.
59. Install a supervised water flow fire alarm system as required by the
UBC/Riverside County Fire Department and National Fire Protection Association
Standard 72.
60. Applicant/developer shall be responsible for obtaining underground/aboveground
tank permits from both the County Health and Fire Departments.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-77
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 97-608
SEPTEMBER 16, 1997
61. Install portable fire extinguishers in structures, if any, per NFPA, Pamphlet #10,
but not less than 2A 106C in rating. Contact certified extinguisher company for
proper placement of equipment.
62. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the
Key Switch, this form must be authorized and signed by this office for the
correctly coded system to be purchased.
63. Prior to issuance of any building permits for structures or fences approved by
Site Development Permit 97-608, the developer shall complete the golf
maintenance facilities on Avenida Carranza in accordance with CUP 96-024, or
any Planning Commission approved amendment thereto.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-77.wpd
RESOLUTION 97-78
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING PROPOSED
CONSTRUCTION AT THE LA QUINTA RESORT AND CLUB
LOCATED SOUTH OF AVENIDA FERNANDO, WEST OF
EISENHOWER DRIVE.
CASE NO.: CERTIFICATE OF APPROPRIATENESS 97-003
KSL RECREATION CORP. AND ITS ASSIGNS.
WHEREAS, the City Council for the City of La Quinta, California, did on
the 16" day of September, 1997, hold a duly noticed Public Hearing to consider the
request of KSL Recreation Corporation and its Assigns for approval of proposed
construction at the La Quinta Resort and Club located south of Avenida Fernando,
West of Eisenhower Drive; and,
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 8th day of July, 1997, hold a duly noticed Public Hearing to consider the
request of KSL Recreation Corporation and its Assigns for approval of proposed
construction at the La Quinta Resort and Club located south of Avenida Fernando,
West of Eisenhower Drive; and,
WHEREAS, the City Council for the City of La Quinta, California, did on
the 15th day of July, 1997 and the 5th day of August, 1997, hold duly noticed Public
Hearings to consider the request of KSL Recreation Corporation and its Assigns for
approval of proposed construction at the La Quinta Resort and Club located south of
Avenida Fernando, West of Eisenhower Drive; and,
WHEREAS, the Historic Preservation Commission did on the 19th day of
June, 1997, hold a duly noticed Public Hearing and did recommend approval, as
requested by KSL Recreation Corporation and its Assigns to allow the construction of
119 new Residential Specific Plan units within the La Quinta Resort and Club grounds
between Avenida Obregon and Calle Mazatlan, south of the Tennis Villa and Tennis
Club, more particularly described as follows:
A PORTION OF SECTIONS 1 AND 36, T6S, R6E, SBB&M
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following findings to justify the approval of said Certificate
of Appropriateness; and,
Resolution 97-78
Certificate of Appropriateness 97-003
1. The proposed construction at the La Quinta Resort and Club is consistent with
the recommendations of the Secretary of the Interior's Standards for new
construction.
2. The Certificate of Appropriateness has been deemed acceptable by ,the Historic
Preservation Commission in that they have determined the proposed 119
Residential Specific Plan units are architecturally compatible with the historic La
Quinta Structures, pursuant to the Secretary of Interior Standards for Historic
Preservation.
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 finds of the
City Council in this case.
2_ That it does hereby approve the above described Certificate of Appropriateness
for the reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meet of the La Quinta
City Council, held on the this 161'' day of September, 1997, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
pAcc Res COApp 97-003
Resolution 97-78
Certificate of Appropriateness 97-003
ATTEST:
9/AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
&L&'ezd�q�lj �-Pf r
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
pAcc Res COApp 97-003
RESOLUTION 97-78
CONDITIONS OF APPROVAL - FINAL
CERTIFICATE OF APPROPRIATENESS 97-003
SEPTEMBER 16, 1997
1. A current site plan is needed in the report that identifies all structures within the
resort campus; as well as their dates of construction. In addition a historic site
plan is needed showing the original buildings and those demolished. Was there
an original Master Plan for the hotel property?
•' V*XIa' r % : ■R '■ I ! /l a411` #."! as
2. Page 9: (Paragraph 3) The 100's series should be noted on a location map.
3. Page 1: The term "Eclectic" is not a commonly used classification for the style
of the buildings. Perhaps the term "Spanish Revival" should be used as it would
be the traditional classification nomenclature for this style.
4. Huntsman Trout may have been the landscape architect for the La Quinta Hotel
which lends additional support that there may have been a Master Plan for the
Hotel development. A clearer discussion of the landscape plans is needed,
especially the Quad concept.
5. Page 5: A discussion on how the La Quinta Hotel compares with other resort
properties of the time and region is needed. Sanitariums? College campuses?
Are there any similarities with other places of time and region, or is the La
Quinta Hotel unique?
6. Page 10: (Last paragraph) The original function and location for La Casa needs
to be discussed.
7. Page 14: A discussion regarding which criteria (National Register or local) is
being used to assess the property needs to be clearly stated in the beginning of
the report.
8. In addition, the comments by staff contained in the June 17, 1997,
memorandum to Pam O'Connor (on file in the Community Development
Department) need to be addressed in the report.
9. A qualified archaeologist shall be required to monitor the project if the grading
and trenching goes below ten feet in depth.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-78.wpd
10. A final Archaeological Report shall be submitted to the Community Development
Department for approval.
1 1. Only one story structures shall be constructed next to historic structures to
provide a transition between old and new.
12. That the building complex known as "San Vicente", located on the east side of
Avenida Obregon, be documented.
F:\CITYCLRK\COUNCIL\PLANNING\COA RES 97-78.wpd
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEOA COMPLIANCE
DATE: August 25, 1997 ASSESSORS PARCEL NO.:
CASE NO.: TTM 28545, CZ 97-083, PROJECT STREET La Quinta Resort
SDP 97-607, SDP 97-608, ADDRESS:
GPA 97-054, SP 121-E,
Revised Amendment #4
EA/EIR NO: 97-343 APPROVAL DATE:
APPLICANT: KSL Recreation Corp And Assigns
THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION FOR THE ABOVE CASE NUMBER
SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE
MEASURES MONITORING CHECKED BY
3.1 LAND USE & PLANNING
Potential Impact Unless Mitigated A,B
OBJECTIVE:
Reduce impact by redesignating
certain areas for consistency.
Maintain Open Space in areas with
20% or greater slopes. -
MEASURE:
1. Approved Change of Zone from Community Development Prior to recordation of City of La Quinta
RM and RL to TC for Planning Areas Department Tentative Tract Map Zoning Ordinance
I and II. 28545
2. Dedicate conservation
easements on all areas with 20% or
greater slopes.
P:\LESLIETEQA Monit EIR 97-343 -1
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.2 POPULATION & HOUSING
Less than Significant Impact: A,B,
F, H, I.
No Impact: D, E, G
OBJECTIVE:
To reduce the risk of structural
collapse from seismic events.
MEASURE:
Public Works, Department,
Prior to issuance of
UBC
A, B, c. All buildings shall be
Community Development
grading permit
constructed to current Uniform
Department
Building Code seismic requirements.
P:\LESLIE\CEQA Monit EIR 97-343 -2-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.3 EARTH & GEOLOGY
i
Less than Significant Impact: A, B,
f
F, H, I.
No Impact: D, E, G
OBJECTIVE:
To reduce the risk of structural
collapse from seismic events.
MEASURE:
A, B, C. All buildings shall be
Public Works Department,
Prior to issuance of
UBC
constructed to current Uniform
Community Development
grading permit:
Building Code seismic
Department.
requiresments.
P:\I,ESI,IE\CEQA Monit EIR 97-343 -3-
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CHECKED BY
DATE
3.3 EARTH & GEOLOGY
(Continued)
OBJECTIVE:
MEASURE:
� TE! EQA7 t Elis 13
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE DATE
MEASURES
MONITORING
CHECKED BY
3.4 WATER
Less than Significant Impacts: A, B,
C, H
No Impact: D, E, F, G
OBJECTIVE:
To protect existing groundwater
supplies.
To reduce surface water pollution.
MEASURE:
Comply with all requirements of the
CVWD, City of La Quinta
Plan checking through
Approved Drainage
Coachella Valley Water District and
on-going operations of
Plan.
the City of La Quinta
project.
H. Implement best management
Applicant
Current best
practices in order to minimize
management practices.
surface water pollution.
P:\LESLIE\CEQA Monit EIR 97-343 -$-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA COMPLIANCE DATE
CHECKED BY
MEASURES
MONITORING
3.5 AIR QUALITY
Potential Significant Unless
Mitigated: A, B, D
Less Than Significant Impact: C
OBJECTIVE:
Maintain air quality and reduce
potential impacts.
MEASURE:
AQMD; Public Works
Construction Phases
Air Quality
A, B, D: Construction emissions to
Department
and on-going operations
Analysis.
be reduced as outlined in
of project
Aug. 1997.
Environmental Assessment
Endo Engineering.
Addendum. Mitigation Measures
Air Quality
contained in Air Quality Analysis,
Page 5-1
Analysis: the La
Quinta Resort
Specific Plan
Amendment #4.
Endo Engineering
Aug. 18, 1997.
P:\LESLIE\CEQA Monit EIR 97-343 _6
'"7 i
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.6 TRANSPORTATION/
CIRCULATION
Potentially Significant Unless
Mitigated: F
Less Than Significant Impact: A, B,
C, E
No Impact: D, G
OBJECTIVE:
Maintain traffic safety and reduce
traffic congestion.
MEASURE:
A: Comply with all of the conditions
Public Works Department
Construction and
City of La Quinta
of approval required by the City's
operational phases.
General Plan, and
Public Works Department.
Community Development
Public Works
Department
Department
A, F: Prepare TDM Plan for review
criteria.
and approval by City.
City of La Quinta's
TDM Ordinance
All: Mitigation Measures contained
Chapter 9.180
in Traffic Analysis by Endo
Traffic Analysis
Engineering, Pages VII -1 and -2.
May 1997
Endo Engineering
P:\LESLIE\CEQA Monit EIR 97-343 -7-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.7 BIOLOGICAL RESOURCES
Potentially Significant Unless
Mitigated: A
Less Than Significant Impact: B,C
No Impact: D, E
OBJECTIVE:
Preserve and protect biological
resources and habitat in Open Space
designated areas.
MEASURE:
Dedicate Open Space Conservation
Community Development
Prior to recordation of
City of La Quinta
Easement on all areas with slopes
Department.
Final Map.
General Plan;
20% or greater.
Specific Plan 121-
E, Revised
Prepare biological study of
Fish & Game.
Prior to submittal of use
Amendment #4
Mountainous areas if any
application.
recreational activities or facilities are
Cal Fish & Game
proposed for current or future
development, to be prepared by
qualified biologist in consultation
with California Fish & Game
Commission.
P:\LESLIE\CEQA Monit EIR 97-343 -8-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.8 ENERGY & MINERAL
RESOURCES
Less Than Significant Impact: B
OBJECTIVE:
Preserve and protect energy and
mineral resources.
MEASURE:
Comply with the City's Landscape
Community Development
Plan check and field
City of La Quinta
Water Conservation Ordinance.
Department.
inspections.
UBC
Building and Safety
Comply with Title 24.
Department.
P:\LESLIE\CEQA Monit FIR 97-343 -9-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.9 RISK OF UPSET/HUMAN
HEALTH
Less Than Significant Impact: B, C,
D.
No Impact: E
Potentially Significant Unless
Mitigated: A
OBJECTIVE:
Identify, prevent, and reduce risks
of upset and hazards to human
health.
MEASURE:
Comply with Fire Marshal
Community Development
Prior to issuance of
Fire Marshal
requirements and as approved by
Department, Fire Marshal
Certificate of
the City Council.
Occupancy for any
structure.
P:\LESLIE\CEQA Monit EIR 97-343
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.10 NOISE
Less Than Significant Impact: A
OBJECTIVE:
Maintain ambient noise levels and
reduce any significant noise.
MEASURE:
1. Buildings constructed to ensure
Building and Safety Dept.
Plan check, construction
Noise Study: J.J.
no more than 45dBA indoor.
Community Development
phases, on-going
Van Houten &
2. Employees utilizing equipment
Department
operations.
Associates (May
and parking areas shall minimize
1997)
the application of power and
acceleration, and avoid car door
City of La Quinta
slamming and excessive vehicle
acceleration.
Noise Study
3. Comply with Municipal Code
Aug - 1997
construction hours regulation.
Endo Engineering
4. Comply with Mitigation
requirements stipulated in project
noise studies.
P:\LESI,IE\CEQA Monit EIR 97-343
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
3.11 PUBLIC SERVICES
Less Than Significant Impact: B, C,
D, E.
Potentially Significant: A
OBJECTIVE:
To reduce impacts to public
services.
MEASURE:
A. Compliance with Fire Marshal
Fire Marshal
Construction and
Fire Marshal
requirements
operational phases.
C. Payment of school impact fees.
Building & Safety Dept.
Before Building Permit
DSUSD Criteria
Issuance.
D & E Payment of applicant, permit,
City Departments
City of La Quinta
and inspection fees.
fee schedules.
P:\LESLIE\CEQA Monit EIR 97-343 -12-
I
SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE
MEASURES MONITORING CHECKED BY
3.12 UTILITIES
Less Than Significant Impact: A, B,
C, D, E, F.
OBJECTIVE:
To reduce impacts upon electrical
resources.
To reduce impacts to domestic
water and sanitation services.
To provide adequate flood control
facilities.
MEASURE:
A. The applicant shall coordinate IID Prior to grading and IID
with IID for electrical service for the construction phases.
project.
E. Compliance with CVWD and City CVWD, City of La Quinta CVWD, City of La
requirements. Quinta
P:\LESLIE\CEQA Monit EIR 97-343 -13-
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CHECKED BY
DATE
3.13 AESTHETICS
Less Than Significant Impact: A
Potentially Significant Unless
Mitigated: C
Potentially Significant: B
OBJECTIVE:
To reduce impacts to the aesthetic
quality of life from light or glare.
Maintain architectural compatibility
with historical structures in resort
complex.
MEASURE:
C. All lighting fixtures shall comply
Community Development
Grading & Construction
La Quinta General
with the Dark Sky Ordinance.
Department
phases.
Plan and MEA.
B. Comply with recommendations
Community Development
Specific Plan 121 -
of Certificate of Appropriateness
Department, Public Works/
E, Revised
97-003.
Engineering Department
Amendment #4.
Secretary of the
Interior - Standards
for Historic
Preservation.
P:\LESLIE\CEQA Monit EIR 97-343 -14-
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA COMPLIANCE DATE
CHECKED BY
MEASURES
MONITORING
3.14 CULTURAL RESOURCES
Less Than Significa71mpact: A, D
Potential Impact Untigated:B,C
No Impact: E
OBJECTIVE:
To reduce impacts to important
historic resources.
To reduce impacts to prehistoric
resources.
MEASURE:
;
A. Monitor all on-site and off-site
Community Development
During grading and
CEO.A - Appendix
grading (below 10 feet in
Department
excavation activities.
K; City policies
depth) by qualified
regarding
archaeologist
archaeologicial, and
B. Revise and resubmit Historic
Community Development
Due by September 1,
paleontological
Resources Report by Mellon &
Department
1997
monitoring.
Associates, to HPC according
to the recommendations of the
HPC.
C. Only on -story structures to be
Community Development
Plan -check review.
HPC
constructed next to historic
Department
recommendations.
structures.
P:\LESLIE\CEQA Monit EIR 97-343 -1$-
SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE
MEASURES MONITORING CHECKED BY
3.15 RECREATION
Less Than Significant Impact: A, B
OBJECTIVE:
Reduce impacts to local public parks
and recreation facilities.
MEASURE:
A & B: the applicant shall pay the Community Development Prior to issuance of Quimby Act.
parkland fee as per the Quimby Act Department; Parks & Building Permits.
for residential unit development. Recreation Department.
P:\LESLIE\CEQA Monit EIR 97-343 -16-