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1996 11 12 PC02 • C�. Qw• M OF THE PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quints City Hall Council Chamber 78-495 Calle Tampico La Quinta, California November 12, 1996 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 96-037 Beginning Minute Motion 96-039 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. CONFIRMATION OF AGENDA III. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. IV. CONSENT CALENDAR A. Approval of the Minutes of October 22, 1996 B. Department Report PC/AGENDA V. 2. 3 VI. VII. PUBLIC HEARINGS Item .................. MUNICIPAL CODE AMENDMENT 96-051, SUBDIVISIOP ORDINANCE Applicant ........... City of La Quinta Location ............ City-wide Request ............. Amendment to the La Quinta Municipal Code by revising Title 1: (Subdivision Regulations), relating to various Chapters Action ............... Request for continuance to November 26, 1996 Item ................. CALIFORNIA ENVIRONMENTAL QUALITY ACI GUIDELINES: CITY OF LA QUINTA Applicant ........... City of La Quinta Location ............ City-wide Request ............. Approval of revised California Environmental Quality Act Guideline for the City of La Quinta in compliance with State requirement concerning environmental review procedures Action ............... Request for continuance to November 26, 1996 Item.................. Applicant ............ Location ............. Request .............. Action .............. BUSINESS ITEMS SPECIFIC PLAN 96-028, CONDITIONAL USE PERMIT 96-029 TENTATIVE PARCEL MAP 28422, AND SITE DEVELOPMENT PERMIT 96-590 Lapis Energy Organization (Mr. John Gabbard) Southeast corner of Highway 111 and Dune Palms Road Specific Plan and Use Permit approvals to allow construction of 1) multi -use facility incorporating a dedicated CNG fueling station fo Desert Sands Unified School District operations, 2) a 61,350 squar foot self-storage/warehouse complex, 3) a 11,064± square foot autl service/repair center, and 4) a 2,500 square foot convenienc store/service station, with a small take-out food (pizza) restaurant, al to be built on 10.29 gross acres. Resolution 96- , Resolution 96-Resolution, 96-, Resolutio; 96-_, and Minute Motion 96-_ Item .................. TEMPORARY USE PERMIT 96-133 Applicant ............ Diners Club Location ............. PGA West Stadium and Jack Nicklaus Resort Golf Courses Request .............. Approval of a six day golf tournament event (Diners Club Matches; temporary trailer and sign program on December 10-15, 1996 Action ............... Minute Motion 96- CORRESPONDENCE AND WRITTEN MATERIAL PC/AGENDA VIII. COMMISSIONER ITEMS Appointment of a Planning Commissioner to serve on the General Plan Update Selectio: Committee. 2. Discussion regarding the cancellation of the December 24, 1996, Planning Commissioi meeting 3. Commissioner report of the City Council meeting of November 5, 1996 IX. ADJOURNMENT STUDY SESSION Session Room November 12, 1996 4:00 P.M. All agenda items PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quints City Hall 78-495 Calle Tampico, CA October 22, 1996 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:02 P.M. by Chairman Abels who asked Commissioner Seaton to lead the flag salute. B. Chairman Abels requested the roll call: Present: Commissioners Butler, Gardner, Seaton, Tyler, and Chairman Abels. C. It was moved and seconded by Commissioners Gardner/Tyler to excuse Commissioners Newkirk and Woodard. Unanimously approved. D. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Associate Planner Greg Trousdell, and Executive Secretary Betty Sawyer. II. CONFIRMATION OF AGENDA - Confirmed. III. PUBLIC COMMENT: A. Ms. Audrey Ostrowsky, La Quinta resident, spoke regarding parking for the downtown area parking and utilizing the Civic Center for parking. She thought the land around the City Hall could be made into a parking lot. Parking is a serious problem and this would help development. IV. CONSENT CALENDAR A. Chairman Abels asked if there were any corrections to the Minutes of October 8, 1996. There being no corrections, it was moved and seconded by Commissioners Tyler/Gardner to approve the minutes as submitted. Unanimously approved with Commissioner Seaton abstaining. B. Department Report: None V. PUBLIC HEARINGS A. Continued - Site Development Plan 96-589; a request of Starlight Estates, Inc. For compatibility review of new prototype house plans under Chapter 9.60.290 of the Zoning Code. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Tyler asked if the plot plan had to be worked out between the developer and the HOA. Staff stated a few residents had met with staff and the new developer, but the plans have not been approved by the homeowners' association. Commissioner Tyler asked who would review the plotting schedule. Staff stated the plotting schedule would be reviewed by the Director as part of the plan check submittal. 3. Commissioner Butler stated his understanding was that the new Zoning Code called for a 24" box tree for compatibility projects, or that the tree size would be determined by the diameter of the tree and not the box size. Staff stated they could change the condition but the Zoning Code requirement in the compatibility section called for a 24" box tree being a minimum of ten feet tall measured from the top of the box. Discussion followed regarding tree sizes; staff stated they would continue to review the Code to determine if tree diameter sizes are required. 4. Commissioner Butler asked about Condition #4 in relation to the size of the gate. As he understood, the City Council approved a 48" gate as an acceptable size gate, but the way the condition was written it sounds as if a larger size gate could be installed. Staff clarified that the gate size was limited unless you have an enhanced sideyard; the property owner was limited to a 48-inch gate unless a 12-foot or larger sideyard is provided. In that instance a larger gate would be allowed. 5. There being no further questions of the staff, Chairman Abels opened the public hearing. Mr. Jim Deane, applicant, addressed the Commission regarding the Findings and Conditions and asked for clarification as to whether Finding 93 was for the existing or proposed units. He understood this to mean that he could put a two story up behind a proposed single story home. Community Development Director Jerry Herman stated that under Section 9.60.290(I) "A two story home shall not be constructed adjacent to or abutting a lot of an existing single story home constructed in a prior phase in the same subdivision unless proof can be provided showing that the two story unit was proposed for the lot by the prior builder." Community Development Director Jerry Herman clarified that Section 9.60.300 of the Zoning Code states that, "A dwelling located next to a project or tract boundary shall be limited to one story if it abuts a existing single story dwelling across the boundary unless there is a street separating the two." This would require the Finding to be changed as there are single story homes on the north but not on the west. If Mr. Deane has never plotted the units on the west and someone builds on the west before Mr. Deane does and it is a single story, then Mr. Deane would be limited to a single story. That would be a future review and approval. The Finding is recommended to read as follows: "No two story homes shall be built next door or behind any existent single story house within the development or along the perimeter tract boundaries, where existing single story single homes have been constructed, as well as along Fred Waring Drive." 6. Commissioner Butler asked Mr. Deane if he intended to build a circular driveway for all the Model 2-two story units. Mr. Deane stated they would be built with the circular driveway. Commissioner Butler stated that with two story houses the circular driveway calls for a lot of concrete and takes away from the tree/landscape. Mr. Deane stated he agreed and they would do their best to design it in such a way that it is usable and the least offensive as possible. Commissioner Butler stated the circular driveway creates the problem of three cars in the driveway and none in the garage. Mr. Deane stated this was why they designed the third car garage over to the side in addition to not taking away from the front courtyard. 7. Mr. Deane asked if the property to the north, which was located in the County and most of the properties appear to be nursery uses with the home built along Darby Road, except for the one along Adams Avenue and that home is 300 feet from the property line and it seems to restrict them from building a two story house. Staff clarified that the City makes no distinction as to the location of property in City or County. Mr. Deane questioned the restriction when the house is more than 300 feet from the property line. Staff stated that unless the property is two separate parcels and there is a vacant parcel between the two properties, a two story would not be permitted. Mr. Deane stated he wanted to voice his opposition to this as it would restrict him from building any two story houses on the northern property line. Community Development Director Jerry Herman clarified that staff would have to make a survey to determine whether or not a two story house could be allowed. Mr. Deane stated that it he was not allowed to build two story homes on this section, it would limit his marketing plans. Community Development Director Jerry Herman stated that there is no provision in the Code to allow the Commission to make this change during this hearing as it would require an amendment to the Zoning Ordinance. In reviewing the assessor parcel book, it did appear that Mr. Deane would be allowed to build some two story homes along the north property line. 8. Commissioner Tyler thanked Mr. Deane for the colored renderings and thought they would be a welcome design for the neighborhood. His concern was with the placement of the swimming pool and air conditioning equipment in the courtyards. Mr. Deane stated that the City restrictions would govern where they would be placed. Commissioner Tyler stated his concern was about the noise of the units. Mr. Deane stated that they were being sensitive to the property owners and, in regard to the swimming pools, not all units would have a swimming pool. Commissioner Tyler expressed his concern was that if the swimming pool was put in as an after thought, the placement of the equipment would not be thought through and could create a lot of noise in the courtyard area. Mr. Deane stated he was unable to determine who would want swimming pools and who would not. 9. Commissioner Tyler stated he was concerned about the access to the one car garage as it appeared to be awkward. 10. Commissioner Seaton stated her concern about the aesthetics of the chimney stacks. They appeared to be too large and obtrusive. Mr. Deane stated the architects rendering did not exemplify the actual size. 11. Mr. Michael Cosgrove, 78-940 Skyward Way, stated his concern was that his single story home on a corner with two lots on either side and an empty lot behind. He wanted assurance that no two story house would be built behind his home. If a lot line adjustment created a change in the property line, he wanted to be sure only a single story house would be built behind his. Secondly, they wanted to be sure the street (Skyward Way) would remain a cul-de-sac. They did not want a road put threw. Thirdly, the landscape designs should match those that are existing. Photocell lights that come on at night should be required. In addition, the tile roofs and overhangs should also match. 12. There being no further discussion, Chairman Abels closed the public hearing. 13. Commissioner Tyler asked staff to clarify whether the lighting was an issue for the Planning Commission or homeowners' association. Staff stated it could be added as one of the conditions. Commissioner Butler stated it should be covered in Condition #5. 14. Commissioner Tyler stated that there was nothing in the Compatibility Ordinance to prohibit the placement of two story houses next to the single story house. 15. Community Development Director Jerry Herman clarified that the way the lots are configured there is another lot that has a one story that also abuts the lot behind Mr. Cosgrove so because there is an existing one story abutting the vacant lot it would be limited to a single story house. 16. Chairman Abels asked staff to clarify how the photocell lighting would be required. Staff stated it would need to be added to the Conditions of Approval. Mr. Deane stated that they plan to install lights, but did not intend them to be solar powered. Staff stated they did not need to be solar, but photocell. He also clarified that they had no intention of building any two story units in the vicinity of Mr. Cosgrove's house. 17. There being no further discussion, it was moved and seconded by Commissioners Gardner/Butler to adopt Minute Motion 96-037 approving Site Development Plan 96-589, subject to the Findings and Conditions of Approval, as modified requiring Condition #5 to require photocell lightings and modification to Finding #3. Unanimously approved. VI. BUSINESS SESSION: A. Temporary Use Permit 96-134; a request of TD Desert Development for approval of a three day golf tournament event (Skins Game) and sign program on November 29- December 1, 1996. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Tyler asked if all of Desert Club was to have no parking for everyone or just the tournament attendees. Staff stated the original idea was to prohibit parking on, and south of, Sagebrush for the duration of the event. However, it is difficult to prevent a property owners on Sagebrush from parking in front of his own home. Community Development Director Jerry Herman stated the intent was to discourage the tournament attendees from parking on this street as there are no curbs and the residents do use these streets. It will become an enforcement problem. Discussion followed as to parking problems on these streets. 3. Associate Planner Greg Trousdell stated the applicant would be informing the property owners of the event. Staff does require this of all applicants. This event is more internal and it is more convenient to enter the project from the south side, but staff has conditioned the applicant to notify the residents. 4. Chairman Abels asked if parking would be allowed on the west side of Washington Street or would it be posted. Staff stated it should be posted. Commissioner Tyler stated it is already a no parking zone. It is not posted on the east side. 5. There being no further questions of staff, Chairman Abels asked if the applicant would like to address the Commission. Mr. Gene McCaulliff, representing the applicant, gave the background of the event and explained the proposed parking to accommodate the event. He then introduced Mr. Steve Storm, the coordinator for the Dinah Shore Golf Tournament and will be assisting for the Skins Game. Mr. Storm stated that in regards to the no parking on Sagebrush, with the recommendation of the Sheriff's Department they would be posting only that side opposite of the homeowners. In addition, they will post Washington Street. They too were concerned about the parking as they wanted everyone to have a good experience; therefore, they were working to accommodate all the concerns: His one concern was with the temporary road signs, in particular the signs in the right-of-way that cannot be any larger than six square feet which is rather small for directional road signs. They would like to have a variance to this requirement for their larger signs, as the will be in Wednesday to Sunday only. If they are too small, drivers slow down and cause problems with traffic flow. 6. Commissioner Gardner asked if it was the City or the applicant to install the signs. Mr. Storm stated he works jointly with the Sheriff's Department and they generally will post the no parking signs, if not, their staff would do this. Commissioner Gardner questioned the size of the signs requested. Mr. Storm stated he understood that the sign ordinance had just changed the size and he was concerned that it would be too small. Community Development Director Jerry Herman quoted the Code requirements and stated there are no provisions for sign deviations. Mr. McCaulliff stated that it was his understanding that at the other tournaments the signs were larger. Staff stated that if the signs were placed back on private property, they would be able to have a sign 12 square feet. Mr. McCaulliff asked if they were able to contact the property owners, staff stated they had no problem with this. Discussion followed as to possible alternatives. 7. Commissioner Tyler asked Mr. McCaulliff what his plans were regarding access to the event from the City streets and other areas. Mr. McCaulliff stated that through Sagebrush Avenue will be the general admission parking or the majority of the parking. Through the Rancho La Quinta main gate, official vehicles only, besides the homeowners and guests of homeowners. Through the Adams Street gate, vendors, exhibitors, and patron/valet parking only. Beyond Adams Street and going down 48th Avenue, would be the volunteers, television crews, and the media and guests. They feel pretty confident with the staff they have hired that they will be able to handle the crowd. Commissioner Tyler asked if the local pedestrians arriving would be given entrance through one of the gates. Mr. McCaulliff stated that if they had a ticket they would be admitted. He went on to explain the course play and how the traffic would be handled including the television crews. There being no further questions, it was moved and seconded by Commissioners Butler to adopt Minute Motion 96-038 approving Temporary Use Permit 96-134 for the Skins Game by TD Desert Development, subject to the Findings and Conditions of Approval as submitted. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL A. Chairman Abels discussed the Notice of Public Hearings with staff. Staff clarified the notices. B. Community Development Director informed the Commission that the Recreation Vehicles Amendments would be before the Commission on November 22, 1996. It would then go to the Council on December 17, 1996. C. Chairman Abels reminded the Commissioners of the Historical Preservation Commission Workshop on November 2, 1996. VIII. COMMISSIONER ITEMS A. Commissioner Tyler gave a report of the City Council meeting of October 15, 1996. IX. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Gardner/Butler to adjourn this regular meeting of the Planning commission at to a meeting on November 12, 1996. This meeting of the Planning Commission was adjourned at 8:43 p.m. on October 22, 1966. PH #1 Tdly/ 4 a V a" MEMORANDUM TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: NOVEMBER 12, 1996 RE: SUBDIVISION ORDINANCE REVISIONS Due to time constraints and additional changes found to be necessary, staff recommends that the Planning Commission take action to continue Agenda Item #1 on the Public Hearing section to November 26, 1996. PH tt2 QUM& T4ht 4 4 'T MEMORANDUM TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: NOVEMBER 12, 1996 RE: CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES: CITY OF LA QUINTA Due to time constraints and additional changes found to be necessary, staff recommends that the Planning Commission take action to continue Agenda Item #2 on the Public Hearing section to January 28, 1997. PH #3 STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 12, 1996 CASE NO.'S: SPECIFIC PLAN 96-028 CONDITIONAL USE PERMIT 96-029 TENTATIVE PARCEL MAP 28422 SITE DEVELOPMENT PERMIT 96-590 REQUESTS: SPECIFIC PLAN AND USE PERMIT APPROVALS TO ALLOW CONSTRUCTION OF A MULTI -USE FACILITY INCORPORATING 1) A DEDICATED CNG FUELING STATION FOR DESERT SANDS UNIFIED SCHOOL DISTRICT OPERATIONS, 2) A 61,350 SQUARE FOOT SELF-STORAGE/WAREHOUSE COMPLEX, WHICH INCLUDES a 2,000 SQUARE FOOT MANAGER UNIT, 3) AN 11,064 SQUARE FOOT AUTO SERVICE/REPAIR CENTER, AND 4) A 2,500 SQUARE FOOT CONVENIENCE STORE/SERVICE STATION, WHICH INCLUDES A 500 SQUARE FOOT TAKE-OUT FOOD (PIZZA) RESTAURANT, ALL TO BE BUILT ON 10.29 GROSS ACRES LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD (ATTACHMENT #1) APPLICANT: LAPIS ENERGY ORGANIZATION (MR. JOHN GABBARD) ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT NO. 96-328 WAS PREPARED FOR THIS PROJECT. STAFF RECOMMENDS THAT THE PLANNING COMMISSION CONFIRM THE ENVIRONMENTAL DETERMINATION OF THE COMMUNITY DEVELOPMENT DIRECTOR, AND ADVISE THE CITY COUNCIL TO CERTIFY A MITIGATED NEGATIVE DECLARATION FOR THIS PROPOSAL. BASED UPON THIS ENVIRONMENTAL ASSESSMENT, POTENTIALLY SIGNIFICANT ADVERSE IMPACTS TO EARTH RESOURCES, TRANSPORTATION/CIRCULATION, AESTHETICS AND CULTURAL RESOURCES WERE IDENTIFIED. SUBSEQUENT REVISIONS AGREED TO BY THE APPLICANT, ALONG WITH MITIGATION MEASURES INCORPORATED INTO THE PROJECT STFRPTPC.LAPIS APPROVAL WILL ENSURE THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. GENERAL PLAN: M/RC(MIXED-REGIONAL COMMERCIAL) AND CP (COMMERCIAL PARK) ZONING: CR (REGIONAL COMMERCIAL) AND CP (COMMERCIAL PARK) Little background information is available pertaining to this site; no previous application history exists. The property was recently redesignated to add Commercial Park land use, generally over the south half of the property. This was accomplished as part of the adoption of General Plan Amendment 96-052 in July of this year. The property was part of the Indian Springs area annexation, which was recorded in November, 1983. It is also within Redevelopment Area #2, formed in 1989. The properties surrounding the site on the north, south and west are designated M/RC and zoned CR; the easterly properties share the same General Plan and zoning designations as the site in question. The properties to the west, north and east are vacant, with the Desert Sands Unified School District administrative offices under construction to the south. As part of the review process for this project, Environmental Assessment (EA) 96-328 was prepared (Attachment #2). This assessment initially determined that potentially significant impacts could occur relative to Earth Resources, Traffic/Circulation, Aesthetics and Cultural Resources. The applicant prepared studies to assist in determining the extent of any potential impacts; these studies included biological and cultural resources surveys of the site, hydrologic/drainage and geotechnical studies. Based on these reports and staff direction subsequent to initial review of the project, the applicant revised certain aspects of the proposal which will allow the identified potential project impacts to be reduced to insignificant levels, with the implementation of appropriate mitigation measures as identified in the EA. The proposed project consists of 8.1 net acres (10.29 gross), at the southeast corner of Dune Palms Road and Highway 111. The applicants have submitted a specific plan application (SP 96-028), tentative parcel map (TPM 28422), conditional use permit STFRPTPC. LAPIS (CUP 96-029) and site development permit (SQP 96-590). The project incorporates the following uses: • Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unified School District. No building area is proposed on this parcel, which requires a CUP for development of the CNG pumps; • Self -storage on approximately 4.0 net acres, showing overall building area totaling 61,350 square feet, which includes a 2,000 square foot on -site manager's quarters/office and 39 outdoor RV storage spaces. This use requires both a CUP and Site Development Permit (SDP); • A lubrication and auto repair/service center on 1.7 acres, showing a total building area of approximately 11,064 square feet. This use also requires a CUP; • A 2,500 square foot food mart/fueling station on 1.65 net acres. This main building also includes a 500 square foot area for a take-out pizza restaurant (vendor not specified), and requires a CUP as well. This parcel also incorporates an 800 square foot utility building. The following sections of the report are intended to give a background on each application, the major concerns regarding their provisions and how those concerns and issues have been or will be addressed. More detailed discussions are incorporated in the Issue section of this report where any such issues are identified. The parcel map application proposes to divide the site into four parcels for development of the project, as shown in the following table: PARCEL ACREAGE (NET) PROPOSED USE Parcel 1 1.55 Mini-mart/fuel station/fast food Parcel 2 1.71 Auto service/retail Parcel 3 4.09 Self -storage warehouse Parcel 4 0.75 DSUSD CNG Facility 8.10 STFRPTPC.LAPIS The proposed parcel configurations are shown as Attachment 3. A 36-foot public access easement is shown along the northern edge of Parcel 3, which will provide access to the easterly property as an alternative to future Highway 111 access. The parcel map provides for the required dedications along Highway 111 (86-foot %2 width) and Dune Palms Road (55-foot Y2 width), as well as the respective landscape setback areas of 50 feet on Highway 111 and 20 feet on Dune Palms Road. There are no significant issues identified in conjunction with the parcel map application. Policies 2-3.1.1 and 2-3.2.1. essentially call for uses drawing from a regional trade area. The applicant has based the proposed uses on serving a regional market area in that the project will primarily provide alternative fuel -based services. Such services are presently limited in the Coachella Valley, but there are several regional entities that are promoting the Coachella Valley region as a potential clean fuel technology development zone. These include the City of Palm Desert, Coachella Valley Economic Partnership, Riverside County Economic Development Agency and College of the Desert, which is designated to become a dedicated alternative fuel technology center, to provide training and other assistance in this developing market. In this respect, staff finds that the proposed uses are consistent with the intent of the General Plan. The following items constitute the setback issues for this project. In light of the fact that the applicant has provided the 50-foot Highway 111 and 20-foot Dune Palms Road landscaped setbacks in strict compliance with the applicable General Plan requirements and has met all other similar standards, staff recommends that the Specific Plan be permitted to incorporate the proposed allowances for these variations to the standards. Permitting this flexibility through the Specific Plan document will still meet the general intent of the zoning standards, while helping to achieve necessary design -related benefits. • Section 2.4.3 on Page 8 briefly discusses the manager unit, a use which the zoning code restricts to 600 square feet. The size of the unit proposed is about 2,000 square feet. As'stated in the document, a 600 square foot unit will not accommodate an on -site manager with a family; staff interprets that the standard was meant to refer to a minimum, rather than a maximum. Staff does not have any concerns with the larger unit, given its acknowledgment in the Specific Plan. • There is an overall 30 foot setback standard (20 feet landscaping/10 feet building) along Dune Palms Road which is not met in the project design, but has been addressed in the text of the Specific Plan document in order to justify variation from those standards. The self -storage buildings do not encroach into the 20 foot landscape setback, but the jogs in the structures do cause varying STFRPTPC.LAPIS degrees of encroachment into the 10 foot area; however, some portions of the buildings are set back a full 30 feet from the ultimate Dune Palms right-of-way. There are also two latticework structures; one at the on -site manager unit for the self -storage, which encroaches out into the landscape setback approximately 5 feet, and the other located over the service drive at the mini - mart building, which fully encroaches into the 10 foot building setback. The encroachment by the manager unit structure interferes with the streetscape design and the angle is inconsistent with the remaining overall elevation; staff recommends that these structures be conditioned to allow encroachment into the 10 foot setback, but maintain the 20 foot landscape setback line. This will be incorporated with the specific plan text. • Along the east property line, a 10 foot building setback is required. Again, the self -storage and auto/retail buildings have been offset, as requested by staff, In order to break up the lengthy flush wall appearance of the structures. The overall footage for the self -storage buildings has also been segmented into smaller building units to further effect this. In looking at the overall setback along this area, the inset building areas and the portions which encroach into the setback generally average out to 10 feet. Section 2.4.8 on Page 10 (Parking) is a parking tabulation which shows that 87 spaces are required, with the overall project providing a total of 115. Based on the latest footage numbers submitted, the overall project requires 88 spaces while providing 1 1 1, which includes 5 handicapped stalls. This does not include Parcel 4, the CNG refueling site, which will essentially operate as part of the DSUSD educational services center; there are six additional spaces provided for the pump island on this parcel. Section 2.5 discusses site access and circulation for the project. Access and circulation have been adequately addressed by the site plan as currently proposed. Section 2.7 provides text reflecting the architecture of the project, which is defined as a "Desert Contemporary" style. The architectural style; colors, materials, etc., are discussed later. Section 2.7.2, Landscape Guidelines, offers some general discussion of the overall landscape concept. Relative to shading, the zoning code requires that at least 50% of the parking areas for this project are to be shaded; the applicant has submitted a canopy tree shade plan to demonstrate required coverage. In regard to lighting, a lighting plan for landscape, parking and security aspects of the project was submitted. The preliminary lighting plan submitted shows that parking area lighting will be provided by 14 pole -mounted light standards and 2 building wall -mounted lights which will be set at 16 feet from finish grade elevation. Based on the plan, the pole heights proposed will be limited to 25 feet; this is acceptable based on the height STFRPTPC.LAPIS allowances for non-residential lighting in the zoning code. The lighting fixtures are box -style and shielded as required; no photometric information has been supplied. Landscape area lighting will be accomplished with a bullet -type fixture which is ground mounted and fully shielded. In general, the provisions of the preliminary plan are consistent with the zoning code, and will be the basis for the final detailed lighting plan required in the conditions. The applicant has incorporated California Pepper trees into the plant palette for the project, although it is not reflected in the palette listed in the specific plan document. The case was advertised in the Desert Sun newspaper on October 21, 1996. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the applicable sections of the Municipal Code. No negative comments have been received. All correspondence received prior to the meeting will be given to the Planning Commission. &ecia/ Note: Site Development Permit No. 96-590 may also be referred to as Plot Plan No. 96-590 in other documentation. This is because the project was submitted a few days prior to the new zoning code becoming effective. Staff mailed a copy of the applicant's request to all public agencies on September 13, 1996, for response by September 27, 1996. All comments have been incorporated into the attached draft Conditions of Approval, as appropriate. #1 - General Plan Consistency - Circulation Access issues for this proposal basically involve two facets; access to public roads and access to adjacent property. The General Plan Circulation Element policies (3- 3.1.1 through 3-3.1.4) dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3-3.1.3). The project involves four access points; three off Dune Palms Road and one off Highway 111. The Highway 111 access point is located along the easterly property line, and is less than 250 feet from the 111 /Dune Palms intersection. It is also less than 250 feet between the two northernmost Dune Palms Road access points, as measured based on General Plan policy. STFRPTPC.LAPIS The parcels fronting Highway 111 immediately east of the project are only about 330 feet wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access points to Highway 111. However, application of this policy is based upon the feasibility of maintaining the access spacing, and to this point the applicant has not come to any agreement with the easterly property owner regarding a shared driveway. Given the current improbability of a shared access situation and the fact that the applicant has located the access point as far from the intersection as possible, staff does not have a significant concern with the proposed location. It was necessary to shift the second of the three driveway access points along Dune Palms farther north, reducing it's spacing from the northernmost access below 250 feet, in order to accommodate through access to the easterly property. With the spacing for this northernmost access already at 250 feet from Highway 1 1 1, there was no room for further relocating, as it is preferred not to compromise access spacing from an intersection in favor of a driveway access. Staff therefore recommends approval with the proposed access locations, which only amount to a 10% (20 - 25 feet) reduction in the policy standard. Staff has required that Lapis provide for a 36 foot easement through their site to the easterly property. The intent is that this easement will extend east from Dune Palms Road to provide access to the remaining parcels along this section of Highway 1 1 1. The easement section is based on a 24 foot wide pavement with 6 foot planter areas. In some areas where this easement is located, landscaped areas will have greater than a 6 foot depth due to jogs in the flanking buildings, which will allow more variation in the landscape materials as well as break up the appearance of a solid wall face. The alignment of this easement also coincides with the M/RC and CP general plan map and zoning boundaries. Highway 111 is designated as a Primary Image Corridor in the General Plan (Policy 3-4.1.2), while Dune Palms Road is designated as a Secondary Image Corridor (Policy 3-4.1.4). These policies set forth general streetscape concepts for these roads, which are generally consistent with the plan provisions. The parkway areas will be developed as retention/conveyance basins for stormwater purposes, and are therefore somewhat limited in their capacity for design. The landscaping and turf areas provided are acceptable, in combination with use of Palm Springs fine and river rock under plantings, in achieving the concepts outlined in these policies, given the extensive setback area and design limitations due to use as stormwater retention. #2 - Public Welfare As previously identified, the project still provides an excess of parking and now provides improved on -site circulation. Parking aisle and stall dimensions are in conformance with the development standards of the zoning code. STFRPTPC. LAPIS Although requested, the site plan does not show trash and recyclable material storage/enclosure locations and details, as required by Section 9.100.200 of the zoning code (Comments were requested but not received from Waste Management of the Desert). Relative to other site design/planning standards, previous discussion in this report shows that the project generally meets all applicable development standards set forth in the zoning code, other than those which were identified. Architecture Section 2.7 of the project Specific Plan document describes the architecture as "Desert Contemporary". This is reflective of a more modernist approach, with an emphasis on clean, well-defined linear building edges and material treatments. Colors to be selected for the project will range in earth tone hues, in order to minimize contrasts with the desert mountain backdrops which frame the view of the site. Structures are one story, ranging from 13 to 25 feet from ground to roof line; roof peaks on the lube facility and retail/repair buildings are 24.5 and 29 feet, respectively, and represent the highest points within the project. The general mass of the project is maintained at a low profile, which also will assist in minimizing the visual impact of the project on the mountain views to the south and west. The architecture as currently proposed carries forward a consistent overall design approach, and staff recommends that it be approved. Cultural Resources The project's cultural resource assessment was reviewed by the City's Historic Preservation Commission on September 19, 1996; a copy of their staff report and minutes is provided as Attachment 4. Planting/Lighting Plans The only concern with respect to landscaping was that the use of pepper tree species be incorporated into the landscape setback area designs. This has been done, but the number of trees provided on the plan (7) is minimal. Staff is recommending that the applicant provide such tree types, with a lesser concentration and number of this species occurring along Dune Palms Road heading south. The shading plan submitted does not demonstrate a 15 year coverage plan but denotes the shaded areas of the parking area; it does not indicate if the shaded areas meet the 50% requirement set forth in the parking regulations. Conditions prepared require that these items be addressed in conformance with the applicable zoning code Chapter 9.150. The conditions also require that a landscape concept be presented for the planter areas STFRPTPC.LAPIS along the 36 foot east -west access easement, including interim landscaping until the access is required to be constructed. The project will be conditioned to show compliance with the minimum parking area landscaping requirement of 5% of the net project area. On an overall basis, the entire project is required to provide approximately 17, 650 square feet of interior landscaping, based on the net area figures submitted by the applicant. No parking area screening is proposed beyond the landscaping to be incorporated into the project. Chapter 9.150 requires a minimum 3 foot screen walls for non-residential properties along arterial and perimeter streets as an optional screening method. The applicant has not specifically addressed screening beyond use of the landscape setbacks, and has been conditioned to supply proposed methods for screening the project parking areas along with submittal of detailed landscape plans. Signs No sign proposal or program has been submitted as part of this request. Although some sign envelopes and locations are indicated, no signs are considered as part of these applications. The applicant will be conditioned to submit a sign program for the overall project, consistent with Chapter 9.160 of the zoning code. Environmental Assessment The Community Development Department has prepared Environmental Assessment No. 96-328, which recommends adoption of a Mitigated Negative Declaration for this project. The Environmental Assessment concluded that the project could have an adverse impact on the environment, but that based on implementation of identified mitigation measures through the proposed conditions of approval, any potential impacts can be reduced to levels of insignificance. #3 - Land Use Compatibility The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed project will not significantly alter the types or intensity of the commercial uses already permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. #4 - Property Suitability The proposed Specific Plan is suitable and appropriate for the subject property. The site is vacant, designated and zoned for commercial use, and located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The Specific Plan is a consistent representation of the project type STFRPTPC.LAPIS which would be proposed for the site as long as the current General Plan land use and zoning designations are applicable. Conditions are proposed that comply with the existing provisions of the General Plan, Municipal Zoning Code and Subdivision Ordinance. No physical constraints prevent the development of the site as proposed, beyond those identified and addressed in EA 96-328. Findings for approval are included in the attached material (Attachments #5, #6, #7, #8 and #9). 1. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Environmental Assessment No. 96-328 for Specific Plan 96-028, Conditional Use Permit 96-029 and Site Development Permit 96-590; 2. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Specific Plan 96-028, subject to the Findings and Conditions of Approval as attached; 3. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Conditional Use Permit 96-029, subject to Findings and Conditions of Approval as attached; and, 4. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval Tentative Parcel Map No. 28422, subject to Findings and Conditions of Approval as attached; and, 5. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Site Development Permit 96-590, subject to Findings and Conditions of Approval as attached. Attachments: 1. Location Map 2. Environmental Assessment (EA #96-328) 3. TPM 28422 parcel lines 4 Historic Preservation Commission report dated 9/19/96 5. Draft Resolution for EA 96-328 6. Draft Resolution with Conditions for SP 96-028 7. Draft Resolution with Conditions for CUP 96-029 8. Draft Resolution with Conditions for TPM 28422 STFRPTPC.LAPIS 9. Draft Resolution with Conditions for SDP #96-590 10. Large Map Exhibits (PC only), including SP document Prepared by: Wallace Nesbit, Associate Planner Submitted by: Christin,4 di lorio, Planning Manager STFRPTPC.LAPIS SP 96-028; CUP 96-029 SDP 96-590; EA 9 -328 • TPM 28422 NIGJ+IWAY l t l urrE I `f 181H AIE LOCATION MAP ATTACHMENT # 1 LOCATION MAP ATTACHMENT *2 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-328 Case No's. SP 96-028, CUP 96-029, TPM 28422, SDP 96-590 Date: September 11,1996 L Name of Proponent: Lapis Energy Organization Address: 135 Saxony Road/P.O. Box 231310 Encinitas, CA 92024 Phone: 619-942-2762 (John Gabbard, Rep.) Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site Development Permit (Plot Plan) 96-590, for construction of an approximately 81,757 square foot auto -oriented retail and mini -storage complex, at the southeast comer of Highway 111 and Dune Palms Road. CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 cklst.328 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning X Transportation/Circulation Public Services Population and Housing Biological Resources Utilities X Earth Resources Energy and Mineral Resources X Aesthetics Water Risk of Upset and Human Health HN Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance IIL DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a `potentially significant impact" or "potentially significant unless mitigated". An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signature Date September 11, 1996 Printed Name and Title Wallace Nesbit, Associate Planner For: City of La Ouinta Community Development Department n Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): 3t b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? X. d) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? X 3.2. POPULATION AND ]HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? X c) Displace existing housing, especially affordable housing? X 3.3. EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? X b) Seismic ground shaking X c) Seismic ground failure, including liquefaction? X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g) Subsidence of the land? X Potentially Potentially Significant Less Than Significant Unless Significanl No Impact Mitigated Impact Impact h) Expansive soils? X 1) Unique geologic or physical features? X 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X b) Exposure of people or property to water related hazards such as flooding? X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? X d) Changes in the amount of surface water in any water body? X e) Changes in currents, or the course or direction of water movements? X f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? X g) Altered direction or rate of flow of groundwater? X h) Impacts to groundwater quality? X 3.5. AIR QUALITY. Would the project: a) Violate any air quality standard, or contribute to any existing or projected air quality violation? X b) Expose sensitive receptors to pollutants? X c) Alter air movement, moisture or temperature, or cause any change in climate? X d) Create objectionable odors? X potentially potentially Significant Less Than Significant Unless significant No Impact Mitigated Impact Impact 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion?: b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? c) Inadequate emergency access or access to nearby uses? X. d) Insufficient parking capacity on site or off site? x e) Hazards or barriers for pedestrians or bicyclists? X f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? x g) Rail, waterborne or air traffic impacts? x 3.7. BIOLOGICAL RESOURCES. Would the project result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? x b) Locally designated species (e.g. heritage trees)? x c) Locally designated natural communities, (e.g. oak forest, coastal habitat, etc.)? x d) Wetland habitat (e.g. marsh, riparian and vernal pool)? x e) Wildlife dispersal or migration corridors? X 3.8. ENERGY AND MINERAL RESOURCES. Would the project: a) Conflict with adopted energy conservation plans? X b) Use non-renewable resources in a wasteful and inefficient marmer? R v Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.9. RISK OF UPSET/HUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazards? X d) Exposure of people to existing sources of potential health hazards? K e) Increased fire hazard in areas with flammable brush, grass, or trees? K 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? b) Exposure of people to severe noise levels? K 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? b) Police protection? K c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? K 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? K b) Communications systems? K c) Local or regional water treatment or distribution facilities? K Vfl Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? 3.13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? b) Have a demonstrable negative aesthetic effect? c) Create light or glare? 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X. b) Disturb archaeological resources? X c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious or sacred uses within the potential impact area? X 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? X b) Affect existing recreational opportunities? X vii Potentially Potentially Significant Less Then Significant Unless Significant No Impact Mitigated Impact Impact 4. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the ]Potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 96-328 Prepared for: LAPIS ENERGY ORGANIZATION SPECIFIC PLAN #96-028 CONDITIONAL USE PERMIT #96-029 SITE DEVELOPMENT PERMIT #96-590 Prepared by: Community Development Department City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 September 24,1996 Amended October 22, 1996 hA96328 OA TABLE OF CONTENTS Section Page 1 INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 3 1.3 Background of Environmental Review 3 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 5 2.4 Objectives 5 2.5 Discretionary Actions 5 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 6 3.2 Population and Housing 6 3.3 Earth Resources 7 3.4 Water 8 3.5 Air Quality 9 3.6 Transportation/Circulation 10 3.7 Biological Resources 12 3.8 Energy and Mineral Resources 12 3.9 Risk of Upset/Human Health 13 3.10 Noise 13 3.11 Public Services 14 3.12 Utilities 14 3.13 Aesthetics 15 3.14 Cultural Resources 15 3.15 Recreation 16 4 MANDATORY FINDINGS OF SIGNIFICANCE 17 5 EARLIER ANALYSIS 17 EA96328 SECTION 1; INTRODUCTION 1.1 PROJECT OVERVIEW The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the California Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to make a decision on the proposal. 1.2 PURPOSE OF THE INITIAL STUDY As part of the environmental review for the proposed project, the City of La Quinta Community Development Department has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the amendment. The purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the following: To provide the City with information to use as the basis for deciding whether to prepare an environmental impact report (EIR) or a negative declaration for a project; To enable the applicant or the City of La Quinta to modify the project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration of environmental impact; To assist in the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; To facilitate environmental review early in the design of the project; To provide documentation for the fmdings in a negative declaration that the project will not have a significant effect on the environment; To eliminate unnecessary EIR's; and To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed Lapis Energy project was deemed subject to the environmental review requirements of CEQA in light of the potential project impacts. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the Planning Commission and City Council for the City of La Quinta. EA96328 El 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study checklist indicates certain potential for significant environmental impacts. As a result, specific mitigation measures have been incorporated, and a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. Mitigation measures nronosed for each issue area are underlined within the discussion_ and are summarized in the Mitigation Monitoring.Proeram attached to this addendum Any changes made by the applicant to the project as a result of this assessment, design review or other reason, which would necessitate changes to this addendum, are shown in italics as part of the issue area which any such changes may affect. EC 1ON 2: PROJECT DESC_RIPTIO 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is 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 Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of La Quinta was incorporated in May, 1982. The proposed project consists of 8.1 net acres (10.29 gross), at the southeast corner of Dune Palms Road and Highway 111. The applicants have submitted a specific plan application (SP 96-028), tentative parcel map (TPM 28422), conditional use permit (CUP 96-029) and site development permit (SDP/PP 96-590). The site is relatively flat, with minimal vegetation due to previous rough grading having occurred. A biological study, geotechnical report, hydrology analysis and cultural resources survey have all been submitted with the proposed project. 2.2 PHYSICAL CHARACTERISTICS Revisions to the project since its original submittal date of 8/30/96 incorporates the following uses: • Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unified School District; • Mini -storage on approximately 4.0 net acres, showing overall building area totaling 61,350 square feet, which includes an on -site manager's quarters/office; • A lubrication and auto center on 1.7 acres, showing a total building area of 11,064 square feet; • A 2,500 square foot food mart/fueling station on 1. SS net acres. The applicant has revised the project plans twice to incorporate staff comments and concerns regarding on - site circulation, access and architecture. At present, the project self -storage has been reduced to 61,350 square feet, while the foodmart/fueling facility is now 2,500 square feet on a 1.55 net acre parcel. This parcel also houses an 800 s.f utility and equipment/restroom structure. The revised specific plan document now indicates that a 500 s.f pizza restaurant will be part ofthis facility, which would change the required parking. Currently, parking for the project exceeds City requirements (see Section 3.6), and inclusion of the restaurant should not be an issue. EA96328 2.3 OPERATIONAL CHARACTERISTICS Prior to formal submittal, the project went through a preliminary development review process in May of 1996. The north '/2 of the overall site is located in the M/RC (Mixed/Regional Commercial) land use designation, which requires a specific plan to be filed for project proposals. A Conditional Use Permit is required for both the mini- mart/fueling station located on Parcel 1, and the auto lubrication and repair uses on Parcel 2. The southerly '/z is designated CP (Commercial Park), and zoned CP, which permits the self -storage use proposed on Parcel 3, subject to approval of a Site Development Permit. The CNG facility on Parcel 4 is considered as an auto service station under the zoning, and also requires the Conditional Use Permit; a Parcel Map and Site Development Permit applications have also been submitted. As set forth by the La Quinta Zoning Code, all of the applications are being considered conjunctively. 2.4 OBJECTIVES The objective of this project is to develop an auto -based commercial center and accompanying small warehouse/storage use, to service not only La Quinta residents but also facilitate operations at the DSUSD educational service center immediately south of the site. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The proposed Home Depot project will require discretionary approval from the Planning Commission and City Council for the following: B Certification of the Environmental Assessment for the project; e Approval of the Specific Plan and Use Permit applications for the fueling operations; e Approval of a Site Development Permit(s) for the self -storage use. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. A previous application for the DSUSD Educational Services Center was approved by the City Council on July 11, 1995 with a total of 164,000 square feet proposed for development on 24.5 acres. The project is well under construction, and is intended to be provided fueling services by development of the Lapis project. Previous environmental documentation consists of a Negative Declaration adopted for the project (EA 95-300). SECTION 3: ENVIRONMENTAL ANALYSIS This section analyzes potential environmental impacts associated with the proposed project. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as the presently exist within the City and the areas affected by the proposed project. Thresholds for significance are defined either by standards adopted by responsible or trustee agencies or by referring to criteria in CEQA, Appendix G. EA96328 0 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The Valley is abundant with both plant and animal life. Topographical relief ranges from 237 feet below mean sea level (msl) to about 2,000 feet above msl. The Valley is surrounded by the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain Range. The San Andreas fault transects the northeastern edge of the Valley. Local Environmental Setting The subject site is vacant, but has been partially disturbed in the past. The overall project uses as proposed are consistent with the General Plan and zoning currently in effect; however, a conditional use permit is required for the refueling and auto repair operations proposed. The storage use has been located as a buffer use between the auto -based retail uses and the DSUSD CNG vehicle refueling site. A - Less Than Significant Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the project area, but the applicable land use policies for the M/RC and CP categories indicate that the primary concern would be with Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area. The types of projects referred to under these policies are consistent with the project type being proposed on this site, in that the uses do cater to a regional market, primarily relating to the proposed automotive service uses which are predicated on alternative fueled vehicles. The project is not in close proximity to any designated residential uses, although a small trailer park (30 spaces) is located about 400 feet east of the site. All properties bordering the site are designated for regional commercial type use. A conditional use permit is required to ensure that the project maintains compatibility with adjacent and surrounding land uses. Specific conditions related to the establishment and operation of the project will be incorporated into the approval conditions to ensure compatibility with surrounding uses; however, the proposed specific plan provides for some variation to development standards of the zoning code, due to provisions of the site plan. These variations are necessary to achieve other objectives, both for the project and in meeting the requirements of staff. Most of the variations relate to setback reductions to allow staggered building faces. The applicant has also requested that a larger caretaker unit be permitted as part of the specific plan, as the zoning code allows a maximum of 600 square feet. None of the variations create any physical impact, and do not conflict with any other provisions of the zoning code. B, C, D - No Impact. The proposal will have no conflicts with any environmental policies or plans in effect which would apply to the project. Operation of the project will encourage and facilitate maintenance and conversion of cleaner burning alternative fuel vehicles (AFV's), and provide a source for obtaining such fuels, thereby furthering and expanding AFV use and alternative fuel availability. 3.2 POPULATION AND HOUSING Regional Environmental Setting The City's population as of January,1996 is estimated by the State Department of Finance to be 18,046 persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend three to six months in the City (WDL Economic Overview; 1996 Ed.). It is estimated that 30% of all housing units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990 Census). EA96328 Local Environmental Setting The site is designated Mixed Regional Commercial (M/RC) and Commercial Park (CP) on the City's General Plan Land Use Policy Diagram. The areas surrounding the project are similarly designated; no residential land use designations are assigned to other properties in the area. To the east lies the City of Indio, which designates Neighborhood Commercial in their General Plan along Highway 111 at Jefferson Street (Indio General Plan 2020, October 1993). A - No Impact. The project does not involve a housing component beyond the individual caretaker's unit for the self storage. Development of the project site as proposed is consistent with the land use designation set forth in the La Quinta General Plan. The proposal itself will not exceed any current growth forecasts currently available to or used by the City, nor will it cause any change in anticipated growth patterns or numbers, based on the build out scenarios in the General Plan. B, C - Less Than Significant Impact. The project development may induce growth in the I I I corridor area, due to extension and upgrade of existing infrastructure in the site vicinity. It is not anticipated to stimulate residential development significantly, as the commercial nature of the project would indicate that an adequate population base exists to support this use. There will be negligible effects on affordable housing demand from employees attempting to locate in proximity to the site, as there is currently little available housing of this type within one mile of the project. However, the City has acquired three sites specifically targeted for affordable housing development, one of which is an approximately 40 acre site at the northwest comer of Jefferson and 48th Avenue. This site is less than '/< mile from the project area, and the City is currently entering into a development agreement with a potential developer. There is also substantial residential inventory in the northerly residential areas of the City and more affordable single family units in the Cove area (Source: EA 92-241; LQGP). 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillside, to relatively flat desert floor. The alluvial soils that make up most of the City's soil types are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the Valley floor are made up of very fine grain unconsolidated silty sands. Local Environmental Setting The site is approximately 60 feet above sea level, and consists of Myoma series soils. This soil type has rapid permeability is commonly used for homesites and other urban uses. While it can be used in development of croplands, it is not considered as prime agricultural soil as classified by the State. The site is located within a Ground shaking Zone 4, referenced as a moderate level of shaking activity. There are no active faults in the area (EA 92-241, LQMEA). A - No Impact. The project will not present any additional exposure to geologic hazards associated with fault rupture, as no faults have been identified on or in proximity to the site. The existing physical conditions in the area will not be changed in a manner which would create any impacts beyond those associated with development of the site in accordance with the General Plan. B - Potentially Significant Unless Mitigated The project is located in a Ground shaking Zone 4, associated with moderate impacts from seismic activity. Impacts involving potential seismic activity also relate to possible risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and potential EA96328 for upset/explosion/fire. The project will be required to adhere to seismic reinforcement and other requirements as called for by the UBC. C,D,E - No Impact. Although the site is identified as susceptible to moderate Ground shaking impact, the soil characteristics indicate that ground failure due to such activity is negligible, based on its use in urbanized development. The site is not identified as subject to liquefaction potential, and there is no potential for seiche, tsunami or volcanic activity. The site is level and not subject to slide or mudflow impacts. The Whitewater Channel does not affect the property during drainage flows (LQMEA; EA 92-241; site history). F - Less Than Significant Impact. There will be some change in surface features due to project grading. Such changes will affect stability of the site as the natural substructure is modified. Soil erosion potential will be affected due to loosening and movement of soil material during development. Standard erosion control and soil management methods as identified in soil reports and addressed in grading plans required for the site will ensure that such impacts will not be significant. Submittal of a dust control plan as required (see Air Quality) will aid in wind erosion reduction. G,H,I - No Impact. The site is not identified as being subject to subsidence or having soils which are expansive. There are no unique geologic or physical features on the site with respect to Earth issues (LQMEA; site survey), however, significant potential for archaeologic/cultural resources has been determined (refer to Section 3.14). 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layer of rock material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal and stored at Lake Cahuilla. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near future. Local Environmental Setting The vicinity of the proposed project is protected from design storms by the Whitewater Channel flood control facility and other improvements. The site is level and incorporates well drained soils. The site is designated Zone X on the federal Flood Insurance Rate Maps in effect for the area, subject to 500 year flood events, and is generally surrounded by lands susceptible to 100 year events with average depths of less than 1 foot (CVWD comments; LQMEA). A - Less Than Significant Impact. Current runoff rates will be increased due to pad, building and hardscape area development. The runoff produced by development of this site will be detained on -site via a series of linear basins, which fall to a retention basin at the southwesterly portion of the site. The project will be required to prepare a final drainage plan and comply with NPDES permit requirements as enforced by the Public Works Department. B through H - No Impact. The area is currently protected from flood impacts by existing flood control facilities, specifically the Whitewater and La Quinta Evacuation Channels. No surface waters or other streams exist which EA96328 C could be affected, and ground water resource quantity and quality will not be significantly impacted. Compliance with NPDES requirements attached to the project permitting will ensure that storm water runoff associated with the project's development will not create any measurable impact to water quality, quantity or hazards. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SOCAB). Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter. Local Environmental Setting The City is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the Valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. In the Coachella Valley, the standards for PM 10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter that become suspended in the air primarily due to winds, grading activity, and by vehicles on unpaved roads. The Valley is currently designated by the EPA as a serious non -attainment area for PM 10, however SCAQMD anticipates that recent data will show that the Valley has been in attainment over the last three years. Based on this, SCAQMD is in the process of preparing a PM 10 Maintenance Plan in order to have the area redesignated to attainment status. A - Less Than Significant Impact. Based on the SCAQMD CEQA Air Quality Handbook, the project is not anticipated to create any significant air quality impact. Based on the significance thresholds established by SCAQMD, this project's total emissions [construction (short term) + mobile (long term traffic) + area source (stationary)] are well below those standards set for the SEDAB. The project's total PM 10 emissions, for which the SEDAB (Coachella Valley) is designated as a serious non -attainment area, are only estimated to be 2.3% of the emission standard for that pollutant. Carbon Monoxide emissions (CO) are 54% of the CO standard and constitute the highest percentage by category. TOTAL/ 1 Estimated Project Emissions �• : ' SEDAB Threshold 1 11 1 1 1 1 1 k' Dfference However, to be in conformance with the General Plan, the project must also comply with General Plan policies regarding its development in order to mitigate these impacts to the full extent feasible. This would make the project consistent with the General Plan, for which overriding considerations have been adopted. Several policies promote the concept of pedestrian accessability and alternative travel modes, which assist in both air quality and circulation impact mitigation (Policies 9-2.1.2, 9-2.1.3, 9-4.1.4). Policy 9-2.1.4 requires the City to discourage design in retail/commercial uses which aggravate air quality, such as drive -through windows and circuitous circulation. The project includes what is referred to as a "fast food" pizza restaurant, which could, at EA96328 10 some future time, incorporate a drive -through design, particularly with the service lane design along the west elevation of the mini -mart building. Conditions attached to the Rroiect will prohibit establishment or conversion of existing_ approved uses to a drive through use unless the appropriate applications are filed at the time anv such use MU be proposed in eoniunction with a specific plan amendment. As part of the design review process, staff directed the applicant to minimize on -site traffic conflicts, specifically the parking and circulation layouts, which help to reduce air quality impacts. Several areas throughout the project were redesigned, due to not only circulation, traffic safety and air quality issues but also in relation to potential cultural resource impacts (refer to Sections 3.14, 3.6). These redesign issues have been well addressed by the applicant. Short term (construction -related) impacts will result primarily from grading activities, which will generate fugitive dust. Prior toany soil disturbance orgrading aetivi iesl the developer shall secure approval of a Fugitive Dust Control Plan (FDCP). The plan shall address all proposed development areasas well as those areas which may be disturbed b.y activity but scheduled for later development The FDCP shall be submitted with any clearing, grog. or other site activity request which will disturb or is related to development of the site li, C - No Impact. The proposed project will not expose sensitive receptors to pollutants. The La Quinta High School is the nearest non-residential sensitive receptor, and is located just over'/4 mile from the site. Residential receptor areas exist to the north (Westward Ho area) and east (I I I Trailer Park) of the site. Construction -related air quality impacts will occur primarily from grading activities and other soil disturbances. The required FDCP will address these short-term construction impacts. Long term impacts from roadway emissions due to cumulative impacts of growth in accordance with the La Quinta General Plan were considered in the EIR document. The project has no potential to effect any climatological change. D - Less Than Significant Impact. The proposed uses are commercial/retail in nature, and will have no known manufacturing or processing on the site, beyond minor operations related to vehicular maintenance and repair. This could include activities such as auto body and painting, which require processes relating to paint mixing or color matching, which can be considered odor producing. These types of vehicular equipment related uses, inclusive of refueling operations, do have potential for objectionable and possibly unhealthful odors. Such facilities are required to file for applicable operations permitting and comply with County, State and regional/ federal standards (refer also to Section 3.9). 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting The existing circulation system is a combination of early roadwork constructed by Riverside County and new and resurfaced roadways since incorporation of the City in 1982. Key roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, Miles Avenue and 50th Avenue. Traffic volumes in La Quinta experience seasonal variation; late winter/early spring months represent the peak tourist season. Local Environmental Setting The project has direct frontage on two major City thoroughfares; Highway 111 and Dune Palms Road. The traffic study prepared for the Jefferson Plaza/Home Depot project indicates that existing average daily traffic (ADT) counts on Highway 111 are 34,941. Current geometries for Highway I I I along the project frontage consists of four travel lanes with painted median and no curb/gutter; Dune Palms Road is currently under improvement as part of the development requirements for the DSUSD educational services center. (Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996; Site Survey). The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during A.M. EA96328 or P.M. peak hours without adequate mitigation. LOS is a hierarchical classification of qualitative measures of traffic flow, ranging from A (free flow) to F (unacceptable saturation). A - Less Than Significant Impact. The project will unquestionably create increased trips and congestion; however, the roadway capacities as designed for Highway 111, Dune Palms Road and other major thoroughfares in the area will be able to absorb this additional traffic. Based on the square footage breakdown and use assignments supplied by the applicant, it has been estimated that approximately 2,535 average daily trips (ADT) can be assigned to this project. This number is considered conservative, in that the two highest trip generating uses, the convenience store/gas station (1,780 ADT) and fast food (350 ADT; calculated as drive through use as it is housed in the convenience store structure) will attract the majority of their trips as multi -destination trips; that is, traffic that is already on the road for other purposes. These uses do not operate as trip generators, but more as trip attractors for vehicles ultimately bound for another destination. In consideration of this, it is anticipated that traffic actually generated by this project will not exceed 1,500 ADT. The applicant will be required to dedicate and install all improvements as deemed necessary by the Public Works Department in accordance with the conditions of approval for the project and any development agreement(s). B - Potentially Significant Unless Mitigated. The project incorporates two driveway locations along Dune Palms Road and one along Highway 111. Signalization of the Dune Palms Road/Highway 1 I 1 intersection will help to significantly reduce traffic safety impacts from this development. The site plan shows less than 250 feet between the intersection and the two access points at the northern Dune Palms Road access and the Highway 1 I 1 access. The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3-3.1.3). The Highway 111 access would be better situated as a shared driveway with the easterly adjacent property. The parcels fronting along Highway 111 in this area are only about 330 feet wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access points to Highway 111. This Highway 111 access point should be modified, as it is anticipated to potentially create intersection congestion and affect downstream traffic (i.e., traffic heading out of the intersection as opposed to heading in) on Highway 111. The applicant has modified the Highway I I I access point slightly as part of the redesign efforts directed by staff. The access has been reduced from 40 feet in width to 28 feet and placed farther along the easterly boundary. This creates a 220 foot spacing when determined based on the General Plan policy for driveway spacing. However, the policy indicates that the 250 foot standard is to be applied "where feasible ". The northerly Dune Palms Road access now meets the 250 foot standard relative to the Highway 111 intersection, but there are 225 feet between the two access points on Dune Palms, primarily due to staffs request to shift the southerly Dune Palms access farther north, to line up the reciprocal access easement into the easterly adjacent parcel. The General Plan policies are intended to be advisory and allow some degree of flexibility. The feasibility of obtaining compliance with the 250 foot spacing standard is directly dependant upon the easterly property owner agreeing to participate in a shared access point with the subject property for Highway I IL The applicant has been cooperative in attempting to effectuate an agreement to resolve this issue, but to date there has been no progress. The feasibility of meeting the driveway spacing standard is greatly compromised in consideration of the preceding factors. The City will condition theprojeet to continue to pursue a shared access arrangement with the adiaeent easterlyproperty If the issue cannot be resolved, the proieet conditions will reflect that development of the proieet may continue in conformance with the site plan as conditionally approved Any modifications necessary and directly related to achieving a shared access situation shall be reviewed b C� V sta,(Efor compliance with applicable conditions and City standards. Traffic safety improvements as typically required of new development will also provide reductions in traffic hazard EA96328 12 impacts, commensurate with development of the site, and should improve the overall safety level of the intersection and adjacent roadways in general. C - Less Than Significant Impact. The project as mitigated will not impede or restrict emergency access requirements, and provides for adequate access to surrounding uses. The applicant has redesigned the project to provide a direct reciprocal access to the easterly property boundary. This is an important component, as the easterlyproperty will be permitted, at most, only one access point onto Highway 111, which will have to be severely restricted as to its location on the site. D Through G - No Impact. The project provides for parking areas which exceed the City's parking requirements. Based on the latest footage numbers submitted, the project overall requires 88 spaces while providing 111, including S handicap; therefore, no parking impacts will be created by the proposal which were not addressed and provided for in the specific plan. The applicant has reduced some parking areas in order to improve circulation, increase landscaping area and improve siting of facilities. The project is not required to provide for alternative transportation infrastructure, or to submit a TDM plan as the total number of employees does not meet the 100 person threshold. No comments from Sunline Transit were received on the project as to its impact on transit services. The site is not proximate to, nor is it affected by, water, air or rail traffic. 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or agricultural. A discussion of these ecosystems is found in the LQMEA. Local Environmental Setting The subject area is vacant, with fairly level terrain and minimal vegetation. The native vegetation is desert scrub, but the majority of the site has previously been disturbed in recent history. There are no riparian/wetland habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel (Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996). The LQMEA identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal 1 OA permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). A through E - No Impact. According to the biological assessment prepared by Tom Dodson and Associates, the site has been predominantly disturbed by previous activities, primarily related to vehicles traversing the site and construction activities associated with the DSUSD educational operations facility along 48th Avenue and Dune Palms, directly south of this site. There is negligible potential for wildlife habitat to exist on the site. Mitigation fees will be conditioned to be paid for the CVFTL prior to any land disturbance or grading permits being issued for the site. There are no significant or otherwise predominant tree stands or other vegetation on the site. No wetland areas are shown to be on or traverse the site, and the location of the site adjacent to two major roads and an ongoing construction project precludes any potential migration of wildlife. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting La Quinta contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Energy resources used in the City come from the Imperial Irrigation District and Southern California Gas Company. EA96328 13 Local Environmental Setting The site does not lie within an identified area sensitive to mineral resources. Soils within the site consist of Myoma fine sand; these soils are well -drained and permeable, and can be used for agricultural uses. There is no immediate history that the site has been utilized for any specific purpose in the recent past. A, B - No Impact. The proposed project has no potential to impact energy or mineral resources in any manner which could be considered wasteful. The project will eventually facilitate a wider use of alternative fuels in the Coachella Valley by providing for servicing and repair for vehicles and equipment which operate on such fuels. Construction of the project will be required to meet State energy standards as typically enforced by the Building and Safety Department, and to comply with conservation policies as established in the La Quinta General Plan. 3.9 RISK OF UPSET/HUMAN HEALTH Regional Environmental Setting Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may post significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County; transportation of such materials out of and through La Quinta takes place. Local Environmental Setting The project site is vacant and has not been used for any type of manufacturing in the past. A - Less Than Significant Impact. There is limited potential risk of explosion and/or release of hazardous substances due to the project. The automotive uses will have on -site storage and sales of certain amounts of chemical compounds in various packaging (i.e., lubricants, batteries, metallics, fuels, etc.), and other potentially hazardous materials. Storage and inventory of potentially hazardous products are regulated by State and Federal legislation, and will also be subject to Fire and Health Department standards as in effect and applicable at the time. B Through E - No Impact. The project does not have any potential to interfere with emergency response or create any health hazards. The site is not in an area susceptible to increased fire hazards relative to brush, grass or trees, as minimal or no susceptible vegetation exists in the immediate area. 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels are dominated by vehicular noise along the Highway and major arterials, but can be impacted by aircraft noise from Bermuda Dunes, usually of a short duration. Local Environmental Setting Primary noise sources in the subject area are associated with vehicle traffic. The property is vacant and therefore not a current source of noise. The site is currently impacted by construction activity at the DSUSD facility to the immediate south of the site. EA96328 14 A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not expected to be significant. Roadway noise will increase as traffic volumes increase. The majority of the traffic volume in this area is related to other projects and pass through trips. Most of the project's on -site uses will be operational during daytime and early evening hours. There are no designated residential areas that are within proximity to the project so as to be impacted by operational noise associated with the proposed uses. An existing trailer park across from the site, approximately 400 feet to the east, will be the most impacted from this development, primarily from traffic noise. However, the park is within 200 feet of Highway I I I and currently absorbs a significant amount of existing traffic noise. It is not anticipated that the additional volumes attributable to this site's development will create any significant increases in noise levels from this source. The potential noise impacts from operational sources are primarily related to the vehicle repair and servicing uses. The noise impacts from these uses will be minimal, as these uses generally are enclosed facing to the east (no perimeter wall is shown on the plans along the easterly boundary), and eventual development of the adjacent easterly parcel will further buffer any potential noise impacts from this project. Irregardless, the anticipated noise levels are not expected to impact existing land uses in the immediate area. B - No Impact. Minimal noise impacts are anticipated due to development of this project. The on -site uses are not considered as typically being a source of extreme or severe noise levels to surrounding uses. The related nature of the automotive uses indicates that similar noise sources on -site will be experienced. These uses are adequately separated from the self storage use on the southerly portion of the property. 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriffs Department. Fire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station #70, at the intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center. Local Environmental Setting Riverside County Fire Station #32 and Station #70 are located approximately 4 '/z miles south of the project site; Station #31 is located in Bermuda Dunes on 42nd Avenue and Adams Street, approximately 2 '/z miles north of the project site. The Sheriff's office maintains a check -in facility in the City's EOC. Other governmental services in La Quinta are provided by City staff at the Civic Center. A through E - No Impact. The project will not impact public services, based upon the comments received. All necessary public services can be provided to the project without compromising any existing levels of public service. The proponents will have to pay school fees as established by Desert Sands Unified School District for commercial projects. Recommendations from other agencies will be considered as part of project review. 3.12 UTILITIES Regional Environmental Setting The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and the Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE) provides telephone services for the City. Continental Cablevision services the area for cable television service. EA96328 15 The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. The City's stormwater drainage system is administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The subject site is undeveloped at present. Street and flood control improvements have been partially completed, along with sewer and water line extensions being in place. Some utility trunk extensions and connections will be necessary to develop the property. CVWD has provided the applicant with a "will serve" letter for the project. A through F - No Impact. The proposed project will require some degree of alteration to existing facilities; however, the responses received from the responsible purveyors do not present any significant concerns to indicate that major new systems or retrofitting will be necessary to serve the project. 3.13 AESTHETICS Local Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west. A, B - Less Than Significant Impact. The project will have limited impact on scenic vistas, as there are no scenic viewsheds identified in the LQMEA. The height of the proposed structures may block some view lines, but the impact will be minimal, as most residential views in the area do not originate within a close proximity of the project and therefore have extended line of sight perspectives. The primary concern is with impact due to the buildings' visibility from Highway 111. Structures are one story, ranging between 13 and 25 feet from ground to roof line; roof peaks on the lube facility and retail/repair buildings are 24.5 and 29 feet, respectively. The general mass of the project is maintained at a low profile, and the architectural treatment will be required to incorporate a low -contrasting color scheme which will soften the visual impact of the structures against the mountain backdrop along Highway 111. C - Potentially Significant Unless Mitigated. As a commercial project the proposal will create additional light and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types and shielding characteristics. The developer has submitted a greliminary lighting elan for the project* this elan will be reviewed and conditioned to be consistent with the Outdoor Light Control provisions of the Zoning Code for height. shielding and lighting Uc pursuant to approvals by the Planning Commission and City Council 3.14 CULTURAL RESOURCES Regional Environmental Setting The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills. The settling of the La Quinta area has been chronicled by the La Quinta Historical Society in several publications and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. EA96328 16 Local Environmental Setting The proposal is located along Highway 111, a developing urbanized commercial area. No historic structures exist in the immediate area. The site is generally barren of any significant vegetation. A cultural resource assessment (CRA) was required to be submitted with the development applications. The report indicated that the area has a high degree of archaeologic sensitivity, and that significant cultural resources are likely to exist on the site. Archaeological testing accomplished pursuant to the assessment discovered significant subsurface prehistoric cultural deposits (Cultural Resource Assessment Report: Phase Il; Archaeological Testing and Site Evaluation, CA-RIV-5832 on Lapis Energy Property; June 1996). A,B - Potentially Significant Unless Mitigated. Significant cultural resources will be impacted due to the proposal. The applicant has completed both Phase 1 and II investigations for the site, which resulted in the discovery ofsignifieant artifacts. Two options for mitigation were explored; in place preservation of the site and 100% salvage of the remaining artifacts. After meetings with the applicant, it was determined that the salvage option was preferred by both staff and the applicant, who also agreed to redesign the impacted area in response to this and other site planning issues of the project. The project's cultural resource assessment was reviewed by the City's Historic Preservation Commission on September 19, 1996 The recommendation was made to require that the applicant carry through with the salvage excavation procedure. Prior to issuance ofa gradingpermit or any earth disturbance the applicant shall have prepared and obtained approval from the Community Development Department for a Phase III archaeological mitigation program for CA-RIV-5832. The program shall bepreparedby a qualified archaeologist, and shall include provisions for strictly controlled archaeological monitoring and data recovery, including research and field methods, lab analysis methodology Native American consultation and monitoring. curation procedures, report preparation and disposition oLartifacts and records The final report shall be submitted to the Communia Development Department. C Through E - The cultural resources survey did not identify any historic resources on the site. Development of the project has no potential to affect cultural values beyond those which may be addressed by cultural resource monitoring, and no existing religious uses are associated with the site. 3.15 RECREATION Local Environmental Setting The City of La Quinta has adopted Parks and Recreation Master Plan that assesses the existing resources and facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and designated pedestrian hiking trails. A, B - No Impact. The proposed project will not affect demand for recreational facilities or existing recreation. While the project will attract additional customer base from within La Quinta and other communities, it is not likely that the project will attract a significant number of new residents beyond those which may relocate for employment purposes. This project is not anticipated to employ more than 50 persons, probably less; the applicant submitted an initial figure indicating that no more than 21 employees would be on -site at any time. EA96328 17 SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the Lapis Energy project identified potentially significant impacts associated with the project, as summarized in the areas of Earth Resources, Transportation/Circulation, Aesthetics and Cultural Resources. The following findings can be made regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: a) The proposed Specific Plan and related applications will not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner inconsistent with the General Plan and other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. b) The proposed Specific Plan and related applications will not have the potential to achieve short term goals, to the disadvantage of long term environmental goals, as the proposed project will not significantly alter the types or intensity of the commercial uses already contemplated in the General Plan. c) The proposed Specific Plan and related applications will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as the current General Plan land use and zoning designations are applicable, and the impacts as identified in the Initial Study will remain similar to subsequent projects. d) The proposed Specific Plan and related applications will not have environmental effects that will adversely affect humans, either directly or indirectly, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation of this assessment: 0 La Quinta General Plan Update; October 1992 • La Quinta Master Environmental Assessment; October 1992 a SCAQMD CEQA Air Quality Handbook, April 1993 • Cultural Resource Assessment Report: Phase II; Archaeological Testing and Site Evaluation, CA-RIV- 5832 on Lapis Energy Property; June 1996 • Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996 • Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996 0 Environmental Assessment 92-241; prepared for Specific Plan 92-022 and Plot Plan 92-490. EA96328 18 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. B. Impacts Adequately Addressed. The following potentially significant impacts identified in the checklist were determined as adequately addressed by the previously listed documents ♦ Earth Resources ♦ Transportation/Circulation ♦ Aesthetics ♦ Cultural Resources C. Mitigation Measures. Mitigation measures are discussed in this addendum where underlined. A Mitigation Monitoring Plan (MMP) has been prepared for the project that will become a part of the conditions of approval attached to the project approvals and permits. Prepared by: Date: Wallace H. 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'C rA Mz ®za HIGHWAY- �' (sz) N89'S8'04"E \ SECTION LINE DC 12' WL N89'39_1 ¢ �� -- — 331' o u _ai CkG EX. R/W ~ F -� ( m -4R/W EX. R/W AT #3 1—� LANDS PE lS.B. CAM I � II CAM J � v inD I� Zr I I I I 226' u rs�j Z N O III 43 N (Sg J f m F, 55' C. > o 00 Xl ?J 0 V 0 I A r D ? y � u I Zrn A m\ z r N + 1N Z Jna76' el o o c O I r N J O 4 C 1 l NK2 -n:d �J I ? L S' LANDSCAPE � lm p 10' BLDG. S.B. i D u�p ro l CA z i rs n D lI A I I �' m �4 9S C ^ lo N SVl "' O I I ssJ I l C7) 276' u '1O m En m1 m — m — J` „Z76� N89'48'30'W 331' T h inS -� c yC J A l T ATTACHMENT .4 STAFF REPORT HISTORIC PRESERVATION COMMISSION DATE: SEPTEMBER 19, 1996 CASE NO: SPECIFIC PLAN 96-028, CONDITIONAL USE PERMIT 96- 029, PLOT PLAN 96-590, PARCEL MAP 28422, ENVIRONMENTAL ASSESSMENT 96-328 ITEM: CULTURAL RESOURCE ASSESSMENT REPORT: PHASE II: ARCHAEOLOGICAL TESTING AND SITE EVALUATION, SITE CA-RIV-5832 ON LAPIS ENERGY PROPERTY OWNER: LA QUINTA DEVELOPMENT OF JEFFERSON & HWY. 111 DEVELOPER: LAPIS ENERGY ORGANIZATION ARCHAEOLOGIST: BRUCE LOVE, PH.D., CRM TECH LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD PROJECT: 1). COMPRESSED NATURAL GAS (CNG) FUELING FACILITY ON .75 NET ACRES FOR THE DESERT SANDS UNIFIED SCHOOL DISTRICT; 2). MINI -STORAGE FACILITY ON 4.0 NET ACRES, WITH 64,238 SQUARE FEET TOTAL, INCLUDING ON -SITE MANAGER'S QUARTERS/OFFICE; 3). LUBRICATION AND AUTO CENTER ON 1.7 ACRES, WITH BUILDING AREA OF 15, 334 SQUARE FEET; 4). A 2,080 SQUARE FOOT FOOD MART/FUELING STATION ON 1.65 NET ACRES. As part of the environmental review for the above referenced project, it was identified that an archaeological survey and testing would be required by the City prior to completion of Environmental Assessment 96-328. A prehistoric site (CA-RIV-5832) had been recorded by Bruta Love, Ph.D., of CRIVi i'ECH, during a survey of the project site in June of 1996. It was determined by the City that the proposed project would have an impact upon the archaeological site and that further analysis was required. In August, 1996, Dr. Love was retained by Lapis Energy to conduct a Phase II evaluation and testing of the archaeological site. The attached confidential report describes the methods and results of this investigation (Attachment 1). The archaeological site was recorded as being a surface scatter of animal bone fragments (burned and unburned), with imported rock and a fragment of a mano (hand-held grinding stone).The methods used to assess the site included surface plotting, subsurface excavation and screening, laboratory analysis of artifacts, and Native American consultation. The archaeological site is located at the 60-foot elevational level which would place it very near the high point of the ancient lake 42-foot water line. Numerous prehistoric sites of the Late Prehistoric Period have been found along the shore line area. No pottery was found at the site which indicates that it may be very old, perhaps from the Early Prehistoric-- or Archaic- Period. One unburned Olivella biplicata shell bead and three basalt flakes suggestive of those found in Early Prehistoric Period sites were recovered during excavation. The shell comes from the Pacific Coast. If this site is from the Early Prehistoric Period, it is the first such site found in La Quinta, and only the second such site found in the Coachella Valley. The report discusses potential research questions for the Early Prehistoric Period in the Coachella Valley. A description of this period has only been speculated upon thus far. With the discovery of the Lapis Energy site and another early site discovered in Indio, by Dr. Love, a basic framework description of the Early Prehistoric Period can be prepared. During the surface plotting of the site, burned bone, rocks, and a mano fragment were found. The subsurface testing consisted of a series of one meter test excavations dug to hardpan. Additional artifacts were recovered from the test units, including bone. The bone fragments are being analyzed with preliminary results that include faunal remains and probable skeletal remains of a human juvenile. As is required by law, the County Coroners Office was contacted, as was the Native American Heritage Commission, to report the human remains. Local Native American consultation concerning the site has also taken place. ►. - _u- .• :- •urn••.., •i Two alternative recommendations for disposition of the human remains were made by Mr. Tony Andreas, Native American consultant. One, that the site be preserved in place if the site can be capped to such a depth that it will not be disturbed by the proposed development project in any way; or two, that the artifacts and human remains still within the site be completely salvaged during the grading and development of the project. The second recommendation includes the requirement for an archaeological monitor during the grading phase of the project. Reburial of the human remains and related grave goods may be requested by the appropriate Native Americans, in which they would be within their rigrits to do so. l;-Tomm.mr4welffigraim The report concludes that the archaeological site appears to meet three specific criteria set forth by Appendix K, of CEQA. The first criterion is "B", which requires that the site "can provide information which is both of demonstrable public interest and useful in addressing scientifically consequential and reasonable or archaeological research questions"; "C", which requires that the site "has a special or particular quality such as oldest, best example, largest, or last surviving example of its kind"; and finally, criterion "E", which requires that the site " involves important research questions that historical research has shown can be answered only with archaeological methods." The report discusses how the site meets each of these criteria. Mitigation Opportunities It is the City's responsibility to protect or require protection by others of archaeological sites to the extent possible in compliance with local, state, and federal laws. Since this archaeological site appears to meet three significance criteria as defined by the State, it is important that the appropriate mitigation be required if the site can not be avoided. Native American concerns and issues must be considered, especially in light of the presence of human remains. Review of the proposed site plan for the applicant's project indicates that the archaeological site is located where a parking lot and drive aisle is proposed. The site is within a depressed area surrounded by sand dunes. The grading necessary for the project will involve leveling, import of fill dirt, and compaction prior to paving. The recommendation calls for the capping of the archaeological site, in place, without further archaeological work being done. It is then to be landscaped in a sensitive manner with no buildings, parking lots, or drive aisles covering the site. The proposed plan may not be able to accommodate this recommendation by the Native American consultant due to the constraints of the applicant's long, narrow parcel combined with the proposed easement for access through the Lapis Energy parcel to the parcel adjacent to the east, in order to limit ingress and egress impacts from Hwy. 111. This may not be possible given the constraints of the easement, parcel size, access and paving issues. The second option recommended by the Native American consultant, on Page 17 of the archaeology report, is to completely salvage the remaining artifacts and human remains. This option may be the mitigation plan that best achieves the objectives of not only the Native Americans but also the applicant. It is staff's recommendation that the project be conditioned with the requirement to have a highly controlled monitoring and recovery program developed for the site in which all recoverable artifactual material can be retrieved. The mitigation plan is to be submitted to, and approved by, the Community Development Department prior to issuance of any grubbing or grading permit including any geotechnical testing, utility line installation, or any other disturbance. Staff will be meeting with the developer, archaeologist, and Native American consultant to determine what feasible alternatives exist for the treatment of the archaeological site. FINDINGS: The following findings of fact can be made for this archaeological investigation: 1. An archaeological investigation was required to complete Environmental Assessment 96-328. 2. The archaeological investigation resulted in the discovery of subsurface prehistoric cultural deposits. The prehistoric subsurface deposits appear to date to the Early Prehistoric --or Archaic --Period. 3. The archaeological site appears to meet criteria "B", "C", and "E" for significance as set forth by Appendix K of the California Environmental Quality Act. 4. Because of the artifacts and related cultural deposits found during the Phase II testing, and because of the indication that additional cultural deposits are present, compliance with local and state regulations is mandatory. Adopt Minute Motion 96-_ to conditionally accept the report, "Cultural Resource Assessment Report: Phase II: Archaeological Testing and Site Evaluation, Site CA-RIV- 5832 on Lapis Energy Property...", as partial compliance with the requirements of the California Environmental Quality Act, and Environmental Assessment 96-328, subject to the attached recommended Condition of Approval in Exhibit "A". Attachments: 1. Archaeology Report (Confidential) 2. Exhibit "A" - Recommended Conditions of Approval Prepared by: eslie J. Mou iquan Associate Planner Submitted by: Christine di lorio Planning Manager HISTORIC PRESERVATION COMMISSION CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 96-028 CONDITIONAL USE PERMIT 96-029 PLOT PLAN 590 PARCEL MAP 28422 ENVIRONMENTAL ASSESSMENT 96-328 SEPTEMBER 19, 1996 1. Prior to issuance to a grading permit, or any earth disturbing activity, the applicant shall have a Mitigation Monitoring Plan prepared for Site CA-RIV- 5832, by a qualified archaeologist for submittal to, and approval by, the Community Development Department. The Plan shall include provisions for a highly controlled archaeological monitoring and data recovery program, including Native American monitoring and consultation, provisions for analysis, report preparation, curation, and disposition of records and artifacts. Historical Preservation Commission August 22 , 1996 B. Lapiz Energy Archaeology Report l . Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Woodard asked staff how a site was determined. Staff explained that when an area is found with an accumlation of artifacts it is identified as a site. 3. Chairman Millis asked staff to define what full recovery meant. Planning Manager Christine di Iorio explained that it was when a monitor goes to a site and does a grid pattern of excavation until nothing is found. 4. There being no further discussion it was moved and seconded by Commissioners Wright/Puente to approve the report as submitted. Unanimously approved. C. Terracing, Apartments Ar/haeeRe o l . Planning Managere di rio presented the information contained in the staff report, a w ' h is on file in the Community Development Department. 2. Commissioner Wsked what the duties of a monitor were. Staff explained that thed opinion of the archaeologist determined what studies would be con the site. Discussion followed regarding how the archaeologisthis determinations. Staff explained that the archaeology repow being required at the time of submittal instead of when buildingare issued. 3. It was moved aV6 seconded by Commissioner Puente/DeMersman to accept the report as sjfbmitted. Unanimously approved. l . Plannin anager Christine di Iorio presented the information contained in the sta report, a copy of which is on file in the Community Development 2. Cojinissioner Puente suggested staff send the brochure to some of the other agincies that might be interested in attending the workshop. Discussion f lowed regarding those who would benefit by attending the workshop. PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-328 PREPARED FOR SPECIFIC PLAN 96-028 AND OTHER RELATED APPLICATIONS ENVIRONMENTAL ASSESSMENT 96-328 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-328, Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site Development Permit 96-590; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328); and WHEREAS, the Community Development Director has determined that said applications will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of Environmental Impact should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: The proposed Specific Plan and related applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. 2. The proposed Specific Plan and related applications will not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner inconsistent with the General Plan and other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. earesopc.328 Planning Commission Resolution 96- The proposed Specific Plan and related applications do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program, as the proposed project will not significantly alter the types or intensity of the commercial uses already contemplated in the General Plan. 4. The proposed Specific Plan and related applications will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as the current General Plan land use and zoning designations are applicable, and the impacts as identified in the Initial Study will remain similar to subsequent projects. 5. The proposed Use Permit and Adjustment will not have environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 96-328 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California earesope.328 ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF SPECIFIC PLAN 96- 028, TO ALLOW DEVELOPMENT OF A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES SPECIFIC PLAN 96-028 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Specific Plan 96-028, requesting approval for a 77,714 square foot commercial project on a 10.29 acre (gross) site; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Specific Plan: 1. The proposed Specific Plan is consistent with the goals, objectives and policies of the La Quinta General Plan, as: • The types of projects referred to under Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area, are consistent with the project type being proposed on this site, in that the uses cater to a regional market, relating to the proposed automotive uses predicated on alternative fueled vehicles. • The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3- 3.1.3). The Specific Plan has met the intent of these policies to the extent feasible, in that spacing between the Highway III/Dune Palms intersection and driveway locations is at no point reduced by more than 25 feet. • Highway 111 is designated as a Primary Image Corridor in the General Plan (Policy 3-4.1.2), while Dune Palms Road is designated as a Secondary Image Corridor (Policy 3-4.1.4). These policies set forth general streetscape concepts for these roads, peres028.sp Planning Commission Resolution 96- which are generally consistent with the provisions of the Specific Plan. The Specific Plan also provides the landscape setbacks for these roadways, as required by Policy 3-4.1.11. The construction of this project as provided for in the Specific Plan will implement Policy 3-2.1.7 of the Circulation Element, which pertains to widening and improvement of Highway 111. 2. The proposed Specific Plan will not create conditions materially detrimental to the public health, safety and general welfare. The Initial Study (EA 96-328) indicated that the project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. The Initial Study concluded that no significant impacts from implementation of the Specific Plan will occur, with incorporation of mitigation as identified. The overall project design provisions, including development conditions and other environmental mitigation measures required to be incorporated, will assure this through street, landscape, lighting and other infrastructure improvements, 3. The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed project will not significantly alter the types or intensity of the commercial uses already permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. 4. The proposed Specific Plan is suitable and appropriate for the subject property. The site is vacant, designated and zoned for commercial use, and located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The Specific Plan is a consistent representation of the project type which would be proposed for the site as long as the current General Plan land use and zoning designations are applicable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Specific Plan. 2. That it does hereby recommend to the City Council approval of Specific Plan 96-028, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. peres028.sp PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT SPECIFIC PLAN 96-028 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. Specific Plan 96-028 (SP 96-028) shall be developed in compliance with these conditions, the specific plan document as amended, and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application. In the event of any conflicts between these conditions and the provisions of SP 96-028, the conditions shall take precedence. 2. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 3. SP 96-028 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Site Development Permit 96-590 • Conditional Use Permit 96-029 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. The specific plan document for SP 96-028 shall be revised in conformance with the following: A. Section 2.4.6 - The document shall incorporate language to allow unenclosed shade and/or screen structures to locate within the 10 foot building setback, which is behind the 20 foot landscape setback. B. Section 2.4.8 - The parking table shall be revised to separate the building area for the lube and retail uses, and to refer to the correct parking requirement of 1 space/300 square feet, and revise the number of spaces required. Parcel 1 shall show the pizza restaurant use at 500 square feet and it's required parking. Parcel 3 may not include counts for RV stalls. Total number of spaces required shall be 88; include correct total number provided. C. Section 2.5.4 - This section shall discuss the actual distance from the Dune Palms Road/Highway 111 intersection to the Highway 111 access drive, as well as identify potential for permitting shared access with the easterly property, either via the Lapis access or another mutually agreeable alternative. Eliminate the discussion of the second Dune Palms access point in regard to full turn signalization; revise as right-in/right- out only. D. Section 2.7.2 - Add California Pepper tree species to the plant palette. 5. All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 6. All applicable conditions of approval for SDP 96-590 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. Planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT 96-029, TO ALLOW DEVELOPMENT OF VARIOUS USES IN CONJUNCTION WITH A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES CONDITIONAL USE PERMIT 96-029 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Conditional Use Permit 96-029, to allow various uses in conjunction with requesting approval for a 77,714 square foot commercial project on a 10.29 acre (gross) site; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Conditional Use Permit: The proposed Conditional Use Permit land uses are deemed as consistent with the La Quinta General Plan, as development of the uses as conditioned will further the implementation of Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area, in that the proposed automotive uses cater to a regional market, and are further identified as appropriate uses with approval of a Conditional Use Permit. 2. The proposed Conditional Use Permit land uses are consistent with the Zoning Code, in that these uses have been identified as permitted, subject to conditions on operation of those uses being applied. Approval of the Conditional Use Permit application will assure this through regulation of these uses as dictated by the Zoning Code. The requirements of CEQA have been complied with, in that an Initial Study was prepared (EA 96-328), which concluded that no significant impacts from implementation of the Specific Plan will occur, with incorporation of mitigation as identified in the Environmental Assessment. The applicant has agreed to implementing the necessary mitigation prior to site peres029.cup Planning Commission Resolution 96- development activities and is in concurrence with project conditions relating to this. 4. Approval of this Conditional Use Permit will not be detrimental to the public health, safety or general welfare or incompatible with surrounding properties. The area in the vicinity is designated and zoned for commercial use, and the site is located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The conditional uses proposed are a consistent representation of the uses which would be proposed for surrounding sites as long as the current General Plan land use and zoning designations are applicable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Conditional Use Permit application. 2. That it does hereby recommend to the City Council approval of Conditional Use Permit 96- 029, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California peres029.eup PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 96-029 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. CUP 96-029 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Site Development Permit 96-590 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 2. Approval for CUP 96-029 shall be in effect for the duration of the approval period for Specific Plan 96-028. 3. Establishment or conversion of any use authorized under this approval shall not occur unless the appropriate applications, as deemed necessary by the Community Development Department, have been filed for review and approval. PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP 28422, CREATING FOUR PARCELS TO ALLOW DEVELOPMENT OF A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES TENTATIVE PARCEL MAP 28422 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Tentative Parcel Map 28422, a request to subdivide 10.29 gross acres into four parcels; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328); and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Tentative Parcel Map: The proposed Tentative Parcel Map is consistent with the La Quinta General Plan and Specific Plan 96-028. The division of property is necessary to allow orderly development of land use designations as set forth in the General Plan, as well as to implement the proposed Specific Plan for the property. will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, 2. The design and improvement of the proposed Tentative Parcel Map is consistent with the La Quinta General Plan and Specific Plan 96-028, in that the parcel map provides for the required right-of-way dedications and other on and off -site improvement aspects as necessary to support development in accordance with the provisions of Specific Plan 96-028, pursuant to City standards adopted to implement the General Plan. Design and improvement of the proposed Tentative Parcel Map will not have the potential to degrade the quality of the environment, or substantially injure fish or other wildlife, including any habitat, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. earesope.328 Planning Commission Resolution 96- 4. Design and improvement of the proposed Tentative Parcel Map are not likely to cause serious public health problems, in that the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. Design and improvement of the proposed Tentative Parcel Map will not conflict with any public easements for access or use of the property. The applicant has provided access to adjoining properties which will not conflict with any other public easements, and conditions of approval require the development of specific right-of-ways in order to improve access, both to the site and to other property in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Tentative Parcel Map. 2. That it does hereby recommend to the City Council approval of Tentative Parcel Map 28422, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California caresopc.328 PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT TENTATIVE PARCEL MAP 28422 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 2. Tentative Parcel Map (TPM) 28422 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. 3. TPM 28422 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Conditional Use Permit 96-029 • Site Development Permit 96-590 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - 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, oalapis.tpm 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 an approved Storm Water Pollution Protection Plan. 5 All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 6. All applicable conditions of approval for TPM 28422 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. 7. All easements, rights of way and other property rights required of the tentative parcel 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 filing of a certificate of compliance for waiver of a final map. 8. The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Property rights required of this development include: A. State Route 111 - 86' half of a 172' right of way B. Dune Palms Road - 55' half of 110' right of way Right of way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. If the City Engineer determines that public access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant temporary public access easements to those areas within 60 days of written request by the City. oalapis.tpm 9. The applicant shall dedicate or grant an access easement over the most southerly driveway on Dune Palms Road to the owner of the abutting property to the south. The applicant may propose easement language requiring a reciprocal easement and participation in maintenance costs from the abutting property owner. 10. The applicant shall dedicate or grant an access easement to provide an access route from the center driveway on Dune Palms Road to the property to the east. The applicant may propose easement language requiring the owner of the property to the east to construct drive improvements not constructed by the applicant and to participate in the cost of construction and maintenance of the shared portion of the access drive. With of this easement shall be a minimum of 36 feet, with design/improvements to be determined by the City Engineer. 11. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent to the following street rights of way: A State Route 111 - 50' B. Dune Palms Road - 50' Minimum widths may be used as average widths if meandering wall designs are approved. If public sidewalks are constructed in the setback areas, the applicant shall dedicate blanket sidewalk easements over the setbacks. 12. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 13. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. 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 ;oalapis.tpm 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. 14. 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. 15 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 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. 16 The applicant shall construct improvements and/or satisfy obligations, or enter into a 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. 17. 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. oalapis.tpm 18. 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. 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 occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 19. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which have been or will be constructed by others (participatory improvements). This development is responsible for the following participatory improvements: A. Underground installation of existing overhead utilities. B. Ultimate improvements to the applicant's side of S.R. 111 including half of a raised landscape median (if Caltrans will not allow the widening concurrently with construction of this development). C. A raised landscape median on Dune Palms Road. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 20. 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. 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. The applicant shall comply with the City's flood protection ordinance. :oalapis.tpm 23. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 24. A grading plan, which may be combined with the on -site paving and drainage 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. 25. 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. The document shall list, in tabular form, the pad elevations approved on the grading plan, the as -built elevation, and the difference between the two, if any. 26. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 27. Nuisance water and storm water shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 28. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 29. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 30. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 31. 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. 32. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. :oalapis.tpm 33. 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. 34. 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. 35. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. State Route 111 - Major Arterial: 1) Street Improvements - Construct ultimate improvement on applicant's half of street as required by Caltrans. This work shall include a raised landscape median and six -foot -wide sidewalk. If Caltrans requires that all or a portion of the improvements be delayed until a later date, the applicant shall secure this obligation as a participatory improvement. 2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to the ultimate location for fully -improved street conditions. It is anticipated that this work will require new pole and mast arm equipment. Make other modifications to signal as necessary to accommodate street improvements constructed with this development. B. Dune Palms Road - Primary Arterial: 1► Construct ultimate improvement on applicant's side of street including a six -foot -wide sidewalk. The applicant's half of the raised landscape median is a participatory improvement which will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 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 ;oalapis.tpm improvements are safely integrated with existing improvements and conform with the City's standards and practices. 36. Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - One 40' wide right-in/right-out drive at the east boundary of this development. B. Dune Palms Road - Three access drives as follows: 1) One 30' right-in/right-out drive centered approximately 360' south of the centerline of S.R. 111 right of way. 2) One 30' right-in/right-out drive centered approximately 620' south of the centerline of S.R. 111. This drive shall be relocated northerly from the position shown on the preliminary plot and grading plan (dated 9/9/'96) to align with the access easement to the property to the east. 3) One 40' full -access reciprocal access drive at the south end of the development which shall straddle the boundary line with the property to the south. 37. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 38. 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 applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 39. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. -oalapis.tpm 40. The applicant shall provide landscape improvements in the perimeter setback areas along Dune Palms Road and S.R. 111. 41. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 42. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 43. 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. 44. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 45. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 46. 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. 47. 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 improvement plan computer files previously submitted to the City to reflect the as -constructed condition. ;oalapisApm 48. 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. 49. 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. -oalapis.tpm Planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMSSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECONDAEENDING APPROVAL OF SITE DEVELOPMENT PERMIT 96-590, TO ALLOW DEVELOPMENT OF A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES SITE DEVELOPMENT PERMIT 96-590 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Site Development Permit 96-590, for approval of a 77,714 square foot commercial project on 10.29 gross acres; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Site Development Permit: The proposed Site Development Permit is consistent with the La Quinta General Plan, in that the project proposes uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. 2. The proposed Site Development Permit land uses are consistent with the Zoning Code, in that these uses have been identified as permitted, subject to conditions on operation of those uses being applied. Approval of the Conditional Use Permit, in conjunction with this Site Development Permit and related applications, will assure this through regulation of these uses as dictated by the Zoning Code. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. The requirements of CEQA have been complied with, in that an Initial Study was prepared (EA 96-328), which concluded that no significant impacts from implementation of the Site Development Permit and related applications will occur, with incorporation of mitigation as identified in the Initial Study. The applicant has agreed to implement the necessary mitigation prior to site development activities in concurrence with project conditions relating to this. peres590.sdp Planning Commission Resolution 96- 4. The architectural design aspects of the project are compatible with the type and quality of design prevalent in the City as well as with development on surrounding properties, based on the architectural theme, materials, colors and treatments to be incorporated into the overall project design. The overall site design of the Project is compatible with the type and quality of design prevalent in the City. On -site circulation layouts, access provisions and parking are in substantial compliance with all applicable development and design standards enforced by the City. Additional access through the site to adjacent property has also been incorporated with the project design. 6. The proposed preliminary landscape concept for the project has been designed to provide visual relief, complement buildings and emphasize prominent design elements in achieving the concepts for Image Corridors, as outlined in Policies 3-4.1.2 and 3-4.1.4 of the General Plan, given the extensive setback areas required for Highway 111 and Dune Palms Road. Project landscaping also serves to screen undesirable views of parking areas, and incorporates materials which overcome design limitations in these landscape setback areas due to their use for stormwater retention. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Site Development Permit. 2. That it does hereby recommend to the City Council approval of Site Development Permit 96- 590, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A' and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: peres590.sdp JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT SITE DEVELOPMENT PERMIT 96-590 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. Site Development Permit 96-590 (SDP 96-590) shall be developed in compliance with these conditions and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application. In the event of any conflicts between these conditions and the provisions of SDP 96-590, the conditions shall take precedence. 2. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 3. SDP 96-590 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Conditional Use Permit 96-029 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. This approval shall expire one year after it's effective date, as determined pursuant to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. The validity of other related applications, as identified in Condition #3, shall not be a consideration in determining extension provisions. 5. Prior to the issuance of any grading or building permit contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Building and Safety Department • Public Works Department (Grading Permit, Improvement/Encroachment Permits) mlapis. sdp 1 • Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District • Southern California Gas Company • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) • Sunline Transit • Waste Management of the Desert The applicant is responsible for any requirements of these permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, the 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 an approved Storm Water Pollution Protection Plan. 6. A plan for the provision of refuse storage and recycling locations and facilities shall be submitted to the Community Development Department for review/approval prior to any Certificate of Occupancy. Said plan shall prepared in accordance with City standards as set forth in Section 9.100.200 of the Zoning Code, and submitted with a written clearance from Waste Management of the Desert as to locations and design detail provisions. 7. Handicap access and facilities shall be provided in accordance with Federal (ADA), State and local requirements. Handicap accessible parking shall generally conform with the approved exhibits for SDP 96-590. 8. Any deviation from setbacks requirements of the CR an CP zoning districts shall be in conformance with those approved as part of Specific Plan 96-028. 9. All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 10. All parking area civil plans and improvements shall be developed in accordance with the standards set forth in applicable portions of Section 9.150.080 of the Zoning Code. ;oalapis.sdp 2 Planning Commission Resolution 96- 11. All applicable conditions of approval for SDP 96-590 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. 12. Applicant/Developer shall comply with the terms and conditions as stipulated in the temporary construction access agreement and reimbursement agreement entered into with the City. 13. 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. 14. The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Property rights required of this development include: A. State Route 111 - 86' half of a 172' right of way B. Dune Palms Road - 55' half of 110' right of way Right of way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. If the City Engineer determines that public access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant temporary public access easements to those areas within 60 days of written request by the City. 15. The applicant shall dedicate or grant an access easement over the most southerly driveway off of Dune Palms Road to the owner of the abutting property to the south. The applicant may propose easement language requiring a reciprocal easement and participation in maintenance costs from the abutting property owner. 16. The applicant shall dedicate or grant an access easement to provide an access route from the center driveway on Dune Palms Road to the property to the east. The ;oalapisAp 3 Planning Commission Resolution 96- applicant may propose easement language requiring the owner of the property to the east to construct drive improvements not constructed by the applicant and to participate in the cost of construction and maintenance of the shared portion of the access drive. Width of this easement shall be a minimum of 36 feet, with design/improvements to be determined by the City Engineer. 17. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent to the following street rights of way: A. State Route 111 - 50' B. Dune Palms Road - 20' Minimum widths may be used as average widths if meandering wall designs are approved, and as identified in SP 96-028. If public sidewalks are constructed in the setback areas, the applicant shall dedicate blanket sidewalk easements over the setbacks. 18. The applicant shall dedicate any easements necessary, including placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 19. 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 Public Works Director. 20. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. 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 ;oalapisAp 4 Planning Commission Resolution 96- 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. 22. 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. 23. 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 Public Works Director. 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 television 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. 24. 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 Public Works Director. 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 occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the Public Works Director. ;oalapis. sdp 5 Planning Commission Resolution 96- 25. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which have been or will be constructed by others (participatory improvements). Participatory improvements for this development include: A. Underground installation of existing overhead utilities. B. Ultimate improvements to the applicant's side of S.R. 111 including half of a raised landscape median (if Caltrans will not allow the widening concurrently with construction of this development). C. A raised landscape median on Dune Palms Road. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 26. Prior to any site disturbance being permitted, the applicant/developer shall submit and receive approval of a Fugitive Dust Control Plan (FDCP), 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. The plan shall define all areas proposed for development and indicate time lines for any project phasing, and shall establish standards for comprehensive control of airborne dust due to development activities on site. Phased projects must prepare a plan that addresses control measures over the entire buildout of the project, such as for disturbed lands pending future development. 27. The applicant shall comply with the City's Flood Protection Ordinance. 28. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 29. A grading plan, which may be combined with the on -site paving and drainage 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 ;.oalapis. sdp 6 Planning Commission Resolution 96- the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 30. 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. The document shall list, in tabular form, the pad elevations approved on the grading plan, the as -built elevation, and the difference between the two, if any. WM 31. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 32. Nuisance water and storm water shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 33. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 34. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 35. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 36. 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. 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. :=lapis. sdp 7 Planning Commission Resolution 96- 38. 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. 39. 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 Public Works Director. 40. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. State Route 111 - Major Arterial: 1) Street Improvements - Construct ultimate improvement on applicant's half of street as required by Caltrans. This work shall include a raised landscape median and six -foot -wide sidewalk. If Caltrans requires that all or a portion of the improvements be delayed until a later date, the applicant shall secure this obligation as a participatory improvement. 2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to the ultimate location for fully -improved street conditions. It is anticipated that this work will require new pole and mast arm equipment. Make other modifications to signal as necessary to accommodate street improvements constructed with this development. B. Dune Palms Road - Primary Arterial: 1) Construct ultimate improvement on applicant's side of street including a six -foot -wide sidewalk. The applicant's half of the raised landscape median is a participatory improvement which will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 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 walapis. sdp 8 41 Planning Commission Resolution 96- improvements are safely integrated with existing improvements and conform with the City's standards and practices. Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - One 40' wide right-in/right-out drive at the east boundary of this development. B. Dune Palms Road - Three access drives as follows: 1) One 30' right-in/right-out drive centered approximately 360' south of the centerline of S.R. 111 right of way. 2) One 30' right-in/right-out drive centered approximately 620' south of the centerline of S.R. 111. This drive shall be relocated northerly from the position shown on the preliminary plot and grading plan (dated 9/9/'96) to align with the access easement to the property to the east. 3) One 40' full -access reciprocal access drive at the south end of the development which shall straddle the boundary line with the property to the south. 42. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, and sidewalks. 43. 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 applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 44. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. coalapis.sdp 9 Planning Commission Resolution 96- 45. The applicant shall provide landscape improvements in the perimeter setback areas along Dune Palms Road and S. R. 111. 46. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the Public Works Director. The plans are not approved for construction until they have been approved and signed by the Public Works Director, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 47. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape areas outside the right-of-way. 48. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Public Works Director. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 49. Unless otherwise approved by the Public Works Director, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 50. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 51. Prior to any building permit issuance, the applicant shall submit to the Community Development Department final landscape plans for the overall project area, based on the preliminary planting and shading plans submitted with this application. The number/locations of trees shown does not constitute a final approval. The plans shall address the following: A. 15 year canopy coverage as required for the parking areas, to adequately demonstrate a minimum 50% area shade coverage as well as a minimum 5% of net project area for parking area landscaping (not to include perimeter planter areas). Any revised landscape materials substituted to achieve this standard shall be so noted on the plans. Parking area landscaping/shading shall be provided as required under Section 9.150.080.M. Some parking spaces shall be eliminated to allow additional planter areas to be established in the central mlapis.sdp i0 Planning Commission Resolution 96- portions of parking areas to provide additional shade cover. Appropriate shade tree species shall be incorporated. B. Additional placement of California Pepper trees, specifically within the landscape setback areas along Highway 111 and Dune Palms Road. The plans shall illustrate a higher landscape density (screening) at the intersection, with decreasing intensity away from the intersection. C. Location and design details for any walls, berming, planting screens, etc., as necessary to achieve parking area screening from all adjacent streets, as required by Section 9.150.080.L. D. Interim landscaping or other proposed treatment for the 36-foot east -west access easement between Parcels 2 and 3, to be maintained until such time as development on the easterly property occurs. 52. Landscaping within the overall project area shall be commonly maintained under a single maintenance contract. Prior to issuance of a building permit, an appropriate maintenance mechanism shall be established to assure compliance with this requirement. Documentation necessary to meet this requirement shall be submitted for review and acceptance by the Community Development Department. Said documentation must include that landscape materials shall be maintained as planted in perpetuity, and that dead, dying or otherwise missing landscape improvements shall be replaced, replanted or provided within 30 calendar days. 53. The applicant shall employ construction quality -assurance measures which meet the approval of the Public Works Director. 54. 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. 55. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the Public Works Director. 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 AutoCad plan files previously submitted to the City to reflect the as - constructed condition. ;oalapis. sdp 11 Planning Commission Resolution 96- 56. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site street improvements. 57. 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. 58. 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. 59. Mitigation fees in the amount of $600.00 per acre shall be paid to the Coachella Valley Fringe Toed Lizard Habitat Conservation Program prior to any land disturbance or grading permits being issued for the site. 60. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for the project's environmental assessment (Negative Declaration) shall be submitted to the Community Development Department within 24-hours after review of the project by the City Council. 61. Provide or show there exists a water system capable of delivering 2,500 gpm for a 2-hour duration at 20 psi residual operating pressure, which must be available prior to any combustible material being placed on the job site. 62. A combination on and off -site Super fire hydrants (6" X 4" X 2 Y2 " X 2 Y2 ") will be located not less than 25-feet or more than 165-feet from any portion of the buildings as measured along approved vehicular travel ways. Minimum fire flow will be 1,000 g.p.m. for a 2-hour duration at 20 psi. 63. Blue 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. 64. Prior to issuance of a building permit, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be approved and signed by a registered :oalapis.sdp 12 Planning Commission Resolution 96- 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." 65. Buildings 5,000 square feet or larger shall be equipped with a complete fire sprinkler system per NFPA 13. The post indicator valve and fire connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the building. 66. System plans must be submitted to the Fire Department for review, along with a plan check inspection fee. The approved plans, with Fire Department job card, must be at the job site for all inspections. 67. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and NFPA Standard 72. 68. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits from both the County Health and Fire Departments. 69. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact a certified extinguisher company for proper placement of equipment. 70. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 71. 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. 72. Specific fire protection requirements for each occupancy will be determined when final building plans are submitted for review. Final conditions will be addressed when building plans are submitted. A plan check fee must be paid to the Fire Department at the time building plans are submitted. �Kyqftvnrn i_ i 73. Prior to issuance of a grading permit or any earth disturbance, the applicant shall have prepared and obtained approval from the Community Development Department for a Phase III archaeological mitigation program for CA-RIV-5832. The program shall be prepared by a qualified archaeologist, and shall include provisions for strictly oalapis. sdp 13 Planning Commission Resolution 96- controlled archaeological monitoring and data recovery, including research and field methods, lab analysis methodology, Native American consultation and monitoring, curation procedures, report preparation and disposition of artifacts and records. The final report shall be submitted to the Community Development Department. 74. The applicant shall submit a final, detailed project area lighting plan, based on the preliminary lighting plan reviewed with this application. All pole -mounted light standards shall be limited to 25 feet in height; coverage provided shall be demonstrated to adequately light the project area with minimal light wash on surrounding property. All lighting provisions shall be consistent with the Outdoor Lighting standards in Section 9.100.150. Said lighting plan shall be approved prior to issuance of the first building permit. 75. A comprehensive sign program shall be submitted for review and approval by the Planning Commission prior to establishment of any permanent signs for the project. Provisions of the sign program shall be in compliance with applicable sections of Chapter 9.160 of the Zoning Code. Temporary signs may be established as deemed appropriate, pursuant to said Chapter, prior to approval of a sign program. 76. All roof -mounted mechanical equipment must be screened and installed using compatible architectural materials and treatments, in a manner so as not to be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with construction plan submittal for building permits. Method and design of screening must be approved by the Community Development Department prior to any issuance of building permits related to structures requiring such screening. 77. The lattice patio structure extending from the on -site manager's unit shall be relocated, so as to not encroach into the 20 foot landscape setback area. This structure and the one along the west side of the mini -mart, extending over the service aisle, may be located up to this landscape setback line, as identified in the approval for Specific Plan 96-028. 78. Establishment or conversion of any use authorized under this approval shall not occur unless the appropriate applications, as deemed required by the Community Development Department, have been filed for review and approval. 79. Applicant/Developer shall submit design details for the access gates proposed for the self -storage warehouse use at the time of submittal for a building permit. Clearances shall be obtained from the Riverside County Fire Department and Public Works Department. >alapis. sdp 14 CONDITION CHANGES: A. CHANGE THE APN IN CONDITION #1 TO READ "649-030- 014" . B. CONDITION #11.13 SHOULD REFLECT A 20 FOOT SETBACK ON DUNE PALMS. C. CHANGE CONDITION #36.A. TO READ AS FOLLOWS: "A. State Route 111 - One 28' wide right-in/right-out drive at the east boundary of this development. The applicant/developer shall grant a reciprocal access easement to allow the easterly property access to this driveway. Any modifications necessary and directly related to achieving a shared access situation shall be reviewed by City staff for compliance with applicable conditions and City standards. Upon development of the east property, this driveway shall be relocated to provide 50% coverage on each property, and be done as part of the east property's improvement requirements." D. CHANGE CONDITION #36.B.2. TO READ AS FOLLOWS: "2) One 30' right-in/right-out/left-in drive centered approximately 620' south of the centerline of S.R. 111." A. CHANGE THE APN IN CONDITION #2 TO READ "649-030-014". B. CHANGE CONDITION #8 TO READ AS FOLLOWS: "... of the CR and CP zoning... " C. CHANGE CONDITIONS #41.A. AND #41.13.2. TO READ AS REFLECTED IN ITEMS C AND D FOR TPM 28422 ABOVE. D. ADD CONDITION #59, TO READ AS FOLLOWS: "59. Provisions shall be made to comply with the terms and requirements of the City`s adopted Art in Public Places program in effect at the time of issuance of building permits." PH #3 STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 12, 1996 CASE NO.'S: SPECIFIC PLAN 96-028 CONDITIONAL USE PERMIT 96-029 TENTATIVE PARCEL MAP 28422 SITE DEVELOPMENT PERMIT 96-590 REQUESTS: SPECIFIC PLAN AND USE PERMIT APPROVALS TO ALLOW CONSTRUCTION OF A MULTI -USE FACILITY INCORPORATING 1) A DEDICATED CNG FUELING STATION FOR DESERT SANDS UNIFIED SCHOOL DISTRICT OPERATIONS, 2) A 61,350 SQUARE FOOT SELF-STORAGE/WAREHOUSE COMPLEX, WHICH INCLUDES a 2,000 SQUARE FOOT MANAGER UNIT, 3) AN 11,064 SQUARE FOOT AUTO SERVICE/REPAIR CENTER, AND 4) A 2,500 SQUARE FOOT CONVENIENCE STORE/SERVICE STATION, WHICH INCLUDES A 500 SQUARE FOOT TAKE-OUT FOOD (PIZZA) RESTAURANT, ALL TO BE BUILT ON 10.29 GROSS ACRES LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD (ATTACHMENT #1) APPLICANT: LAPIS ENERGY ORGANIZATION (MR. JOHN GABBARD) ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT NO. 96-328 WAS PREPARED FOR THIS PROJECT. STAFF RECOMMENDS THAT THE PLANNING COMMISSION CONFIRM THE ENVIRONMENTAL DETERMINATION OF THE COMMUNITY DEVELOPMENT DIRECTOR, AND ADVISE THE CITY COUNCIL TO CERTIFY A MITIGATED NEGATIVE DECLARATION FOR THIS PROPOSAL. BASED UPON THIS ENVIRONMENTAL ASSESSMENT, POTENTIALLY SIGNIFICANT ADVERSE IMPACTS TO EARTH RESOURCES, TRANSPORTATION/CIRCULATION, AESTHETICS AND CULTURAL RESOURCES WERE IDENTIFIED. SUBSEQUENT REVISIONS AGREED TO BY THE APPLICANT, ALONG WITH MITIGATION MEASURES INCORPORATED INTO THE PROJECT STFRPTPC.LAPIS APPROVAL WILL ENSURE THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. GENERAL PLAN: M/RC(MIXED-REGIONAL COMMERCIAL) AND CP (COMMERCIAL PARK) ZONING: CR (REGIONAL COMMERCIAL) AND CP (COMMERCIAL PARK) Little background information is available pertaining to this site; no previous application history exists. The property was recently redesignated to add Commercial Park land use, generally over the south half of the property. This was accomplished as part of the adoption of General Plan Amendment 96-052 in July of this year. The property was part of the Indian Springs area annexation, which was recorded in November, 1983. It is also within Redevelopment Area #2, formed in 1989. The properties surrounding the site on the north, south and west are designated M/RC and zoned CR; the easterly properties share the same General Plan and zoning designations as the site in question. The properties to the west, north and east are vacant, with the Desert Sands Unified School District administrative offices under construction to the south. As part of the review process for this project, Environmental Assessment (EA) 96-328 was prepared (Attachment #2). This assessment initially determined that potentially significant impacts could occur relative to Earth Resources, Traffic/Circulation, Aesthetics and Cultural Resources. The applicant prepared studies to assist in determining the extent of any potential impacts; these studies included biological and cultural resources surveys of the site, hydrologic/drainage and geotechnical studies. Based on these reports and staff direction subsequent to initial review of the project, the applicant revised certain aspects of the proposal which will allow the identified potential project impacts to be reduced to insignificant levels, with the implementation of appropriate mitigation measures as identified in the EA. The proposed project consists of 8.1 net acres (10.29 gross), at the southeast corner of Dune Palms Road and Highway 111. The applicants have submitted a specific plan application (SP 96-028), tentative parcel map (TPM 28422), conditional use permit STFRPTPC.LAPIS n k1 (CUP 96-029) and site development permit (SDP 96-590). The project incorporates the following uses: • Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unified School District. No building area is proposed on this parcel, which requires a CUP for development of the CNG pumps; • Self -storage on approximately 4.0 net acres, showing overall building area totaling 61,350 square feet, which includes a 2,000 square foot on -site manager's quarters/office and 39 outdoor RV storage spaces. This use requires both a CUP and Site Development Permit (SDP); • A lubrication and auto repair/service center on 1.7 acres, showing a total building area of approximately 11,064 square feet. This use also requires a CUP; • A 2,500 square foot food mart/fueling station on 1.65 net acres. This main building also includes a 500 square foot area for a take-out pizza restaurant (vendor not specified), and requires a CUP as well. This parcel also incorporates an 800 square foot utility building. The following sections of the report are intended to give a background on each application, the major concerns regarding their provisions and how those concerns and issues have been or will be addressed. More detailed discussions are incorporated in the Issue section of this report where any such issues are identified. The parcel map application proposes to divide the site into four parcels for development of the project, as shown in the following table: PARCEL ACREAGE (NET) PROPOSED USE Parcel 1 1.55 Mini-mart/fuel station/fast food Parcel 2 1.71 Auto service/retail Parcel 3 4.09 Self -storage warehouse Parcel 4 0.75 DSUSD CNG Facility 8.10 STFRPTPC.LAPIS (7� 9.1 4r ,7 The proposed parcel configurations are shown as Attachment 3. A 36-foot public access easement is shown along the northern edge of Parcel 3, which will provide access to the easterly property as an alternative to future Highway 111 access. The. parcel map provides for the required dedications along Highway 111 (86-foot '/2 width) and Dune Palms Road (55-foot %2 width), as well as the respective landscape setback areas of 50 feet on Highway 111 and 20 feet on Dune Palms Road. There are no significant issues identified in conjunction with the parcel map application. Policies 2-3.1.1 and 2-3.2.1. essentially call for uses drawing from a regional trade area. The applicant has based the proposed uses on serving a regional market area in that the project will primarily provide alternative fuel -based services. Such services are presently limited in the Coachella Valley, but there are several regional entities that are promoting the Coachella Valley region as a potential clean fuel technology development zone. These include the City of Palm Desert, Coachella Valley Economic Partnership, Riverside County Economic Development Agency and College of the Desert, which is designated to become a dedicated alternative fuel technology center, to provide training and other assistance in this developing market. In this respect, staff finds that the proposed uses are consistent with the intent of the General Plan. The following items constitute the setback issues for this project. In light of the fact that the applicant has provided the 50-foot Highway 111 and 20-foot Dune Palms Road landscaped setbacks in strict compliance with the applicable General Plan requirements and has met all other similar standards, staff recommends that the Specific Plan be permitted to incorporate the proposed allowances for these variations to the standards. Permitting this flexibility through the Specific Plan document will still meet the general intent of the zoning standards, while helping to achieve necessary design -related benefits. • Section 2.4.3 on Page 8 briefly discusses the manager unit, a use which the zoning code restricts to 600 square feet. The size of the unit proposed is about 2,000 square feet. As stated in the document, a 600 square foot unit will not accommodate an on -site manager with a family; staff interprets that the standard was meant to refer to a minimum, rather than a maximum. Staff does not have any concerns with the larger unit, given its acknowledgment in the Specific Plan. • There is an overall 30 foot setback standard (20 feet landscaping/10 feet building) along Dune Palms Road which is not met in the project design, but has been addressed in the text of the Specific Plan document in order to justify variation from those standards. The self -storage buildings do not encroach into the 20 foot landscape setback, but the jogs in the structures do cause varying STFRPTPC.LAPIS 0v4 degrees of encroachment into the 10 foot area; however, some portions of the buildings are set back a full 30 feet from the ultimate Dune Palms right-of-way. There are also two latticework structures; one at the on -site manager unit for the self -storage, which encroaches out into the landscape setback approximately 5 feet, and the other located over the service drive at the mini - mart building, which fully encroaches into the 10 foot building setback. The encroachment by the manager unit structure interferes with the streetscape design and the angle is inconsistent with the remaining overall elevation; staff recommends that these structures be conditioned to allow encroachment into the 10 foot setback, but maintain the 20 foot landscape setback line. This will be incorporated with the specific plan text. • Along the east property line, a 10 foot building setback is required. Again, the self -storage and auto/retail buildings have been offset, as requested by staff, in order to break up the lengthy flush wall appearance of the structures. The overall footage for the self -storage buildings has also been segmented into smaller building units to further effect this. In looking at the overall setback along this area, the inset building areas and the portions which encroach into the setback generally average out to 10 feet. Section 2.4.8 on Page 10 (Parking) is a parking tabulation which shows that 87 spaces are required, with the overall project providing a total of 115. Based on the latest footage numbers submitted, the overall project requires 88 spaces while providing 111, which includes 5 handicapped stalls. This does not include Parcel 4, the CNG refueling site, which will essentially operate as part of the DSUSD educational services center; there are six additional spaces provided for the pump island on this parcel. Section 2.5 discusses site access and circulation for the project. Access and circulation have been adequately addressed by the site plan as currently proposed. Section 2.7 provides text reflecting the architecture of the project, which is defined as a "Desert Contemporary" style. The architectural style; colors, materials, etc., are discussed later. Section 2.7.2, Landscape Guidelines, offers some general discussion of the overall landscape concept. Relative to shading, the zoning code requires that at least 50% of the parking areas for this project are to be shaded; the applicant has submitted a canopy tree shade plan to demonstrate required coverage. In regard to lighting, a lighting plan for landscape, parking and security aspects of the project was submitted. The preliminary lighting plan submitted shows that parking area lighting will be provided by 14 pole -mounted light standards and 2 building wall -mounted lights which will be set at 16 feet from finish grade elevation. Based on the plan, the pole heights proposed will be limited to 25 feet; this is acceptable based on the height STFRPTPC.LAPIS 00 5 allowances for non-residential lighting in the zoning code. The lighting fixtures are box -style and shielded as required; no photometric information has been supplied. Landscape area lighting will be accomplished with a bullet -type fixture which is ground mounted and fully shielded. In general, the provisions of the preliminary plan are consistent with the zoning code, and will be the basis for the final detailed lighting plan required in the conditions. The applicant has incorporated California Pepper trees into the plant palette for the project, although it is not reflected in the palette listed in the specific plan document. The case was advertised in the Desert Sun newspaper on October 21, 1996. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the applicable sections of the Municipal Code. No negative comments have been received. All correspondence received prior to the meeting will be given to the Planning Commission. Svecia/ Note: Site Development Permit No. 96-590 may also be referred to as Plot Plan No. 96-590 in other documentation. This is because the project was submitted a few days prior to the new zoning code becoming effective. Staff mailed a copy of the applicant's request to all public agencies on September 13, 1996, for response by September 27, 1996. All comments have been incorporated into the attached draft Conditions of Approval, as appropriate. #1 - General Plan Consistency - Circulation Access issues for this proposal basically involve two facets; access to public roads and access to adjacent property. The General Plan Circulation Element policies (3- 3.1.1 through 3-3.1.4) dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3-3.1.3). The project involves four access points; three off Dune Palms Road and one off Highway 111. The Highway 111 access point is located along the easterly property line, and is less than 250 feet from the 111 /Dune Palms intersection. It is also less than 250 feet between the two northernmost Dune Palms Road access points, as measured based on General Plan policy. STFRPTPC.LAPIS nn rr ` 0 (3 The parcels fronting Highway 111 immediately east of the project are only about 330 feet wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access points to Highway 111. However, application of this policy is based upon the feasibility of maintaining the access spacing, and to this point the applicant has not come to any agreement with the easterly property owner regarding a shared driveway. Given the current improbability of a shared access situation and the fact that the applicant has located the access point as far from the intersection as possible, staff does not have a significant concern with the proposed location. It was necessary to shift the second of the three driveway access points along Dune Palms farther north, reducing it's spacing from the northernmost access below 250 feet, in order to accommodate through access to the easterly property. With the spacing for this northernmost access already at 250 feet from Highway 111, there was no room for further relocating, as it is preferred not to compromise access spacing from an intersection in favor of a driveway access. Staff therefore recommends approval with the proposed access locations, which only amount to a 10% (20 - 25 feet) reduction in the policy standard. Staff has required that Lapis provide for a 36 foot easement through their site to the easterly property. The intent is that this easement will extend east from Dune Palms Road to provide access to the remaining parcels along this section of Highway 111. The easement section is based on a 24 foot wide pavement with 6 foot planter areas. In some areas where this easement is located, landscaped areas will have greater than a 6 foot depth due to jogs in the flanking buildings, which will allow more variation in the landscape materials as well as break up the appearance of a solid wall face. The alignment of this easement also coincides with the M/RC and CP general plan map and zoning boundaries. Highway 111 is designated as a Primary Image Corridor in the General Plan (Policy 3-4.1.2), while Dune Palms Road is designated as a Secondary Image Corridor (Policy 3-4.1.4). These policies set forth general streetscape concepts for these roads, which are generally consistent with the plan provisions. The parkway areas will be developed as retention/conveyance basins for stormwater purposes, and are therefore somewhat limited in their capacity for design. The landscaping and turf areas provided are acceptable, in combination with use of Palm Springs fine and river rock under plantings, in achieving the concepts outlined in these policies, given the extensive setback area and design limitations due to use as stormwater retention. #2 - Public Welfare As previously identified, the project still provides an excess of parking and now provides improved on -site circulation. Parking aisle and stall dimensions are in conformance with the development standards of the zoning code. STFRPTPC.LAPIS 0 v Although requested, the site plan does not show trash and recyclable material storage/enclosure locations and details, as required by Section 9.100.200 of the zoning code (Comments were requested but not received from Waste Management of the Desert). Relative to other site design/planning standards, previous discussion in this report shows that the project generally meets all applicable development standards set forth in the zoning code, other than those which were identified. Architecture Section 2.7 of the project Specific Plan document describes the architecture as "Desert Contemporary". This is reflective of a more modernist approach, with an emphasis on clean, well-defined linear building edges and material treatments. Colors to be selected for the project will range in earth tone hues, in order to minimize contrasts with the desert mountain backdrops which frame the view of the site. Structures are one story, ranging from 13 to 25 feet from ground to roof line; roof peaks on the lube facility and retail/repair buildings are 24.5 and 29 feet, respectively, and represent the highest points within the project. The general mass of the project is maintained at a low profile, which also will assist in minimizing the visual impact of the project on the mountain views to the south and west. The architecture as currently proposed carries forward a consistent overall design approach, and staff recommends that it be approved. Cultural Resources The project's cultural resource assessment was reviewed by the City's Historic Preservation Commission on September 19, 1996; a copy of their staff report and minutes is provided as Attachment 4. Planting/Lighting Plans The only concern with respect to landscaping was that the use of pepper tree species be incorporated into the landscape setback area designs. This has been done, but the number of trees provided on the plan (7) is minimal. Staff is recommending that the applicant provide such tree types, with a lesser concentration and number of this species occurring along Dune Palms Road heading south. The shading plan submitted does not demonstrate a 15 year coverage plan but denotes the shaded areas of the parking area; it does not indicate if the shaded areas meet the 50% requirement set forth in the parking regulations. Conditions prepared require that these items be addressed in conformance with the applicable zoning code Chapter 9.150. The conditions also require that a landscape concept be presented for the planter areas STFRPTPC.LAPIS () v 8 along the 36 foot east -west access easement, including interim landscaping until the access is required to be constructed. The project will be conditioned to show compliance with the minimum parking area landscaping requirement of 5% of the net project area. On an overall basis, the entire project is required to provide approximately 17, 650 square feet of interior landscaping, based on the net area figures submitted by the applicant. No parking area screening is proposed beyond the landscaping to be incorporated into the project. Chapter 9.150 requires a minimum 3 foot screen walls for non-residential properties along arterial and perimeter streets as an optional screening method. The applicant has not specifically addressed screening beyond use of the landscape setbacks, and has been conditioned to supply proposed methods for screening the project parking areas along with submittal of detailed landscape plans. Signs No sign proposal or program has been submitted as part of this request. Although some sign envelopes and locations are indicated, no signs are considered as part of these applications. The applicant will be conditioned to submit a sign program for the overall project, consistent with Chapter 9.160 of the zoning code. Environmental Assessment The Community Development Department has prepared Environmental Assessment No. 96-328, which recommends adoption of a Mitigated Negative Declaration for this project. The Environmental Assessment concluded that the project could have an adverse impact on the environment, but that based on implementation of identified mitigation measures through the proposed conditions of approval, any potential impacts can be reduced to levels of insignificance. #3 - Land Use Compatibility The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed project will not significantly alter the types or intensity of the commercial uses already permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. #4 - Property Suitability The proposed Specific Plan is suitable and appropriate for the subject property. The site is vacant, designated and zoned for commercial use, and located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The Specific Plan is a consistent representation of the project type STFRPTPC.LAPIS 0kni9 which would be proposed for the site as long as the current General Plan land use and zoning designations are applicable. Conditions are proposed that comply with the existing provisions of the General Plan, Municipal Zoning Code and Subdivision Ordinance. No physical constraints prevent the development of the site as proposed, beyond those identified and addressed in EA 96-328. Findings for approval are included in the attached material (Attachments #5, #6, #7, #8 and #9). 1. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Environmental Assessment No. 96-328 for Specific Plan 96-028, Conditional Use Permit 96-029 and Site Development Permit 96-590; 2. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Specific Plan 96-028, subject to the Findings and Conditions of Approval as attached; 3. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Conditional Use Permit 96-029, subject to Findings and Conditions of Approval as attached; and, 4. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval Tentative Parcel Map No. 28422, subject to Findings and Conditions of Approval as attached; and, 5. Adopt Planning Commission Resolution No. 96- , recommending to the City Council approval of Site Development Permit 96-590, subject to Findings and Conditions of Approval as attached. Attachments: 1. Location Map 2. Environmental Assessment (EA #96-328) 3. TPM 28422 parcel lines 4 Historic Preservation Commission report dated 9/19/96 5. Draft Resolution for EA 96-328 6. Draft Resolution with Conditions for SP 96-028 7. Draft Resolution with Conditions for CUP 96-029 8. Draft Resolution with Conditions for TPM 28422 STFRPTPC.LAPIS 01 0 9. Draft Resolution with Conditions for SDP #96-590 10. Large Map Exhibits (PC only), including SP document Prepared by: Wallace Nesbit, Associate Planner Submitted by: di lorio, Planning Manager STFRPTPC.LAPIS Oil SP 96-028; CUP 96-029 SOP 96-590; EA 9 -328 TPM 28422 . HIGHWAY fit urrE Zu to I J IQIH AbE LOCATION MAP ATTACHMENT # 1 LOCATION MAP 012 ATTACHMENT #2 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-328 Case No's. SP 96-028, CUP 96-029, TPM 28422, SDP 96-590 Date: September 11,1996 19 Name of Proponent: Lapis Energy Organization Address: 135 Saxony Road/P.O. Box 231310 Encinitas, CA 92024 Phone: 619-942-2762 (John Gabbard, Rep.) Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site Development Permit (Plot Plan) 96-590, for construction of an approximately 81,757 square foot auto -oriented retail and mini -storage complex, at the southeast comer of Highway 111 and Dune Palms Road. CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 cklst.328 013 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning X Transportation/Circulation Public Services Population and Housing Biological Resources Utilities X Earth Resources Energy and Mineral Resources X Aesthetics Water Risk of Upset and Human Health HE Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance UL DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a `potentially significant impact" or `potentially significant unless mitigated". An ENVIRONMENTAL EMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signature Date September 11, 1996 Printed Name and Title Wallace Nesbit, Associate Planner For: C4 of La Ouinta, Community Development Department x Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): 7 b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? X d) Disrupt or divide the physical arrangement of an established community (ncluding a low-income or minority community)? X 3.2. POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? X c) Displace existing housing, especially affordable housing? X 3.3. EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? X b) Seismic ground shaldng X c) Seismic ground failure, including liquefaction? 3 d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g) Subsidence of the land? X iii 015 Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact h) Expansive soils? X 1) Unique geologic or physical features? �£ 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? b) Exposure of people or property to water related hazards such as flooding? X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? d) Changes in the amount of surface water in any water body? X e) Changes in currents, or the course or direction of water movements? f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? X g) Altered direction or rate of flow of groundwater? X h) Impacts to groundwater quality? X 3.5. AIR QUALITY. Would the project: a) Violate any air quality standard, or contribute to any existing or projected air quality violation? X b) Expose sensitive receptors to pollutants? X c) Alter air movement, moisture or temperature, or cause any change in climate? X d) Create objectionable odors? X Potentially Potentially Significant Len Than Sigaificanl Unless Significant No Impact Mitigated Impact Impact 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? X c) Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity on site or off site? x e) Hazards or barriers for pedestrians or bicyclists? X f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? X g) Rail, waterborne or air traffic impacts? x 3.7. BIOLOGICAL RESOURCES. Would the project result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? x b) Locally designated species (e.g. heritage trees)? x c) Locally designated natural communities, (e.g. oak forest, coastal habitat, etc.)? R d) Wetland habitat (e.g. marsh, riparian and vernal pool)? 7 e) Wildlife dispersal or migration corridors? x 3.8. ENERGY AND NIINERAL RESOURCES. Would the project: a) Conflict with adopted energy conservation plans? x b) Use non-renewable resources in a wasteful and inefficient manner? x v Olt Potentially Potentially Sigaifcant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.9. RISK OF UPSETIHUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazards? X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? K 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? b) Exposure of people to severe noise levels? 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? e) Other governmental services? X 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X Vi 01 Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact X d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? 3.13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X b) Disturb archaeological resources? X c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious or sacred uses within the potential impact area? X 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? X b) Affect existing recreational opportunities? X Vn Potentially Potentially Significant Less Than Significant Unless Significaat No Impact Mitigated Impact Impact 4. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the Potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. VM 020 INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 96-328 Prepared for: LAPIS ENERGY ORGANIZATION SPECIFIC PLAN #96-028 CONDITIONAL USE PERMIT #96-029 SITE DEVELOPMENT PERMIT #96-590' Prepared by: Community Development Department City of La Quinta 78495 Calle Tampico La Quinta, California 92253 September 24,1996 Amended October 22, 1996 EA96328 021 2 TABLE OF CONTENTS Section Page 1 INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 3 1.3 Background of Environmental Review 3 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 5 2.4 Objectives 5 2.5 Discretionary Actions 5 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 6 3.2 Population and Housing 6 3.3 Earth Resources 7 3.4 Water 8 3.5 Air Quality 9 3.6 Transportation/Circulation 10 3.7 Biological Resources 12 3.8 Energy and Mineral Resources 12 3.9 Risk of Upset/Human Health 13 3.10 Noise 13 3.11 Public Services 14 3.12 Utilities 14 3.13 Aesthetics 15 3.14 Cultural Resources 15 3.15 Recreation 16 4 MANDATORY FINDINGS OF SIGNIFICANCE 17 5 EARLIER ANALYSIS 17 EA96328 ()440 3 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the California Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to make a decision on the proposal. 1.2 PURPOSE OF THE INITIAL STUDY As part of the environmental review for the proposed project, the City of La Quinta Community Development Department has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the amendment. The purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the following: To provide the City with information to use as the basis for deciding whether to prepare an environmental impact report (EIR) or a negative declaration for a project; To enable the applicant or the City of La Quinta to modify the project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration of environmental impact; To assist in the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; To facilitate environmental review early in the design of the project; To provide documentation for the findings in a negative declaration that the project will not have a significant effect on the environment; To eliminate unnecessary EIR's; and To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed Lapis Energy project was deemed subject to the environmental review requirements of CEQA in light of the potential project impacts. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the Planning Commission and City Council for the City of La Quinta. EA96328 023 n W 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study checklist indicates certain potential for significant environmental impacts. As a result, specific mitigation measures have been incorporated, and a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. M' igation measures proposed for each issue area are underlined within the discussion. and are summarized in the Mitigation Monitoring Prop -ram attached to this addendum Any changes made by the applicant to the project as a result of this assessment, design review or other reason, which would necessitate changes to this addendum, are shown in italics as part of the issue area which any such changes may affect. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is 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 Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of La Quinta was incorporated in May, 1982. The proposed project consists of 8.1 net acres (10.29 gross), at the southeast comer of Dune Palms Road and Highway 111. The applicants have submitted a specific plan application (SP 96-028), tentative parcel map (TPM 28422), conditional use permit (CUP 96-029) and site development permit (SDP/PP 96-590). The site is relatively flat, with minimal vegetation due to previous rough grading having occurred. A biological study, geotechnical report, hydrology analysis and cultural resources survey have all been submitted with the proposed project. 2.2 PHYSICAL CHARACTERISTICS Revisions to the project since its original submittal date of 8/30/96 incorporates the following uses: • Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unified School District; • Mini -storage on approximately 4.0 net acres, showing overall building area totaling 61,350 square feet, which includes an on -site manager's quarters/office; • A lubrication and auto center on 1.7 acres, showing a total building area of 11,064 square feet; • A 2,500 square foot food mart/fueling station on 1.55 net acres. The applicant has revised the project plans twice to incorporate staff comments and concerns regarding on - site circulation, access and architecture. At present, the project self -storage has been reduced to 61,350 square feet, while the foodmart/fueling facility is now 2,500 square feet on a 1.55 net acre parcel. This parcel also houses an 800 sf utility and equipment/restroom structure. The revised specific plan document now indicates that a 500 sf pizza restaurant will be part of this facility, which would change the required parking. Currently, parking for the project exceeds City requirements (see Section 3.6), and inclusion of the restaurant should not be an issue. EA96328 024 2.3 OPERATIONAL CHARACTERISTICS Prior to formal submittal, the project went through a preliminary development review process in May of 1996. The north'/: of the overall site is located in the M/RC (Mixed/Regional Commercial) land use designation, which requires a specific plan to be filed for project proposals. A Conditional Use Permit is required for both the mini- mart/fueling station located on Parcel 1, and the auto lubrication and repair uses on Parcel 2. The southerly'/: is designated CP (Commercial Park), and zoned CP, which permits the self -storage use proposed on Parcel 3, subject to approval of a Site Development Permit. The CNG facility on Parcel 4 is considered as an auto service station under the zoning, and also requires the Conditional Use Permit; a Parcel Map and Site Development Permit applications have also been submitted. As set forth by the La Quinta Zoning Code, all of the applications are being considered conjunctively. 2.4 OEJECTIVES The objective of this project is to develop an auto -based commercial center and accompanying small warehouse/storage use, to service not only La Quinta residents but also facilitate operations at the DSUSD educational service center immediately south of the site. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The proposed Home Depot project will require discretionary approval from the Planning Commission and City Council for the following: • Certification of the Environmental Assessment for the project; • Approval of the Specific Plan and Use Permit applications for the fueling operations; • Approval of a Site Development Permit(s) for the self -storage use. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. A previous application for the DSUSD Educational Services Center was approved by the City Council on July 11, 1995 with a total of 164,000 square feet proposed for development on 24.5 acres. The project is well under construction, and is intended to be provided fueling services by development of the Lapis project. Previous environmental documentation consists of a Negative Declaration adopted for the project (EA 95-300). �l I I k" :_IZ -e' This section analyzes potential environmental impacts associated with the proposed project. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as the presently exist within the City and the areas affected by the proposed project. Thresholds for significance are defined either by standards adopted by responsible or trustee agencies or by referring to criteria in CEQA, Appendix G. EA96328 025 0 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The Valley is abundant with both plant and animal life. Topographical relief ranges from 237 feet below mean sea level (msl) to about 2,000 feet above msl. The Valley is surrounded by the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain Range. The San Andreas fault transects the northeastern edge of the Valley. Local Environmental Setting The subject site is vacant, but has been partially disturbed in the past. The overall project uses as proposed are consistent with the General Plan and zoning currently in effect; however, a conditional use permit is required for the refueling and auto repair operations proposed. The storage use has been Iocated as a buffer use between the auto -based retail uses and the DSUSD CNG vehicle refueling site. A - Less Than Significant Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the project area, but the applicable land use policies for the M/RC and CP categories indicate that the primary concern would be with Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area. The types of projects referred to under these policies are consistent with the project type being proposed on this site, in that the uses do cater to a regional market, primarily relating to the proposed automotive service uses which are predicated on alternative fueled vehicles. The project is not in close proximity to any designated residential uses, although a small trailer park (30 spaces) is located about 400 feet east of the site. All properties bordering the site are designated for regional commercial type use. A conditional use permit is required to ensure that the project maintains compatibility with adjacent and surrounding land uses. Specific conditions related to the establishment and operation of the project will be incorporated into the approval conditions to ensure compatibility with surrounding uses; however, the proposed specific plan provides for some variation to development standards of the zoning code, due to provisions of the site plan. These variations are necessary to achieve other objectives, both for the project and in meeting the requirements of staff. Most of the variations relate to setback reductions to allow staggered building faces. The applicant has also requested that a larger caretaker unit be permitted as part of the specific plan, as the zoning code allows a maximum of 600 square feet. None of the variations create any physical impact, and do not conflict with any other provisions of the zoning code. B, C, D - No Impact. The proposal will have no conflicts with any environmental policies or plans in effect which would apply to the project. Operation of the project will encourage and facilitate maintenance and conversion of cleaner burning alternative fuel vehicles (AFV's), and provide a source for obtaining such fuels, thereby furthering and expanding AFV use and alternative fuel availability. 3.2 POPULATION AND HOUSING Regional Environmental Setting The City's population as of January, 1996 is estimated by the State Department of Finance to be 18,046 persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend three to six months in the City (WDL Economic Overview; 1996 Ed.). It is estimated that 30% of all housing units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990 Census). FA96328 02f Local Environmental Setting The site is designated Mixed Regional Commercial (M/RC) and Commercial Park (CP) on the City's General Plan Land Use Policy Diagram. The areas surrounding the project are similarly designated; no residential land use designations are assigned to other properties in the area. To the east lies the City of Indio, which designates Neighborhood Commercial in their General Plan along Highway 111 at Jefferson Street (Indio General Plan 2020, October 1993). A - No Impact. The project does not involve a housing component beyond the individual caretaker's unit for the self storage. Development of the project site as proposed is consistent with the land use designation set forth in the La Quinta General Plan. The proposal itself will not exceed any current growth forecasts currently available to or used by the City, nor will it cause any change in anticipated growth patterns or numbers, based on the build out scenarios in the General Plan. B, C - Less Than Significant Impact. The project development may induce growth in the 111 corridor area, due to extension and upgrade of existing infrastructure in the site vicinity. It is not anticipated to stimulate residential development significantly, as the commercial nature of the project would indicate that an adequate population base exists to support this use. There will be negligible effects on affordable housing demand from employees attempting to locate in proximity to the site, as there is currently little available housing of this type within one mile of the project. However, the City has acquired three sites specifically targeted for affordable housing development, one of which is an approximately 40 acre site at the northwest comer of Jefferson and 48th Avenue. This site is less than '/a mile from the project area, and the City is currently entering into a development agreement with a potential developer. There is also substantial residential inventory in the northerly residential areas of the City and more affordable single family units in the Cove area (Source: EA 92-241; LQGP). 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillside, to relatively flat desert floor. The alluvial soils that make up most of the City's soil types are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the Valley floor are made up of very fine grain unconsolidated silty sands. Local Environmental Setting The site is approximately 60 feet above sea level, and consists of Myoma series soils. This soil type has rapid permeability is commonly used for homesites and other urban uses. While it can be used in development of croplands, it is not considered as prime agricultural soil as classified by the State. The site is located within a Ground shaking Zone 4, referenced as a moderate level of shaking activity. There are no active faults in the area (EA 92-241; LQMEA). A - No Impact. The project will not present any additional exposure to geologic hazards associated with fault rupture, as no faults have been identified on or in proximity to the site. The existing physical conditions in the area will not be changed in a manner which would create any impacts beyond those associated with development of the site in accordance with the General Plan. B - Potentially Significant Unless Mitigated The project is located in a Ground shaking Zone 4, associated with moderate impacts from seismic activity. Impacts involving potential seismic activity also relate to possible risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and potential EA96328 02 7 8 for upset/explosion/fire. The Drgject will be required to adhere to seismic reinforcement and other requirements as called for by the UBC. CAE - No Impact. Although the site is identified as susceptible to moderate Ground shaking impact, the soil characteristics indicate that ground failure due to such activity is negligible, based on its use in urbanized development. The site is not identified as subject to liquefaction potential, and there is no potential for seiche, tsunami or volcanic activity. The site is level and not subject to slide or mudflow impacts. The Whitewater Channel does not affect the property during drainage flows (LQMEA; EA 92-241; site history). F - Less Than Significant Impact. 'There will be some change in surface features due to project grading. Such changes will affect stability of the site as the natural substructure is modified. Soil erosion potential will be affected due to loosening and movement of soil material during development. Standard erosion control and soil management methods as identified in soil reports and addressed in grading plans required for the site will ensure that such impacts will not be significant. Submittal of a dust control plan as required (see Air Quality) will aid in wind erosion reduction. G,H,I - No Impact. The site is not identified as being subject to subsidence or having soils which are expansive. There are no unique geologic or physical features on the site with respect to Earth issues (LQMEA; site survey), however, significant potential for archaeologic/cultural resources has been determined (refer to Section 3.14). 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layer of rock material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal and stored at Lake Cahuilla. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near future. Local Environmental Setting The vicinity of the proposed project is protected from design storms by the Whitewater Channel flood control facility and other improvements. The site is level and incorporates well drained soils. The site is designated Zone X on the federal Flood Insurance Rate Maps in effect for the area, subject to 500 year flood events, and is generally surrounded by lands susceptible to 100 year events with average depths of less than 1 foot (CVWD comments; LQMEA). A - Less Than Significant Impact. Current runoff rates will be increased due to pad, building and hardscape area development. The runoff produced by development of this site will be detained on -site via a series of linear basins, which fall to a retention basin at the southwesterly portion of the site. The project will be required to prepare a final drainage plan and comply with NPDES permit requirements as enforced by the Public Works Department. B through H - No Impact. The area is currently protected from flood impacts by existing flood control facilities, specifically the Whitewater and La Quinta Evacuation Channels. No surface waters or other streams exist which EA96328 028 0 could be affected, and ground water resource quantity and quality will not be significantly impacted. Compliance with NPDES requirements attached to the project permitting will ensure that storm water runoff associated with the project's development will not create any measurable impact to water quality, quantity or hazards. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SOCAB). Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter. Local Environmental Setting The City is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the Valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. In the Coachella Valley, the standards for PM 10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter that become suspended in the air primarily due to winds, grading activity, and by vehicles on unpaved roads. The Valley is currently designated by the EPA as a serious non -attainment area for PM 10, however SCAQMD anticipates that recent data will show that the Valley has been in attainment over the last three years. Based on this, SCAQMD is in the process of preparing a PM 10 Maintenance Plan in order to have the area redesignated to attainment status. A - Less Than Significant Impact. Based on the SCAQMD CEQA Air Quality Handbook, the project is not anticipated to create any significant air quality impact. Based on the significance thresholds established by SCAQMD, this project's total emissions [construction (short term) + mobile (long term traffic) + area source (stationary)] are well below those standards set for the SEDAB. The project's total PM 10 emissions, for which the SEDAB (Coachella Valley) is designated as a serious non -attainment area, are only estimated to be 2.3% of the emission standard for that pollutant. Carbon Monoxide emissions (CO) are 54% of the CO standard and constitute the highest percentage by category. 1 I t 1 Estimated Project Emissions SEDAB Threshold However, to be in conformance with the General Plan, the project must also comply with General Plan policies regarding its development in order to mitigate these impacts to the full extent feasible. This would make the project consistent with the General Plan, for which overriding considerations have been adopted. Several policies promote the concept of pedestrian accessability and alternative travel modes, which assist in both air quality and circulation impact mitigation (Policies 9-2.1.2, 9-2.1.3, 9-4.1.4). Policy 9-2.1.4 requires the City to discourage design in retail/commercial uses which aggravate air quality, such as drive -through windows and circuitous circulation. The project includes what is referred to as a "fast food" pizza restaurant, which could, at EA96328 029 10 some future time, incorporate a drive -through design, particularly with the service lane design along the west elevation of the mini -mart building. Conditions attached to the 12L j ce t will prohibit establishment or conversion of existing anproved uses to a drive through use. unless the appropriate applications are filed at the time any such use may be posed in conjunction with a speci rc plan amendment As part of the design review process, staff directed the applicant to minimize on -site traffic conflicts, specifically the parking and circulation layouts, which help to reduce air quality impacts. Several areas throughout the project were redesigned, due to not only circulation, traffic safety and air quality issues but also in relation to potential cultural resource impacts (refer to Sections 314, 3.6). These redesign issues have been well addressed by the applicant. Short term (construction -related) impacts will result primarily from grading activities, which will generate fugitive dusk Prior to any soil disturbance or grading activities) the developer shall secure approval of a Fugitive Duct Control PIan (FRCP). The plan shall address all proposed development areas as well as those areas which max be disturbed by activily but scheduled for later development The FDCP shall be submitted with any clearing, grading, or other site activity request which will disturb or is relaters to development of the site B, C - No Impact. The proposed project will not expose sensitive receptors to pollutants. The La Quinta High School is the nearest non-residential sensitive receptor, and is located just over '/+ mile from the site. Residential receptor areas exist to the north (Westward Ho area) and east (I I I Trailer Park) of the site. Construction -related air qualityimpacts will occur primarily from grading activities and other soil disturbances. The required FDCP will address these short-term construction impacts. Long term impacts from roadway emissions due to cumulative impacts of growth in accordance with the La Quinta General Plan were considered in the EIR document. The project has no potential to effect any climatological change. D - Less Than Significant Impact. The proposed uses are commercial/retail in nature, and will have no known manufacturing or processing on the site, beyond minor operations related to vehicular maintenance and repair. This could include activities such as auto body and painting, which require processes relating to paint mixing or color matching, which can be considered odor producing. These types of vehicular equipment related uses, inclusive of refueling operations, do have potential for objectionable and possibly unhealthful odors. Such facilities are required to file for applicable operations permitting and comply with County, State and regional/ federal standards (refer also to Section 3.9). 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting The existing circulation system is a combination of early roadwork constructed by Riverside County and new and resurfaced roadways since incorporation of the City in 1982. Key roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, Miles Avenue and 50th Avenue. Traffic volumes in La Quinta experience seasonal variation; late winter/early spring months represent the peak tourist season. Local Environmental Setting The project has direct frontage on two major City thoroughfares; Highway 111 and Dune Palms Road. The traffic study prepared for the Jefferson Plaza/Home Depot project indicates that existing average daily traffic (ADT) counts on Highway 111 are 34,941. Current geometrics for Highway I I I along the project frontage consists of four travel lanes with painted median and no curb/gutter; Dune Palms Road is currently under improvement as part of the development requirements for the DSUSD educational services center. (Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996; Site Survey). The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during A.M. EA96328 030 11 or P.M. peak hours without adequate mitigation. LOS is a hierarchical classification of qualitative measures of traffic flow, ranging from A (free flow) to F (unacceptable saturation). A - Less Than Significant Impact. The project will unquestionably create increased trips and congestion; however, the roadway capacities as designed for Highway 111, Dune Palms Road and other major thoroughfares in the area will be able to absorb this additional traffic. Based on the square footage breakdown and use assignments supplied by the applicant, it has been estimated that approximately 2,535 average daily trips (ADT) can be assigned to this project. This number is considered conservative, in that the two highest trip generating uses, the convenience store/gas station (1,780 ADT) and fast food (350 ADT; calculated as drive through use as it is housed in the convenience store structure) will attract the majority of their trips as multi -destination trips; that is, traffic that is already on the road for other purposes. These uses do not operate as trip generators, but more as trip attractors for vehicles ultimately bound for another destination. In consideration of this, it is anticipated that traffic actually generated by this project will not exceed 1,500 ADT. The applicant will be required to dedicate and install all improvements as deemed necessary by the Public Works Department in accordance with the conditions of approval for the project and any development agreement(s). B - Potentially Significant Unless Mitigated. The project incorporates two driveway locations along Dune Palms Road and one along Highway 111. Signalization of the Dune Palms Road/Highway 111 intersection will help to significantly reduce traffic safety impacts from this development. The site plan shows less than 250 feet between the intersection and the two access points at the northern Dune Palms Road access and the Highway 111 access. The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3-3.1.3). The Highway 111 access would be better situated as a shared driveway with the easterly adjacent property. The parcels fronting along Highway I I I in this area are only about 330 feet wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access points to Highway 111. This Highway I I I access point should be modified, as it is anticipated to potentially create intersection congestion and affect downstream traffic (i.e., traffic heading out of the intersection as opposed to heading in) on Highway 111. The applicant has modified the Highway I I I access point slightly as part of the redesign efforts directed by staff. The access has been reduced from 40 feet in width to 28 feet and placed farther along the easterly boundary. This creates a 220 foot spacing when determined based on the General Plan policy for driveway spacing. However, the policy indicates that the 250 foot standard is to be applied "where feasible ". The northerly Dune Palms Road access now meets the 250 foot standard relative to the Highway I I I intersection, but there are 225 feet between the two access points on Dune Palms, primarily due to staffs request to shift the southerly Dune Palms access farther north, to line up the reciprocal access easement into the easterly adjacent parcel. The General Plan policies are intended to be advisory and allow some degree of flexibility. The feasibility of obtaining compliance with the 250 foot spacing standard is directly dependant upon the easterly property owner agreeing to participate in a shared access point with the subject property for Highway 111. The applicant has been cooperative in attempting to effectuate an agreement to resolve this issue, but to date there has been no progress. The feasibility of meeting the driveway spacing standard is greatly compromised in consideration of the preceding factors. The City will condition the project to continue to pursue a shared access arrangement with the adjacent easterly property. If the issue cannot be resolved, the protect conditions will reflect that development of the proiect may continue in conformance with the site plan as conditionally approved. Any modifications necessary and directly related to achieving a shared access situation shall be reviewed by Qy stafffor compliance with applicable conditions and City standards. Traffic safety improvements as typically required of new development will also provide reductions in traffic hazard EA96328 031 12 impacts, commensurate with development of the site, and should improve the overall safety level of the intersection and adjacent roadways in general. C - Less Than Significant Impact. The project as mitigated will not impede or restrict emergency access requirements, and provides for adequate access to surrounding uses. The applicant has redesigned the project to provide a direct reciprocal access to the easterly property boundary. This is an important component, as the easterly property will be permitted, at most, only one access point onto Highway 111, which will have to be severely restricted as to its location on the site. D Through G - No Impact. The project provides for parking areas which exceed the City's parking requirements. Based on the latest footage numbers submitted, the project overall requires 88 spaces while providing 111, including S handicap; therefore, no parking impacts will be created by the proposal which were not addressed and provided for in the specific plan. The applicant has reduced some parking areas in order to improve circulation, increase landscaping area and improve siting of facilities. The project is not required to provide for alternative transportation infrastructure, or to submit a TDM plan as the total number of employees does not meet the 100 person threshold. No comments from Sunline Transit were received on the project as to its impact on transit services. The site is not proximate to, nor is it affected by, water, air or rail traffic. 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or agricultural. A discussion of these ecosystems is found in the LQMEA. ,Local Environmental Setting The subject area is vacant, with fairly level terrain and minimal vegetation. The native vegetation is desert scrub, but the majority of the site has previously been disturbed in recent history. There are no riparian/wetland habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel (Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996). The LQMEA identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal 1 OA permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). A through E - No Impact. According to the biological assessment prepared by Tom Dodson and Associates, the site has been predominantly disturbed by previous activities, primarily related to vehicles traversing the site and construction activities associated with the DSUSD educational operations facility along 48th Avenue and Dune Palms, directly south of this site. There is negligible potential for wildlife habitat to exist on the site. Mitigation fees will be conditioned to be paid for the CVFTL prior to any land disturbance or grading permits being issued for the site. There are no significant or otherwise predominant tree stands or other vegetation on the site. No wetland areas are shown to be on or traverse the site, and the location of the site adjacent to two major roads and an ongoing construction project precludes any potential migration of wildlife. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting La Quinta contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Energy resources used in the City come from the Imperial Irrigation District and Southern California Gas Company. EA96328 0392 13 Local Environmental Setting The site does not lie within an identified area sensitive to mineral resources. Soils within the site consist of Myoma fine sand, these soils are well -drained and permeable, and can be used for agricultural uses. There is no immediate history that the site has been utilized for any specific purpose in the recent past. A, B - No Impact. The proposed project has no potential to impact energy or mineral resources in any manner which could be considered wasteful. The project will eventually facilitate a wider use of alternative fuels in the Coachella Valley by providing for servicing and repair for vehicles and equipment which operate on such fuels. Construction of the project will be required to meet State energy standards as typically enforced by the Building and Safety Department, and to comply with conservation policies as established in the La Quinta General Plan. 3.9 RISK OF UPSET/HUMAN HEALTH Regional Environmental Setting Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may post significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County; transportation of such materials out of and through La Quinta takes place. Local Environmental Setting The project site is vacant and has not been used for any type of manufacturing in the past. A - Less Than Significant Impact. There is limited potential risk of explosion and/or release of hazardous substances due to the project. The automotive uses will have on -site storage and sales of certain amounts of chemical compounds in various packaging (i.e., lubricants, batteries, metallics, fuels, etc.), and other potentially hazardous materials. Storage and inventory of potentially hazardous products are regulated by State and Federal legislation, and will also be subject to Fire and Health Department standards as in effect and applicable at the time. B Through E - No Impact. The project does not have any potential to interfere with emergency response or create any health hazards. The site is not in an area susceptible to increased fire hazards relative to brush, grass or trees, as minimal or no susceptible vegetation exists in the immediate area. 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels are dominated by vehicular noise along the Highway and major arterials, but can be impacted by aircraft noise from Bermuda Dunes, usually of a short duration. Local Environmental Setting Primary noise sources in the subject area are associated with vehicle traffic. The property is vacant and therefore not a current source of noise. The site is currently impacted by construction activity at the DSUSD facility to the immediate south of the site. FA96328 0 3 3 14 A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not expected to be significant. Roadway noise will increase as traffic volumes increase. The majority of the traffic volume in this area is related to other projects and pass through trips. Most of the project's on -site uses will be operational during daytime and early evening hours. There are no designated residential areas that are within proximity to the project so as to be impacted by operational noise associated with the proposed uses. An existing trailer park across from the site, approximately 400 feet to the east, will be the most impacted from this development, primarily from traffic noise. However, the park is within 200 feet of Highway 111 and currently absorbs a significant amount of existing traffic noise. It is not anticipated that the additional volumes attributable to this site's development will create any significant increases in noise levels from this source. The potential noise impacts from operational sources are primarily related to the vehicle repair and servicing uses. The noise impacts from these uses will be minimal, as these uses generally are enclosed facing to the east (no perimeter wall is shown on the plans along the easterly boundary), and eventual development of the adjacent easterly parcel will further buffer any potential noise impacts from this project. Irregardless, the anticipated noise levels are not expected to impact existing land uses in the immediate area. B - No Impact. Minimal noise impacts are anticipated due to development of this project. The on -site uses are not considered as typically being a source of extreme or severe noise levels to surrounding uses. The related nature of the automotive uses indicates that similar noise sources on -site will be experienced. These uses are adequately separated from the self storage use on the southerly portion of the property. 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. Fire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station #70, at the intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center. Local Environmental Setting Riverside County Fire Station #32 and Station #70 are located approximately 4 '/z miles south of the project site, Station #31 is located in Bermuda Dunes on 42nd Avenue and Adams Street, approximately 2 '/z miles north of the project site. The Sheriffs office maintains a check -in facility in the City's EOC. Other governmental services in La Quinta are provided by City staff at the Civic Center. A through E - No Impact. The project will not impact public services, based upon the comments received. All necessary public services can be provided to the project without compromising any existing levels of public service. The proponents will have to pay school fees as established by Desert Sands Unified School District for commercial projects. Recommendations from other agencies will be considered as part of project review. 3.12 UTILITIES Regional Environmental Setting The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and the Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE) provides telephone services for the City. Continental Cablevision services the area for cable television service. EA96328 034 15 The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. The City's stormwater drainage system is administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The subject site is undeveloped at present. Street and flood control improvements have been partially completed, along with sewer and water line extensions being in place. Some utility trunk extensions and connections will be necessary to develop the property. CVWD has provided the applicant with a "will serve" letter for the project. A through F - No Impact. The proposed project will require some degree of alteration to existing facilities; however, the responses received from the responsible purveyors do not present any significant concerns to indicate that major new systems or retrofitting will be necessary to serve the project. 3.13 AESTHETICS Local Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west. A, B - Less Than Significant Impact. The project will have limited impact on scenic vistas, as there are no scenic viewsheds identified in the LQMEA. The height of the proposed structures may block some view lines, but the impact will be minimal, as most residential views in the area do not originate within a close proximity of the project and therefore have extended line of sight perspectives. The primary concern is with impact due to the buildings' visibility from Highway 111. Structures are one story, ranging between 13 and 25 feet from ground to roof line; roof peaks on the lube facility and retail/repair buildings are 24.5 and 29 feet, respectively. The general mass of the project is maintained at a low profile, and the architectural treatment will be required to incorporate a low -contrasting color scheme which will soften the visual impact of the structures against the mountain backdrop along Highway 111. C - Potentially Significant Unless NEtigated. As a commercial project the proposal will create additional light and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types and shielding characteristics. The developer has submitted a prey liting plan for the prRj,ect: this plan will be reviewed and conditioned to be consistent with the Outdoor Light Control Rrovisions of the Zoning Code for height_ shielding, and lighting We Rursuant to approvals by the Planning Commission and City Council. 3.14 CULTURAL RESOURCES Regional Environmental Setting The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills. The settling of the La Quinta area has been chronicled by the La Quinta Historical Society in several publications and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. FA96328 035 16 Local Environmental Setting The proposal is located along Highway 111, a developing urbanized commercial area. No historic structures exist in the immediate area. The site is generally barren of any significant vegetation. A cultural resource assessment (CRA) was required to be submitted with the development applications. The report indicated that the area has a high degree of archaeologic sensitivity, and that significant cultural resources are likely to exist on the site. Archaeological testing accomplished pursuant to the assessment discovered significant subsurface prehistoric cultural deposits (Cultural Resource Assessment Report: Phase II; Archaeological Testing and Site Evaluation, CA-RIV-5832 on Lapis Energy Property; June 1996). A,B - Potentially Significant Unless Mitigated. Significant cultural resources will be impacted due to the proposal. The applicant has completed both Phase 1 and II investigations for the site, which resulted in the discovery ofsignificant artifacts. Two options for mitigation were explored; in place preservation of the site and 100% salvage of the remaining artifacts. After meetings with the applicant, it was determined that the salvage option was preferred by both staff and the applicant, who also agreed to redesign the impacted area in response to this and other site planning issues of the project. The project's cultural resource assessment was reviewed by the City's Historic Preservation Commission on September 19, 1996 The recommendation was made to require that the applicant carry through with the salvage excavation procedure. Prior to issuance of a grading permit or any earth disturbance, the applicant shall have prepared and obtained approval from the Community Development Department for a Phase Ill archaeological mitigation program for CA-RIV-5832. The program shall be prepared by a qualified archaeologist, and shall include provisions for strictly controlled archaeological monitoring and data recovery, including research and field methods, lab analysis methodology. Native American consultation and monitoring, curation procedures, report preparation and disposition of artifacts and records. The final report shall be submitted to the Community Development Department. C Through E - The cultural resources survey did not identify any historic resources on the site. Development of the project has no potential to affect cultural values beyond those which may be addressed by cultural resource monitoring, and no existing religious uses are associated with the site. 3.15 RECREATION Local Environmental Setting The City of La Quinta has adopted Parks and Recreation Master Plan that assesses the existing resources and facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and designated pedestrian hiking trails. A, B - No Impact. The proposed project will not affect demand for recreational facilities or existing recreation. While the project will attract additional customer base from within La Quinta and other communities, it is not likely that the project will attract a significant number of new residents beyond those which may relocate for employment purposes. This project is not anticipated to employ more than 50 persons, probably less; the applicant submitted an initial figure indicating that no more than 21 employees would be on -site at any time. EA96328 17 SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the Lapis Energy project identified potentially significant impacts associated with the project, as summarized in the areas of Earth Resources, Transportation/Circulation, Aesthetics and Cultural Resources. The following findings can be made regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: a) The proposed Specific Plan and related applications will not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner inconsistent with the General Plan and other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. b) The proposed Specific Plan and related applications will not have the potential to achieve short term goals, to the disadvantage of long term environmental goals, as the proposed project will not significantly alter the types or intensity of the commercial uses already contemplated in the General Plan. c) The proposed Specific Plan and related applications will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as the current General Plan land use and zoning designations are applicable, and the impacts as identified in the Initial Study will remain similar to subsequent projects. d) The proposed Specific Plan and related applications will not have environmental effects that will adversely affect humans, either directly or indirectly, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation of this assessment: • La Quinta General Plan Update; October 1992 • La Quinta Master Environmental Assessment; October 1992 • SCAQMD CEQA Air Quality Handbook, April 1993 • Cultural Resource Assessment Report: Phase II; Archaeological Testing and Site Evaluation, CA-RIV- 5832 on Lapis Energy Property; June 1996 • Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996 • Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996 • Environmental Assessment 92-241; prepared for Specific Plan 92-022 and Plot Plan 92-490. EA96328 03 18 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. B. Impacts Adequately Addressed. The following potentially significant impacts identified in the checklist were determined as adequately addressed by the previously fasted documents ♦ Earth Resources ♦ Transportation/Circulation ♦ Aesthetics ♦ Cultural Resources C. Mitigation Measures. Mitigation measures are discussed in this addendum where underlined. A Mitigation Monitoring Plan (MMP) has been prepared for the project that will become a part of the conditions of approval attached to the project approvals and permits. Prepared by: Date: 1(- 9 - 96 Wallace H. Nesbit Associate Planner EA96328 038 Cd ba U xa 0 04 aN � ~ 0 Qz Cd 00 N � O Ch 0\ 00 �a rq a r4 ovw z z wW A U w Ca z WU O U G5 a� �O . 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Cos UPC uco mod' � c c ri O v z� d A �U Ou U GJ a ode 00 w a b O a O 'a in .o o Mz o za 2 DL if Wt._ - EX. R/W HIGHWAY- -11T=-- N — - (62) N89'58'04"E N89_39_1 _ 331' �+ ,, p N 00 _,QR/W ay° pZ 253' 3 59' c S9 47' SECT10N LINE - ATTACHMENT #3 EX. R/W ILANDS PE 5.8. I�fe�� A N� V W 1 F` II 11 n PI 22 6' ' N III41• fssj`�1 \ mm I I 155' 0' rS I I rs D o v �r IIAI N> o n fso o ,mc n u F I OR c'O G I zr "0 I \ �� C z t VJ 5' LANDSCAPE m p 10' BLDG. S.B. D y rnI I iCA m j fs1� n A II o m II y�^I es �1 m N CJ � es I I 1 V 57) r 11� 276' I J I I 0�A m m c9 C'f N �I N m I \ N89'48'30"W 331' J i' f -r,- .0_. ATTACHMENT 4 STAFF REPORT HISTORIC PRESERVATION COMMISSION DATE: SEPTEMBER 19, 1996 CASE NO: SPECIFIC PLAN 96-028, CONDITIONAL USE PERMIT 96- 029, PLOT PLAN 96-590, PARCEL MAP 28422, ENVIRONMENTAL ASSESSMENT 96-328 ITEM: CULTURAL RESOURCE ASSESSMENT REPORT: PHASE 11: ARCHAEOLOGICAL TESTING AND SITE EVALUATION, SITE CA-RIV-5832 ON LAPIS ENERGY PROPERTY OWNER: LA QUINTA DEVELOPMENT OF JEFFERSON & HWY. 111 DEVELOPER: LAPIS ENERGY ORGANIZATION ARCHAEOLOGIST: BRUCE LOVE, PH.D., CRM TECH LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD PROJECT: 1). COMPRESSED NATURAL GAS (CNG) FUELING FACILITY ON .75 NET ACRES FOR THE DESERT SANDS UNIFIED SCHOOL DISTRICT; 2). MINI -STORAGE FACILITY ON 4.0 NET ACRES, WITH 64,238 SQUARE FEET TOTAL, INCLUDING ON -SITE MANAGER'S QUARTERS/OFFICE; 3). LUBRICATION AND AUTO CENTER ON 1.7 ACRES, WITH BUILDING AREA OF 15, 334 SQUARE FEET; 4). A 2,080 SQUARE FOOT FOOD MART/FUELING STATION ON 1.65 NET ACRES. As part of the environmental review for the above referenced project, it was identified that an archaeological survey and testing would be required by the City prior to completion of Environmental Assessment 96-328. A prehistoric site (CA-RIV-5832) had been recoroea ny Bruue Love, Ph.D., of CRM i'ECH, during a survey of the project site in June of 1996. It was determined by the City that the proposed project would have an impact upon the archaeological site and that further analysis was required. In August, 1996, Dr. Love was retained by Lapis Energy to conduct a Phase II evaluation and testing of the archaeological site. The attached confidential report describes the methods and results of this investigation (Attachment 1). The archaeological site was recorded as being a surface scatter of animal bone fragments (burned and unburned), with imported rock and a fragment of a mano (hand-held grinding stone).The methods used to assess the site included surface plotting, subsurface excavation and screening, laboratory analysis of artifacts, and Native American consultation. The archaeological site is located at the 60-foot elevational level which would place it very near the high point of the ancient lake 42-foot water line. Numerous prehistoric sites of the Late Prehistoric Period have been found along the shore line area. No pottery was found at the site which indicates that it may be very old, perhaps from the Early Prehistoric-- or Archaic- Period. One unburned Olivella biplicata shell bead and three basalt flakes suggestive of those found in Early Prehistoric Period sites were recovered during excavation. The shell comes from the Pacific Coast. If this site is from the Early Prehistoric Period, it is the first such site found in La Quinta, and only the second such site found in the Coachella Valley. The report discusses potential research questions for the Early Prehistoric Period in the Coachella Valley. A description of this period has only been speculated upon thus far. With the discovery of the Lapis Energy site and another early site discovered in Indio, by Dr. Love, a basic framework description of the Early Prehistoric Period can be prepared. During the surface plotting of the site, burned bone, rocks, and a mano fragment were found. The subsurface testing consisted of a series of one meter test excavations dug to hardpan. Additional artifacts were recovered from the test units, including bone. The bone fragments are being analyzed with preliminary results that include faunal remains and probable skeletal remains of a human juvenile. As is required by law, the County Coroners Office was contacted, as was the Native American Heritage Commission, to report the human remains. Local Native American consultation concerning the site has also taken place. Two alternative recommendations for disposition of the human remains were made by Mr. Tony Andreas, Native American consultant. One, that the site be preserved in place if the site can be capped to such a depth that it will not be disturbed by the proposed development project in any way; or two, that the artifacts and human remains still within the site be completely salvaged during the grading and development of the project. The second recommendation includes the requirement for an archaeological monitor during the grading phase of the project. Reburial of the human remains and related grave goods may be requested by the appropriate Native Americans, in which they would be within their rights to do so. The report concludes that the archaeological site appears to meet three specific criteria set forth by Appendix K, of CEQA. The first criterion is "B", which requires that the site "can provide information which is both of demonstrable public interest rXV� and useful in addressing scientifically consequential and reasonable or archaeological research questions"; "C", which requires that the site "has a special or particular quality such as oldest, best example, largest, or last surviving example of its kind"; and finally, criterion "E", which requires that the site " involves important research questions that historical research has shown can be answered only with archaeological methods." The report discusses how the site meets each of these criteria. Mitigation Opportunities It is the City's responsibility to protect or require protection by others of archaeological sites to the extent possible in compliance with local, state, and federal laws. Since this archaeological site appears to meet three significance criteria as defined by the State, it is important that the appropriate mitigation be required if the site can not be avoided. Native American concerns and issues must be considered, especially in light of the presence of human remains. Review of the proposed site plan for the applicant's project indicates that the archaeological site is located where a parking lot and drive aisle is proposed. The site is within a depressed area surrounded by sand dunes. The grading necessary for the project will involve leveling, import of fill dirt, and compaction prior to paving. The recommendation calls for the capping of the archaeological site, in place, without further archaeological work being done. It is then to be landscaped in a sensitive manner with no buildings, parking lots, or drive aisles covering the site. The proposed plan may not be able to accommodate this recommendation by the Native American consultant due to the constraints of the applicant's long, narrow parcel combined with the proposed easement for access through the Lapis Energy parcel to the parcel adjacent to the east, in order to limit ingress and egress impacts from Hwy. 111. This may not be possible given the constraints of the easement, parcel size, access and paving issues. The second option recommended by the Native American consultant, on Page 17 of the archaeology report, is to completely salvage the remaining artifacts and human remains. This option may be the mitigation plan that best achieves the objectives of not only the Native Americans but also the applicant. It is staff's recommendation that the project be conditioned with the requirement to have a highly controlled monitoring and recovery program developed for the site in which all recoverable artifactual material can be retrieved. The mitigation plan is to be submitted to, and approved by, the Community Development Department prior to issuance of any grubbing or grading permit including any geotechnical testing, utility line installation, or any other disturbance. Staff will be meeting with the developer, archaeologist, and Native American consultant to determine what feasible alternatives exist for the treatment of the archaeological site. O'T The following findings of fact can be made for this archaeological investigation: 1. An archaeological investigation was required to complete Environmental Assessment 96-328. 2. The archaeological investigation resulted in the discovery of subsurface prehistoric cultural deposits. The prehistoric subsurface deposits appear to date to the Early Prehistoric --or Archaic --Period. 3. The archaeological site appears to meet criteria "B", "C", and "E" for significance as set forth by Appendix K of the California Environmental Quality Act. 4. Because of the artifacts and related cultural deposits found during the Phase 11 testing, and because of the indication that additional cultural deposits are present, compliance with local and state regulations is mandatory. Adopt Minute Motion 96- to conditionally accept the report, "Cultural Resource Assessment Report: Phase 11: Archaeological Testing and Site Evaluation, Site CA-RIV- 5832 on Lapis Energy Property...", as partial compliance with the requirements of the California Environmental Quality Act, and Environmental Assessment 96-328, subject to the attached recommended Condition of Approval in Exhibit "A". Attachments: 1. Archaeology Report (Confidential) 2. Exhibit "A" - Recommended Conditions of Approval Prepared by: eslie J. Mou iquan Associate Planner Submitted by: Christine di lorio Planning Manager 051 HISTORIC PRESERVATION COMMISSION CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 96-028 CONDITIONAL USE PERMIT 96-029 PLOT PLAN 590 PARCEL MAP 28422 ENVIRONMENTAL ASSESSMENT 96-328 SEPTEMBER 19, 1996 1. Prior to issuance to a grading permit, or any earth disturbing activity, the applicant shall have a Mitigation Monitoring Plan prepared for Site CA-RIV- 5832, by a qualified archaeologist for submittal to, and approval by, the Community Development Department. The Plan shall include provisions for a highly controlled archaeological monitoring and data recovery program, including Native American monitoring and consultation, provisions for analysis, report preparation, curation, and disposition of records and artifacts. n�� Historical Preservation Commission August 22 , 1996 B. Lapiz Energy Archaeology Report C. FBI 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Woodard asked staff how a site was determined. Staff explained that when an area is found with an accumlation of artifacts it is identified as a site. 3. Chairman Millis asked staff to define what full recovery meant. Planning Manager Christine di Iorio explained that it was when a monitor goes to a site and does a grid pattern of excavation until nothing is found. 4. There being no further discussion it was moved and seconded by Commissioners Wright/Puente to approve the report as submitted. Unanimously approved. 1. Planning Manager Christine di rio presented the information contained in the staff report, a copy of w ' h is on file in the Community Development Department. 2. Commissioner Woodard ked what the duties of a monitor were. Staff explained that the educ ed opinion of the archaeologist determined what studies would be cond ted on the site. Discussion followed regarding how the archaeologist es his determinations. Staff explained that the archaeology report a now being required at the time of submittal instead of when building rmits are issued. 3. It was moved 4 seconded by Commissioner Puente/DeMersman to accept the report as sjromitted. Unanimously approved. 1. PlanninqUanager Christine di Iorio presented the information contained in the staf report, a copy of which is on file in the Community Development 2. Coimissioner Puente suggested staff send the brochure to some of the other agfncies that might be interested in attending the workshop. Discussion fd1lowed regarding those who would benefit by attending the workshop. 06 PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-328 PREPARED FOR SPECIFIC PLAN 96-028 AND OTHER RELATED APPLICATIONS ENVIRONMENTAL ASSESSMENT 96-328 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California,. did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-328, Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site Development Permit 96-590; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328); and WHEREAS, the Community Development Director has determined that said applications will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of Environmental Impact should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: The proposed Specific Plan and related applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. 2. The proposed Specific Plan and related applications will not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner inconsistent with the General Plan and other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. earesope.328 cc 1 ©Ul Planning Commission Resolution 96- 3. The proposed Specific Plan and related applications do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program, as the proposed project will not significantly alter the types or intensity of the commercial uses already contemplated in the General Plan. 4. The proposed Specific Plan and related applications will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as the current General Plan land use and zoning designations are applicable, and the impacts as identified in the Initial Study will remain similar to subsequent projects. The proposed Use Permit and Adjustment will not have environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 96-328 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California earesooc.328 n n ATTEST: TERRY HERMAN, Community Development Director City of La Quinta, California �1; PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF SPECIFIC PLAN 96- 028, TO ALLOW DEVELOPMENT OF A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES SPECIFIC PLAN 96-028 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Specific Plan 96-028, requesting approval for a 77,714 square foot commercial project on a 10.29 acre (gross) site; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Specific Plan: 1. The proposed Specific Plan is consistent with the goals, objectives and policies of the La Quinta General Plan, as: • The types of projects referred to under Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area, are consistent with the project type being proposed on this site, in that the uses cater to a regional market, relating to the proposed automotive uses predicated on alternative fueled vehicles. • The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances; specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any arterial access (Policy 3- 3.1.3). The Specific Plan has met the intent of these policies to the extent feasible, in that spacing between the Highway III/Dune Palms intersection and driveway locations is at no point reduced by more than 25 feet. • Highway 111 is designated as a Primary Image Corridor in the General Plan (Policy 3-4.1.2), while Dune Palms Road is designated as a Secondary Image Corridor (Policy 3-4.1.4). These policies set forth general streetscape concepts for these roads, peres028.sp 1 Planning Commission Resolution 96- which are generally consistent with the provisions of the Specific Plan. The Specific Plan also provides the landscape setbacks for these roadways, as required by Policy 3-4.1.11. The construction of this project as provided for in the Specific Plan will implement Policy 3-2.1.7 of the Circulation Element, which pertains to widening and improvement of Highway 111. 2. The proposed Specific Plan will not create conditions materially detrimental to the public health, safety and general welfare. The Initial Study (EA 96-328) indicated that the project does have the potential to eliminate an important example of California prehistory; however, extensive investigations of the site have identified the existence of cultural resources and required mitigation alternatives. The applicant has agreed to implementing the necessary mitigation prior to site development activities and is in concurrence with project conditions relating to this. The Initial Study concluded that no significant impacts from implementation of the Specific Plan will occur, with incorporation of mitigation as identified. The overall project design provisions, including development conditions and other environmental mitigation measures required to be incorporated, will assure this through street, landscape, lighting and other infrastructure improvements, 3. The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed project will not significantly alter the types or intensity of the commercial uses already permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. 4. The proposed Specific Plan is suitable and appropriate for the subject property. The site is vacant, designated and zoned for commercial use, and located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The Specific Plan is a consistent representation of the project type which would be proposed for the site as long as the current General Plan land use and zoning designations are applicable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Specific Plan. 2. That it does hereby recommend to the City Council approval of Specific Plan 96-028, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. peres028.sp PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California MA PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT SPECIFIC PLAN 96-028 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. Specific Plan 96-028 (SP 96-028) shall be developed in compliance with these conditions, the specific plan document as amended, and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application. In the event of any conflicts between these conditions and the provisions of SP 96-028, the conditions shall take precedence. 2. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 3. SP 96-028 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Site Development Permit 96-590 • Conditional Use Permit 96-029 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. The specific plan document for SP 96-028 shall be revised in conformance with the following: A. Section 2.4.6 - The document shall incorporate language to allow unenclosed shade and/or screen structures to locate within the 10 foot building setback, which is behind the 20 foot landscape setback. B. Section 2.4.8 - The parking table shall be revised to separate the building area for the lube and retail uses, and to refer to the correct parking requirement of 1 space/300 square feet, and revise the number of spaces required. Parcel 1 shall show the pizza restaurant use at 500 square feet and it's required parking. Parcel 3 may not include counts 0 6' for RV stalls. Total number of spaces required shall be 88; include correct total number provided. C. Section 2.5.4 - This section shall discuss the actual distance from the Dune Palms Road/Highway 111 intersection to the Highway 111 access drive, as well as identify potential for permitting shared access with the easterly property, either via the Lapis access or another mutually agreeable alternative. Eliminate the discussion of the second Dune Palms access point in regard to full turn signalization; revise as right-in/right- out only. D. Section 2.7.2 - Add California Pepper tree species to the plant palette. 5. All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 6. All applicable conditions of approval for SDP 96-590 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. MR Planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT 96-029, TO ALLOW DEVELOPMENT OF VARIOUS USES IN CONJUNCTION WITH A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES CONDITIONAL USE PERMIT 96-029 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Conditional Use Permit 96-029, to allow various uses in conjunction with requesting approval for a 77,714 square foot commercial project on a 10.29 acre (gross) site; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Conditional Use Permit: The proposed Conditional Use Permit land uses are deemed as consistent with the La Quinta General Plan, as development of the uses as conditioned will further the implementation of Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade area, in that the proposed automotive uses cater to a regional market, and are further identified as appropriate uses with approval of a Conditional Use Permit. 2. The proposed Conditional Use Permit land uses are consistent with the Zoning Code, in that these uses have been identified as permitted, subject to conditions on operation of those uses being applied. Approval of the Conditional Use Permit application will assure this through regulation of these uses as dictated by the Zoning Code. The requirements of CEQA have been complied with, in that an Initial Study was prepared (EA 96-328), which concluded that no significant impacts from implementation of the Specific Plan will occur, with incorporation of mitigation as identified in the Environmental Assessment. The applicant has agreed to implementing the necessary mitigation prior to site peres029.cup OE Planning Commission Resolution 96- development activities and is in concurrence with project conditions relating to this. 4. Approval of this Conditional Use Permit will not be detrimental to the public health, safety or general welfare or incompatible with surrounding properties. The area in the vicinity is designated and zoned for commercial use, and the site is located at the intersection of two arterial roadways, which commonly attracts automotive -based commercial uses. The conditional uses proposed are a consistent representation of the uses which would be proposed for surrounding sites as long as the current General Plan land use and zoning designations are applicable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Conditional Use Permit application. 2. That it does hereby recommend to the City Council approval of Conditional Use Permit 96- 029, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California peres029.cup �- •,� PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT CONDITIONAL USE PERMIT 96-029 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. CUP 96-029 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Site Development Permit 96-590 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 2. Approval for CUP 96-029 shall be in effect for the duration of the approval period for Specific Plan 96-028. 3. Establishment or conversion of any use authorized under this approval shall not occur unless the appropriate applications, as deemed necessary by the Community Development Department, have been filed for review and approval. 0'7 1 PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP 28422, CREATING FOUR PARCELS TO ALLOW DEVELOPMENT OF A 77,714 SQUARE FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES TENTATIVE PARCEL MAP 28422 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Tentative Parcel Map 28422, a request to subdivide 10.29 gross acres into four parcels; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328); and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Tentative Parcel Map: The proposed Tentative Parcel Map is consistent with the La Quinta General Plan and Specific Plan 96-028. The division of property is necessary to allow orderly development of land use designations as set forth in the General Plan, as well as to implement the proposed Specific Plan for the property. will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, 2. The design and improvement of the proposed Tentative Parcel Map is consistent with the La Quinta General Plan and Specific Plan 96-028, in that the parcel map provides for the required right-of-way dedications and other on and off -site improvement aspects as necessary to support development in accordance with the provisions of Specific Plan 96-028, pursuant to City standards adopted to implement the General Plan. 3. Design and improvement of the proposed Tentative Parcel Map will not have the potential to degrade the quality of the environment, or substantially injure fish or other wildlife, including any habitat, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. e=sope.328 of Planning Commission Resolution 96- 4. Design and improvement of the proposed Tentative Parcel Map are not likely to cause serious public health problems, in that the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. 5. Design and improvement of the proposed Tentative Parcel Map will not conflict with any public easements for access or use of the property. The applicant has provided access to adjoining properties which will not conflict with any other public easements, and conditions of approval require the development of specific right-of-ways in order to improve access, both to the site and to other property in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Tentative Parcel Map. 2. That it does hereby recommend to the City Council approval of Tentative Parcel Map 28422, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A' and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California onrnennrt 'AIR 073 PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT TENTATIVE PARCEL MAP 28422 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 2. Tentative Parcel Map (TPM) 28422 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. 3. TPM 28422 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Conditional Use Permit 96-029 • Site Development Permit 96-590 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. Prior to the issuance of a grading, improvement -or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: coalapis.tpm - 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 - 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, 07 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 an approved Storm Water Pollution Protection Plan. 5 All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 6. All applicable conditions of approval for TPM 28422 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. 7. All easements, rights of way and other property rights required of the tentative parcel 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 filing of a certificate of compliance for waiver of a final map. 8. The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. coalapis.tpm Property rights required of this development include: A. State Route 111 - 86' half of a 172' right of way B. Dune Palms Road - 55' half of 110' right of way Right of way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. If the City Engineer determines that public access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant temporary public access easements to those areas within 60 days of written request by the City. 07 9. The applicant shall dedicate or grant an access easement over the most southerly driveway on Dune Palms Road to the owner of the abutting property to the south. The applicant may propose easement language requiring a reciprocal easement and participation in maintenance costs from the abutting property owner. 10. The applicant shall dedicate or grant an access easement to provide an access route from the center driveway on Dune Palms Road to the property to the east. The applicant may propose easement language requiring the owner of the property to the east to construct drive improvements not constructed by the applicant and to participate in the cost of construction and maintenance of the shared portion of the access drive. With of this easement shall be a minimum of 36 feet, with design/improvements to be determined by the City Engineer. 11. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent to the following street rights of way: A State Route 111 - 50' B. Dune Palms Road - 50' Minimum widths may be used as average widths if meandering wall designs are approved. If public sidewalks are constructed in the setback areas, the applicant shall dedicate blanket sidewalk easements over the setbacks. 12. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 13. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. coalapis.tpm "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 m f 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. 14. 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. 15 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 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. 16 The applicant shall construct improvements and/or satisfy obligations, or enter into a 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. 17. 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. coalapis.tpm L 18. 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. 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 occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the City Engineer. 19. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which have been or will be constructed by others (participatory improvements). This development is responsible for the following participatory improvements: A. Underground installation of existing overhead utilities. B. Ultimate improvements to the applicant's side of S.R. 111 including half of a raised landscape median (if Caltrans will not allow the widening concurrently with construction of this development). C. A raised landscape median on Dune Palms Road. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 20. 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. 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. The applicant shall comply with the City's flood protection ordinance. coalapis.tpm 0 7R 23. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 24. A grading plan, which may be combined with the on -site paving and drainage 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. 25. 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. The document shall list, in tabular form, the pad elevations approved on the grading plan, the as -built elevation, and the difference between the two, if any. "-. 26. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 27. Nuisance water and storm water shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 23. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 29. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 30. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 31. 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. 32. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. coalapis.tpm n7 33. 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. 34. 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. 35. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. State Route 111 - Major Arterial: coalapis.tpm 1) Street Improvements - Construct ultimate improvement on applicant's half of street as required by Caltrans. This work shall include a raised landscape median and six -foot -wide sidewalk. If Caltrans requires that all or a portion of the improvements be delayed until a later date, the applicant shall secure this obligation as a participatory improvement. 2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to the ultimate location for fully -improved street conditions. It is anticipated that this work will require new pole and mast arm equipment. Make other modifications to signal as necessary to accommodate street improvements constructed with this development. B. Dune Palms Road - Primary Arterial: 1) Construct ultimate improvement on applicant's side of street including a six -foot -wide sidewalk. The applicant's half of the raised landscape median is a participatory improvement which will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 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 OBC improvements are safely integrated with existing improvements and conform with the City's standards and practices. 36. Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - One 40' wide right-in/right-out drive at the east boundary of this development. B. Dune Palms Road - Three access drives as follows: 1) One 30' right-in/right-out drive centered approximately 360' south of the centerline of S.R. 111 right of way. 2) One 30' right-in/right-out drive centered approximately 620' south of the centerline of S.R. 111. This drive shall be relocated northerly from the position shown on the preliminary plot and grading plan (dated 9/9/'96) to align with the access easement to the property to the east. 3) One 40' full -access reciprocal access drive at the south end of the development which shall straddle the boundary line with the property to the south. 37. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 38. 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 applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 39. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. coalapis.tpm 40. The applicant shall provide landscape improvements in the perimeter setback areas along Dune Palms Road and S.R. 11.1. 41. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 42. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 43. 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. 44. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 45. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 46. 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. 47. 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 improvement plan computer files previously submitted to the City to reflect the as -constructed condition. coalapis.tpm 08 48. 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. 49. 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. coalapis.tpm Planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECONDAENDING APPROVAL OF SITE DEVELOPMENT PERMIT 96-590, TO ALLOW DEVELOPMENT OF A 71,714 SQUARE FOOT M MD -USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS ACRES SITE DEVELOPMENT PERMIT 96-590 LAPIS ENERGY ORGANIZATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of November, 1996, hold a duly noticed Public Hearing to consider Site Development Permit 96-590, for approval of a 77,714 square foot commercial project on 10.29 gross acres; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify a recommendation on said Site Development Permit: The proposed Site Development Permit is consistent with the La Quinta General Plan, in that the project proposes uses similar to those already assessed under ultimate development of the La Quinta General Plan, and which were addressed in the EIR previously certified for the General Plan. 2. The proposed Site Development Permit land uses are consistent with the Zoning Code, in that these uses have been identified as permitted, subject to conditions on operation of those uses being applied. Approval of the Conditional Use Permit, in conjunction with this Site Development Permit and related applications, will assure this through regulation of these uses as dictated by the Zoning Code. The surrounding properties are also zoned CR and CP; development of these properties will incorporate similar compatible commercial uses. 3. The requirements of CEQA have been complied with, in that an Initial Study was prepared (EA 96-328), which concluded that no significant impacts from implementation of the Site Development Permit and related applications will occur, with incorporation of mitigation as identified in the Initial Study. The applicant has agreed to implement the necessary mitigation prior to site development activities in concurrence with project conditions relating to this. peres590.sdp 081 Planning Commission Resolution 96- 4. The architectural design aspects of the project are compatible with the type and quality of design prevalent in the City as well as with development on surrounding properties, based on the architectural theme, materials, colors and treatments to be incorporated into the overall project design. The overall site design of the Project is compatible with the type and quality of design prevalent in the City. On -site circulation layouts, access provisions and parking are in substantial compliance with all applicable development and design standards enforced by the City. Additional access through the site to adjacent property has also been incorporated with the project design. 6. The proposed preliminary landscape concept for the project has been designed to provide visual relied complement buildings and emphasize prominent design elements in achieving the concepts for Image Corridors, as outlined in Policies 3-4.1.2 and 3-4.1.4 of the General Plan, given the extensive setback areas required for Highway 111 and Dune Palms Road. Project landscaping also serves to screen undesirable views of parking areas, and incorporates materials which overcome design limitations in these landscape setback areas due to their use for stormwater retention. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission regarding this Site Development Permit. 2. That it does hereby recommend to the City Council approval of Site Development Permit 96- 590, for the reasons set forth in this Resolution and subject to approval conditions, attached hereto, as Exhibit "A" and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 12th day of November, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: peres590.sdp JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California 08(l PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A" CONDITIONS OF APPROVAL - DRAFT SITE DEVELOPMENT PERMIT 96-590 - LAPIS ENERGY ORGANIZATION, INC. NOVEMBER 12, 1996 1. Site Development Permit 96-590 (SDP 96-590) shall be developed in compliance with these conditions and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application. In the event of any conflicts between these conditions and the provisions of SDP 96-590, the conditions shall take precedence. 2. 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(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014). 3. SDP 96-590 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 96-328 • Specific Plan 96-028 • Conditional Use Permit 96-029 • Tentative Parcel Map 28422 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 4. This approval shall expire one year after it's effective date, as determined pursuant to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. The validity of other related applications, as identified in Condition #3, shall not be a consideration in determining extension provisions. 5. Prior to the issuance of any grading or building permit contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: coalapisAp • Fire Marshal • Building and Safety Department • Public Works Department (Grading Permit, Improvement/Encroachment Permits) 1 I • Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District • Southern California Gas Company • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) • Sunline Transit • Waste Management of the Desert The applicant is responsible for any requirements of these permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, the 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 an approved Storm Water Pollution Protection Plan. 6. A plan for the provision of refuse storage and recycling locations and facilities shall be submitted to the Community Development Department for review/approval prior to any Certificate of Occupancy. Said plan shall prepared in accordance with City standards as set forth in Section 9.100.200 of the Zoning Code, and submitted with a written clearance from Waste Management of the Desert as to locations and design detail provisions. 7. Handicap access and facilities shall be provided in accordance with Federal (ADA), State and local requirements. Handicap accessible parking shall generally conform with the approved exhibits for SDP 96-590. 8. Any deviation from setbacks requirements of the CR an CP zoning districts shall be in conformance with those approved as part of Specific Plan 96-028. 9. Ali aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 96-328), as certified by the La Quinta City Council. 10. All parking area civil plans and improvements shall be developed in accordance with the standards set forth in applicable portions of Section 9.150.080 of the Zoning Code. coalapis. sdp 2 I Planning Commission Resolution 96- 11. All applicable conditions of approval for SDP 96-590 shall be incorporated into the revised text for Specific Plan 96-028 in the appropriate sections. The revised document shall be submitted to the Community Development Department for compliance review at the time of initial building permit submittal. 12. Applicant/Developer shall comply with the terms and conditions as stipulated in the temporary construction access agreement and reimbursement agreement entered into with the City. 13. 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. 14. The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Property rights required of this development include: A. State Route 111 - 86' half of a 172' right of way B. Dune Palms Road - 55' half of 110' right of way Right of way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. If the City Engineer determines that public access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant temporary public access easements to those areas within 60 days of written request by the City. 15. The applicant shall dedicate or grant an access easement over the most southerly driveway off of Dune Palms Road to the owner of the abutting property to the south. The applicant may propose easement language requiring a reciprocal easement and participation in maintenance costs from the abutting property owner. 16. The applicant shall dedicate or grant an access easement to provide an access route from the center driveway on Dune Palms Road to the property to the east. The coalapis.sdp 3 Planning Commission Resolution 96- applicant may propose easement language requiring the owner of the property to the east to construct drive improvements not constructed by the applicant and to participate in the cost of construction and maintenance of the shared portion of the access drive. Width of this easement shall be a minimum of 36 feet, with design/improvements to be determined by the City Engineer. 17. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent to the following street rights of way: A. State Route 111 - 50' B. Dune Palms Road - 20' Minimum widths may be used as average widths if meandering wall designs are approved, and as identified in SP 96-028. If public sidewalks are constructed in the setback areas, the applicant shall dedicate blanket sidewalk easements over the setbacks. 18. The applicant shall dedicate any easements necessary, including placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 19. 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 Public Works Director. 20. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. coalapis. sdp "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 4 (1199 Planning Commission Resolution 96- 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. 22. 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. 1l`:• _►/ l : 1l l 23. 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 Public Works Director. 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 television 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. 24. 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 Public Works Director. walapis. sdp 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 occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the Public Works Director. 5 51 Planning Commission Resolution 96- 25. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements which have been or will be constructed by others (participatory improvements). Participatory improvements for this development include: A. Underground installation of existing overhead utilities. B. Ultimate improvements to the applicant's side of S.R. 111 including half of a raised landscape median (if Caltrans will not allow the widening concurrently with construction of this development). C. A raised landscape median on Dune Palms Road. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 26. Prior to any site disturbance being permitted, the applicant/developer shall submit and receive approval of a Fugitive Dust Control Plan (FDCP), 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. The plan shall define all areas proposed for development and indicate time lines for any project phasing, and shall establish standards for comprehensive control of airborne dust due to development activities on site. Phased projects must prepare a plan that addresses control measures over the entire buildout of the project, such as for disturbed lands pending future development. 27. The applicant shall comply with the City's Flood Protection Ordinance. 28. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 29. A grading plan, which may be combined with the on -site paving and drainage 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 coalapis.sdp C1 0j Planning Commission Resolution 96- the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 30. 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. The document shall list, in tabular form, the pad elevations approved on the grading plan, the as -built elevation, and the difference between the two, if any. 31. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 32. Nuisance water and storm water shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 33. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 34. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 35. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 36. 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. 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. coalapis. sdp 7 r) Planning Commission Resolution 96- 38. 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. 39. 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 Public Works Director. 40. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. State Route 111 - Major Arterial: 1) Street Improvements - Construct ultimate improvement on applicant's half of street as required by Caltrans. This work shall include a raised landscape median and six -foot -wide sidewalk. If Caltrans requires that all or a portion of the improvements be delayed until a later date, the applicant shall secure this obligation as a participatory improvement. 2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to the ultimate location for fully -improved street conditions. It is anticipated that this work will require new pole and mast arm equipment. Make other modifications to signal as necessary to accommodate street improvements constructed with this development. B. Dune Palms Road - Primary Arterial: 1) Construct ultimate improvement on applicant's side of street including a six -foot -wide sidewalk. The applicant's half of the raised landscape median is a participatory improvement which will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths or other measures as determined by the City Engineer. 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 coalapis.sdp 8 000 4 Planning Commission Resolution 96- improvements are safely integrated with existing improvements and conform with the City's standards and practices. 41. Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - One 40' wide right-in/right-out drive at the east boundary of this development. B. Dune Palms Road - Three access drives as follows: 1) One 30' right-in/right-out drive centered approximately 360' south of the centerline of S.R. 111 right of way. 2) One 30' right-in/right-out drive centered approximately 620' south of the centerline of S.R. 111. This drive shall be relocated northerly from the position shown on the preliminary plot and grading plan (dated 9/9/'96) to align with the access easement to the property to the east. 3) One 40' full -access reciprocal access drive at the south end of the development which shall straddle the boundary line with the property to the south. 42. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, and sidewalks. 43. 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 4.511/6.00" Major Arterial 5.5"/6.50" The applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 44. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. coalapis. sdp Planning Commission Resolution 96- 45. The applicant shall provide landscape improvements in the perimeter setback areas along Dune Palms Road and S.R. 111. 46. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, common retention basins, and park facilities shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the Public Works Director. The plans are not approved for construction until they have been approved and signed by the Public Works Director, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 47. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape areas outside the right-of-way. 48. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Public Works Director. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 49. Unless otherwise approved by the Public Works Director, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 50. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 51. Prior to any building permit issuance, the applicant shall submit to the Community Development Department final landscape plans for the overall project area, based on the preliminary planting and shading plans submitted with this application. The number/locations of trees shown does not constitute a final approval. The plans shall address the following: A. 15 year canopy coverage as required for the parking areas, to adequately demonstrate a minimum 50% area shade coverage as well as a minimum 5% of net project area for parking area landscaping (not to include perimeter planter areas). Any revised landscape materials substituted to achieve this standard shall be so noted on the plans. Parking area landscaping/shading shall be provided as required under Section 9.150.080.M. Some parking spaces shall be eliminated to allow additional planter areas to be established in the central coalapis.sdp 10 () a Planning Commission Resolution 96- portions of parking areas to provide additional shade cover. Appropriate shade tree species shall be incorporated. B. Additional placement of California Pepper trees, specifically within the landscape setback areas along 'Highway 111 and Dune Palms Road. The plans shall illustrate a higher landscape density (screening) at the intersection, with decreasing intensity away from the intersection. C. Location and design details for any walls, berming, planting screens, etc., as necessary to achieve parking area screening from all adjacent streets, as required by Section 9.150.080.L. D. Interim landscaping or other proposed treatment for the 36-foot east -west access easement between Parcels 2 and 3, to be maintained until such time as development on the easterly property occurs. 52. Landscaping within the overall project area shall be commonly maintained under a single maintenance contract. Prior to issuance of a building permit, an appropriate maintenance mechanism shall be established to assure compliance with this requirement. Documentation necessary to meet this requirement shall be submitted for review and acceptance by the Community Development Department. Said documentation must include that landscape materials shall be maintained as planted in perpetuity, and that dead, dying or otherwise missing landscape improvements shall be replaced, replanted or provided within 30 calendar days. 53. The applicant shall employ construction quality -assurance measures which meet the approval of the Public Works Director. 54. 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. 55. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the Public Works Director. 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 AutoCad plan files previously submitted to the City to reflect the as - constructed condition. coalapis.sdp 1 1 ► Planning Commission Resolution 96- 56. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site street improvements. 57. 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. 58. 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. 59. Mitigation fees in the amount of $600.00 per acre shall be paid to the Coachella Valley Fringe Toed Lizard Habitat Conservation Program prior to any land disturbance or grading permits being issued for the site. 60. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for the project's environmental assessment (Negative Declaration) shall be submitted to the Community Development Department within 24-hours after review of the project by the City Council. 61. Provide or show there exists a water system capable of delivering 2,500 gpm for a 2-hour duration at 20 psi residual operating pressure, which must be available prior to any combustible material being placed on the job site. 62. A combination on and off -site Super fire hydrants (6" X 4" X 2'/z" X 2Y2") will be located not less than 25-feet or more than 165-feet from any portion of the buildings as measured along approved vehicular travel ways. Minimum fire flow will be 1,000 g.p.m. for a 2-hour duration at 20 psi. 63. Blue 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. 64. Prior to issuance of a building permit, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be approved and signed by a registered coalapis.sdp 12 � `' Planning Commission Resolution 96- civil engineer and the local water company with the following certification: "1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 65. Buildings 5,000 square feet or larger shall be equipped with a complete fire sprinkler system per NFPA 13. The post indicator valve and fire connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the building. 66. System plans must be submitted to the Fire Department for review, along with a plan check inspection fee. The approved plans, with Fire Department job card, must be at the job site for all inspections. 67. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and NFPA Standard 72. 68. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits from both the County Health and Fire Departments. 69. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact a certified extinguisher company for proper placement of equipment. 70. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 71. 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. 72. Specific fire protection requirements for each occupancy will be determined when final building plans are submitted for review. Final conditions will be addressed when building plans are submitted. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 73. Prior to issuance of a grading permit or any earth disturbance, the applicant shall have prepared and obtained approval from the Community Development Department for a Phase III archaeological mitigation program for CA-RIV-5832. The program shall be prepared by a qualified archaeologist, and shall include provisions for strictly coaiapis.sdp 13 r 9 9 Planning Commission Resolution 96- controlled archaeological monitoring and data recovery, including research and field methods, lab analysis methodology, Native American consultation and monitoring, curation procedures,. report preparation and disposition of artifacts and records. The final report shall be submitted to the Community Development Department. 74. The applicant shall submit a final, detailed project area lighting plan, based on the preliminary lighting plan reviewed with this application. All pole -mounted light standards shall be limited to 25 feet in height; coverage provided shall be demonstrated to adequately light the project area with minimal light wash on surrounding property. All lighting provisions shall be consistent with the Outdoor Lighting standards in Section 9.100.150. Said lighting plan shall be approved prior to issuance of the first building permit. 75. A comprehensive sign program shall be submitted for review and approval by the Planning Commission prior to establishment of any permanent signs for the project. Provisions of the sign program shall be in compliance with applicable sections of Chapter 9.160 of the Zoning Code. Temporary signs may be established as deemed appropriate, pursuant to said Chapter, prior to approval of a sign program. 76. All roof -mounted mechanical equipment must be screened and installed using compatible architectural materials and treatments, in a manner so as not to be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with construction plan submittal for building permits. Method and design of screening must be approved by the Community Development Department prior to any issuance of building permits related to structures requiring such screening. 77. The lattice patio structure extending from the on -site manager's unit shall be relocated, so as to not encroach into the 20 foot landscape setback area. This structure and the one along the west side of the mini -mart, extending over the service aisle, may be located up to this landscape setback line, as identified in the approval for Specific Plan 96-028. 78. Establishment or conversion of any use authorized under this approval shall not occur unless the appropriate applications, as deemed required by the Community Development Department, have been filed for review and approval. 79. Applicant/Developer shall submit design details for the access gates proposed for the self -storage warehouse use at the time of submittal for a building permit. Clearances shall be obtained from the Riverside County Fire Department and Public Works Department. coalapis.0p 14 1 n /t BI #1 STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 12, 1996 CASE NO.: TEMPORARY USE PERMIT 96-133 REQUEST: APPROVAL OF A SIX -DAY GOLF TOURNAMENT EVENT (DINERS CLUB MATCHES), TEMPORARY TRAILER AND SIGN PROGRAM TO BE HELD AT THE PGA WEST RESORT AND CLUB DECEMBER 10-15, 1996, PURSUANT TO PROVISIONS OF ZONING ORDINANCE SECTIONS 9.100.140 AND 9.100.180 AND SPECIFIC PLAN 83-002. LOCATION: PGA WEST STADIUM AND JACK NICKLAUS RESORT GOLF COURSES APPLICANT: DINERS CLUB REPRESENTATIVE: MS. TONYA BLOSSER, TOURNAMENT COORDINATOR ENVIRONMENTAL CONSIDERATION: THIS PROJECT IS CATEGORICALLY EXEMPT FROM CEOA BECAUSE THE GOLFING EVENT IS A MINOR TEMPORARY USE OF THE LAND THEREBY HAVING NEGLIGIBLE EFFECT ON THE ENVIRONMENT PER SECTION 15304 (CLASS 4(E)). GENERAL PLAN: LOW DENSITY RESIDENTIAL AND GOLF COURSE OPEN SPACE ZONING: RL (LOW DENSITY RESIDENTIAL) AND G (GOLF COURSE) Rif :. .• • On October 11, 1996, an application was submitted requesting approval of the 1996 Diners Club Matches, a six -day golf tournament event to be held the second week of December at the PGA West Resort and Club on the TPC Stadium and Jack Nicklaus Resort Golf Courses (Attachment 1). The event organizers anticipate approximately 5,000 people per day beginning on December 12, 1996, the third day of the event. The applicant's golf schedule is attached (Attachment 2). The golfing event features PGA Tour teams, and this is the third year that PGA West Resort and Club has hosted the golf tournament. Last year's tournament was approved by staff under Minor Temporary Outdoor Event Permit 95-104. Nationally televised play occurs on the last four days of the tournament. PCGT.126 The temporary hospitality tents and other functions will be located near the existing Stadium/Tournament clubhouse at the south terminus of PGA Boulevard. General admission parking will be located to the west of the clubhouse on vacant land planned for the future hotel. All roads within PGA West are private. Also requested are 30 on- and off -site directional signs (2-feet by 3-feet or 6 square feet each) posted along Jefferson Street north of PGA West within a five -mile radius of the event, and a temporary office trailer measuring 14-foot by 60-foot to be placed in the back or south end of the existing Stadium/Resort clubhouse parking lot (Attachments 3-5). The applicant would like to leave their office trailer at the site until January, 1997. The other temporary tournament facilities will be removed after the golfing event. Section 9.100.140 (Temporary Outdoor Events) of the Zoning Code establishes the provisions for approval of special events within tourist commercial districts to be approved by the Planning Commission for gatherings of more than 300 people including spectators and participants. The Planning Commission can approve the request provided Findings are made and Conditions are met. These include health and safety provisions, parking, security, and traffic related mitigation measures. The Zoning Code permits the following temporary advertising for events of this type: A. One banner per street frontage not to exceed 32 sq. ft.; B. One portable on- or off -site sign not to exceed 55 sq. ft.; C. 30 off -site signs (i.e., directional signs); and, D. 15 bunting signs. Signs covered under Item C are limited to six square feet if placed in the City's right- of-way or twelve square feet if on private property. The PGA West Specific Plan permits relocatable buildings and temporary events under Section 3.3.2 (F). Staff Comments The applicant has hired various contractors to help run the event including parking valets, security/first aid personnel, food caterers and other important service providers. The Riverside County Sheriff's and Fire Departments are currently working with the applicant to determine security and fire protection needs for this event. Previous golf tournaments at PGA West have been well run and have not created impacts. No problems were experienced last year. Therefore, staff anticipates no major problems because the event activities are in the center of PGA West Resort, a master planned golf related facility, and Specific Plan 83-002 specifically permits this type of function as Conditioned. Findings for approval are included in the attached material. PCGT.126 i 0 11 11 _ 0 .V OR Adopt Minute Motion 96-_, approving the Diners Club Matches Golf Tournament, temporary trailer and signing for the upcoming event, subject to the Findings and Conditions of Approval as attached. Attachments: 1. Location Map 2. 1996 Schedule of Events 3. Temporary Facilities Map 4. Directional Sign Location Map 5. Directional Sign Graphics Prepared by: GREG TROUSDELL, Associate Planner Submitted by: r , CHRISTINE DI IORIO, Planning Manager PCGT.126 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-133 DINERS CLUB MATCHES GOLF TOURNAMENT NOVEMBER 12, 1996 FINDINGS: 1. The event will not be detrimental to the health, safety and general welfare of the community in the area of the proposed event. A. Various public agency permits are required prior to the event occurring ensuring that the event will be conducted in a professional manner. Health Department permits are required for all food and beverage vendors serving the event, and police and fire personnel will be on hand to assist the organizers in providing a safe environment for vehicles and patrons coming to the event. The public roadways providing access to the event are capable to support the local patrons because they are two- lane improved thoroughfares (e.g., Jefferson Street, etc.). The applicant and his contract employees are aware of these rules and regulations since they hosted the Diners Club Matches Golf Tournament at this site for the last few years. No problems are anticipated which would be detrimental to the community based on the recommended conditions. B. This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because the outdoor event is being conducted on an existing golf course with adequate facilities to accommodate the daily patrons and public streets will be used to direct traffic to designated parking areas under Section 15304 (Class 4(e)). Temporary no parking on PGA Boulevard will encourage use of the designated visitor parking and reduce congestion around the clubhouse area while the tournament is being held. C. Temporary signs directing patrons to the event will be displayed along Jefferson Street to help the public find this special event location. The signs will be placed so that they do not interfere with traffic safety signs or other facilities (i.e., traffic signals, etc.). Sign removal will occur immediately after the event is over to guard against the signs becoming roadside debris or litter. 2. There is adequate area to conduct the event and to accommodate the anticipated attendance. A. This nationally advertised sporting event is held in an adequately designed facility which can hold the daily patrons because various conaprvl.414 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-133 DINERS CLUB MATCHES GOLF TOURNAMENT NOVEMBER 12, 1996 facilities will be provided such as restrooms, first -aid station, food and beverages, parking, and other facilities which provide services to those paying to attend the daily activities. The country club has existing buildings (restrooms) and landscaping facilities which complements the other temporary improvements planned for the golf tournament. Guest and employee parking areas will be provided on property owned by KSL Recreation Corporation or its affiliate companies. 1. The golf tournament is permitted to be held from December 10-15, 1996, between the hours of 6:00 A.M. and 6:00 P.M. excluding special functions after daily tournament play. 2. Prior to final approval, a building permit shall be required to construct temporary facilities such as bleachers, trailer, tents, and provide electrical power to these improvements, subject to approval of the Director of Building & Safety. All permits for the event shall be obtained by December 1, 1996. A special inspection fee of $100.00 is also required. 3. A fire inspection is required for temporary structures (tents, etc.) or any open flame devices by the Riverside County Fire Department before installation and use. If you have any questions, please contact Mr. Tom Hutchison, Fire Safety Specialist, at 863-8886. Fire lanes shall be established and/or maintained during the special event. All permits for the event shall be obtained by December 1, 1996, or prior to installation of any tents, etc., whichever occurs first. 4. Portable restrooms shall be provided for patrons and vendors as required by the Building and Safety Department. Restroom facilities to accommodate the physically challenged shall also be provided. 5. Temporary trash receptacles shall be provided so that trash/debris can be deposited accordingly. The site shall be left clean of any litter at the close of the event. 6. Signs in the City right-of-way shall be mounted on minimum 2-inches by 2- inches wood posts unless otherwise approved by the Public Works Director. No signs shall be closer than 100-feet from an intersection. Temporary signs shall be posted no closer than 5-feet from the edge of the paved area of any conaprv1.414 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-133 DINERS CLUB MATCHES GOLF TOURNAMENT NOVEMBER 12, 1996 public road or street and placed a minimum of 200-feet from an identical sign. Signs in the right-of-way shall not exceed six square feet and signs on private property shall not exceed 12 square feet. Signs placed on private property shall be installed only if authorization has been secured prior to installation. All signs shall be placed in a manner which does not obstruct traffic or street signs or other important equipment (Chapter 9.160 of -the Sign Ordinance). All temporary directional signs shall be removed by December 18, 1996. 7. Before the outdoor event begins (no later than seven days in advance), a notice shall be given to the existing property owners' associations at PGA West informing them of the upcoming special event and associated parking restrictions and access routes. A copy of the written notice shall be given to the Community Development Department by December 1, 1996. 8. Vendors who sell or serve alcoholic beverages shall obtain a license from the State of California Alcoholic Beverage Control Department. A copy of the license shall be submitted to the Community Development Department by December 1, 1996. All drinks shall be served in paper or plastic cups. 9. Riverside County Sheriff's Deputies shall be employed on -site during the event to provide security and traffic control supervision as determined by their agency through prior contractual arrangements. 10. Food vendors shall be reviewed and approved for operation by the Riverside County Health Department, as required. They can be reached by calling 863- 7000. All vendors shall also obtain a City Business License. 11. The applicant shall work with Waste Management of the Desert to recycle the aluminum cans disposed in the temporary trash receptacles during the outdoor event. 12. If ground excavation is required, please contact Underground Service Alert (USA) at 1-800-422-4133. The service is free of charge provided USA is given at least two days' notice. 13. Before any cranes, forklifts, or other aerial equipment is raised, please check for existing overhead wires. conaprvl.414 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-133 DINERS CLUB MATCHES GOLF TOURNAMENT NOVEMBER 12, 1996 14. All designated private security personnel must be licensed by the State of California and possess a current Private Security Guard license. 15. No overnight camping in recreational vehicles is permitted during the golf tournament. 16. The Community Development Department may impose additional conditions, or revoke this permit, if any problems arise during the event that needs special attention or consideration. 17. A bond in the amount of $500.00 shall be posted to insure that all off -site directional signs are removed by December 18, 1996. The security can be either a Certificate of Deposit or Letter of Credit naming the City as beneficiary of the account or cash. The security deposit is refundable provided the signs are removed after the event. The Community Development Department shall receive the deposit by December 1, 1996. 18. Access and parking areas that are not hard surfaced or turf, shall be sufficiently watered daily up to the events opening, and during, to reduce blowing dust. Tracked out mud and dirt from vehicles or equipment onto PGA Boulevard shall be removed daily or kept damp until removal can occur. An appropriate method for stabilization of all disturbed site areas upon termination of this use shall be submitted for review by the Public Works Department, consistent with the provisions of Chapter 6.16, Fugitive Dust Control Ordinance. A Fugitive Dust Control Plan for this use shall not be required as long as the intent of this Condition is being complied with. 19. The office trailer shall be self-contained and include bathroom and lavatory facilities for workers or employees unless otherwise determined by the Building and Safety Director. The trailer shall be accessible to the physically challenged. The trailer, if elevated off the ground, shall be skirted with metal or wood siding material. The skirting material shall be painted to match the exterior color of the office trailer. The exterior surfaces of the trailer shall be painted (or stuccoed) and be in overall good condition. conaprvl.414 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-133 DINERS CLUB MATCHES GOLF TOURNAMENT NOVEMBER 12, 1996 20. A building address shall be installed on the trailer to help identify the temporary business location (e.g., minimum 4-inch high letters in a contrasting color). The building address shall be visible from PGA Boulevard. 21. No exterior building lighting is allowed unless approved by this Department prior to on -site installation. Exterior light fixtures shall be hooded to prevent light glare from being cast onto adjacent properties. 22. Mounted close to the front door shall be a written notice informing emergency personnel of the 24-hour emergency phone number(s) of the applicant in case problems arise that need attention (i.e., minimum one -inch high letters). 23. A minimum of one 2A10BC fire extinguisher shall be provided inside the temporary office trailer in an accessible location. All required building exits shall be posted with signs that state "This door to remain open during regular business hours" over the top of the door. conaprvl.414 ATTACHMENTS FOR DINERS CLUB MATCHES ATTAM-C 41 Q-4 1J- 12�� ^, n i r rT �. u H Ef - �F,� �.LJS MATCHES ��. CIO, 615�' 0:�� CMR S Ma 10io9 96 CN C S Attachment 2 1996 Scbedule of Events mo,,vDAY, December 4 PGA WEST Resort Clubhouse FRO-AM/PLAYER REGISTRATION 8:00 a.m. - 6:00 p.tn. PGA WEST Jack Nicklaus Tournament Course PRO-AMNLAYER PRACTICE ROUNDS Tl1ESDAY, December 10 PRO -AM REGISTRATION 60 a.M.. 8:30 a m. PLAYER REcis,rRATION & CREDENTIALING 7:oo a.m. - 8:00 p.m. PRO -AM PLAY 9:00 a.m. Shotgun Stan (48 Teams of 4 Amateurs} Format: Two-80t Ball PRO -AM ])RAWPARTY d (invitation Cocktails ly) 100 p.m. - 5:00 p.m. • As scan as Pro -Am Gnlshes WEDNESDAY, December 11 PLAYER REGISTRATION & CREDENTIALING 7,00 a.m. • 8:00 P.m, PRO-AWS PLAY 9:09 a.m. Shotgun Start (48 Teams of 4 Amweurs and t Pro) Formae Modified Texas Scramb:e PRO -AM AWARDS PARTY (Invitation Oniy) ;:00 p.m. - 4.30 p,ri.' Hors d,oeuvers & Caektsi:s • As soon as Pro -Am finishes DINERS CLUB BANQUET (Invitation Only) 0:30 p.m. - I0,00 p.m. (Dirncr at 7:30 P.M) ry1jRSDAY, December 12 DINERS CLUB MATCHES BEGIN Three TOUR Divisions - PGA, LPGA and Senior PGA Eight (8) Teams of Two (2) compete within one of two divisions within spcei icd TOUR. ttourd Robin Format Host Tent Open to Guests (Invitation Only) ESPN Telecast: 3:00 p.m• - 6:00 P-m- PGA WEST Resort C1t:bhouse PGA WEST Weiskopf Private Course PGA WEST TPC Stadium Golf Course PGA WEST Host Tent PGA \VEST Resort Clubhouse PGA WEST Jack Nicklaus Tournament Course PGA WEST TPC Stadium Golf Course PGA WEST Host Tent La Quinta Resort & Club: Fiesta Ballroom PGA WEST Jack Nicklaus Tournament Course C Diners Club Matches 56. i 45 PGA Boulevard _a Qt rta, CA 92253 - 619R77-0 i 50 . Fax 6! 9/777-M77 FRIpAY, December 13 DINERS CLJB MATCIIF.S (continue) Round Robin Format Host Tent Open to Guests (ln�itation Only) ESPN Telecast: 3!00 p.m• - 6:00 p.m. SATURVAY, December 14 DINERS CI-UB MATCHES (continue) Round Robin Format Host Tent Open to Guests (Invitation Only) ABC SPORTS Telecast: 4:00 P.M. - 6:00 p.m. SUNDAY, December 15 DINERS CLUB MATCHES (continue) FINALS (All Three TOURS) Two winning tcarnsto compete wiviin each TOUR Host Ten, Open to Guests (Invitation Only) ABC SP0R1'S Telecast; 3:00 p.m. P m PGA WEST Jack Nicklaus T'ourr.ament Course PGA WEST Jack Nicklaus Tournament Course PGA WEST Jack Nicklaus Tournament Course Attachment 3 4 .��. i �sr•" r e Cr C S r � t A � bf y Y T�� ppm, '`LT—a.L--1r 1Ji 1L�r' P. ::1HERS Legend ® Sign Location ,AV sir 6197,71, " %(, Attachment 4 Various Signs along PAA Blvd. CASE MAP CASE No. Special Advertising Device f ,v� NORTH SCALE: nts gt r (t� DINERS CLUB MATCHES 3 Attachment Auachment 5 Zx WOOD �)csl--'