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1996 12 10 PCCF\ram 0 F PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California December 10, 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 96-039 Beginning Minute Motion 96-041 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 November 26, 1996 B. Department Report PC /AG ENDP.. V. 0A 5. PUBLIC HEARINGS Item ................. CONTINUED - ZONING ORDINANCE AMENDMENT 96-053 AN AMENDMENT TO MUNICIPAL CODE SECTION 9.60,130 RECREATIONAL VEHICLES Applicant ............ City of La Quinta Location ............. City-wide Request .............. Discussion and recommendation by the Planning Commission of ai Amendment to the current Zoning Code regarding Recreationa Vehicles Action ............... Resolution 96- Item ................. VESTING TENTATIVE TRACT 28458, SITE DEVELOPMEY PERMIT 96-594, AND VARIANCE 96-027 (BELLA VISTA) Applicant ........... EZ Okie (Mr. Roger Snellenberger) Location ............ North side of Fred Waring Drive, 1,615 feet east of Washington Strec Request ............. 1) Approval of the subdivision of 28.8 acres into 115 single family an other lettered public streets and well site lots; 2) Approval of hous plans; and 3) A deviation in the rear yard setback from 20 feet to nc less than 10 feet on cul-de-sac or knuckle lots Action ............... Request to continue to January 14, 1997 Item .................. VESTING TENTATIVE TRACT 28457, SITE DEVELOPMENT PERMIT 96-593, AND VARIANCE 96-028 (BELLA VISTA) Applicant ............ EZ Okie (Mr. Roger Snellenberger) Location ............. North side of Fred Waring Drive, 2,600 feet east of Washington Strec abutting the Starlight Dunes development along the easterly propert: line Request .............. 1) Approval of the subdivision of 33.1 acres into 116 single family an other lettered public streets and retention basin lots; 2) Approval o house plans; and 3) A deviation in the rear yard setback from 20 fee to not less than 10 feet on cul-de-sac or knuckle lots Action ............... Request for Continuance to January 14, 1997 Item .................. SITE DEVELOPMENT PERMIT 96-598 AND VARIANCE 96-021 Applicant ........... The William Warren Group Location ............ East side of Adams Street, immediately south of the Whitewater Storr. Channel and approximately 730 feet north of Highway 111 Request ............. 1) Certification of a Mitigated Negative Declaration of Environmenta Impact; 2) Approval of a Variance of the maximum 600 square foc caretakers unit size and requirement to landscape 5 % of the interio parking area; and 3) Approval to allow construction of an 86,00, square foot self storage facility on a four acre site Action ............... Resolution 96- and Minute Motion 96- 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 ............... Resolution 96- PC/AGENDA VI. BUSINESS ITEMS - None 1. Item .................. TEMPORARY USE PERMIT 96-135 Applicant ........... Lexus Challenge (Mr. Terrance J. Hislop, Manager of Operations) Location ............ Citrus Golf Course, North of 52nd Avenue and west of Jefferson Stree Request ............. Approval of a four -day golf tournament event and sign program to bi held on December 18-21-1996, pursuant to provisions of Zoning Ordinance Sections 9.100.140 and 9.100.180 Action ............... Minute Motion 96- 2. Item .................. SEMI PERMANENT DOWNTOWN VILLAGE DIRECTIONAL SIGNS Applicant ........... La Quints Chamber of Commerce Location ............ The Village Request ............. Approval of signs and their locations Action ............... Minute Motion 96- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Discussion relative to application submittals IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, CA November 26, 1996 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:10 P.M. by Chairman Abels who asked Commissioner Gardner to lead the flag salute. B. Chairman Abels requested the roll call: Present: Commissioners Butler, Gardner, Newkirk, Seaton, Tyler, Woodard, and Chairman Abels. D. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. CONFIRMATION OF AGENDA - A. Chairman Abels asked that the Agenda be rearranged placing Item 4 before Item #3. III. PUBLIC COMMENT: None IV. CONSENT CALENDAR A. Chairman Abels asked if there were any corrections to the Minutes of November 12, 1996. Commissioner Tyler asked that Page 6 be changed to note that Commissioners Woodard/Tyler are to serve as alternates. Commissioner Butler asked that Page 3 be amended to read "fueling station" would be public, as the food mart obviously would be public. Commissioner Woodard asked that Page 6, Item 21 be amended to read "a member of the Design Review Board"; on the Lube and Tune building elevations there was a weakness with the window openings being too thin and too inappropriate; and the statement that said the functions are oversized should read "the upper functions are oversized which caused a rectangular building, which is not acceptable." There being no further corrections, it was moved and seconded by Commissioners Tyler/Butler to approve the minutes as corrected. Unanimously approved. PC 11-26 Planning Commission Minutes November 26, 1996 B. Department Report: None C. Commissioner Woodard asked that staff not request applicants to supply working drawings when submitting an application. Community Development Director Jerry Herman stated this item would be added to the next Planning Commission Agenda. Staff noted that the working drawings were already completed and it was easier to supply them than to ask the applicant to redraw them. V. PUBLIC HEARINGS A. Municipal Code Amendment 96-051. Subdivision Ordinance; a request of the City for approval of amendments to the La Quinta Municipal Code by revising Title 13 (Subdivision Regulations) relating to various Chapters. 1. Chairman Abels stated that staff had requested the issue be continued. 2. There being no discussion, it was moved and seconded by Commissioners Gardner/Butler to continue the public hearing item to December 10, 1996. Unanimously approved. B. Site Development Permit 96-597; a request of KSL Land Corporation for compatibility approval of the Ryder, Heritage, and Master collection prototype units for construction at the Citrus Course Subdivision. 1. Chairman Abels opened the public hearing and asked for the staff report. 2. Commissioners Woodard/Gardner asked to be excused due to a possible conflict of interest and removed themselves from the dias. 3. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff clarified the square footage of the proposed models. 4. Mr. Chevis Hosea, representing KSL Land Corporation, spoke on behalf of the applicant explaining the units to be constructed in the Citrus Course subdivision that are presently being constructed at PGA West. 5. Commissioner Butler asked Mr. Hosea if they had any objections to providing the three car garage as required by Code. Mr. Hosea stated the Heritage plan (the only one affected) was being remodeled to be a three car garage and the Masters Plan already had a three car garage. PC 11-20 2 Planning Commission Minutes November 26, 1996 6. Chairman Abels asked if the applicant was aware of a letter received by the Commission from Guralnick and Gilliland, attorneys for the homeowners' association. Mr. Hosea stated they were aware of it and had been working with the association to resolve the problems Chairman Abels asked about the current status. Mr. Hosea stated it was the position of KSL that the perimeter improvements were the obligation of J.M. Peters and they agree with the City's position that the securities that were being held for the improvements should be used for this tract. They are willing to come to some resolve with the homeowners. However, in their opinion, It is inappropriate for the City to withhold building permits from KSL for items that do not relate to them. 7. Commissioner Tyler asked about the on -going problems regarding the homeowners' association and whether or not the HOA had reviewed these plans. Mr. Hosea stated he had several conversations with homeowners and they all want the property developed in a proper manner and they are trying to resolve these issues. Regarding Item #3 of Mr. Guralnick's letter, KSL does not believe it is their responsibility as they have not developed any residential property or streets at the Citrus. It is not their intention to create a master association, but rather a sub -association of the existing HOA. The first phases that will be developed will be made a part of the current HOA. 8. There being no further public comment, Chairman Abels closed public comment portion of the public hearing and opened the item for Commission discussion. 9. Commissioner Seaton stated she was concerned about the perimeter landscaping. 10. City Attorney Dawn Honeywell clarified that the only item before the Commission at this time, is the issue of architectural compatibility. 11. There being no further discussion, it was moved and seconded by Commissioners Butler/Seaton to adopt Minute Motion 96-040 approving Site Development Permit 96-597, subject to findings and conditions. Unanimously approved. C. Home Depot Development Agreement 96-001; a request of Home Depot, Inc., for approval of a Development Agreement. 1. Chairman Abels opened the public hearing and asked for the staff report. Community Development Director Jerry Herman presented the information contained in the staff report, a copy of which is on file in the Community Development Department. PC 11-26 3 Planning Commission Minutes November 26, 1996 2. There being no questions of staff, Chairman Abels asked if the applicant wished to address the Commission. Mr. Greg George, representing Home Depot, stated they had read the Agreement and agreed with its contents. 3. Commissioner Tyler asked about the phasing schedule. Mr. George stated there were several alternatives including selling parcel space, and it was too premature at this stage to address the construction phasing. 4. Commissioner Woodard stated he hoped that the Master Plan, as it related to Phase Two, would be revised. 5. Mr. John Cook, 54-900 Avenida Rubio, stated he was glad to have Home Depot coming to La Quinta, but the Commission should adhere to the landscaping guidelines as defined by the General Plan and require Home Depot to construct the 50-foot landscaping buffer to hide the required parking. 6. Mr. Richard Smith, representing the adjacent property owner to the west, referred to Page 091 of the Document, and the traffic signal they were requesting, be built as part of Phase One on Highway 111. When the project was before the City Council, the traffic signal which was originally shown on the property line, was moved 100-feet to the east. As it is shown on the site plan, they would have to go through a parking lot to get to their property. Staff assured them they would have an unobstructed driveway to their property. Mr. Smith stated that if the signal is to be constructed in phase one, how can the traffic get to Home Depot without going through the meandering parking area. They have talked to CalTrans and could find no one who had talked to anyone from the City. It is understood that Caltrans has a policy that signals will be at quarter mile spacing and there are only three properties between Jefferson Street and Dune Palms and it is their concern that Caltrans has no flexibility to move that signal to the property line. How will the people leaving Home Depot exit onto Highway I I I and how will they get to their property. 7. There being no further public comment, Chairman Abels closed the public hearing. Community Development Director Jerry Herman stated that the Highway 111 signal will be built during Phase one. Home Depot will be providing the access to the properties to the west and the signal was moved due to the properties to the south as well as the north. Home Depot is conditioned to provide access to the property to the west. In considering the signal site, the City had to consider all property owners on both the north and south sides of the street. PC 11-26 4 Planning Commission Minutes November 26, 1996 8. Commissioner Woodard asked staff to explain why this property owner was not being provided the signal as discussed at the Planning Commission meeting. Staff explained that Caltrans required the City to place the signal at the quarter mile mark. The City was looking at the entire area and not just the property to the north. The signal is being situated according to the best location to serve the entire area. 9. Commissioner Butler asked if Mr. Smith could go to Caltrans and request the signal be changed. Staff stated the policy of Caltrans is quarter mile spacing. Home Depot will be building before Mr. Smith's property is developed, and Caltrans will only address the signal sites as the projects are constructed. Discussions followed regarding current developments on Highway 111 and their egress and ingress onto Highway 111. Staff stated the City is trying to achieve a full traffic movement both east and west. 10. Commissioner Woodard asked if the property owner had time to go to Caltrans before the development of Phase two to resolve the problem. Staff stated that the signal will be built before Phase Two is constructed. 11. Commissioner Woodard asked if the circulation plan could be rearranged to have the pads changed to allow a better flow to the property to the west. Staff stated it was not their desire to create a frontage road and the circulation pattern will be before the Commission when Phase Two is proposed. 12. Commissioner Woodard asked if the signal would have a paved driveway leading to parcel one. Staff explained that the driveway would be constructed to lead the patrons to the parking lot and discussion followed regarding the circulation plan. 13. Commissioner Tyler stated his concern regarding the Specific Plan attached to the Development Agreement had not been updated since the prior approval by the City Council. The language used on Page 89 was confusing regarding the signal installation and needs to be cleaned up before recordation. The split -face block required for the back wall, needs to be identified as to the direction it faces. 14. Commissioner Woodard asked staff to explain the 50-foot landscaping requirement. Staff stated the General plan states that a 50-foot buffer of landscaping be provided and Home Depot would only have 43-feet of landscaping along Highway 111 with 76 feet at the corner of Jefferson Street and Highway 111. PC 11-20 5 Planning Commission Minutes November 26, 1996 15. Commissioner Butler stated that if the signal was to be installed during Phase One, it appeared that the circulation did not enhance the parcels to the west. A person enters right into a restaurant and does not address the property to the west. Staff stated that Phase Two is subject to future Planning Commission review. This plan may or may not be the final plan that is reviewed by the Commission and the Commission can address these issues at that time. The position of the signal has been established. Commissioner Butler asked that Parcel Two have a direct access from Highway 111. City Attorney Dawn Honeywell stated this is not an issue that is before the Planning Commission. The specific details will come back when the Planning Commission reviews Parcel Two. 16. Commissioner Woodard stated he could not vote in favor of the Development Agreement without some language in the motion to address this problem. 17. Commissioner Tyler asked if it wasn't addressed on Page 82 where a reciprocal access would be dealt with in Phase Two. 18. There being no further discussion, it was moved and seconded by Commissioners Tyler/Butler to adopt Resolution 96-037 approving the Home Depot Development Agreement and attachments as submitted with the updating of the Specific Plan. 19. City Attorney Dawn Honeywell clarified that the Development Agreement covers both parcels but in the Agreement it stipulates that Phase Two would come back for Planning Commission review. 20. Commissioner Woodard asked if the signal would be installed during Phase One or at the time it is warranted. Staff clarified that the signal would be warranted at the completion of Phase One. ROLL CALL: AYES: Commissioners Butler, Gardner, Newkirk, Steaton, Tyler, and Chairman Abels. NOES: Commissioner Woodard. ABSENT: None. ABSTAIN: None. D. Zoning Ordinance Amendment 96-053 an Amendment to Municipal Code, Section 9.60.130-Recreational Vehicles; a request of the City for an Amendment to the current Zoning Code regarding recreational vehicles. Chairman Abels opened the public hearing and asked for the staff report. Community Development Director Jerry Herman presented the information contained in the staff report a copy of which is on file in the Community PC 11-26 6 Planning Commission Minutes November 26, 1996 Development Department. Staff distributed to the Commission numerous correspondences that had been received regarding the RV regulations for their information. 2. Mr. Dan Corey, 77-671 Calle Potrero, stated he had a motor vehicle home which was in operational condition and was a major part of his earthquake preparedness kit. He has been called upon for emergency services during simulations drills in which his RV served as a mobile command post. This makes it important to have it at arms reach. It is an injustice to have them inaccessible. 3. Mr. Gary Doty, 44-525 Marguerite Court, stated that the way his lot is designed it is impossible to put a mobile home in his sideyard. He stated the new twenty-four hour limit does not make sense. He asked what a fixed connection was as when he prepared his RV to use it, he would have it connected to his house for periods of longer than 24-hours during the summer months. "Fixed connection" needs to be defined. Visitors come by for three to five day visits, and now they cannot stay with them and hook up. In his opinion, Option One is fairest, but does not meet the needs of the citizens of this town. 4. Mr. John Cook, 54-900 Avenida Rubio, stated he chose to live in the Cove so he would have a place to put his RV. He wanted it close for life-support systems. The new RV requirements are vindictive and overbearing. An RV should be allowed in the sideyard. The way this is written it leaves the Commission without guidance, or policy direction. He suggested sending it back to staff to put it together with a policy and a program that follows that policy. 5. Mrs. Ellen Silva, 54-060 Cortez, stated she had a small 1200 square foot house so she parks her boat next to the house. Before she purchased the boat, they checked with City Hall to see if there were any restrictions against parking her boat in her driveway. At that time there were none. Since the new regulations have been passed, she has received a letter from the City stating they would be citing her for the RV storage. The property next door is very unkept and it is never cited. If the property owner is taking care of their property and their RV, they should not be cited. 6. Mr. Mike Seams, 52-925 Avenida Bermudas, stated that he understood the need for a policy pertaining to the upkeep of RV's. When he purchased his RV, he built a wall and pad, but when he did the City would not allow him to build a six foot wall. Unless the regulations has been changed, he still cannot build the six foot wall, only a four foot high wall. Even though the PC 11-26 7 Planning Commission Minutes November 26, 1996 RV is screened, the RV is still above the wall. He understands that a RV storage center is to be built on Adams Street next to Wal-Mart, is this why this the RV ordinance was passed. Chairman Abels clarified that this had no has no bearing on this item. The Commission is taking public comments at this time on this subject. The final decision of the City Council will not please everyone. Mr. Seams stated he would like to work with the City to formulate the policies. 7. Mr. Steve Grace, 53-100 Madero, stated he had been a resident of La Quinta since 1984, and they own a 5th wheel that is currently parked on their property. He questioned the options that have been presented by staff. All four options pertain to an average 50-foot lot. These options give the average lot four different relief situations. In regard to the options, the City is penalizing the persons with the oversized lot. 8. Mr. Carl Killer, 53-965 Avenida Cortez, stated he was opposed to this ordinance due to the expense that people have gone to accommodate their motor homes and these restrictions are unfair. His motor home has been burglarized twice in security parking lots and he now keeps it parked close to his house. Anyone who moved to the Cove to have a nice place to place their RV, should be entitled to do so after the fact. This ordinance should be changed. 9. Mr. A. C. Moore, 53-795 Avenida Juarez, stated his concern about the time it took to pass this ordinance to cause these changes. He bought his RV in May and before purchasing it, he checked with the City to be sure he would not be violating any City ordinances. He chose La Quinta as he did not want to live in a gated community. He bought his RV because City saw no reason to not park his RV at his house. The Planning Commission passed these regulations without the input from the community. Residents, as voters, if they have a large enough contingency, require the Commission not only listen, but appease them. Compromise is not a matter of appeasement. He noted that a study was made of other cities RV regulations, but those regulations do not pertain to this community. These regulations apply to gated communities and he chose not to live in a gated community because he did not want the rigid rules. It is up to the Commission to establish rules that the residents can live by so their RV's can be secure they can have supervision over it rather than putting it in a storage center. 10. Mr. Paul McCallaugh, 52-045 Martinez, stated he agreed with Mr. Moore. If they wanted to live in a gated community, they would have moved there. People who work for a living, should be able to live as they see fit as long as it doesn't break the basic laws of nature. Given an average 50 by 100-foot PC 11-26 8 Planning Commission Minutes November 26, 1996 lot, when the sideyard is barely 5-feet, an 8-foot RV will not fit. It may fit on a corner lot, but not everyone is on the corner. How do they get an 8-foot wide RV down a 5-foot sideyard. The RV owners need to have them where they can have access and keep an eye on it themselves. 11. Chairman Abels stated the Commission has been looking at numerous cities, such as Baldwin Park and Glendora which are a working mans' city, as well as others. The Commission will take all these comments into consideration and reach a solution that is compatible with as many people as they can. 12. Mr. Walter Murray, 53,300 Velasco, stated he lives on a single lot like most of the Cove and there is no way to hide an RV from view. No one has mentioned putting a cover over the RV. This would be a compromise. a fence just can't be done on these small lots. 13. Ms. Carol Jones, 52-805 Avenida Rubio, stated she also has a 50-foot lot and they have a boat. Before buying the boat they checked with the City and built a pad to park the boat. The only way they can hide the boat is to build a structure, and they cannot afford this. Option One appears to be the fairest. 14. Mr. Gerald, Flowers 53-763 Avenida Obregon, asked why the City has to have an ordinance regarding RV at all. He understands the need to have ordinance to see that they are maintained and not for habitation on the streets, but an ordinance is not necessary as the neighbors will complain if they aren't well maintained. He understands not wanting to have people live in them, but why the need to have an ordinance. 15. There being no further public comment, Chairman Abels closed the public comment portion of the public hearing. 16. Commissioner Tyler asked that staff explain how this ordinance had come to be passed. Community Development Director Jerry Herman stated that two years ago the City of La Quinta started the process to change the Zoning Ordinance. He went on to explain the formal process the City had gone through to make these changes. After reviewing this for two years, the Planning Commission made a recommendation to the City Council who held public hearings and adopted the Oridnance. 17. Commissioner Tyler explained that the entire ordinance is over 200 pages and the RV regulations are a small portion of that document. During the process, no RV owner was singled out, it was a part of the process. The public had the opportunity to speak and no one did so at that time. Pc I I -26 9 Planning Commission Minutes November 26, 1996 18. Commissioner Butler asked staff which Option was from the original Zoning Ordinance. Staff clarified from the staff report, those options that were from the current ordinance and explained the difference between the options. 19. Commissioner Woodard asked how many people live on the 50-foot lots. Staff stated there were approximately 6,000 lots in the Cove. About 4,000 have been constructed on and of those some have been merged. Of those lots, the majority are 50 by 100-feet. Commissioner Woodard asked how many of the 4,000 have RV's. Staff stated they do not know. 20. Commissioner Tyler stated this is not a problem that is unique to the 50 by 100 lots. There are a lot of lots who only have a five foot sideyard. 21. Commissioner Woodard stated that if the majority of the people have an RV, then they should "rule the roost". This is an on -going issue of most cities. There is the issue of aesthetics, land use, property values, upkeep, etc. To those who do not have an RV, it is not a concern. To those that do not, it is an unattractive element. Commissioner Woodard stated he had empathy with the RV owners, but it is the responsibility of the Planning Commission to look at the overall community. 22. There being no further discussion, it was moved and seconded by Commissioners Gardner/Newkirk that in view of the comments made by the public and the community, this item be continued to December 10, 1996, for further deliberation. Unanimously approved. Chairman Abels recessed the meeting at 8:51 p.m. and reconvened at 8:56 p.m. E. Zoning Ordinance Amendment 96-054; a request of the City for an Amendment to the Sign Ordinance, Chapter 9.160. 1. Chairman Abels opened the public hearing and asked for the staff report. 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. Staff stated they would like to add an additional change on Page 008, #15 under Exempt Signs for non-profit organizations to increase the size of the sign from three square feet to six square feet. 2. Commissioner Woodard asked staff to clarify why the directional sign for a non-profit organization should be increased. Staff clarified that the Chamber of Commerce had installed two signs under the current regulations and it was determined that the wording was too small to read while traveling. During the interim construction on Highway 1.11, a larger size was temporarily allowed to be installed and it was determined that the larger size was more readable. Planning Commission Minutes November 26, 1996 3. Commissioner Gardner asked if the original sign would be adequate after the street construction was over. Staff stated it would not due to the wording being too small to read. Commissioner Gardner asked what about the profit paying customers; would they also get an enlarged sign size? Staff stated they are governed by other parts of the Zoning Ordinance. 4. Commissioner Gardner asked about the "Grand Opening" banners being installed. Planning Manager Christine di Iorio stated they can be up for a period of 60-days. Commissioner Gardner stated they need to be more restrictive on the length of time. 5. Commissioner Tyler addressed Item #J of the proposed ordinance. Staff clarified that a new business has 45-days after opening to apply for a banner. Commissioner Tyler asked why the business owner would not have the banner up on the day he opened. Staff explained that sometimes the business is open but not completed and they are waiting to get signs up before putting up a banner. Discussion followed regarding time lengths for banners. Following discussion, it was determined that for a "Grand Opening" banner, an applicant would be allowed 30 days to apply and 30 days to display it. 6. Commissioner Gardner asked if when a person applies for a business permit are they informed of the sign regulations. Staff stated not until they ask about the signs and then they are directed to the Community Development Department to answer those questions. Discussions followed regarding the process for obtaining a sign. . 7. There being no further discussion, it was moved and seconded by Commissioners Tyler/Woodard to adopt Resolution 96-038 recommending approval of Zoning Ordinance Amendment 96-054 with the changes to the six square feet for non-profit organizations and the length of time for banners being 30-days to apply and 30-days to be up. ROLL CALL: AYES: Commissioners Butler, Gardner, Newkirk, Seaton, Tyler, Woodard, and Chairman Abels. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS SESSION: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS A. Chairman Abels asked City Attorney Dawn Honeywell if in light of the City Council decision, was there a way for the Planning Commission to hold Study Sessions. City Attorney Dawn Honeywell stated the concern was that public hearing items were Planning Commission Minutes November 26, 1996 being discussed during the study session. If the Commission wants to discuss potential issues they can do so, but if the item is on the agenda, they are not to be discussed prior to the meeting in fear of a person raising the issue of "due process". Study Sessions would need to be for general policy discussion. 1. Commissioner Gardner asked if we have never been sued, why would we worry? City Attorney Dawn Honeywell because of what has come up in case law over the last ten years that makes it necessary to be prepared for this. 2. Commissioner Gardner stated that during their study sessions, that are still being held by other cities, applicants are in attendance and they are open to the public; Commissioners have been warned that during these meetings they are not to make any decisions and this has been going on for a long time. City Attorney Dawn Honeywell reiterated that the concern is that no public hearing issue be discussed prior to the hearing date and time. In addition, the changes to the Brown Act have caused the Council to make necessary changes. Study sessions open the door for a procedural attack on the "due process" front. If the City Council feels it is necessary to cancel study sessions, it doesn't seem right for the Commission to continue. 3. Commissioner Gardner asked how the Commission could sit and talk with staff or counsel regarding agenda items without being in the public hearing, such as a forum whereby they could discuss and understand City policies, even if it were called by some other name. Can the Commission have a discussion with legal counsel under any other forum. City Attorney Dawn Honeywell stated there was no reason why the Commission couldn't ask any question they had during open session. If there is an issue that should be discussed in a closed session, then the Commission can do so. The City Attorney went on to explain how closed sessions can be held. 4. Chairman Abels stated it was beneficial to the Commissioners to have the study session to clarify some of these issues. 5. Commissioner Butler stated that the Commissioners do not have enough time to review their agenda items, and make decisions without holding study sessions to discuss their questions. The City Attorney needs to find some way for them to meet and discuss these issues. City Attorney Dawn Honeywell asked the Commissioners why they could not ask their questions during the meeting. If the item is a controversial issue, a continuance can be requested. Commissioners expressed their concern that this would lead to extended meetings and continuances. PCB 1-26 12 Planning Commission Minutes November 26, 1996 6. Commissioner Tyler stated his concern as to how the Commission could discuss these items in a professional manner. City Attorney Dawn Honeywell stated that references have been made in the public hearings that an item has been discussed earlier. More and more statements are being made during study session meetings. 7. Commissioner Woodard stated that in his opinion, to not have a study session is inept. He knew of no city that has been sued over study session meetings. The City is taking the position of being over cautious. Commissioners have questions and they have to find time to meet with staff and solve these issues. There must be a way to have a work study session to discuss these issues. He is uncomfortable discussing some issues openly during a hearing with staff, counsel, or other commissioners. This would be lacking in organization and not to the benefit of the Commission. The City Attorney stated the fundamental issue is the public hearing requirements where it is discussed outside of the public hearing makes it suspect. 8. City Attorney Dawn Honeywell explained that the Commission's decision is made based on the information that is presented during the hearing process. If it is not in the record, it can't be discussed. This is what has created the problem. The elimination of the study session is to be prepared against possible lawsuits. 9. Commissioner Seaton stated that since she was new to the Commission, it was all a learning process and she would like to have a better way to discuss the agenda items. City Attorney Dawn Honeywell stated that for questions the Commissioners do not want to discuss during the meeting or don't want to take time with during the hearing, they can call staff. This is an individual decision. IX. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Butler/Tyler to adjourn this regular meeting of the Planning Commission to a meeting on December 10, 1996. This meeting of the Planning Commission was adjourned at 9:38 p.m. on November 26, 1966. PC11-26 13 PH # 1 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 10, 1996 CASE NO.: CONTINUED - ZONING ORDINANCE AMENDMENT 96-053 - AMENDMENT TO THE MUNICIPAL CODE SECTION 9.60.130 - RECREATIONAL VEHICLES INITIATED BY: CITY OF LA QUINTA CONSIDERATION: CONSIDERATION OF AN AMENDMENT TO REVISE THE CURRENT REGULATIONS DEALING WITH RV STORAGE IN RESIDENTIAL AREAS OF THE CITY BACKGROUND: The Planning Commission considered this issue at their meeting of November 26, 1996. At that time public comment was taken and the item was continued to this meeting for Planning Commission discussion an recommendation to the City Council. The following comments were generated at the public hearing: * The motor home is a part of their earthquake preparedness kit. There is a need to have the RV within arms reach. * It is impossible to put a motor home in the sideyard as the sideyard only has a five foot setback and the RV is eight feet wide or more. * The 24-hour limitation does not make sense. * Define what a "fixed" connection is. * RV owners should be allowed to "hook-up" motor home for visitors to stay in. * The RV is needed in close proximity for life-support system. * The new RV regulations are vindictive and over bearing. * Their RV was bought after checking with the City and no restrictions were found to prevent them from parking the RV on their property. * The City is penalizing owners of oversized lots. * A possible solution may be to place a cover over the RV. * There are unkept fences, homes, yards, and vehicles and other nuisances, and yet RV's are singled out. * An RV cannot be stored on a 50 X 100-foot lot. * The cost of storing an RV is cost prohibitive to some people. * Currently there are not enough outdoor storage facilities in the Valley to accommodate all the RVS. PCST.001 I *. The City needs regulations for RV maintenance and for non -habitation on City streets. In addition, the following is a list of the written comments that were received: * They support the regulation of the unsightly clutter of RV's in the residential areas. * The parking of RVs makes the City look like an RV parking lot. * Put the issue to a vote of the people. * The homes and streets are too close together to allow RV parking in the driveways or on the streets. * They are opposed to street parking of large vehicles. * Don't blemish the beauty we enjoy by making La Quinta an RV Park. * 24-hour parking limit on private property does not work. * The City should create an RV Park/Storage facility area. From the comments that were received during the public hearing, it would appear that there are three major concerns that need to be addressed. 1. The time limit of 24-hours; 2. Limited, or no access to a side or rear yard for storage; and 3. Accessibility and security of the RV to the owner. If the City were to maintain the 24-hour parking limit on City streets, it would require the City to post permanent 24-hour parking signs throughout the City. The 72-hour limit does not require posting. Staff would recommend that the parking limitation be increased to 72-hours as this would be consistent with the State Vehicle Code. In regard to the side or rear yard access, the majority of lots throughout the City have homes constructed with five foot side yards. This makes it impossible to store an RV which is normally eight feet or more in width. If RV's are to be allowed to be stored at the property owner's place of residence, the RV should be stored in a manner that is not offensive to the rest of the neighborhood. The problem is one of perception, as there are those who believe their RV is needed for emergency and security purposes and there are others who believe the RV should be located out of the residential areas. At the public hearing there was some confusion as to what the current regulations are. The following three sections represent the existing regulations currently in effect: A. Purpose. Recreational vehicles may be parked or stored on residentially zoned property only in accordance with the provisions set forth in this Section. Recreation vehicles parked within a validly established recreation vehicle storage facility are exempt from the requirements of this Section. PCST.00 l 2 B. Definition. For purposes of this Code, a "recreational vehicle" or "RV" shall mean all trailers or any vehicle placed on a tailer such as a boat, watercraft, or other vehicle, plus any vehicle designed and used for temporary habitation, including motor homes, travel trailers, "5th wheels", and camper shells. For purposes of this Section, "stored" shall mean the same as "parked". C. Storage ofRV's: RV's may be stored within residential rear or side yards except where fence heights are limited to less than six feet (per Section 9.60.030), provided a three-foot setback is maintained between the RV and the property line. The storage area shall be screened with landscaping or other materials so that the RV is not visible from adjoining properties or from any street abutting the property. Non -landscape screening over six feet in height shall conform to the applicable height limitations of the district. This may require additional setback for the RV storage area. Except for the preceding storage locations and for validly - established recreational vehicle storage facilities, no RV shall be parked for more than 24 hours at any location or combination of locations within the City. At your last meeting, staff offered six options and based upon the testimonies given, there are three options could be workable. OPTION 1: A. Purpose. Recreational vehicles may be parked or stored on residentially zoned property only in accordance with the provisions set forth in this Section. Recreation vehicles parked within a validly established recreation vehicle storage facility are exempt from the requirements of this Section. B. Definition. For purposes of this Code, a "recreational vehicle" or "RV" shall mean all trailers or any vehicle placed on a tailer such as a boat, watercraft, or other vehicle, plus any vehicle designed and used for temporary habitation, including motor homes, travel trailers, "5th wheels", and camper shells. For purposes of this Section, "stored" shall mean the same as "parked". C. RV Parking/Storage locations. 1. For lots which are developed with a private single family residence with both interior side yards of eight feet or less, and no other on -site parking areas located outside of the front or sideyard setback, RV's may be stored in the following location: NOTE. If the RV is within a garage, it is not visible and should not be a concern. a.) Within an existing carport. If an existing carport is not suitable due to size limitations, then the following location may be used: 1.) Interior Lots: Within the side/front yard setback areas located adjacent to side yard property line and/on/or adjacent to the driveway. PCST.001 3 2.) Corner Lots: As an option, the RV may be parked within the rear yard area adjacent to the rear property line and the structure, behind the front sideyard setback. b.) If these locations are not available, then the RV may be parked entirely on the garage or carport driveway. 2. For lots developed with a private single family residence with an interior side yard of more than eight feet, the RV shall be stored within the side or rear yard setbacks behind the front yard setback line and shall be screened with a six foot fence, wall, or view -obscuring gate with appropriate fencing materials as stated in the Code. NOTE: Section 9.60.030 of the Zoning Code, states that only pedestrian gates not exceeding 48- inches in width are permitted except that larger non pedestrian gates are permitted when a sideyard is 12 feet or more. Therefore, this section would have to be amended to permit RV access for side yards of less than 12 feet. D. Parking/storage of RV's shall only be allowed on areas where the ground surface has been surfaced with an all-weather material such as concrete, asphalt, brick, or stone. E. No RV shall intrude over any public sidewalk or curb or travelway. F. No RV parked or stored at the residence shall have a permanent connection to electricity, water, gas, or sanitary sewer facilities, nor shall any such RV at any time be used for living purposes within the City. G. All such RV's shall be kept in good repair and in working condition with current vehicular registration and markings, as applicable to the vehicle type, unless stored in a garage. H. Except for the provisions stated above for storage locations and for validly -established recreational vehicles facilities, RV's may be parked on the street in front of the residence occupied by said resident for a period not to exceed 72 hours. The above provisions shall not affect the validity, application, or enforcement of any covenants, conditions, or restrictions (CC&R's) or any other agreement/conditions relating to the parking and storage of RV's, if the CC&R's or agreements/conditions are more restrictive than the provisions of this Section. OPTION 2: There currently exists a large number of RV in the City based upon public testimony received. Other communities in the valley have allowed the grand fathering of RV until such time as the residence or RV is sold, then RV's would not be allowed to be stored openly on the lot. What this would do over time is to eliminate RV's in the City unless they are stored in the side, rear yard behind a wall or gate, or within an enclosed garage. PCST.001 4 A. Purpose. Recreational vehicles may be parked or stored on residentially zoned property only in accordance with the provisions set forth in this Section. Recreation vehicles parked within a validly established recreation vehicle storage facility are exempt from the requirements of this Section. B. Definition. For purposes of this Code, a "recreational vehicle" or "RV" shall mean all trailers or any vehicle placed on a tailer such as a boat, watercraft, or other vehicle, plus any vehicle designed and used for temporary habitation, including motor homes, travel trailers, "5th wheels", and camper shells. For purposes of this Section, "stored" shall mean the same as "parked". C. Storage of RV's: RV's may be stored within residential rear or side yards except where fence heights are limited to less than six feet (per Section 9.60.030), provided a three-foot setback is maintained between the RV and the property line. The storage area shall be screened with landscaping or other materials so that the RV is not visible from adjoining properties or from any street abutting the property. Non -landscape screening over six feet in height shall conform to the applicable height limitations of the district. This may require additional setback for the RV storage area. Except for the preceding storage locations and for validly - established recreational vehicle storage facilities, no RV shall be parked for more than 72. hours at any location or combination of locations within the City. D. The owner of a RV unable to comply with the provisions of this Section and previous to the effective date hereof has parked that vehicle within the front/side setback area, will be allowed to continue that use if, the owner of the RV: 1. Submits a written request to the Building and Safety Director to be exempt from the provisions of this section together with a site plan showing the location of the RV upon the parcel and a copy of the current registration for that vehicle and if it is a rental property, the property owner's written permission. The Director or his designee, will photograph the RV for the record. 2. The RV owner signs a written agreement in recordable form with the City acknowledging that this continued use is only for the benefit of the existing property owner and/or tenant, shall not be expanded without the approval of the director, and shall expire upon sale of the parcel by the owner, or the sale of the RV by the owner. OPTION 3: Retain the ordinance as written. RECOMMENDATION Move to adopt Minute Motion 96- recommend one of the options the City Council. PCST.001 5 PH #2 STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 10, 1996 (CONTINUE TO JANUARY 14, 1997) CASE NOS.: VESTING TENTATIVE TRACT MAP 28458, SITE DEVELOPMENT PERMIT 96-594, AND VARIANCE 96-027 (BELLA VISTA) REQUESTS: (1) APPROVAL OF THE SUBDIVISION OF 28.8-ACRES INTO 115 SINGLE FAMILY AND OTHER LETTERED PUBLIC STREET AND WELL SITE LOTS PURSUANT TO PROVISIONS OF THE SUBDIVISION ORDINANCE, (2) APPROVAL OF HOUSE PLANS UNDER CHAPTERS 9.30 -9.60 OF THE ZONING ORDINANCE, AND (3) A DEVIATION IN THE REAR YARD SETBACK FROM 20-FEET TO NOT LESS THAN 10-FEET ON SOME HOUSES ON CUL-DE- SAC OR KNUCKLE LOTS. LOCATION: NORTH SIDE OF FRED WARING DRIVE, 1,615-FEET EAST OF WASHINGTON STREET APPLICANT/ PROPERTY OWNER: EZ OKIE (MR. ROGER SNELLENBERGER) DEVELOPER: ROGER SNELLENBERGER AND ASSOCIATES ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 96-331 HAS BEEN PREPARED FOR THIS PROJECT. STAFF IS RECOMMENDING TO THE PLANNING COMMISSION ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR CERTIFICATION BY THE CITY COUNCIL BECAUSE THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT BASED ON APPLICANT PREPARED STUDIES AND STAFF REVIEW. GENERAL PLAN: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) STRTPC:.304/C BACKGROUND: Site Background The site is located on the north side of Fred Waring Drive, approximately 1,615-feet east of Washington Street (Attachments #1 and #2). The 28.8-acre parcel is vacant and covered with native vegetation. No major landforms exist other than sand dunes which have been driven on by off -road vehicles. This site (Parcel 2) was created under Parcel Map 27131 and has been zoned for residential purposes since 1991 when it was annexed into the City. Public Notice This case was advertised in the Desert Sun newspaper on November 16, 1996. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance and Zoning Ordinance. No negative comments have been received. Staff Comments City staff is currently working with the applicant to resolve various development issues of this case. Therefore, staff recommends that the Planning Commission continue the public hearing to January 14th. RECOMMENDATION: By Minute Motion, continue Environmental Assessment 96-331, Vesting Tentative Tract Map 28458, Site Development Permit 96-594, and Variance 96-027 to January 14, 1997. Attachments Pr arWby: V , Greg,Trousdell, Associate Planner Submitted by: Christine di lorio, Planning Manager STRTPC.304/C 4J +-3 N C O i) ATTACHMENT 1 Vicinity Map - VTTM 28458 EM in thCount of Riverside m I I , ~, North NVId NI'Ri0 NHOIS 9i9111 AIMO S'9NI0'Iii9 MMIWrUW ATTACHMENT 2 �i ol Qua �z y� �g�y LO lity 00 �g i "ij g �` t lilt op 06 _>0guzj mo-_= d UZ <o�mW C L°0-'-1W0 �atlB $Ii �E I a Q W 6t W � m �� C RR g99s �44g�yy �g till, -iw .0, I t .0L ! rTII1 41II � . � • � i i 1 1 (L949Z II) 3 l-8 `JNINOZ ONIISIX3 INVOVA I 1 (;0V O L TO 130LIVd 830NrVY438 I � f l At 64BTiNdY• — �I�� ,ql(' -ram► � i ,.,r--" ' }r. — — -- _ t /G I ,1 3 y' _•, 04 y YI W I a! .., 4 �a �.D a• � r O�. i��a ;� ^^ I � H ± � i� i 'rrS p C Ak jj 9L, set ail 71 q. 74 /+, „ �' _ �.� i 9 �� 3gMf1 3MtU° q7►� 10, - 'I �4+ !7 � �'Ta5 1; � i � 'aw °O+� • 21 d � U" . , %� � ° +nuuv +7+lwu+ i U+�+LaYy.�, -'.'.�1 I . ! " � f M iF i .'J, '1 s ltittYhei t' 1� 1fJ _ r _ PH # STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 10, 1996 (CONTINUE TO JANUARY 14, 1997) CASE NOS.: VESTING TENTATIVE TRACT MAP 28457, SITE DEVELOPMENT PERMIT 96-593, AND VARIANCE 96-028 (BELLA VISTA) REQUESTS: (1) APPROVAL OF THE SUBDIVISION OF 33.1-ACRES INTO 116 SINGLE FAMILY AND OTHER LETTERED PUBLIC STREET AND RETENTION BASIN LOTS PURSUANT TO PROVISIONS OF THE SUBDIVISION ORDINANCE, (2) APPROVAL OF HOUSE 'PLANS UNDER CHAPTERS 9.30 -9.60 OF THE ZONING ORDINANCE, AND (3) A DEVIATION IN THE REAR YARD SETBACK FROM 20-FEET TO NOT LESS THAN 10-FEET ON SOME HOUSES ON CUL-DE- SAC OR KNUCKLE LOTS. LOCATION: NORTH SIDE OF FRED WARING DRIVE, 2,600-FEET EAST OF WASHINGTON STREET ABUTTING THE STARLIGHT DUNES DEVELOPMENT ALONG THE EASTERLY PROPERTY LINE PROPERTY OWNER/ APPLICANT: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN/ ZONING: STRTPC.303/C EZ OKIE (MR. ROGER SNELLENBERGER) ENVIRONMENTAL ASSESSMENT 96-330 HAS BEEN PREPARED FOR THIS PROJECT. STAFF IS RECOMMENDING TO THE PLANNING COMMISSION ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR CERTIFICATION BY THE CITY COUNCIL BECAUSE THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT BASED ON APPLICANT PREPARED STUDIES AND STAFF REVIEW. LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) AND RL (LOW DENSITY RESIDENTIAL) BACKGROUND: Site Back rg ound The site is located on the north side of Fred Waring Drive, west of the Starlight Dunes development and approximately 2,600 feet east of Washington Street (Attachments #1 and #2). The 33-acre parcel is vacant and covered with native shrub brush vegetation. No major landforms exist other than sand dunes which have been driven on by off -road vehicles. This parcel is a portion of Parcel 2 of Parcel Map 27131 and was also involved in a land use redesignation of property during the review and approval of General Plan Amendment 95-050 and Change of Zone 95-079 in 1995. Public Notice This case was advertised in the Desert Sun newspaper on November 16, 1996. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance and Zoning Ordinance. No negative comments have been received. Staff Comments City staff is currently working with the applicant to resolve various development issues of this case. Therefore, staff recommends that the Planning Commission continue the public hearing to January 14th. By Minute Motion, continue Environmental Assessment 96-330, Vesting Tentative Tract Map 28457, Site Development Permit 96-593, and Variance 96-028 to January 14, 1997. Attachments Prep�red by: 'Gr'ekjfTI;au,6defl, Associate Planner d Submitted by: Christine di lorio, PlannMg Manager STRTPC.303/C ATTACHMENT 1 Vicinity Map - VTTM 28457 I i j Pr e ' in th Coun of Ri ers 71T7I � North 5 Fred Site ��NN■NNMJ�N►, ■■ � � 11111 11111111111111111 ■ � �/■■ � 111111111111111111 � �uu,■ ■ Iilllluniui � 1�� ni,nu ii :1111111111 � . ■�� Meld IINtl0 wale MaLVIRVO36'1l "a me AWNW MM ATTACHMENNI LO id = LL o�m0ua t; tg�g '�;j�ii ►�� a Go I oc"i0.O� Z 111 cm rn�cs 0 _f >n n� Fx Q N LU ?i C/)�� H�ZTO �NV r i 1 ��tL za�yy �Sal= �5 I Z _ WIL Y 1 A� 8� � La C L L CQ ,.1 scarn.c v y S ■ 11311 gull w w I w • 'Iw OI I G R MF I pp �b � mod/ �C? `Z �` � g1 g� IL _ � I � y a '�' �'8 �•I I '�. �� poi 3; s obi iI 'i ppp All tj { R q ' Z —A �,' I - t 'r '� •�-.•y� t � all 1 1 p j ♦ I Sil (Ip� t `i'N At ai a C t -M 0 NdZ ONIISIX3 INVOVA ('OV L8'9Z) 1338Vd 830NIVV438 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 10, 1996 CASE NO.: SITE DEVELOPMENT PERMIT 96-598 AND VARIANCE 96-029 APPLICANT: THE WILLIAM WARREN GROUP ARCHITECT: JORDAN-VALLI, ARCHITECTS REQUEST: 1.) CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2.) APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF AN 86,000+ SQUARE FOOT SELF STORAGE FACILITY ON A FOUR ACRE SITE; 3.) APPROVAL OF A VARIANCE A.) OF THE MAXIMUM 600 SQUARE FOOT CARETAKERS UNIT SIZE; AND B.) REQUIREMENT TO LANDSCAPE 5% OF THE INTERIOR PARKING AREA; LOCATION: EAST SIDE OF ADAMS STREET, IMMEDIATELY SOUTH OF THE WHITEWATER STORM CHANNEL AND APPROXIMATELY 730 FEET NORTH OF HIGHWAY 1 I 1 (ATTACHMENT 1) GENERAL PLAN LAND USE DESIGNATION: CP (COMMERCIAL PARK) ZONING; CP (COMMERCIAL PARK) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 96-332 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, IT HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE AFFECT ON THE ENVIRONMENT. THEREFORE, A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED AND IS RECOMMENDED FOR CERTIFICATION. BACKGROUND: Surrounding Zoning and Land Use The vacant four acre site is surrounded by the following zoning and land uses: North: Zone FP (Flood Plain) and developed with the Whitewater Storm Channel. To the north beyond the channel, is La Quinta High School zoned MC (Major Community Facility) pcss-alp 96-598 South: Zone CR (Regional Commercial) with the property vacant. East: Zone CP (Commercial Park) with the property vacant. West: Zone CR (Regional Commercial) with the site developed as the One Eleven La Quinta Center including WalMart. Related Cases Presently, the Community Development Department is processing a lot line adjustment (LLA 96-230) because the subject site and property to the south, fronting Highway 111, is under one ownership and currently divided into two long north -south running parcels. The lot line adjustment modifies the lot line to coincide with the subject site. PRQJE!CT REQUEST: General The applicants are proposing to construct a self storage facility containing approximately 86,000 square feet of gross floor space of which 83,851 square feet is for storage. The remaining square footage would consist of a first floor office, garage spaces for the caretaker and a second floor caretakers unit of 1,145 square feet. Within the interior of the site, adjacent to the main entry, the applicant has provided an enclosure for trash and recycling. Variance Requests The applicant is proposing a 1,145 square foot caretakers units for a manager to be on the premises 24-hours a day. The Municipal Code limits a caretaker units to 600 square feet per Section 9.100.160. Therefore, the applicant has submitted a variance application to allow a larger unit. The second variance request is to reduce the minimum five percent interior landscaping of the interior parking area to 300 square feet or .43%. This request is due to the limited access and visibility of the interior areas. Site Design Layout The rectangular shaped site, has approximately 560 feet of frontage along Adams Street. The project is laid out in a series of three linear buildings within the interior of the site, with an "L" shaped building along the east and south property line, a fifth linear building along the north property line adjacent to the channel, and the sixth building adjacent to Adams Street. At the southwest corner of the site, adjacent to Adams Street, will be a two story structure housing the office on the first floor and caretaker's unit on the second floor. The site will be completely secured with the buildings acting as barriers on the perimeter with the openings being gated. pcss-sap 96-598 2 As required by Code, the applicant is providing a ten foot landscape setback on the north, east, and south interior property lines. A minimum 20-foot landscape setback is proposed along Adams Street with a variable building setback increasing landscaping to 25-feet in areas. Circulation/Parking Access to the facility will be a full turn driveway near the south property line aligning with the driveway into the existing WalMart parking lot. This driveway will be located immediately north of the office/caretakers building. A secondary "emergency only" access is provided near the north property line. Eight spaces including two caretaker spaces are provided for the project. Five of the parking spaces including one handicapped space, are located adjacent to the main entry with the sixth parking space located within the facility near the northeast corner. The caretaker parking spaces are enclosed spaces located adjacent to the office area with access from within the facility. Caretakers Unit The proposed 26-foot high two story building will have a roof covered with terra Gotta concrete "S" tile. The stucco walls will be a two tone off-white color. The windows have stucco surrounds accented with metal grills. An arcade with stucco pillars is proposed on the north elevation. Interior Storage Buildings The single story interior buildings have flat gray metal roofs with rust colored trim. All rust colored metal roll -up doors are flanked with tan integral concrete block pilasters. Building "B" is proposed to have a five foot wide by sixth foot long landscape planter inset facing the main entry way. The wall behind the planter will be stuccoed. The building elevations facing Adams Street consists of stucco walls painted tan along the base and the remainder will be painted off-white. Three pop -out stucco walls with stepped parapets will extend out five feet, eight inches from the main building wall. Each are flanked with eight inch recessed pot -outs with a concrete "S" the shed roof and a rough sawn wood fascia. All walls are finished a concrete or stucco cap. The entry gates will be a rust colored metal. The north and south elevation s are proposed to have stucco walls painted tan along the base with the remainder off-white. Five eight inches deep pop -outs are proposed on each elevation. They consist of smooth stucco walls and extend two feet above the main building wall. Each has a metal vertically mounted trellis. Signs No sign program has been submitted. The applicant has shown on the site plan, the location for a monument sign. The prospective rendering, which has been submitted, and will be available at the meeting, shows a monument sign utilizing a stuccoed frame and arch. The applicant will be pcss-sdp 96-598 3 conditioned to submit a sign program for the project consistent with Chapter 9.160 (Signs) of the Zoning Code. Landscaping The applicant has submitted a preliminary landscaping plan showing trees, shrubs, and ground covers, species, sites, and locations. Tree sizes vary from 24-inch box to 15-gallons with five gallon shrubs shown. Around the perimeter of the site, the ten foot setback on the north, south, and east will be landscaped and provided with ground cover and 15-gallon trees. Landscaping on the interior of the site is limited to the five foot deep planter adjacent to the entry. Environmental Assessment The Community Development Department has prepared Environmental Assessment 96-332 recommending adoption of a Mitigated Negative Declaration (Attachment 2). The environmental assessment concluded that the project could have an adverse impact on the environment, but based on the implementation of identified mitigation measures through the proposed Conditions of Approval, any potential impacts can be reduced to levels of insignificance. The applicant has submitted an Archaeological Survey for the subject site and adjacent parcel to the south. The Historic Preservation Commission on November 21, 1996, reviewed and accepted the survey with the recommendation that the Planning Commission require a monitor be on site during earth disturbing activities. This requirement has been added as a condition of approval. Public Notice This request was advertised in the Desert Sun on November 18, 1996, and mailed to all property owners within 500 feet of the site. As of the date of the writing of this report, no letters or other correspondence regarding the project have been received. Public Agency Review A copy of the applicant's request has been sent to all public agencies and City Departments. Comments have been received from a number of agencies and departments and have been incorporated into the Conditions of Approval where appropriate. pcss-sdp 96-598 4 STA'rEMENT OF ISSUES AND FINDINGS: Site Development Permit Finding #1 - Consistengy with General Plan: The project site is designated on the General Plan Land Use Map as Commercial Park (CP). As such, heave commercial uses such as warehousing and storage, as is proposed in this case, is permitted. The facility is a low intensity use which generates little traffic and activity. This insures the project will be consistent with Policy 2-3.2.4 in that this use will not negatively impact surrounding commercial uses. Additionally, this project is consistent with the Circulation General Plan Element. Right-of-way and street improvements will be provided to conform to General Plan Policy 3-2.1.5 which requires Adams Street be a Secondary Arterial. Adams Street is a secondary Image Corridor and the landscaping is designed to enhance it per General Plan Policy 3-4.1.4 Issue #2 - Consistency with Zoning Code: This project is subject to the provisions of the Zoning Code (Title 9). The project has been designed in conformance with applicable zoning requirements including perimeter setbacks and landscaping, building heights, maximum floor area ratios, and outdoor lighting. However, the applicant has not met the parking requirement of 17 spaces. Under Municipal Code requirements, one off-street parking space is required for every 5,000 square feet of storage area plus two parking spaces for the caretakers unit. For the 83,851 square feet of storage space, 17 parking spaces plus two for the caretakers unit, requires a total of 19 parking spaces. As permitted by Municipal Code Section 9.150.050.B.2, the applicant is requesting modification of the parking requirements. The applicant has submitted a parking demand analysis which compares six self storage facilities in Southern California (Attachment 3). Based upon parking provided for these facilities, the project requires eight parking spaces. The applicant notes that the Institute of Transportation Engineers utilizes a factor of 2.606 trips per 1,000 square feet of storage space for this type of use. Customers typically utilize the stripped parking spaces for short time periods of approximately ten minutes to either receive information on rentals or to rent a space. Once the space is rented, the customer will stop in front of his space for loading or unloading. The analysis notes that storage customers typically visit their units once in a 60-day period and spend, on the average, 15 minutes at their space. As a result of this analysis, the applicant is proposing six off- street parking spaces plus two enclosed garage spaces for the caretaker. Staff recommends approval of the reduction in spaces. With regards to the requirement for a minimum 5% landscaping within paved areas, and the restriction of a maximum 600 square feet for the caretakers unit, the applicant has filed for approval of a Variance. Discussion of these items follows in this report. pcss-sdp 96-598 The applicant has indicated use of a monument sign. Compliance with the sign regulations has been conditioned for and will provide for review of the sign prior to its fabrication. Issue #3 - Compliance with CEQA: As noted in this report, the project will not have any significant impacts on the environment which cannot be mitigated. Mitigation measures are recommended as Conditions of Approval. Issue # 4 - Architectural Design: The Mediterranean architectural style of the project, including, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the City. These design features include the use of stucco walls, metal grill, rail, and fencing, some wood trim and "S" shaped concrete tile roofing. The variation from 20-feet to 25-feet of landscaping combined with the architectural detailing of the pop -outs and design of the caretaker/manager unit, provides an aesthetically pleasing streetscape. The architectural treatment and landscaping along the north and south elevations also break up the linear building for the traffic on Adams Street traveling north or south. Issue #5 - Landscape Design: The project landscaping has been designed to provide visual relief, complement the buildings, screen undesirable views, and provide a harmonious transition between future adjacent uses. Further refinement of the landscape plan will be implemented as the working drawings proceed. Issue #6 - Sign Program: The applicant has indicated use of a monument sign in front of the facility adjacent to the facility. Details of this sign have not been submitted. The proposed sign will comply with the applicable sign requirements of Chapter 9.260 (Signs). The sign will be designed in a Mediterranean style to complement the project's architectural design. Approval of the sign has been conditioned to be reviewed by the Planning Commission as a non-public hearing item. Variance The applicant has filed variance as follows: 1.) To deviate from the 5% interior paved lot landscaping requirement, and 2.) to exceed the 600 square foot maximum size for the caretaker's unit. Justification for this variance is as noted in the Findings below. Issue #1 -Consistency with General Plan: pcss-sdp 96-598 6 The General Plan designates the subject property as CP or Commercial Park which allows heavy commercial uses such as warehousing and storage. This variance does not modify the use of the property for Commercial Park uses because all landscaping that will be visible is along the exterior of all elevations, therefore this proposal will not negatively impact surrounding properties in accordance with Policy -3.2.4 of the General Plan. Issue #2 - Consistency with Zoning Code: The intent of interior landscaping is to provide a visual buffer between buildings and parking lots enhancing not only project but also the views not only from the surrounding property boundaries. Because of its unique design concept to provide a secure environment for the customer, the self storage interior will not be visible to the surrounding properties. Therefore, visual relief is not necessary. 2. The request for increasing the size of the caretaker residence will still meet the intent of the regulation in that it will be used exclusively by personnel employed for the maintenance and security of the principal use. Issue #3 - Compliance with CEQA: Environmental Assessment 96-332 has been prepared and recommends a Mitigated Negative Declaration. In the areas of landscaping and the caretakers unit size, no negative impacts are anticipated. Therefore, this request is consistent with the California Environmental Quality Act requirements. Issue #4 - Surrounding Uses: Approval of this variance application will not create conditions materially detrimental to the public health, safety, or general welfare, or be injurious to or incompatible with other properties or land uses in the vicinity in that the elimination of landscaping within the interior of the site which is surrounded entirely by buildings, will not be visible from outside the site boundaries. 2. The size of the caretakers unit will not be discernable from the area outside of the project site. Issue #5 - Special Circumstances: Typical of self storage facilities, the parking lot will be located outside the secured areas and be visible from the street. The parking lot is proposed to have 20% of the landscaped area exceeding the 5% minimum. Any parking of vehicles within the interior of the site is done for loading and unloading of the vehicle only. 2. Typical of the self storage facility is that the caretaker unit is the key element in determining the quality of the entire facility. The proposed 1,145 square foot caretaker unit exceeds the 600 square foot floor area allowed because the larger size is recognized as the industry pcss-sdp 96-598 standard. It is an important not to exclude the potential for quality personnel who require additional bedrooms for family members. Issue #6 - Preservation of Property Rights: The granting of landscape variance will not negatively affect the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. 2. The granting of a larger manager's apartment will not negatively affect the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. Issue #7 - Special Privileges: The lack of landscaping within the secured access driveways and loading areas will be hidden from view and not enhance or create any value to the community. Any landscaped area within the interior of the site is undesirable due to maintenance and safety. The proposed distribution of interior landscaping is similar to the distribution of landscaping proposed for the pending self storage facility at the southeast corner of Dune Palms and Highway I I I being processing under a specific plan. 2. In response to the proposed 1.145 single family caretaker unit exceeding the 600 square feet allowable area, approval is pending for area increase on a similar project to be located at the southeast corner of Dune Palms and Highway 11 1 being processed under a specific plan. Issue #8 - Land Use Variance: This approval for reducing the unit size and interior landscaping does not authorize a land use or activity which is not permitted in applicable district. Conclusion: The project is designed in a manner that is acceptable. Conditions of Approval have been recommended to ensure that all City requirements, goals, and Zoning Code provisions are complied with. The Findings necessary to approve the Site Development Permit and Variance can be made as noted in this report and the use is designed to complement the area and serve regional as well as local needs. RECOMMENDATION: 3. Adopt Planning Commission Revolution 96-_ approving certification of a Mitigated Negative Declaration of Environmental Impact, and 4. Adopt Minute Motion 96- approving Site Development Permit 96-598, subject to the pcss-sdp 96-598 8 attached conditions. 5. Adopt Minute Motion 96- approving Variance 96-029, subject to the attached conditions. Attachments: 1. Location map 2. Environmental Assessment and Draft Negative Declaration 3. Parking Demand Analysis 4. Plans and Exhibits (for Planning Commission only) Prepared by: STAN B. SAWA, Principal Planner Submitted by: CHRISTINE DI IORIO, Planning Manager pcss-sdp 96-598 9 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 96-332 PREPARED FOR SITE DEVELOPMENT PERMIT 96- 59E AND VARIANCE 96-029 ENVIRONMENTAL ASSESSMENT 96-332 WILLIAM WARREN GROUP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the IOth day of December, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-332, Variance 96-029 and Site Development Permit 96-598; 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 96-332); and WHEREAS, the Community Development Director has determined that Site Development Permit 96-598 and Variance 96-029 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: 1. The proposed Site Development Permit and Variance 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 Site Development Permit and Variance 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 not have the potential to eliminate an important example of California prehistory; in that investigations of the site have identified the potential existence of cultural resources and required mitigation. 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.332 Planning Commission Resolution 96- The proposed Site Development Permit and Variance does 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 is consistent with the types of uses and development intensity of the commercial land use already contemplated in the General Plan. 4. The proposed Site Development Permit and Variance 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 physical impacts as identified in the Initial Study will remain similar to subsequent projects. 5. The proposed Site Development Permit and Variance 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: 1. That the above 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 96-332 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 1 Oth day of December, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California earesopc.332 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 96-598 WILL IAM WARREN GROUP DECEMBER 10,1996 GENERAL Site Development Permit 96-598 (SDP 96-598) 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 96-598, 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. 3. SDP 96-598 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 96-332 Variance 96-029 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. The applicant shall obtain permits and/or clearances from the following public agencies, as needed: • Fire Marshal • Building and Safety Department • Public Works Department (Grading Permit, Improvement/Encroachment Permits) • 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) • Waste Management of the Desert PCSTCOND.092 The applicant is responsible for any requirements of these permits or clearance from those jurisdictions. If the requirements include approval of improvement plans, the applicant shall fumish proof of said approvals prior to obtaining City approvals 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 prepare in accordance with City standards as set forth in Section 9.100.200 of the Zoning Code, and submitted wit a written clearance from Waster 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 96-598. 8. 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 96-332), as certified by the La Quinta Planning Commission. 9. 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. 10. Prior to issuance of any land disturbance permit, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 11. Within three days of approval by the Planning Commission the applicant shall submit the State required Fish and Game Environmental fee of $1,328.00 ($1,250 fee plus $78 handling fee) to the Community Development Department. A check shall be made out to the "County of Riverside" and will be forwarded to the County of Riverside for processing. 12. All roof and wall mounted mechanical type equipment shall be installed or screened with architecturally compatible material so as not to be visible from surrounding properties and streets to the satisfaction of the Community Development Director. Working drawings showing all proposed equipment and how they will be screened shall be submitted and approved prior to issuance of a building permit. 13. All conditions and requirements of the Coachella Valley Water District shall be met, per their letter dated October 23, 1996, on file in the Community Development Department. PCSTCCIND.002 14. A comprehensive sign program shall be submitted for review and approval by the Planning Commission as a business item prior to establishment of any permanent signs. The sign program will comply with provisions of Chapter 9.160 (Signs) of the Zoning Code and be designed to be compatible with the project's architectural design. 15. All exterior lighting, except landscaping lighting, shall be down -shining, mounted on exterior walls of buildings and not extend above the fascia of the building. Lighting plans including fixtures shall be approved by the Community Development Department prior to issuance of building permits. 16. 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. 17. The project shall adhere to seismic reinforcement and other construction requirements as specified in the Uniform Building Code. 18. Prior to an soil disturbance or grading activity(ies), the developer shall secure approval of a Fugitive Dust Control Plan (FDCP). The plan shall address all proposed development areas, as well as those areas which may be disturbed by activity but scheduled for later development. The FDCP shall be submitted with any clearing, grading, or other site activity request which will disturb, or is related to development of the site. 19. The applicant shall have a qualified archaeological monitor on site during any grading or earth disturbing activity. The monitor is authorized to temporarily divert or stop equipment and work in order to investigate exposed cultural deposits. A final archaeological report shall be submitted to the Community Development Department prior to issuance of the Certificate of Occupancy. PROPERTY RIGHTS 20. All required easements, rights of way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 21. The applicant shall grant 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 Director of Public Works. 22. Property rights required of this development include: A. Adams Street - 44-feet half of 88-feet right-of-way Right-of-way grants shall include additional width as necessary to accommodate improvements shown on the approved improvement plans. PCSTCOND.002 23. 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. IMPROVEMENT PLANS 24. 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 Director of Public Works. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the Director of Public Work'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. 25. 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. 26. When final plans are approved by the City, and prior to issuance of grading, improvement or building permits, the applicant shall furnish accurate computer files of the complete, approved off -site improvement plans on storage media and in a program format acceptable to the Director of Public Works. 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. IMPROVEMENT AGREEMENT 27. 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 issuance of a grading, improvement or building permit. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. PCSTCOND.002 28. 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 Director of Public Works. 29. 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 Director of Public Works. 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 Director of Public Works. GRADING 30. Graded, undeveloped land shall be maintained to prevent dust and blows and 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. 31. The applicant shall comply with the City's Flood Protection Ordinance. 32. 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. 33. 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 Director of Public Works 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. 34. 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 the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. DRAINAGE 35. The applicant shall provide channel lining along the south bank of the Whitewater Storm Channel as required by CVWD. 36. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless drainage to the Whitewater Storm Channel is approved by CVWD. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. PCSTCOND.002 37. Nuisance water (and storm water if drainage to the Whitewater Channel is not approved) 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. 38. If retention is in an open basin, a trickling sand filter and leach field of a design approved by the Director of Public Works 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. 39. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 40. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the Director of Public Works. 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 42. 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. 43. 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 Director of Public Works. STREET AND TRAFFIC IMPROVEMENTS 44. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Adams Street - Secondary Arterial: Street Improvements - The applicant shall complete improvements to Adams Street including 32-foot half -width street improvements and eight -foot sidewalk. B. Site Access Improvements: The southerly access drive shall be located opposite or north of the Wal-Mart drive on the west side of Adams Street. 2. The design and location of the northerly access drive is subject to approval of the Director of Public Works as to vertical sight distance for safe access and egress of vehicles. PCSTCOND.002 Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the Director of Public Works. The Director of Public Works may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 45. Access points and turning movements of traffic shall be restricted to one 30-foot drive opposite or north of the south Wal-Mart Drive and one 30-foot drove opposite or north of the north Wal-Mart drive on the west side of Adams Street. 46. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 47. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5"/6.50" The 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. 48. The applicant shall provide public transit amenities as required by Sunline Transit and/or the Director of Public Works. LANDSCAPING 49. The applicant shall provide landscape improvements in the perimeter setback areas along .Adams Street. 50. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. PCSTCOND.002 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 Director of Public Works. The plans are riot approved for construction until they have been approved and signed by the Director of Public Works, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 51. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right-of-way. 52. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Director of Public Works. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 53. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 54. Landscape materials shall be maintained as planted in perpetuity. Any dead, dying, or missing landscaping shall be replaced within 30 days pursuant to the approved plans. 55. All Jacaranda acutifolia trees shown on approved preliminary landscaping plans shall be 36- inch box in size with tree caliper per industry standards. Fifty percent of the trees on the north and south side shall be 24-inch box in size with tree caliper per industry standards. Washingtonia robustas shall be minimum 15-feet high (brown trunk height). 56. Trees on the north, south, and east sides shall be emitter irrigated, with ground cover to be a minimum three inches deep decorative gravel ground cover (no plant ground cover). 57. Additional five gallon shrubs shall be provided along Adams Street and in the planter in Building "B". c�UALITY ASSURANCE 58. The applicant shall employ construction quality -assurance measures which meet the approval of the Director of Public Works. 59. 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. 60. 'Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the Director of Public Works. 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. PCSTCGND.002 FEES AND DEPOSITS 61. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. FIRE DEPARTMENT 62. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 63. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2'/2") will be located not less than 25-feet or more than 165-feet from any portion of the buildings as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrants in the system. 64. :Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate the location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 65. Prior to the issuance of a building permit, the applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 66. 'The required water system including fire hydrants, shall be installed and operational prior to the start of construction. 67. Install a complete fire sprinkler system per NFPA 13 Ordinance Hazard Occupancy, Group _. The post indicator valve and Fire Department connection shall be located to the front within 50-feet of a hydrant, and a minimum of 25-feet from the building. 68. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. 69. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 70. Install Knox Key operated switches on access gates, series KS-2P with dust cover, mounted per recommended standard of Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Fire Department office for the ordering of the Key Switch, this form must be authorized and signed by the Fire Department for the correctly coded system to be purchased. PCSTCOND.002 MISCELLANEOUS 71. Emergency exit gate at the north end of the site shall be solid metal, with color to match adjacent buildings. BONDS 72. Applicant shall pay for 330-feet of 8-foot wide bike path to be constructed in the CVWD Storm Channel right-of-way. Actual payment shall be deferred and bonded until the bike path is constructed by the City or its designee. PCSTCOND.002 CONDITIONS OF APPROVAL - RECOMMENDED WILLIAM WARREN GROUP VARIANCE 96-029 DECEMBER 10, 1996 GENERAL 1. Variance 96-029 shall comply with all applicable conditions and or mitigation measures for the following related approvals: • Environmental Assessment 96-332 • Site Development Permit 96-598 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 of Variance 96-029 shall be in effect for the duration of the approval period for Side Development Permit 96-598 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. PCSTCOND.001 ATTACHMENT 1 CASE MAP CASE No. LOCATION MAP SITE DEV EMt96-M598 VARIANCE 96wwO29 ORTH SCALE: NTS ATTACHMENT 2 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-332 Case No: SDP 96-598, VAR 96-029 Date: November 11,1996 1. Name of Proponent: William Warren Group Address: P.O. Box 2034 Santa Monica, CA 90406-2034 Phone: 310-454-1500 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Site Development Permit 96-598 and Variance 96-029 for construction of an approximately 86,000 square foot self -storage complex, along the east side of Adams Street and the south side of the Whitewater Channel. CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 cklst.332 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 Transportation/Circulation Public Services Population and Housing Biological Resources Utilities Earth Resources Energy and Mineral Resources Aesthetics HWater Risk of Upset and Human Health X Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance III. 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 November 11. 1996 Printed Name and Title Wallace Nesbit. Associate Planner For: _ City of La Ouinta`Community Development Department x Potentially Potentially Significant Less Than Significant unien Significant No Impact Mitigated Impact hnpact 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? X. 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)? 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)? 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 c) Seismic ground failure, including liquefaction? ?: d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? g) Subsidence of the land? X iii Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact h) Expansive soils? X n 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? 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 iv 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? x 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? X d) Insufficient parking capacity on site or off site? 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 manner? X 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? X e) Increased fire hazard in areas with flammable brush, grass, or trees? 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? X b) Exposure of people to severe noise levels? X 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? X e) Other governmental services? X 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alterations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? X 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? 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? 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 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? 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? 5. EARLIER ANALYSES. Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact X X X M 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, as stated in CEQA 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 96-332 Prepared for: WILLIAM WARREN GROUP SITE DEVELOPMENT PERMIT #96-598 VARIANCE #96-029 Prepared by: Community Development Department City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 November 11,1996 Amended November 26,1996 EA96332.wpd 2 TABLE OF CONTENTS Section Page I 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 3 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 4 2.4 Objectives 4 2.5 Discretionary Actions 4 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 5 3.2 Population and Housing 6 3.3 Earth Resources 6 3.4 Water 7 3.5 Air Quality 8 3.6 Transportation/Circulation 8 3.7 Biological Resources 9 3.8 Energy and Mineral Resources 10 3.9 Risk of Upset/Human Health 10 3.10 Noise 10 3.11 Public Services 11 3.12 Utilities 11 3.13 Aesthetics 12 3.14 Cultural Resources 13 3.15 Recreation 13 4 MANDATORY FINDINGS OF SIGNIFICANCE 14 5 EARLIER ANALYSIS 14 EA96332.wpd 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 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 Studv and addendum for review and certification by the Planning of the City of La Quinta. 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 proposed for each issue area are underlined within the F.A96332.wpd 4 discussion_ and are summ—miad in the Mitieation Monitoring Program 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 approximately a 4 acre portion of two parcels comprising 11 acres, at the southeast corner of Adams Street and the Whitewater Channel. The applicants have submitted applications for a site development permit (SDP 96-598) and variance (VAR 96-029). The site is relatively flat, with minimal vegetation. A cultural resources survey has been requested to be submitted for the proposed project. 2.2 PHYSICAL CHARACTERISTICS The project incorporates a self -storage facility on approximately 4.0 net acres, showing overall building areas totaling 83,851 square feet of storage, an 1,108 square foot on -site manager's quarters and office area of 1,000 square feet. The actual project area straddles two long, narrow parcels; a lot line adjustment has been submitted to create a parcel configuration which will allow development of the self -storage use to the north on a 4 acre lot, as well as development of the southerly portion of the two existing properties as one 7 acre lot. 2.3 OPERATIONAL CHARACTERISTICS The properly is designated CP (Commercial Park), and zoned CP, which permits the self -storage use proposed, subject to approval of a Site Development Permit. The CP zoning district allows on -site manager quarters but limits them to 600 square feet. Staff is looking at several revisions to the Zoning Code to address the appropriateness of such standards. Under the current provisions, a variance is required to allow the manager's unit as proposed. The project also incorporates interior (parking area) landscaping, which is required to be a minimum of 5% of the total net project area. The proposal does not meet this requirement and therefore has been incorporated as part of the variance request. 2.4 OBJECTIVES The objective of this project is to develop a warehouse/storage use, to service not only La Quinta residents but those in surrounding area communities such as Indio and Bermuda Dunes. 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 EA96332.wpd 67 storage project will require discretionary approval from the Planning Commission for the following: • Certification of the Environmental Assessment for the project; • Approval of a Variance for increased size of the manager's unit and minimum interior landscaping requirements; • Approval of a Site Development Permit for the self -storage use; • Approval of a Lot Line Adjustment. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. An application by Lapis Energy is under review for a multi -use facility at the southeast corner of Dune Palms Road and Highway 111, which includes a 61,350 square foot self -storage facility for development on 8.1 net acres. The project also proposes to provide fueling services to Desert Sands Unified School District, by development of a CNG dispensing station as part of the Lapis project. 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. 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. Topographic 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. The project use as proposed is consistent with the General Plan and zoning; however, a variance is required for the increased size of the manager's unit as proposed, and deletion of the 5% interior site area landscaping requirement. The storage use provides a land use buffer between the Whitewater Channel and retail commercial land uses to the south along Highway 111. A through D - No Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the project area. The project is not in close proximity to any designated residential uses, although La Quinta High School is located across the Whitewater Channel, about 500 feet northeast of the site. All properties bordering the site are designated for regional commercial type use or commercial park. The applicant's requests that a larger caretaker unit be permitted, and that the 5% interior landscaping requirement be deleted as part of the project is not considered significant from an environmental impact perspective. The proposal will have no conflicts with any environmental policies or plans in effect which would apply to the project. There are no agriculture resources or operations, or established residential communities which could be affected by the project. EA96332.wpd 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). Local Environmental Setting - The site is designated 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. A, C - 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 - 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. No effects on affordable housing are anticipated due to development of this project. 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 consists of Coachella and Myoma series soils. The Myoma 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. Coachella series are well drained and permeable, but saturation has increased the water table in certain locations. The soil on this site is influenced by it's proximity to the %itewater Channel. 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 - Less Than Significant Impact. The project is located in Groundshaking Zone 4, associated with moderate impacts from seismic activity. Impacts involving from seismic activity also relate to risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and potential for explosion/fire. The nroiect will be reauired to adhere to seismic reinforcement and other requirements as called for by the UBC EA96332.wpd 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; 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; the site is also subject to wind erosion. 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. The project will also be required to improve the Whitewater Channel along it's frontage to prevent erosion damage. 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 mostly 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 outside of the 500 year flood limit to the south (CVWD comments; LQMEA). A - Less Than Significant Impact. Current runoff rates will be increased due to building and hardscape area development. The runoff produced by development of this site will be detained on -site with ultimate dispersal to the Whitewater Channel. 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 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. EA96332.wpd 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 PM10, 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 through D - No Impact. Based on the SCAQMD CEQA Air Quality Handbook, the project is not anticipated to create any significant air quality impact. The ITE Trip Generation Manual, 4th Edition, indicates that ADT for the project is estimated to range from 36 (Saturday) to 234 (weekdays), based on the project acreage. This indicates a negligible impact to air quality from ultimate operation of the project. Short term (construction -related) impacts will result primarily from grading activities, which will generate fugitive dust. Prior to aW soil disturbance or grading activi iesl the developer shall secure approval of a Fugitive Dust Control Plan (FDCP)The plan shall address all proposed development areas as well as those areas which may be disturbed by activity but scheduled for later development The FDCP shall be submitted with any cleanne grading, or other site actives request which will disturb or is related to development of the site. 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 across the Whitewater Channel from the site. Residential receptor areas exist to the north 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, and negligible potential to create objectionable odors. 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting - The existing circulation system is a combination of early roadwork constructed by Riverside County and new or resurfaced roads since incorporation of the City in 1982. Key roadways in the City network include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, 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 Adams Street, across from the existing Wal- Mart project. Current geometrics for Adams Street, along the project frontage, consist of a single northbound EA96332.wpd E travel lane with westerly left -turn pockets (painted) providing access to the Wal-Mart site. No median improvements currently exist and are not identified as part of the ultimate development of Adams as a Secondary Arterial designation in the City's Circulation Element. Buildout ADT's for this segment of Adams Street range from 14,000 to 18,700, based on the Traffic information prepared for the City's General Plan in 1992; this segment. did not exist during the General Plan's preparation and no existing data is currently available. The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during A.M. 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, thee, roadway capacities designed for Adams Street (Secondary Arterial, 12,000 - 22,500) and other major thoroughfares in the area will be able to absorb the additional traffic, which is not estimated to exceed 300 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, C - No Impact. The project is not anticipated to create design -related hazards or any type of inadequate access situation. Traffic safety improvements as typically required of new development will also provide reductions in traffic hazard. impacts, commensurate with development of the site, and should improve the overall safety level of the intersection and adjacent roadways in general. The applicant has relocated the project access point to line up with the existing Wal-Mart center access at the garden center area (revised plan submitted 11 /] 2196). This revised location will improve the circulation by lining up driveway access points, thereby reducing the total number of traffic conflict points. D - Less Than Significant Impact. The project provides for 8 total parking spaces and requires approximately 17, including 2 covered spaces for the manager's unit. The applicant has submitted a letter on parking reduction justification as part of his application, citing other self -storage parking examples. It does not appear that the number of spaces provided will significantly affect operation of the facility due to the minimal number of employees and the nature of the facility's operation, and will not create adverse environmental impact. E through G - No Impact. 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. 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 ripanan/wetland habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel. The LQMEA identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal l0A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). EA96332.wpd 10 A through E - No Impact. 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. 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. 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 on -site storage of certain amounts of chemical compounds in various packaging, and other potentially hazardous materials could occur in individual storage units. Storage 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 minunal 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 EA96332.wpd II 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 from the Wal-Mart shopping center and pass -through traffic along Adams Street. The property is vacant and therefore not a current source of noise. A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not expected to be significant. Roadway noise along Adams Street will increase as traffic volumes increase. The majority of the traffic volume in this area is related to other projects and pass through trips. Generally, the use will be operational during daytime and early evening hours. There are no existing or designated residential areas that are within proximity to the project so as to be impacted by operational noise associated with the proposed use. It is not anticipated that additional traffic 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 vehicle loading/unloading of storage items. The noise impacts from these uses will be minimal, as these uses generally are internal to the project, 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 proposed uses are not considered as typically being a source of extreme or severe noise levels to surrounding uses. 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 432 on Frances Hack Lane, and Station 470, 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'/2 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. 3.12 UTILITIES Regional Environmental Setting The City of La Quinta is served by the Imperial Irrigation District (11D) 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. EA96332.wpd 12 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, C - 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. Structures are one story, ranging from 10 to 25 feet. from ground to roof line. 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 backdrops to the south and west. As a commercial project the proposal will create additional light and glare. The City has an adopted "Dark Sky" ordinance which regulates lighting types and shielding characteristics. A lighting plan will be reviewed and conditioned to be consistent with the Outdoor I i it Control provisions of the Zoning Code for height shielding and lighting tyke 12ursuant to augrovals by the Planning Commission and City Council. Adams Street is designated in the General Plan as a Secondary Image Corridor, which has certain design standard criteria set forth. Development of the Adams streetscape will need to be consistent with the applicable policies of the General Plan. B - No Impact. The overall design of the project should not have any demonstrable negative aesthetic effects, provided that the above identified issues are addressed during project approval. The project architecture is compatible with previous approvals issued for commercial projects. EA96332.wpd I3 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. Local Environmental Setting - The proposal is located close to 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. A previously recorded archaeological site (CA-RfV-2936) is located on the parcels in question. 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 the potential for significant subsurface prehistoric cultural deposits (Archaeological Survey of Two Parcels at Highway 11 I and Adams Street. The Keith Companies, October, 1996). A,B - Potentially Significant Unless Mitigated. Significant cultural resources could be impacted due to the proposal. The project's cultural resource assessment was reviewed by the City's Historic Preservation Commission on November 21, 1996 The report determined that development of the northern portion of the property will not have a significant effect on any recognized cultural resources, but did acknowledge the archaeological sensitivity of the area. The recommendation was made and adopted to require that the applicant monitor the portion proposed for development of the project and prepare a constraints sheet as part of the lot line adjustment submitted with the application. Prior to issuance of a grading permit or any earth disturbance the applicant shall have made arrangement and provided for an archaeological monitor to be on site during any and all earthwork associated with SDP 96-598 Said monitor shall be authorized to stop or divert equipment and/or work in order to conduct investigation ofany excavation(s) ofcultural artifacts or deosits A final report on the monitoring effort shall be submitted to the Community Development Department An Environmental Constraints Sheet (ECS) shall be recorded against Lot Line Ad iustment 96- 230 identifying the soutarcel as a Sensitive Cultural Resource Area in accordance with the final language adoptecai by the City Council. C Through E - No Impact. 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 an adopted Parks and Recreation Master Plan that assesses existing resources and facilities along with 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. This project is not anticipated to employ more than 3 persons, as stated in the project application. EA96332.wpd 14 SECTION 4• MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for this project identified potentially significant impacts, as summarized under 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 Site Development Permit and Variance 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 or other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, investigations of the site have identified the potential existence of cultural resources and required mitigation measures. 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 Site Development Permit and Variance will not have the potential to achieve short term goals, to the disadvantage of long-term environmental goals, as the proposed project is consistent with the types of uses and development intensity of the commercial land use already contemplated in the General Plan. c) The proposed Site Development Permit and Variance 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 is a consistent representation of the project type envisioned 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 Site Development Permit and Variance 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; Archaeological Survey of Two Parcels at Hi hg _wail 11 and Adams Street, The Keith Companies, October, 1996 • ITE Trip Generation Handbook, 4th Edition, 1987 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. EA96332.wpd 15 B. Impacts Adequately Addressed. The following potentially significant impacts identified in the checklist were determined as adequately addressed by the previously listed documents ♦ 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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A 00 a A d A U pq U OU G U C7 �O �O w o V� •d Mz o za ATTACHMENT 3 jordanolvall! ARCHITEC November 6, 1996 PARKING DEMAND ANALYSIS LA QUINTA SELF STORAGE JVA 96-470 1.1 The purpose of this study is to provide a Parking Demand Analysis of comparable self storage facilities within the local area and to determine the appropriate amount of parking required for this specific project. Self Storage parking demand does not normally fit into the parking requirements stated by most zoning ordinances. The proposed project is similar to the six sites considered in this evaluation in terms of access and operational characteristics. 1.2 Proiect Statistics Project area: 85,787 gross square feet Parking provided: 8 spaces Project Location: Adams Street, La Quinta, Ca. 1.3 The following six facilities represent comparable projects and are used herein as comparisons. The parking provided divided by the gross square feet give the parking demand. The parking spaces shown includes two covered spaces for the resident manager's apartment. Williamson Self Storage Anaheim, California Square Feet: 230,707 Parking Provided: 26 Demand Rate: .000113 California Self Storage Anaheim, California Square Feet: 186,188 Parking Provided: 14 Demand Rate: .000075 34700 Pacific Coast Highway, Suite 202, Capistrano Beach, CA 92624, 7141443-0011 FAX: 7141443-0022 Parking Demand Analysis Update Page 2 Mini U Storage Newport Beach, California Square Feet: 110,600 Parking Provided: 3 Demand Rate: .000027 Mini U Storage Irvine, California Square Feet: 89,000 Parking Provided: 6 Demand Rate: .000067 A-1 Self Storage Anaheim, California Square Feet: 109,648 Parking Provided: 16 Demand Rate: .000145 All Aboard Mini Storage Stanton, California Square Feet: 78,299 Parking Provided: 10 Demand Rate: .000127 1.4 Average Parking Demand = .000092 (.000554 _ 6 = .000092) The parking demand for the subject site can be compared to the average parking demand by the following analysis. Subject Site = 85,787 85,787 Square Feet X .000092 = 8 spaces required. 1.5 Self storage projects are characterized by very low levels of traffic. The Institute of TransAtion Engineers utilizes a factor of 2.606 daily trips per thousand square feet of floor space. This contrasts against 16.50 trips per thousand square feet for medical office, which is approximately 6.3 times the trip generation for self storage. Typically the parking spaces provided at the office area are for customer inquires of a short time period. Customers may occupy a space at the office for typically about 10 minutes to obtain information and/or rent a storage unit. 3470D Pacific Coast Highway, Suite 200, Capistrano Beach, CA 92624, 714/443-0011 FAX: 714/443-0022 Parking Demand Analysis Update Page 3 Existing customers typically do not utilize these spaces and would enter the facility by entering a numerical code at a touch pad conngcted to a computer access system located within the office. Upon entering the correct security code, the gate would open and the customer would proceed directly to his/her unit. Storage customers typically visit their unit once in a 60 day period. Higher access rates do occur, however they are not the norm. Customers spend about 15 minutes (on average) at their space and would then exit the facility utilizing a similar key pad. The system affords a high degree of security. A review of such records was utilized to check the access frequency and time frame for using the facility described above. 1.6 Summary and Conclusions Our analysis and research indicates that eight parking spaces are more than adequate to service the facility. The drive aisles are of sufficient width to provide ample access to the facility. Sinc rely l I Bice D. Jorda illi Architects, Inc. 34700 Pacific Coast Highway, Suite 200, Capistrano Beach, CA 92624, 714/443-0011 FAX: 714/443-0022 ATTACHMENT a - x • •- •-I u a1=� lu t 1 LAJ 1 F of LL Q • �B V 0 tN LA —I LLJ Q� Z� m J I It I PH #4 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 10, 1996 CASE NO.: SITE DEVELOPMENT PERMIT 96-598 AND VARIANCE 96-029 APPLICANT: THE WILLIAM WARREN GROUP ARCHITECT: JORDAN-VALLI, ARCHITECTS REQUEST: 1.) CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2.) APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF AN 86,000+ SQUARE FOOT SELF STORAGE FACILITY ON A FOUR ACRE SITE; 3.) APPROVAL OF A VARIANCE A.) OF THE MAXIMUM 600 SQUARE FOOT CARETAKERS UNIT SIZE; AND B.) REQUIREMENT TO LANDSCAPE 5% OF THE INTERIOR PARKING AREA, LOCATION: EAST SIDE OF ADAMS STREET, IMMEDIATELY SOUTH OF THE WHITEWATER STORM CHANNEL AND APPROXIMATELY 730 FEET NORTH OF HIGHWAY 111 (ATTACHMENT 1) GENERALPLAN LAND USE DESIGNATION: CP (COMMERCIAL PARK) ZONING: CP (COMMERCIAL PARK) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 96-332 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, IT HAS BEEN DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE AFFECT ON THE ENVIRONMENT. THEREFORE, A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED AND IS RECOMMENDED FOR CERTIFICATION. BACKGROUND: Surrounding Zoning and Land Use The vacant four acre site is surrounded by the following zoning and land uses: North: Zone FP (Flood Plain) and developed with the Whitewater Storm Channel. To the north beyond the channel, is La Quinta High School zoned MC (Major Community Facility) pcss-sdp 96-598 South: Zone CR (Regional Commercial) with the property vacant. Fast: Zone CP (Commercial Park) with the property vacant. West: Zone CR (Regional Commercial) with the site developed as the One Eleven La Quinta Center including WalMart. Related Cases Presently, the Community Development Department is processing a lot line adjustment (LLA 96-230) because the subject site and property to the south, fronting Highway 111, is under one ownership and currently divided into two long north -south running parcels. The lot line adjustment modifies the lot line to coincide with the subject site. PROJECT REQUEST: General The applicants are proposing to construct a self storage facility containing approximately 86,000 square feet of gross floor space of which 83,851 square feet is for storage. The remaining square footage would consist of a first floor office, garage spaces for the caretaker and a second floor caretakers unit of 1,145 square feet. Within the interior of the site, adjacent to the main entry, the applicant has provided an enclosure for trash and recycling. Variance Requests The applicant is proposing a 1,145 square foot caretakers units for a manager to be on the premises 24-hours a day. The Municipal Code limits a caretaker units to 600 square feet per Section 9.100.160. Therefore, the applicant has submitted a variance application to allow a larger unit. The second variance request is to reduce the minimum five percent interior landscaping of the interior parking area to 300 square feet or .43%. This request is due to the limited access and visibility of the interior areas. Site Design Layout The rectangular shaped site, has approximately 560 feet of frontage along Adams Street. The project is laid out in a series of three linear buildings within the interior of the site, with an "L" shaped building along the east and south property line, a fifth linear building along the north property line adjacent to the channel, and the sixth building adjacent to Adams Street. At the southwest corner of the site, adjacent to Adams Street, will be a two story structure housing the office on the first floor and caretaker's unit on the second floor. The site will be completely secured with the buildings acting as barriers on the perimeter with the openings being gated. pcs;s-sdp 96-598 2 As required by Code, the applicant is providing a ten foot landscape setback on the north, east, and south interior property lines. A minimum 20-foot landscape setback is proposed along Adams Street with a variable building setback increasing landscaping to 25-feet in areas. Circulation/Parking Access to the facility will be a full turn driveway near the south property line aligning with the driveway into the existing Wa1Mart parking lot. This driveway will be located immediately north of the office/caretakers building. A secondary "emergency only" access is provided near the north property line. Eight spaces including two caretaker spaces are provided for the project. Five of the parking spaces including one handicapped space, are located adjacent to the main entry with the sixth parking space located within the facility near the northeast corner. The caretaker parking spaces are enclosed spaces located adjacent to the office area with access from within the facility. Caretakers Unit The proposed 26-foot high two story building will have a roof covered with terra cotta concrete "S" tile. The stucco walls will be a two tone off-white color. The windows have stucco surrounds accented with metal grills. An arcade with stucco pillars is proposed on the north elevation. Interior Storage Buildings The single story interior buildings have flat gray metal roofs with rust colored trim. All rust colored metal roll -up doors are flanked with tan integral concrete block pilasters. Building "B" is proposed to have a five foot wide by sixth foot long landscape planter inset facing the main entry way. The wall behind the planter will be stuccoed. The building elevations facing Adams Street.consists of stucco walls painted tan along the base and the remainder will be painted off-white. Three pop -out stucco walls with stepped parapets will extend out five feet, eight inches from the main building wall. Each are flanked with eight inch recessed pot -outs with a concrete "S" the shed roof and a rough sawn wood fascia. All walls are finished a concrete or stucco cap. The entry gates will be a rust colored metal. The north and south elevation s are proposed to have stucco walls painted tan along the base with the remainder off-white. Five eight inches deep pop -outs are proposed on each elevation. They consist of smooth stucco walls and extend two feet above the main building wall. Each has a metal vertically mounted trellis. Signs No sign program has been submitted. The applicant has shown on the site plan, the location for a monument sign. The prospective rendering, which has been submitted, and will be available at the meeting, shows a monument sign utilizing a stuccoed frame and arch. The applicant will be pcss-sdp 96-598 conditioned to submit a sign program for the project consistent with Chapter 9.160 (Signs) of the Zoning Code. Landscaping The applicant has submitted a preliminary landscaping plan showing trees, shrubs, and ground covers, species, sites, and locations. Tree sizes vary from 24-inch box to 15-gallons with five gallon shrubs shown. Around the perimeter of the site, the ten foot setback on the north, south, and east will be landscaped and provided with ground cover and 15-gallon trees. Landscaping on the interior of the site is limited to the five foot deep planter adjacent to the entry. Environmental Assessment The Community Development Department has prepared Environmental Assessment 96-332 recommending adoption of a Mitigated Negative Declaration (Attachment 2). The environmental assessment concluded that the project could have an adverse impact on the environment, but based on the implementation of identified mitigation measures through the proposed Conditions of Approval, any potential impacts can be reduced to levels of insignificance. The applicant has submitted an Archaeological Survey for the subject site and adjacent parcel to the south. The Historic Preservation Commission on November 21, 1996, reviewed and accepted the survey with the recommendation that the Planning Commission require a monitor be on site during earth disturbing activities. This requirement has been added as a condition of approval. Public Notice This request was advertised in the Desert Sun on November 18, 1996, and mailed to all property owners within 500 feet of the site. As of the date of the writing of this report, no letters or other correspondence regarding the project have been received. Public Agency Review A copy of the applicant's request has been sent to all public agencies and City Departments. Comments have been received from a number of agencies and departments and have been incorporated into the Conditions of Approval where appropriate. pcss-sdp 96-598 4 STATEMENT OF ISSUES AND FINDINGS: Site Development Permit Finding #1 -Consistency with General Plan: The project site is designated on the General Plan Land Use Map as Commercial Park (CP). As such, heavy commercial uses such as warehousing and storage, as is proposed in this case, is permitted. The facility is a low intensity use which generates little traffic and activity. This insures the project will be consistent with Policy 2-3.2.4 in that this use will not negatively impact surrounding commercial uses. Additionally, this project is consistent with the Circulation General Plan Element. Right-of-way and street improvements will be provided to conform to General Plan Policy 3-2.1.5 which requires Adams Street be a Secondary Arterial. Adams Street is a secondary Image Corridor and the landscaping is designed to enhance it per General Plan Policy 3-4.1.4 Issue #2 - Consistency with Zoning Code: This project is subject to the provisions of the Zoning Code (Title 9). The project has been designed in conformance with applicable zoning requirements including perimeter setbacks and landscaping, building heights, maximum floor area ratios, and outdoor lighting. However, the applicant has not met the parking requirement of 17 spaces. Under Municipal Code requirements, one off-street parking space is required for every 5,000 square, feet of storage area plus two parking spaces for the caretakers unit. For the 83,851 square feet of storage space, 17 parking spaces plus two for the caretakers unit, requires a total of 19 parking spaces. As permitted by Municipal Code Section 9.150.050.B.2, the applicant is requesting modification of the parking requirements. The applicant has submitted a parking demand analysis which compares six self storage facilities in Southern California (Attachment 3). Based upon parking provided for these facilities, the project requires eight parking spaces. The applicant notes that the Institute of Transportation Engineers utilizes a factor of 2.606 trips per 1,000 square feet of storage space for this type of use. Customers typically utilize the stripped parking spaces for short time periods of approximately ten minutes to either receive information on rentals or to rent a space. Once the space is rented, the customer will stop in front of his space for loading or unloading. The analysis notes that storage customers typically visit their units once in a 60-day period and spend, on the average, 15 minutes at their space. As a result of this analysis, the applicant is proposing six off- street parking spaces plus two enclosed garage spaces for the caretaker. Staff recommends approval of the reduction in spaces. With regards to the requirement for a minimum 5% landscaping within paved areas, and the restriction of a maximum 600 square feet for the caretakers unit, the applicant has filed for approval of a Variance. Discussion of these items follows in this report. pcss-sdp 96-598 5 F The applicant has indicated use of a monument sign. Compliance with the sign regulations has been conditioned for and will provide for review of the sign prior to its fabrication. Issue #3 - Compliance with CEOA: As noted in this report, the project will not have any significant impacts on the environment which cannot be mitigated. Mitigation measures are recommended as Conditions of Approval. Issue # 4 - Architectural Design,: The Mediterranean architectural style of the project, including, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the City. These design features include the use of stucco walls, metal grill, rail, and fencing, some wood trim and "S" shaped concrete tile rooting. The variation from 20-feet to 25-feet of landscaping combined with the architectural detailing of the pop -outs and design of the caretaker/manager unit, provides an aesthetically pleasing streetscape. The architectural treatment and landscaping along the north and south elevations also break up the linear building for the traffic on Adams Street traveling north or south. Issue #5 - Landscape Design: The project landscaping has been designed to provide visual relief, complement the buildings, screen undesirable views, and provide a harmonious transition between future adjacent uses. Further refinement of the landscape plan will be implemented as the working drawings proceed. Issue #6 - Sign Program: The applicant has indicated use of a monument sign in front of the facility adjacent to the facility. Details of this sign have not been submitted. The proposed sign will comply with the applicable sign requirements of Chapter 9.260 (Signs). The sign will be designed in a Mediterranean style to complement the project's architectural design. Approval of the sign has been conditioned to be reviewed by the Planning Commission as a non-public hearing item. Variance The applicant has filed variance as follows: 1.) To deviate from the 5% interior paved lot landscaping requirement; and 2.) to exceed the 600 square foot maximum size for the caretaker's unit. Justification for this variance is as noted in the Findings below. Issue #1 - Consistency with General Plan: pcss-sdp 96-598 6 ' $ The General Plan designates the subject property as CP or Commercial Park which allows heavy commercial uses such as warehousing and storage. This variance does not modify the use of the property for Commercial Park uses because all landscaping that will be visible is along the exterior of all elevations, therefore this proposal will not negatively impact surrounding properties in accordance with Policy -3.2.4 of the General Plan. Issue #2 - Consistency with Zoning Code: The intent of interior landscaping is to provide a visual buffer between buildings and parking lots enhancing not only project but also the views not only from the surrounding property boundaries. Because of its unique design concept to provide a secure environment for the customer, the self storage interior will not be visible to the surrounding properties. Therefore, visual relief is not necessary. 2. The request for increasing the size of the caretaker residence will still meet the intent of the regulation in that it will be used exclusively by personnel employed for the maintenance and security of the principal use. Issue #3 - Compliance with CEQAA: Environmental Assessment 96-332 has been prepared and recommends a Mitigated Negative Declaration. In the areas of landscaping and the caretakers unit size, no negative impacts are anticipated. Therefore, this request is consistent with the California Environmental Quality Act requirements. Issue 94 - Surrounding Uses: Approval of this variance application will not create conditions materially detrimental to the public health, safety, or general welfare, or be injurious to or incompatible with other properties or land uses in the vicinity in that the elimination of landscaping within the interior of the site which is surrounded entirely by buildings, will not be visible from outside the site boundaries. 2. The size of the caretakers unit will not be discernable from the area outside of the project site. Issue #5 - Special Circumstances: Typical of self storage facilities, the parking lot will be located outside the secured areas and be visible from the street. The parking lot is proposed to have 20% of the landscaped area exceeding the 5% minimum. Any parking of vehicles within the interior of the site is done for loading and unloading of the vehicle only. 2. Typical of the self storage facility is that the caretaker unit is the key element in determining the quality of the entire facility. The proposed 1,145 square foot caretaker unit exceeds the 600 square foot floor area allowed because the larger size is recognized as the industry .0 pcss-sdp 96-598 7 ' standard. It is an important not to exclude the potential for quality personnel who require additional bedrooms for family members. Issue #6 - Preservation of Property Rights: 1. The granting of landscape variance will not negatively affect the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. 2. The granting of a larger manager's apartment will not negatively affect the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. Issue #7 - Special Privileges: The lack of landscaping within the secured access driveways and loading areas will be hidden from view and not enhance or create any value to the community. Any landscaped area within the interior of the site is undesirable due to maintenance and safety. The proposed distribution of interior landscaping is similar to the distribution of landscaping proposed for the pending self storage facility at the southeast corner of Dune Palms and Highway 111 being processing under a specific plan. 2. In response to the proposed 1.145 single family caretaker unit exceeding the 600 square feet allowable area, approval is pending for area increase on a similar project to be located at the southeast corner of Dune Palms and Highway 111 being processed under a specific plan. Issue #8 - Land Use Variance: This approval for reducing the unit size and interior landscaping does not authorize a land use or activity which is not permitted in applicable district. Conclusion: The project is designed in a manner that is acceptable. Conditions of Approval have been recommended to ensure that all City requirements, goals, and Zoning Code provisions are complied with. The Findings necessary to approve the Site Development Permit and Variance can be made as noted in this report and the use is designed to complement the area and serve regional as well as local needs. RECOMMENDATION: 3. Adopt Planning Commission Revolution 96-_ approving certification of a Mitigated Negative Declaration of Environmental Impact, and 4. Adopt Minute Motion 96-_ approving Site Development Permit 96-598, subject to the pcss-sdp 96-598 8 it attached conditions. 5. Adopt Minute Motion 96- approving Variance 96-029, subject to the attached conditions. Attachments: 1. Location map 2. Environmental Assessment and Draft Negative Declaration 3. Parking Demand Analysis 4. Plans and Exhibits (for Planning Commission only) Prepared by: STAN B. SAWA, Principal Planner Submitted by: CHRISTINE DI IOR O, Planning Manager pcss-sdp 96-599 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 96-332 PREPARED FOR SITE DEVELOPMENT PERMIT 96- ENVIRONMENTAL ASSESSMENT 96-332 WILLIAM WARREN GROUP WHEREAS, the Planning Commission of the City of La Quinta, California, did on the IOth day of December, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-332, Variance 96-029 and Site Development Permit 96-598; 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 96-332); and WHEREAS, the Community Development Director has determined that Site Development Permit 96-598 and Variance 96-029 will not have a significant adverse effect on the environment and that a N itigated 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 Site Development Permit and Variance 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 Site Development Permit and Variance 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 not have the potential to eliminate an important example of California prehistory; in that investigations of the site have identified the potential existence of cultural resources and required mitigation. 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.332 Planning Commission Resolution 96- 3. The proposed Site Development Permit and Variance does 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 is consistent with the types of uses and development intensity of the commercial land use already contemplated in the General Plan. 4. The proposed Site Development Permit and Variance 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 physical impacts as identified in the Initial Study will remain similar to subsequent projects. The proposed Site Development Permit and Variance 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 above 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 96-332 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 1 Oth day of December, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California earesopc.332 ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 96-598 WILLIAM WARREN GROUP DECEMBER 10, 1996 GENERAL Site Development Permit 96-598 (SDP 96-598) 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 96-598, 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. SDP 96-598 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 96-332 Variance 96-029 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. The applicant shall obtain permits and/or clearances from the following public agencies, as needed: • Fire Marshal • Building and Safety Department • Public Works Department (Grading Permit, Improvement/Encroachment Permits) • 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) • Waste Management of the Desert PCSTCOND.002 r The applicant is responsible for any requirements of these permits or clearance from those jurisdictions. If the requirements include approval of improvement plans, the applicant shall furnish proof of said approvals prior to obtaining City approvals 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 prepare in accordance with City standards as set forth in Section 9.100.200 of the Zoning Code, and submitted wit a written clearance from Waster 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 96-598. 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 96-332), as certified by the La Quinta Planning Commission. 9. 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. 10. Prior to issuance of any land disturbance permit, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 11. Within three days of approval by the Planning Commission the applicant shall submit the State required Fish and Game Environmental fee of $1,328.00 ($1,250 fee plus $78 handling fee) to the Community Development Department. A check shall be made out to the "County of Riverside" and will be forwarded to the County of Riverside for processing. 12. All roof and wall mounted mechanical type equipment shall be installed or screened with architecturally compatible material so as not to be visible from surrounding properties and streets to the satisfaction of the Community Development Director. Working drawings showing all proposed equipment and how they will be screened shall be submitted and approved prior to issuance of a building permit. 13. All conditions and requirements of the Coachella Valley Water District shall be met, per their letter dated October 23, 1996, on file in the Community Development Department. PCSTCOND.0O2 14. A comprehensive sign program shall be submitted for review and approval by the Planning Commission as a business item prior to establishment of any permanent signs. The sign program will comply with provisions of Chapter 9.160 (Signs) of the Zoning Code and be designed to be compatible with the project's architectural design. 15. All exterior lighting, except landscaping lighting, shall be down -shining, mounted on exterior walls of buildings and not extend above the fascia of the building. Lighting plans including fixtures shall be approved by the Community Development Department prior to issuance of building permits. 16. 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. 17. The project shall adhere to seismic reinforcement and other construction requirements as specified in the Uniform Building Code. 18. Prior to an soil disturbance or grading activity(ies), the developer shall secure approval of a Fugitive Dust Control Plan (FDCP). The plan shall address all proposed development areas, as well as those areas which may be disturbed by activity but scheduled for later development. The FDCP shall be submitted with any clearing, grading, or other site activity request which will disturb, or is related to development of the site. 19. The applicant shall have a qualified archaeological monitor on site during any grading or earth disturbing activity. The monitor is authorized to temporarily divert or stop equipment and work in order to investigate exposed cultural deposits. A final archaeological report shall be submitted to the Community Development Department prior to issuance of the Certificate of Occupancy. PROPERTY RIGHTS 20. All required easements, rights of way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 21. The applicant shall grant 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 Director of Public Works. 22. Property rights required of this development include: A. Adams Street - 44-feet half of 88-feet right-of-way Right-of-way grants shall include additional width as necessary to accommodate improvements shown on the approved improvement plans. PCSTCOND.002 _ �, z 1 23. 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. IMPROVEMENT PLANS 24. 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 Director of Public Works. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the Director of Public Work'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. 25. 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. 26. When final plans are approved by the City, and prior to issuance of grading, improvement or building permits, the applicant shall furnish accurate computer files of the complete, approved off -site improvement plans on storage media and in a program format acceptable to the Director of Public Works. 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. IMPROVEMENT AGREEMENT 27. Tile 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 issuance of a grading, improvement or building permit. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. PCSTCOND.002 28. 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 Director of Public Works. 29. 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 Director of Public Works. 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 Director of Public Works. GRADING 30. Graded, undeveloped land shall be maintained to prevent dust and blows and 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. 31. The applicant shall comply with the City's Flood Protection Ordinance. 32. 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. 33. 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 Director of Public Works 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. 34. 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 the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. DRAINAGE 35. The applicant shall provide channel lining along the south bank of the Whitewater Storm Channel as required by CVWD. .3 Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless drainage to the Whitewater Storm Channel is approved by CVWD. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. PCSTCOND.002 37. Nuisance water (and storm water if drainage to the Whitewater Channel is not approved) 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. 38. If retention is in an open basin, a trickling sand filter and leach field of a design approved by the Director of Public Works 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. 39. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 40. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the Director of Public Works. 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 42. 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. 43. 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 Director of Public Works. STREET .AND TRAFFIC IMPROVEMENTS 44. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Adams Street - Secondary Arterial: Street Improvements - The applicant shall complete improvements to Adams Street including 32-foot half -width street improvements and eight -foot sidewalk. B. Site Access Improvements: The southerly access drive shall be located opposite or north of the Wal-Mart drive on the west side of Adams Street. 2. The design and location of the northerly access drive is subject to approval of the Director of Public Works as to vertical sight distance for safe access and egress of vehicles. PCSTCOND.002 Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the Director of Public Works. The Director of Public Works may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 45. Access points and turning movements of traffic shall be restricted to one 30-foot drive opposite or north of the south Wal-Mart Drive and one 30-foot drove opposite or north of the north Wal-Mart drive on the west side of Adams Street. 46. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 47. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5"/6.50" The 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. 48. The applicant shall provide public transit amenities as required by Sunline Transit and/or the Director of Public Works. LANDSCAPING 49. The applicant shall provide landscape improvements in the perimeter setback areas along Adams Street. 50. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. PCSTCOND.002 a 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 Director of Public Works. The plans are not approved for construction until they have been approved and signed by the Director of Public Works, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 51. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right-of-way. 52. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Director of Public Works. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 53. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 54. Landscape materials shall be maintained as planted in perpetuity. Any dead, dying, or missing landscaping shall be replaced within 30 days pursuant to the approved plans. 55. All Jacaranda acutifolia trees shown on approved preliminary landscaping plans shall be 36- inch box in size with tree caliper per industry standards. Fifty percent of the trees on the north and south side shall be 24-inch box in size with tree caliper per industry standards. Washingtonia robustas shall be minimum 15-feet high (brown trunk height). 56. Trees on the north, south, and east sides shall be emitter irrigated, with ground cover to be a minimum three inches deep decorative gravel ground cover (no plant ground cover). 57. Additional five gallon shrubs shall be provided along Adams Street and in the planter in Building "B". QUALITY ASSURANCE 58. The applicant shall employ construction quality -assurance measures which meet the approval of the Director of Public Works. 59. 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. 60. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the Director of Public Works. 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. E`e PCSTCOND.002 FEES AND DEPOSITS 61. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. FIRE DEPARTMENT 62. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 63. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 21/2") will be located not less than 25-feet or more than 165-feet from any portion of the buildings as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrants in the system. 64. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate the location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 65. Prior to the issuance of a building permit, the applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 66. The required water system including fire hydrants, shall be installed and operational prior to the start of construction. 67. Install a complete fire sprinkler system per NFPA 13 Ordinance Hazard Occupancy, Group . The post indicator valve and Fire Department connection shall be located to the front within 50-feet of a hydrant, and a minimum of 25-feet from the building. 68. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. 69. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 70. Install Knox Key operated switches on access gates, series KS-2P with dust cover, mounted per recommended standard of Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Fire Department office for the ordering of the Key Switch, this form must be authorized and signed by the Fire Department for the correctly coded system to be purchased. PCSTCOND.002 MISCELLANEOUS 71. Emergency exit gate at the north end of the site shall be solid metal, with color to match adjacent buildings. BONDS 72. Applicant shall pay for 330-feet of 8-foot wide bike path to be constructed in the CVWD Storm Channel right-of-way. Actual payment shall be deferred and bonded until the bike path is constructed by the City or its designee. PCSTCOND.002 CONDITIONS OF APPROVAL - RECOMMENDED WILLIAM WARREN GROUP VARIANCE 96-029 DECEMBER 10, 1996 GENFRAL 1. Variance 96-029 shall comply with all applicable conditions and or mitigation measures for the following related approvals: • Environmental Assessment 96-332 • Site Development Permit 96-598 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 of Variance 96-029 shall be in effect for the duration of the approval period for Side Development Permit 96-598 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. PCSTCOND.001 ATTACHMENT 1 CASE MAP CASE No. LOCATION MAP SITE DEV PERMIT 96-mso, VARIANCE 96-w%029 NORTH SCALE: NTS �'� ATTACHMENT 2 ENVERONMENTAL CHECKLIST FORM Environmental Assessment No. 96-332 Case No: SDP 96-598, VAR 96-029 Date: November 11,1996 I. Name of Proponent: William Warren Group Address: P.O. Box 2034 Santa Monica, CA 90406-2034 Phone: 310-454-1500 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Site Development Permit 96-598 and Variance 96-029 for construction of an approximately 86,000 square foot self -storage complex, along the east side of Adams Street and the south side of the Whitewater Channel. CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 cklst.332 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 Transportation/Circulation Public Services Population and Housing Biological Resources Utilities Earth Resources Energy and Mineral Resources Aesthetics Water Risk of Upset and Human Health X Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance M. 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 l'V a , t. Date November 11. 1996 Printed Name and Title Wallace Nesbit, Associate Planner For: _ City of La QuinAa, Community Development Department 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): 3 b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? I 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)? 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? ? b) Seismic ground shaking X c) Seismic ground failure, including liquefaction? �£ 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 Leas Than Significant unless Significant No Impact Mitigated Impact Impact h) Expansive soils? n 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? 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 iv 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? 7 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? 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.)? J 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 manner? X 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)? X b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazards? d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? X b) Exposure of people to severe noise levels? X 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 alterations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X d) Sewer or septic tanks? e) Storm water drainage? 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? Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X M K11 X X X 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? d) Have the potential to cause a physical change which would affect unique ethnic cultural values? 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 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? 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? 5. EARLIER ANALYSES. Potentially Potentially Significant Lean Than Significant Unless Significant No Impact Mitigated Impact Impact :X U X X 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, as stated in CEQA 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 96-332 Prepared for: WILLIAM WARREN GROUP SITE DEVELOPMENT PERMIT #96-598 VARIANCE 996-029 Prepared by: Community Development Department City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 November 11,1996 Amended November 26, 1996 EA96332.wpd 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 3 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 4 2.4 Objectives 4 2.5 Discretionary Actions 4 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 5 3.2 Population and Housing 6 3.3 Earth Resources 6 3.4 Water 7 3.5 Air Quality 8 3.6 Transportation/Circulation 8 3.7 Biological Resources 9 3.8 Energy and Mineral Resources 10 3.9 Risk of Upset/Human Health 10 3.10 Noise 10 3.11 Public Services 11 3.12 Utilities 11 3.13 Aesthetics 12 3.14 Cultural Resources 13 3.15 Recreation 13 4 MANDATORY FINDINGS OF SIGNIFICANCE 14 5 EARLIER ANALYSIS 14 EA96332.wpd 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 Envirorunental 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 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 of the City of La Quinta. 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 proposed for each issue area are underlined within the EA96332.wpd i n discussion_ and are summarized in the Mitigation Monitoring Program 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 approximately a 4 acre portion of two parcels comprising 11 acres, at the southeast comer of Adams Street and the Whitewater Channel. The applicants have submitted applications for a site development permit (SDP 96-598) and variance (VAR 96-029). The site is relatively flat, with minimal vegetation. A cultural resources survey has been requested to be submitted for the proposed project. 2.2 PHYSICAL CHARACTERISTICS The project incorporates a self -storage facility on approximately 4.0 net acres, showing overall building areas totaling 83,851 square feet of storage, an 1,108 square foot on -site manager's quarters and office area of 1,000 square feet. The actual project area straddles two long, narrow parcels; a lot line adjustment has been submitted to create a parcel configuration which will allow development of the self -storage use to the north on a 4 acre lot, as well as development of the southerly portion of the two existing properties as one 7 acre lot. 2.3 OPERATIONAL CHARACTERISTICS The property is designated CP (Commercial Park), and zoned CP, which permits the self -storage use proposed, subject to approval of a Site Development Permit. The CP zoning district allows on -site manager quarters but limits them to 600 square feet. Staff is looking at several revisions to the Zoning Code to address the appropriateness of such standards. Under the current provisions, a variance is required to allow the manager's unit as proposed. The project also incorporates interior (parking area) landscaping, which is required to be a minimum of 5% of the total net project area. The proposal does not meet this requirement and therefore has been incorporated as part of the variance request. 2.4 OBJECTIVES The objective of this project is to develop a warehouse/storage use, to service not only La Quinta residents but those in surrounding area communities such as Indio and Bermuda Dunes. 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 EA963.32.wpd storage project will require discretionary approval from the Planning Commission for the following: • Certification of the Environmental Assessment for the project; • Approval of a Variance for increased size of the manager's unit and minimum interior landscaping requirements; • Approval of a Site Development Permit for the self -storage use; • Approval of a Lot Line Adjustment. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. An application by Lapis Energy is under review for a multi -use facility at the southeast corner of Dune Palms Road and Highway 111, which includes a 61,350 square foot self -storage facility for development on 8.1 net acres. The project also proposes to provide fueling services to Desert Sands Unified School District, by development of a CNG dispensing station as part of the Lapis project. 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. 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. Topographic 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. The project use as proposed is consistent with the General Plan and zoning; however, a variance is required for the increased size of the manager's unit as proposed, and deletion of the 5% interior site area landscaping requirement. The storage use provides a land use buffer between the Whitewater Channel and retail commercial land uses to the south along Highway 111. A through D - No Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the project area. The project is not in close proximity to any designated residential uses, although La Quinta High School is located across the Whitewater Channel, about 500 feet northeast of the site. All properties bordering the site are designated for regional commercial type use or commercial park. The applicant's requests that a larger caretaker unit be permitted, and that the 5% interior landscaping requirement be deleted as part of the project is not considered significant from an environmental impact perspective. The proposal will have no conflicts with any environmental policies or plans in effect which would apply to the project. There are no agriculture resources or operations, or established residential communities which could be affected by the project. EA96332.wpd 0 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). Local Environmental Setting - The site is designated 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. A, C -• 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 - 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. No effects on affordable housing are anticipated due to development of this project. 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 consists of Coachella and Myoma series soils. The Myoma 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. Coachella series are well drained and permeable, but saturation has increased the water table in certain locations. The soil on this site is influenced by it's proximity to the Whitewater Channel. 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 - Less Than Significant Impact. The project is located in Groundshaking Zone 4, associated with moderate impacts from seismic activity. Impacts involving from seismic activity also relate to risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and potential for explosion/fire. The pEQject will be required to adhere to seismic reinforcement and other requirements as called for by the UBC �a EA963.32.wpd 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; 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; the site is also subject to wind erosion. 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. The project will also be required to improve the Whitewater Channel along it's frontage to prevent erosion damage. 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 mostly 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 outside of the 500 year flood limit to the south (CVWD comments; LQMEA). A - Less Than Significant Impact. Current runoff rates will be increased due to building and hardscape area development. The runoff produced by development of this site will be detained on -site with ultimate dispersal to the Whitewater Channel. 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 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. EA96332.wpd E-3 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 PM10, 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 through D - No Impact. Based on the SCAQMD CEQA Air Quality Handbook, the project is not anticipated to create any significant air quality impact. The ITE Trip Generation Manual, 4th Edition, indicates that ADT for the project is estimated to range from 36 (Saturday) to 234 (weekdays), based on the project acreage. This indicates a negligible impact to air quality from ultimate operation of the project. Short term (construction -related) impacts will result primarily from grading activities, which will generate fugitive dust. Prior to env soil disturbance or grading activi (ies). the deve1gper shall secure approval of a Fugitive Dust Control Plan EDCP). The plan shall address all proposed development areas_ as well as those areas which may be disturbed by activity but scheduled for later development. The FDCP shall be submitted with any clearing, grading. or other site activity request which will disturb. or is related to development of the site. 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 across the Whitewater Channel from the site. Residential receptor areas exist to the north 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, and negligible potential to create objectionable odors. 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting - The existing circulation system is a combination of early roadwork constructed by Riverside County and new or resurfaced roads since incorporation of the City in 1982. Key roadways in the City network include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive. 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 Adams Street, across from the existing Wal- Mart project. Current geometries for Adams Street, along the project frontage, consist of a single northbound EA963.32.wpd 4 20 travel lane with westerly left -turn pockets (painted) providing access to the Wal-Mart site. No median improvements currently exist and are not identified as part of the ultimate development of Adams as a Secondary Arterial designation in the City's Circulation Element. Buildout ADT's for this segment of Adams Street range from 14,000 to 18,700, based on the Traffic information prepared for the City's General Plan in 1992; this segment did not exist during the General Plan's preparation and no existing data is currently available. The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during A.M. 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 designed for Adams Street (Secondary Arterial, 12,000 - 22,500) and other major thoroughfares in the area will be able to absorb the additional traffic, which is not estimated to exceed 300 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, C - No Impact. The project is not anticipated to create design -related hazards or any type of inadequate access situation. Traffic safety improvements as typically required of new development will also provide reductions in traffic hazard impacts, commensurate with development of the site, and should improve the overall safety level of the intersection and adjacent roadways in general. The applicant has relocated the project access point to line up with the existing Wal-Mart center access at the garden center area (revised plan submitted 11112196). This revised location will improve the circulation by lining up driveway access points, thereby reducing the total number oftraffic is conflict points. D - Less Than Significant Impact. The project provides for 8 total parking spaces and requires approximately 17. including 2 covered spaces for the manager's unit, The applicant has submitted a letter on parking reduction justification as part of his application, citing other self -storage parking examples. It does not appear that the number of spaces provided will significantly affect operation of the facility due to the minimal number of employees and the nature of the facility's operation, and will not create adverse environmental impact. E through G - No Impact. 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. 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 ripanan/wetland habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel. The LQMEA identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal 10A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). EA96332.wpd 10 A through E - No Impact. 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. Local Environmental Setting - The site does not he 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. 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 on -site storage of certain amounts of chemical compounds in various packaging, and other potentially hazardous materials could occur in individual storage units. Storage 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 EA96332.wpd - 11 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 from the Wal-Mart shopping center and pass -through traffic along Adams Street. The property is vacant and therefore not a current. source of noise. A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not expected to be significant. Roadway noise along Adams Street will increase as traffic volumes increase. The majority of the traffic volume in this area is related to other projects and pass through trips. Generally, the use will be operational during daytime and early evening hours. There are no existing or designated residential areas that are within proximity to the project so as to be impacted by operational noise associated with the proposed use. It is not anticipated that additional traffic 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 vehicle loading/unloading of storage items. The noise impacts from these uses will be minimal, as these uses generally are internal to the project, 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 proposed uses are not considered as typically being a source of extreme or severe noise levels to surrounding uses. 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 470, 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'/2 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. 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. EA96332.wpd 12 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, C - 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. Structures are one story, ranging from 10 to 25 feet from ground to roof line. 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 backdrops to the south and west. As a commercial project the proposal will create additional light and glare. The City has an adopted "Dark Sky" ordinance which regulates lighting types and shielding characteristics. A lighting plan will be reviewed and n i 'oned to be consistent with the Outdoor Light Control provisions of the Zoning Code for height, shielding and lighting tune pursuant to approvals by the Planning Commission and City Council, Adams Street is designated in the General Plan as a Secondary Image Corridor, which has certain design standard criteria set forth. Development of the Adams streetscape will need to be consistent with the applicable policies of the General Plan. B - No Impact. The overall design of the project should not have any demonstrable negative aesthetic effects, provided that the above identified issues are addressed during project approval. The project architecture is compatible with previous approvals issued for commercial projects. EA963.32.wpd 13 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. Local Environmental Setting - The proposal is located close to 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. A previously recorded archaeological site (CA-RIV-2936) is located on the parcels in question. 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 the potential for significant subsurface prehistoric cultural deposits (Archaeological Survey of Two Parcels at Highway I I I and Adams Street. The Keith Companies, October, 1996). A.B - Potentially Significant Unless Mitigated. Significant cultural resources could be impacted due to the proposal. The project 's cultural resource assessment was reviewed by the City's Historic Preservation Commission on November 21, 1996. The report determined that development of the northern portion of the property will not have a significant effect on any recognized cultural resources, but did acknowledge the archaeological sensitivity of the area The recommendation was made and adopted to require that the applicant monitor the portion proposed for development of the project and prepare a constraints sheet as part of the lot line adjustment submitted with the application. Prior to issuance of a grading permit or any earth disturbance, the applicant shall have made arrangement and provided for an archaeological monitor to be on site during any and all earthwork associated with SDP 96-598. Said monitor shall be authorized to stop or divert equipment andlor work in order to conduct investigation ofany excavation (s) of cultural artifacts or deposits. A final report on the monitoring effort shall be submitted to the Community Development D+gpartment. An Environmental Constraints Sheet fECS) shall be recorded against Lot Line Adjustment 96- 230, identiing the south parcel as a Sensitive Cultural Resource Area, in accordance with the final language adopted by the City Council. C Through E - No Impact. 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 an adopted Parks and Recreation Master Plan that assesses existing resources and facilities along with 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. This project is not anticipated to employ more than 3 persons, as stated in the project application. EA96332.wpd 14 SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for this project identified potentially significant impacts, as summarized under 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 Site Development Permit and Variance 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 or other current City standards. The project does have the potential to eliminate an important example of California prehistory; however, investigations of the site have identified the potential existence of cultural resources and required mitigation measures. 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 Site Development Permit and Variance will not have the potential to achieve short term goals, to the disadvantage of long-term environmental goals, as the proposed project is consistent with the types of uses and development intensity of the commercial land use already contemplated in the General Plan. c) The proposed Site Development Permit and Variance 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 is a consistent representation of the project type envisioned 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 Site Development Permit and Variance 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; Archaeological Survey of Two Parcels at Highway I I I and Adams Street_ The Keith Companies, October, 1996 • ITE Trip Generation Handbook, 4th Edition, 1987 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. EA96332.wpd 15 B. Impacts Adequately Addressed. The following potentially significant impacts identified in the checklist were determined as adequately addressed by the previously listed documents ♦ 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: /2 t- C,�C— Wallace H. Nesbit Associate Planner e r EA96332.wpd z z w w A U w d A U p�q �AWW �x U O� UU U �o �o w co a o c Mz o za 00 ON h ,�o rn a A 0 it U pq �WA �x UUW ®U U �a �F o� a� A I= U u � ►-r o � a 'rA U � 'o e� a Mz o z�.a A U pq �A u U 0� b a a. � � d a @ CIS U 3 0 U 3 cl U co 41 5 tw G� u O A o4A 0.0 �� .•� b 9 .o U Q Co WPO '° u U ® p •p a as E •� . U,PC u o �°,, F►..� U ` a bo M a o a S o ,� o 00 ON rn a A A ®U 0 PO a pU p 0 o aN u 40 EccU a a e� ell U �: 00 rn ao a a A cn A U� 4A a� WU pU � Co a ^m U U d� U -0� 6� CIO �a 0 �p a• O es ... o coo cis F u Mz 0F� (5 & � 00 rn rn a A Ey A z� p � U � 0 a o ^ a a � � a a C7 •o . b� � A O U v� F� G o ® O � b o a� �z b Via' 0 IU 0 'u a z `�$4 ri z EH 00 rn h rn a Q A U @A �U ot OC � b W eao � o a G: C c. �Q Aa ;T4 Aa U W ti 00 a, a a A rA C4 z �UWW ®U U �O cAg �O w a � c.. b s„ i � �WW 0 !.`�" Z two �'" U y cn `' +i W 00 M z ®z a 00 ON at, a A A U LA U N ®U O�G U �C O o d � � a � � •o LI M z a �za o � ;4 A Oq z WV ®lu U G� �Q z� 0 a� 16 cis 4* --I� a° -P.4 U d � a z•u Mz 0z a `t. F d A U � �A a�x U oU as � o o a U � w F S 0 w� a as o � � w o M "d V1 a� z as o� cO U 0�0 z A a U� a U G7 � a Oz EWWE a® Pro W Cd 04 o d c z cnrA Mz o zCo C, � U p�q A UWW OU aN a� dU � a o � L7 •o �O C pO„ �O A 0 '~ o e� U� •� orA M .mod +'+ � E�� y .L7 1tl� F d A U� �A a�x U OU o � 0 v co ..r G7 a� o En 00 � w pa EA 0 W 04"po a � F' ,�o co A, •.off a a, �°� a ��° 0, u 00 m 4n lb rn a. Cl A z� @ (A� r 7 ►Yi �U O w, C7 G: z � O O � a b o .cy G� C+, U =1 U za Mz ® ATTACHMENT 3 )ordanevalll ARCHITEC November 6, 1996 PARKING DEMAND ANALYSIS LA QUINTA SELF STORAGE JVA 96-470 1.1 The purpose of this study is to provide a Parking Demand Analysis of comparable self storage facilities within the local area and to determine the appropriate amount of parking required for this specific project. Self Storage parking demand does not normally fit into the parking requirements stated by most zoning ordinances. The proposed project is similar to the six sites considered in this evaluation in terms of access and operational characteristics. 1.2 Proiect Statistics Project area: 85,787 gross square feet Parking provided: 8 spaces Project Location: Adams Street, La Quinta, Ca. 1.3 The following six facilities represent comparable projects and are used herein as comparisons. The parking provided divided by the gross square feet give the parking demand. The parking spaces shown includes two covered spaces for the resident manager's apartment. Williamson Self Storage Anaheim, California Square Feet: 230,707 Parking Provided: 26 Demand Rate: .000113 California Self Storage Anaheim, California Square Feet: 186,188 Parking Provided: 14 Demand Rate: .000075 34700 Pacific Coast Highway, Suite 202, Capistrano Beach, CA 92624, 7141443-0011 FAX: 7141443-0022 Parking Demand Analysis Update Page 2 Mini U Storage Newport Beach, California Square Feet: 110,600 Parking Provided: 3 Demand Rate: .000027 Mini U Storage Irvine, California Square Feet: 89,000 Parking Provided: 6 Demand Rate: .000067 A-1 Self Storage Anaheim, California Square Feet: 109,648 Parking Provided: 16 Demand Rate: .000145 All Aboard Mini Storage Stanton, California Square Feet: 78,299 Parking Provided: 10 Demand Rate: .000127 1.4 Average Parking Demand = .000092 (.000554 _ 6 = .000092) The parking demand for the subject site can be compared to the average parking demand by the following analysis. Subject Site = 85,787 85,787 Square Feet X .000092 = 8 spaces required. 1.5 Self storage projects are characterized by very low levels of traffic. The Institute of TranspAtion Engineers utilizes a factor of 2.606 daily trips per thousand square feet of floor space. This contrasts against 16.50 trips per thousand square feet for medical office, which is approximately 6.3 times the trip generation for self storage. Typically the parking spaces provided at the office area are for customer inquires of a short time period. Customers may occupy a space at the office for typically about 10 minutes to obtain information and/or rent a storage unit. 34700 Pacific Coast Highway, Suite 200, Capistrano Beach, CA 92624, 714/443-0011 FAX: 7141443-0022 Parking Demand Analysis Update Page 3 Existing customers typically do not utilize these spaces and would enter the facility by entering a numerical code at a touch pad connected to a computer access system located within the office. Upon entering the correct security code, the gate would open and the customer would proceed directly to his/her unit. Storage customers typically visit their unit once in a 60 day period. Higher access rates do occur, however they are not the norm. Customers spend about 15 minutes (on average) at their space and would then exit the facility utilizing a similar key pad. The system affords a high degree of security. A review of such records was utilized to check the access frequency and time frame for using the facility described above. 1.6 Summary and Conclusions Our analysis and research indicates that eight parking spaces are more than adequate to service the facility. The drive aisles are of sufficient width to provide ample access to the facility. Sinc rely B�ce D. Jordart/ P sident Jordan -Valli Architects, Inc. 34700 Pacific Coast Highway, Suite 200, Capistrano Beach, CA 92624, 714/443-0011 FAX: 714/443-0022 ATTACHMENT 9•jtia':i .. :19 :I9 � p 0 I it 0 W O N PH #5 STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 10, 1996 CASE NO: MUNICIPAL CODE AMENDMENT 96-051 REQUEST: AN AMENDMENT TO THE LA QUINTA MUNICIPAL CODE, REVISING TITLE 13 (SUBDIVISION REGULATIONS) PERTAINING TO VARIOUS CHAPTERS THEREIN LOCATION: CITY-WIDE APPLICANT: CITY OF LA QUINTA - PUBLIC WORKS AND COMMUNITY DEVELOPMENT DEPARTMENTS ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED THAT THE PROPOSAL COULD NOT HAVE ANY SIGNIFICANT ADVERSE EFFECTS ON THE PHYSICAL ENVIRONMENT; THEREFORE, THE PROJECT IS CONSIDERED AS EXEMPT FROM CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT) PURSUANT TO CEQA GUIDELINES SECTION 15061(b)(3). In October, 1994, the City retained NBS/Lowry, Inc. to prepare revised subdivision regulations. The primary goal for this revision was to bring outdated and inadequate provisions of the subdivision regulations into conformance with the La Quinta General Plan, the Subdivision Map Act and current City policies and practices relative to the processing of subdivision requests. An Advisory Committee, made up of representatives from the development community, provided comments on the existing ordinance at the time prior to drafting the revision. These revised regulations were further refined by City staff and the consultant. The current Subdivision Ordinance was ultimately recommended for approval by the Planning Commission on July 25, 1995, and formally adopted by the City Council on September 19, 1995 (Ordinance #272). STFRPTPC.subord During the past year while working with the Ordinance, staff has come across some problems relating to various procedural aspects. This revision is intended to address those problems and to assure consistency with the recently adopted Zoning Code. Attachment 1 lists each revision, change or addition. Significant modifications to the Ordinance are as follows: ► Revisions related to general language, numbering and typographic errors. ► Minor revisions and wording changes relating to application material requirements, tentative map content, review and distribution procedures, and other provisions. ► Adds a new section on tentative map numbering, which requires filing a new tract number for an expired map if portions of the map have been recorded under the original map number. ► Adds a new section on grading improvements, establishing maximum building pad elevation differentials for residential lots and allowing for alternative considerations if those standards cannot be met. ► Amends the existing provision on cul-de-sac length to allow exceedance of the maximum length if provided with improved emergency access routes. Also adds minimum right-of-way and curb radii standards for cul-de-sac bulbs. ► Establishes a maximum percolation rate and basin depth for retention facilities, and requires common retention basins to be visible from adjacent streets if the development is patrolled by public service agencies (police, fire, etc.). ► Amends the provisions for lot line adjustments to require that no adjustment may increase or decrease the number of parcels originally existing. ► Revises parcel merger requirements to apply specific merger criteria only to City -initiated mergers. This allows more flexibility for merger applications filed by the general public. ► Revises the applicable parkland dedication section (Quimby Act) to remove allowance for payment of any in -lieu fees at time of building permit, specifying payment prior to tract recordation. This is necessary due to problems encountered in tracking and estimating future payments. STFRPTPC.subord 1. Adopt Planning Commission Resolution No. 96- , recommending that the City Council accept the Environmental Determination and adopt Municipal Code Amendment No. 96-051, amending Title 13 of the La Quinta Municipal Code. Attachments: 1. Recommended changes to Title 13. Prepared by: Wallace Nesbit, Associate Planner Submitted by: Christine di lorio, Planning Manager STFRPTPC.subord PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING ADOPTION OF A REVISION TO TITLE 13 OF THE LA QUINTA MUNICIPAL CODE MUNICIPAL CODE AMENDMENT 96-051 SUBDIVISION ORDINANCE REVISION WHEREAS, the City Council of the City of La Quinta, California, did on the 19th day of September, 1995, adopt Municipal Code Amendment 95-045, implementing an update to the Subdivision Ordinance; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of December, 1996, hold a duly noticed Public Hearing to consider Municipal Code Amendment 96-051, implementing revisions to said Subdivision Ordinance; and, WHEREAS, said revision process has complied with the requirements of "The Rules to Implement the California Environmental Quality Act (CEQA) of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has determined the Subdivision Ordinance revisions to be exempt from CEQA pursuant to Section 15061(b)(3) ; and, WHEREAS, the proposed Municipal Code Amendment is consistent with the provisions contained in California Government Code Sections 66410 to 66499.58 (Subdivision Map Act); 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 Municipal Code Amendment: 1. The proposed Municipal Code Amendment is consistent with the goals, objectives and policies of the La Quinta General Plan, in that adoption of these revisions will further the protection of the health, safety and general welfare of the citizens of La Quinta, the preservation of quality of life and character of its neighborhoods, and protection of the physical environment. 2. The proposed Municipal Code Amendment is consistent with applicable provisions of the City's Zoning Code, as adoption of the Amendment will not preclude compliance with zoning development standards related to the subdivision of property. peres028.sp Planning Commission Resolution 96- 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 Municipal Code Amendment. 2. That it does hereby recommend to the City Council approval of Municipal Code Amendment 96-051, for the reasons set forth in this Resolution and in accordance with the revisions as set forth in Exhibit "A" , attached hereto, and also on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10th day of December, 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 peres028.sp ATTACHMENT 1 Note: Insertions require renumbering of subsequent sections. Numeric references are based on the current ordinance's Section numbering. -, 13.12.060 Insert a new section at this number as follows: ali -U ... .. toQl is * 13.20.060 B Insert a new paragraph at this number as follows: * 13.20.090 A Replace the first paragraph of this section with the following. * 13.20.110 Revise as follows: * 13.24.030 Add a second paragraph to this section as follows: ... ........ omen; ..... # .... I .. Ol..................... ........... .. Ot Or p:\wa11y\stfrpt.SUb ......................... ....... X A. tl ........... 06 Wh .. .. ....... ... .................. ............ ............. ........ ........ . ...... .. FI: a d $00.0 * 13.24.050 Insert a new section at this number which reads as follows: * 13.24.060.F * 13.24.060.J * 13.24.110.E ............. . .............. ...... :n- ..... ...... ....... xt. 00 .1 M.. ilti .......... ... *d" ... .... W ........ .. h X me.. .... ....... . . .... . ............. I ." ft. ........... t..", .................. ... ..... ... 1. .. ..... P .......... XV: n ....... ....... . th' .......... ..... ..... .......... `Opff t on . . ..... . . . .. . . .. .......... ..... . ......... ............. ... . . .... ..... . ..:Mf ...... ......... W4.W ........ f"d-l'.... .... Revise as follows: Cul de sacs shall not exceed a distance of 660 feet in length iturcl X .... ................ ............. . ..... . . .... ....... ............. .. ...... . . ........ . -h .. ................... ........... d ....... .. ...... 0 t re 0.0.080 .............. * ......... I.." Me ................ .. . . . .... ...... . ............... .. .... ................ ............. Insert a new paragraph at this number which reads as follows: ......... ..... ............. .. I I .. ..... ... I M t ., ::0 , o .45 T-11h., .. ...... h . .... f ............... I d Of -b its W. . .... .. .... X .. .. i4tr :4 ........... ........... . . ...... .. nS. q ...... !R Insert a new paragraph at this number which reads as follows: ............. .. .......... ....... ..... ................ ra*:be M U W .. .............. .. h.. ............... ................... .... 10. .... ... .. 0, T!,W.Wfs tb ... . ..... . . e 13.24.110.K Add a new section at this number which reads as follows: A . . ...... d: b ... .. M .. . . . .......... WIMY. . .. ..... . ..... p:\wa11y\stfrpt.sub moo rriari rri is fi ftt�ti :. . Wt V. bt iir:.::.f:: ":>' .; .:: i#ifi;mq................................ p la#;E�hall 13.24.150 Add a second paragraph to this section as follows: • 13.32.040.D Revise the first paragraph to read as follows: The subdivider shall comply with applicable provisions of tt`I€ . If f3 :tp ....:.:..:............. he ;.:... f...;;:.;I`:Plll.::f»::1r4<::sld#r► ::. >.:k3►::>:;:;;a.:<.;:.;;:.;;:.;:.;:.;:.;;:.;:<.;: lid+.;:.:;:.;:.::::.::::::.:::::::::.:::::::::.:::::.:::::................................ . m ..::<. �t# :;:I.F tf. f+ p SO tv ...... :.;:..;;;:.::::::::::::::::::::::::::::::::::::::::::::...:......................................... • 13.32.040. D Revise to read as follows: `I >artd t F...e City processing fees :................:.....fi............... . '::.:.c a the <` r e • 13.32.060 A Revise to read as follows: TThe adjustment does not'iri"i�i�p number of parcels J:::::.....::......:...:..:.....:..:..:.... originally existed.:: • 13.36.030 B Revise the first paragraph to read as follows: p ii>, one or more of the following conditions .:.... . .::..........:.:.:.::.;::...;..:::::.;;:::::: :..:........:.: • 13.36.050 A Revise the referral to "13.36.030" to ................................ •" p:\wally\stfrpt.sub 13.12.050 B Insert the word between the words "latest" and "county". -, 13.12.050 D Revise this to read as follows: A completed copy of the City On ...... 441 .... . ............ t ........... .. ....... ... .... ft .. ... ..... * 13.12.050 E Delete and re -letter. * 13.12.050 H Revise this Subsection as follows: A drainage report ... retaining that stormwater, af(d the amount and nature ... * 13.12.050 1 Add the following to the end of this Subsection: .. ........... .......... ....... .......... .... ......... .. ................ , . . ........ 0 ....................... . .... . .. ............ ... .. .. .. X X OX. ax ... .. .... . .. ..... . . . ... .... x ............. - ....... ...... .............. . ...... :0 ..... xx !x. * 13.12.080 A Revise as follows: Within 30 days of acceptance of a subdivision application:*'f:'."I.I'n.g.:....a.s the City shall... - 13.12.080 B Revise this Section to read as follows: The Community Development Department shall request that the ; ggenciss .. ... ................. .......... ................ ............... .................... r X ....... . .......... ..f.e. u...n t ........... X k6n uXt.eta ........... M ....................... fft on ..... ..... X X X X X. X IF :A .......................... v.. ............ t..h ........... ..... ..... . . . ..... ..... p:\wa11y\stfrpt.sUb * 13.12.090 B 4 Insert the word "U. d " between the words "latest" and ... 0 WO ............... ............... . "equalized". * 13.12.110 Revise this Section to read as follows: .. . ...... t M I ....... . ...... ... .......... a qualified archaeologist... . . . . . .. ..... * 13.12.120 C Revise this to read as follows: The design of the subdivision 40i proposed improvements are not likely to cause substantial environmental damage, i pr substantially ftftd avoidably injure fish or wildlife or their habitat. - 13.12.150 A Revise this subsection to read as follows: -, 13.12.150 B Revise the third bullet, first paragraph, to read as follows: The I*eft current processing fee pJ9. charged by the City for tentative map time extensions. Revise the fourth bullet, first paragraph, to read as follows: .1"i. J.tC. tin. ft. 25 copies of the y tv A..0 M ........... W" 06h. M, Revise the second paragraph to read as follows: Subdivider reques Extensions of time are subject to. . . and will be 0 considered .0 r Val 6A ... Th h :-Y �::may approve... - 13.32.040 B Revise to read as follows: An acceptable legal description of each existing and new lot/parcel to be n— ... xv� ar. . .... .. ............. .... .. created. p:\wa11y\stfrpt-sUb s 13.48.080 Revise to read as follows: At the time of... Dedications of land# irfii shall be.. . In -lieu fees . i iv be aid for h ...... k 8i>'> <`a1i ::p......:..... t.R p::::::::::::::..:.::::::::::.:::.:..:::.::::..:........... xxo::, .: Gild in .......... ::::::::::.:::.::...... :::::.:::.:.:..............:.....:::::.:::.::::..............�..................................................... ` «>: ... i ... . ):\wally\stfrpt.sub BI #' STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 10, 1996 CASE NO.: TEMPORARY USE PERMIT 96-135 REQUEST: APPROVAL OF A FOUR -DAY GOLF TOURNAMENT EVENT (LEXUS CHALLENGE) AND SIGN PROGRAM TO BE HELD AT THE LA QUINTA RESORT AND CLUB (CITRUS COURSE) ON DECEMBER 18-21, 1996. LOCATION: APPLICANT: PROPERTY OWNER: ENVIRONMENTAL CITRUS GOLF COURSE, NORTH OF 52ND AVENUE AND WEST OF JEFFERSON STREET (ATTACHMENT #1) LEXUS CHALLENGE (MR. TERENCE J. HISLOP, MANAGER OF OPERATIONS) KSL RECREATION CORPORATION (OWNER OF THE EXISTING GOLF COURSE) CONSIDERATION: THIS PROJECT IS CATEGORICALLY EXEMPT FROM CEQA 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) BACKGROUND: On November 20, 1996, an application was submitted requesting approval of the 1996 Lexus Challenge, a four -day golf tournament event hosted by Mr. Raymond Floyd to be held the third week of December at La Quinta Resort and Club (Citrus Course). The hours of the tournament are between 7:00 A.M. and 3:00 P.M.. The applicant's request is attached (Attachment 2). This is the second year the golf tournament will be held at this private development. Staff approved last year's tournament under Minor Temporary Outdoor Event Permit 95-110 while the Commission approved the off -site signs under Special Advertising Device 95-088. TUP135-12 The temporary hospitality tents and other functions will be installed near the newly built clubhouse. No parking is proposed on Jefferson Street or 52nd Avenue. All parking for the event will be confined to areas around the existing clubhouse or vacant property inside the development such as the guest parking areas behind the 52nd Avenue entrance. The applicant has proposed twenty-two (22) off -site directional signs (3' by 4' or 12 square feet each) for posting along Jefferson Street, 50th Avenue, 52nd Avenue, Washington Street, Eisenhower Drive, and Highway 111 (Attachments 3 and 4). These same signs were permitted for last year's event. Permission to place signs on Highway 111 shall be obtained from the State of California (Caltrans). Zoning Code Provisions Section 9.100.140 (Temporary Outdoor Events) of the Zoning Code establishes the provisions for approval of special events within low density residential 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. Staff Comments The applicant requests that the signs for last year's golf tournament be allowed to be used and placed in the City's rights -of -way for this event although they do not meet current standard of three square feet. Staff is comfortable with this request because new signs for the event could not be fabricated in time for the tournament. The applicant will comply with the newly adopted Zoning Code provisions for their 1997 tournament. The Riverside County Sheriff's and Fire Departments are currently working with the applicant to determine security and fire protection needs. Additionally, 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. No problems were experienced last year. Therefore, staff anticipates no major problems because the event activities will take place inside the private country club. Findings for approval are included in the attached material. TUP135-12 IiLZK9UA1&Wp - • Adopt Minute Motion 96- , approving the Lexus Challenge Golf Tournament and signing for the upcoming event, subject to the Findings and Conditions of Approval as attached. Attachments: 1. Location Map 2. Application Information 3. Directional Sign Location Map 4. Directional Sign Graphics Prepared by: r '4�t ELL, Associate Planner Submitted by: CHRISTINE DI IORIO, Nanning Manager TUP135-12 CONDITIONS OF APPROVAL - RECOMMENDED TEMPORARY USE PERMIT 96-135 LEXUS CHALLENGE GOLF TOURNAMENT DECEMBER 10, 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 insuring that the event will be conducted in an acceptable 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 surrounding the project are capable of handling the local patrons. The applicant and his contract employees are aware of these rules and regulations since they hosted the Lexus Challenge Golf Tournament at this site last year. No problems are anticipated which would be detrimental to the community based on the recommended conditions. B. This project is categorically exempt under Section 15304 (Class 4(e)) 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. C. Temporary signs directing patrons to the event will be displayed along various public streets in the community. 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 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. conaprv1.135-12 CONDITIONS: The following Conditions shall be completed by December 11, 1996: 1. A building permit shall be obtained 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. A special inspection fee of $100.00 is also required. 2. 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. 3. An encroachment permit shall be issued for any signs placed in the City's rights -of -way. Signs in the City right-of-way shall be mounted on maximum 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 public road or street and placed a minimum of 200-feet from an identical sign. Signs in the right-of-way or 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 24, 1996. The following Conditions shall be completed by December 16, 1996: 4. Before the outdoor event begins (no later than seven days in advance), a notice shall be given to the existing property owners' associations at The Citrus 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. 5. A bond in the amount of $200.00 shall be posted to insure that all off -site directional signs are removed by December 24, 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. 6. A bond in the amount of $2,000 shall be posted to ensure that the site is stabilized after the event is completed. The bond will be returned once the applicant has provided a letter from their contractor stating that the stabilizer material has been installed (i.e., chemical emulsion, wild, flower mix with irrigation, etc.). A copy of the letter shall also be submitted to the Community Development Department for filing. The applicant shall submit to the Public Works Department an appropriate method of stabilization of all disturbed vacant lots, and be consistent with the provisions of Chapter 6.16 (Fugitive Dust Control Ordinance) of the Municipal Code. conaprv1.135-12 2 General Conditions 7. The golf tournament is permitted to be held from December 18-21, 1996, between the hours of 7:00 A.M. and 3:00 P.M. excluding special functions after daily tournament play. 8. 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. 9. 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. 10. Riverside County Sheriffs 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. 11. All food and beverage vendors shall obtain a City Business License. 12. 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. 13. 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. 14. Before any cranes, forklifts, or other aerial equipment is raised, please check for existing overhead wires. 15. All designated private security personnel must be licensed by the State of California and possess a current Private Security Guard license. 16. No overnight camping in recreational vehicles is permitted during the golf tournament. 17. 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. 18. Vendors who sell or serve alcoholic beverages shall obtain a license from the State of California Alcoholic Beverage Control Department. All drinks shall be served in paper or plastic cups. 19. 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 onto City streets shall be removed daily or kept damp until removal can occur. CONDAPRL 135.12A ATTACHMENTS FOR LEXUS CHALLENGE ATTACH_i-C CASE No. Avenue 52 CASE MAP OW f TTACHMENT 1 ORTH Location Map SCALE: ntS Citrus Country Club CITY OF LA QUINTA COMN UNITY DEVELOPMENT DEPARTMENT 78-495 CALLE TAMPICO LA QUINTA, CALIFORNIA 92253 ATTACHMENT 2 PERMIT NO.: November 15, 1996 APPLICATION FOR ]1 )osedUse: To conduct a Senior PGA Tour sanctioned event featuring celebrit rticipants and a conjoining pro/am event. ;ation: Citrus Course La Quinta Resort & ,essor's Parcel No.: see enclosed map igth of Activity (Dates): December 18 - 21 , 1996 ursofActivity: December 18 & 19-7:00 am-3:00 pm, December 20 & 21-8:00 am-2:30 uipmentSet UpDate: DdecL�mbbr-=2, 1995 Equipment Removal Date: December 23, 1996 Lximum number of people workin at site during activity at any one time: 31 staff, 130 v o i u n . e e r s, iximum number of people expected to attend the event at anyone time: 6,000 (s a t u r d a v ) ital Per Day: average: 4,000 Grand Total: 1 5 0 0 0 ?PLICANT: Name: Terence J. Hislo Mailing Address: P.O. Box 838 La Q u i n t a, CA 92253 Signature ROPERTY OWNER: Daytime Phone: 619 - 5 6 4- 8 7 0 0 Name KSL Recreation Coror�t�on Daytime Phone: h�g_5h�+-10FiR Mailing Address: 56-140 PGA Boulevard, La Quinta, CA 92253 Signature: letter from Vice President, Brad Quayle enclosed form.402 IN T 10 ATTACHMENT 3 ,c..�,cvs � yot,• A49S"z �. off � �. G•- S �9.v-s �.Y ��c.r9-� �'� .ti �l � 2. o t'cs�o�� ATTACHMENT 4 3 r Le�cus cfisaLLr A.y e. 140s)=d .87 4CC c Z tAlll 7a 04•Vr-A71 --v 4NG' 'Fal�►•R¢a ,v s zm G 4�o,v Al r t Rio dJ �A- �1G 4•eX� ., 3` rAjee- tov -1v ap w m d �A ;go ar °� S�y a� J A e- A a474s es�/.s`X3� P�yd�od. �A !.2"x3D oe:.e...bcr s t I n s ar- c c— b BI #2 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 10, 1996 CASE NO.: SEMI PERMANENT DOWNTOWN VILLAGE DIRECTIONAL SIGN INITIATED BY: LA QUINTA CHAMBER OF COMMERCE CONSIDERATION: APPROVAL OF THE SIGN AND LOCATIONS FOR THE DOWNTOWN VILLAGE DIRECTIONAL SIGNS BACKGROUND: The Sign Ordinance, when adopted, contained provisions for the City, at its discretion, to contract with a non-profit, or governmental agency, to install and manage the Downtown Directional Village Sign Program. In March, 1996, the Chamber of Commerce sent a letter to the City Council requesting to be the authorizing agent to implement the sign program. The Chamber is proposing to install signs in five locations in the downtown to provide directional signs for the downtown business community. Attachment 1 represents the color scheme and design of the signs. The five locations are: 1. Calle Tampico and Washington Street - a single sided sign. 2. Calle Tampico and Avenida Bermudas - a double sided sign. 3. Calle Tampico and Eisenhower Drive - a double sided sign. 4. 52nd Avenue and Washington Street - a single sided sign. 5. 52nd Avenue and Avenida Bermudas - a single sided sign. The specific locations will be determined by the Directors of Community Development and Public Works. The sign that the Chamber has composed compiles with the requirements of the Zoning Code. In addition, a Memorandum of Agreement between the City and the Chamber will be drafted setting forth the Scope of Services after the necessary City approvals have been obtained. RECOMMENDATION: By Minute Motion 96- approve the five locations and design of the signs as requested. NOV-14-96 12:25 PM LA QUINTA CHAMBER OF COM 6195643111 P.02 L�+;,T�C:� �Cf1'bTF:I_Ii�7IJ1, u bj SIGN STRUCTURES TO BE CONSISTENT WITH BIA APPROVED DES! GN F CRITERIA. SIGNS � TO BE MADE OF 3/4" MDO FLY t MOLJNTIr D TO 416" POST.; 1,fA 2,XG. �000 (y Ce-v-Aev& base . 9.160: SIGNS of the violation, and shall direct the owner of the semi -permanent sign or responsible person to remove or alter such semi -permanent sign. If the City cannot determine the owner of the sign or person responsible therefor, he shall post such notice on or adjacent to each semi- permanent sign which is in violation. If the owner of the semi -permanent sign or the person responsible therefor fails to comply with the notice within five days after such notice is given the semi -permanent sign shall be deemed abandoned, and the City may cause such semi- permanent sign to be removed and the cost thereof shall be payable by the owner or person responsible for the semi -permanent sign to the City. 9.160.080 Semi -Permanent Downtown Village Directional Signs. A. Purpose. To provide vehicular direction to specific businesses which, due to their location within the boundaries of the "Village at La Quinta" Specific Plan area and away from major arterials, are difficult to find. B. Definition. "Downtown Village Directional Sign Panel" means an interchangeable sign panel which does not require a sign permit, mounted on a monument base structure. The sign panels list businesses in the Village at La Quina area. C. Maximum Time Periods. No Downtown Village Directional Sign Panel shall be installed for more than eleven consecutive months out of any 12 month period. The date of installation shall be legibly marked on the lower right hand corner of the face of the sign. D. Monument Base Structure - Size and Standards. Downtown Village Directional Sign Panels shall only be installed in approved monument base structures which conform to the following standards: 1. Structures shall not exceed eight (8) feet in height and six (6) feet in width. 2. Structures shall contain no more than six (6) sign panels per face or side. 3. Structures shall have no more than two faces or sides. 4,. Structure shall include, at the top, a decorative cap or sign of maximum two feet six inches high and six feet wide. 5. The base shall be constructed of block, brick, wood, stone, or other similar material. 6. Design, construction, color, and materials of structure and text shall be approved by the Planning Commission. 7. No tag, sign, streamer, devise, display board or other attachment may be added or placed upon the structure. 160-13 9.160. SIGNS E. Sign Panel Size and Standards. Downtown Village Directional Sign Panels which are mounted in the monument base structures shall be eight (8) inches in height and five (5) feet wide, and shall conform to the following standards: 1. The use of said sign panels shall be for the sole identification of any commercial businesses located and operating within the boundaries of the Village at La Quinta Specific Plan area. 2. Each sign panel shall contain the name of the business and a directional arrow on one line. 3. Indirect lighting may be provided as set forth in Section 9.100.150. F. Sign Locations. Five structures shall be allowed with specific locations to be approved by the Planning Commission. The specific location at each intersection shall be approved by the Director of Community Development and the Director of Public Works. The structures may be located in the City's right-of- way. If located in the right-of-way, an encroachment permit shall be obtained from the Director of Public Works. The structures shall be located for maximum readability and traffic/pedestrian safety. G. Installation. The City shall have the discretion to contract with a nonprofit group or non- governmental agency to install and manage the sign panels and structures. Fees may be charged only to the extent necessary to cover costs for installation and subsequent maintenance. The group or agency chosen to administer the Downtown Village Directional Sign Program shall sign a Memorandum of Agreement with the City setting forth the Scope of Responsibilities and Services to be provided. H. Maintenance. The group or agency contracted to install and manage the sign panels and structures shall be responsible for maintaining the panels and structures in good order at all times. Upon request by the City, sign panels and structures shall be repaired and/or maintained within 30-days of said request. Failure to repair/maintain sign panels and structures shall be cause for City to request removal or to remove. 9.160.090 Sign Permit Review. A. Sign Permit Required Sign permit approval is required prior to obtaining a building permit for the placing, erecting, moving, reconstructing, altering, or displaying any sign on private property within the city, unless the review procedure is exempt under Section 9.160.020 of this Chapter or other provisions of this Chapter. Signs requiring approval shall comply with the provisions of this Chapter and all other applicable laws and ordinances. Signs legally existing prior to the effective date of the ordinance codified in this Chapter shall not require approval until such time as the sign is moved, structurally altered, changed or relocated; at which time, the review and approval provisions of this Chapter shall apply before a sign permit and/or building permit is issued. 160-14 PLAN SUBMITTAL REQUIREMENTS 25 sets of the following plans shall be submitted to the Planning and Development Department, unless otherwise noted. Plans shall be folded to 81/2" X 11" unless colored. Plans shall include at a minimum the following items at the time of submittal: BMITTED No N/A 1. Plot Plan: A plot or site plan drawn to scale and fully dimensioned, that shows the following: ❑ ❑ A. Property line boundaries with dimensions from existing information. ❑ ❑ B. Where applicable and if known, proposed buildings, structures, driveways, parking areas, service areas (including trash areas), freestanding signs, above ground utilities (proposed and existing), public art, landscaping and hardscape areas, easements, perimeter and screen walls, etc. ❑ ❑ C. Existing improvements and natural features which are proposed to be retained and incorporated into the project. ❑ ❑ D. Included on this plan shall be a vicinity map and tabulations for the following: project area size, building square footage, hardscape (parking areas and walks) square footage, and landscape square footage. ❑ ❑ E. Shown on the plot or site plan shall be adjacent development (structures, parking lot, etc.) within 50 feet of the exterior boundaries of the property. Show curb cuts across the street(s) as well as on adjacent properties within 50 feet of subject property boundaries. ❑ ❑ 2. Grading Plan: A preliminary grading plan, showing existing and proposed pad elevations, adjacent street elevations, parking lot, driveway, landscape, mounding elevations, drainage patterns, dry wells, retention areas, etc. 3. Building, Plans: Complete preliminary building plans shall be submitted as follows: ❑ ❑ A. Dimensioned floor plans shall indicate all rooms including mechanical rooms, vertical transportation, exit/service corridors, service areas, lobbies, location of air conditioning condensers (even if located outside exterior walls), etc. DOCSS.011 1 rBMITTED No N/A ■ Photographs B. Roof plans indicating pitch, line of exterior wall, roof mounted mechanical equipment, skylights, solar panels, trellis areas, columns, etc. C. Elevation or exterior view of all sides of all buildings and structures, including interior courtyards, atriums, hidden exterior building walls, etc. Heights of buildings, at maximum points, and other relevant heights shall be dimensioned and shown on plans. Elevations shall indicate sign designs and locations or probable locations and sizes of sign "envelopes", when appropriate. Elevation plans shall indicate exterior material and finishes and be keyed to material and color sample board. ❑ ❑ 4. One set of subject property photographs (minimum 4" X 6") and surrounding development shall be submitted as following: ❑ ❑ A. One panoramic view of each side of the site. ❑ ❑ B. Views of all relevant or unusual features of the site. ❑ ❑ C. Views of all existing development on adjacent properties. Picture shall include front elevation of development on adjacent properties. ❑ ❑ 5. Landscaping Plans: Preliminary landscaping plan showing proposed plant pallette, container sizes and spacing where appropriate (i.e., ground cover, annual flowers). Type of irrigation system (spray, emitter, and/or drip) shall be specified on plan. ❑ ❑ 6. Material and Color Sample Board: A material sample board showing all exterior materials, finishes, and colors including hardscape (when decorative), shall be submitted on a maximum 9" X 13" heavy weight board. Materials, finishes, and colors shall be keyed to elevation plans. For materials such as roof tile, decorative tile and trim, etc., photographs or manufactures specification sheet of said material in the field clearly showing textures may be submitted in place of actual sample. NOTE: Incomplete submittals will not be accepted. DOCSS.011