1997 06 10 PCTAW
OFi�t
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
June 10, 1997
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 97-032
Beginning Minute Motion 97-008
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. 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.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of May 27, 1997
B. Department Report
1. Discussion regarding the July 8, 1997 Planning Commission meeting starting time,
PC/AGENDA
V.
VI.
VII.
PUBLIC HEARINGS
A. Item ..................
Appellant ............
Location .............
Request ..............
Action ................
WASHINGTON SQUARE SPECIFIC PLAN 87-011
AMENDMENT #2, VESTING TENTATIVE TRACT 27031
AND SITE DEVELOPMENT PERMIT 97-605
City of La Quinta, Apollo Inc., Eagle Hardware and Garden
South side of Highway 111, north of 4 th Avenue, west of Adarr
Street, and East of Washington Street
Amend the Specific Plan, a one year time extension for the Vestir
Tentative Tract, and review of the building elevations, site, lightin;
sign, and landscaping plans for a one story 195,615 square fo
retail building.
Resolution 97- , Resolution 97- , Resolution 97-
BUSINESS ITEMS: None
CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Report of the City Council meeting of June 3, 1997.
IX. ADJOURNMENT
PC/AGENDA
F
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, California
May 27, 1997
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:03 P.M. by
Chairman Abels who asked Commissioner Woodard to lead the flag salute.
B. Chairman Abels requested the roll call: Present: Commissioners Newkirk, Seaton,
Tyler, Woodard, and Chairman Abels. It was moved and seconded by
Commissioners Seaton/Woodard to excuse Commissioners Butler and Gardner.
Unanimously approved.
C. Staff Present: Planning Manager Christine di Iorio, City Attorney Dawn Honeywell,
Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary
Betty Sawyer.
II. CONFIRMATION OF THE AGENDA: Confirmed
III. PUBLIC COMMENT: None
IV. CONSENT CALENDAR
A. Chairman Abels asked if there were any changes to the Minutes of May 13, 1997.
There being no corrections, it was moved and seconded by Commissioners
Tyler/Seaton to approve the minutes as submitted. Commissioner Woodard
abstained as he was absent from the meeting.
B. Department Report: None.
V. PUBLIC HEARINGS:
A. TENTATIVE PARCEL MAP 28489; an appeal by the Coachella Valley Unified
School District for an appeal of the Acting Community Development Director's
approval to allow the subdivision of 1.1 acres into four single family residential lots
greater than 11,961 square feet in size by KSL Land Corporation.
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Planning Commission Meeting
May 27, 1997
PC5-27-97
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.
2. There being no questions of staff, Chairman Abels asked if the applicant
would like to address the Commission. Mr. Chevis Hosea, speaking for KSL
Land Corporation, stated he would be happy to answer any questions. He
stated this was not an issue of KSL against the School District. They are not
in opposition to the school system and they are concerned how the issue is
being presented publicly. To KSL, this is a matter of a contract that they
purchased from Landmark. While they were in the process of buying the
project from Landmark Land Company, they reviewed a number of
agreements. It was KSL's understanding that this Agreement was purchased
in tact. It is still their belief that the Agreement is valid. Unfortunately, its
validity will need to be interpreted by a court of law. It is not their intention
to drag the City into this disagreement.
3. Mr. Patrick Breem, attorney and outside counsel for KSL Land Corporation,
stated he was available to answer any questions of the Commission.
4. Ms. Debra R. G. Cesario, attorney representing Coachella Valley Unified
School District (CVUSD), distributed a letter to the Commissioners
explaining the basis for their objection and reason for filing an appeal to the
approvals for Tentative Parcel Map 28489 and Tentative Tract 28444. She
then summarized the letter and asked that the letter and its contents be
entered into the record. Explaining further, she stated initially the School
District had voiced its concerns regarding the unmitigated significant school
impacts for the proposed projects by way of correspondence to the City
Council dated March 21, 1997 and April 25, 1997, and would like to have it
made a part of the record for these proceedings. Additionally, representatives
of the School District have appeared before the Community Development
Director and City Council regarding the project and to elaborate on the issues
that are unresolved. The main issue is whether Amendment #3 to the
Specific Plan rescinded Condition #39 regarding mitigation requirements for
school impacts. She then read Condition #39. It was their opinion that the
approval for the Tentative Parcel Map can go forward only if Condition #39
is part of the conditions approving the tentative parcel map. If not, the
Planning Commission should consider Mitigation Measure #30 to the
Environmental Impact Report (EIR). The concern of the District is the
overcrowded existing school facilities. The reported change of the project by
2
Planning Commission Meeting
May 27, 1997
not addressing the fact that there needs to be a mitigation agreement entered
into by the project applicant and the District for more than what has
presumably already been determined by contract that is in pending litigation.
As a result of the overcrowding conditions and the project that would create
more problems, the School District is requesting that if the Commission does
not see Condition #39 as not a part Specific Plan that, the Commission look
at Mitigation Measure #30 of the EIR. The School District contends that
Condition #39, by way of Amendments 1, 2, or 3, neither expressly or
appliedly rescind Condition #39. If Condition #39 has been rescinded, as is
the District's understanding and as argued by the City, it would be invalidated
by the very terms of the resolution approving the Specific Plan by its terms.
Assuming that Condition #39 has been rescinded, which the District does not
believe has happened, Mitigation Measure #30 of the EIR remains in effect.
Thereby requiring KSL to pay per unit fees as outlined in the District's letter
that is before the Commission. In addition, the District contends that any
rescinding of Condition #39 is, in fact, invalid for several reasons: 1.) the way
it was reported to be rescinded was not done by express or implied language
by any of the public entities; and 2) the Notice of the Public Hearing relating
to Amendment #3 was invalid in that it denied the District its right to due
process. If the City wants to approve TPM 28489 without Condition #39, it
would constitute the approval of the project in the absence of an appropriate
condition and would further be inconsistent with some of the Goals and
Policies of the City's General Plan. She then stated the specific Goals and
Policies. She thanked the Commission for their time and stated she would
answer any questions of the Commission.
5. Chairman Abels thanked Ms. Cesario for her comments and asked if there
were any other comments.
6. Mr. Breem, attorney for KSL Land Corporation, stated this issue has been
explained and rejected by the Planning Commission and he would be willing
to address any issues stated by CVUSD. It is their opinion that this is a last
minute attempt of the District to get something they have been unable to get
from any other forum and something which they are bringing up in an
untimely manner before this Commission after sitting on their rights for four
years.
PC5-27-97 3
Planning Commission Meeting
May 27, 1997
7. There being no further public comment, Chairman Abels closed the Public
Hearing and opened the issue up for discussion among the Commissioners.
8. Commissioner Woodard asked the City Attorney to address the comments
that had been made.
9. City Attorney Dawn Honeywell stated she would not address every issue
raised, but there were specific issues she would point out to the Commission.
Most of the complaints in this appeal are addressed in a Specific Plan that
was approved last summer and the District is completely late in their appeal
and beyond the statutory limitations that would apply to most of the EIR or
due process issues raised. Putting aside the fact that they are time barred by
raising any of these issues, if the Commission was to focus on the Mitigation
Measure that was in the original EIR which required a payment of fees to the
district. The EIR did not require a separate mitigation agreement be entered
into, but that the school fees be paid and the City looks to the Planning
Commission's conditions for this particular approval which is what is before
the Commission at this time. Condition #17 states, "Prior to building permit
issuance, school mitigation fees shall be paid by the developer." Even though
the District is untimely in raising their argument, the Commission's
requirement does meet the EIR requirement, even though it did not require
a specific type of agreement. As far as what is before the Commission, you
have a Specific Plan that has been approved by the Planning Commission and
City Council last summer. Those conditions are what the Commission
decided made that the Parcel Map consistent with the General Plan. In
upholding the Acting Community Development Director's approval, the
Commission is making the determination whether to uphold or deny the
appeal. It was her opinion that the Commission has no other choice but to
review the Specific Plan as being current, in place, and valid at this point.
10. Chairman Abels stated that after listening to the staff report and presentations
from CVUSD and KSL representatives, it is apparent that the dispute
regarding the school mitigation fees does not directly involve this appointed
Planning Commission, and in fact, may not even involve the City of La
Quinta. It seems to be a dispute between CVUSD and KSL and should be
resolved elsewhere.
PC5-27-97 4
Planning Commission Meeting
May 27, 1997
11. There being no further discussion, it was moved and seconded by
Commissioner Tyler/Woodard to adopt Planning Commission Resolution 96-
031 confirming the Acting Community Development Director's approval of
Tentative Parcel Map 28489, subject to the Findings and Conditions.
ROLL CALL: AYES: Commissioners Newkirk, Seaton, Tyler, Woodard, and
Chairman Abels. NOES: None. ABSENT: Commissioners Butler
and Gardner. ABSTAIN: None.
VI. BUSINESS ITEMS:
A. CONTINUED - HIGHWAY 111 LANDSCAPE AND ARCHITECTURAL DESIGN
GUIDELINES; a request of the City for approval of landscaping, entry signs, bus
stops and building design guidelines.
1. Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department. It was further stated that a meeting would be held on June 12,
1997, between the staff and the Highway I I I property owners and the
Commissioners were invited to attend.
2. Chairman Abels suggested that the Commissioners review each section of the
Guidelines one at a time.
3. Commissioner Woodard asked staff to explain what was meant by,
"traditional building designs....... between historical and contemporary
structures." Planning Manager Christine di Iorio explained that the
architectural features should be integral to the building.
4. Commissioner Woodard stated he was confused that the sentence stating
"traditional building designs may be difficult to accomplish due to the
differences in scale and mass between historical and contemporary
structures" suggests this is only in the case where there is that kind of
historical structure/traditional building; they are really two separate issues.
Planning Manager Christine di Iorio stated it could be looked at that the
design of the warehouses are different than trying to design something similar
to the La Quinta Hotel.
PC5-27-97 5
Planning Commission Meeting
May 27, 1997
5. Commissioner Woodard stated what was bothering him was that it comes
across that the traditional building design is what they are looking for and it
may be in conflict when you apply that traditional design to a box or tilt up
building. Staff suggested the sentence be changed to state that the City is
trying to say that contemporary buildings take on a different mass and scale
because you are putting in warehouses and you can't necessarily provide a
more pedestrian scale. Discussion followed regarding potential language that
could be used. Staff would reword the sentence.
6. Commissioner Woodard stated he had a problem with the Guidelines in that
they were not guidelines, but were a vision statement.
7. Chairman Abels suggested that Commissioner Woodard work with staff to
create Guidelines that he determined would work. Discussion followed as to
the Commissioners opinions of the Guidelines.
8. Commissioner Tyler stated he too agreed that the Guidelines were not
specific and should be. Staff pointed out that Council's direction to staff was
that the Guidelines not be specific. Following discussion, it was determined
that if the Council deemed the Guidelines to be nonspecific, then the
Commission would review them as guidelines and staff has written a
document that meets the Council's direction.
9. Chairman Abels stated he thought the Commission should be more definitive
in this document. Planning Manager Christine di Iorio asked Chairman Abels
to define what was meant by definitive; was the Planning Commission saying
they wanted to list the materials that could be used as well as the colors,
architectural style, etc.?
10. Commissioner Woodard stated that if the City Council asked for the
Guidelines to be general, then staff has completed their directive. As an
architect, however, it does not give any specific direction.
11. Planning Manager Christine di Iorio asked if the Commission wanted staff
to list the type of materials that could be used. Commissioner Woodard
stated that diversity is a necessity to make the City viable. Following
discussion, it was suggested that "diverse" be added to sentence 1.
PC5-27-97 6
Planning Commission Meeting
May 27, 1997
Discussion followed as to whether it should be "required" or "encouraged".
City Attorney Dawn Honeywell stated that from a legal perspective is that the
Commission is asking them to do it, but they cannot require them to do it.
Even though there are not a lot of generalities it is subjective and there aren't
a lot of objectives, if you want to say encouraged, it isn't really worth saying
it. Commissioner Woodard would prefer "required" instead of "encouraged".
City Attorney Dawn Honeywell stated she would concur.
12. Commissioner Woodard questioned the wording "standard design of
franchises..." is good for the City. Why is this needed at all. Planning
Manager Christine di Iorio stated Boston Market as an example. They
presented the City with their standard design, similar to their design at Desert
Crossing in Palm Desert, and it was completely different than what is
compatible with the One Eleven La Quinta Shopping Center.
13. Commissioner Tyler stated that all fast food establishments are the same.
Staff stated that Jack -in -the -Box has a uniform design and they are working
with staff to alter their design to be compatible in color, materials, and design
of Home Depot.
14. Commissioner Seaton asked if a unified theme is the City's goal, does the
City have any control over the developments to see that the landscaping, etc.,
is maintained. Planning Manager Christine di Iorio stated that under the
City's Public Nuisance Ordinance, the Code Enforcement Department can
require them to replace the landscaping or whatever is needed.
15. Commissioner Woodard stated his concern about the wording requiring a
"desert setting" is the City's theme for Highway 111. The landscaping on
I ighway 111, east of Washington Street is not a "desert setting". Staff stated
that wording could be taken out, or changed. Commissioner Woodard stated
it needed to state what the City wants. Discussion followed regarding the
landscaping theme that is currently existing. Commissioner Woodard
suggested verbiage be added to see that what is existing be maintained by the
future developments.
16. Commissioner Woodard asked the City Attorney if a project did not meet
what the Commission determined to "reduce massive aesthetic effects" that
the Commission could deny the project. City Attorney Dawn Honeywell
PCS-27-97 7
Planning Commission Meeting
May 27, 1997
stated that if this was one of the City's standards, to require more detail, it
would give support for some of the things the City wants. It can only be
attacked because it is not specific and leaves some things open for individual
interpretation. Discussion followed regarding different scenarios of how this
could be used. Staff stated it would help to have this requirement in place
when they review a project with a developer before it is taken to the
Commission. Commissioner Woodard suggested that the last sentence in #4
be changed. Following discussion, everything after "...building fabric...."
would be deleted.
17. Commissioner Tyler asked if #5 wasn't a conflict with #1. Staff stated some
of guidelines were a duplication and could be removed. City Attorney Dawn
Honeywell stated that even though you want to have diversity, you don't want
to have it so different that you are not comfortable with the change.
18. Commissioner Woodard - didn't understand what the "City's identify and
character and scale" is. Staff stated this would be deleted.
19. Commissioner Woodard asked how a building could provide "attractive
pedestrian -scale, features.....". Staff explained the first sentence could be
removed if it is repetitious.
20. Commissioner Tyler suggested that #7 and #8 be combined.
21. Commissioner Woodard asked staff to explain what entryway was staff
referring to in #9. Staff stated it was the building entryway.
22. Commissioner Woodard stated he did not believe Home Depot would be able
to meet #11 requirement. Discussion followed regarding possible solution.
City Attorney Dawn Honeywell stated it should be to the degree possible.
23. Commissioner Tyler asked staff to clarify #12 as to what "parking lights"
meant. Staff stated it was a typo and should be "lots".
24. Commissioner Tyler asked staff to explain #13 in relation to the Von's
Shopping Center. Staff stated it should be qualified as usually the major
tenants are listed and not the minor tenants. City Attorney Dawn Honeywell
stated it is the intent to not list all the tenants.
PC5-27-97
Planning Commission Meeting
May 27, 1997
25. Commissioner Tyler stated that #14 was a duplication and should be
integrated into the section that deals with buildings.
26. Staff suggested that the last sentence of # 15 be deleted as it may not work.
Chairman Abels stated that it is a pandora's box. Staff stated the last
sentence would be removed.
27. Commissioner Woodard stated he would like to have the word "discouraged"
in # 16 be changed to "not allowed".
28. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Newkirk to adopt Minute Motion 97-007
recommending approval of the Highway I I I Architectural Guidelines, as
modified. Unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Chairman Abels reviewed the hearing notices that had been distributed to the
Commissioners.
VIII. COMMISSIONERS ITEMS:
A. Commissioner Tyler reported on the City Council meeting of May 6, 1997.
B. Chairman Abels asked staff if there was anything the Commission should be aware
of that the staff is working on. Staff stated they were working with KSL to add 50
condos to the LQ Hotel, Jack in the Box, and the Auto Dealerships were still on their
time line.
C. Commissioner Tyler asked if the City was suing the County about the Indio car
dealership.? City Attorney Dawn Honeywell clarified that a notice was given to the
County that the City does intend to sue.
D. Commissioner Woodard asked if there were any provisions in the current ordinances
for creative land planning. Staff stated this could be accomplished under a specific
plan.
PC5-27-97 9
Planning Commission Meeting
May 27, 1997
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Tyler/Woodard to
adjourn this regular meeting of the Planning Commission to a regular meeting to be held on June 10,
1997, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:04 p.m. on May
27, 1997.
PC5-27-97 10
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 10,1997
CASE NO.: ENVIRONMENTAL ASSESSMENT 97-339
SPECIFIC PLAN AMENDMENT #2
VESTING TENTATIVE TRACT 27031
SITE DEVELOPMENT PERMIT 97-605
REQUEST: 1. RECOMMEND CERTIFICATION OF A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT;
2. RECOMMEND APPROVAL OF AMENDMENTS TO THE
WASHINGTON SQUARE SPECIFIC PLAN;
3. RECOMMEND APPROVAL OF A ONE YEAR TIME
EXTENSION FOR VESTING TENTATIVE TRACT MAP
27031; AND
4. RECOMMEND APPROVAL OF A SITE DEVELOPMENT
PERMIT APPLICATION TO ALLOW CONSTRUCTION
OF A 212,085 SQUARE FOOT ONE-STORY RETAIL
SALES BUILDING.
LOCATION: GENERALLY BOUNDED BY HIGHWAY 111, ADAMS
STREET, 47" AVENUE, WASHINGTON STREET, AND
SIMON DRIVE
APPLICANT: CITY OF LA QUINTA, APOLLO INC., AND EAGLE
HARDWARE AND GARDEN
PROPERTY OWNER: JACK D. FRANKS
REPRESENTATIVE: THOMAS A. SCONZO, AIA AND HAYWARD PARDUE
ZONING: REGIONAL COMMERCIAL (CR)
GENERAL, PLAN
DESIGNATION: MIXED REGIONAL COMMERCIAL (M/RC)
SURROUNDING
ZONING/LAND USE: NORTH: ONE -ELEVEN LA QUINTA CENTER
SOUTH: LAKE LA QUINTA (RESIDENTIAL HOMES)
EAST: VACANT
WEST: SIMON MOTORS
BACKGROUND AND OVERVIEW:
Property Description
The project is located at Highway 111 and La Quinta Center on three parcels A.P.N. 643- 020-008,
643-020-009, and 643-020-017; comprising 64.5 acres of land. The proposed Eagle Hardware and
Garden is located on a portion of A.P.N. 643-020-008, and 643-020- 009. The properties are vacant
and not currently serviced with gas, water, or electricity. Adjacent properties directly east are
vacant; to the south is Lake La Quinta, a single family residential community. To the west of the
project, directly across Simon Drive, is Simon Motors; and north of the property across Highway 111
is a shopping plaza, One -Eleven La Quinta Center.
Applications under consideration
1) WASHINGTON SQUARE SPECIFIC PLAN 87-011 (AMENDMENT #2). The City is
proposing to amend the approved Washington Square Specific Plan.
The Washington Square Specific Plan (SP 87-011) was approved by the City in 1989 and amended
in 1991. The Plan calls for commercial mixed use development including general retail, office,
hotel(s), restaurant, and cinema land uses with a total allowable square footage of 775,000 square
feet on the 65.4 acre site. A developer is required to obtain approval of a Site Development Permit
before on -site development can occur.
Staff is requesting the following changes to the Specific Plan: 1). Amend Specific Plan Condition
No. 22 that requires a 38 foot landscape setback on Highway 111 to 50 feet to conform to the
General Plan Circulation Element Policy 3-4.1.11; 2). Amend the Specific Plan by deleting
Condition No. 11 which reads: "Approval period of the Specific Plan shall run in conjunction with
the Vesting Tentative Tract 27031; 3). Revise Conditions Numbers 21, 26, 29, 30 and 32 to comply
with current Engineering requirements; and, 4). Amend Chapter VIII (pages 1 and 2), Approval and
Amendment Process, to be consistent with current approval and amendment procedures.
Recommended changes to the document are reflected in Attachment No. 2 as the amended Chapter
VIII, Approval and Amendment Process, for the Washington Square Specific Plan. By amending
Chapter VIII, Specific Plan Conditions No. 3.c and 3.d will be deleted.
2) VESTING TENTATIVE TRACT 27031-EXTENSION OF TIME. The property owner is
requesting a one year time extension to Vesting Tentative Tract 27031.
The tentative tract is approved to be subdivided into eight (8) lots on 65.4 acres. The lots range in
size from .61 acres to 19 acres. The eight lot subdivision map is consistent with the approved
Specific Plan. There are currently three recorded parcels: 643-020-008; 643-020-009; and 643-020-
017. The State of California has twice automatically extended the time approval of this tentative
tract, and this is the City's second time extension.
2
Staff is requesting revised conditions that will require: 1). the Vesting Tentative Tract Map to
reflect the necessary lot line adjustment and circulation pattern to accommodate the newly created
parcel for the current proposed Eagle Hardware site development prior to issuance of final map and
consistent with requirements of the current Subdivision Ordinance (including approval of elevations
prior to recording the final map); and, 2). the Vesting Tentative Tract Map to comply with current
Engineering requirements regarding drainage, off -site improvements, and easements.
3) SITE DEVELOPMENT PERMIT 97-605 The development request is for approval of a Site
Development Permit application to allow construction of a one-story 212,085 square foot building
for retail sales of hardware, building materials, and garden supplies on two parcels totaling 13.39
acres. General Plan and Specific Plan Land Use designations allow for the proposed use and
development intensity. The following items provide a brief narrative of the site plan, architectural
design, landscape, sign, and lighting plans.
Site Plan
The one-story 212,085 square foot building is on the south portion of the subject properties. A floor
area ratio for this project is calculated at .44 which is based on a formula of trip generation and size
of project factors identified in the Specific Plan. The Specific Plan establishes a maximum .75 floor
area ratio for the area. The proposed project has a lot coverage of 31 per cent (31%).
The vehicle entry/exit driveway on Highway I I I is 37 feet wide and 30 feet wide on the east
customer entrance driveway with a 72 foot service driveway on the southeast corner of the property.
On the west side of the parking lot a 30 foot driveway access will be provided for future vehicle
access to the property to the west. The land dedications and street improvement will be: 70 foot
half -street on Highway 111; 60 foot dedication and 44 foot street improvement to the south edge
of the east customer service entrance; and, 30 foot half street dedication and improvement from that
entry to the south project line.
Vehicles circulate the building within a 613 space parallel surface parking lot which surrounds the
perimeter of the building with eight angled parking spaces at the rear of the Garden Department and
seven angled parking spaces in the building materials yard. There are seven handicapped parking
spaces provided in front of the building entrances. A total of 635 parking spaces are provided
exceeding the 315 parking spaces required by the Specific Plan. Standard parking spaces are
designed at 9-feet 3-inches x 18-feet (with a two foot overhang) with 28-feet wide aisles. The
lumber yard vehicle drive-thru entrance is at the southern portion of the building with vehicle access
from the west and south parking aisles exiting at the north of the building.
The building is set back 60 feet from the west and south property line; this includes a 10 foot
landscape easement. There is a 50 foot landscape area setback with a meandering sidewalk on the
north of the property along Highway 111. There is 10 foot landscape area set back from the east
property line to the building; and a curving 25-60 foot landscape area set back buffering La Quinta
Center Drive and the parking lot.
3
The total landscape area of 31,657 square feet buffers the outside perimeter of the parking lot. There
are two shopping cart return areas located in the parking lot and one vestibule return area next to the
main entrance behind the semi -circular water feature/public artwork area. The customer main
entrance is located at the center of the north face of the building. The service delivery entrance is
located at the southeast corner of the building and houses trash and recycling bins.
The facilities within the building include the following areas:
Ground floor retail and vestibules
110,036
square feet
(with office mezzanine)
11,394
square feet
Garden department
32,500
square feet
Drive thru building materials yard
55,905
square feet
(with office mezzanine)
2,250
square feet
TOTAL GROSS FLOOR AREA
212,085
square feet
Architectural Design
The applicant is proposing a single story, large scale building. The facade is divided into three
sections. The eastern most section, the Nursery, will have an arcade 20 feet high extending across
its entirety. The blue tiled roof arcade will be supported by stucco columns. The walls will be steel
framed with wire mesh. The central section will be 42 feet in height. The tilt up concrete parapet
walls will have a tile base and upper portion will be textured paint. Two tiled roof arcades are
proposed to flank a tower element. This element will have a mansard roof covered with concrete
tile. The western most section will have a stepped parapet wall, 33 feet high, with the same materials
as the central section. Five metal roll up doors are inset into the arched openings. A tile roof
overhang extends across this section. A portion of this section, immediately adjacent to the central
section, will have two arched metal screen insets. A cornice and accent band extends around the
entire building. The south elevation has a small arcade in the central portion and the western portion
will have a single roll up door inset in the arched entry. An arched metal mesh transom is proposed
above the entry. Two square metal mesh square openings flank the transom. The west elevation will
have three metal mesh openings along the upper portion of the wall and two tiled roof arcades.
Landscape Plan
The preliminary landscape plan consists of date and fan palm trees and shade trees. The ground
cover and shrub plant material are low water consumption and native to the area. Landscaping
surrounds the outside perimeter of the parking lot on all sides of the property. An eight -foot wide
sidewalk is incorporated in the landscape easement meandering within the 50 foot landscape setback
on Highway 111 extending 300 feet south along the east portion of the landscape setback. The
sidewalk connects to the main entry stone tile walkway providing central access to the main building
entrance. Planting materials conform to the City's Draft Design Theme for Highway 111 and the
Coachella Valley Water District General Landscaping Guidelines. The front entry plaza of the
structure has a landscape design feature which incorporates a public art piece. Landscaping within
the parking areas is required to equal five percent of the net project area per Zoning Code Section
9.100.040; the project will be conditioned to meet this requirement.
Sign Plan
Two signs are proposed on the facade facing Highway 111. The main identification sign is shown
on the central tower structure. This sign will read "EAGLE HARDWARE &GARDEN" in block letters
on two lines and incorporate the company's "EAGLE" logo adjacent to the left side of "EAGLE".
This sign will be approximately 7.75 feet high and 34 feet long for a total of approximately 266
square feet. The sign will consist of individual, internally illuminated channel letters. The logo will
have a white and medium blue plexiglass face and red return and trim cap. "EAGLE" will have a red
plexiglass face, trim cap and return. "HARDWARE & GARDEN" will have a white plexiglass with blue
film face and blue trim cap and return.
The second sign will be erected over the lumber yard entrance near the west end of the building. This
sign will read "DRIVE THRU LUMBER YARD" in block letters on two lines. This sign will be
approximately 3.8 feet high and 15.5 feet long on the top line and 18.66 feet long on the bottom line
for a total of approximately 57 square feet. This sign will consist of individual, internally illuminated
channel letters. The face will have a white plexiglass face with blue film and a blue return and trim
cap.
Exterior Lighting Plan
Exterior lighting for the parking lot consists of 47 steel pole mounted light standards, twenty five
(25) feet in height (a 22 foot pole with a three foot base) and nine wall -mounted down lights eighteen
feet (18) in height, on the rear of the building. The lights are metal halide shoe boxes which
illuminate in all parking areas.
Environmental Assessment
Based on C.E.Q.A. requirements, staff prepared Environmental Assessment 97-339 for the project.
Staff recommends certification of a Mitigated Negative Declaration of Environmental Impact.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The project was sent out for comment to City Departments and affected public agencies on April 22,
1997, requesting comments returned by May 14,1997. SunLine Transit Agency is requesting a bus
stop pullout and bus shelter on Highway 111; no other significant comments were received.
PUBLIC NOTICE:
This case was advertised in the Desert Sun newspaper and posted on May 20, 1997. All property
owners within 500 feet of the site were mailed a copy of the public hearing notice.
ANALYSIS AND ISSUES:
Specific plans are designed to allow flexibility for future development of the property. Specific Plan
Amendment No. 2 accommodates growth and allows the developer flexibility by: 1) releasing the
Specific Plan from the exact lot development as the Vesting Tentative Tract; 2) requiring a 50 foot
landscape setback along Highway I II to be consistent with the General Plan so that future
development in the area will not have to process a General Plan Amendment; 3). Amending
5
conditions to be consistent with current Engineering requirements; and, 4) amending the approval
and amendment process to be consistent with current planning procedures. The Community
Development Department recommends approval based on the attached resolutions and recommended
Conditions of Approval.
The one year time extension for Vesting Tentative Tract 27031, with the proposed conditions,
adequately addresses property, owner rights and City concerns regarding the orderly development of
land. One additional condition requires the Tract Map be revised to reflect the necessary lot line
adjustment and circulation pattern to accommodate the newly created parcel for the current proposed
Eagle Hardware site development. This condition adequately addresses the logical parcel
configuration of the site. The Community Development Department recommends approval based
on the attached resolutions and recommended Conditions of Approval.
The Site Development Permit for the proposed hardware, building materials, and garden center is
compatible with the General Plan Mixed/Regional Commercial Land Use designation in that the
retail services offered will meet the needs of the City and surrounding areas. The project conforms
to the General Plan and Floor Area Ratio (F.A.R.) standards, the required 50 foot landscape setback
along Highway 111, and the Circulation Element access standards. This project is consistent with
the new CALTRANS 70 foot half street right-of-way width for Highway 111 accepted by the City.
The site design also meets the General Plan policy encouraging travel by bicycling and public transit
in that the street will be improved to include an eight foot sidewalk and a bus stop pullout and bus
shelter.
The Specific Plan allows 775,000 square feet of development which includes 555,000 square feet
of general retail for calculating F.A.R. and trip generation. The trip generation analysis for the
project concludes that Eagle Hardware will generate approximately 22% of the total trips anticipated
in the Specific Plan which does not exceed the maximum allowable trip budget. With the required
improvements to La Quinta Center Drive at Highway 111, and the right -in and right -out only access
to the property from Highway 111, site generated traffic can be accommodated.
The site plan is consistent with the Specific Plan development standards with regards to driveway
widths, building heights, landscape setbacks, maximum trip generated, and size of the project based
.75 F.A.R. The 212,085 square foot project does not exceed the maximum allowable square feet of
555,000 general retail in the land use budget. The amount, type, and design of parking is consistent
with the development standards in the Specific Plan. The Specific Plan requires 315 spaces, the
applicant is proposing 635 parking spaces of which seven are handicap accessible.
Landscape designs are consistent with the Specific Plan. The landscape design complements the
building with a public art piece in front of the building providing a prominent design element. The
high quality of materials and design are compatible with building designs in the surrounding
commercial area. Design characteristics are sensitive to the desert environment with suitable use of
textured material and muted colors.
Site lighting is consistent with the Specific Plan. The lighting design does not exceed an average
of three foot candles, varying from 1-3 foot candles throughout the exterior. Site lighting will
comply with the Dark Sky Ordinance; and provide adequate illumination for safety, security, and
nighttime ambience.
n
The conceptual sign plan conforms to applicable provisions of the Sign Ordinance 281. A sign
program will need to be submitted for approval by the Planning Commission within 30 days of
issuance of a building permit. A conceptual art design has been submitted to the Art in Public Places
Commission for their consideration and review and the design concept was recommended to the City
Council for their approval in lieu of paying the fee.
As a result of the air quality impacts identified in the analysis, conditions will be incorporated into
the Site Development Permit to mitigate to a less than significant impact.
Staff concerns are relatively minor. The Community Development Department recommends
approval based on the attached resolutions and recommended Conditions of Approval.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 97-, recommending certification of a Mitigated
Negative Declaration of Environmental Impact (EA 97-339) according to the findings set
forth in the attached Resolution.
2. Adopt Planning Commission Resolution 97-_, recommending approval of Washington
Square Specific Plan Amendment No. 2.
3. Adopt Planning Commission Resolution 97-, recommending approval of a one-year time
extension for Vesting Tentative Tract 27031, subject to conditions.
4. Adopt Planning Commission Resolution 97-, recommend approval of Site Development
Permit 97-065 to allow construction of a 212,085 square foot one-story retail building at the
southwest corner of Highway I I I and La Quinta Center Drive.
ATTACHMENTS
I . Location Map
2. Recommended Changes to the Washington Square Specific Plan 87-011 Amendment No.
2
3. Vesting Tentative Tract 27031 (Reduced)
4. SDP 97-065 Plans and Elevations for Eagle Hardware and Garden (Reduced)
5. Letters
Prepared by:
Fred Baker, Principal Planner
Submitted by:
Christine di Iorio, Planning Manager
7
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
CERTIFYING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 97-339
PREPARED FOR AMENDMENT #3 TO SPECIFIC
PLAN 87-011 AND SITE DEVELOPMENT PERMIT
97-605
ENVIRONMENTAL ASSESSMENT 97-339
EAGLE HARDWARE AND GARDEN, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
10' day of June, 1997, hold a duly noticed Public Hearing to consider Environmental Assessment 97-
339, Amendment #3 to Specific Plan 87-011 and Site Development Permit 97-605; 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 97-339); and,
WHEREAS, the Community Development Director has determined that said
applications will not have a significant adverse effect on the environment and that a Mitigated
Negative Declaration of Environmental Impact should be filed; and
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify certification of said Environmental Assessment:
1. The proposed Specific Plan Amendment and Site Development Permit will not be detrimental
to the health, safety, or general welfare of the community, either indirectly or directly, in that
no significant impacts have been identified, and less than significant or potentially significant
impacts can be addressed by the incorporated mitigation measures and standard City
development requirements.
2. The proposed Specific Plan Amendment and Site Development Permit 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,
will not significantly impact any wildlife characteristics of the area, and will not eliminate any
significant cultural resources. Project mitigation has been added to the proposal which will
address the potential impacts as identified and discussed in the Initial Study.
earesopc.339
Planning Commission Resolution 97-
The proposed Specific Plan and related applications do not have the potential to achieve
short-term environmental goals, to the disadvantage of long-term environmental goals, with
implementation of the monitoring program, as the proposed project will not significantly alter
the types or intensity of the commercial uses already contemplated in the General Plan.
Impact mitigation has been developed and applied which will address overall project air
quality emissions associated with the entire Washington Square specific plan area, in
combination with project traffic monitoring of the specific plan over the course of it's
development, overall impacts associated with the Eagle Hardware project due to traffic and
air quality have been addressed on a quantitative and qualitative basis.
4. The proposed Specific Plan and related applications will not have impacts which are
individually limited but cumulatively considerable when considering planned or proposed
development in the immediate vicinity, in that the proposed project, whether approved or not,
is a consistent representation of the project type to be proposed for the site as long as the
current General Plan land use and zoning designations are applicable, and to the extent that
the impacts as identified in the Initial Study will remain similar.
The proposed Specific Plan and related applications 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 the
Washington Square specific plan, and which were addressed in the EIR previously certified
for the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
Commission for this Environmental Assessment.
2. That it does hereby recommend to the City Council certification of Environmental Assessment
97-3 3 9 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 100' day of June, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
earesopc.339
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 97-339
Case No.: SDP 97-605 Date: May 8, 1997
1.
Name of Proponent: Eagle Hardware and Garden, Inc.
Address: 919 29`" Avenue N.E., Suite 101 Bellevue, WA 98005
Phone: 206-955-3203
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable): Eagle Hardware and Garden Center (SDP 97-605)
Site Development Permit 97-605, proposing a 212,085 square foot retail hardware/garden/home
improvement center on a 13.39 acre site, generally at the southeast corner of Simon Drive and
Highway 111. The site is a portion of a 62-acre specific plan area referred to as Washington Square
(SP 89-011), originally approved in 1989 and amended in 1991.
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
cklst.339
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning X Transportation/Circulation Public Services
Population and Housing Biological Resources Utilities
Earth Resources Energy and Mineral Resources X Aesthetics
Water Risk of Upset and Human Health Cultural Resources
X 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.
X 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 INIPACT 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 "potential significant unless mitigated". An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only
the effects that remain to be addressed.
Signature:
Date: May 8, 1997
Printed Name and Title: Wallace Nesbit Associate Planner
For: City of La Ouinta, Community Development Department
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
(source #(s):
X
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)?
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
X
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?
X
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g) Subsidence of the land?
h) Expansive soils?
i) Unique geologic or physical features?
Potentially
Potentially Significant Ixss TLan
Significant Unless Significant No
Impact Mitigated Impact Impact
X
9
9
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?
b) Expose sensitive receptors to pollutants?
c) Alter air movement, moisture or temperature, or
cause any change in climate? X
d) Create objectionable odors? X
iii
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?
d)
Insufficient parking capacity on site or off site?
X
e)
Hazards or barriers for pedestrians or bicyclists?
x
fl
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
iv
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans?
b) Use non-renewable resources in a wasteful and
inefficient manner?
3.9. RISK OF UPSET/HUMAN HEALTH.
Potentially
Potentially significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
KI
ro
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? R
d) Exposure of people to existing sources of potential
health hazards? X
e) Increased fire hazard in areas with flammable brush,
grass, or trees? X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels?
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
v
Potentially
Potentially
Significant
Less Than
Significant
Unless
Significant No
Impact
Mitigated
Impact Impact
3.12. UTILITIES. Would the proposal result in a need for new
systems, or substantial alternations to the following utilities:
a) Power or natural gas?
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
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? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious or sacred uses within the
potential impact area? X
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks or other recreational facilities? X
b) Affect existing recreational opportunities? X
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?
EARLIER ANALYSES.
Potentially
Potentially Significant Ixss Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
0
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. 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.
vii
INITIAL STUDY - ADDENDUM
FOR ENVIRONMENTAL ASSESSMENT 97-339
Prepared for:
SITE DEVELOPMENT PERMIT 97-605
EAGLE HARDWARE AND GARDEN CENTER
EAGLE HARDWARE AND GARDEN, INC.
919 29TH AVENUE N.E., SUITE 101
BELLEVUE, WA 98005
206-955-3203
Prepared by:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF LA QUINTA
78-495 CALLE TAMPICO
LA QUINTA, CALIFORNIA 92253
MAY 12, 1997
Revised May 27, 30, and June 4, 1997
OA
TABLE OF CONTENTS
Section Page
1 INTRODUCTION 3-4
1.1 Project Overview
1.2 Purpose of Initial Study
1.3 Background of Environmental Review
1.4 Summary of Preliminary Environmental Review
2 PROJECT DESCRIPTION 4-5
2.1 Project Location and Environmental Setting
2.2 Physical Characteristics
2.3 Operational Characteristics
2.4 Objectives
2.5 Discretionary Actions
2.6 Related Projects
3 ENVIRONMENTAL ANALYSIS 5 - 17
3.1 Land Use and Planning
3.2 Population and Housing
3.3 Earth Resources
3.4 Water
3.5 Air Quality
3.6 Transportation/Circulation
3.7 Biological Resources
3.8 Energy and Mineral Resources
3.9 Risk of Upset/Human Health
3.10 Noise
3.11 Public Services
3.12 Utilities
3.13 Aesthetics
3.14 Cultural Resources
3.15 Recreation
4 MANDATORY FINDINGS OF SIGNIFICANCE 18
5 EARLIER ANALYSIS 19
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
Eagle Hardware and Garden, Inc. has submitted a Site Development Permit request for approval, to construct
a 212,085 square foot home improvement and garden center on a 13.39 acre site within the specific plan area
for Washington Square. This specific plan proposes conceptual planning and circulation criteria to
accommodate 775,000 square feet of retail development. A specific plan amendment is also being processed
to basically address inconsistencies with current processing requirements and eliminate the validity of the
specific plan being dependent on status of the previously approved tentative map 27031, which has filed for
an extension of time. The specific plan amendment also proposes changing a condition allowing a 38 foot
setback along Highway 111, to be consistent with the current 50 foot landscape setback required in the General
Plan.
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 approve 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 this proposal. 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.
El
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project was deemed subject to the environmental review requirements of CEQA. The
Environmental Officer for the Community Development Department prepared this Initial Study and addendum
for review and certification by the City of La Quinta Planning Commission
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates potential for significant environmental impacts to Air Quality,
Transportation/Circulation, Noise and Aesthetics, as identified in the Environmental Checklist. As a result,
project specific as well as standard mitigation measures are recommended, and a Mitigated Negative
Declaration of Environmental Impact will be required for this project.
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.
2.2 PHYSICAL CHARACTERISTICS
The proposal involves construction of a 212,085 square foot retail hardware/garden/home improvement center
on a 13.39 acre site, generally at the southeast corner of Simon Drive and Highway 111. The site is a portion
of a 62-acre specific plan area referred to as Washington Square (SP 89-011), originally approved in 1989 and
amended in 1991. The project assigns the following:
Hardware/Paint store - 123,680 s.f.
Lumber yard/Building materials - 55,905 s.f.
Garden center - 32,500 s.f.
2.3 OPERATIONAL CHARACTERISTICS
The facility's proposed use incorporates an outdoor garden center, an enclosed drive -through lumber yard and
main home improvement center. It proposes 635 parking spaces which will be accessed by a signalized
intersection at La Quinta Drive and Highway 111. Additional access may be required, pending review by the
Fire Marshall and development of traffic volume mitigation by the La Quinta Public Works Department.
According to Chapter 9.180 of the La Quinta Zoning Code (Transportation Demand Management), the project
is estimated to generate 424 employees.
2.4 OBJECTIVES
The objective of the project is to construct a retail facility which provides home improvement oriented goods
and services.
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 project will require discretionary approval from the Planning Commission for the following:
Certification of the Environmental Assessment for the project;
Approval of the Specific Plan Amendment Application.
Approval of the Site Development Permit Application.
An application to extend the related Tentative Parcel Map (TPM 27031) is also being processed, but is not a
critical part of the proposal. This is because the proposed map boundaries previously established will need to
be revised at a later date to conform to this proposal. Extensions of time applications for tentative maps have
been determined to be exempt from CEQA.
2.6 RELATED PROJECTS
There are no other related projects to this proposal under review at present.
SECTION 3: ENVIRONMENTAL ANALYSIS
This section analyzes potential environmental impacts associated with the proposed Eagle Hardware
development project. CEQA issue areas are evaluated in this addendum as contained in the Initial Studv
Checklist. Under each checklist item, the environmental setting is discussed, including a description of
conditions as they 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. The valley
is abundant with both plant and animal life. Topographical relief ranges from -237 feet below mean sea level
(msl) to about 2,000 feet above msl. The valley is surrounded by the San Jacinto Mountains, the Santa Rosa
Mountains, the Orocopia Mountains, and the San Bernardino Mountain range. The San Andreas fault transects
the northeastern edge of the valley.
Local Environmental Setting
The southwesterly portion of the site has been partially disturbed due to grading activity in 1993. The total area
of which this proposal is part, is approved conceptually for 775,000 square feet of retail space. The property
is designated Mixed/Regional Commercial (M/RC) in the City's General Plan, and zoned CR (Regional
Commercial). This proposed site has frontage on State Highway 111. The proposed uses and land use are
consistent with the General Plan and zoning designations.
A through D - No Impact. The project does not propose uses inconsistent with the current or future land uses
contemplated for the area. There are no perceivable land use -related impacts associated with the proposed
project. There will be no disruption of the current land use pattern, nor any affect on any agricultural resource
or operation.
Eli
3.2 POPULATION AND HOUSING
Regional Environmental Setting
The City's population as of January 1, 1997, is estimated by the State Department of Finance to be 18,931
persons (DOF Estimates of Population and Housing; May, 1997). In addition to permanent residents, the City
has approximately 9,300 seasonal residents who spend three to six months in the City (Wheeler's Desert Letter.
1996 Economic Overview). 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 U.S. Census).
Local Environmental Setting
The site is designated Mixed/Regional Commercial in the General Plan, along with properties to the north and
east. Across Washington Street to the west is an older, existing subdivision of low -density, single family units.
Lake La Quinta is located south of the property, which includes tract and custom homes, as well as
approximately 21 acres along Washington Street designated and zoned for Mixed/Regional Commercial.
A and C - No Impact. The project will not affect anticipated and planned area development patterns or
population distribution, and will therefore not affect any projected population increases. The proposed use is
consistent with those established for the site by the General Plan and zoning. No housing exists or is designated
for the site, so there is no potential for any displacement; the site is in a non-residential overlay as designated
in the La Quinta General Plan.
B - Less Than Significant Impact. The project may have limited growth -inducing impact on area development,
in that its construction may spur interest in the area and accelerate timing of growth already planned. This
could be said of any development project that occurs in an area, and is not seen as a significant factor for
inducing growth. Also, these growth -inducing impacts were recognized and considered as part of the EIR
certified for the La Quinta General Plan, which was adopted in 1992. As indicated in Section 3.1, the proposed
project is consistent with the General Plan as currently adopted.
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillsides, 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
A portion of the site has been disturbed as part of a previously issued grading permit (#G-1629 for 29.3 acres,
issued on 12-16-92). The underlying soil is Myoma Fine Sand, not considered to be a prime agricultural soil
but is extremely permeable, facilitating excessive drainage (LQMEA). A preliminary geologic investigation
was not required of this project based on the previous environmental documentation prepared for the
Washington Square Specific Plan.
A, C through I - No Impact. The proposed project will not present any significant impacts pertaining to these
issue areas. Seismic or other ground rupture is not considered to be a significant hazard due to the absence of
active faults in the City. The site and surrounding area is not identified as being subject to liquefaction. No
potential for seiche or tsunami exists in the desert, and volcanic activity is not applicable to this region. The
site has no significant relief features and is therefore not subject to landslide or mudflows. No impacts due to
soil instability are anticipated beyond those commonly associated with and mitigated during construction
activity. Land subsidence and expansive soil impacts are not seen as significant due to the physical nature of
underlying geology and sand soil units. No unique geologic or physical features exist on or surrounding the site
(LQMEA; Site survey). The project will be required to file and receive approval of a precise grading plan 12rior
to any construction commencing on -site.
B - Less Than Significant Impact. The site is located in an area identified on the Environmental Hazards map
in the MEA as being just inside the border of Ground shaking Zone IV, subject to moderate seismic shake
impacts, although throughout the City there is no significant hazard due to the absence of known active faulting
within the City (LQMEA). Irregardless, some degree of Ground shaking will occur with any moderate or higher
seismic activity. In addition there are inferred faults which, while currently non -active, still present the potential
for seismic impacts. The City requires all new construction to comply with the UBC standards for seismic
resistance and the State Strong Motion Impact Program (SMIP) This will mitigate impacts identified due to
Ground shaking to less than significant levels.
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 project is generally unprotected from design storms by any flood control or other
improvements. The site is comprised of undulating sand dune areas, except where previous grading as noted
has occurred. The site does not appear to be subject to flooding, and is within a flood zone X, as designated
by current FIRM mapping (FEMA flood rate map, dated 8/ 19/91).
A - Less Than Significant Impact. Current runoff rates will be increased due to the additional site area being
developed, such as for additional paving, hardscape and landscaping, and therefore surface runoff will increase.
This impact will not be significant, as the project will be required to accommodate adequate storm water
retention areas as determined by the Public Works Department. The grading plan shall include details for the
proposed retention/detention areas for verification of required slope of such areas and the overall stormwater
capacity necessary for the project in accordance with required h dY rology analysis to be submitted for the
project, as determined by the Public Works Department.
B Through H - No Impact. Development of the site will not expose people or property to flooding impacts
or other water -related hazards as the property is not subject to inundation by tributary drainage in the area. The
site is 'in an X flood zone, indicated as being outside the 500-year flood elevation. Surface waters and streams
will not be affected, and ground water resource quantity and quality will not be impacted, as the site is not
proximate to any water bodies or features, significant or otherwise, and will be subject to the requirements of
the NPDES permitting standards as currently in effect.
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 Salton Sea Air Basin (SSAB), formerly known as the Southeast Desert Air
Basin (SEDAB). SW has a distinctly different air pollution problem than the South Coast Air Basin (SCAB).
A discussion of the jurisdictional organization and requirements is found in the LQMEA. Currently, the SSAB
does not meet federal standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley,
the standards for PM 10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter
that becomes suspended in the air due to winds, grading activity, and by vehicles on unpaved roads, among
other causes.
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. The Coachella Valley is currently designated
as a "serious" non -attainment area under EPA classifications. However, based on implementation of the
measures contained in the 1990 Coachella Valley State Implementation Plan for PM 10 (CVSIP) by Valley
cities and the County, the SCAQMD has prepared a PM 10 Maintenance Plan which has been adopted by the
District and will be submitted to the EPA as support for attainment designation.
A - Potentially Significant Unless Mitigated. Potentially significant contributions to existing air quality
violations are foreseen based on established thresholds. The proposed project incorporates 191,615 square feet
of gross retail space. The 1993 SCAQMD CEQA Handbook indicates a significance threshold for air quality
impacts in the Hardware store category as being at 28,000 square feet, while the Discount store category is
32,000. The size of this store is probably comparable to a medium-sized shopping center, for which the
threshold is 50,000 square feet. An air quality study was prepared for the developer by Ultrasystems
Environmental, Inc., which analyzed the project's air emissions during construction phases as well as
operational emissions. Summarized below are the emissions associated with the project, prior to mitigation.
TABLE I
TOTAL PROJECT EMISSIONS LBS/DAY
CO
NOx
ROC
Sox
PM 10
Construction
73.7
76.3
99.0
8.3
247.7
Operational
1 1068.3
1 128.9
1 109.2
1 10.5
1 18.8
Source: Ultrasystems Environmental, Inc.; Air Quali1y Analysis: Eagle Hardware and Garden Center: April
1997.
According to the study, the SCAQMD construction emissions threshold established for the SSAB will be
exceeded for PM 10 and ROC only, while operational thresholds will be exceeded for carbon monoxide (CO),
nitrogen oxides (NOx) and reactive organic compounds (ROC). Currently, the SSAB is designated as a serious
non -attainment area for PM 10, however, the SCAQMD has prepared a PM 10 Maintenance Plan and has filed
for a re -designation of the Coachella Valley to attainment, based on the past three years of air data.
9
The air quality study details mitigation measures which are available to mitigate the impact of these emission
exceedences to a level of insignificance. Essentially, each measure provides a range of estimated emission
reduction, from which an average reduction is derived for each measure. The measures can then be selected
based on the amount of reduction necessary to reduce emissions to insignificant levels. In this case, application
of all measures will not completely reduce CO emissions below the significance threshold. Additional
alternative measures have been set forth in the analysis, which will be applied to project approval through
conditions as recommended in the analysis.
Subsequent to changes in the project proposal submitted on May 23, 1997, the air quality analysis was
revised on May 30, 1997, due to an additional 20,470 square feet of floor area being added to the project,
for a total of 212, 085 square feet. The study has updated stationary and mobile source emissions based on
the increased square footage; the study was further revised on June 4 to address increased traffic volumes
associated with the revision (See .Section 3.6, Circulation). Summarized below are the revised emissions
associated with the project at 212,085 square feet.
TABLE I - REVISED
TOTAL PROJECT EMISSIONS LBSIDA 19
CO
NOx
ROC
SOX
PM10
Construction
73.7
76.3
91.4
8.3
247.7
Operational
1,013.7
123.5
1 103.5
10.0
1 17.0
Source: Ultrasystems Environmental, Inc.; Air Quality Analysis: Eagle Hardware and Garden
Center: June, 1997.
The revised study accounts for 13.74% of all vehicle trips associated with the project as being "pass -by"
trips, meaning that those trips are assignable to other uses and are already on the road for other purposes,
and are therefore not attributable to this project. The previous study reflected a 25% reduction, which was
not applied to the emissions inventory as shown in Table 1, but were assumed after air quality impact
mitigation measures had been applied to the project. This is why the two preceding tables show differences
in the respective air emission categories. This 25% pass -by reduction, along with other aspects and
methodologies associated with the study, was not acceptable to staff, hence the required revision. A
garden/home improvement use on its own would not create as many pass -by trips, due to its destination
driven attraction for traffic. The revised study based the 13. 74% pass -by trips on a study of a Home Depot
store in Huntington Beach, CA., and applied this percentage trip reduction prior to consideration of
mitigation measures. In addition, the traffic count information was revised to reflect the increased square
footage of the proposal, in order to properly quantify the associated air quality impact. As a result,
mitigation measures were revised in order to reflect these changes and address the corresponding air quality
impacts. The operational measures, outlined in Table 6 (p. 21) of the study, along with implementation of
a TDMplan for the Eagle project, will not completely mitigate the impacts associated with the project. As
a result, additional non -quantitative measures must be considered, especially in light of the traffic -driven
nature of the overall specific plan.
As the Washington Square project develops, it is fair to argue that there will be more pass -by trip reduction
due to the "clustering" ofmultiple commercial uses on the overall site. In addition, there will be increasing
opportunity and demand for use of other transportation options, provided that they are designed and
incorporated into the overall project area. Development of the Eagle Hardware project has a significant
10
relationship to the other potential future users in Washington Square, and there will be several
interdependencies associated with the major tenancies that will ultimately locate in the center along with
Eagle Hardware. In terms of transportation, aspects such as shared parking agreements, shuttle routes and
public transit stops, carpooling considerations, etc. will necessitate that a coordinated effort on the
Washington Square project as a whole will need to be implemented in order to address those issues. As a
result, additional mitigation ofoperational impacts, beyond those quantified in the air quality analysis, need
to be considered.
When all Table 6 measures are incorporated, considering an average of each measure's range o f percentage
efficiency, along with quantified reductions due to implementation of a TDMplan, the proposal still exceeds
the thresholds for CO and ROC emissions. While the ROC threshold is considerably closer to being attained
after mitigation than is the CO threshold, they are inter -related in that they can only be further reduced by
focusing on measures which decrease vehicle miles traveled (VMT) and/or average daily vehicle trips (ADT).
The associated calculations to achieve this are provided in the study, and, while there are several ways in
which to proceed, based on the applicant's time concerns and the project as proposed, but in order to allow
a mitigated negative declaration process, one of the following will be required. -
Reduce the project square footage to approximately 193, 000 square feet, or;
Apply a requirement to the entire specific plan area (by agreement, condition, etc.) that all tenants
would participate information ofa Transportation Demand Management Association (TDMA), with
an overall goal of reducing VMT by 2.4% of the total VAIT for the entire Washington .Square
development area, as outlined in the air quality study.
By requiring either of these options, the air quality analysis conclusions indicate that air quality impacts
associated with criteria pollutants can be mitigated to a level of insignificance.
B - Less Than Significant Impact. The air quality analysis submitted for review with this application shows
that development of the site will contribute to the ambient concentrations of suspended particulates (PM 10)
on a short-term (construction) basis, and will not affect any sensitive receptor (residential) land uses as there
are none proximate to the project site. The CO "hot -spot" analysis conducted with the study indicates that the
three existing proximate intersections with the highest traffic volumes (Highway I I I/Washington, Highway
111/Adams, and 47' Avenue/Washington) will all "exceed the State and Federal eight -hour CO concentration
standards, while the Highway I I I/Washington and Highway I I I/Adams intersections will exceed the State
one -hour CO concentration standard. This analysis was conducted using the 1991 Barton-Aschman traffic
study prepared for the overall Washington Square specific plan, which was updated using an inflation factor
for traffic volume of 1.5% per year from 1991 to 1997. An average of the highest observed local CO
monitoring data over the last three years was used for existing CO data. The study essentially determines that
no significant CO hot -spots are predicted. as exceedance conditions are "only significant if a sensitive receptor
is located at these locations".
C, D - No Impact. It is not anticipated that the project will create any objectionable odors. No manufacturing
or processing activities are proposed which could be a source of any odors. The project is not characteristic
of the type that would create any kind of climatic changes, and therefore no such impacts are anticipated.
Mitigation Measures
The following mitigation measures shall be incorporated into the project approval, as part of the Mitigation
Monitoring Program and as detailed in this addendum:
Construction (short term ) Impacts
A Fugitive Dust Control Plan (FDCP) will be required prior to project grading permit approval(s) in
accordance with Chapter 6.16 of the La Ouinta Municipal Code and with the recommendations as
contained in the air quality analysis for this project Dust control requirements during project
development will have a definite effect to mitigate this impact, and ultimate development of the site will
eliminate unimproved site acreage previously susceptible to the effects of wind erosion.
AMproject grading and similar related activities (clearing, etc) shall be limited to no more than 60%
of the total project area (13,39 acres) at any time during such activities The FDCP shall recognize and
set forth a mechanism for adhering to this requirement
Specifications for all aspects of paying, painting and coating operations involved as part of project
construction shall maximize the use of emulsified asphalt asphaltic cement low VOC paints/primers,
pre -coated materials and similar methods, so as to reduce VOC emissions to the fullest extent feasible.
All construction materials and processes used shall be in compliance with all related applicable
provisions of SCAQMD Regulation XI - Source -Specific Standards
Operational Impacts
All mitigat on measures, as summarized in Table 6 of the air aualitanalysis shall be incorporated by
reference into the project approval conditions for Site Development Permit 97-605, as deemed
applicable and to the extent feasible The project applicant/develWer shall retain the burden of
establishing a reasonable and supportable argument that a given measure is not feasible for
implementation.
The applicant shall have prMared and submitted a Transportation Demand Management Plan (TDM)
to the City, in accordance with Chapter 9,180 of the La Ouinta Municipal Code As set forth in that
CCh Ater, the number of projected employees is 424• pursuant to Section 9 180 030 O.B. 1 the project
proponent may submit an employee mventoEy which clearly and accurately details the number of full
part-time and tempooty employees that will actually be at the project site(s) This inventory shall be
subject to acceptance by the Community Development Director.
The applicant shall agree to participate in the formation ofa Transportation Demand Management
Association (7DMA) whJeh shall be a requirement of the entire Washington Square specific plan
development area This requirement shall be enforced through an a�22ropriate binding agreement,
project conditions or other appropriate means and shall be effective upon all tenants within the
speck plan boundaries The overall TDMA shall be designed with an overall goal of reducing by
2 4% the total YMT for the entire area as outlined in the air quality study prepared by
Ultrasystems. Inc.. as revised and dated June 4. 1997.
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
The existing circulation system is a combination of early roadwork constructed by Riverside County and new
roadways since incorporation of the City in 1982. Key roadways include State Mghway 111, Washington
Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience
considerable seasonal variation, with the late -winter, early spring months representing the peak tourist season
and highest traffic volumes.
12
Local Environmental Setting
A - Potentially Significant Unless Mitigated. The project will significantly increase local trip generation. A
trip generation analysis was prepared by Parsons Transportation Group, Barton-Aschman Associates, Inc.,
which shows that the Eagle Hardware project will generate 8,453 ADT. This figure represents 20% of the total
42,730 trips estimated to be generated by the overall Washington Square Specific Plan land uses; however, this
total trip count reflects a percentage reduction for "pass -by" trips, which were determined for certain land use
categories as part of the specific plan. The total trips generated by the specific plan before allowing for these
reductions is 47,150 ADT (the overall percentage reductions taken for the specific plan average to 9.37%). The
Eagle Hardware proposal would be considered as part of the General Retail land use category, which is
proposed for 555,000 square feet in the specific plan. This category indicates a 10% reduction in ADT for
pass -by traffic is applied to all uses which fall within it; therefore, the proposed Eagle site would generate
7,607 ADT, based on these raw numbers. The 7,607 ADT represents 17.8% of the total adjusted specific plan
ADT of 42,730 and 39.5% of the adjusted General Retail category ADT of 19,260.
Subsequent changes in the project proposal were submitted on May 23, 1997, which proposed an additional
20,470 square feet of floor area, for a total of 212,085 square feet. The study was resubmitted on June 4,
1997, and has updated the traffic generation estimate based on the following square foot allocations:
Hardware/paint store - 123,930 sf. (Gross)
Lumberyard/building materials 55,905 sf. (Gross)
Garden Center 32,500 sf. (Gross)
Based on these figures, the projected ADT generation rate for the Eagle Hardware project is now 9,238,
which represents 19.6% of the trip generation estimate for the overall specific plan, and 43.2% of the trip
generation estimate for the General Retail category in the specific plan. Both percentages relate to the
unadjusted trip generation numbers from the specific plan.
Essentially, the Washington Square Specific Plan land uses were established to allow a sort of traffic
generation -driven credit system, whereby uses obtaining approvals would "draw down" from the total trips
allocated to the specific plan as a whole. The process would allow flexibility in land use types by allocating
traffic as uses are proposed, with the overall plan limited by the total amount of trips. The Eagle Hardware
proposal is within the limits of the traffic generation parameters analyzed under the overall traffic study
prepared for Amendment # 1 in 1991 and is therefore considered acceptable with incorporation of applicable
mitigation measures required under the overall specific plan and traffic management improvement requirements
as established bathe Public Works Department,
B, D Through G - No Impact. The project design does not appear to create any safety hazards due to its
layout, or any use that is not compatible with surrounding land uses. The project will provide adequate on -site
parking for the proposed hardware store/garde center use. No increased hazards to pedestrians or bicyclists
are anticipated with the proposed project. No conflicts with any existing adopted alternative transportation
policies are anticipated. The project will be required to comply with requirements of Sunline Transit in regard
to their existing bus stop policies along the project's frontage at Highway 111. The project will be required to
comply with applicable provisions of the City's Transportation Demand Management Ordinance. The projected
employee density is 424, based on the TDM Ordinance; the air quality analysis prepared by Ultrasystems, Inc.
indicates that this project will only require 139 employees. General Plan policies regarding traffic monitoring,
if determined to be necessary and appropriate for this project by the Public Works Department, will also be
addressed through approval conditions.
13
C - Less Than Significant Impact. The project design may adversely affect access to other properties,
although there has not been any evidence presented to indicate that it may result in inadequate emergency
access. Additional access requirements are under consideration by the Fire Marshal's office. In terms of
surrounding access, there may be conflicts due to desired roadway arrangements in relation to this projects
access provisions. This issue does not constitute any health/safety concerns, nor does it pose a significant
circulation problem at the present time. Further analysis of circulation throughout the entire Washington Square
project area will need to be looked at as future development proposals are brought forward.
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 has been partially disturbed due to previously permitted grading activity. The LQMEA
identifies this site as within the Coachella Valley Fringe -Toed Lizard habitat mitigation fee area, for which a
federal l0A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP) (The
Flat -Tailed Horned Lizard is a candidate species identified for federal endangered status, whose range extends
into the project area. No mitigation measures have been developed for this candidate species and, therefore,
no measures can be applied at present). A region -wide effort is underway to develop a Multi -Species Habitat
Conservation Plan (MSHCP), coordinated by CVAG and the Bureau of Land Management.
A - Less Than Significant Impact. The site has been partially disturbed due to previous grading activities
undertaken in 1993. Grading permit #G-1629 for 29.3 acres, issued on 12-16-92, allowed disturbance over an
approximate 29.3 acre area of the Washington Square specific plan site. As part of that permit, the required
mitigation fee was paid for the Coachella Valley Fringe -Toed Lizard. The Eagle site is partially within this
disturbed area; however, roughly 1/3 of the site appears to be undisturbed based on City aerial data. Any
additional mitigation fees deemed necessary will be required to be paid for the CVFTL as part of my grading
permits issued for the site.
B Through E - No Impact. There are no tree stands on the site, nor are there any identifiable natural
communities or wetland areas on or proximate to the site. There is a minimal potential for any wildlife habitat
to exist on the site, due to its proximity to highway l l l and existing commercial development; based on this
initial assessment, a biological study was deemed unnecessary.
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of 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. Major energy resources used in the City come from the Imperial Irrigation District (IID), Southern
California Gas Company, and gasoline companies.
Local Environmental Setting
The site does not lie within an identified area sensitive to mineral resources. Soils within the site consist of
Myoma series; these soils are well -drained and permeable, but are not considered as prime agricultural soils.
A, B. No Impact. The proposed amendment has no potential to impact energy or mineral resources in any
manner, as no such resources are identified as existing on or near the site. There are no adopted energy
conservation plans identified which may conflict with the project; no agency comments were received to
indicate any inappropriate or excessive use of natural resources in association with this project.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Although large scale, hazardous waste generating employment is not anticipated 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 pose 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 has not been used for any type of manufacturing in the past. As a retail paint/hardware/garden
store use, there is potential for hazardous chemical wastes to be generated or released due to disposal and upset
risk conditions on site.
A, C - Less Than Significant Impact. There is an identified potential for release of hazardous substances due
to upset of typical chemical compounds associated with this type of use, such as pool and yard care chemicals,
fertilizers, insecticides, etc. Storage, transport and handling of these materials are regulated by various federal,
state and local agencies, and the Eagle project will be required to adhere to any such applicable regulations to
maintain a less than significant impact potential to health from upset risk.
B, D, E - No Impact. There is no potential for additional risk or health hazard due to the request, or any effect
on emergency response or potential fire hazard. Development and operation of the project will be subject to
Riverside County Fire and Health Department standards as in effect and applicable at the time, as well as any
applicable federal, state, and/or local regulations. No existing potential health hazards have been identified, and
there are no existing high -risk flammable vegetation areas on or proximate to the site which could impact this
project.
3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources in and near the City. The major sources include
vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels
are dominated by vehicular noise along the highway and major arterials.
Local Environmental Setting
Primary noise sources in the subject area are associated with vehicle traffic along Highway 111 and
Washington Street, and various short-term noise sources associated with urbanized residential and commercial
uses. The property is vacant and therefore not a current source of noise impact.
A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal. Roadway
noise will increase as traffic volumes increase. Most of the on -site uses will be operational during daytime and
early evening hours. No major residential areas are proximate to the project; however, some existing residential
uses across Washington Street to the west will likely be the most impacted from this development, primarily
15
from traffic and activity associated with the drive -through lumber yard noise. However, the complex is
currently proximate to major commercial uses.
B - No Impact. The residences along the west side of Washington Street will absorb some amount of noise
from Washington Street traffic increases, but it may not be significant in consideration of the traffic volumes
which already exist. Activity from the commercial uses will also affect area residents from both noise and
visual impacts. The project will be required to provide parking area screening in accordance with the Zoning
Code, Chapter 9.150.
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County Sheriffs
Department. Fire protection service is provided to the City by Riverside County Fire Department. The Fire
Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station #70, at the
intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service.
Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower
Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center.
Local Environmental Setting
Station #32 and Station 470 are located approximately 2'/Z and 4'/z miles south of the project site, respectively.
Governmental services in La Quinta are provided by City staff at the Civic Center. Postal service is provided
through the U. S. Postal Service office on Avenida Bermudas, in the City's historic downtown.
A through E - Less Than Significant Impact. The project will not measurably impact public services, based
upon comments received on the project. 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; no fire or police related service impact
mitigation has been requested by the respective agencies.
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.
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 improvements have been partially completed on the streets
surrounding the site, along with sewer and water line extensions being in place along the site frontage. Some
16
utility trunk extensions and connections will be necessary to develop the property. No flood control
improvements exist on the site
A through F - Less Than Significant Impact. The proposed project will require some degree of alteration to
existing facilities, primarily to those required for electric distribution; however, the responses received from
the responsible purveyors do not present any significant concerns, and that services can be provided with no
major alterations to existing systems. The applicant is currently in the process of developing a recycling plan
for the project, through the City's AB 939 consultant, EcoNomics. The developer will be responsible for
providing electrical distribution facilities in the area, as there are none available in the project area (IID
comments dated 5/13/97).
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 - Less Than Significant Impact. The project will have some limited impact on scenic vistas, as it is within
a scenic viewshed as identified in the LQMEA. The project is in line with Viewpoint #3, which focuses on a
viewshed described as having a combined low level of view sensitivity. The height of the proposed structure
(32 to 40 feet) may block some of these view lines, but the impact will be lessened 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. A primary concern is with impact of the building's visibility from Highway 1 I 1 and blockage
of view lines to the mountains. During design review of the project, these impacts need to be considered and
potential reductions in building height characteristics should be addressed.
B - No Impact. The project will not have any significant demonstrable negative aesthetic effect that can be
objectively qualified. The current Highway I I I Architectural Guidelines reflect that architectural features and
patterns will need to provide visual interest, while promoting pedestrian scale and reduction of a massive
overall appearance. The structural components of the Eagle Hardware proposal are consistent with these tenets.
C - Potentially Significant Unless 1Vlitigated. As a commercial project the proposal will create additional light
and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types and shielding
characteristics. The developer shall submit a complete lighting plan. in compliance with the provisions of the
Outdoor Liaht Control ordinance for review as part of conditional compliance
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 along Highway 111, a developing urbanized commercial area; there is little likelihood
that any cultural resources exist in the area. No historic structures exist in the immediate area, however, Point
IV
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the Specific Plan/Use Permit identified potentially significant impacts associated with the
project. as summarized in the areas of Earth Resources, Air Quality, Transportation/Circulation and
Aesthetics. These impacts have been determined as mitigable pursuant to the measures as outlined in this
addendum.
The following findings can be made regarding the mandatory findings of significance set forth in Section 15065
of the CEQA Guidelines and based on the results of this environmental assessment:
a) The proposed Specific Plan Amendment and Site Development Permit 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,
will not significantly impact any wildlife characteristics of the area, and will not eliminate any
significant cultural resources. Project mitigation has been added to the proposal which will
address the potential impacts as identified and discussed in the Initial Study.
b) The proposed Specific Plan Amendment and Site Development Permit will not have the
potential to achieve short term goals, to the disadvantage of long term environmental goals,
as the proposed project will not alter the types or intensity of the commercial uses already
contemplated in the General Plan. Impact mitigation has been developed and applied which
will address overall project air quality emissions associated with the entire Washington Square
specific plan area; in combination with project traffic monitoring of the specific plan over the
course of it's development, overall impacts associated with the Eagle Hardware project due
to traffic and air quality have been addressed on a quantitative and qualitative basis.
c) The proposed Specific Plan Amendment and Site Development Permit 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 which would be proposed
for the site as long as the current General Plan land use and zoning designations are
applicable, and to the extent that the impacts as identified in the Initial Study will remain
similar.
d) The proposed Specific Plan Amendment and Site Development Permit 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 the Washington Square specific plan, and which were addressed
in the EIR previously certified for the General Plan.
19
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
0 La Quinta Master Environmental Assessment; October 1992
• La Quinta General Plan Update, Final EIR; October 1992
• SCAQMD CEQA Air Quality Handbook, April 1993
• Archaeological Test Investigation; CA-RIV-150, prepared for Washington Square property co -owners;
LSA Associates, Inc., November 30, 1992
• Cultural Resource Monitoring Report; CA-RiV-150, prepared for Washington Square property co -
owners; LSA Associates, Inc., March 5, 1993
• Addendum: Cultural Resource Monitoring Report; CA-RIV-150, prepared for Washington Square
property co -owners; LSA Associates, Inc., June 2, 1993
0 Traffic Generation Analysis: Eagle Hardware and Garden Center, Parsons Transportation
GroupBarton-Aschman Associates, Inc, April 24, 1997; revised June 4, 1997
Air Quality Analysis; Eagle Hardware and Garden Center; Ultrasystems Environmental, Inc., April,
1997; revised May 27, May 30 and June 4, 1997
These and various other documents on file with the Community Development Department were used in the
preparation of this Initial Study.
B. Impacts Adequately Addressed. The following potentially significant impacts identified in the
checklist were determined as adequately addressed by the previously listed documents:
♦ Air Quality
♦ Transportation/Circulation
♦ Aesthetics
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 be incorporated into
the project approval and reflected in the conditions of approval attached to the project.
Prepared by: Date:
Wallace H. Nesbit
Associate Planner
17
Happy Ranch is considered a historic site, and is located approximately % mile from the project site
location. A cultural resources survey was conducted in 1992, and investigations were undertaken in 1993.
A,B - ]Less Than Significant Impact. There are some potential impacts to cultural resources due to the
proposal. The archaeological test investigation report prepared in January, 1993 concluded that there is
potential for buried archaeologic materials within the specific plan area; however, it was also determined that
the site does not meet criteria for consideration as an important resource under CEQA Appendix K.. The report
concluded that no further investigation was necessary for this site, but that due to the potential for buried
artifacts, monitoring during grading activities was still necessary. The City shall adhere to its standard
requirement for a qualified archaeological monitor to be present during grading operations to coordinate
recovery of any potential artifacts which may be uncovered, in conjunction with the findings and conclusions
for the archaeological site CA-RIV-150.
C Through E - The cultural resources survey and subsequent investigations did not identify any historic
resources on the site. Development of the project has negligible potential to affect cultural values, and no
existing religious uses are associated with the site.
3.15 RECREATION
Local Environmental Setting
The City of La Quinta has adopted a Parks and Recreation Master Plan that assesses the existing resources
and facilities and the future needs of the City. The City contains approximately 28.7 acres of developed
parkland for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and
designated pedestrian hiking trails.
A, B - No Impact. The proposed project will not affect demand for recreational facilities or existing recreation.
While the project will attract additional customer base from within La Quinta and other communities, and will
supply materials to be used in new housing construction and rehabilitation, it is not likely that the project will
individually or on a cumulative basis attract a significant number of new residents beyond those which may
relocate for employment purposes.
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PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 87-011,
AMENDMENT #2
CASE NO. SP 87-011, AMENDMENT #2
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
the IOth day of June, 1997, hold a duly -noticed Public Hearing to consider Specific Plan
Amendment #2 to a mixed use development consisting of a combination of retail, office, commercial
services, entertainment, and restaurants on 65.4 acres, generally bounded by Highway 111, Adams
Street, 47th Avenue, Washington Street, and Simon Drive, more particularly described as:
APN: 643-020-008, 643-020-009, and 643-020-017
WHEREAS, said Specific Plan has previously complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared Environmental
Assessment 97-339 which states this Specific Plan Amendment will not have a significant impact
on the environment based on conditions. Community Development Director has conducted an Initial
Study and has determined that, although the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the Conditions of Approval will mitigate
those project impacts to levels of insignificance
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did
make the following mandatory findings of approval to justify a recommendation for approval of said
Specific Plan Amendment #2:
That the proposed Specific Plan Amendment #2 is consistent with the goals and policies of
the La Quinta General Plan in that the property is designated Mixed Commercial which
permits the uses proposed for the property.
2. That the Specific Plan Amendment #2 is compatible with the existing and anticipated area
development in that the project, as conditioned, provides adequate circulation.
3. That the project will be provided with adequate utilities and public services to ensure public
health and safety.
AAresosp87-011 amd#2
Planning Commission Resolution 97-
4. That the Specific Plan Amendment #2 is consistent with the current approval and amendment
process.
5. That the proposed Specific Plan Amendment #2 is conceptual; further review will be
required under a Site Development Permit review process at which time project related
conditions will be attached to mitigate impacts.
NOW, THEREFORE, BE IT RESOLVED by the 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 Commission
in this case;
2. That it does hereby recommend confirming the conclusion of Environmental Assessment 97-
339 indicating that the proposed Specific Plan Amendment #2 will not result in any
significant environmental impacts as mitigated by the recommended Conditions of Approval;
2. That it does hereby recommend approval of the above -described Specific Plan Amendment
request for the reasons set forth in this Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 1 Oth day of June, 1997, 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
AAresosp87-011 amd#2
PLANNING COMMISSION RESOLUTION 97-
CONDITIONS OF APPROVAL
SPECIFIC PLAN 87-011, AMENDMENT #2 JUNE 10, 1997
* Mitigation measures for Environmental Assessment 90-207 and 97-339
* * Amended by Planning Commission 6-25-91
+ Amended by City Council 7-16-91
COMMUNITY DEVELOPMENT DEPARTMENT
The development shall comply with Exhibit "A" of the Specific Plan document for Specific
Plan 87-011, Amendment #1 and #2 and the following conditions, which shall take
precedence in the event of any conflicts with the provisions of the Specific Plan.
2. Within 150 feet of the Washington Street right-of-way, all buildings shall not exceed the
height of one story with exact building height to be determined at time of plot plan approval.
The following Specific Plan text changes shall apply:
A. Page IV-4 2.b. Site Uses - Permitted Uses: animal care automotive, cleaning,
automotive rental agencies, and automotive service station shall be subject to
approval of a conditional use permit.
B. Page VII-5 B. Processing: the second and third sentence as follows shall be deleted,
"The Community Development Director shall approve, conditionally approve, or
disapprove a plot plan based upon these standards. A determination shall be made
within 30 days after accepting the completed application and give notice of the
decision, including any required conditions of approval by mail to the applicant and
any other persons requesting notice."
•
i i ill_ _ -
_ _
• : :
- NO
CONAPRV.87011 #2 1
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
E. Page Vi-5 3. On -Site Landscaping: In the last paragraph, minimum tree size shall be 24
inch box, not 15 gallons.
*4. A six foot high solid masonry sound wall shall be constructed in the dirt median which is
located between Washington Street and the frontage road which exists between Singing
Palms Drive and Highland Palms Drive adjacent to frontage of site. Design and construction
of wall shall be subject to approval of the City prior to issuance of building permit for wall.
Wall to be built at time first building permit is issued.
A six foot high decorative block wall shall be used to screen service areas from view from
47th Avenue. Location of these screen walls shall be based on the final design approved by
the Planning Commission for each planning area. Design and construction of the wall shall
be subject to approval of the City prior to issuance of building permit for wall.
*6. All architectural and landscaping plans shall be reviewed and approved by the Design
BoardReview and Planning Commission.
*7. Fringe -Toed Lizard mitigation fee of $600 per acre shall be paid prior to any land
disturbance activities (i.e., grading permit).
* 8. Biological assessment to determine whether the Flat -Tailed Horned Lizard exists on site shall
be prepared by the applicant. Any mitigation measures recommended shall be implemented
prior to any land disturbance activities (i.e., grading permit).
*9. Mitigation measures as recommended by archaeological study prepared by LSA Associates
shall be implemented prior to any land disturbance activities (i.e. grading permit).
10. Specific Plan 87-011 text shall be revised as approved within a minimum two sets of text
being submitted to the Community Development Department for approval prior to issuance
of first recordation of first tract map in project area.
12. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the
Community Development Department for review and approval prior to submission of
building plans for plan check or issuance of grading permit, whichever comes first. The
CONAPRV.87011#2 2
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
study shall concentrate on noise impacts on building interior areas from perimeter streets,
and impacts on the proposed residential uses to the south and west and provide mitigation
of noise as required in the General Plan. The study shall recommend alternative mitigation
measures for incorporation into the project design. Study shall consider use of building
setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and
walls, etc.) and other techniques.
13. Prior to the issuance of a grading permit, the applicant shall prepare and submit a written
report to the Community Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of SP 87-011 and EA 91-227 which must
be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building
permit, the applicant shall prepare and submit a written report to the Community
Development Director demonstrating compliance with those Conditions of Approval and
mitigation measures of EA 91-207 and SP 87-011 which must be satisfied prior to the
issuance of a building permit. Prior to final building inspection approval, the applicant shall
prepare and submit a written report to the Community Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigation measures of EA 91-
207 and SP 87-01 1. The Community Development Director may require inspection. or other
monitoring to assure such compliance.
14. That all billboards and other advertising devices along Highway 111 shall be removed prior
to issuance of first building permit in project.
PUBI IC UTILITIES:
15. All requirements of Caltrans as noted in their letter dated April 17, 1991, shall be complied
with.
16. 'That all conditions of Coachella Valley Water District (CVWD) as noted in their letter dated
.August 5, 1988, shall be met.
+17. That bus turnouts and passenger waiting shelters shall be provided as required by Sunline
Transit in their letter dated April 17, 1991, if possible.
18. That all conditions of the Riverside County Fire Department as stated in their letter dated
March 29, 1991, shall be met.
ENGINEERING DEPARTMENT:
CONAPRV.87011#2 3
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
* 19. Applicant shall dedicate public street right of way and utility easements in conformance with
the city's General Plan, Municipal Code, applicable Specific Plans, if any, and as required by
the City Engineer, as follows:
a. Highway 111 - Major Arterial (half width) or as required by Caltrans;
b. Adams Street - Primary Arterial, 55-foot half width;
*20. Applicant shall vacate vehicle access rights to Highway 111, Washington Street, Adams
Street, and 47' Avenue from all abutting lots. Access to these streets from this land division
shall be restricted to street access points shown on the. Internal Circulation Plan, Figure V-1
(revised at City Council meeting of 7/16/91), in Specific Plan 87-011 Amendment #1.
*21. Turning movements of traffic accessing the subject subdivision shall be as follows:
Highway I I I
a. Simon Drive: left and right turns in and out are allowed;
b. Lot D between lots 14 and 15: left and right turns in and out are allowed;
C. Lot D between lots 17 and 18: right turn in and out only.
"* Washington Street
a. Simon Drive: right turn in and out only;
b. Lot E: right turn in and out only; an opening in the median island to permit left turns
in and out may be approved by the City Council at a future date if a traffic study
confirms the need for this median opening.
C. Figure V-1, north of 47th Avenue: right in and out only at access locations shown in
Specific Plan 87-011, Amendment #1.
Adams Street
a. Lot C: right turn in and out only.
47`h Avenue
+a. At access locations shown in Specific Plan 87-011 Amendment #1
CONAPRV.87011#2 4
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
If Site Development Permit 97-605 or any other development disrupting the proposed access
and circulation system within this Specific Plan is approved, the access and circulation system
for the Specific Plan area shall be revised through another Specific Plan Amendment prior to
approval of any subsequent development.
22. Applicant shall provide a fully improved landscaped setback lot or easement of noted width
adjacent to the following street right of ways:
a. Highway 111, 50 feet wide;
b. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
d. 47' Avenue, 10-feet wide;
e. Simon Drive, 10-feet wide.
23. A thorough preliminary engineering, geological, and soils engineering investigation shall be
conducted with a report submitted for review along with grading plan. The report
recommendations shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer and/or the engineering geologist must certify to the adequacy of
the grading plan. A statement shall appear on the final subdivision map that a soils report has
been prepared for the tract pursuant to Section 17953 of the Health and Safety Code.
24. 'The tract grading plan shall be prepared by a registered civil engineer and approved by the
City Engineer prior to final map approval.
*25. 'The tract shall be designed and graded in a manner so the difference in building pad elevations
between contiguous lots that share a common street frontage or join lots with adjoining
existing tracts or approved tentative tracts does not exceed three (3.0)feet. The pad elevations
of contiguous lots within the subject tract that do not share a common street shall not exceed
five (5.0) feet.
If applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve other alternatives that satisfy the City's intent to promote and ensure
community acceptance and buyer satisfaction with the proposed development.
*26. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in
landscaped retention basin(s) or discharged to the Whitewater Channel via a storm drain
system installed by the applicant. If the retention basin option is elected, it shall be designed
CONAPRV.8701 1#2 5
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. The
percolation rate shall be considered to be zero inches per hour unless Applicant provides site -
specific data that indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and appurtenant structural
drainage amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
The tributary drainage area for which the applicant is responsible shall extend to the centerline
of any public street contiguous to the site.
If direct or indirect drainage to the Whitewater Storm Channel is utilized, the applicant shall
be responsible for all requirements and costs associated with such discharge into the Channel
including monitoring, testing and reporting which may be required by CVWD, the City, the
California Regional Water Quality Control Board or other agencies for the purposes of the
NPDES or other pollution prevention or nuisance abatement programs.
+27. Lot 8 shall not be used as a retention basin as shown on the vesting map. All retention basin
locations shall be approved by the City Engineer.
28. Applicant shall install a trickling sand filter and leachfield in the retention basin to percolate
nuisance water in conformance with requirements of the City Engineer. The sand filter and
leach field shall be sized to percolate 160 gallons per 5000 square feet of landscaping per day.
*29. Applicant shall have street improvement plans prepared by a registered civil engineer. Street
improvements shall be designed and constructed for all streets within the proposed subdivision
and for off -site streets as required by these conditions of approval. All street improvements
shall be designed and constructed in accordance with the LQMC and adopted Standard
Drawings, and City Engineer and shall include all appurtenant components required by same,
except mid -block street lighting, such as but not limited to traffic signs and channelization
markings, street name signs, sidewalks, and raised medians where required by city General
Plan. Street design shall take into account the soil strength, anticipated traffic loading, and
design life. The minimum structural section for residential streets shall be 3" AC over 4"
Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing improvements where
joined by the newly required improvements shall be designed and constructed as required by
the City Engineer to assure the new and existing improvements are appropriately integrated
CONAPRV.8701 1#2 6
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
to provide a finished product that conforms with city standards and practices. This includes
tapered off -site street transitions that extend beyond tract boundaries and join the widened and
existing street sections.
At the City's option, the applicant shall install, secure, reimburse, or otherwise bear the cost
of the following streets according to the General Plan street type noted therewith:
A. ON -SITE STREETS
1.) All streets shown on vesting map: One 14-foot wide travel lane in each
direction separated by a 12-foot wide continuous two-way left turn lane, or
approved equivalent; minimum total width shall be 40 feet or as approved by
the City Engineer.
13. OFF -SITE STREETS
1). Highway I I I (Simon Drive to Adams Street) Install, or participate in the cost
of, one-half Major Arterial improvements per Caltrans' requirements,
improvements includes half of the raised median, refer to the Project Study
Report/Project Report approved by Caltrans in March 1991.
2.) Washington Street (Simon Drive to Avenue 47) Install half width Major
Arterial, improvement includes one half. of raised median, refer to General
Plan Figure VII-2. Applicant shall reimburse City for improvements
previously installed on east side of centerlines.
**3.) Adams Street (Highway III to Avenue 47) Install three-quarter width
Primary Arterial (3 of 4 travel lanes for 861 width improvement option),
improvement includes full width raised median and 16-foot wide north bound
travel lane, refer to Std Dwg # 100. Applicant to be reimbursed for street
improvements between south property line and 47th Avenue based on fair
share determination of land mass.
4.) 47' Avenue (portion contiguous to tract) reimburse developer that installed
improvements for that portion located on the north side on the centerline.
Reimbursement shall include responsibility for 25% of the cost to design and
construct the signal at 47' Avenue and Washington Street.
CONAPRV.87011 #2 7
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
*30. Applicant shall construct, or enter into agreement to construct, the site grading, off -site
public improvements and utilities, and on -site common area improvements before the final
map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -
share construction cost, for those improvements that the applicant has partial cost
responsibility and construction must be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date approved by the City, provided
security for said future payment is posted by applicant.
31. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway and
landscaped setback lot/ easement along Washington Street and Highway 111 in lieu of the
standard six-foot wide sidewalk.
32. Applicant shall provide blanket easements over landscaped setback areas (except 47t' Avenue)
for the purpose of meandering sidewalks.
33. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to
the proposed site or on -site, shall be installed in underground facilities.
34. All underground utilities shall be installed, with trenches compacted to city standards, prior
to construction of any street Improvements. A soils engineer retained by applicant shall
provide certified reports of son compaction tests for review by the City Engineer.
35. Applicant shall pay all fees charged by the City as required for processing, plan checking and
construction inspection. The fee amount(s) shall be those which are in effect at the time the
work is undertaken and accomplished by the City.
36. A Caltrans encroachment permit must be secured prior to construction of any improvements
along State Highway 111, and all Caltrans requirements shall be implemented.
37. Applicant 'shall retain a California registered civil engineer, or designate one who is on
applicant's staff, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances. The engineer retained or designated by the Applicant to
implement this responsibility shall provide the following certifications and documents upon
completion of construction:
a. The engineer shall sign and seal a statement placed on the "as built" plans that says
"all (grading) (improvements) on these plans were properly monitored by qualified
personnel under my supervision during construction for compliance with the plans
and specifications and the work shown hereon was constructed as approved, except
where otherwise noted hereon and specifically acknowledged by the City Engineer.
CONAPRV.87011#2 8
CONDITIONS OF APPROVAL
SP 87-011 AMD. #2
b. Prior to issuance of any building permit, the engineer shall provide a separate
document, signed and sealed, to the City Engineer that documents the building pad
elevations. The document shall, for each lot in the tract, state the pad elevation
approved on the grading plan, the as built elevation, and . clearly identify the
difference, if any. The data shall be organized by tract phase and lot number and
shall be cumulative with each submittal if the data is submitted at different times.
Provide to the City Engineer a signed set of "as built" reproducible drawings of the
grading and improvements installed by the applicant.
38. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the
Coachella Valley Water District for review and comment with respect to the District's Water
Management Program.
39. Landscape and irrigation plans for the landscaped lots/easements shin be prepared in
conformance with requirements of the Community Development Director, and City Engineer,
and approved by same officials prior to construction.
40. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped
setback lots/easements and retention basins until accepted by the City Engineer for
maintenance by a merchant's association of the subdivision.
41. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape
irrigation, perimeter wall, and drainage facilities installed in the subdivision. The booklet
should include drawings of the facilities, recommended maintenance procedures and
frequency, and a costing algorithm with fixed and variable factors to assist the merchant's
association in planning for routine and long term maintenance.
*+42. Applicant shall construct a 6-foot wide, 150-foot long landscaped island in the center of
Simon Drive in the transit station vicinity to the satisfaction of the City Engineer, if and
when the transit station is installed.
MISCELLANEOUS
43. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta in the event
of any legal claim or litigation arising out the City's approval of this project.
CONAPRV.87011 #2 9
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A ONE-YEAR
EXTENSION' OF TIME FOR VESTING TENTATIVE TRACT
MAP 27031 TO ALLOW MIXED USE COMMERCIAL
PROJECTS ON +65.4 ACRES.
CASE NO. VESTING TENTATIVE TRACT 27031
APPLICANT: APOLLO INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 10" day of June, 1997, held a duly noticed Public Hearing to consider the request of Apollo Inc.
for a one-year time extension for an approved eight (8) lot vesting subdivision map on a +65.4 acre
site generally south of Highway I I I and east of Washington Street, more particularly described as:
APN: 643-020-008, 643-020-009, and 643-020-017
WHEREAS, said Vesting Tentative Map has previously complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 97-339 which states this vesting tentative tract will not have a significant
impact. on the environment based on conditions. Community Development Director has conducted
an initial study and has determined that, although the project could have a significant adverse impact
on the environment, the mitigation measures incorporated into the Conditions of Approval will
mitigate those project impacts to levels of insignificance
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make
the following mandatory findings of approval to justify a recommendation for approval of one year
time extension for said Vesting Tentative Tract; and,
1. That Vesting Tentative Tract 27301, as conditionally approved, is generally consistent with
the La Quinta General Plan, Washington Square Specific Plan, and the Subdivision
Ordinance in that the goals, policies, and intent are compatible with the project.
2. That the subject site is generally level. The proposed circulation design and lot layout, as
conditioned, are suitable for the proposed land division.
3. That the design of the tract, as conditionally approved, will be developed with public sewers
and water, and therefore not likely to cause serious public health problems.
4. That the design of Vesting Tentative Tract 27031 will not conflict with previously acquired
easements through the project.
5. That Vesting Tentative Tract 27031, as conditioned, provides adequate maintenance of
landscape common areas.
6. That Vesting Tentative Tract 27031, as conditioned, provides storm water retention and noise
mitigation.
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 constitute the findings of the Planning Commission
in this case;
2. That it does recommend approval of a one-year time extension for Vesting Tentative Tract
27031 for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Planning Commission, held on the 1 Oth day of June, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97-_
DRAFT CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT 27031
SECOND TIME EXTENSION
JUNE 10, 1997
* Mitigation measures for Environmental Assessment 90-207
+ Deleted by Planning Commission on 7-25-95
+ + Modified by Planning Commission on 7-25-95
GENERAL CONDITIONS OF APPROVAL:
1 . Vesting Tentative Tract 27031, Time Extension No. 2 for 8 lots, marked Exhibit
"A", shall comply with the requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division Ordinance, unless otherwise
modified by the following conditions.
+ +2., This Vesting Tentative Tract Map approval shall expire two years afte,
the approval by the Ea euinta eity 6cuncii on July 16,1998 unless
approved for extension pursuant to the State Subdivision Map.
*3. Development of lots in this Vesting Tract shall comply with all provisions of
Specific Plan 87-01 1, Amendment #1, as approved.
4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87-
01 1, Amendment #1 and #2.
5. Applicant shall submit proposed private street names with alternatives to the
Community Development Department for approval prior to final map approval
by City Council.
6. The appropriate Planning approval shall be secured prior to establishing any of
the following uses:
A. Temporary construction facilities
B. Sales facilities, including their appurtenant signage
C. On -site advertising/construction signs.
7. Provisions shall be made to comply with the terms and requirements of the City
adopted Infrastructure Fee Program now in effect.
CONAPRVL.VTT27031 1
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0, 1997
8. If lot mergers or lot line adjustments are necessary to accommodate
development, applications for them shall be submitted with the applicable site
development permit or conditional use permit requests.
ENGINEERING DEPARTMENT:
*9. Applicant shall dedicate public street right of way and utility easements in
conformance with the city's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
A. Highway 111 - Major Arterial ( 70-foot half width) or as required by
Caltrans;
B. Adams Street - Primary Arterial, 55-foot half width;
* 10. Applicant shall vacate vehicle access rights to Highway 1 1 1, Washington
Street, Adams Street, and Avenue 47 from all abutting lots. Access to these
streets from this land division shall be restricted to street access points shown
on the Internal Circulation Plan, Figure V-1, in Specific Plan 87-011
Amendment #1, Amendment #2, and the Site Development Permit for Eagle
Hardware and Garden.
* 1 1. Turning movements of traffic accessing the subject subdivision shall be as
follows:
Highway 111
A. Simon Drive: left and right turns in and out are allowed;
B. Lot D between lots 2 and 3: left and right turns in and out are allowed;
C. Lot D between lots 1 and 2: right turn in and out only.
A. Simon Drive: right turn in and out only;
B. Lot E: right turn in and out only; an opening in the median island to
permit left turns in and out may be approved by the City Council at a
future date if a traffic study confirms the need for this median opening.
C. Figure V-1, north of 47th Avenue: right in and out only at access
locations shown in Specific Plan 87-01 1, Amendment #1.
CONAFRVL.VTT27031 2
Conditions of Approval
Vesting Tentative Tract 27031
June 10,1997
w •.
A. Lot C: right turn in and out only.
Avenue 47
A. At access locations shown in Specific Plan 87-011 Amendment #1 and
#2 Figure V-1 (revised on 7-16-91 at City Council meeting): right and
left turns in and out are allowed.
12. Applicant shall provide a fully improved landscaped setback lot or easement of
noted width adjacent to the following street right of ways:
A. Highway 1 1 1, 50 feet wide;
B. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
D. Avenue 47, 10-feet wide;
E. Simon Drive, 10-feet wide.
13. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer and/or
the engineering geologist must certify to the adequacy of the grading plan. A
statement shall appear on the final subdivision map that a soils report has been
prepared for the tract pursuant to Section 17953 of the Health and Safety
Code.
14. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
* 15. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage
or join lots with adjoining existing tracts or approved tentative tracts does not
exceed three (3.0) feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five (5.0)
feet.
If Applicant is unable to comply with the pad elevation differential requirement,
the city will consider and may approve other alternatives that satisfy the city's
CONAPRVL.VTT27031 3
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0, 1997
intent to promote and ensure community acceptance.
16. Storm water runoff produced in the peak 24 hours of a 100-year storm shall
be retained on site in landscaped retention basin(s) or, if approved by the City,
discharged to the Whitewater Storm Channel via a storm drain system installed
by the Applicant. If direct or indirect drainage to the Whitewater Storm
Channel is utilized, the applicant shall be responsible for all requirements and
costs associated with such discharge into the Channel including monitoring,
testing and reporting which may be required by CVWD, the City, the California
Regional Water Quality Control Board or other agencies for the purposes of the
NPDES or other pollution prevention or nuisance abatement programs.
The basin slopes shall not exceed 3:1. The percolation rate shall be considered
to be zero inches per hour unless Applicant provides site -specific data that
indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer.
17. Lot 8 shall not be used as a retention basin as shown on the vesting map. All
retention basin locations shall be approved by the City Engineer.
18. Applicant shall install a trickling sand filter and leachfield in the retention basin
to percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 160 gallons
per 5000 square feet of landscaping per day.
* 19. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site streets as required by
these conditions of approval. All street improvements shall be designed and
constructed in accordance with the LQMC and adopted Standard Drawings,
and City Engineer and shall include all appurtenant components required by
same, except mid -block street lighting, such as but not limited to traffic signs
and channelization markings, street name signs, sidewalks, and raised medians
where required by city General Plan. Street design shall take into account the
soil strength, anticipated traffic loading, and design life. The minimum
structural section for residential streets shall be 3" AC over 4" Class 2 Base.
CONAPRVL.VTT27031 4
Conditions of Approval
Vesting ^entative Tract 27031
June 10,-997
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes tapered
off -site street transitions that extend beyond tract boundaries and join the
widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON -SITE STREETS
1.) All streets shown on vesting map: One 14-foot wide travel lane
in each direction separated by a 12-foot wide continuous two-
way left turn lane, or approved equivalent; minimum total width
shall be 40 feet, or as approved by the City Engineer.
B. OFF -SITE STREETS
At the City's option, install, secure, reimburse, or otherwise bear the
cost of one half of the median, pavement, drainage, SunLine Transit bus
stops (if required), landscaping, sidewalk, and other improvements as
specified to the applicant's side of the following streets:
1) Highway 1 1 1 (Simon Drive to Adams Street), Major Arterial - The
applicant's cost responsibility includes one -fifth of the signal at
Washington Street, one-half of the signal at La Quinta Center Drive (Lot
D) and one quarter of the signals at Simon Drive and Adams Street. The
sidewalk shall be eight feet wide and meandering.
2) Washington Street (Simon Drive to Avenue 47), Major Arterial - The
applicant's cost responsibility includes one quarter of the signal at
Avenue 47.
3) Adams Street (Highway 111 to Avenue 47), Primary Arterial - The
applicant's cost responsibility includes one quarter of the signal at
Avenue 47."
CONAFRVL.VTT27031 5
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0, 1997
4) Avenue 47 (contiguous with this tentative tract) - Reimburse developer
of tract to the south for costs incurred in improving the north side of this
street."
*20. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair -share construction cost, for those
improvements that the Applicant has partial cost responsibility and construction
must be deferred until the full complement of funding is available. Payment of
cash may be deferred to a future date mutually agreed by Applicant and City,
provided security for said future payment is posted by Applicant.
22. Applicant shall provide blanket easements over landscaped setback areas
(except Ave. 47) for the purpose of meandering sidewalks.
23. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on -site, shall be installed in underground
facolities.
24. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of overlying street improvements. A soils
engineer retained by Applicant shall provide certified reports of soil compaction
tests for review by the City Engineer.
25. Applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date
of recording of the final map without the approval of the City Engineer.
26. Applicant shall pay all fees charged by the City as required for processing, plan
checking and construction inspection. The fee amount(s) shall be those which
are in effect at the time the work is undertaken and accomplished by the city.
27. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
CONAPIZVL.VTT27031 6
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0, 1997
28. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the "as built"
plans that says "all (grading) (improvements) on these plans were
properly monitored by qualified personnel under my supervision during
construction for compliance with the plans and specifications and the
work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer".
B. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each lot
in the tract, state the pad elevation approved on the grading plan, the
as built elevation, and clearly identify the difference, if any. The data
shall be organized by tract phase and lot number and shall be cumulative
with each submittal if the data is submitted at different times.
C. Provide to the City Engineer a signed set of "as built" reproducible
drawings of the grading and improvements installed by the Applicant.
29. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
30. Landscape and irrigation plans for the landscaped lots/easements shall be
prepared in conformance with requirements of the Community Development
Director, and City Engineer, and approved by same officials prior to
construction.
CONAPRVL.VTT27031 7
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0,1997
31. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots/easements and retention basins until accepted by the
City Engineer for maintenance by a merchant's association of the subdivision.
32. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed in
the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the merchant's association in planning
for routine and long term maintenance.
34. Applicant shall construct a 6-foot wide, 150-foot long landscaped island shall
be constructed in the center of Simon Drive in the transit station vicinity to the
satisfaction of the City Engineer, if and when the transit station is installed.
35. Applicant is responsible for the cost to design and construct traffic signals at
the following locations:
A. Highway 1 1 1;
1.) Washington Street: 20% fair share responsibility;
2.) Simon Drive: 25% fair share responsibility;
3.) Lot D: 50% fair share responsibility;
4.) Adams Street: 25% fair share responsibility.
B. Washington Street;
1 .) Avenue 47: 25% fair share responsibility;
2.) Lot E: 100% cost responsibility, if approved.
CONAPRVL.VTT27031 8
Conditions of Approval
Vesting Tentative Tract 27031
June .10,1997
+ + 37. Approval of this rnap shall be subject to approval of revised Resolution
This map is subject to the
provisions of Resolution 91-59 (Vesting Tentative Map) adopted in
1991.
38. Applicant shall submit a reconfigured tract map identifying streets and access
to conform with the lot lines of the Site Development Permit for Eagle
Hardware prior to approval of the final map and consistent with requirements of
the current Subdivision Ordinance (including approval of elevations prior to
recording the final map) .
FIRE MARSHALL
39. Schedule E fire protection approved Super fire hydrants , (6"x 4"x 2 1 /2 " x 2
1 /2") will be located at each street intersection spaced not more than 330 feet
apart in any direction.
40. The water mains shall be capable of providing a potential fire flow of 5000
g.p.m. and an actual fire flow from any one hydrant will be 2500 g.p.m. for a
2-hour duration at 20 p.s.i. residual operating pressure.
41. Prior to recordation of final map, 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".
42. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
All questions regarding the meaning of these conditions should be referred to
the Fire Department Planning and Engineering staff at (619) 863-8886.
CONAPRVL.VTT27031 9
Conditions of Approval
Vesting Tentative Tract 27031
June 1.0, 1997
MISCELLANEOUS
43. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project.
CONAPRVL.VTT27031 10
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT
PERMIT 97-605 TO ALLOW CONSTRUCTION OF A
COMMERCIAL BUILDING FOR VESTING TENTATIVE TRACT
MAP 27031
CASE NO.: SITE DEVELOPMENT PERMIT 97-605
APPLICANT: EAGLE HARDWARE AND GARDEN
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 101" day of June, 1997, held a duly noticed Public Hearing for a 13.39 acre site with a one-story
208,853 square foot commercial building, generally at the southwest corner of Highway I I I and
La Quinta Center Drive, more particularly described as:
A PORTION OF APN: 643-020-008 and 643--020-009
WHEREAS, said Site Development Permit has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared Environmental
Assessment 97-339 for this project which states the project will not have a significant impact on the
environment based on conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make
the following mandatory findings of approval to justify a recommendation for approval of said Site
Development Permit 97-605:
The proposed commercial building is consistent with the City's General Plan.
A. The property is designated Mixed/Regional Commercial (M/RC). The Land Use
Element (Policy 2-3.1) of the 1992 General Plan Update allows major retail business.
The project floor area ratio is 3.5 which is consistent with General Plan development
standards. The project is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
RESOPC.97605
Planning Commission Resolution 97-
B. The General Plan Circulation Element identifies Highway I I I is a primary image
corridor; it will have street improvements with a landscaped median and abundant
landscaping contiguous to the street right-of-way consistent with Circulation Policy
3-4.1.2. The 50 foot landscape setback is consistent with Circulation Element Policy
3-4.1.11. This project is consistent with a new CALTRANS 70 foot half street right-
of-way width for Highway I I I accepted by the City. The project, as conditioned, is
consistent with the goals, objectives, and policies of the General Plan Circulation
Element.
C. An air quality study has been completed in accordance with the General Plan Air
Quality Element policy 9-2.1.1. The project, as conditioned, is consistent with the
goals, objectives, and policies of the General Plan Air Quality Element.
2. The proposed project is consistent with the goals and objectives of the Washington Square
Specific Plan in that the project is a permitted use and complies with the development
standards and design guidelines.
3. The proposed commercial building is consistent with the City's Zoning Code in that
development standards and criteria contained in the Washington Square Specific Plan
supplement and/or replace those in the City's Zoning Code.
4. The site design of the proposed project is compatible with the high quality of commercial
development on Highway I I I and accommodate site generated traffic at area intersections.
The landscape design of the proposed project complements the building and the surrounding
commercial area in that it enhances the aesthetic and visual quality of the area and uses a
high quality of materials.
6. The architectural design of the project is compatible with development on Highway I I I in
that it is a similar scale of development in the area; the building materials are a durable,
aesthetically pleasing, and low maintenance; and a blend of surfaces and textures are
provided.
7. The sign design of the. project is consistent with the Chapter 9.160 of the Sign Code in that
it provides building identity using common elements of size, color, and materials.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
RESOPC.97605
Planning Commission Resolution 97-
That the above recitations are true and constitute the findings of the Planning Commission
in this case;
2. That it does recommend approval to the City Council of Site Development Permit 97-605
for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Planning Commission, held on the 10t' day of June, 1997, 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
RESOPC.97605
RESOLUTION 97-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97-605
JUNE 10, 1997
GENERAL CONDITIONS OF APPROVAL
1. The development shall comply with the Washington Square Specific Plan for
Specific Plan 87-011 (on file in the Community Development Department), the
approved exhibits and the following conditions, which shall take precedence
in the event of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting
Ordinance. Plans shall be approved by the Community Development
Department prior to issuance of building permits. All exterior lighting shall be
down shining and provided with shielding to screen glare from adjacent streets
and residential property to the north and east to the satisfaction of the
Community Development Department. Parking lot light standards shall be a
maximum 25-feet in height and shall be shielded.
3. Provide adequate trash and recycling areas for each phase as constructed shall
be approved by the Community Development Department prior to Certificate
of Occupancy. Plan to be reviewed for acceptability by applicable trash
company prior to City review.
4. Comprehensive sign program for (business identification, directional, and
monument signs, etc.) shall be approved by the Planning Commission prior to
issuance of any building permit.
5. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for
the site shall be completed at the applicant/developer's expense. This consists
of having an archaeological monitor on site during grading and earth
disturbance operations. A final report shall be submitted prior to issuance of
the certificate of occupancy.
6. Handicap access, facilities and parking shall be provided per State and local
requirements.
7. Prior to any site disturbance being permitted, including construction,
preliminary site work and/or archaeological investigation, the project developer
shall submit and have approved a Fugitive Dust Control Plan (FDCP), in
accordance with Chapter 6.16 of the La Quinta Municipal Code. The plan shall
define all areas proposed for development and shall indicate time lines for any
phasing of the project, and shall establish standards for comprehensive control
of both anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control
measures over the entire build out of the project such as for disturbed lands
pending future development.
8. Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
9. 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.
10. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SP
87-01 1, Amendment #2 and EA 97-339. Prior to the issuance of a building
permit, the applicant shall prepare and submit a written report to the
Community Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of SP 87-01 1, Amendment #2
and EA 97-339. Prior to final building inspection approval, the applicant shall
prepare and submit a written report to the Community Development Director
demonstrating compliance with all remaining Conditions of Approval and
mitigation measures of EA 97-339 and SP 87-01 1, Amendment #2. The
Community Development Director may require inspection or other monitoring
to assure such compliance.
11. The design of the two cart storage areas and central location shall be approved
by the Community Development Director, prior to issuance of a building permit.
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 and/or Planning Commission. 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. Prior to issuance of a building permit, the applicant will reduce the total square
footage of the building to meet all air quality mitigation measures identified in
EA 97-339 or provide the City with an agreement (or other acceptable
alternative) between the City and the owner of parcels 643-020-008, 643-020-
009, and 643-020-017 for the entire Washington Square development
requiring the applicant's participation with other tenants of that development
in the formation of a Transportation Demand Management Association (TDMA),
and/or reduce the overall vehicle miles traveled (VMT) associated with all traffic
associated with the Washington Square development. Such agreement shall
include a minimum goal of a 2.4 percent reduction in VMT beyond levels
otherwise projected in the absence of the TDMA.
GENERAL
14. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
15. Prior to the issuance of a grading, improvement or building permit, the
applicant shall obtain permits and/or clearances from the following public
agencies:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District (CVWD) (Water & Sewer)
- Imperial Irrigation District (IID) (Electricity)
- California Regional Water Quality Control Board (NPDES Permit)
— CALTRANS
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
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. 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.
18. 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 City Engineer. Property rights
required of this development include:
A. State Route 111 (Public) - 70' southerly portion of a 156' right of way
B. La Quinta Center Drive (Private) - Sixty -foot full right of way from
Highway 111 to south edge of main entry drive. Thirty-foot half right
of way from south edge of main entry to the south line of this
development.
C. As may be required by the applicant's choice of options in the "Access
Points and Turning Movements" portion of "Streets and Traffic" section
below.
Right of way grants shall include additional widths as necessary to
accommodate turning radii, pavement -width transitions, and other additional -
width improvements shown on the approved improvement plans.
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.
19. The applicant shall acquire adequate rights, as approved by the City, for
construction and operation of the temporary drainage basin proposed for the
property to the east. Said rights shall provide for continuation until completion
of the proposed future drainage system terminating at the Whitewater Storm
Channel or an approved alternate drainage system.
IMPROVEMENT PLANS
20. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media. On -site plans shall be submitted in the categories of
"Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site
improvements shall be submitted in the categories of "Grading," "Street &
Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have
signature blocks for the Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer.
Plans are not approved for construction until they are signed.
"Street and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
21. 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.
22. 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 City Engineer. 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
23. 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 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.
24. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
25. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to occupancy of
permanent buildings within the phase unless a construction sequencing plan
for that phase is approved by the City Engineer.
26. The applicant shall pay cash for applicant's share of improvements which have
been or provide security for improvements which will be constructed by others
(participatory improvements).
This development is responsible for the following participatory improvements:
A. Reimburse City for the costs of median, pavement and drainage
improvements constructed on the south side of S.R. 1 1 1 in Project 96-
07.
The applicant's obligations for all or a portion of the participatory
improvements may, at the City's option, be satisfied by participation in a major
thoroughfare improvement program if this development becomes subject to
such a program.
GRADING
27. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
28. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount
sufficient to guarantee compliance with the provisions of the permit.
29. The applicant shall comply with the City's flood protection ordinance.
30. 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.
31. A grading plan, which may be combined with the on -site paving and drainage
plan, shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The
grading plan shall conform with the recommendations of the soils report and
shall be certified as adequate by a soils engineer or an engineering geologist.
32. 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
33. Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained in the temporary retention basin proposed for the property to
the east. The tributary drainage area shall extend to the centerline of public
streets adjacent to the development.
34. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site -specific data indicating otherwise.
35. Retention basin slopes shall not exceed 3:1 and retention depth shall not
exceed six feet.
36. If security for the retention basin area will be provided by public safety entities,
ie: the La Quinta Safety Department or the Riverside County Sheriff's
Department, all areas of the retention basin shall be visible from adjacent
street(s). No fence or wall shall be constructed around the basin except as
approved by the Community Development Director and the City Engineer.
37. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
38. The applicant shall be responsible for maintenance of the basin including
general cleaning, permanent stabilization of disturbed soils, removal of excess
vegetation, and vector control.
39. Any future diversion of storm drainage directly or indirectly to the La Quinta
Evacuation Channel or the Whitewater Stormwater Channel shall be as
approved by the City, CVWD and any other agencies having jurisdiction over
the work. The applicant shall be responsible for all requirements and costs
associated with drainage into the Channel including monitoring, testing and
reporting which may be required by the City, CVWD, the California Regional
Water Quality Control Board, and/or other agencies responsible for water
quality and pollution control programs affected by the drainage.
UTILITIES
40. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground except as otherwise approved by
the City and IID. High -voltage power lines which the power authority will not
accept underground are exempt from this requirement.
41. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of overlying surface
improvements. The applicant shall provide certified reports of utility trench
compaction tests as required by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
42. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. State Route (S.R.) 111 - Major Arterial:
Construct ultimate improvement on south half of street, including eight -
foot meandering sidewalk, as required by Caltrans and the City Engineer.
Reimburse City for the costs of median, pavement and drainage
improvements constructed on the south side of S.R. 111 in Project 96-
07.
Construct a bus turnout and shelter as required by Sunline Transit and
the City Engineer.
B. La Quinta Center Drive:
Construct 44' street improvement from S.R. 111 to 150' south, then
transition to a planned 40' improvement of which the applicant shall
construct the easterly 30'. The 30' width shall continue to the south
side of the most southerly entry drive where the applicant shall provide
a barricade meeting the approval of the City Engineer.
Construct all necessary modifications to the Traffic Signal at S.R. 111.
Construct modifications to the existing roadway, median and striping as
necessary to provide a functional left -turn lane for westbound traffic on
S.R. 111.
Acceleration/deceleration lanes, turn lanes and/or other features contained in
the approved construction plans may warrant additional street improvements
or other mitigation measures as determined by the City Engineer. The City
Engineer may require improvements extending beyond development boundaries
such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
improvements are safely integrated with existing improvements and conform
with the City's standards and practices.
43. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - One 30-foot right-in/right-out driveway. The curb
returns of the drive shall be no closer than 560 feet to the Simon Drive
curb return and 250 feet to the La Quinta Center Drive curb return.
The curb returns of this drive may be closer than 560 feet from the
Simon Drive curb return if the following conditions are satisfied prior to
issuance of a permit for construction of this drive:
1) Access rights to the S.R. 1 1 1 property frontage between Simon
Drive and the curb returns of this drive are relinquished. The
relinquishment shall be by grant deed, approved by the City
Engineer.
2) The circulation and access system within the underlying specific
plan and vesting tentative map area is revised, as approved by the
City Engineer, to provide adequate circulation and access for the
area adjacent to the frontage without necessitating an additional
signalized intersection on Washington Street.
B. La Quinta Center Drive - One 30-foot full -turn drive centered
approximately 640' south of the ultimate south curbline of S.R. 1 1 1 and
one 72-foot maximum -width drive centered approximately 60 feet north
of the south boundary of this development.
If the 72-foot driveway and the nearby on -site truck well are constructed
as proposed, on -street maneuvering of trucks and higher -speed entry
and exits from the drive may result in traffic and pedestrian conditions
which prevent possible future conversion of La Quinta Center Drive to
a public facility.
44. Improvements shall include all appurtenances such as traffic signs,
channelization markings and street name signs.
45. 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.
LANDSCAPING
46. The applicant shall provide landscape improvements in the perimeter setback
areas along S.R. 111 and the west side of La Quinta Center Drive.
47. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Community
Development Department. Landscape and irrigation construction plans shall be
submitted to the Public Works Department for review and approval by the City
Engineer. The plans are not approved for construction until they have been
approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
48. Landscaping equal to five percent of the net project area shall be provided within
parking areas per Zoning Code section 9.100.040; landscape plan to be
approved by the Community Development Department.
49. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5-feet of curbs along public streets.
51. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
52. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
53. 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.
54. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words "Record Drawings,"
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the improvement plan computer files
previously submitted to the City to reflect the as -constructed condition.
FEES AND DEPOSITS
55. 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 MARSHAL
56. Provide or show there exists a water system capable of delivering 4000 g.p.m.
for a 4 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
57. A combination of on -site and off -site Super fire hydrants, on a looped system
(6" x 4" x 2-1 /2") will be located not less than 25' or more than 165' from any
portion of the buildings as measured along approved vehicular travel ways. The
required fire flow shall be available from any adjacent hydrants in the system.
58. Blue retro-reflective pavement markets shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
59. Prior to the issuance of a building permit, 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".
60. Install a complete fire sprinkler system per NFPA 13. The post indicator valve
and fire department connection shall be located to the front within 50' of a
hydrant, and a minimum of 25' from the building.
61. The required water system including fire hydrants shall be installed and
operational to the start of construction.
62. If the building is used for high piled/rack storage, the building construction and
fire sprinkler system must meet NFPA 231 C and Article 81 of the 1994 UFC.
63. Install a supervised water flow fire alarm system as required by the Uniform
Building Code/Riverside County Fire Department and National Fire Protection
Association Standards.
64. Install panic hardware exit signs as per Chapter 10 of the Uniform Building
Code.
65. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
66. Prior to final inspection of any building, the applicant shall prepare and submit
to the Fire Department for approval, a site plan designating fire lanes with
appropriate lane painting and/or signs.
67. Applicant/developer shall be responsible for obtaining above ground tank permits
from the Fire Department.
68. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
BUILDINGS/FACILITIES
69. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the
Key Switch, this form must be authorized and signed by this office for the
correctly coded system to be purchased.
All questions regarding the meaning of these conditions should be referred to the
Fire Department Planning and Engineering staff at (619) 863-8886.
MISCELLANEOUS
70. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project.