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1995 08 08 PC00, r9 I in OA •^�� 2 CF t7w OF TNT PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California August 8, 1995 3:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 95-035 Beginning Minute Motion 95-035 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. WORKSHOP - Discussion of the Zoning Ordinance Update RECESS TO 7:00 P.M. PUBLIC HEARINGS 1. Item ............ CONTINUED - PUBLIC USE PERMIT 95-016 Applicant ...... Desert Sands Unified School District Location ....... Northeast of the intersection of Dune Palms Road & 48th Avenue Request ........ Approval to construct District Educational Services Center with approximately 164,000 square feet of floor space Action .......... Resolution 95- , Minute Motion 95- PC/AGENDA 2. Item ............. TENTATIVE TRACT 25953, SECOND TIME EXTENSION Applicant ....... Mrs. Jane Hirsch Location ........ City-wide Request ......... Approval of a second extension of time Action .......... Resolution 95- BUSINESS ITEMS - None l . Item ............. SIGN APPLICATION 95-320 Applicant ....... Wal-Mart Location ........ 78-950 Highway 111 Request ......... Deviation from the One Eleven La Quinta Shopping Center sign program to allow corporate signing for Wal-Mart Action .......... Minute Motion 95- CONSENT CALENDAR - None COMMISSIONER ITEMS. 1. Commissioner report of City Council meeting Gl:13Z111P Ohm STUDY SESSION Tuesday, August 8, 1995 Study Session Room NONE PC/AGENDA Z® MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: AUGUST 8, 1995 SUBJECT: LA QUINTA ZONING ORDINANCE UPDATE BACKGROUND: The last Zoning Ordinance Update review occurred on July 25, 1995. At that time, the Planning Commission reviewed changes to Chapters 9.160 (Sign Ordinance), 9.200 (Discretionary Review), 9.210 (General Permitting Procedures), 9.220 (Discretionary Permits), 9.230 (Zone Changes and Code Amendments), 9.240 (General Plan Amendments), 9.250 (Specific Plans), 9.260 (Other Discretionary Actions), 9.270 (Fees), 9.280 (Nonconformities), 9.290 (Code Enforcement). We are enclosing Chapter 9.65 (The Village) for your review and comment at this time RECOMMENDATION: Staff recommends that the Planning Commission review the submitted Zoning Ordinance Update Chapters and note any revisions that may be appropriate at this time. Attachments: 1. Excerpts from Zoning Ordinance Update (Chapter 9.62-The Village) MEMOSS.242 CHAPTER 9.65: THE VILLAGE Sections: 9.65.010. Introduction ...................................... 1 9.65.020 VC Village Core District ............................ 2 9.65.030 VP Village Park District ............................ 5 9.65.040 VS Village South District ........................... 8 9.65.050 VN Village North District .......................... 11 9.65.060 VT Tampico Urban Mix District ..................... 13 9.65.070 General Development Standards ..................... 15 9.65.080 Grouping of Permitted Uses ........................ 18 9.65.090 Table of Permitted Uses ........................... 23 9.65.095. Design and Development Review .................... 28 9.65.010. Introduction. A. Role of Village Specific Plan. 1. The Specific Plan for the Village at La Quinta, initially adopted February 2, 1988, is referred to in this Code by the abbreviation "Village Specific Plan" or "VSP". 2. This Chapter and all other Chapters and Sections cited herein shall be applied, construed, and used as if the Village Specific Plan were itself incorporated into this Code. 3. The provisions of this Chapter regulating uses and structures within the Village zoning districts are intended to be consistent with the provisions of the Village Specific Plan. Land uses and development proposed within the Village districts shall be designed and evaluated according to the VSP. This Chapter and this Zoning Code provide the administrative framework within which the VSP is to be implemented. B. Purpose. This Chapter contains regulations to implement the provisions of the Village at La Quinta Specific Plan and the goals and policies of the General Plan applicable to the Village. Permitted land uses include those which create a unique, dynamic pedestrian -oriented center in the Village area, including specialty commercial, dining establishments, art galleries, professional offices, and neighborhood commercial uses. In the Tampico urban mix area, the above uses are intended to be integrated with high density residential uses in a distinctly urban environment which complements the other Village areas. 2. The Village is the "downtown" of La Quinta. The Village Specific Plan Quinta is intended tc create the focused "sense of place" for the continued evolution and development of this downtown. This Chapter is intended to guide the development of the downtown in keeping wits the VSP plan by providing a structured variety of commercial and limited residential land use., and specific development standards. To capitalize on the locational trends already established these land uses are arranged in particular patterns, mixes, and configurations in separate district: within the Village. To guide and support each pattern of land uses, detailed developmen standards are also prescribed for each Village district.. 9.65: THE VILLAGE [Draft: 6/12/951 3. The five Village districts included in this Chapter are intended work together to establish an identifiable locus for the provision of goods, services and housing. The Village districts are thus designed to serve four particular market segments: (1) residents of housing within, adjacent to, and a reasonable distance from the Village; (2) residents and guests of the larger La Quinta community; (3) other commercial entities located within the Village commercial area; and (4) tourists and visitors to La Quinta. 4. In providing goods, services, and housing, the permitted land uses and structures are intended to support the thematic emphases of the Village: (1) a desert oasis; (2) consistency with La Quinta's local historic architectural vernacular; (3) a pedestrian scale; (4) an arts theme. 9.65.020 VC Village Core District. A. Purpose and Intent. To provide for an intense concentration of commercial activity in a predominantly pedestrian environment consistent with the Village Specific Plan. B. Permitted Uses. Section ... specifies the land uses allowed in each Village district. For some groups of uses, modifications or special conditions may be required to ensure the compatibility of the group of uses with other uses within or adjacent to this 6strict. C. Accessory Uses. In addition to the accessory uses permitted per Section 9.65.090, the following accessory use shall be permitted within the VC district: 1. Outdoor displays, sales, service, and minor entertainment, provided that: a. Merchandise displayed or sold and services are permitted uses in the VC district; b. Sales and service are conducted by entities having a valid current City business license; Minor entertainment is provided by groups of five or fewer performers without electronic amplification; performances having a duration of no more than 15 minutes in any one location or within a fifty -foot radius, the hours of minor entertainment falling between 9 a.m. and 9 p.m.; d. All such outdoor displays, sales, service, or minor entertainment takes place on private property with the written consent of the owner or agent of the property; e. No display, sales, service, or minor entertainment blocks the required pedestrian walkways; a clear area of a minimum width of four feet shall be left adjacent to the street and to each building entry or exit; f. All booths, stalls, carts, or other equipment for outdoor display, sales, service, or minor entertainment at the close of business each day shall be removed or immobilized and secured 2 9.65: THE VILLAGE [Draft: 61121951 so as to prevent it from becoming a public safety hazard, nuisance, or a security risk; and, g. The operation of outdoor display, sales, service, or minor entertainment shall be conducted in such a fashion that it does not constitute a threat to the health, safety, or welfare of the public, or become a recurring public nuisance. D. Development Standards. Section ... contains development standards for the Village districts. In addition, the following specific development standards shall apply within the VC district (See VSP Sections 4.8.2 and 6.1.3 for illustrations.): 1. Front Setbacks. Front setbacks shall comply with the following standards: a. The structure's front shall extend to the front property line with ten feet of ground floor depth left open and reserved as a clear pedestrian walkway easement, covered with a second story, balcony, or shade structure; or b. The structure's front shall be set back at least ten feet from the front property line for a pedestrian walkway easement shaded by landscaping or with a further setback of the ground floor at least ten additional feet to achieve either structurally -shaded space or a landscaped area, fountain, art display area, patio, courtyard, or a combination of any of the above; or, c. A combination of the elements described in paragraphs a and b preceding in order to achieve variety and interesting pedestrian areas. 2. Rear Setbacks. Rear setbacks shall comply with the following standards: a. For parcels fronting on Calle Tampico, Avenida La Fonda, and Calle Estado, the structure's rear shall extend no closer than (a) five feet from the rear property line, with the ground floor set back an additional 20 feet, over which may extend a second story, or balcony, or a shade structure to provide a shaded parking area; or (b) a total structural setback of at least 25 feet from the rear property line, with shade provided to any parking by landscaping; or © a combination of the two; b. For parcels fronting on Avenida Bermudas and Desert Club Drive, the structure's rear shall extend no closer than twenty feet from the rear property line, except that approved parking shade structures may extend to within three feet of any property line. 3. Side Setbacks. Side setbacks shall be zero. for interior lot lines. For exterior (corner or through -lot) lot lines, setbacks shall be the same as for front setbacks. 4. Building Separations and Transitions. In the VC district, the intent is to integrate adjacent buildings and to eliminate separations between the sides of buildings whenever possible. 3 9.65: THE VILLAGE [Drat: 61121951 Structural design, roof lines, eaves, side walls, placement with respect to side property lines, transitions between buildings and similar matters will be determined by design review on a case -by -case basis. (See VSP Section 6.2 for discussion and VSP throughout for illustrations.) 5. Building Height. In order to preserve the pedestrian scale of development in the district, a height limitation of 35 feet shall apply to the general mass of structures, although specific features of Hess than 15 percent of the horizontal area of the structure may exceed that limit, up to a maximum height of 50 feet. 6. Parking. a. In order to preserve the pedestrian orientation of the district, parking shall not be placed on -site in the front of structures nor on -site on the sides of structures facing east/west streets. On -site parking shall generally be placed off alleys and in the rear of structures where possible. (See VSP Sections 4.6.3 and 6.7 for discussion and illustrations.) b. On -site parking shall include a minimum of 25 percent of the required off-street parking required by Chapter 9.150. The remaining 75 percent required off-street parking may be provided on -site or off -site pursuant to Chapter 9.150. Alternatively, as an option provided in Chapter 9.150, the property owner may enter into a parking agreement at the direction of the City. c. At least 50 percent of all parking shall be shaded. 7. Trash and Loading Areas. In order to preserve the pedestrian orientation of the VC district, all servicing, loading, and solid waste collection shall take place off-street away from pedestrian ways, generally in bays provided off the alleys or in screened, internal, rear spaces if alleys are not available. 8. Pedestrian Provisions. (See VSP Section 6.1.1 and following sections and VSP Figure 4-7.) a. Along the street faces of each lot, a clear minimum ten -feet wide pedestrian walkway easement shall be provided either adjacent to the property line or set back sufficient distance to offset for the depth of pillars, arches, and other supports for shade structures or second -story overhangs or the depth of street -side landscaped areas. On north/south streets where there is sufficient room within the right-of-way for the ten -foot walkway, it may be provided within the right-of-way or it may meander between the right-of-way and a pedestrian easement. b. Mid -block pedestrian easements with generally north/south alignments (minimum ten -foot widths, no more than two per block face) may also be permitted. 4 9.65: THE VILLAGE [Draft: 6112195] c. Adjacent to east/west streets, at least 50 percent of the area of each pedestrian walkway shall be shaded. d. On the west side of Desert Club and on both sides of Bermudas, at least 50 percent of the lot width shall provide shade for the full depth of the pedestrian walkway. e. Mid -block pedestrian walkways shall be shaded for no less than 50 percent of their area. f Displays, display windows, entryways, and signage shall be designed to be primarily visible for pedestrian traffic. g. Because parking will be offered off alleys and because north/south pedestrian walkways along streets or mid -block will cross alleys, alleys shall be considered potential pedestrian walkways. Displays, display windows, entryways, signage, lighting, landscaping, and architectural detailing shall be provided on the alley side of structures along alleys. 9. Signage. Signs shall be pedestrian in scale and orientation. All signs shall comply with Chapter 9.160 except that any more restrictive provisions contained in the design review standards for the Village shall apply. (See VSP Sections 4.8.7 and 6.5.) 10. Vehicular Access. No direct access to properties shall be permitted from Calle Tampico and no direct access to properties shall be permitted from Avenida Bermudas within the first 200 feet from the right-of-way line at the intersection with Calle Tampico. 9.65.030 VP Village Park District. A. Purpose and Intent. To provide for a medium intensity clustering of commercial offices, eating places, and some residential uses in a predominantly pedestrian environment on the north and south sides of La Quinta Park, consistent with the Village Specific Plan. B. Permitted Uses. Section ... specifies the land uses allowed in each Village district. For some groups of uses, modifications or special conditions may be required to ensure the compatibility of the group of uses with other uses within or adjacent to this district. C. Accessory Uses. In addition to the accessory uses permitted per Section 9.65.090, the following accessory use shall be permitted within the VP district: Outdoor display and sales of original or limited -edition reproductions of art works, provided that: 5 9.65: THE VILLAGE 6112195 a. All such outdoor displays and sales take place on private property with the written consent of the owner or agent of the property (art shows on public property will require a temporary use permit in accordance with Section ...); b. Sales of art works are conducted by entities having a valid, current La Quinta business license or the proceeds of the outdoor sales benefit a charitable tax-exempt institution and related City requirements for solicitation have been complied with; c. No display or sales of art works shall block pedestrian walkways. A clear area of a minimtun width of four feet shall be left adjacent to the street and to each building entry or exit; d. At the close of each business day, all booths, stalls, carts, or other equipment for outdoor display and sales of art works shall be removed or immobilized and secured so as to prevent it from becoming a public safety hazard, nuisance, or security risk; e. The operation of outdoor display and sales of art works shall be conducted in such a fashion so as not to constitute a threat to the health. safety, or welfare of the public, or become a public nuisance. D. Development Standards. Section ... contains development standards for the Village districts. In addition, the following specific development standards shall apply within the VP district (See VSP Sections 4.8.2 and 6.1.3 for illustrations.): 1. Front Setbacks. Front setbacks shall comply with one of the following standards: a. The structure's front shall extend to the front property line with ten feet of ground floor depth left open and reserved as a clear pedestrian walkway easement, covered with a second story, balcony, or shade structure; or b. The structure's front shall be set back at least ten feet from the front property line for a pedestrian walkway easement shaded by landscaping or with a further setback of the ground floor at least ten additional feet to achieve either structurally -shaded space or a landscaped area, fountain, art display area, patio, courtyard, or a combination of any of the above; or, c. A combination of the elements described in paragraphs a and b preceding in order to achieve variety and interesting pedestrian areas. 2. Rear Setbacks. Rear setbacks shall comply with the following standards: a. Structures shall extend no closer than five feet from the rear property line with the ground floor set back an additional 20 feet over which may extend a second story. balcony, or shade structure to provide a shaded parking area; or C-1 9.65: THE VILLAGE [Draft: 61121951 b. A total structural setback of at least 25 feet from the rear property line shall be maintained, with shade provided to any parking by landscaping; or c. A combination of the elements described in paragraphs a and b preceding. d. Lots with property lines abutting Eisenhower Drive or Avenida Navarro shall be treated as front property lines. 3. Side Setbacks. Side setbacks shall be zero for interior lot lines. For exterior (corner or through -lot) lot lines, setbacks shall be the same as for front setbacks. 4. Building Separations and Transitions. In the VP district, the intent is to integrate adjacent buildings and to eliminate separations between the sides of buildings whenever possible. Structural design, roof lines, eaves, side walls, placement with respect to side property lines, transitions between buildings and similar matters will be determined by design review on a case -by -case basis. (See VSP Section 6.2 for discussion and VSP throughout for illustrations.) 5. Building Height. In order to preserve the pedestrian scale of development in the district, a height limitation of 30 feet shall apply to the general mass of structures, although specific features of less than 15 percent of the horizontal area of the structure may exceed that limit, up to a maximum height of 40 feet. 6. Parking. a. In order to preserve the pedestrian orientation of the district, parking shall not be placed on -site in the front of structures nor on -site on the sides of structures facing east/west streets. On -site parking shall generally be placed in the rear of structures. (See VSP Sections 4.6.3 and 6.7 and Figures 4-5 and 4-12 for discussion and illustrations.) b. On -site parking shall include a minimum of 75 percent of the required off-street parking required by Chapter 9.150. The remaining 25 percent required off-street parking may be provided on -site or off -site pursuant to Chapter 9.150. Alternatively, as an option provided in Chapter 9.150, the property owner may enter into a parking agreement at the direction of the City. c. At least 50 percent of all parking shall be shaded. 7. Trash and Loading Areas. In order to preserve the pedestrian orientation of the district, all servicing, loading, and solid waste collection shall take place off-street away from pedestriar, ways, generally in bays provided off the alleys or in screened, internal, rear spaces if alleys are not available. 9.65: THE VILLAGE [Draft: 61121951 8. Pedestrian Provisions. (See VSP Section 6.1.1 and following sections and VSP Figure 4-7.) a. Along the street faces of each lot, a clear minimum ten -feet wide pedestrian walkway easement shall be provided either adjacent to the property line or set back sufficient distance to offset for the depth of pillars, arches, and other supports for shade structures or second -story overhangs or the depth of street -side landscaped areas. Where there is sufficient room within the right-of-way for the ten -foot walkway, it may be provided within the right-of-way or it may meander between the :tight -of -way and a pedestrian easement. b. Mid -block pedestrian easements with generally north/south alignments (minimum ten -foot widths, no more than two per block face) may also be permitted. c. At least 50 percent of the area of each pedestrian walkway along east/west streets shall be shaded. d. Along north/south streets, at least 50 percent of the lot width shall be shaded for the full depth of the pedestrian walkway. e. Mid -block pedestrian walkways shall be shaded for no less than 50 percent of their area. f. Displays, display windows, entryways, and signage shall be designed to be primarily visible to pedestrian traffic. g. Because the VP district is surrounded by residential uses and because parking will be provided on both sides of structures, all visible sides of each structure shall be considered a potential pedestrian approach. Displays, display windows, entryways, signage, lighting, landscaping, and architectural treatment shall be provided on all visible sides of each structure. 9. Signage. Signs shall be pedestrian in scale and orientation. All signs shall comply with Chapter 9.160 except that any more restrictive provisions contained in the design review standards for the Village shall apply. (See VSP Sections 4.8.7 and 6.5.) 9.65.040 VS Village South District. A. Purpose and Intent. To provide for a suburban environment allowing office uses, eating places, galleries., residences, bed and breakfast facilities, and small hotels in an atmosphere of narrow street: and unique landscaping consistent with the Village Specific Plan. B. Permitted Uses. Section ... specifies the land uses allowed in each Village district. For some groups of uses, modifications or special conditions may be required to ensure the compatibility of the group of uses with other uses within or adjacent to this district. 9.65: THE VILLAGE [Draft. 61121951 C. .4ccessory Uses. Accessory uses permitted shall be as designated in Section 9.65.090. D. Development Standards. Section ... contains development standards for the Village districts. In addition, the following specific development standards shall apply within the VS district (See VSP Sections 4.8.2 and 6.1.3 for illustrations.): 1. Setbacks. a. Front: 20 feet. b. Rear: 20 feet except for properties on the north side of Cadiz which take rear access off the alley between Calle Cadiz and Calle Estado. Such parcels shall maintain a 25-foot setback on the ground floor, as in the VC district. c. Interior Side: 5 feet. d. Exterior Side: 10 feet. 2. Building Separations. Minimum separations between buildings on the same property shall be ten feet. 3. Building Height. In order to preserve the suburban atmosphere of the VS district, structures shall be limited to a single story and a maximum height of 20 feet. Where the Planning Commission determines that a greater height would enhance building design and be compatible with neighboring properties, it may grant exceptions up to two stories and a maximum height of 30 feet. 4. Parking. In order to preserve the suburban and landscaped atmosphere of the VS district, parking shall adhere to the following standards (see VSP Sections 4.6.3 and 6.7 for discussion and illustrations): a. On -site parking shall provide a minimum of 100 percent of the required off-street parking for the uses as specified by Chapter 9.150. An exception may be made by the Planning Commission for corner properties down to a minimum of 75 percent of the required parking on -site. The remainder of the required parking must be provided off -site pursuant to Chapter 9.150. Alternatively, as an option provided in Chapter 9.150, the property owner may enter into a parking agreement at the direction of the City. b. Parking shall be placed at the rear or side of structures. Side parking areas shall be set back from any exterior side property lines at least ten feet and shall be no further forward than the front setback line. All parking shall be adequately screened from public right-of-way views. Properties on the north side of Cadiz may take access from and provide parking adjacent to the alley to the north, observing the five-foot setback required in the VC district.(See VSP Sections 4.6.3 and 6.7 and Figures 4-5 and 4-12 for discussion and illustrations.) c 9.65: THE VILLAGE [Draft: 6112195. c. At least 50 percent of all parking shall be shaded. d. Joint -use driveways for adjacent lots are encouraged. 5. Trash and Loading Areas. In order to preserve the suburban and landscaped orientation of the district, all servicing, loading, and solid waste collection shall take place off-street and, if possible, away from front -visible areas, generally to the rear of structures in screened areas. Where servicing and loading must take place in visible locations, such activities shall be conducted between 6 a.m. and 9 a.m. and between 4 p.m. and 9 p.m. 6. Pedestrian Provisions. (See VSP Section 6.1.1 and following sections and VSP Figure 4-7.) a. In the VS district, the intent of the pedestrian provisions is different from the other Village districts. North/south walkways along Bermudas and Desert Club and north/south mid -block walkways function to link pedestrian movements from the core to the south areas. However, east/west walkways are not intended to foster pedestrian circulation adjacent to the streets. Rather, a series of separate, non -continuous links from property to property shall provide a meandering pedestrian route away from the street side. b. On north/south streets along the street faces of each lot, a minimum six-foot wide pedestrian walkway easement shall be provided, either adjacent to the property line or set back sufficient. distance to offset for the depth of landscaped areas. If sufficient space is available, the walkway may be provided in the right-of-way or meander between the right-of-way and a walkway easement. c. Mid -block pedestrian easements running nort'.i/south (minimum six-foot widths) may also be permitted. d. On east/west streets. each property shall provide a pedestrian walkway easement from its structural entrance to each adjacent side property, driveway, or to a north/south walkway. Walkways shall be placed so that at no point do they come closer than four feet from the edge of the street to discourage on -street parking or unloading. The point at which the walkway easement meets the side property line shall be set back from the ultimate right-of-way line by a minimum of ten feet (measured to the edge of the easement nearest the street). Adjacent properties shall coordinate the placement of walkway easements so that they relate where they meet at the property line. Walkways shall be a minimum of four feet in width. e. Pedestrian walkways on east/west streets, mid -block, and on the west side of Desert Club and the east side of Bermudas shall be shaded for no less than 50 percent of their area by approved landscaping material providing a range from 50 to 75 percent blockage of direct overhead sunlight at midsummer midday within ten years of planting. 10 9.65: THE VILLAGE [Draft: 6112195] 7. Landscaping. (See VSP Sections 4.8 and 6.3.1 and VSP Table 6-1.) a. The design theme for the landscaping in the VS district is to foster a continuation of the mature landscaping already established to its :maximum design potential. The landscaping focus is the skyline. Large trees with high canopies (in excess of 30 feet in height) providing lacy shade shall be the dominant features. b. The front half of each lot (for corner or through -lots, the half lot facing the exterior side) less the area covered by structures, parking lot, and walkways shall be intensely landscaped. Emphasis shall be placed on tall shade -producing materials with appropriate ground covers and intermediate height materials in scale with the structures as specified for this district by the design standards in the Village Specific Plan. 8. Signage. Signs shall be scaled and oriented to the view of automobile traffic traveling at suburban street speeds. All signs shall comply with Chapter 9.160 except that any more restrictive provisions contained in the design review standards for the Village shall apply. (See VSP Sections 4.8.7 and 6.5.) 9.65.050 VN Village North District. A. Purpose and Intent. To provide for office uses in an automobile -oriented setting consistent with the Village Specific Plan. B. Permitted Uses. Section ... specifies the land uses allowed in each Village district. For some groups of uses, modifications or special conditions may be required to ensure the compatibility of the group of uses with other uses within or adjacent to this district. C. .4ccessory Uses. Accessory uses permitted shall be as designated in Section 9.65.090. D. Development Standards. Section ... contains development standards for the Village districts. In addition, the following specific development standards shall apply within the VN district (See VSP Sections 4.8.2 and 6.1.3 for illustrations): 1. Setbacks. Front, rear, and side setbacks shall be 25 feet. 2. Building Separations. Buildings on the same property shall be separated by a minimum of 20 feet. 3. Building Height. A height limitation of 35 feet shall apply to the general mass of structures, although specific features of less than 15 percent of the horizontal area of the structure may exceed that limit, up to a maximum height of 40 feet. 11 9.65: THE VILLAGE [Draft: 61121951 4. Parking. Parking shall adhere to the following standards (see VSP Sections 4.6.3 and 6.7 for discussion and illustrations): a. On -site parking shall provide a minimum of 100 percent of the required off-street parking for the uses as specified by Chapter 9.150. Parking may be arranged and placed in any locations on -site which meet design standards of Chapter 9.150, provided that peripheral screening is installed and maintained as required. Alternatively, as an option provided in Chapter 9.150, the property owner may enter into a parking agreement at the direction of the City. b. At least 50 percent of all parking shall be shaded. 5. Trash and Loading Areas. All servicing, loading, and solid waste collection shall take place off-street in screened locations which do not interfere with parking, maneuvering, or fire lanes. 6. Pedestrian Provisions. a. Along the street faces of Calle Tampico, Eisenhower Drive, and any extensions of Avenida Bermudas and Desert Club Drive, a pedestrian walkway shall be provided at a minimum six feet in width. The walkway shall be placed either in the right-of-way between the pavement edge and the ultimate right-of-way line (if space permits) or on an easement on the parcel either adjacent to the property line or set back sufficient distance to offset for the depth of landscaped areas (or a combination of both); or meandering across the ultimate right-of-way line utilizing both right-of-way and walkway easements. b. Pedestrian walkways on north/south streets shall be shaded for no less than 25 percent of their area. c. On -site pedestrian walkways shall be provided for parking areas which are more than 65 feet removed from the structure requiring the parking. Walkways shall connect with the nearest sidewalk leading to the entrance(s) to the structure. Walkways whose combined length from parking area to the entrance or a shade structure exceeds 100 feet shall be shaded for at least 50 percent of their area. 7. Landscaping. Major emphasis in the VN district shall be for shade and screening for parking areas and associated pedestrian walkways. (See VSP Sections 4.8 and 6.3.1 and VSP Table 6-1.) 8. Signage. Signs shall focus on commercial center or complex identification oriented to views from automobile traffic. Internal site signage shall be scaled appropriately to its purpose and function. Building identification shall be oriented to parking lot access. Uses within buildings shall be provided with pedestrian directories. It is not intended that all occupants of the VN 12 9.65: THE VILLAGE 6112195 district have equal signage exposure to the public right-of-way. All signs shall comply with Chapter 9.160 except that any more restrictive provisions contained in the design review standards for the Village shall apply. (See VSP Sections 4.8.7 and 6.5.) 9. Vehicular Access to Properties. a. From Calle Tampico: Additional access points from Calle Tampico shall be a minimum of 330 feet removed from the right-of-way line of the intersections with Eisenhower Drive and Avenida Bermudas, and line up with an existing street if possible. No additional direct access points shall be permitted between Avenida Bermudas and Desert Club Drive. Properties in this block shall take access off extensions of Bermudas or Desert Club at a point no less than 200 feet north of the Calle Tampico right-of-way line. b. From Eisenhower: Access points from Eisenhower Drive shall he no less than 330 feet north of the Calle Tampico right-of-way line. 9.65.060 VT Tampico Urban Mix District. A. Purpose and Intent. To provide an "urban mix" of land uses consistent with the Village Specific Plan, wherein both high density residential and commercial uses along Tampico (and perhaps elsewhere within the area especially on the eastern edge close to the VC district) across from the future commercial area to the north of Tampico. A second purpose is to create a setting wherein affordable housing units may be created for housing all employees of the Village area. B. Permitted Uses. Section ... specifies the land uses allowed in each Village district. For some groups of uses, modifications or special conditions may be required to ensure the compatibility of the group of uses with other uses within or adjacent to this district. C. Accessory Uses. In addition to the accessory uses permitted per Section 9.65.090, the following accessory use shall be permitted within the VT district: 1. Outdoor display and sales of original or limited -edition reproductions of art works, provided that: a. All such outdoor displays and sales take place on private property with the written consent of the owner or agent of the property (art shows on public property will require a temporary use permit in accordance with Section ...); b. Sales of art works are conducted by entities having a valid, current La Quinta business license or the proceeds of the outdoor sales benefit a charitable tax-exempt institution and related City requirements for solicitation have been complied with; 9.65: THE VILLAGE 6112195 c. No display or sales of art works shall block pedestrian walkways. A clear area of a minimum width of four feet shall be left adjacent to the street and to each building entry or exit; d. At the close of each business day, all booths, stalls, carts, or other equipment for outdoor display and sales of art works shall be removed or immobilized and secured so as to prevent it from becoming a public safety hazard, nuisance, or security risk; e. The operation of outdoor display and sales of art works shall be conducted in such a fashion so as not to constitute a threat to the health. safety, or welfare of the public, or become a public nuisance. D. Development Standards. Section ... contains development standards for the Village districts. In addition, the following specific development standards shall apply within the VT district (See VSP Sections 4.8.2 and 6.1.3 for illustrations): 1. Setbacks. a. In the Tampico subzone, the structure's ground floor shall be setback 35 feet from the front property line. Over this area, the second story may extend to the property line with a structure, porch, balcony or shade structure. b. The rear setback shall be five feet from the rear property line for a public utility easement, c. Interior side setbacks may extend to the property line so long as fire code compliance is met, or the structure may be set back at least ten feet. Exterior side setbacks may extend to the property line. 2. Building Separations and Transitions. In the VT district, the intent is to integrate adjacent buildings and to eliminate separations between the sides of buildings whenever possible. Structural design, roof lines, eaves, side walls, placement with respect to side property lines, transitions between buildings and similar matters will be determined by design review on a case -by -case basis. (See VSP Section 6.2 for discussion and VSP throughout for illustrations.) 3. Building Height. In order to preserve the pedestrian scale of development in the district, a height limitation of 35 feet shall apply to the general mass of structures, although specific features of less than 15 percent of the horizontal area of the structure may exceed that limit, up to a maximum height of 40 feet. Buildings shall not exceed two stories. 4. Parking. In keeping with the pattern already established in the VT district, parking shall be placed in the front of structures within the 35 foot setback (five feet being reserved for building access in the form of walks). Separate parking lots may also be established. If affordable senior housing occupies the second story, special reductions in parking spaces will be negotiated. 14 9.65: THE VILLAGE 6112195] Alternatively, as an option provided in Chapter 9.150, the property owner may enter into a parking agreement at the direction of the City. 5. Trash and Loading Areas. Servicing of commercial establishments shall be on -street in the front of buildings. Solid waste collection shall take place in front of the structures in screened enclosures. Exposed trash barrels (except for single family residential uses) are not permitted. 6. Pedestrian Provisions. A sidewalk within and along the edge of the right-of-way shall provide pedestrian access. 7. Landscaping. Landscaping shall consist of a minimum of palm trees planted alongside the sidewalk (inside the property), placed every 20-25 feet. Other landscaping shall be placed around the building in non -covered areas in a manner to be determined by the design review process. 8. Walls. Walls or other screening of parking is not required between commercial parking lots and residentially zoned or used properties. Berms with planting are to be encouraged instead. 9. Signage. Signs shall be pedestrian in scale and orientation. All signs shall comply with Chapter 9.160 except that any more restrictive provisions contained in the design review standards for the Village shall apply. (See VSP Sections 4.8.7 and 6.5.) 10. Vehicular Access to Properties. All access to properties shall be from north/south streets. No driveways or alleys shall enter directly onto Tampico. 9.65.070 General Development Standards. A. Purpose. Pursuant to the Village Specific Plan, the general development standards set forth in this Section shall apply within all of the Village districts. B. Additional Standards for Each District. In addition to the general standards in this Section, more specific development standards for each Village district are set forth in the regulations for that district. C. Minimum Lot Area. There is no minimum lot area requirement unless specifically required for a particular area or because of reference to another zone to which compliance is required. However, the smallness of a lot, the lack of available square footage, or an insufficient lot width or depth shall not be an acceptable rationale (in and of itself) for any waiver of minimum requirements of development standards. D. Setbacks. Numerical setback requirements are set forth for each Village district in the regulations for that district. The following general setback rules shall apply: 1. The front setback shall be measured from the ultimate planned right-of-way line. The rear 15 9.65: THE VILLAGE 6112195 setback shall be measured from the existing rear lot line or from any recorded alley or easement; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front setback. Each exterior side setback shall be measured from the ultimate planned right-of-way line. 2. The setback line shall be considered a vertical plane from finish grade upward. No solid portion of a structure, eave, facade, decorative element. mechanical equipment, or other feature (other than landscaping) shall penetrate the setback line plane. In the separate districts, references to the placement of the building with respect to a setback line shall be interpreted as meaning the furthest projection of any solid portion of the building (e.g., eave line or facade. depending on the architectural type of building involved). In the VC and Park districts, setbacks will be stated for the structure as a whole, with a further setback requirement applying only to the ground floor. E. Height. Buildings and other structures shall conform to the height requirments specified for each Village district. F. Parking. Parking shall be provided as required by Chapter 9.150. G. .4rchitecture. Architectural treatment and detail shall be carried out completely around structures so that all visible faces are equivalent in appearance. Structures on properties facing two streets, such as at a comer or on through -lot properties, shall provide equivalent displays. display windows, and signage on all street faces. Blank walls shall not be pemmitted facing exterior lot lines, at the rear of a structure, or facing interior lot lines where the wall will be visible. Interior lot line side walls which do not immediately abut another building's side wall shall be provided architectural enhancement and detail (consistent with building and fire codes) for relief of blank walls. The sides of structures facing alleys shall be given architectural treatment and detail equivalent to street faces. H. Landscaping. Each preperty on which there is proposed a new or remodeled structure orparking facility shall prepare and submit for design review a landscape plan. Landscaping shall be installed and maintained pursuant to the approved plan. (See VSP, Sections 4.8 and 6.3.1, Table 6-1.) Design standards shall establish a minimum of the site to be landscaped. Effective irrigation systems shall be installed and maintained so that landscaping remains in a healthy growing condition and in compliance with the approved plan. I. Residential Boundaries. A minimum twenty -foot building setback shall be required on any boundary where the commercial property abuts a residentially -zoned property, except in the VT district where commercial and residential may be set adjacent to each other. Ten feet of the setback shall be landscaped unless a tree screen is included, wherein the landscaping may be reduced to five feet. The balance of the setback may be used for automobile parking, driveways, or landscaping. Block walls, or other appropriate fencing, may also be required. J. Screening. All outside storage and all solid waste, loading and servicing areas, shall be screened 16 9.65: THE VILLAGE (Draft: 6112195 by structures and/or landscaping and located to minimize noise or odor nuisance. Solid waste areas. if not screened by the building, shall be screened with an opaque six-foot high fence or wall. and shall have an opaque gate. Gates shall not open toward the street. K. Pedestrianways. Pedestrian walkways shall be paved with materials meeting design standards. Landscaping meeting design standards shall also be provided adjacent to walkways. L. Shade Requirements. 1. Shade structures over parking or pedestrian walkways (including any overhangs) shall be set back at least five feet from any alley, and at least three feet from any property line (unless such structures comply with the requirements of a totally non-combustible structure, in which case the setback from the property line may be zero). 2. Shade for parking or pedestrian walkways shall consist of structural arrangements meeting design standards. providing a range of 50 percent to seventy-five percent blockage of midday, midsummer sunlight, and/or landscaping materials meeting design standards having the same effect within two years of planting. 3. Shade requirements shall apply to required pedestrian walkways adjacent to, or connecting to, public streets. The following pedestrian areas need not comply with shade requirements: a. Internal plazas or courtyards. b. That portion of pedestrian walkways which exceed the required dimensions. M. Outdoor Display. If pedestrian walkways adjacent to commercial uses are utilized for temporary outdoor displays of merchandise as accessory uses during periods of village -wide coordinated promotion or permitted outdoor events, a continuous clear walkway of a minimum four feet in width along the street and into each structure shall be maintained. N. Pedestrian Lighting. Pedestrian walkways shall be lighted by the adjacent property structures with design -approved lighting fixtures of sufficient output to permit a nommally-sighted person to safely utilize the walkways between dusk and dawn. O. Walkway Maintenance. Each property shall be responsible for the walkway easement on its property in terms of landscape maintenance, lighting, safety, and cleanliness. P. Nuisances. All uses shall comply with health, safety, and fire codes. All uses, especially those with some potential for impacts on adjacent properties such as studios and classes, shall contain within their own property any nuisance factors such as noise, heat, glare. dust, fumes, particulates, or vibration. 17 9.65: THE VILLAGE [Draft: 61121951 9.65.080 Grouping of Permitted Uses. A. Grouping of Similar Uses. 1. Uses which may be permitted within the Village districts are grouped into classes of similar uses, with examples of such uses. In each Village district, the groups of uses specifically permitted in that district are cited, together with any special expansions, exclusions, or qualifications of uses which are necessary to tailor the use group to the needs of that particular district. Only uses specifically cited and/or modified for each district are permitted in that district. 2. Examples are given for each group of uses to indicate the intent of each group. Lists of examples are not intended to be exhaustive. Other uses essentially similar to the examples should be considered permissible. However, a proposed use (even if listed in the examples), may be atypical in that it has a feature which has an impact out of character with the other uses listed, making the use also akin to another use group. Determinations on whether such atypical (or hybrid) uses are permitted shall be made by the Director, subject to appeal to the Planning Commission, in accordance with the procedures set forth in Section 9.20.040. In addition to the criteria listed in Section 9.20.040, the standard to be applied to such determinations shall be as follows: A preponderance of similarities notwithstanding, one major difference, causing an impact not in keeping with the rest of the uses in the group, shall be sufficient to cause a proposed use to be classified with another use group having similar impacts. B. Village Land Use Groups. 1. Group 1. Single-family detached residential as the primary use. a. Uses and structures shall conform to RC (Cove Residential) district requirements (Chapter 9.40) b. May include an artist's studio for personal artistic production (but not including commercial presentation or sale to the public on -site), with no employees other than family members or artistic models. Studios may be attached or detached. If detached, the studio square footage is not included in the required minimum dwelling unit square footage. 2. Group 2. Multifamily residential as the primary use, including single-family attached, duplexes, triplexes, quadraplexes, townhouses, garden apartments, condominiums, and multi -family dwellings (including rooming, boarding, group home, single room occupancy, and congregate nursing facilities) as the primary use; 18 9.65: THE VILLAGE [Draft: 6112195] a. Uses and structures shall conform to RMH (Medium -High Density Residential) district requirements (Chapter 9.40) b. May include an artist's studio for personal artistic production (but not including commercial presentation or sale to the public on -site, except as provided in Chapter 9.40), with no employees other than family members or artistic models. Studios may be attached or detached. 3. Group 3. Residential as a secondary use, including single-family or multi -family units as a secondary use incidental to a non-residential permitted primary use, physically placed above or behind the primary use(s). a. Residential uses must have independent exterior entry/exit, meeting all building codes for separation of residential and non-residential uses; b. May include an attached artist's studio for personal artistic production as an accessory use. 4. Group 4. Detached professional studio: a. Indoor, or combination indoor/outdoor work spaces, not attached to a dwelling unit, for professional, creative, artistic production; to include painting, drawing, sculpture, carving, ceramics and pottery, non-ferrous foundry, welding, brazing, kilns, photography, weaving, plastics, jewelry, gemstones, hand built fine furniture, clay, wax, glass blowing and cutting, silk screening, stone cutting, set building, and costume production. Does not include presentation or sales to the public. Examples: studio, workroom. b. Indoor -only space for composing, choreography, casting, rehearsing, arranging, recording or taping (but not performance before an audience) of music, dance, dramatic or comedic material. Examples: studio, practice room, rehearsal hall, recording room, sound stage, video stage. c. May include instruction in the form of apprenticeship, tutoring, or classes not exceeding five students at any one time. d. May include employees (paid or volunteer) not exceeding five employees at any one time. (Performers for type "b" studios shall not be counted as "employees.") 5. Group 5. Commercial guest lodging and associated uses, including hotel, motel, and bed and breakfast houses not exceeding 25 rooms, conference rooms with combined seating capacity nc greater than 100 persons, limited incidental retail sales of items for the convenience of guests, meals and beverages served to guests. 1� 9.65: THE VILLAGE [Draft: 6112195. 6. Group 6. Offices: offices conducting business or providing a service, having no retail or wholesale sales, nor repair, nor servicing of goods on -site. Examples: business, insurance, real estate, medical, dental, chiropractic, ophthalmologist, audiology, podiatry, engineer, planner, surveyor, architect, landscape architect, title company, attorney, auto rental (with storage of autos limited to three within the zone), bank, savings and loan, credit union, loan office, employment agency, library, secretarial and typing service, consultant, tourist information, travel agent, social service agency, bookkeeping, accounting, advertising service, writing service, limousine service (auto storage limited to two within the zone), answering service, apartment or condo management or rental service, appraiser, office for association or organization, chamber of commerce, counseling, stock brokerage, financial advisor service, tax service, interior design. 7. Group 7. Services and limited sales within offices: offices providing, in addition to the uses of Group 6, services which necessitate the incidental retail sale or service on -site of goods essential to the service. Examples: optician, clinic, lab in support of other services such as dental, medical, research and testing, hearing aid fitting service, dietician, caterer (not to include on -site production), pharmacy within medical complex. Group 8. Personal services: services with minimal impacts, including on -site retail sales of goods essential to the service, provided not in offices but in work spaces resembling shops or stores. Does not include sale of motor fuels or servicing of motor vehicles. Examples: barber or beauty shop, blueprint or duplicating service, tailor or alteration shop, cleaning and dyeing, laundry or laundromat, costume design studio, interior decorating service, post office, shoe and leather repair, shoeshine stand, watch or jewelry repair, picture framing or matting shop, package wrapping/packing/sending service, bicycle repair. 9. Group 9. Food service: prepared foods sold for on -site consumption and/or carry -out, indoor and patio service, (no drive-in or drive-thru), no live entertainment, no alcoholic beverages. Examples: restaurant, sandwich shop, delicatessen, cafe, cafeteria, tea room, coffee shop, ice cream shop, yogurt shop, burger shop, pizza shop, ethnic foods, bakery shop, bagel shop, fudge or candy shop, vending machine food, health food bar, caterer with on -site production. 10. Group 10. Food service plus other attractions: a. prepared foods sold for on -site consumption, indoor and patio service (no drive-in, or drive-thru), plus one or more of the following additional features: ill 9.65: THE VILLAGE [Draft. 6112195] (1) Alcoholic beverages served for on -site consumption only; (2) Live entertainment indoors. (Entertainment must be recurring or continuing during the evening, or be limited to a capacity of thirty tables. Food service facilities with only one show per evening and exceeding thirty tables are considered "dinner theaters" and fall into Group 11 uses); (3) Live or recorded entertainment outdoors; (4) Dancing; (5) Recreational accessory uses such as pool or billiard tables, dart boards, coin -operated entertainment arcades, shuffleboard tables; (6) Television screen exceeding thirty -five -inch diagonal measurement. b. Restrictions may be applied with regard to any or all of the following: (1) Hours of operation; (2) Noise volumes permitted at the perimeter of the property; (3) Capacity of area for service or entertainment; (4) Size of group providing the entertainment; (5) Acoustic versus electronic amplification. Examples: restaurant, cocktail lounge, bar and grill, night club, cafe, coffee house, pizza with wine and beer. 11. Group 11. Public assembly: indoor assembly and entertainment facilities attracting large numbers and/or having short peak -use hours. Examples: auditorium, theater, dinner theater, ballroom, social hall, community center, club, bowling center, skating rink, large conference center seating more than one hundred persons, recreation facility, gymnasium, field house, concert hall. 12. Group 12. Classes: indoor class facilities for education, training, self-improvement, hobby, health, or vocation; all ages. Examples: instruction for art, cooking floral design, crafts, jewelry, leather working, 21 9.65: THE VILLAGE 6112195 sculpture, pottery, carving, basketry, pet care and grooming, toy making, quilting, weaving, knitting, day care, preschool, kindergarten, personal financial management, general adult education, business training, secretarial skills, drafting, landscaping, barber and beauty training, dance, music, swimming, scuba, sewing and tailoring, bartending, gardening, nursing, dental hygiene, electronics, small engine repair, home maintenance, creative writing, photography, management, sports and athletics, health, exercise and diet, philosophy and religion, hypnosis, tax preparation, language, child care skills. 13. Group 13. Art display: indoor spaces for presentation (and possible sale) of works of art (painting, drawing, sculpture, carving, paper, fabric, metal, plastic, wood, clay, wax, mixed media, photographic art, handcrafted pottery, handcrafted jewelry, handcrafted glass, handcrafted fine furniture). a. Works of art must be original or limited -edition prints, reproductions, or castings; b. May include accessory art production space, workroom or studio enclosed or attached; c. May permit temporary outdoor display of art works in adjacent pedestrian areas for the enjoyment of pedestrians. Examples: gallery, museum, art auction room, art consignment shop. 14. Group 14. Small goods sales or rental: retail sales and/or rental of "small" goods, i.e., goods which may be carried out by the customer or picked up or delivered by a one -ton pickup truck or smaller vehicle. a. Does not include the sale or servicing of motorized vehicles, structures (assembled or disassembled components), boats, travel trailers, RN.s, motorhomes, campers, mobile homes, or any merchandise requiring outdoor display because of its size or weight; b. Includes new or used merchandise; Does not include lubricants, fluids, filters, belts, repair parts, or accessories for motorized vehicles; d. Includes repair and service of any items sold or rented, except that repair does not include dismantling for parts, repair of parts of motorized vehicles, or finishing, painting, refinishing, or repainting of any merchandise; e. Does not include sale of motor fuels. Examples: antiques, appliances, arts supply, baked goods, bicycle sales and rental, books, 22 9.65: THE VILLAGE 61121951 ceramics, clothing, candy, curios, novelties, food, department store, drug store, dry goods, flowers, meat, poultry, seafood, produce, gifts, hardware, hobby materials, watches, jewelry, liquor, wine and beer, music, newspapers and magazines, notions, pets and supplies, office supplies, shoes, sporting goods, stationery, tobacco, toys, radio, television, telephone, VCR sales and service, video sales and rental, office machines, furniture, lighting, home furnishings, cameras and photographic supplies, craft supplies, sick room, handicapped or prosthetic device sales and rental, athletic and recreation equipment and supplies, luggage and leather items, rental service for items used within the home (e.g., party supplies), bath shop, kitchen shop, bedroom shop, paint, wallpaper, carpet, draperies, blinds, flooring, ceilings, materials, formal wear, costume sales and rental, fashion studio, special hobbies or collections for sale or trade, goods produced in or representative of the Coachella Valley, records, tapes, discs, imported goods, cutlery, perfume, soap, candles and other scented products. 15. Group 15. Parking lots: off-street (on- or off -site) parking facilities, with associated pedestrian ways, meeting the development standards of Chapter 9.150 ( Parking), and the design standards of the Village. 9.65.090 Table of Permitted Uses. A. Development Permits Required. Table 9-... of this Chapter specifies whether a land use or structure is permitted within a zoning district. However, in most cases development to establish a use also requires approval of a site development permit and/or other permits as set forth in Section .... B. Uses and Structures Permitted. Table 9-...: "Permitted Uses in the Village", following, specifies those uses and structures which are permitted within each Village district. The letters in the columns beneath the district designations mean the following: "P": Permitted as a principal use within the district. "A": Permitted only if accessory to the principal use on the site. "C": Permitted as a principal or accessory use if a conditional use permit is approved. "X": Prohibited in the district. C. Conditional Uses. Certain land uses are deemed desirable in the Village downtown for the convenience of residents and visitors but have impacts which must be mitigated by conditions specific to each proposed use. Such uses shall be limited to the minimum number necessary to provide such convenience. A conditional use permit granted for one use does not create a precedent for another but, on the contrary, may constitute grounds for declining to grant a second similar conditional use permit. The following uses are permitted by conditional use permit (pursuant to the provisions of Section ...) in those Village districts designated in Table 9-... following: 1. Retail sales of motor fuels, lubricants, or bulk pressurized flammable gases; 23 9.65: THE VILLAGE [Draft: 61121951 2. Retail sales of lubricants, fluids, filters, belt, repair parts, or accessories for motor vehicles. Such merchandise must be new or factory rebuilt, not used or salvaged; 3. Service and repair of motorized vehicles, limited to personal automobiles, light trucks, and two. -wheeled vehicles; 4. Sale of alcoholic beverages for on -site consumption in a food service use not otherwise allowed alcoholic beverage service under this Chapter; 5. Providing "additional attractions" (live entertainment or large television, or outdoor entertainment, or a dance floor, or recreational accessory uses) in a food service use not otherwise allowed such uses under this Chapter; 6. Exceeding a stated upper limit for a permitted use, such as a seating capacity for conference facilities exceeding 100 persons, more than 25 rooms in a small hotel, more than five students in a professional studio, and similar capacity restrictions; 7. Special parking lot designs which do not meet the development standards of the VSP or Chapter .... Conditional use permits for special parking lot designs shall be limited to: a) major projects (i.e., those projects which utilize six or more lots of record and cross an alley); b) designs which substitute a parking lot for an alley or a street; or c) access and parking off of north/south streets. D. Accessory Uses. Accessory uses are permitted provided the accessory use is established on the same lot or parcel of land. and is incidental to, and consistent with the character of the permitted principal use, including, but not limited to: Limited Manufacturing. Limited custom or artistic manufacturing, fabricating, processing, packaging, treating and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and providing any such related activity does not exceed any of the following restrictions: a. The accessory use shall be conducted wholly within a completely enclosed building. b. The maximum gross floor area of the building permitted to be devoted to such accessory use shall be 25 percent. c. The maximum total horsepower of all electric motors used in connection with such accessory use shall be five horsepower. d. The accessory use shall be located at least 50 feet from any residential district. 24 9.65: THE VILLAGE [Draft: 61121951 e. The accessory use shall be so conducted that noise, heat. vibration, dust, odor, glare, does not create a nuisance beyond the premises. 2. Minor Temporary Outdoor Events. a. Temporary outdoor events of a minor nature, that is at which less than 5000 people are expected to be in attendance at any one time are permitted within the Village districts designated in Table 9-.... b. Temporary use permits may be granted in accordance with the procedures of Section ... for one-time events, continuous events, periodically recurring events or scheduled repeat events. c. Temporary use permits shall be renewed on at least an annual basis. d. Conditions which protect the public health, safety, and welfare; and/or support the design, themes, or ambiance of the Village as described in the Village Specific Plan may be attached to such temporary use permits. e. Temporary use permits may be withdrawn by the City if it determines than any permit condition are not adhered to by the applicant. f-. Permit conditions may be amended by the City if it determines that unforeseen problems have arisen which jeopardize the public's health. safety, or welfare; or which result in noncompliance with the Village Specific Plan, this Chapter, or other applicable provisions of this Code. E. Prohibited Uses. Uses prohibited in all Village districts include those uses which have one or more of the following characteristics: 1. Do not serve one or more of the market segments described in Section ...; 2. Does not contribute to the support of the themes for the Village, especially the pedestrian emphasis in those Village districts which depend on pedestrian orientation; 3. Provide goods or services not essential to this location for these markets and would be better provided in another commercial location with less critical thematic requirements; 4. Provide goods of a "large" nature, i.e. those requiring land -intensive and/or outside display area (including motorized vehicles, boats, structures, and items which cannot be delivered or picked up by the customer in a vehicle of one -ton capacity or less); 5. Serve motor vehicles beyond the minimal level deemed desirable for the convenience of the 25 9.65: THE VILLAGE (Draft: 61121951 Village; 6. Drive-in or drive-thru uses; 7. Heavy commercial and industrial uses; 8. Major resort uses having more than 50 rooms, having land -intensive recreational facilities such as golf or multiple tennis courts, or other features or impacts out of scale with the Village; 9. Uses potentially disruptive to the Village and/or the adjacent residential neighborhoods. F. Uses Not Listed in Table. Land uses which are not listed in Table 9... are not permitted unless the Community Development Director or the Planning Commission determines that such use is within one of the permitted use categories listed preceding (e.g. principal use, conditional use, etc.) in accordance with Section .... TABLE ...: PERMITTED USES IN THE VILLAGE P=Principal Use C = Conditional Use Permit0 A = Accessory Use X = Prohibited Use DISTRICT 1C aID I t o 5 W �; ; _ o E I !! -e LAND USE VC VP VS VN VT LAND USE GROUPS Group 1: Single family detached residential as the primary use X X C X X Group 2: Multifamily residential as the primary use X X X X P Group 3: Residential as a secondary use P P P X P Group 4: Detached professional studio P P P X P Group 5: Commercial guest lodging and associated uses X X P X X Group 6: Offices P P P P P Group 7: Services and limited sales within offices P P P P P Group 8: Personal services P P X C P Group 9: Food service P P P P P* *Limited to uses with no cooking on premises. Grou 10: Food service plus other attractions I P C P C X 9.65: THE VILLAGE [Draft. 61121951 TABLE ...: PERMITTED USES IN THE VILLAGE DISTRICT o o k P = Principal Use C = Conditional Use Permit A = Accessory Use X = Prohibited Use c E LAND USE VC VP VS VN VT Group 11: Public assembly P X X C X Group 12: Classes P P P C P Group 13: Art display P P P C C Group 14: Small goods sales or rental P P X C C Group 15: Parking lots P P P P P OTHER CONDITIONAL USES (Subject to the provisions of paragraph ... of this Section) Retail sales of motor fuels, lubricants, or bulk pressurized C X X C X flammable gases Retail sale of lubricants, fluids, filters, belts. repair parts, or C X X X X accessories for motor vehicles. Such merchandise must be new or factory rebuilt, not used or salvaged; Service and repair of motorized vehicles, limited to personal C X X X X automobiles, light trucks, and two -wheeled vehicles Sale of alcoholic beverages for on -site consumption in a food X X X X X service use not otherwise allowed alcoholic beverage service under this Chapter Providing "additional attractions" (live entertainment or large X X X X X television, or outdoor entertainment, or a dance floor, or recreational accessory uses) in a food service use not otherwise allowed such uses under this Chapter Exceeding a stated upper limit for a permitted use C C C X C Special parking lot designs which do not meet the development C C X X C standards of the VSP or Chapter .... ACCESSORY USES See paragraph D of this Section and the individual Village district Sections 9.65: THE VILLAGE [Draft: 61121951 TABLE...: PERMITTED USES IN THE VILLAGE DISTRICT o P = Principal Use C = Conditional Use Permit A = Accessory Use X = Prohibited Use � o o m �; C s � �z � LAND USE VC 'VP VS VN VT Other principal, accessory or temporary uses not listed in this Director or Planning Commission Table. to determine if use is permitted in accordance with the Purpose and Intent of the district and with Section 26-126. 9.65.095. Design and Development Review. A. Site Development Permit Required. Except for single-family detached residential, all development in the Village districts shall require approval of a site development permit in accordance with Section .... In addition to the findings required in Section..., site development permit approval shall require a finding that the project is consistent with the Village Specific Plan and with this Chapter 9.65. B. Design Review Required. 1. All uses of property, construction, reconstruction, exterior remodeling, conversions of use, landscaping, and major exterior maintenance including painting (other than for single-family detached residential which shall follow the RC district standards) must comply with the Village design standards contained within the Village Specific Plan and other adopted standards as approved by the Planning Commission. 2. In general, the Village design standards require compliance and support of three themes: a. Desert oasis, expressed in designs consistent with La Quinta's historic architectural vernacular; b. Pedestrian scale and orientation; c. Arts theme. 3. The following factors and characteristics which affect the appearance of a development will govern the Planning Commission's evaluation of a design submission: a. Conformance with the Village Specific Plan; 28 9.65: THE VILLAGE [Draft: 61121951 b. Conformance with ordinances and codes; c. Logic and functional effectiveness and efficiency of design; d. Exterior space utilization and treatment; e. Architectural character; f. Attractiveness; g. Material selection; h. Internal harmony and compatibility with surroundings; i. Circulation, both vehicular and pedestrian; j. Maintenance aspects; k. Integration of the arts theme into the project; 4. In particular, the design review will examine the following for compliance with the Village Specific Plan: a. Site planning: pedestrian orientation. automobile orientation. setbacks and yards, building orientation, building height and scale, screening, service; b. Relationships to adjoining buildings and sites; c. Landscape and treatment of outdoor spaces: choice, maturity, and placement of landscape materials, hardscape, waterscape, uses and arrangements, artistic treatment; d. Building design and components: general treatment, roofs, walls, windows and openings, doors and doorways, shade features, stairways. chimneys, balconies, gateways, colors, building materials, lighting, accent details; e. Signs: placement, design quality, size, relationship to other design themes; f. Streetscape: screening, vistas, lighting, street furniture, utilities; g. Maintenance considerations; h. Other considerations, as provided in the Village Specific Plan and other adopted standards. W POWIR COACHELLA VALLEY POWER DIVISION 81-600 AVENUE 58 • P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (619) 398-5811 • FAX (619) 398.5848 (DEVELOPER'S INFORMATION LETTER (Effective September 15, 1994) As an Owner, Developer or Contractor involved in today's new residential and/or commercial developments, you are well aware of how timing can make the difference between the success or failure of any project. The importance of establishing and adhering to realistic construction schedules is equally as important to the success of that project, as is project funding. With current and projected demands for residential and commercial units within the service area of the Imperial Irrigation District (District), Developers establish a comprehensive development plan for the successful marketing of their project. The District, likewise, in order to provide electrical service in a timely manner to various projects, must also set schedules to keep pace with the demands for services. In that regard, the following information is provided as a guide to assist the Owner, Developer or Contractor in the planning and scheduling of his/her project(s). All of the general and specific rec'uirements set forth in the "Project Service Schedule" must be followed in the sequence listed, therein. When underground facilities are to be included, the District will provide a complete set of underground duct, vault, transformer pad and riser pole system installation drawings and associated specifications for each project or project phase. It is the responsibility of the Owner(s), Developer(s) or Contractor to provide and install the underground conduit and vault system complete, at the Owner's, Developer's or Contractor's expense, to and including any street lighting systems required by and approved by the City or County agency having jurisdiction in the project area. Lighting systems must be approved in advance of installation by both the County and the District within a County Service Area (CSA), and shall be designed by and included with the District's underground power system drawings. The District will provide an Underground Power Inspector during the actual installation of conduit and vault systems. Any request for inspections on a project must be scheduled with the District 48 hours prior to actual need. Failure on the part of the Owner(s), Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any portion of the lighting or underground power systems, may result in the total rejection of the newly installed systems. Developer's Letter -2- September 15, 1994 It is the responsibility of the Owner(s), Developer(s) or Contractor to supply and maintain all necessary safeguards and to insure a safe working environment during and after the construction and/or installation of the underground power system. It is the District's policy to occupy and energize only those portions of the system for which a written service request has been made and all line extension charges and connect fees have been paid. Only those portions of the system which are actually occupied and energized by the District will be released from the Owner's or Applicant's responsibility. The Owner(s) or Developer(s) shall continue to be responsible for the maintenance, repairs, safety, corrections, and the liability for the balance of the unoccupied and unenergized portions of the power system, until such time that the District takes possession. Any portion of an existing underground system installed in advance of service needs by the Owner(s) or Developer(s), but not occupied and energized by the District, shall require a full and complete reinspection. The District will not establish construction and/or cable installation schedules in advance of this requirement. Upon completion of the duct and vault system and acceptance of the installation as meeting the District's standards for installation conformance only, the Owner(s) or Applicant will transfer an unencumbered ownership of all such facilities, except conduits, vaults and enclosures that are on, within or a part of a building or structure, or that are not occupied and energized by the District. During the initial review of any project, the District may determine that special service conditions exist due to one or more of the following conditions: Determined by the District that existing distribution and/or transmission facilities do not have the capacity to serve said project. 2. Special or additional right-of-ways or easements may be required to serve said project. 3. Special voltage and/or load demands could be imposed on existing facilities by the project. In which case the Owner(s), Developer(s) or Applicant would be required to: Provide a two -.acre substation site at a location determined by the District. 2. Provide any additional right-of-ways or easements that the District determines will be necessary to provide electrical service to said project. Developer's Letter -3- September 15, 1994 These guidelines, as provided by the District, herein, are not a guarantee expressed or implied that electrical service will be provided to a particular project or phase of said project, nor that electrical system designs or service will be provided within the time frame so stated or implied, herein. To eliminate any misunderstandings concerning the District's assumption of liability for personal injury or property damage prior to or following the completion of the underground duct and vault system by the Owner(s), Developer(s) or Contractor, please note the following: The Owner and/or Developer will be required to acknowledge, in writing, that the District assumes no responsibility for safety, maintenance, repair or corrections for any on -site or off -site electrical distribution system equipment or facilities until the system and facilities are occupied and energized by the District. The Owner(s), or Developer(s) will be required to sign and have notarized an Indemnification Statement prior to obtaining electrical power service for the development project. The person or persons executing the said statement are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement and that same is binding on all parties having ownership of, or contractual interest in the land and/or development project. Please refer to EXHIBIT "A", sheet 8 of 8 of this informational letter for the standard recording form format required by the State of California for recordation in both Imperial and Riverside counties. 'The District's Indemnification Statement has been incorporated on this form for your convenience as well as notes relating to the required legal description of the site or project. Note that the property and/or the development's legal description may require more space than is provided on the form due to text size requirements per government code. Please refer to the legal description of the property or project site as EXHIBIT "A" and any associated maps or drawings as EXHIBIT "B." The following is a sample of a legal description that will fit into this format. THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN; MORE PARTICULARLY DESCRIBED IN EXHIBIT "A' AND DELINEATED IN EXHIBIT "B," ATTACHED HERETO AND MADE A PART HEREOF. Developer's Letter -4- September 15, 1994 Please note that the District requires that the Owner(s), Developer(s) or Contractor for a development project within the District's service area are required to provide the following items to the Engineering and Distribution Department having jurisdiction in the project service area: 1. Be advised that Items 3 through 8 and Item 10, are to be provided in AutoCAD Format up to and including Rev. 12, and submitted to the District on a standard 5-1/4" mini -floppy disk (double sided/high density/double track) or a 3-1/2" micro - floppy disk (double sided/high density/double track). State Plane Coordinates may be obtained for Imperial County from the County of Imperial or from the Imperial Division of the Imperial Irrigation District — Power Department, (Distribution Units). Please note that this service is not available in the Coachella Valley Power Division of the Imperial Irrigation District. If this CAD media is not available or cannot be provided by the Developer or Applicant, then hard copy maps/plans and drawings will be accepted by the District for design study but under the following conditions: A. Plans and other drawings required by IID for Commercial and Housing Developments not submitted as AutoCAD drawings may delay the District's project development drawings to the Applicant by 90 days or more. B. AutoCAD drawings that cannot be utilized due to lack of same scale for all components, or lack of detail required for designing the requested power system, or the lack of state plane coordinates for all details tied down to at least one commonly known benchmark, or lack of correct dimensions on landbase details, or extensive use of single layers that have all pertinent text, as well as multiple drawings on one layer. 2. One copy of approved Street Lighting plan similar to conditions in Item 1 above. Note: In the District's Riverside County service area, the Developer will submit lighting proposals, first to the County of Riverside and then to Imperial Irrigation District, Power Department for approvals. 3. Water, sewer and drainage plans. 4. Street improvement plans. 5. Precise grading and landscaping plans. 6. Plot plans with buildings shown. 7. Parcel and overall project map with phasing. Developer's Letter -5- September 15, 1994 8. Graphic scales on all Auto -Cad drawings. 9. One hard copy of total connected electrical loads for each building style or floor plan. 10. All parcel map property corners or tract map boundary corners shall be tied to section or 1/4 section corners. 11. The following easement requirements shall be recorded on the title sheets of tract and/or applicable parcel maps within City limits. OWNER'S STATEMENT WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT, AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE, OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND APPURTENANCES, WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES. CERTIFICATE OF ACCEPTANCE GOV. CODE SEC. 27281 I, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT, ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN. DATED: SUPERINTENDENT, GENERAL COACHELLA VALLEY POWER DIVISION (( For Riverside County areas)) �lm SUPERINTENDENT, GENERAL IID POWER CONSUMERS SERVICES (( For Imperial County areas)) Developer's Letter -6- September 15, 1994 If the map has been approved or recorded in advance of this requirement, then the Owner(s) and/or Developer(s) shall advise the District of same and other easement arrangements shall be made with the Owner(s) or Developer(s) to obtain said easements. Any easement requirements over and above that stated, herein, will be requested by separate notice during the project scoping study or as soon as the need is apparent. NO FINAL PRINTS FOR OVERHEAD AND/OR UNDERGROUND POWER FACILITIES WILL BE ISSUED TO THE DISTRICT'S CONSTRUCTION FORCES, UNTIL SUCH TIME THAT THE DISTRICT'S ENGINEERING DEPARTMENT HAS RECEIVED FIVE -FULL SIZE COPIES OF THE RECORDED TRACT AND/OR PARCEL MAP WITH ITS ASSOCIATED TITLE SHEET(S) WHEN APPLICABLE. PROJECT SERVICE SCHEDULE Application for electrical service(s) to proposed project (Imperial Irrigation District Business Office). 2. Requirements of Developers Information Letter completed. 3. Conduit drawings by Imperial Irrigation District completed and mailed to Developer or Contractor (60 days typical). 4. Cable Charges prepared and mailed to Developer or Contractor when available. 5. Cable Charges paid. NOTE: Further scheduling will not occur until Item 5 is completed . 6. Cable drawings prepared and material ordered (45 days typical). 7. Underground conduit system installation completed and approved by Imperial Irrigation District Inspector. 8. Imperial Irrigation District work order released to Construction Department for scheduling (45 days typical). 9. Start construction as per scheduled date. 10. Construction completed. DATE COMPLETED Developer's Letter -7- September 15, 1994 NOTE: Any changes made by the Applicant to the project that will require the Dlistrict to make modifications or changes to the original design of the electrical facilities for the project will cause the project schedule to revert back to Item 2. PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO: COACHELLA VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 81-600 Avenue 58 P.O. Box 1080 La Quinta, California 92253-1080 Issued By: Telephone: (619) 398-5854 Section or Unit: Fax Number: (619) 391-5999 Received By: Owner, Developer and/or Agent IMPERIAL VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 333 East Barioni F.O. Box 937 Imperial, California 92251-0937 Issued By: Telephone: (619) 339-9182 Section or Unit: Fax Number: (619) 339-9140 Received By: Owner, Developer and/or Agent Developer's Letter :.......................................................... RECORDING REQUESTED BY: IMPERIAL IRRIGATION No Recording Fees Required Per Government Code: Section 27383 ,2„ : AND WHEN RECORDED MAIL TO: REAL ESTATE SECTION IMPERIAL IRRIGATION DISTRICT P.O. BOX 937 IMPERIAL, CALIFORNIA 92251 -8- EXHIEIT "A" 1/2" TOP OF FORM 2-3/4 INCHES September 15, 1 c 1/2" FROM EDGE OF FORM — ON ALL SIDES OF THE FORM 51NCHES SPACE ABOVE THIS LINE FOR RECORDER'S USE PROJECT LEGAL DESCRIPTION INCLUDING TRACT No., PARCEL No., OR RECORD OF SURVEY No. INDEMNIFICATION STATEMENT IT IS ACKNOWLEDGED AND UNDERSTOOD BY THE PARTIES HERETO, THAT THE OWNER(S) ANDP DEVELOPER(S) OF THE HEREIN ABOVE DESCRIBED PROPERTY OR DEVELOPMENT PROJECT. SHALL FULLY RESPONSIBLE FOR THE CONDITION, SAFETY, MAINTENANCE AND REPAIRS, AS WELL REQUIRED CORRECTIONS, AS TO ALL UNOCCUPIED AND UNENERGIZED COMPONENTS OF T PERMANENT OR TEMPORARY ELECTRICAL SERVICE DISTRIBUTION FACILITIES, BOTH ON AND OFF T CONSTRUCTION OR PROJECT SITE, WHERE SUCH SYSTEMS AND FACILITIES ARE REQUIRED TO CONSTRUCTED OR INSTALLED BY THE OWNER(S) OR DEVELOPER(S). THIS RESPONSIBILITY W CONTINUE UNTIL SUCH TIME THAT THE SYSTEMS AND FACILITIES HAVE BEEN ENERGIZED BY T DISTRICT. THE OWNER(S) OR DEVELOPER(S)INDEMNIFIES THE DISTRICT AND HOLDS THE DISTRI HARMLESS FROM ALL DAMAGE CLAIMS, INCLUDING, BUT NOT LIMITED TO, CLAIMS FOR BODILY INJU OR PROPERTY DAMAGE RELATING TO OR ARISING AS A RESULT OF THE INSTALLATION OF S/ FACILITIES, UNTIL THEY HAVE BEEN ENERGIZED BY THE DISTRICT. THE INDEMNIFICATION INCLUD THE DISTRICT'S COSTS OF DEFENDING ANY APPLICABLE CLAIMS, INCLUDING REASONAB ATTORNEY'S FEES." IN WITNESS WEREOF, said Grantor_ ha._ hereunto affixed signature this day of ,19 GRANTOR •GRANTORS ( Example 1 ) H.K.Porter Company A Limited Partnership By:- �� ..tea . �� S1, Principle Partner and President (Example 2 ) ................................................................: Owner ',i" QfU'!t'r6tl PH # 1 MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: AUGUST 8, 1995 SUBJECT: PUBLIC USE PERMIT 95-016 - DESERT SANDS UNIFIED SCHOOL DISTRICT Attached please find the original staff report for the above -noted project, prepared for your July 25, 1995 meeting. The only changes to the report are to the Conditions of Approval. Staff has been meeting with the Desert Sands Unified School District representatives to review and revise these conditions to their final form. They are before you for your review and approval. PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 95-300 PREPARED FOR PUBLIC USE PERMIT 95-016 ENVIRONMENTAL ASSESSMENT 95-300 DESERT SANDS UNIFIED SCHOOL DISTRICT (DSUSD) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 day of July, 1995, the 25th day of July, 1995, and the 8th day of August, 1995, hold duly noticed Public Hearings to consider the request of Desert Sands Unified School District (DSUSD) for a Public Use Permit to allow an Educational Services Center on the northeast side of the intersection of Dune Palms Road and 48th Avenue; and, WHEREAS, said Public Use Permit 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 Initial Study Environmental Assessment 95-294; and, WHEREAS, the Community Development Director has determined that said Public Use Permit will not have a significant adverse effect on the environment due to mitigation requirements and that a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: The proposed project will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of 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. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals. resopc.121 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable. 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 for this Mitigated Negative Declaration of Environmental Impact. 2. That it does hereby recommend certification of Environmental Assessment 95- 300 with the adoption of a Mitigated Negative Declaration for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, labeled Exhibit "A" - EA, on file in the Community Development Department. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 8th day of August 1995, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California resope.121 CONDITIONS OF APPROVAL - RECOMMENDED PUBLIC USE PERMIT 95-016 - DESERT SANDS UNIFIED SCHOOL DISTRICT AUGUST 8, 1995 1. The development of this site shall be in conformance with exhibits approved and on file in the Community Development Department for Public Use Permit 95- 016, unless otherwise amended by the following conditions. 2. The approved Public Use Permit shall be used within one year after the Planning Commission approval; otherwise it shall become null and void and have no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading which is to begun within one year and thereafter, diligently pursued to completion. A time extension as allowed by the municipal code of one year may be requested 30-days prior to the expiration date. 3. An exterior lighting plan for the building, parking lot and outdoor storage area shall be approved by the Community Development Department prior to issuance of any off -site grading and improvement permits. The exterior lights shall be down -shining lights without dropped lenses. Parking lot pole lighting shall be limited to a height of 25-feet unless allowed higher with the use of light shields. 4. Recycling bins and trash bins with enclosures shall be provided to the satisfaction of Waste Management of the Desert and the City of La Quinta. Verification of approval shall be granted to the City prior to construction of any trash enclosures. 5. Desert Sands Unified School District shall retain a qualified archaeologist to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Community Development Department for final review and approval. Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s) shall be submitted to the Community Development Department . The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Community Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspect to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Community Development Department. 6. Prior to issuance of any off -site grading and improvement permits the applicant shall obtain clearances from the following agencies: - Fire Marshal - Coachella Valley Water District - Imperial Irrigation District - California (Regional Water Quality Control Board (NPDES Permit) The applicant is; responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. 7. Applicant shall comply with the CEQA mitigation monitoring plan for Public Use Permit 95-016, on file in the Community Development Department. 8. Prior to occupation of the project site for construction or grading purposes, the applicant shall submit and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 of the La Quinta Municipal Code. 9. Prior to installation of any on -site identification signs, said signs shall be reviewed and approved by the Community Development Department. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 10. The developer shall submit to the Community Development Director a transportation demand management plan for review and approval to ensure compliance with Chapter 9.162 of the Municipal Code. A plan approved by the South Coast Air Quality Management District shall be deemed adequate to meet this requirement. 11. Final landscaping and irrigation plan shall be reviewed and approved by the Community Development Department prior to issuance of an off -site grading and improvement permit. Emitter or drip irrigation systems shall be utilized to the greatest extent possible. Landscaping shall comply with City of La Quinta Ordinance 220. 12. That final landscaping and irrigation plans shall be reviewed and approved by the Agricultural Commissioner and Coachella Valley Water District prior to issuance of an off -site grading and improvement permit. 13. That any required utility boxes, pads, meters, etc. shall be shown on the final landscaping plans to ensure that they are properly treated and screened. Compliance with utility company safety distance requirements shall be complied with. 14. All landscaping within perimeter street right-of-way shall be reviewed and approved by the Engineering Department prior to issuance of an off -site grading and improvement permit. 15. That a combination of berming and shrub planting shall be provided along Dune Palms Road and 48th Avenue to provide screening of the parking lot surface from adjacent streets. 16. Provide or show there exists a water system capable of delivering 1500 gpm for a 2-hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based on buildings being area separated and equipped with automatic fire sprinklers. 17. 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. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 18. Prior to building construction, 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". 19. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group I. 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. 20. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department job card must be at the job site for all inspections. 21. 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 1991 UFC. 22. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 23. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 24. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits from both the County Health and Fire Departments. 25. Install portable fire extinguisher's per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 26. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 27. 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 CONAPRVL.331 PUBLIC USE PERMIT '95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 key Switch, this form much be authorized and signed by this office for the correctly coded system to be purchased. 28. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 29. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 30. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 15'. 31. These conditions are subject to change with adoption of new codes, ordinances, laws, or when construction has not started within twelve (12) months of approval. 32. Specific conditions for each occupancy group will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. 33. The applicant shall grant or acquire public 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. Approved deeds shall be executed and recorded prior to issuance of any off -site grading, or improvement permits. Required deeds and/or acquisitions include: A. Dune Palms Road adjacent to the property to be developed - Right of way as indicated in Exhibits 1 and 2. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 B. Avenue adjacent to the property to be developed - Primary Arterial - Half of 110-foot right of way. Rights of way shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. 34. The applicant shall grant public utility easements contiguous with and along both sides of all private streets. The easement widths, when added to street right of way, shall make available a 10-foot-wide strip, parallel with and outside of street improvements, for installation of utilities. 35. The applicant shall create setback areas or lots, of minimum width as noted (generally 20' in front of lots, 10' side, and 5' rear), adjacent to the following street rights of way: A. Dune Palms Road - 20 feet B. 48th Avenue - 20 feet Minimum widths may be used as average widths for meandering wall designs. 36. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 37. The applicant shall grant or acquire any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 38. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. 39. Where sidewalks, bikepaths, and/or equestrian trails are required or contemplated, the applicant shall grant blanket easements over required landscape setbacks for those purposes. 40. The applicant shall vacate vehicle access rights to the following streets: CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFED SCHOOL DISTRICT August 8, 1995 Access to these streets shall be restricted to street intersections and approved access locations. 41. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 42. The City may maintain digitized standard plans for elements of construction. For a fee established by City resolution, the developer may acquire the standard plan computer files or standard plan sheets prepared by the City. When final plans are approved by the City, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable the City Engineer. 43. The applicant shall construct off -site grading and improvements and/or satisfy obligations, or shall provide security for said off -site improvements and obligations prior to issuance of off -site grading or improvement permits. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 44. If improvements are secured, the applicant shall provide approved estimates of the improvement costs. The estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not contained in the City's schedule of costs, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be approved by those agencies. 45. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 46. The applicant shall comply with the City's flood protection ordinance. 47. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 48. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 49. Prior to issuance: of any off -site grading and improvement permits the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by development phase and lot number and shall be cumulative if the data is submitted at different times. 50. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained on site unless otherwise approved by the City Engineer. The CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 tributary drainage area for which the developer is responsible shall extend to the centerline of adjacent public streets. 51. In design of retention facilities, the basin percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 52. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 53. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 54. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 55. If any portion of the 100-year, 24-hour storm flow from this development is to be conveyed directly or indirectly to the Whitewater Storm Evacuation Channel or the La Quint:a Evacuation Channel or will otherwise drain to water bodies subject to the NPDES, the applicant may be required to design and install first - flush storage, oil/water separation devices, or other screening or pretreatment method(s) to minimize the potential for conveyance of stormwater contamination to off -site locations. Drainage to off -site locations and methods of treatment or screening shall meet the approval of the City Engineer and CVWD. 56. All existing and proposed utilities within or immediately adjacent to the proposed development shall be installed underground.. *High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 57. In the off -site areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface CONAIPRVL.331 PUBLIC USE PERMIT !15-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 58. Applicant shall provide a traffic study prepared by a registered traffic engineer for submittal to Caltrans to justify installation of the traffic signal at the Dune Palms Road/Highway 111 intersection. 59. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0"/4.5" Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section which will be subjected to traffic, the partial section shall be designed with the 20-year design strength. 60. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 61. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Dune Palms Road (Primary Arterial) - Construction shall be in accordance with Exhibits 1, 2 and 3. Except for intersection improvements, construction of portions of the roadway beyond site boundaries shall be subject to compensation by the City or adjacent landowners as may be agreed to by the applicant and the City. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 B. Traffic Signal at Highway 111 and Dune Palms Road - Construction shall be subject to compensation by the City or adjacent landowners as may be agreed to by the applicant and the City. Main entry streets and drives, bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the City Engineer. 62. Access points and turning movements of traffic shall be restricted as follows: A. Two access/egress drives on Dune Palms Road centered approximately 425 and 1,375 feet north of the current centerline intersection with 48th Avenue plus a third drive at the north end of this property. B. One access/egress drive at the east end of this property's frontage on 48th Avenue. Prior to occupancy of permanent buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 63. The applicant shall provide landscape improvements in the landscape setbacks along Dune Palms and 48th Avenue. 64. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians and common retention basins, shall be prepared by a licensed landscape architect. 65. Landscape and irrigation plans shall be approved by the Community Development Director. 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. CONAPRVL.331 PUBLIC USE PERMIT 95-016 DESERT SANDS UNIFIED SCHOOL DISTRICT August 8, 1995 66. 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. 67. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly - or commonly -maintained landscape areas. 68. Unless otherwise approved by the City Engineer, common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. 69. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. 70. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter along the following street(s): A. Dune Palms Road or other streets which serve the project. The precise location, timing, and character of the turnout and shelter shall be as determined by Sunline Transit, the City Engineer, and Desert Sands Unified School District. 71. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 72. 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. CONAPRVL.331 C - C_ L 2 Q' .58� 30,ERFA) =c PA F-Rw = E'X15TIAVG 12 rGHT o F wR y 5s� PR 30' ER5 L,, 4-Z, 1 J � l !PAVE,tit E; r :,Jl G PRU) = PRoPosr=D 2tGN] w z 0 �EX4i 5l"t it 024 Cri Q W - v o J v i �I i i rV � 025 PH# 1 STAFF REPORT PLANNING COMMISSION DATE: JULY 25, 1995, CONTINUED FROM JULY 11, 1995 CASE: PUBLIC USE PERMIT 95-016 APPLICANTS: DESERT SANDS UNIFIED SCHOOL DISTRICT REQUEST: APPROVAL TO CONSTRUCT DISTRICT EDUCATIONAL SERVICE CENTER WITH APPROXIMATELY 164,000 SQUARE FEET OF FLOOR SPACE LOCATION: NORTHEAST OF THE INTERSECTION OF DUNE PALMS ROAD AND 48TH AVENUE This case was regularly scheduled for the meeting of July 11, 1995. The applicant, through Mr. Jack Matlock, consultant to the School District requested a continuation of this item to this meeting. To date staff has not been able to meet with the School District to discuss concerns they have regarding some of the Conditions of Approval. It is expected, at this time, this discussion will occur during the Planning Commission review. Attached is original copy of the staff report for July 11, 1995. Please refer to the July 11 th report for background and recommendation. 1. Planning Commission Staff Report for the meeting of July 11, 1995 STAFFRPT.043 STAFF REPORT PLANNING COMMISSION DATE: JULY 11, 1995 CASE: PUBLIC USE PERMIT 95-016 APPLICANT: DESERT SANDS UNIFIED SCHOOL DISTRICT (DSUSD) REQUEST: APPROVAL TO CONSTRUCT DISTRICT EDUCATIONAL SERVICES CENTER WITH APPROXIMATELY 164,000 SO. FT. OF FLOOR SPACE LOCATION: NORTHEAST OF THE INTERSECTION OF DUNE PALMS ROAD AND 48TH AVENUE GENERAL PLAN LAND USE DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) ZONING: R-2 8000 ENVIRONMENTAL DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED AN INITIAL STUDY (EA 95-300) ON THE PROPOSED PROJECT AND DETERMINED THAT THERE ARE IMPACTS WHICH COULD BE SIGNIFICANT. MITIGATION MEASURES HAVE BEEN RECOMMENDED FOR THESE IMPACTS. A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WITH MITIGATION IS HEREBY RECOMMENDED FOR ADOPTION. SURROUNDING ZONINGS/LAND USES: NORTH: C-P-S AND R-T/VACANT LAND AND MOBILE HOME PARK SOUTH: R-2 20,000/PD AND R-2 8,000/VACANT LAND (PART OF RANCHO LA QUINTA COUNTRY CLUB) AND VACANT LAND EAST: R-2 8000/VACANT LAND The proposed use is the new Administrative and Educational Services Center for the Desert Sands Unified School District. This facility would be relocated from its present STAFFRPT.038 location in Indio on Highway 111. The City of La Quinta Redevelopment Agency presently owns the land and would be selling it to the School District. The School District will construct their facility and lease -back to the City a small building and area in the facility, for the City Corporation and Transportation yard. The purchase and lease agreement will be formalized through a disposition and development agreement (DDA) to be approved by both the City Council Redevelopment Agency and School District. The City's zoning ordinance permits public institutions or uses such as this service center to be located on any parcel regardless of zoning and land use designations with a public use permit approval. The subject site is somewhat triangular in shape with approximately 24-1 /2 acres in area. To the west side of the property is the unimproved Dune Palms Road with unimproved 48th Avenue along the south boundary. The balance of the south and east boundary is bordered by the unimproved La Quinta Evacuation Storm Channel. To the north the land is vacant with the exception of an older mobile home park near Highway 111. The southern half of the parcel which the mobile home park sits on is presently vacant. The project, as proposed by the Desert Sands Unified School District (DSUSD), would consist of the district -wide operating facilities. These facilities would consist of Administration, Maintenance, Operation, Transportation, Warehousing, and Nutritional Services departments as well as the City of La Quinta's Public Works yard. Specifically, facilities of the School District would include truck and bus servicing, plumbing shop, air conditioning shop, painting shop, wood shop, electrical shop, welding shop, central kitchen, graphics, media center, special education, training center, administration, and School District Board meeting room. The proposed facility also indicates a day-care center. The facility would also be utilized for storage of all buses and School District vehicles. A retention basin of 1.6 acres would be provided at the northeasterly corner of the triangular -shaped parcel. The proposed project would consist of three buildings, two of which will be utilized by the School District while the third smaller building would be part of the City Public Works operations„ The largest School District building (Building "A") which would be parallel to Dune. Palms Road would be the main structure and consists of approximately 124,900 sq. ft. of floor space. Building "B" would be located east and behind Building "A" and consists of approximately 33, 460 sq. ft. Approximately 3,160 sq. ft. of this building will be utilized by the Public Works Department for office area. Building "C", which is the City Corporation building, will consist of approximately 3,950 sq. ft. of floor space plus attached additional covered parking. The project is proposed to be constructed in one phase with construction scheduled to start in late 1995 with completion scheduled for March, 1997. STAFFRPT.038 The project is designed in a Spanish/Mediterranean architectural style with exterior materials consisting of stucco walls, some brick work, stone column bases, and a Spanish tile roof consisting of three colors. Glass is proposed to be a solar -cool bronze material. Doors and accent areas will be a teal color. With the exception of the northern end of Building "A", the project has been designed with the tile roof element facing public streets. The northern portion of Building "A" will be screened by an eight -foot high structural clay brick wall. There is some tile roof use in some other areas such as on the center of the back of Building "A", facing east and at the north east, north west corner of Building "B". All areas with a file roof have extensive overhangs for shade. Material colors are proposed to consist of a beige stucco with the brick work a light brown. The buildings vary in height from one to two -stories. Building "A", which is the main structure closest to Dune Palms Road, will have a second -story area located behind the Board meeting room which is located near the center of the building. The height of this portion of the structure will be approximately 30-feet. The balance of this building will vary from 18-feet in height to approximately 26-feet in height. Building "B" will have a small two-story area at the northwest corner of the structure which will be approximately 31-feet in height. The majority of the rest of the building will be 18-feet in height with the exception of the bus, maintenance area which will be approximately 25-feet high. Building "C" which is the City Corporation building will be a one-story high structure with a the roof element at the front facing west. The height of the building for the enclosed portion will be a maximum 25-feet high with the covered parking area of the building approximately 18-feet high. This building is proposed to be located along the easterly boundary of the site adjacent to the La Quinta Evacuation Channel. Due to the majority of the frontage being on Dune Palms Road, primary vehicular access is to this street. The front of the building has been oriented primarily to Dunes Palm Road. There is one public access on 48th Avenue as well as one on Dune Palms road. Two additional access points near the northern end of the site on Dune Palms Road will be provided for access for District delivery and employee vehicles. The visitor parking is provided near the intersection of Dune Palms Road and 48th Avenue with staff parking provided on Dune Palms Road closer to the northern property line. The project has been designed with vehicular security gating. This will allow limited authorized access to the area east of Building "A". Bus parking as well as District vehicle parking and some additional staff parking will be provided behind the gates. STAFFRPT.038 The City Corporation yard is located near the rear of the site and as such would utilize the same accesses as the District vehicles. As permitted by rnwnicipal code requirements, the applicant has provided off-street parking based on actual needs. The School District, at this facility employs approximately 250 employees, while the City presently employs 10 people who would occupy the Corporation yard. This gives a total of 260 employees which would utilize the site at any one time. The School District indicates that a maximum 210 employees would use the site for parking vehicles, if they all came individually. That number along with the 10 for the City would total 220 vehicles maximum. The board room will contain seating for 400 visitors which would occur during Board meetings in the evening. Based on these numbers, approximately 620 spaces would be needed. The plans submitted indicate a total of 621 parking spaces. It should be noted that while the public parking area will not contain 400 parking spaces there will be additional parking available in the staff parking areas. Based on the known needs of the School District, the applicant's feel that they are providing adequate off-street parking. According to the applicant's calculations, they are providing approximately 193,000 sq. ft. of landscaping which amounts to approximately 4.4 acres. The majority of this landscaping is provided adjacent to 48th Avenue and Dune Palms Road. The setback along Dune Palms Road is 168-feet with the setback along 48th Avenue approximately 200-feet plus. The applicant has provided extensive landscaping within these setback areas. There is additional landscaping provided in the rear portions of the site in the areas around Building "B" and along the perimeters. The perimeter along 48th Avenue and Dune Palms Road is provided with extensive berming of the parking lot areas along with an eight -foot wide meandering sidewalk. Tree sizes vary from 15-gallons to approximately 36-inch box size with palm tree sizes varying from 6-feet high to 10-feet high. The landscaping material indicated on the plant pallet is extensively drought -tolerant and desert native materials. The staff has received comments from the Riverside County Sheriff's Department and Fire Department regarding the proposed project. Additionally, comments have been received Coachella Valley Water District and Imperial Irrigation District. Copies of these comments are attached for your review. STAFFRPT.038 The project has been designed to comply with applicable City requirements. The City feels that the location is acceptable for the proposed use. While the project could have environmental impacts, mitigation measures have been recommended which would reduce those impacts to an acceptable level. The project has been designed to be architecturally attractive with extensive landscaping. Findings to approve this Public Use Permit are: 1, The project has been designed for the protection for the public health, safety and welfare. 2. The project conforms with the logical development of the land and surrounding area. 3. The project complies with applicable City Zoning and General Plan requirements. 4. The project will be architecturally compatible with the surrounding land uses. RECOMMENDATION* Based on the findings above, staff recommends: 1. Adoption of Resolution 95-_, approving a Mitigated Negative Declaration of Environmental Impact. 2. Adoption of Minute Motion 95-_, approving Public Use Permit 95-016, subject to the attached conditions. Attachments: 1. Location Map 2. Comments from various City departments and outside agencies. 3. Supplemental information submitted by applicant 4. Environmental Assessment 5. Plans and Exhibits STAFFRPT.038 P — t`"'1 C- C 3O'CR W I z, 3G' 7 Z' PavFmrF ,j 3-5 PR V O`ERW 6 r r,) r o-r 55 PRE) 30 Ep (,u' k GG� I PAYCI',1E;J7' :Jlr`7F� TRW = EX►STIAIC I-IGH7' o F wAy 1 PRW = PROPOSED RIGHT E.P Nwr I Ln Q +i i II _ � i� N rm A�1 �I J Cl w V o J v Lu rn l � I 1 i I� I' I I� PC— ATTACHMENT r7 Native Desert d (- Rancho La Quinta Native Desert Scattered trash and debris Avenue 48 30 CASE MAP CASE No. USE PERMIT 85-016 ORTH SCALE: NTS P- ATTACHMENT RIVERSIDE COUNTY LARRY D. SMITH, SHERIFF May 23, 1995 Sheriff 82-695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 863-899 City of La Quinta Planning Department= 78--495 Calle Tampico MAY �' 1`�m 1 La Quinta, California 92253....._�._. PL RE: Public Use Permit 95 016YY3-�=t' Dear Mr. Sawa, The Sheriff's Department has no negative comment on this permit. Regarding sheriff's staffing, the project will not significantly impact the Sheriff's Department's ability to provide services. Regarding project design, all parking areas, entrances/exits and walkways should contain ample lighting which will deter criminal activity and provide a safer environment for all. The project entrance should also be well lighted with street addresses highly visible to aid any responding emergency vehicles in locating the facility. We appreciate the opportunity to comment on the project from the law enforcement point of view. Sincerely, LARRY SMITH, SHERIFF RONALD F. DYE, Captain Indio Station Commander COACHELLA VALLEY POWER DIVISION 81.600 AVENUE 58 • P.O.BOX 1080 *LA QUINTA, CALIFORNIA 92253.1080 TELEPHONE (619) 398-5811 • FAX (619) 398.5848 IIDPD-DDC May 31, 1995 �uN � 2 tig95 Mr. Stan Sawa Git� ti`'•`r,;:�=` ,Giyi City of La Quinta P. O. Box 1504 La Quinta, CA 92253 Re: Public Use Permit 95-016 - Desert Sands Unified School District Educational Services Center - IID File No. 626 Dear Mr. Sawa: Review of the plans for the Educational Services Center has concluded it will impact electric service to the area. The cumulative impact of projects of this size increase the electrical demand on Imperial Irrigation District's (IID's) system. These demands impact existing facilities at peak loading periods, and result in the need for additional generation, transmission, substation, and distribution facilities. This added demand may also directly affect power rates in the IID's service area, possibly resulting in higher electric rates in future years. A Developer's Information Letter is enclosed which specifies IID's electrical requirements. We are also providing a copy of our letter dated March 17 to Gary Walker & Associates, the engineering firm hired by Desert Sands Unified School District. In this letter, we addressed some of the concerns we had related to the electrical service to this project. Please pass this information along to the applicant. Thanks for the opportunity to provide input. If you should have any comments or concerns, please contact me at (619) 398-5818 or John Salas at 398-5834. Sincerely, /, ec-- THOMAS F. LYONS, JR., P.E. Senior Engineer Enclosures rg IIDPD-DDC Mr. Frederick Wolff, C.S.I. Gary Walker & Associates 1836 Patricia Avenue Simi Valley, CA 93065 March 17, 1995 SG RE: GWA #94-127, Desert Sands Educational Services Center N/O Avenue 48, E/O Dune Palms, La Quinta Dear Mr. Wolff: After reviewing the plans for the Educational Services Center, we felt it was necessary to provide you with feedback that will facilitate the development of your project. This feedback is provided below and on the plans themselves. 1. Point of connection to utility facilities. 2. Size and location of easement or rights -of -way. 3. Size and routing of customer provided conduits. To reiterate, the conduit routing depends on the final design. I have drawn a proposed conduit route on the enclosed prints. Our La Quinta Substation is located on the southwest comer of Jefferson and Avenue 48. We; have a proposed conduit system running westerly from the substation along Avenue 48 to Dune Palms Road, then north to Highway 111. This duct bank system will consist of twelve 6" primary ducts, three 4" secondary ducts, and two 2" communication ducts. This system requires concrete encasement. The owner and/or developer will need to install this duct bank along the entire Dune Palms Road and Avenue 48 frontage. This duct bank system must also be installed under and east of the Coachella Valley Water District wash. Underground conduits need to be extended from the substation to the north side of Avenue 48. The owner and/or developer must pay line extension charges for the construction of an overhead line. This line will Mr. Frederick Wolff, C.S.I - 2 - March 17, 1995 extend from the substation conduit system to the duct bank system, on the east side of the wash. Based on this preliminary design, there will be two 6" conduits and one 4" conduit required inside this facility. We are also enclosing a set of specifications for our underground conduit installations and a Developer's Information Letter. The required easements will be 10' in width for the conduit systems and 15' in width in the area around the switch vaults. A 1.0' radius around the switch vaults must be clear of landscape vegetation for the safety of our personnel when operating and maintaining the switches. IID must have access at all times to our facilities. If any facilities are located within a secured area, provisions must be made to allow for 24-hour access. If the transformers are to be located in an area that is near vehicle traffic, protective posts must be installed. 4. Size and location of transformer pad and customer -provided pullboxes. S. Approximate transformer type, KVA, percentage impedance, dimensions, and clearances. 6. Secondary voltage and phase. We will locate the transformer as close to the main panel as possible, normally within 25 feet. We generally size the transformer(s) to match the main panel. For a 5,000-amp main panel, we require a load calculation to obtain a suitably sized transformer. An option you may consider is to split the panel for the maintenance and operations building from the main panel, and have it served from a second transformer. This would allow you to reduce the size of the main panel. The location of the primary and secondary pullboxes will depend on the final design. We use wye-wye, 7200/12470, 277/480-volt transformers. Again, the size (in KVA) and percentage impedance will depend on the load calculations you provide. The 6' high transformer will sit on an 8' x 8' x 5" concrete pad. Code requires the transformer be at least 3' from any walls. We would like, however, a minimal clearance of 10' to allow for adequate transformer cooling. 7. Available short circuit current at transformer secondary. This depends on the size of the transformer. Generally, the current will range from 20,000 to 45,000 amperes for 1,000 and 2,500 kVA transformers, respectively. Mr. Frederick Wolff, C.S.I - 3 - March 17, 1995 Some general comments: a) For electrical panels rated 600 amps and above, please provide the manufacturer's diagrams to IID for approval before purchasing the panels_ IID will, not be responsible for costs incurred for panels purchased by the customer, but not approved by IID. b) The electrical panels will conform to the Electric Utility Service Equipment Requirements Committee (EUSERC). For example, the EUSERC maximum meter height is 72.5 inches above the floor, whereas, the diagram on plan E-3 shows that it may be approximately 80 inches above the concrete housekeeping pad. c) It is the customer's responsibility to install all conduits required to serve remote loads such as parking lot lights, irrigation timers, landscape lighting, fountain pumps, gate motors, etc. d) IID's requirement for bus bar current density is a maximum of 1,000 amperes per square inch. Bus bars having a higher current density design will not be accepted by IID. e) Any bus 800 amperes or greater will be solid bus bar, rather than wire. f) Any breaker, 1200 amperes or greater, must have GFI protection. If you have any questions about these specifications, please contact me at 398-5818 or John Salas at 398-5834. Sincerely, THOMAS F. LYONS, JR., P.E. Engineer, Senior TFL:rg enclosures cc: John Salas Tom King CORR95/DES-SAND .ow.. COACHELLA VALLEY POWER DIVISION 81.1300 AVENUE 58 • P.O.BOX 1080 •LA OUINTA, CALIFORNIA 92253.1080 TELEPHONE (619) 398-5811 • FAX (619) 398.5848 DEVELOPER'S INFORMATION LETTER (Effective September 15, 1994) As an Owner, Developer or Contractor involved in today's new residential and/or commercial developments, you are well aware of how timing can make the difference between the success or failure of any project. The importance of establishing and adhering to realistic construction schedules is equally as important to the success of that project, as is project funding. With current and projected demands for residential and commercial units within the service area of the Imperial Irrigation District (District), Developers establish a comprehensive development plan for the successful marketing of their project. The District, likewise, in order to provide electrical service in a timely manner to various projects, must also set schedules to keep pace with the demands for services. In that regard, the following information is provided as a guide to assist the Owner, Developer or Contractor in the planning and scheduling of his/her project(s). All of the general and specific requirements set forth in the "Project Service Schedule" must be followed in the sequence listed, therein. When underground facilities are to be included, the District will provide a complete set of underground duct, vault, transformer pad and riser pole system installation drawings and associated specifications for each project or project phase. It is the responsibility of the Owner(s), Developer(s) or Contractor to provide and install the underground conduit and vault system complete, at the Owner's, Developer's or Contractor's expense, to and including any street lighting systems required by and approved by the City or County agency having jurisdiction in the project area. Lighting systems must be approved in advance of installation by both the County and the District within a County Service Area (CSA), and shall be designed by and included with the District's underground power system drawings. The District will provide an Underground Power Inspector during the actual installation of conduit and vault systems. Any request for inspections on a project must be scheduled with the District 48 hours prior to actual need. Failure on the part of the Owner(s), Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any portion of the lighting or underground power systems, may result in the total rejection of the newly installed systems. Developer's Letter -3- September 15, 1994 These guidelines, as provided by the District, herein, are not a guarantee expressed or implied that electrical service will be provided to a particular project or phase of said project, nor that electrical system designs or service will be provided within the time frame so stated or implied, herein. To eliminate any misunderstandings concerning the District's assumption of liability for personal injury or property damage prior to or following the completion of the underground duct and vault system by the Owner(s), Developer(s) or Contractor, please note the following: The Owner and/or Developer will be required to acknowledge, in writing, that the District assumes no responsibility for safety, maintenance, repair or corrections for any on -site or off -site electrical distribution system equipment or facilities until the system and facilities are occupied and energized by the District. The Owner(s), or Developer(s) will be required to sign and have notarized an Indemnification Statement prior to obtaining electrical power service for the development project. The person or persons executing the said statement are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement and that same is binding on all parties having ownership of, or contractual interest in the land and/or development project. Please refer to EXHIBIT "A", sheet 8 of 8, of this informational letter for the standard recording form format required by the State of California for recordation in both Imperial and Riverside counties. The District's Indemnification Statement has been incorporated on this form for your convenience as well as notes relating to the required legal description of the site or project. Note that the property and/or the development's legal description may require more space than is provided on the form due to text. size requirements per government code. Please refer to the legal description of the property or project site as EXHIBIT "A" and any associated maps or drawings as EXHIBIT "B." The following is a sample of a legal description that will fit into this format. .......................................................... THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN; MORE PARTICULARLY DESCRIBED IN EXHIBIT "A' AND DELINEATED IN EXHIBIT `B," ATTACHED HERETO AND MADE A PART HEREOF. :..............................................................................................................................0.................... Developer's Letter -5- September 15, 1994 8. Graphic scales on all Auto -Cad drawings. 9. One hard copy of total connected electrical loads for each building style or floor plan. 10. All parcel map property corners or tract map boundary corners shall be tied to section or 1/4 section corners. 11. The following easement requirements shall be recorded on the title sheets of tract and/or applicable parcel maps within City limits. OWNER'S STATEMENT WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT, AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE, OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND APPURTENANCES, WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES. CERTIFICATE OF ACCEPTANCE GOV. CODE SEC. 27281 I, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT, ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN. DATED: BY: SUPERINTENDENT, GENERAL COACHELLA VALLEY POWER DIVISION (( For Riverside County areas)) OR SUPERINTENDENT, GENERAL IID POWER CONSUMERS SERVICES (( For Imperial County areas)) Developer's Letter -7- September 15, 1994 NOTE: Any changes made by the Applicant to the project that will require the, District to make modifications or changes to the original design of the electrical facilities for the project will cause the project schedule to revert back to Item 2. PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO: COACHELLA VALLEY AREA IMPERIAL IRRIGATION DISTRICT 81-600 Avenue 58 P.O. Box 1080 La Quinta, California 92253-1080 Telephone: (619) 398-5854 Fax Number: (619) 391-5999 Date Issued: Issued By: Section or Unit: Received By: Owner, Developer and/or Agent IMPERIAL VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 333 East Barioni P.O. Box 937 Imperial, California 92251-0937 Issued By: Telephone: (619) 339-9182 Section or Unit: Fax Number: (619) 339-9140 Received By: Owner, Developer and/or Agent • DESERT SANDS UNIF" SWOOL DISTRICT February 1,1.995 EDUCATIONAL SERVICES CENTER AREA SUMMATION 1. BOARD ROOWSUPEAINTEN®ENT ................... 6,333 s.f. ('t� 2 PERSONNEL SERVICES ........................... 4,188 s.f. (2) A. PERSONNEL SERVICES ................ 3,629 sf. B. SECURITY ....... ................... 559 s.f. 3. EDUCATIONAL SERVICES. 4 .................... - .. 25,980 s f. A. ADMINISTRATION ...................... 1;731 sf. (3) B. SPECIAL PROGRAMS ................... 3,563 s.f. (3) C. STATE & FEDERAL PROJECTS (S.F.P.O.) .... 3,373 s.f. (3) D. CHILD WELFARE & ATTENDANCE (C.W.A.) .. _.1,218 sf. (4) E. SPECIAL EDUCATION ................... 3,626 sf. (5) F. ED. TECHJTAAININWROADCASTING ...... 5;298 sf. (5) G. MEDIA CENTER ........................ 2,713 s.f. (6) H. GRAPHICS ............................ 4AW s.f. (6) 4. BUSINESS SERVICES.............................7,363 s.f. (7) A. ADMINISTRATION ......................1,889 s.f. B. FISCAL SERVICES ........ ............. 3,585 s.f. C. FACILITIESIACQUISITIONICONSTRUCTION ... 1,889 s f. 5. OPERATIONS .................................. 85,939 s.f. A. ADMINISTRATION .................. _ . 1,640 sf. (6) B. PURCHASING ..................:.... 1;812 s.f. (8) C. WAREHOUSE ....................... 35,749 s f- (9) D. SECURED -RECORDS STORAGE ......... 1,053 s.f. (9) E. FOOD SERVICES .............. . ...... 15,488 s.f. (10) F. TRANSPdRTAMON ................... 9,645 s.f. (11) G. MAINTENANCE & OPERATIONS ......... 20,052 s.f. (12) SUB -TOTAL 129,803 s.f. 6. COMMUNITY SPACE ........................... 7,936 s.f. A. INTER AGENCY SERVICES .............. 5,567 s.f. (13) B. DAY CARE CENTER ................... 4369 s J.* (14) SUB -TOTAL 137,739 s.f. 7. OTHER ..................................... 17,469 s.f. (15) A. TOILETS/CUSTODIAL ................... 2,016 s.f. $_ CIRCULATIONIELECTRICAL .............. 15,453 s.f. SUB TOTAL 155,208 s.f. 8. CITY OF LA QUINTA PUBLIC WORKS ................ 8,960 s.f. (16) A. OFFICES ............................. 3,160 s.f. B. MAINTENANCE YARELBUILDINGS .......... 5,800 s.f. (3q6 o $,f• e TOTAL AREA ......... .............................164,168 sf. PC- ATTACHMENT INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 95-300 Prepared for: Public Use Permit 95-016 Desert Sands Unified School District Educational Services Center and City Corporate Yard, La Quinta, California Prepared by: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, California 92253 June 9,1995 2 TABLE OF CONTENTS Section Page 1 INTRODUCTION 4 1.1 Overview of the Proposed Project 4 1.2 Purpose of Initial Study 4 1.3 Background of Environmental Review 4 1.4 Summary of Preliminary Environmental Review 5 2 PROJECT DESCRIPTION 5 2.1 Project Location and Environmental Setting 5 2.2 Physical Characteristics 5 2.3 Operational Characteristics 5 2.4 Objectives 6 2.5 Discretionary Actions 6 2.6 Related ]Projects 6 3 ENVIRONMENTAL ANALYSIS 6 3.1 Land Use and Planning 7 3.2 Population and Housing 8 3.3 Earth Resources 10 3.4 Water 12 3.5 Air Quality 15 3.6 Transportation/Circulation 19 3.7 Biological Resources 21 3.8 Energy and Mineral Resources 24 3.9 Risk of Upset/Human Health 24 3.10 Noise 26 3.11 Public Services 27 3.12 Utilities 29 3.13 Aesthetics 31 3.14 Cultural Resources 32 3.15 Recreation 34 MANDATORY FINDINGS OF SIGNIFICANCE 35 EARLIER ANALYSES 35 4 SECTION 1: INTRODUCTION 1.1 OVERVIEW OF THE PROPOSED PROJECT The purpose of this Initial Study is to identify the potential environmental impacts of the proposed acquisition and development of 24.5 acres of land located at the northeast comer of the intersection of Dune Palms Road and Avenue 48. The future address of the project will be 47-950 Dune Palms Road. The parcel is located in the northeastern section of the City. The Desert Sands Unified School District is the project applicant. The project is the proposed new Administrative and Educational Services Center for the District. In addition, a portion of the project area will be leased by the City of La Quinta for use as the City corp. yard. The City of La Quinta owns the property and is proposing to sell the property to the Desert Sands Unified School District for a nominal fee. In return, the school district will construct and lease back to the City a small portion of the project site for use as the City Corp. Yard. The purchase and lease will be formalized through a Disposition and Development Agreement (DDA) to be approved by both the City Council and the School District. The City of La Quinta is the Lead Agency for the 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 proposed development. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the land acquisition, the City of La Quinta Community Development Department has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed acquisition and development of the land. 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 and environmental impact report (EIR) or a negative declaration for the acquisition and future development; • To enable the applicant or the City of La Quinta to modify the project, mitigating adverse acts before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration of environmental impact; • To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; • To facilitate environmental review early in the design of the project; • To provide documentation for the findings in a negative declaration that the project will not have a significant effect on the environment; • To eliminate unnecessary EIR's; and, • To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed project was deemed subject to the environmental review requirements of CEQA in light of the proposed development by the School District. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the Planning Commission for the City of La Quinta. 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This initial study indicates that there is a potential for adverse environmental impacts on some of the issue: areas contained in the Environmental Checklist. Mitigation measures have been recommended in a Mitigation Monitoring Plan (MMP) which will reduce potential impacts to insignificant levels. As a result, a Negative Declaration of Environmental Impact will be recommended for this project. An EIR will not be necessary. 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 lands to the south. The City of La Quinta was incorporated in 1982. 2.2 PHYSICAL CHARACTERISTICS The proposed development site will consist of a 24.5 acre Educational Services Center composed of maintenance, operations, transportation, warehousing, nutritional services, and the City of I.a Quinta's Public Works Yard. The project will be financed with public sources of funds. 2.3 OPERATIONAL CHARACTERISTICS The Educational. Services Center will function as an administrative and operational headquarters for the School District, and a portion of the project will function as the City's Public Works Yard. 0 2.4 OBJECTIVES The objectives of the proposed development is to (1) create a clustered administrative and operational headquarters campus for the Desert Sands Unified School District; and, (2) create a city corp. yard for the Public Works Department of the City of La Quinta. The City will lease from the School District that portion of the site that will serve as the corp. yard, under a mutually beneficial arrangement. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City Council for 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 City Council for the following: • Approval of a Public Use Permit for the project. • Certification of the environmental assessment and determination for the project. 2.6 RELATED PROJECTS There are no related projects to the proposed school district project SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the development of the Educational Services Center. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as 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). 7 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 proposed project site is located east of Dune Palms Road, and north of Avenue 48, on a triangular shaped parcel that is bounded on the southeast by the La Quinta Evacuation Channel. The land is vacant, undeveloped, sand dune environment. The sand dunes are stable dunes with mesquite substructures. There has been some disturbance of the site by off -road vehicles and garbage dumping. A. Would the project conflict with the general plan designation or zoning? No Impact. The parcel is zoned R-2-8,000 (Multiple Family Residential, with a minimum lot size of 8,000 square feet), and designated as Mixed/Regional Commercial (M/RC) on the General Plan. The City's Zoning Ordinance permits public institutions such as the Educational Service Center to be located on any parcel regardless of zoning or land use designations. Thus, there is no identifiable conflict concerning this issue. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies related to development on site are identified in La Quinta's General Plan and the Master Environmental Assessment for the City. The property involved in the proposed project is located within Redevelopment Area 42 which includes all of the northern sector of the City. The redevelopment plan for the area relies upon the General Plan to indicate the location and extent of permitted development. As a result, the future development plans for the property are consistent with the adopted Redevelopment Plan. The development envisioned for this property will not exceed the development standards contained in the City's General Plan and Zoning Ordnance. C. Would the project affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. No agricultural lands are located on the site. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land N. uses existing in the south and southeastern portion of the City. Historically, there has been some farming activity in the northern section of the City. The property involved in this project does not appear to have been disturbed by any type of farming activity. There are no existing agricultural producing activities within or adjacent to the proposed project site. Thus, no impact on agricultural resources or operations will result from the proposed project. (Sources: La Quinta General Plan; Zoning Ordinance; Site Survey) D. Would the project disrupt or divide the physical arrangement of an established community (including a low-income minority community)? No Impact. The project site will be developed with office and maintenance buildings as permitted by an approved public use permit by the City's General Plan. The nearest residential land uses are located to the north and east of the parcels. The future development of the parcel will not disrupt or divide this community. The future development will not affect the physical arrangement of existing neighborhoods or other types of developments in the northeastern sector of La Quinta. Sources: Site Survey; Proposed Site Plan) 3.2 POPULATION AND HOUSING Regional Environmental Setting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, making it the second fastest growing city in the Coachella Valley. The number of city residents blossomed from 4,992 to 11, 215. La Quinta's share of the entire valley population increased from 3.7% in 1980 to 5.1% in 1990. These figures are based upon information provided by the U.S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of Governments (CVAG). The City's population as of January, 1994, is estimated by the State Department of Finance to be 16,634 persons. This is an increase of 208% in the last ten years. In addition to permanent residents, the City has approximately 8,000 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents. The average occupancy is 2.5 person per unit. The housing stock as of 1993 is listed at 7,755 single family units, 481 multi -family units, and 247 mobile homes, for a total of 8,483 units. Ethnicity information from the 1980 Census, for the area that is now the City of La Quinta revealed that 80.8% of the La Quinta resident population as caucasian, 14.7% as Ifispanic, 2.3% as Afro-American, 1.1% as Asian, and . 5 % as Native American. The results of the 1990 census show a mix of 70% Caucasian, 26% I-fispanic, 1.6% Afro-American, 1.5 As Asian, and 1.0% Native American. The most current information available on employment of La Quinta residents is from the 1980 Census. At that time, almost 57% of the La Quinta work force worked at white collar jobs, while 43% were in blue collar occupations. Among those in white collar jobs, E 16.4% were professional/technical positions, 13.3% were in managerial positions, 14.0% were in clerical positions and 13.0% were in sales. For blue collar workers, 15.6% were in crafts, 4.1% were machine operators, assemblers, and inspectors, 14.2% were in service jobs, 3.8% were laborers, and 5.6% did farm work. Major employers in La Quinta include the La Quinta Hotel and Resort, PGA West, Von's, Simon Motors, City of La Quinta, WalMart, Albertson's, and Ralph's. For planning purposes, the Southern California Association of Governments has projected employment, housing, and population for cities that make up the SCAG region. A key objective of SCAG's Growth Management Plan is to achieve Jobs/housing balance within each subregion that makes up the larger SCAG planning area. The ideal jobs/housing balance ratio, according to SCAG is 1.27 jobs for every housing unit in 1984 and 1.22 in the year 2010. Jobs -rich (housing -poor) regions have ratios greater than the regional average while housing -rich regions have ratios less than the regional average. Local Environmental Setting The project site is currently a vacant, 24.5 acre parcel with no housing units or other structures. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The future development proposed will result in no new residential units. Temporary construction jobs will be created as the Educational Service Center buildings and facilities are built. (Source: SCAG Growth Management Plan) B. Would the project induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? No Impact. The proposed Educational Service Center and City core. yard will not provide any new facilities in the city or the School District, but will replace existing facilities and consolidate those facilities. Thus, there is no anticipated growth inducement resulting from the proposed project. C. Would the project displace existing housing, especially affordable housing? No Impact. No existing residential units are located on the project site. The future development plan is to construct a school district headquarters and city core. yard facility utilizing public funds. The proposed project would not result in the displacement or removal of any existing housing units as there are none. (Source: Site Survey) 10 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a relatively flat topography, except for the hillside area on the southern portion of the City, and the sloping Cove area. The City has elevations of 1,400 feet above msl in the northeastern section. Slopes on the valley area of the City are gentle, except in the sand dune areas. The alluvial soils, that make up most of the City 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 gram unconsolidated silty sands in most areas. Local Environmental Setting The area where the parcel is located is in an only partially urbanized part of the City. There are several A review of historical aerial photographs indicates that the site has never been developed. The average elevation of the site is approximately 60 feet above msl. Rolling sand dunes provide some local relief There has been no recorded fault activity from the nearby inferred faults, thus there is a low probability for such activity. The City of La Quinta lies in a seismically active region of Southern California. Faults in the area include the San Andreas fault located several miles to the north, and two inferred faults transecting the southern section of the City. A. Would the project result in or expose people to potential impacts involving seismicity: fault rupture? Less Than Significant Impact. There is an inferred fault line located approximately 2,000 feet to the west of the parcel. This fault is considered potentially active, although no activity has been recorded for the last 10,000 years. A major earthquake along the fault would be capable of generating seismic hazards and strong groundshaking effects in the area. None of the inferred faults in La Quinta have been placed in an Alquist-Priolo Special Studies lone. Thus, no fault rupture hazard is anticipated for the project site. (Source: Riverside County Comprehensive General Plan; City of La Quinta General Plan; City of La Quinta Master Environmental Assessment) B. Would the project result in or expose people to potential impacts involving seismic ground shaking? Less Than Significant Impact. The proposed residential project will be subject to groundshaking hazards from regional and local earthquake events. The proposed project will bring people to the site who will be subject to these hazards. The Riverside County Comprehensive General Plan indicates that the parcel is near the boundary of 11 Groundshaking Zones III and IV. Any buildings constructed will be required to meet current seismic standards to reduce the risk of structural collapse. C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Less Than Significant Impact. The proposed project site is not anticipated to be subject to ground failure hazards from earthquake or other events. The La Quinta General Plan indicates that the project site is not within a recognized liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility due to the fact that ground water levels are generally at least 100 feet below the ground surface. D. Would the project result in or expose people to potential impacts involving seismicity: seiche or tsunami or volcanic hazard? No Impact. The City is located inland from the Pacific Ocean and would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some moderate wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect the City in the event of a levee failure or seiche. E. Would the project result in or expose people to potential impacts involving landslides or mudslides? No Impact. The terrain within the project is that of rolling sand dunes and pockets of relatively flat ground. The parcels are some distance away from hillsides and would not be impacted by landslides or mudslides, nor cause slides to occur. F. Would the project result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading or fill? Potentially Significant Unless Mitigated. The soils on the site and geotechnical studies done in the project vicinity show that the site is underlain by alluvial deposits of Pleistocene age. The soils on the site consist of Myoma Fine Sands (MaD) and (MaB). The MaD soil type is commonly found on dunes and alluvial fans. Runoff is very slow and the erosion hazard is slight. The hazard of blowing soil is high. This soil is used for homesites, recreation, and agriculture. Runoff is medium; the erosion hazard is slight. However, the hazard of soil blowing is high. The future project will involve mass and final grading activities which will disturb the existing topography of the parcel. Compliance with approved grading and drainage plans, as well as recommendations of geotechnical studies for the project will ensure structural 12 integrity of development on the site, and mitigate blow sand potential. Soil stabilization will be a required mitigation during the grading and construction phases of development. G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. The parcel to be developed is not located in an area which is considered to have subsidence hazards, according to the La Quinta MEA. Dynamic settlement result in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The parcel is not located within the area that has been identified as having this potential hazard. Thus, there is no required mitigation required on this issue. (Source: La Quinta MEA) H. Would the project result in or expose people to potential impacts involving expansive soils? Less Than Significant Impact. The underlying soils on the parcel does not have a high potential for expansion; thus, construction of the proposed buildings and facilities is not expected to be subject to problems from soil expansion. The City requires compliance with the Uniform Building Code and the recommendations of a soils investigation report prior to approval of building permits. (Sources: USDA Report and General Soils Map for the Coachella Valley) I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique geologic features in the La Quinta area. These unique geologic features are not located in or near enough to the project site to be affected by the proposed project. (Sources: USGS La Quinta Quadrangle; Site survey) 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major supply of water for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via thirteen wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower 13 thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated to federal drinking water standards and distributed to users through the existing potable water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal. The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality in the area. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet is considered excellent. 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. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in Lake Cahuilla; lakes in private developments which are comprised of canal water and/or untreated ground water; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Without controls total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater runoff The National Pollutant Discharge Elimination/system (NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta is participating in completing permitting requirements. Local Environmental Setting The project site does not have any standing water on it or near it. The nearest stand of surface water is Lake Cahuilla, located over 5 miles to the southeast of the parcels. The La Quinta Evacuation Channel is located adjacent to the southeast of the parcel, but is dry except during seasonal storms. The channels purpose is to provide directed drainage of stormwater to the Whitewater River Channel which is located north of State Highway 111. 14 The City has limited areas which are subject to storm water flow or flooding. Flood prone areas within the City are designated with a specific zoning district (Watercourse, Watershed and Conservation Areas, W-1). The intent of the zoning district is to allow development in flood prone areas based upon the submittal of a drainage and stormwater control plan. The City also implements flood hazard regulations for development within flood prone areas. A. Would the project result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Potentially Significant Unless Mitigated. The future development of the proposed structures will necessitate the submittal of a drainage plan along with a grading plan in order to determine the required retention facilities and drainage infrastructure needed for the project. A retention basin is proposed in the northeast comer of the project site. The retention basin will be required to be engineered to the appropriate capacity and design to contain stormwater emanating on site. Since the parcels total more than 5 acres, the project will be subject to the requirements ofNPDES. B. Would the project result in exposure of people or property to water -related hazards such as flooding? Less Than Significant Impact. The site is not within a designated flood hazard area. The site is protected by the Whitewater River Channel located to the north, as well as the La Quinta Evacuation Channel that is adjacent to the southeast of the project site. The proposed retention basin will capture and retain any on -site flood waters. (Source: La Quinta MEA; site survey) C. Would the project result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Runoff from the parcel will be directed into the La Quinta Evacuation Channel, and ultimately, the Whitewater River Channel. There are no bodies of surface water on or adjacent to the parcel. Stormwater that drains into the Whitewater River Channel will ultimately empty into the Salton Sea. D. Would the project result in changes in the amount of surface water in any water body? No Impact. Although an increase in runoff volume will occur, this increase is not expected to impact surface water. The size of the project represents only a very small percentage of the drainage tributary area for the City. (Source: Site Plan) 15 E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The; City of La Quinta does not have any substantial bodies of water or rivers. There are many small man-made lakes and ponds on golf courses within the City. The Whitewater River and the La Quinta Evacuation Channel are stormwater channels that are usually dry except for runoff from seasonal storms. F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawl, or through interception of an aquifer by cuts or by excavations? No Impact. Water supply in the City is derived from groundwater and supplementary water brought in. from the Colorado River. Future development on the parcel will consist of administrative and maintenance buildings. G. Would the project result in altered direction or rate of flow of groundwater? No Impact. The proposed project will not have a significant effect on groundwater wells. Therefore, it is not anticipated that there will be any alteration to the direction or rate of flow of the groundwater supply. H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. Future development of the parcel will include concrete and asphalt pavement of portions of the project site. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into a city storm drain that will be directed to the La Quinta Evacuation Channel. Crankcase oil. hydrocarbons, and other particulate and liquid contaminates may be deposited on the pavement from parked vehicles. Following a heavy rain, these contaminates could be transported into the nearby storm channel and could contribute to groundwater and/or surface water pollution. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular the Southeast Desert Air Basin (SEDAB). SEDAB 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 La Quinta MEA. 16 The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U.S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. The SCAQMD samples air quality at over 32 monitoring stations in and around the Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB experiences poor air quality, but to a lesser extent than the SCAB. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley, the standards for PM 10 is 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 of La Quinta 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 City of La Quinta is subject to the SCAQMD AQMP, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring stations, one located in the City of Palm Springs and one in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The station has been collecting data for ozone and particulate since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate and has been in operation since 1985. A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Potentially Significant Impact. There will be some pollutants as a result of vehicular traffic during the construction phases and from employees and visitors of the future development. According to the SCAQMD CEQA Air Quality Handbook, Table 6-2, the proposed project best fits with the Government Center category under the Institutional/Governmental land use threshold is 75,000 square feet of building area. The proposed total building area for the project will be 164,000 square feet, which is more than double the threshold. Thus, there would be a potentially significant air quality impact 17 resulting from this proposed project. The Significance Emission Thresholds established by the District consist of the following: 55 pounds per day of ROG 55 pounds per day ofNOx 274 pounds per day of CO 150 pounds per day of PM 10 150 pounds per day of Sox State 1-hour or 8-hour standard for CO Projects that exceed the above thresholds with daily operation -related emissions (averaged over a 7-day week) are considered to be significant. Calculations were made for the proposed development of the Educational Services Center and City Corp. Yard. A 180- day construction, period was assumed for the following short term construction impact: ROG 241.41bs/day Nox 3547.0Ibs./day CO 771.3lbs./day PM 10 2,51.0 lbs./day Long Term Emissions consist of the following: ROG 0.0lbs./day Nox 4.61bs./day CO 0.8lbs./day PM 10 0.2 lbs./day Long Term Mobile Emissions consist of the following: 18 ROG 30.0lbs./day Nox 49.7lbs./day CO 600.8lbs./day PM10 7.0lbs./day Total Emissions are as follows: ROG 60.1lbs./day Nox 53.21bs./day CO 801.5lbs./day PM 10 7.1 lbs./day Percent Over Thresholds: ROG 106.8% Nox 53.2% CO 145.7% PM10 4.8% Thus, there is a potential for significant impact from the development of the Educational Services Center and Corp. yard. A detailed air quality analysis shall be required to be submitted prior to issuance of grading or building permits. The analysis shall include recommended mitigation measures that become a part of the conditions of approval for the project. B. Would the project expose sensitive receptors to pollutants? Less Than Significant Impact. Sensitive Receptors include schools, day care centers, parks and recreation areas, medical facilities, rest homes, and other land uses that include concentrations of individuals recognized as exhibiting particular sensitivity to air pollution. The adjacent land uses consist of residential and golf development to the southwest, vacant land to the north and east, the stormwater channel to the southeast, and regional 19 commercial to the north of Highway 111. The closest school is the La Quinta High School located southwest of the intersection of Dune Palms Road and Westward Ho Drive, which is approximately a half mile to the northwest of the parcel. The closest existing park is Palm Royale Park located west of Adams Street and south of Fred Waring Drive, over a mile to the northwest. There are no known day care centers, medical facilities, or rest homes in the near vicinity of the parcel. C. Would the project alter air movements, moisture, temperature, or cause any change in climate? No Impact. The proposed project is not anticipated to result in any significant impact upon this issue area. All proposed buildings will be required to meet height and setback requirements, maintaining as low a profile as possible. D. Would the project create objectionable odors? No Impact. The proposed development will not be involved in activities which may create objectionable odors, such as waste hauling or the chemical products. However, a bus and district vehicle storage and maintenance facility is included in the project. These vehicles will be serviced, repaired, and washed. There may be certain odors from solvents and cleaners that may be detectable on site. It is not anticipated that these odors will be detected off -site. Vehicles traveling on nearby streets generate gaseous and particular emissions that may be noticeable on the project site. (Sources: Site Survey) 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting La Quinta is a desert community of over 16,000 permanent residents. The City is 31.18 square miles in size, with substantial room for development. 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 Highway 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. Haigh traffic volumes and out -dated geometrics contribute to the relatively high incidence of automobile accidents at the intersection of Washington Street and State Highway 111. Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by Sunline Transit Agency. One bus route along Washington Street connects the 20 Cove and Village areas with the community of Palm Desert to the west. Two lines operate along Highway 111 serving trips between La Quinta and other communities in the desert. There are some existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems are to be completed as the city grows. Local Environmental ,Vetting The subject property is located northeast of the intersection of Dune Palms Road and Avenue 48. Existing roadway conditions for the segment of Dune Palms Road that is adjacent to the parcel is an unpaved roadway. Avenue 48 is also unpaved. Both roadways are classified as a primary arterials, in the General Plan, with a 100 to 110 foot rights -of - way. A. Would the project result in increased vehicle trips or traffic congestion? Potentially Significant Unless Mitigated. The future development of the Educational Service Center and City Corp. Yard is forecasted to generate a daily average two-way traffic volume of 1477 trips. The A.M. Generated Peak Hour Total trips is 216, and the P.M. Generated Peak Hour Total is 222 trips. B. Would the project result in hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? No Impact. There are currently no hazards from design features in the roadways, and no alterations to the existing design of Dune Palms Road or Avenue 48 are proposed. Automobile and motorcycle traffic are the only two types of vehicles that typically use the surrounding roadways. Upon completion of the project, school buses will emanate and terminate at the Center's bus bam facility. C. Would the project result in inadequate emergency access to nearby uses? No Impact. The future project would not be permitted to obstruct emergency access to surrounding land uses. This requirement would be made a part of the project conditions of approval. D. Would the project result in insufficient parking capacity on -site or off -site? No Impact. A total of 726 parking spaces are proposed. This includes 505 spaces for personal vehicles, 121 spaces for other vehicles, 100 spaces for busses and large equipment. A total of 17 handicapped spaces will be provided. The School District 21 employees number 250, with the City core. yard to accommodate 30 employee parking spaces. The district board room occupancy will be 450. E. Would the project result in hazards or barriers for pedestrian or bicyclists? Less Than Significant Impact. The entire length of Dune Palms Road is a designated bicycle corridor, as well as Avenue 48. The greatest potential for pedestrian and/or bicycle accidents will involve traffic at the intersection of Dune Palms Road and Avenue 48. F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? No Impact. There is no existing City policy that would require that this development be required to install bicycle racks. The requirement for bicycle racks will be left up to the School District. A public transit bus turn out could be required by the Sunline Transit Agency. The future project will be transmitted to the Agency for review and comment. G. Would the project result in rail, waterborne or air traffic impacts? No Impact. There is no rail service in the City of La Quinta. There are no navigable rivers or waterways, or air travel lanes within the City. Thus, there will be no impacts upon these issues. 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 La Quinta Master Environmental Assessment. Local Environmental Setting The parcel is located in the Sonoran Desert Scrub. Typically, undeveloped land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub ecosystem is the most typical environment in the Coachella Valley. It is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful. 22 The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and/or burrowing tendencies. Squirrels, mice and rates are all common rodent species in this environment. The black - tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Big Hom sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area. The parcel is vacant. There is a sparse scattering of vegetation on the parcels that is typical of the natural desert dune area. The La Quinta MEA indicates that the property is within the habitat of the Coachella Valley Fringe Toed Lizard. The Coachella Valley Fringe Toed Lizard has been lusted as endangered by the California Fish and Game Commission and a threatened species by the US Fish and Wildlife Service, since 1980. The species is highly adaptable to loose, windblown sand and is able to rapidly run over the sand. The mapped description of the lizard's habitat includes the sand dunes north of Avenue 50. To mitigate the loss of the lizard's habitat due to development, there is a development fee which is used to acquire and maintain habitat areas in a Habitat Conservation Preserve near Thousand Palms. The City of La Quinta participates in this fee program as mitigation for habitat loss. A. Would the project result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? Potential Significant Unless Mitigated. The parcel is located within the Coachella Valley Fringe Toed Lizard Habitat. To mitigate the loss of habitat, the applicant will be required to pay the mitigation fee at the current amount prior to submitting an application for a grading permit. (Source: La Quinta MEA) B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta. All significant biological resources are designated by the California Department of Fish and Game or the US Fish and Wildlife Service. (Sources: La Quinta MEA; Site Survey) C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found on or near the parcel. Some of the surrounding parcels are developed with homes, a golf course, or 23 roadways. The parcels have had some disturbance, such as off -road vehicles and some trash dumping. D. Would the project result in impacts to wetland habitat (e. g. marsh, riparian, and vernal pool)? No Impact. There are no wetlands, marshes, riparian communities, or vernal pools on the subject parcels or nearby. Thus, there is no impact to these issue areas. (Source: La Quinta MEA; Site Survey) E. Would the project result in impacts to wildlife dispersal or migration corridors? No Impact. Their are no known wildlife corridors on or adjacent to the parcel. (Source: La Quinta MEA) 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource Area (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 (>ID), Southern California Gas Company, and gasoline companies. Local Environmental Setting There are no oil wells or other fuel or energy producing resources on the proposed project site. While the parcels are undeveloped, they are not a source of soil or gravel. The parcels are located within MRZ-1, a designation for those areas where adequate information indicates that no significant mineral deposits are present or where it is judged that little likelihood exists for their presence. A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan. However, the City does have a Transportation Demand Management ordinance in place that focuses on the conservation of fuel. The Housing Element contains requirements for efficiency in housing construction and materials, thus reducing energy consumption. Future 24 development will be required to meet Tithe 24 energy requirements. No other mitigation is required for this issue. B. Would the project use non-renewable resources in a wasteful and inefficient manner? Less Than Significant Impact. Natural resources that may be used by this future project include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction. Future development will be required to meet Title 24 energy requirements for energy conservation. Any landscaping will also be required to comply with the landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District. 3.9 RISK OF UPSETnU MAN HEALTH Regional Environmental Setting Recent growth pressure has dramatically increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not located in 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, although transportation of such materials out of� and around, La Quinta takes place. Local Environmental Setting In order to comply with AB 2948-Hazardous Waste: Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The parcel has not been used for any type of manufacturing in the recent past. A. Would the project involve a risk of accidental explosion or release of hazardous substances (including, but not limited to oil, pesticides, chemicals, or radiation)? Less Than Significant Impact. There is a minimal risk from pool chemicals and pesticides that may be used by the school district for school pools and grounds. No other risks are anticipated. 25 B. Would the project -involve possible interference with an emergency response plan or emergency evacuation plan? Less Than Significant Impact. Construction activities will be confined to the parcels, except for minimal off -site work as is necessary for project accesses, curbs and gutters. These activities will not interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. C. Would the project involve the creation of any health hazard or potential health hazards? Less Than Significant Impact. There are no anticipated health hazards associated with projected future development of the parcel. Any hazards would be less than significant. D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no existing health hazards on the project site. The future development of the parcel is not expected to create any health hazards, as long as OSHA and other safety regulations are followed by District and City employees. Development will be required to conform to zoning standards and all applicable health and safety codes. E. Would the proposal involve increased fire hazard in areas with flammable brush, grass, or trees? Less Than Significant Impact. The project site is located in a natural desert dune environment with only sparse vegetation. Thus, there is minimal fire hazard on the site or in the surrounding area. 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterials in the City. Local Environmental Setting The ambient noise level at the subject parcel is dominated by vehicle traffic noise from Highway I I 1 and Jefferson Street, the closest paved roadways. 26 Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest residential use to the parcel is located to the west and southwest of the project site, with the Lake La Quinta and Rancho La Quinta developments. A. Would the project result in increases in existing noise levels? Less Than Significant Impact. The increase in vehicle noise resulting from future development of the parcel will contribute to the level of noise in the immediate area. This noise can be mitigated by the construction of perimeter block walls and landscape buffers. The existing (1992) noise levels for the project site range between 50 and 60 dBA . Staff has determined that the proposed project is most compatible with the Office land use category in Table 6.3 of the La Quinta MEA. Table 6.3, Land Use Compatibility for Community Noise Equivalent Levels (CNEL), indicates that office land uses have a normally acceptable CNEL range of 60 to 75. Below this range is clearly acceptable, and above this range is unacceptable. In order for the future development to have a less than significant noise impact, the operational noise levels will not be able to exceed 75 CNEL. Construction materials and design should take noise containment and reduction into account for the development. B. Would the project result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. Office land uses should have a maximum exterior noise level of up to 75 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. The future development of the parcel will result in short-term impacts associated with construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. (Source: La Quinta General Plan) 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriffs Department extends service to the City from existing facilities located in the City of Indio. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in the City at buildout. Based on this standard, the City is currently underserved. 27 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 Avenue 52, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved. The Fire Department has indicated that a need exists for a third fire station in the northern part of the City between Washington Street and Jefferson Street. Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillside area are barren and scattered brush on the valley floor is too sparse to pose a serious fire threat. Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There is one elementary school, one junior high school, and one high school within the; City. These schools are within the Desert Sands Unified School District. The City is also within the College of the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and contains 2,065 square feet of space and approximately 18,000 volumes. The County unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast future facility requirements to serve the City. Utilizing this standard, in 1992, the City was underserved in space but overserved in terms of volumes. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility located in the Plaza La Quinta Shopping Center. The Eisenhower Immediate Care Facility is a satellite clinic of the Eisenhower Medical Center, located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The nearest fire station of the project site is Station #32 located approximately 7 miles South of the parcels. Governmental services in La Quinta are provided by city staff at the Civic Center and by other County, state, and federal agency offices in the desert area. The project site is served by Truman Elementary School, La Quinta Middle School, and by La Quinta High School. A. Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? 28 Less Than Significant Impact. The development of the parcel will increase the need for fire protection due to the constrL,,:tion of 164,168 square feet of building and yard area. Development shall comply with the fire flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire access will be required. Other code requirements (such as sprinkler systems, construction materials, etc.) will be required. B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. The Riverside County Sheriffs Department was given the opportunity to review and comment on the proposed project. Comments have been received from the Sheriffs Department. Their letter states that the proposed project will not significantly impact the Department's ability to provide services. C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? Less Than Significant Impact. The proposed school district project is exempt from the mandatory school impact fees normally imposed upon such projects. D. Would the project have an effect upon, or result in a need for new or altered government services in relation to the maintenance of public facilities, including roads? Less Than Significant Impact. The parcel is currently served by unpaved, unimproved public roadways. Both Dune Palms Road and Avenue 48 will be required to be improved as a condition of development of the proposed project. The proposed development will require new or altered government services for the maintenance of roadways and other public facilities., however, the impact to the existing City road maintenance crew is not expected to be of a significant burden. E. Would the project have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, and planning services needed for the project will be offset by planning review, plan check, permit, and inspection fees charged to the developer. FW 3.12 ITTE ITTES 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. Existing power and gas lines and substations are found throughout the City. IlD has four substations in La Quinta, with electricity generated by a steam plant in El Centro and Hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Colony Cablevision serves the area for cable television service. The Coachella Valley Water District (CVWD) provides water service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from 13 wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. The City's stormwater drainage system is administered by the 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 There are storm drain facilities adjacent to the project site on the southeast, a water trunk line (12" to 18"') along Avenue 48 from Washington Street to just west of Adams Street, and a natural gas line along Jefferson Street. An electrical substation is located on the southwest comer of the intersection of Jefferson Street and Avenue 48. Those utilities that are not currently available to the project site will need to be brought to the site. (Source: La Quinta General Plan) A. Would the project result in a need for new systems, or substantial alterations to power and gas services? Less Than Significant Impact. Power, sewer, and gas Imes have been brought in to the general vicinity of the parcel. Anticipated development will require sewer, electricity, water, and natural gas utilities. It is not anticipated that the project will require a significant enough level of electricity or natural gas to result in the need for new systems or alterations to existing systems. The project developer will have to coordinate with IID, CVWD, and SCG for the timely provision of utilities. 30 The projected electrical consumption has been calculated to be 3,298 kWH per day. Natural gas consumption is calculated at 10,645 cubic feet per day. (Source: Utiligen) B. Would the project result in a need for new systems, or substantial alteration to communication systems? Less Than Significant Impact. The anticipated development of the parcel will require service from GTI's or other purveyor for telephone communication. It is anticipated that an internal communication system will be installed at the District Center and for the City core. yard. Radio antennas and relay equipment is anticipated to be installed. C. Would the project result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less Than Significant Impact. The anticipated development will require water service. It is not anticipated that the development will result in a significant adverse impact upon the water resources of CVWD. Water consumption is calculated at 22,101 gallons per day for the project. D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? Less Than Significant Impact. The anticipated development will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection to the sewer system. Sewage generation is calculated at 18,416 gallons per day for the project. E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The subject parcel is currently vacant and unpaved. The anticipated development of the parcel will result in substantial pavement and landscaping. Thus, storm runoff will be directed into the proposed retention basin to be located at the northeastern comer of the project site. F. Would the project result in a need for new systems, or substantial alteration to solid waste disposal.? Less Than Significant Impact. The anticipated development will require solid waste disposal services from Waste Management of the Desert, the current purveyor of solid waste collection. Solid waste may be transported to the three existing landfills in the Coachella Valley. These landfills are reaching capacity and may be closed in the near 31 future. Development must comply with the City's Source Reduction and Recycling policies. Any on -site programs will be coordinated with Waste Management. Solid waste generation is calculated at 840 lbs. per day for the project, based on a planning standard of 4.00 lbs., per capita ( 210 employees), per day. (Source: La Quinta General Plan) 3.13 AESTHEXICS Regional 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. Local Environmental Setting The subject parcel is located in a predominately vacant desert dune area in the northeastern portion of the City. Maximum building heights of 30 feet are proposed for the two-story office buildings. Color schemes typically consist of neutral, soft -toned desert colors. Views from the parcel consists of the San Bernardino Mountains to the far north, the Santa Rosa and Coral Reef Mountains to the south, and the cove residential development to the south and southwest. A. Would the project affect a scenic vista or scenic highway? Less Than significant Impact. The parcel is located within a designated Native vegetation area. This area has a high sensitivity for impact. There is low visual screening and vacant land in the area. The vistas from the parcel have been somewhat impacted by previous development in the general area. B. Would the project have a demonstrable negative aesthetic effect? Less Than Significant Impact. The anticipated development will be required to comply with architectural and landscaping policies and ordinances of the City and the State Architect. Thus, there should not be a significant adverse impact upon the aesthetic qualities of the surrounding area. C. Would the project create light or glare? Potentially Significant Unless Mitigated. The anticipated development will include exterior security and landscaping lighting which will cumulatively contribute to the existing light and glare in the City. All such lighting fixtures shall be required to comply with the Dark Sky Ordinance and other policies of the City, in order to reduce the impact. 32 3.14 CULTURAL RESOURCES Regional Environmental Setting The history of the La Quinta area extends back to an era when much of the Coachella Valley was inundated by ancient Lake Cahuilla. Early inhabitants of the Colorado Desert were people who had migrated across the Bering Strait more than 20,000 years ago. As their migration progressed, they passed through the Colorado Desert on their way to Central America. As time passed, the Coachella Valley became the home to a band of people that have come to be known as the Cahuilla Indians. The Cahuilla followed a hunting and gathering life style as they lived along the ancient lakeshore and cove areas in the Valley. The archaeological record, as it is known today, extends back almost 6,000 years. The Cahuilla were divided into three geographic areas of the Valley; Western or Pass Cahuilla within Agua Caliente (Palm Springs area), Desert Cahuilla (from Palm Springs east to the Salton Sea), and the mountain Cahuilla (south of San Jacinto Peak in the Santa Rosa Mountains). Traveling across boundaries to explore seasonal resources for ceremonial purposes was a part of their annual life cycle. Alfred Kroeber estimated that the original population (2500 individuals) has been reduced to about 750 by 1923. The most likely locations of prehistoric cultural resources in La Quinta are along the foothills. These resources are likely associated with the availability of water and food resources. Temporary campsites can be found near game trail, springs, mesquite groves, grass stands, bedrock outcrops near food or water resources, marshy areas, or along the ancient lake shore. Isolated milling features, sparse lithic scatters, and isolated pottery scatters can be found almost anywhere in the City. In 1540, the first European explorer, Captain Hernando de Alarcon, entered Southern California at the Yuma crossing, which is located to the southeast of La Quinta. Approximately 100 years later, Spanish missionaries visited the area. A trail was established by the Cocomaricopa Indians across the Valley in 1821 as they carried mail through the San Gorgonio Pass between Tucson and Mission San Gabriel. White settlement in the Valley did not occur to any degree until the transcontinental railroads were constructed. The construction of the railroads brought with it the technology to drill water wells deep enough to sustain settlement in the valley. The Bradshaw Trail brought in settlers and freight both before and after the construction of the railroad. The Coachella Valley was the site of the most popular immigration rout to the southwest via the Southern Immigrant Trail. The Bradshaw Trail route passed through the Valley until 1915 when a graded gravel road was developed for automobile travel. 33 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 historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. La Quinta experienced rapid growth in the late 1970's which lead to incorporation of the City in 1982. The City has grown from a population of approximately 5,400 in 1982 to over 16,000 in 1994. The incorporated boundaries currently include over 31 square miles of area. Local Environmental Setting The subject parcel is located in the northeastern portion of the City. The closest, recorded historic sites are CA-RIV-4755-H (a trail), CA-Riv-4749-H, CA-Riv-4750-H, CA-Riv- 4757-K CA-Riv-44748-H, CA-Riv-4747-H, and CA-Riv-4756-H, all located west of Dune Palms Road. There are over a dozen recorded prehistoric archaeological sites within a one -mile radius of the proposed project boundaries. (Source: Community Development Department files) Prehistoric archeological sites are numerous in the City. The subject parcel has not been surveyed by a qualified archaeologist. It is highly possible that there are subsurface cultural deposits, both historic and prehistoric, on the project site. Prior to any earth disturbance, an archaeological and historical survey and assessment must be conducted for the project site. The report of these surveys shall be scheduled for review by the Historical Preservation Commission for a recommendation to the Planning Commission. A. Would the project disturb paleontological resources? Less Than Significant Impact. No significant paleontological resources have been found in the near vicinity of the subject parcels. The parcels are located higher in elevation than the highest extent of the ancient Lake Cahuilla lakeshore. (Source: Paleontological Lake Shore Deliniation Study) B. Would the project affect historical resources? Potentially Significant Impact Unless Mitigated. There are numerous archaeological resources within a one mile radius of the subject parcels. Both insignificant sites and significant sites have been recorded in this area. Prior to any site disturbance, a site survey for historical sites and resources shall be conducted. Future grading and trenching will require monitoring, including off -site improvements, for any site determined to be of significance or potential significance. Any fill material imported to the project site must be certified to have come from a source that is sterile of archaeological materials. 34 C. Would the project affect historical resources? Potentially Significant Unless Mitigated. The subject parcels are vacant desert land and do not contain any visible structures. However, it is possible that there are subsurface historical deposits that would be disturbed by construction of the project. Thus, the construction of the proposed project could affect historical resources in the City. (Source: La Quinta General Plan; Land Use Survey) D. Would the project have the potential to cause a physical change which would affect unique ethnic cultural values? No Impact. The development of the proposed Education Service Center and City Corp. Yard will not affect any known ethnic cultural value. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known religious uses or scared uses on the subject parcels. (source: Site Survey) 3.15 RECREATION Regional Environmental setting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing resources and facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845.0 acre regional Lake Cahuilla Park is not included in this count. There are also bike and equestrian pathways within the City and designated pedestrian hiking trails. Local Environmental Setting The subject parcel is vacant. There are no existing or designated park facilities on or nearby the proposed project site. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? 35 No Impact. The proposed project does not involve the subdivision of land for residential units, therefore, there are no park fees required of the proposed project. B. Would the project affect existing recreational opportunities? No Impact. The anticipated future development will not affect any existing park or recreation facility. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the proposed development could have potentially significant adverse impacts on some of the environmental issues addressed in the checklist. The potential significance can be lessened if the appropriate mitigation measures are implemented. A Mitigation Monitoring Plan (MI") has been prepared for this project based upon this environmental assessment. 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: * The proposed development will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. * The proposed development will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. * The proposed development will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity. * The proposed development will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of mitigation. SECTION 5: EARLIER ANALYSES a. Earlier Analyses Used. There are no previous development applications or approvals for the proposed project site. Thus, there have been no previous environmental studies prepared for the site, other 01 than the La Quinta General Plan and Master Environmental Assessment prepared for the entire City. B. Impacts Adequately Addressed. Not Applicable. C. Mitigation Measures. Mitigation measures are discussed in this addendum where possible. A Mitigation Monitoring Plan (MMP) has been prepared for the proposed project that will become a part of the conditions of approval attached to the project development approvals and permits. ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 95-300 Case No.: Public Use Permit 95-016 Date: JUNE 9, 1995 Name of Proponent: DESERT SANDS UNIFIED SCHOOL DISTRICT Address: 82-879 Highway 111, Indio Phone: 619-775-3500 Agency Requiring Checklist: CITY OF LA QUINTA Project Name (if applicable): DESERT SANDS UNIFIED SCHOOL DISTRICT EDUCATIONAL SERVICES CENTER CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 H. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning Transportation/Circulation Public Services Population and Housing X Biological Resources Utilities X Earth Resources Energy and Mineral Resources X Aesthetics Water Risk of Upset and Human Health N Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance III. DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE; DECLARATION will be prepared. X I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a " potentially significant impact" or "potential significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. A Signature - �`-7 f Date; I . , • ,a s. Printed Name and Title: LESLIE J. MO=QUAND, Associate Planner For: THE CITY OF LA QUINTA Potentially Potentially Significant Les Than Significant Unlem Significant No Impact Mitigated Impact Impact 3.1. LAND USE ANI) PLANNING. Would the project: a) Conflict with general plan designation or zoning? X (source ##(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? X c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? X d) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? X 3.2. POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? X c) Displace;; existing housing, especially affordable housing`? X 3.3. EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? X b) Seismic ground shaking? X c) Seismic ground failure, including liquefaction? X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g) Subsidence of the land? X h) Expansive soils? X i) Unique geologic or physical features? X Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 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 to contribute to an existing or projected air quality violations? X b) Expose sensitive receptors to pollutants? X c) Alter air movement, moisture, or temperature, or cause any change in climate? X d) Create objectional odors? X Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion? 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? R f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? X g) Rail, waterborne or air traffic impacts? X 3.7. BIOLOGICAL :RESOURCES. Would the project result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? X b) Locally designated species (e.g. heritage trees)? X c) Locally designated natural communities (e.g. oak forest, (e.g. oak forest, coastal habitat, etc.)? X d) Wetland habitat (e.g. marsh, riparian and vernal pool)? e) Wildlife dispersal or migration corridors? 3.8. ENERGY AND MINERAL RESOURCES. Would the project: Potentially Potentially Significant less Than Significant Unless Significant No Impact Mitigated Impact Impact X X a) Conflict with adopted energy conservation plans? X b) Use non. -renewable resources in a wasteful and inefficient manner? X 3.9. RISK OF UPSET/HUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? X b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazards? X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? X 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? X b) Exposure of people to severe noise levels? X 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? X 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X 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? X 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X b) Disturb archaeological resources? X c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious of sacred uses within the potential impact area? X Potentially Potentially Significant Les Than Significant Unless Significant No Impact Mitigated Impact Impact 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks of 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? X b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. 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LOCATION: NORTHWEST CORNER OF MILES AVENUE AND DUNE PALMS ROAD (ATTACHMENT #1) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) EXISTING ZONING: R-1 (ONE FAMILY DWELLING) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 90-162 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL APPLICATION. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. Five years ago the City reviewed the request to divide approximately 38.4 acres into 139 single family Lots and other non-residential lots (i.e., park, etc.). On June 26, 1990, the Planning Commission recommended approval of the project to the City Council. The City Council approved the project on July 31. The case was given a two year approval subject to the rules and procedures of the Subdivision Ordinance. (Attachments 2 and 3). The applicant's first one year extension of time was recommended for approval by the Planning Commission on August 11, 1992, and approved by the City Council on October 6, 1992. pcgt.121 In 1993, the property owner filed a request for a one-year time extension for this map. The Commission held a public hearing on the request on August 24, 1993. The Commission recommended approval of the extension request, and the City Council was to review the map on October 5. However, before the City Council could review the recommendation, the State of California passed Senate Bill 428 which allowed the map to be automatically extended for an additional two years without City action or loss of other allowed extensions. Therefore, the map's expiration date became July 31, 1995. Necessary paperwork was completed to extend the request prior to the map's expiration. A letter from the applicant is attached (Attachment #4). A public hearing notice was published in the Desert Sun newspaper on July 29. Staff also sent notices to all adjacent property owners who own property within 300-feet of the applicant's parcels. Notices to the local public agencies were sent on June 27, 1995. No negative comments were received. All responses are on file with staff. No major changes to the original Conditions of Approval have been made. However, Condition #32.g. has been added to insure that landscape irrigation and water meets the City's newly adopted water conservation provisions, and Condition #34 was modified to add the California Regional Water Quality Control Board (NPDES Permit) to the local agency review provisions. All projects which grade more than five acres require a permit from the Board. The City's new Fugitive Dust Control Ordinance requirement (Chapter 6.16) was added to Condition #30. Staff has also added Condition #47 which establishes a minimum house size for the tract of 1,400 square feet (Attachment 5). Staff supports the applicant's request for a one-year extension of time. Findings for Tentative Tract 25953, second extension of time, can be found in the attached Planning Commission Resolution. pcgt.121 Adopt Planning Commission Resolution 95-_, recommending approval of this second extension of time for Tentative Tract 25953 to the City Council, subject to the attached conditions. Attachments: 1. Location map 2. Tentative Tract Map 25953 (Reduced) 3. Surrounding Developments 4. Letter from applicant 5. Draft Resolution 6. Large Map (Planning Commission only) pcgt.121 CITY OF LA QUINTA IC :n1n11E Fred Wann . Avenue 44 ) Dr. ProJt ec Site �.. • hwaY 111 (SR 111 m 0 Aven City Hall S: o L aU 3 0 La Quinta 0 Cove ai LA w Avenue 52 PGA West CASE MAP CASE No. ATTACHMENT 1 vi 0 c 0 innnn� Airpol Blvd. i NORTH SCALE : nts Vicinity Map qt poo-d suzjud aunt c e r.� D 0 30 O 0 J ' 0 10) C U � i.... : L..... A- Rancho Ocotillo Quinterra o>�................ CASE No. v tz y E -Qa CASE MAP TTM 25953 ATTACHMENT 3 FRED WARING DRIVE tVlll.,,q AVENUE NORTH SCALE: k7;� ATTACHMENT 4 756 Amalfi Drive Pacific Palisades, CA 90272 June 25, 1995 City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Attn: Greg Trousdell, Associate Planner Re: Tentative Tract Map 25953 Ladies, Gentlemen: This letter accompanies my application for an extension of Tentative Tract Map 25953. I am requesting this extension in the expectation that the conditions for home construction in the La Quinta area will improve in the near future. The existence of a final or tentative map will permit construction to begin more promptly after economic conditions turn upward. Both I and the City of La Quinta have already expended considerable effort toward the development of an approved map. Since the time that the tentative map was approved, much of the work required to obtain the final map has been completed. During the past year, several developers have expressed interest in building on this property. The fact that a tentative map was already in place was an important consideration to them. I request a favorable action on this application for an extension. This will maximize the likelihood that I can locate a developer who will decide to build on this property as soon as economic conditions permit. Thank you in advance for your consideration. Sincerely, Jane Hirsch q" to J U N 2 7 1995 WY OF LA QUIN'TA PUNNING GZP.AATrAEKT ATTACHMENT 5 PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, RE -CONFIRMING THE ORIGINAL ENVIRONMENTAL ANALYSIS AND RECOMMENDING APPROVAL OF A ONE-YEAR EXTENSION OF TIME FOR TENTATIVE TRACT MAP 25953 TO ALLOW A SINGLE FAMILY SUBDIVISION PROJECT ON +38.4 ACRES. CASE NO.: TENTATIVE TRACT 25953 APPLICANT: MRS. JANE HIRSCH WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8th day of August, 1995, hold a public hearing to consider the request of Mrs. Jane Hirsch for a one-year extension of time for an approved +139 lot subdivision map on 38.4 acres in the R-1 zone located at the northwest corner of Dune Palms Road and Miles Avenue, more particularly described as: A PORTION OF THE NORTH -HALF OF SECTION 20, TSS, R7E, S.B.B.M. WHEREAS, a mitigated Negative Declaration has been adopted for this case; therefore, no further environmental review is necessary; and, WHEREAS, mitigation of various physical impacts have been identified and have been incorporated into the approval conditions for Tentative Tract 25953 in conjunction with this tentative tract, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said hearing, 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 to justify the applicant's request for a one-year time extension: That Tentative Tract 25953, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, circulation requirements, R-1 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is generally level. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. That the design of the tract, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Tentative Tract 25953 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. That the proposed Tentative Tract Map 25953, as conditioned, provides for adequate maintenance of landscape common areas. 6. That the proposed Tentative Tract 25953, as conditioned, provides storm water retention and noise mitigation. 7. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map 25953, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available physical and environmental resources; 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 reaffirm the conclusion of Environmental Assessment 90-162 relative to the environmental concerns of this tentative tract; That it does hereby recommend approval of Tentative Tract Map 25953 for 139+ lots 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 Planning Commission, held on this 8th day of August, 1995, 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.130 PLANNING COMMISSION RESOLUTION 95- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 25953 - SECOND EXTENSION OF TIME AUGUST 8, 1995 + Added by the Planning Commission on August 8, 1995 + + Modified by the Planning Commission on August 8, 1995 1. Tentative Tract Map 25953 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 Tentative Tract Map approval shall expire on July 31, 1996, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The applicant shall comply with the archaeological assessments for the tract area done by J. Salpas (February, 1984), and K. Swope (June, 1990). The studies shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. The final plan shall be submitted to the Community Development Department for final review and approval. Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Community Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Community Development Department. CONAPRVL.060 1 Conditions of Approval Tentative Tract 25953 August 8, 1995 The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Community Development Department. 5. The developer of this subdivision of land 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. 6. A temporary road access, for model home access purposes, may be provided off Miles Avenue. This access shall be terminated upon the completion of model complex use provided a secondary access is installed. A drawing showing details of this proposed temporary access point shall be submitted to the Community Development Department and Public Works Department for approval. 7. Applicant shall dedicate right-of-way for public streets as follows: a. Miles Avenue: half street (55-feet) right-of-way for 110-foot wide Primary Arterial. b. Dune Palms Road: half street (44-feet) right-of-way for 88-foot wide Secondary Arterial. C. Interior public streets: full street (60-feet) right-of-way for a local street per General Plan, plus corner cut backs at intersections, plus suitable right-of-way conforms for "knuckle" turns all as required by the City Engineer. d. Cul-de-sac: full street (50-feet) right-of-way, plus 5-feet wide public utility easements, plus suitable right-of-way conforms per Riverside County Standard Drawing No. 800. CONAPRVL.060 2 Conditions of Approval Tentative Tract 25953 August 8, 1995 8. The applicant shall construct, or enter into agreement to construct, street improvements for the following streets to the requirements of the City Engineer and the La Quinta Municipal Code including all appurtenant conforms and amenities prior to approval of the final map. a. interior public streets: 40-foot wide street improvements per Riverside County Standard Drawing No. 104 for street that join directly into streets in other tracts, and 36-foot wide street improvements per Standard Drawing No. 105 for cul-de-sacs and other local residential streets serving fewer than 100 lots. The improvements at cul-de-sac ends shall be per Standard Drawing 800. b. Miles Avenue: half street improvements per Riverside County Standard Drawing No. 100, including one half of raised median, plus suitable conforms to match existing improvements including a transition beyond the tract boundary along with other appurtenant amenities as required by the City Engineer. C. Dune Palms: half street improvements per Riverside County Standard Drawing No. 102, plus a 10-foot wide northbound lane plus suitable conforms to match existing improvements including a transition beyond the tract boundary along with other appurtenant amenities as required by the City Engineer. 9. Applicant shall install decorative block wall around water well site per Coachella Valley Water District (CVWD) requirements. Wall plan and landscaping plan for area between wall and property lines shall be approved by the Community Development Department. Any CVWD required landscaping changes shall be submitted to City for review. All plan approvals shall be prior to any applicable work beginning. 10. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements (i.e., City of Indio). 11. Prior to final map approval by the City Council, the applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by either providing a combination of one acre of parkland plus in -lieu fees for the balance of the parkland requirement or by providing the total required parkland dedication requirement as parkland. CONAPRVL.060 3 Conditions of Approval Tentative Tract 25953 August 8, 1995 Additional area shall be provided in the proposed park/retention basin area, if needed, for water retention capacity and to meet security safety, maintenance and recreational concerns of the City. Sufficient park (not retention) area shall be set aside for park equipment and other park uses not suitable for a retention basin area. The retention basin/park area shall have slopes of an acceptable standard. A park/retention basin plan shall be submitted to the Community Development Department for review and approval prior to final map approval. 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 final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 13. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Community Development Department. 14. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and hardscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly. 15. Applicant shall enter into agreement with the City prior to recording the final map to maintain the retention basin and landscaped setback lots on Miles Avenue and Dune Palms Road until the City Engineer accepts them for maintenance by the City. In no event will the City accept the retention basin and setback lots for maintenance until the lots within the subject tract are included on the tax assessment roll and producing tax revenue to the Lighting and Landscape District. 16. Prior to recordation of a final map, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. CONAPRVL.060 4 Conditions of Approval Tentative Tract 25953 August 8, 1995 17. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 18. A registered civil engineer shall exercise sufficient supervision and control of the tract grading to insure compliance with the grading plans, specifications, and applicable codes and ordinances. The registered civil engineer charged with the compliance responsibility shall make the following certifications upon completion of construction: a. All grading work was properly monitored by qualified personnel during construction for compliance with the grading plans, specifications, and applicable codes and ordinances and thereby certify the grading to be in full compliance with those documents. b. The finished building pad elevations conform with the approved grading plan. 19. 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 the 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. 20. The applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 21. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's 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. CONAPRVL.060 5 Conditions of Approval Tentative Tract 25953 August 8, 1995 22. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 23. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. 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. 24. Applicant shall construct, or enter into agreement to construct, the tract grading and all public improvements before the final map is recorded. Applicant shall pay a cash fee, in -lieu of, and equivalent to the respective construction cost, for those improvements which involve fair share responsibility that must be deferred until the full compliment of funding is available. Payment of the cash -in -lieu fee may be deferred to a future date mutually agreed to by the applicant and City Engineer, provided security for said future payment is posted by applicant. 25. Applicant shall comply with the following requirements of the Public Works Department: a. The applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). C. Street name signs shall be furnished and installed by the developer in accordance with City standards. 26. Applicant shall vacate, with recordation of the tract map, access rights to Miles CONAPRVL.060 6 Conditions of Approval Tentative Tract 25953 August 8, 1995 Avenue and Dune Palms Road for all individual parcels which front or back-up to those rights -of -way. 27. Traffic signals are required at the intersection of Miles Avenue and Dune Palms Road. The applicant is responsible for 25% of the cost to design and construct the signal. The signals will be installed by the City when traffic conditions warrant the installation. 28. A minimum 20-foot and 10-foot landscaped setback shall be provided along Miles Avenue and Dune Palms Road respectively. Design of the setbacks shall be approved by the Community Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition #4, unless an alternate method is approved by the Community Development Department. 29. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. 30. + +Prior to issuance of any grading permits, the applicant shall submit to the Community Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control (PM10/Chapter 6.16). The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: a. The use of irrigation during any construction activities; b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and CONAPRVL.060 7 Conditions of Approval Tentative Tract 25953 August 8, 1995 C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Community Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 31. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Community Development and Public Works Departments. 32. Prior to final map approval, the applicant shall submit to the Community Development Department for review and approval a preliminary plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location of the meandering sidewalk along Miles Avenue and Dune Palms Road. Note this sidewalk shall meander within both the landscape buffer and the parkway area. C. Location and design detail of any proposed and/or required walls. d. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. e. Landscaping of retention basins and proposed park, i.e. grass with accent trees and an irrigation system. f. No lawn shall be planted within five feet of Miles Avenue and Dune Palms Road street curbing. All plantings within the five foot area shall be irrigated by emitter type irrigation system. g. + The provisions of Ordinance #220 (water conservation) shall be met during plan check. CONAPRVL.060 8 Conditions of Approval Tentative Tract 25953 August 8, 1995 33. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for shrubs, two trees (five trees on a corner) and an irrigation system. ► _• �Wlvfl► _:�� 34. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Community Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o + California Regional Water Quality Control Board (NPDES Permit) Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 35. 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. 36. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of- way of Miles Avenue shall be limited to one story, not to exceed 20-feet in height. The applicant shall submit to the Community Development Department for the approval a drawing showing the location of any units higher than one story located along Miles Avenue frontage. Along north property line of tract, all of the dwelling units shall be limited to one story, not to exceed 20-feet in height, except for units on Lots 117 and 135 which may be 2 story. 37. 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. CONAPRVL.060 9 Conditions of Approval Tentative Tract 25953 August 8, 1995 38. The developer shall construct landscaping and irrigation systems for drainage retention basin(s) and perimeter areas. The developer shall maintain the drainage basin(s) and perimeter areas in accordance with Condition #14. 39. 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 TT 25953 and EA 90-162, 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 90-162 and TT 25953 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 90-162 and TT 25953. The Community Development Director may require inspection or other monitoring to assure such compliance. 40. The applicant shall submit complete detail architectural elevations for all units, for the Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & R's. The latter shall be submitted to the Community Development Department for review. 41. Prior to the final building inspection of the 30th unit, two publicly maintained roads shall be provided connecting this subdivision to Dune Palms Road, Miles Avenue, or Adams Street. The model home temporary access shall be considered one of these access points until that access is terminated in accordance with Condition #6. 42. The termination point of the street shown as Lot "Nuevo Drive" (street name not yet approved) on Exhibit A (Tentative Tract Map), shall be barricaded to the satisfaction of the Public Works Department. If the road network for the adjoining tract has been constructed and completed, then the above street shall be constructed to connect with these subdivisions, in accordance with the approved street improvement plans and the requirements of the City Engineer. CONAPRVL.060 10 Conditions of Approval Tentative Tract 25953 August 8, 1995 43. The applicant shall comply with the requirements of the City Fire Marshal's dated June 1, 1990, except as follows: a. Condition #5: prior to building final of the 30th dwelling unit, a secondary public access road shall be provided. 44. The applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. 45. All on -site and off -site utilities including any existing utility poles shall be installed underground and trenches compacted to City standards prior to construction of any streets. The soils engineer retained by the applicant shall provide the necessary certified compaction test reports for review by the City Engineer, as may be required. 46. Prior to issuance of applicable permits for area along north property line, plans for grading, walls, dwelling units shall be given to La Quinta Palms Homeowner's Association for their information. 47. + The minimum dwelling unit size for the tract shall be 1,400 square feet (excluding the garage). CONAPRVL.060 11 BI STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 8, 1995 CASE: SIGN APPLICATION 95-320 REQUEST: DEVIATION FROM THE ONE ELEVEN -LA QUINTA SHOPPING CENTER SIGN PROGRAM TO ALLOW CORPORATE SIGNING FOR WAL*MART APPLICANT: WAL-MART REPRESENTATIVE: QUIEL BROTHER'S SIGN CO. (KEN QUALLS) LOCATION: 78-950 HIGHWAY 111 BACKGROUND: The Wal-Mart building is part of the One Eleven -La Quinta Shopping Center (SP 89-014) approved by the City Council in 1990. The center, when completed, will consist of approximately 617,565 square feet on 60+ acres. The Wal-Mart building is approximately 127,154 sq. ft. and is on a 13-acre site. The building was completed in November, 1992 (Attachment 1). New Signage Request On July 19, 1995, staff received a sign application request from Mr. Ken Qualls, representative for Wal-Mart, requesting approval to install a new auto service center sign ( Tire & Lube Express) on the existing building. The proposed sign is located on the south side of the existing building and located east of the front door. The sign is 21-inches high by 26-feet long (45.5 sq. ft.). The sign letters are made of 1 1/8" deep plastic. The molded lettering will be red in color and nonilluminated (Attachment 2). Existing Sign Program The sign program for this center was approved by the City in 1990. In the initial request, Wal-Mart requested a main building sign with additional supplemental signs (i.e., Pharmacy, Satisfaction Guaranteed, We Sell for Less, etc.). However, after reviewed by the Design Review Board, the Planning Commission reduced the number of signs to one attached building sign on the south elevation and additional freestanding signage. A copy of the approved exhibit is attached (Attachment 3). Information from the original staff report is also included (Attachment 4). The Commission also allowed a service center sign on Adams Street. The Adams Street sign (Auto Center) was 20-feet long and 2-feet high. Existing Sign Ordinance Chapter 9.212.030F (Adjustments) of the Municipal Code permits the Planning Commission to consider adjustments to the provisions of the Sign Ordinance if the Commission can make certain findings. In this case, the applicant is requesting permission to move their Adams Street sign, which was never installed, to the south side of the building (facing Highway 111). Subsection 3 (Alternative Locations) of this provision permits adjustments by the Commission to: (1) transfer a sign from one wall to another to overcome a disadvantage caused by an unfavorable orientation or an exceptional building setback, (2) place a sign on an easement not having street frontage, or (3) place a sign in an alternate location on the building to improve architectural design. Staff Comments The adopted sign program allows corporate signs for minor tenants with more than five outlets, and in the last few years the Commission has allowed several corporate signs for this center. However, since this facility was described as a major facility in the sign program, all sign changes must be approved by the Planning Commission. The Wal-Mart site in Cathedral City has similar building signing. Staff is comfortable recommending approval of this request because Wal-Mart is a major tenant in the center and the number of signs is small in comparison to the size of the building. Sign exposure from Highway 111 is very important until Adams Street is continued north across the Whitewater Storm Channel to Miles Avenue. This signage request will replace the original Adams Street sign proposed during the master sign program for the center. Further, this sign is more important now that additional service centers have been built to the southeast (i.e., The Lube Shop, etc.). Their corporate signing will not adversely affect the architectural integrity of the building nor influence the provisions of the adopted sign program for the One Eleven -La Quinta Shopping Center based on the proposed Conditions of Approval. RECOMMENDATION: By Minute Motion 95- , approve the request based on the attached Findings and Conditions. Attachments: 1. Location Map 2. Sign Exhibits (Reduced) 3. Excerpt from Master Sign Program 4. Excerpts from 1990 Staff Report 5. Draft Findings and Conditions CASE No. �N CASE Aik RIV �R KighcyaY 1 li MAP Wal `mart Sign Application 95-320 AIFIFACCffiNLiU4 a �s•�SS 9F a SCALE: N T� !aUU&CMIMIEWU 2 M J �M 15 z <MM -- Lim O ^m CL z _! O z C/) W > 0 W W J z W z W J z a. O 0 O N +-) v S- V) E (0 . 1 U rC) tC) IF Q r (, U ra 4 o Q ) of a � r� nl I (13 6 Q M: .J Q LU Z .J Q a ~' w� aQ z �Q �a Lu �a -jw Q F- Z_ uw 3 z0 0 J J Q0 =U ❑N >Z in Z N p'F'F&C M MLFOUJF 4 A ALBERTSONS SIGN: Sign consisting of individual illuminated plexiglas letters, is proposed for market in Phase I area with 246 feet of frontage. "Liquor" and "Food - drug" signs are also proposed. 1. Size proposed: 122 sq. ft. for main sign (3816" long X 3' to 5' high); (216" high by 13' long and 2'6" high by 21'6" long for "Liquor" and "Food -drug" sign. Size allowed: 50 sq. ft. 2. Number proposed: one Number allowed: one 3. Location proposed: sign is proposed on face of covered walkway near the entry below the tile roof line. "Liquor" and "Food -drug" sign would be to either side. 4. Colors proposed: the majority of the main sign would be a sky blue with a portion of the logo dark blue. 5. Design Review Board Recommendation: The Design Review Board recommended approval of the design of this sign. Staff Comments: The main sign is acceptable in size and design. The "Liquor" and "Food -drug" signs add clutter,are not needed to identify the use, and are not conducive to an desirable center. Staff recommends that these miscellaneous signs not be approved. WAL-MART : Sign consisting of individual illuminated letters is proposed in Phase III area with 535 feet of frontage. Numerous other miscellaneous wall signs are proposed. 1. Size proposed:- main sign is 185 sq. ft. (5' high by 37' long) , miscellaneous signs vary in size from 18" high by 11'3" long to 2' high to 3215" long. Size allowed: 50 sq. ft. for main sign. 2. Number proposed: one main sign, six other miscellaneous signs are proposed (see pages 15-17 of sign program) 3. Location proposed: the main sign would be on the face of the main entry on the west side of the building. Half of the miscellaneous signs would be on the building walls. The location of the remaining three other signs is not shown. 4. Colors proposed: The main sign would be white plexiglas letters. 5. Design Review Board recommendation: The Design Review Board recommended approval of the design of this sign. Staff Comments: The main sign is acceptable to Staff. As indicated during the discussion of the Albertson's sign, the miscellaneous signs add clutter and are not conducive to a desirable center. In this case they would downgrade the architecture and image of the City. The types of messages the miscellaneous signs are intended to convey should be delivered through media advertising. Therefore, Staff recommends that only the main sign be approved. F- a Z � 0 C� °C a Q z J � z N w ❑ > W LU W Z W a z j o a C �Q Attachment 4B Master Sian Program ONE ELEVEN LA QUINTA PLANNED SIGN PROGRAM � Rf 1 ATTACHMENT 5 CONDITIONS OF APPROVAL - RECOMMENDED SIGN APPLICATION 95-320, WAL-MART AUGUST 8, 1995 FINDINGS: 1. The sign application request is exempt from the provisions of the California Environmental Quality Act pursuant to Section 15311(a). 2. The sign program will not be adversely affected by this action because the applicant has decided to eliminate their Adams Street building sign to have the proposed service center sign on the south building elevation. 3. The sign adjustment request is consistent with the provisions of the Sign Ordinance (Chapter 9.212.030F). The Planning Commission can approve additional sign area, additional numbers of signs, alternate sign locations, and alternate type of signing provided the Commission feels the signing request is not conflicting with the architectural design of the structure. CONDITIONS: 1. A building permit shall be obtained before installation of the sign. 2. The sign shall be placed a minimum of ten feet from the eastern edge of the building. 3. No lighting of the sign shall be allowed unless approved by the Community Development Director. 4. No additional signs shall be allowed on this building unless approved by the Planning Commission.