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1995 09 12 PCz Qum& 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 September 12, 1995 7:00 P.M. * *NOTE* * ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 95-037 Beginning Minute Motion 95-037 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. PUBLIC COMMENT PUBLIC HEARINGS 1. Item ............ Applicant ...... Location ....... Request ........ Action .......... PLOT PLAN 95-563 Ayres Homes South of 50th Avenue west of Park Avenue in the La Quinta Fairways Approval of new architectural plans for two new single family units Minute Motion 95- PC/AGENDA 2. Item ............. GENERAL PLAN AMENDMENT 95-050, CHANGE OF ZONE 95-079, AND ENVIRONMENTAL ASSESSMENT 95-307 Applicant ....... Mike Rowe, Keith Companies representing Kian Corporation Location ........ Northeast corner of Washington Street and Fred Waring Drive Request ......... Certification of a Mitigated Negative Declaration of Environmental Impact; Approval of a General Plan Amendment to change the land use categories from Low Density Residential, High Density Residential, Community Commercial to Low Density Residential, High Density Residential, and Office; and approval of a change of zone to redesignate the zone classifications Action .......... Resolution 95-Resolution 95- , Resolution 95- BUSINESS ITEMS 1. Item ............. SPECIAL ADVERTISING DEVICE 95-069 Applicant ....... La Quinta Arts Foundation Location ........ City-wide Request ......... Approval of temporary advertising for the upcoming La Quinta Fall Festival of the Arts on November loth - 12th, 1995 Action .......... Minute Motion 95- 2. Item ............. SPECIAL ADVERTISING DEVICE 95-073 Applicant ....... West Coast Artists (Ronda Mills) Location ........ City-wide Request ......... Approval of temporary advertising for a Fine Arts Festival to be held at Sculptureland from November 24th - 26th, 1995 Action ........... Minute Motion 95- 3. Item .............. SIGN APPLICATION 95-324 Applicant ........ Eisenhower Medical Center (Eisenhower Immediate Care Center) sign company CNP Location ......... North side of Highway 111 between Simon Drive and Adams Street within the One Elevn La Quinta Center Request .......... Deviation from the sign program for the 111 La Quinta Center to allow corporate signage for a free-standing building Action ............ Minute Motion 95- CONSENT CALENDAR Approval of the Minutes of the meetings of August 8, 1995. COMMISSIONER ITEMS. 1. Commissioner report of City Council meeting 2. Department update ADJOURNMENT STUDY SESSION Tuesday, September 12, 1995 Study Session Room 4:00 P.M. PC/AGENDA PLEASE NOTE THE TIME CHANGE FOR THE REGULAR MEETING AND THE-. STUDY SESSION IS A r 4.00 P.M. PH *1 PLANNING COMMISSION MEETING STAFF REPORT DATE: September 12, 1995 CASE: Plot Plan 95-563 REQUEST: Compatibility Review of Two New Single Family Units at La Quinta Fairways APPLICANT: Ayres Homes ARCHITECT: Frank Gonzales and Associates Architects LOCATION: South of Avenue 50, west of Park Avenue, Lots 73 through 83, 17 and 18 of Tract 25389 (Attachment 1) ENVIRONMENTAL CONSIDERATIONS:. It has been determined that the environmental review prepared for Specific Plan 83-001 satisfies the requirement for this project, in accordance with California Environmental Quality Act (CEQA). BACKGROUND: On August 24, 1995, Ayres Homes submitted a request for architectural review and approval of two new single family units for construction (3rd and 4th) in (Tract 25389-1)La Quinta Fairways(Attachment 2). The request was transmitted to the responsible agencies and City departments for review. Staff reviewed the request with a focus on issues of compatibility with the existing homes in the La Quinta Fairways development (Tract 25389). Brock Homes received approval in 1990 to construct the original homes in the tract.The Brock units are large one and two-story homes ranging in size from 2,204 to 3,017 square feet. Five unit plans were approved for Brock Homes. The first two plans were approved, in 1994, administrativly as they fell within a 5% range of the sizes of the existing Brock Homes units. The existing Ayres Homes consist of these two unit plans and are 2,316 and 2,424 square feet in size. The review of the new Ayres units is based upon the requirements of Chapter 9.25 - Compatibility Review Process in the Zoning Ordinance. The factors of the compatibility review consist of: Architectural material such as roof material, window treatment, and garage door style; 2. Colors; 3. Roof lines; 4. Square footage of livable area not to exceed more than 10% of the existing units. Architectural materials The applicant is proposing concrete shingle or flat roof the in either Desert Terra-cotta or Antique Red color for the two new units. The existing homes in the development all have barrel shaped roof tile, thus, the shingle and flat tile is a change from the existing. The shingle and flat tile are not compatible with the existing homes because of the different tile shape and appearance Staff recommends the project provide barrel shaped roof tile in the colors proposed. Window treatment on the proposed Plan 3 and 4 does not include stucco surrounds (popouts) on the rear or side elevation windows and doors. All of the existing units have stucco surrounds highlighting the window and doors. Staff recommends window and door surrounds on the rear and side elevations of all new units in order to be compatible with the existing units. Condition No. 26 requires the surrounds on both plans. Proposed garage doors for the new Plans 3 and 4 are identical to the garage doors of the existing units. The garage doors are metal roll -up without glass panels. Colors There are three color schemes proposed for the stucco, door and window trim, and other trim. These colors consist of the following: Scheme 1: Stucco -Chenille #12 (Omega sand finish) Door & trim - CM 8471 (light terra-cotta) Trim - White Scheme 2: Stucco -Birch White #15 (Omega sand finish) Door & Trim - CB9032 (medium green) Trim - White Scheme 3: Stucco - Coconut (Omega sand finish) Door & Trim - 876 (Bordeaux) Trim - White The proposed stucco and trim colors are similar to the colors of the existing units with minor variations. However, the medium green door and trim proposed in Scheme 2 is a new color that is more striking than the others colors. The existing trim colors include neutral desert colors such as creamy white, dusty mocha, and terra-cotta. The proposed color schemes are compatible with the existing colors, and will provide better curb appeal. Roof lines The roof lines of the proposed new units are very similar to that of the existing homes. The proposed units are designed with 12 inch roof overhangs. The City requires a minimum of 18 inch overhangs. Staff has required 18 inch, boxed and stuccoed overhangs in Condition No. 18. Square Footage The proposed new units consist of 1,999 square feet for Plan 3 and 2,300 square feet for Plan 4.The plan submitted for Plan 4 indicates that the total square footage is 2,097 square feet, however, the applicant states that he will increase the unit to 2,300 square feet, gaining the extra space in the studio and the living room. These sizes are compatible with the 10% range of the existing units in the development. The original Brock Homes units range in size from 2,204 to 3,017 square feet. Ten percent smaller than the smallest existing unit (2,204) is 1,984 square feet, while 10% larger than the largest unit (3,017) is 3,318. Thus, the proposed units are compatible with the existing units square footage. No changes are suggested on this issue. Unit Mix Plan 3 is proposed for lots 73,77,81, 83, and 17. Plan 4 is proposed for lots 74, 75, 76, 78, 79, 80, 82, and 18. See Attachment 3. LANDSCAPING Front yard landscaping is proposed to be the same as provided for the existing Ayres homes. The Conditions of Approval require submittal of landscaping and irrigation plans for review by staff and the Coachella Valley Water District. STAFF COMMENTS 1. The new units should feature barrel shaped roof tile. 2. The rear and side elevations of both units should include detailing around windows, vents, and doorways. 3. The proposed color schemes are compatible with the existing development. 4. Plan 4 should be increased to 2,300 square feet as requested by the applicant. Findings: The architectural aspects of the proposed units, as conditioned, will be compatible with and not detrimental to other existing units in the tract. 2. Applicable development stnadards, including, but not limited to, setbacks, parking, landscaping, site design, and similar features, will be compatible with, as conditioned, and not detrimental to, other existing units in the subdivision. RECOMMENDATION Approve by minute motion the exhibits submitted for Plan 3 and Plan 4 of Tract 25389-1, subject to the attached Conditions of Approval. Attachments: 1. Vicinity Map 2. Application 3. Unit Mix 4. Large Plans (Commissioners only) ATTACHMENT No. 1 . 50 r" AVC IC /A// NO v CASE Nob ---: _-- TT 25389 J.4 .J4O?X ZA 7t�24�E33 MA P `AN v f� o M AUG 2,- -�.� 190. � t %.11i WX AAA UuInIVA min & DEVELOPMENT DTPART zT ATTACHMENT 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 PLOT PLAN APPLTCATXON Case No. Date Received dor o process your application in a timely manner, please comp,gt�;_,d s gn this form. The information which is required to be shown on Re plans and submitted with the application is stated on the back of this form. Failure to provide the required information is justification for rejection of the application. THIS APPLICATION MUST BE ACCOMPANIED BY A NON-REFUNDABLE FILING FEE OF $ LE'O mc? AND COPIES OF THE CO?1PLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. Name of Applicant AYRES HOMES phone714-540-6060 Flailing Address 355 BRISTOL ST., SUITE A, COSTA MESA, CA 92626 Street City Zip Code Legal Owner Address SAME Proposed Use R-1 Location of Property (Address if known) 50TH AND PARK ,LOTS 73-83 Assessorls Parcel Number Legal Description of Property (give exact legal description as recorded in the office of the County Recorder) -- (may be attached) LOTS 16 THROUGH 25, INCLUSIVE, AND 61 THROUGH NCLUSIVE, OF TRACT NO. 25389-1, AS SHOWN BY MAP 1 AGES 30-3 INCLUSIVE OF MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORN(ant Signature of AppliLA)l Date 8/21/95��e� 8/21/95 Signature of Owner Date Ayres Homes W41 J �_'--fir► SOTH AVENUE D M X D m z a m a UN"L� Ffse f-Mau-U&- RESOIrr A CLUB This tract map is an artists representation and serves only to indicate general location of each La Qunta Fairways lot. See sales agent for precise lot size. 50-345 Grand Traverse Avenue • La Quinta, California 92253 (619) 564-1981 • FAX (619) 564-5262 9-06-199S 9-38AM FROM t'DES GROUP 714 S40 S408 P. 2 ATTACHMENT 3 TO: Leslie From: douglas Ayres rC: Tract #25399 Per your request I have put together the following information. 1 until rnix: lot unit type 73 3 74 4 75 4 76 4 77' 3 78 4 79 4 80 4 81 3 82 4 S3 3 17 3 18 4 2 Block walls will Ix used for the side and rear Bard fencing. (0'). 3 two car garage as shown on plans will be metel roll up door. 4 landscaping will be typical as done on prcvious phases. CONDITIONS OF APPROVAL - FINAL PLOT PLAN 95-563 AYRES HOMES SEPTEMBER 12, 1995 1. The permittee shall defend, indemnify, and hold harmless the City of La Quinta, its agents, officers, and employees from any claim, action, or proceeding against the City of La Quinta or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the City of La Quinta, its advisory agencies, appeal boards, or legislative body concerning Plot Plan 95-563. 2. The development of the premises shall comply with Ordinance 248 and standards of the R-2 Zone, and with all other applicable codes of the State of California and ordinance of the City of La Quinta. The development of the premises shall be in conformance with the plans marked Exhibit(s) "A" through "F" and "MC" on file in the office of the La Quinta Community Development Department unless otherwise amended by these conditions of approval. 3. Architectural approval hereby permitted for two new single family unit types located within Lots of Tract 25389-1. The effective date of the issuance of this permit is September 12, 1995. 4. PRIOR TO ISSUANCE OF ANY GRADING OR BUILDING PERMIT for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: -- City Fire Marshal -- Public Works Department -- Community Development Department -- Riverside County Environmental Health Department -- Desert Sands Unified School District -- Coachella Valley Water District -- Imperial Irrigation District -- California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from the above jurisdictions. If the requirements include approval of improvement plans, the applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on plans. CONAPRVL.336 Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Department at the time of application for a building permit for the use contemplated herewith. 5. This approval shall be in compliance with all applicable conditions and applicable provisions of Specific Plan No. 83-001, and Tract 25389. 6. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 7. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 8. A maximum of 13 dwelling units shall be approved under this permit. 9. All dwellings within this permit shall not exceed 19 feet in overall height. 10. All dwelling units shall have a minimum floor living area of not less than 1,999- square feet for Plan 3, and 2,300-square feet for Plan 4, in order to comply with Chapter 9.25 - Compatibility Review Process. 11. All dwelling units shall have a minimum two -car garage measuring a minimum 20-feet by 20-feet in overall size. 12. No signs are approved pursuant to this plot plan. Prior to installation of any on - site advertising or directional signs, a signing plan shall be submitted for approval of the Community Development Department pursuant to the requirements of Chapter 9.212 - Sign Regulations of the La Quinta Municipal Ordinance. 13. No outdoor advertising display, sign or billboard (not including on -site advertising or directional signs) shall be constructed or maintained within the property subject to this permit. Any existing outdoor advertising display, sign or billboard existing within the property subject to this permit shall be removed PRIOR TO FINAL BUILDING INSPECTION APPROVAL. 14. The permittee shall institute blowsand and dust control measures during 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 c) provisions of landscaping to reduce the effects upon adjacent properties and property owners. The permittee shall comply with the directives of Ordinance 219 - Fugitive Dust Control. All construction and graded areas shall be kept CONAPRVL.336 wetted on a daily basis while being used to prevent the emission of dust and blowsand. 15. 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 Director and state air quality management authorities. 16. The permittee shall submit a grading plan to the Engineering Department for any fine grading to be done for the proposed house pads and/or landscaping. 17. The permittee shall provide masonry block wall rear and side yard fencing and metal gates to match that existing in Tract 25389. 18. All roof overhangs shall be a minimum of eighteen (18) inches on all units, and shall be boxed and stuccoed. 19. All garage doors shall match those on existing homes in Tract 25389 - La Quinta Fairways. 20. PRIOR TO FINAL BUILDING INSPECTION APPROVAL, all new electrical, telephone and television services, except electrical lines rated 35kV or greater, within the property subject to this permit shall be installed underground as approved by the affected utility. 21. PRIOR TO FINAL BUILDING INSPECTION APPROVAL AND OCCUPANCY of any portion of the development permitted hereby, all required drainage facilities shall be constructed which shall protect the site. Plans for these facilities shall be prepared by a California registered civil engineer and approved by the City Engineer. 22. PRIOR TO FINAL INSPECTION AND OCCUPANCY of any homes on sites included in this plot plan, sidewalks, pavement improvements and traffic control signs and markings within Tract 25389-1 shall be complete to the satisfaction of the City Engineer. 23. All residences/dwellings are required to have illuminated building address number per the La Quinta Municipal Code. 24. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Community Development Department. CONAPRVL.336 Applicant shall submit plans for street lighting along road, if any, for review and approval by the Engineering/Public Works Department. 25. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. 26. All plans shall have window and door stucco surrounds (popouts) on all four elevations to match the existing units. 27. Roofing the shall be lightweight barrel tile in the colors proposed on Exhibit "M & C" on file in the Community Development Department. 28. PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT for any house within Tract 25389, Lots 73, 74, 75, 76, 77, 78, 79, 80, 81, 82, 83, 17 and 18, landscaping shall be installed and appropriately maintained. Type of planting, methods of installation, and maintenance techniques shall be subject to plan approval by the Community Development Department. 29. Applicant shall submit a copy of the proposed landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 30. The front yard of all lots, and in addition the street side of corner lots, shall be landscaped to property line, edge of curb, or edge of street pavement, whichever is furthest from the residence. 31. The landscaping shall include trees (minimum one 15-gallon tree and one 24-inch box specimen tree on interior lots and five 15-gallon trees and one 24-inch box specimen tree on corner lots), shrubs, and ground cover and/or hardscape of sufficient size, spacing and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the Manual on Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. A landscaping and irrigation plan for the construction of Lots 73 through 83, 17 and 18, shall be submitted to the Community Development Department. Desert or native plant species and drought resistant planting material shall be encouraged. 32. Landscaping shall be continuously maintained in a healthy and viable condition by the property owner. 33. All landscape planning shall comply with the requirements of the State Agriculture Code and the directives of the Riverside County Agricultural CONAPRVL.336 33. All landscape planning shall comply with the requirements of the State Agriculture Code and the directives of the Riverside County Agricultural Commissioner. All landscaping plans submitted to the Community and Development Department shall include the following notation: "'WARNING' plant material listed may or may not have been approved by the Agricultural Commissioner's office. Landscape contractor, please contact the developer for status of Agricultural Commissioner's approval or denial. Plant material not conforming with quarantine laws may be destroyed and civil action taken. All plant material is subject to inspection at the discretion of the Agricultural Commissioner's office. All plant material must be free from Red Scale (Aonidiella aurantii)". 34. The applicant shall pay all deposits and fees required by the City for processing, plan checking and construction inspection. Deposit and fee amounts shall be those in effect at the time the work is undertaken and accomplished by the City. 35. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. CONAPRVL.336 STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 12, 1995 CASE NOS.: GENERAL PLAN AMENDMENT 95-050, CHANGE OF ZONE 95- 079 AND ENVIRONMENTAL ASSESSMENT 95-307 REQUESTS: RECOMMEND THAT THE PLANNING COMMISSION: 1.) CERTIFY THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2.) APPROVE THE GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE CATEGORIES OF A 138-ACRE PROPERTY FROM LDR (LOW DENSITY RESIDENTIAL), HDR (HIGH DENSITY RESIDENTIAL), CC (COMMUNITY COMMERCIAL) TO LDR, HDR, CC AND 0 (OFFICE); AND 3.) APPROVE THE CHANGE OF ZONE TO REDESIGNATE ZONING CLASSIFICATIONS FOR A 138-ACRE PROPERTY FROM R-1 (ONE FAMILY DWELLING), R-2 (MULTI- FAMILY), C-P (GENERAL COMMERCIAL) TO R-1, R-2, C-P, AND OMS (OFFICE MEDICAL AND RELATED SERVICES) LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND FRED WARING DRIVE (ATTACHMENT 1) APPLICANT: MR. MIKE ROWE, THE KEITH COMPANIES REPRE- SENTATIVE: KIAN CORPORATION PROPERTY OWNER: DUTCH PARENT N.V., A NETHERLANDS ANTILLES CORP. ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 95-307 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, THE PROJECT COULD HAVE AN EFFECT UPON THE ENVIRONMENT, UNLESS MITIGATION MEASURES ARE CARRIED OUT WHICH STAFFRPT.44 LESSEN THE IMPACTS TO AN INSIGNIFICANT LEVEL. THEREFORE, A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED FOR CERTIFICATION. This vacant site was annexed into the City in 1991. The City Council approved the annexation request and predesignated the project area to allow commercial, high - density residential and low -density residential uses (i.e., mixed use development) on the 138-acre site (Attachments 2 and 3). In late 1992, the Coachella Valley Land Company processed Tentative Parcel Map 27131 that requested the re -division of the three existing lots into four lots, with one remainder lot (Attachment 4). The Planning Director initially approved the map, but an appeal hearing was held because some existing Bermuda Dunes property owners felt a tract map should be prepared and additional environmental review was necessary. The Commission approved the map in March, 1992 (Minute Motion 92- 012), and the City Council approved the subdivision map application in April, 1992. The map was recorded in January, 1995. The realignment of Darby Road and the proposed development of Palm Royale Drive were approved during the review of the parcel map application request. The improvements will be made when they develop the land. Washington Street and Fred Waring Drive abut the site to the west and south respectively, and are designated as Major Arterial (120' r-o-w) streets in the General Plan. Partial street improvements exist on both streets at this time, and the intersection was recently widened through the City's cooperation with the Coachella Valley Association of Governments. This project included relocation of the traffic signal light as well. Urban services are available at this site. The three parcels along Washington Street, abutting the site, are not involved with this application request. These adjoining parcels are vacant, developed with a single family house, and medical clinic. Multiple family housing has been allowed on Washington Street in the neighboring areas. However, the land uses along Darby Road are single family, wholesale nurseries, and vacant properties. The lots on Darby Road are one -acre or larger. STAFFRPT.44 The property owner has requested that the City allow them to restructure the land use categories on their 138-acre site in the following fashion: General Plan Zoning Land Use Classifi- Catte ory cation Existing Propose LDR R-1 82.5 acres 62.0 acres HDR R-2 30.5 acres 24.0 acres CC C-P 25.0 acres 27.0 acres 0 OMS 0.0 acres 25.0 acres Attachment 5 reflects the proposed change. North/NE: 2A-MF and 2B Vacant, Single Family Homes, Nurseries, County of Riverside Apartments, Church, etc. South: R-5 Palm Royale Condominiums Southwest: 2A-MF, County of Riverside Vacant (future church) East: R-1 Starlight Dunes Single Family Homes and Vacant West: Before being annexed to the City of Palm Desert (across Washington Street) the properties were designated for similar project densities as noted to the east along Washington Street (i.e., low density and high density residential and commercial uses). A large land use map is included in your packet of material. The County of Riverside designates the areas along Darby Road for 2-5 du's/ac. but they design the areas along Washington Street for 8-18 du's/ac. We advertised the case in the Desert Sun newspaper on August 22, 1995. All property owners within 300-feet of the affected area were mailed a copy of the public hearing notice as required. STAFFRPT.99 Staff mailed a copy of the applicant's request to all public agencies on July 11, 1995. The written responses are on file with staff. No negative comments were received. Staff has prepared an Environmental Assessment to analyze the effects of this proposal under current standards and guidelines. Attached for your review and consideration is the Environmental Checklist accompanied by staff's explanations for "Yes", "Maybe", and "No" answers. Based on the completed environmental analysis, staff is recommending the filing of a Mitigated Negative Declaration for the project (Attachment 6). The following traffic impact data is based on minimum and maximum density projections for each land use and 24-hour traffic figures for the site as originally approved by the City Council for the site. These traffic volumes were based on gross acres. This has since changed with the recent adoption of the 1992 General Plan that now specifies "daily traffic trips" are projected based on net acreage. Single Family - 172 to 344 units* X 8 vt/d = 1,376 (low) to 2,864 vt/d Multi -Family - 409 to 546 units* X 7 vt/d = 2,864 (low) to 3,819 vt/d Commercial - 28.6 acres X 500 vt/d/ac. = 14,300 vt/d Total = 18,540 to 20,871 vt/d *Note: R-1 Units are created by multiplying 2 (low) or 4 by the number of acres R-2 Units are created by multiplying 12 (low) or 16 by the number of acres These traffic volumes were anticipated during the annexation of the property into the City in 1990. The General Plan Update (Policy 2-1.1.1) now requires developers to derive their project densities by removing arterial streets, well sites, and flood control facilities from the density calculation. This produces a net acres number that is used to determine the number of project units. These numbers are approximate because they have not submitted a project proposal. STAFFRPT.99 Single Family - 165 to 330 units X 8 vt/d = 1,320 (low) to 2,640 vt/d Multi -family - 366 to 488 units X 7 vt/d = 2,562 (low) to 3,416 vt/d Commercial - 25 acres X 500 vt/d/ac. = 12,500 vt/d Total = 16,382 to 18,556 vt/d Their request would produce 10,600 to 11,100 additional vehicle trips per day from the site. Overall, trips generated by the residential acres would be reduced by 874 to 1,384 vt/d, but commercial/office medical would increase by 12,000 vt/d. Single Family - 124 to 248 units X 8 vt/d Multi -family - 288 to 384 units X 7 vt/d Commercial - 27 acres X 500/ac. Office Med. - 25 acres X 440/ac. Total 992 (low) to 1,984 vt/d = 2,016 (low) to 2,688 vt/d = 13,500 vt/d = 11,000 vt/d = 27,508 to 29,172 vt/d firs kh-• .I• ;- -•FROMMESEVA61 The Zoning Code was amended in 1991 to allow office uses, medical uses, and other related uses. This new section was added at the request of Desert Hospital during consideration of their proposed El Mirador medical facility on Washington Street (south of the Saint Francis of Assissi Church). The OMS category was adopted, but the City Council did not accept the project. In 1992, the General Plan incorporated a new office category into the land use plan to correspond to the OMS Zoning designation. Presently, no properties in the City have the OMS designation. This applicant, representing Dutch Parent, is requesting the re -designation of 25-acres to O/OMS, pursuant to the attached information. Mixed -use developments are characterized by (1) three or more significant revenue - producing uses that, in well -planned projects, are mutually supporting, (2) significant physical and functional integration of project components, including uninterrupted pedestrian connections, and (3) development in conformance with a coherent plan that frequently stipulates the type and scale of uses, permitted densities and other related items. STAFFRPT.44 Issue 1 - Internal General Plan Consistency The proposed amendment to the site's land use categories, the reduction in residentially designated area and the addition of the Office land use category, will be consistent with the goals and objectives of the General Plan, specifically the Housing and Land Use Elements. Cumulatively, the loss of low and high density residential areas, totaling 25 acres, will not adversely effect the objectives of the City's Housing Element in that sufficient inventory of developable land is available at varying densities to accommodate the existing and projected housing needs throughout the City. Individually, an exception is the projected need for additional acreage for development of affordable housing in association with the High Density Residential land use designation. The reduction (i.e., 6.5 acres) will not drastically affect the High Density Residential category because more than 300 acres are available. Thus, this net loss is not crucial in meeting the affordable housing objectives of the Housing Element. This is due not only to the loss of a limited number of acres, but also the City has purchased three separate sites, each more than 40 acres, in anticipation of providing additional affordable housing to meet the needs of the community. These programs will help meet the goals of the City's Housing Element. Lastly, the change of land use designations from the Low and High Density Residential to Office will be consistent with the Land Use Element of the General Plan. The Office land use designation will ensure an adequate transition or buffer zone between commercial and residential land uses. Also, the location is appropriate in that the use is compatible with the surrounding high density residential or commercial projects and is accessible to two major thoroughfares. Issue 2 - Traffic Volumes/Impacts As noted in the traffic impact section of this report, the proposed change of land uses will increase the daily vehicle trips, using the formula for net acreage, from a high of 18,556 vt/d to the proposed high of 29,172 vt/d. However, these traffic numbers can be misleading because they are based on static information and/or projections (based on each acre X unit density X vehicle trips for each land use). These projections were done because a development application has not been presented. Traffic numbers can change drastically based on actual residential units proposed or the amount of square footage involved in the Commercial or Office land use categories. Therefore, we will recommend a traffic study when the developer or owner of the site proposes a development plan. This study will examine each proposed land use to determine the amount of traffic, traffic movement, and other issues that could potentially affect the surrounding area's traffic impacts. We will require that they meet the Circulation Element goals and policies during this detailed evaluation, and that they will employ mitigation measures to reduce any negative impacts. STAFFRPT.44 CONCLUSION: The property owner's request is a logical revision to the land use designations because heavily zoned, residential areas surround the site and is next to major thoroughfares designed for inter -city connections. The revisions are compatible with the policies of the General Plan because the adjoining streets have been designed to satisfy future growth. Additionally, the proposed density changes are compatible with the land use patterns in this area. The proposed reconfiguration provides better transition between each proposed zoning/land use district. The changes proposed will not affect the adjacent Bermuda Dunes area as revised because the developer is not changing the land use patterns abutting the Darby Road area. Further, no physical constraints prevent the development of the site. Staff supports the applicant's use of the OMS category on the property because, as the Commission is aware, the City has a large amount of land along Highway 111 planned for heavy commercial activities. The Office category is a better transition because it is adjacent to the existing medical facility, two major City streets, and Palm Royale Drive divides the site into two distinct parts. The southwesterly part supports a Commercial/Office designation for those reasons contained in this report. 1. Adopt Planning Commission Resolution 95- , recommending to the City Council concurrence with the approval of the Mitigated Negative Declaration of Environmental Impact according to the findings set forth in the attached resolution. 2. Adopt Planning Commission Resolution 95- , recommending to City Council approval of General Plan Amendment 95-050. 3. Adopt Planning Commission Resolution 95- recommending to City Council approval Change of Zone 95-079. Attachments: 1. Location Map 2. Zoning Map (1990) 3. 1990 Zoning Graph 4. TPM 27131 Exhibit 5. General Plan/Zoning Map 6. Environmental Documents (PC Only) 7. General Plan Information 8. Draft Resolutions STAFFRPT.44 PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 95-307 PREPARED FOR GPA 95-050 AND ZC 95-079. ENVIRONMENTAL ASSESSMENT 95-307 THE KEITH COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of September, 1995, hold a duly noticed Public Hearing to consider the request of The Keith Co. (For Dutch Parent) for the redesignation of a 138-acre site from single and multi -family residential and commercial to single and multi -family residential, commercial, and office east of Washington Street and north of Fred Waring Drive; and, WHEREAS, said General Plan and Zone Change Amendments have 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 EA 95-307; and, WHEREAS, the Community Development Director has determined that said Land Use Change 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: 1. The proposed project will not be detrimental to the health, safety, or general welfare of the community, either directly or indirectly, in that traffic measures will be employed when the site is developed. Additionally, mitigation measures will be required during any on -site construction. 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. Resope.133 3. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, that will be analyzed further at such time as a development plan is presented. 4. The proposed project will not result in impacts which are individually limited, but cumulatively considerable. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission for this Mitigated Negative Declaration of Environmental Impact. 2. That it does hereby certify Environmental Assessment 95-307 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 12th day of September, 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.133 PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A GENERAL PLAN AMENDMENT TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP FROM LOW DENSITY RESIDENTIAL (LDR), HIGH DENSITY RESIDENTIAL (HDR), AND COMMUNITY COMMERCIAL (CC) TO LOW DENSITY RESIDENTIAL (LDR),HIGH DENSITY RESIDENTIAL (HDR),COMMUNITY COMMERCIAL (CC), AND OFFICE (0). CASE NO. GPA 95-050 - THE KEITH COMPANIES (FOR DUTCH PARENT) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of September, 1995, hold a duly noticed Public Hearing to consider the request of The Keith Companies (for Dutch Parent) to amend the City's General Plan Land Use Element for property located east of Washington Street and north of Fred Waring Drive, more particularly described as: A PORTION OF THE SOUTH HALF SW1/4 OF SECTION 18, T5S, R7E, SBBM WHEREAS, said General Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended and adopted in City Council Resolution 83-68), in that the Community Development Director conducted an initial study and has determined that the proposed General Plan Amendment will not have a significant adverse impact on the environment. WHEREAS, at said Public 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 and reasons to justify the approval of said General Plan Amendment: 1. Impacts caused by the implementation of this General Plan Amendment can be mitigated. 2. The request to reduce the area designated for high and low density residential and add the office land use to the site are consistent with the intent of the La Quinta General Plan. The residential densities have been adjusted (units/acre) RESOPC.132 RESOLLMON 94.55 to ensure that the traffic change impacts of the development of the site are consistent with the City's General Plan update. 3. This General Plan Amendment application complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) and adopted by City Council Resolution 83-68. A Mitigated Negative Declaration of Environmental Impact has been recommended to the City Council. Mitigation measures can be generated to reduce the impact of the land use changes on abutting properties. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend adoption of the Mitigated Negative Declaration. 3. That it does hereby recommend approval of General Plan Agreement 95-050 consisting of a (Land Use Map Amendment as described in Exhibit "A", attached hereto. 4. The proposed General Plan Amendment, and future development request, will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of mitigation measures. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 12th day of September, 1995, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California RESOPC.132 RESOLUTION 94-55 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RESOPC.132 W CIS «i w is I • U ft3 'O c� o 'U N O N •� 4) �. U 05 .� U �QVO .4 M E� a�0 A U ao �3•�CIS 3QE�s O �Ev 0 E oc�o �Cg; o� v NItt-W) �.O N N N faiapunog Auadoid Q > «s 'U w i• • AV 40 NP i U a U 103AS UOTSUMSLA� PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF THE ENVIRONMENTAL ASSESSMENT AND CHANGE: OF ZONE 95-079 TO THE CITY COUNCIL CASE NO.: CZ 95-079 APPLICANT: THE KEITH CO. (FOR DUTCH PARENT) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day oi` September, 1995, hold duly noticed Public Hearing to consider a Change of Zone from R-1 (One Family Dwelling), R-2 (Multiple Family Dwellings) and C-P (General Commercial) to R-1 (One Family Dwelling), R-2 (Multiple Family Dwellings), C-P (General Commercial), and OMS (Office, Medical and Related Services) for 138+ acres located on the east side of Washington Street and north of Fred Waring Drive, more particularly described as: APN: 609-051-010, 609-053-001, 609-052-017, 609-070-034 THROUGH 037, 609-080-013; S 1 /2 SW 1 /4 SECT. 18, TSS, R7E SBBM WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), pursuant to the adoption of Resolution 83-68 by City Council, in that the Community Development Director has determined that the Change of Zone will not have a significant adverse impact on the environment and a Negative Declaration of Environmental Impact: (EA 95-307) is recommended; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Change of Zone. 1. The proposed Change of Zone will not adversely affect future City development as specified by General Plan Amendment 95-050. 2. The proposed Change of Zone will further the intent of the goals and policies of the General Plan. 3. The proposed zoning changes, and future development will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of mitigation. 4. There will be no significant impacts resulting from this Change of Zone. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend adoption of the Mitigated Negative Declaration. 3. That it does hereby recommend to the City Council approval of Change of Zone 95-079 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 12th day of September, 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.131 CN a C4 "a cis rdo cu (U tA U aS 0 0'Ei t 0 U co E E EU 0 E cd — Cd cd 0 o O :E 0 , u C) W 0 14 ej Anpunog fuodoid op w io MP m C14 N r14 OP a co 1;);).4s uojsulqsvA& ATTACHMENTS DARBY ROAD FRED WARING DRIVE Attachment 1 Y \tA�..p►Nr �,s��Y\� MILES AVENUE ��' �ALA� sT LOCATION MAP NORTH CASE No. Dutch Parent Application t cc 0 �4 cc w 0 • 4ft ar or A .4,/ OP I o • Attachment 2 kvpunog f"jadoid NA I• A"dwAMP • • • a • ;aaus uoIBuigsEA& Attachment 3 Q N O O O O O O O Om tG � N v Q 0 N U � U v� U O Ott U a° p cu O U U 0 s w� c Cu rl Cu l I �ai I I , I Attachment 4 I I ill - ----- -- ---- EH Cd A ..0 Rt raw U ttt b U �O � O -j N et O N cd ca ajcd a� 1.2.0 E O OVO Q :3 U O 0_� P. '-� O C� U Q x U �] U to cd 3 p co O E b A E U w w c c Z3 O:2C70 ri CL "I t cx U cn In U I'O N N N Attachment 5 , punou fivadoid 'i cd a� Ls. tv I 130uS u012uigsEA� Attachment 6 Contact the Community Development Department to obtain a copy of this material (Environmental Assessment). Attachment 7A Guide to the Land Use Policy Diagram The La Quinta Land Use Policy Diagram. Ilustrated on the reverse side, is a general guide to the location of the various land uses proposed within the City. The diagram snould :)e used in combination with the written Development policies. standards and other guidelines in the text of the Land Use Element. The demarcation lines presented on the Land Use Policy Diagram are not intended to ndicate existing or future zoning boundaries. Final responsibility for the demarcation of land use boundaries rests with City staff, the Planning Commission and the City Council. The following land use category definitions have been designed to allow ease in use and nterpretation of the Land Use Policy Diagram. Very Low Density Residential Denotes areas where single-family detached homes on large lots are desired. Densities range from 0-2 dwelling units per acre (DU/AC;. Cluster -type developments are permitted. Low Density Residential Denotes areas where single-family detached homes on large or medium sized lots are desired. Densities range from 2-4 DU/AC. Cluster -type developments are permitted. • Medium Density Residential Denotes areas where single-family detached homes on medium to small lots and single-family attached homes (except in the Cove) are desired. Densities range from 4-8 DU/AC. Medium High Density Residential Denotes areas where single-family detached homes on small lots. single family attached homes. and one to two-story apartments are desired. Densities range from 8-12 DU/AC. • High Density Residential Denotes areas where one to three-story. single-family attached homes and apartments are desired. Densities range from 12-16 DU/AC. • Rural Residential Overlay Denotes areas subject to a reduced density (VLDR of 0-1 DU/AC and LDR of 0-3 DU/AC) and design guidelines which evoke a rural character. Mixed/Regional Commercial Refers primarily to retail business serving a regional trade area, such as tenants associated with a regional mall. off -price retail outlet. and/or "power center". Other business of a secondary priority include overnight commercial lodging. automobile retail and major office uses. such as corporate headquarters. research and development facilities. medical- related facilities and major community facilities. Higher density residential uses are allowed in designated areas. Develop- ment standards within this category include a maximum Floor Area Ratio (F.A.R.) of 0.35 and a maximum building height of four stories. Community Commercial Refers primarily to retail businesses serving the daily needs of a multiple neighborhood area. Typical tenants may include general merchandise. hardware/ building materials, grocery supermarkets. drug stores and large specialty stores. Other businesses of a secondary priority may include automobile service stations and professional service and office uses. Development standards within this category include a maximum F.A.R. of 0.30 and a maximum building height of three stones. Neighborhood Commercial Refers to retail businesses serving the needs of an immediate neighborhood trade area. Typical tenants include grocery supermarkets. drug stores, eating and drinking establishments, automobile service stations and personal services. such as laundry and barber salons. Other businesses of a secondary priority include small scale administrative/professional offices, such as medical services, finance, insurance and real estate offices. Development standards within this category include a maximum F.A.R. of 0.25 and a maximum building height of two stones. Commercial Park Refers to businesses offering heavy commercial and light industrial uses serving the needs of a local and regional trade area. Typical businesses include office/showroom, office/warehouse, high-tech light manufacturing, automobile repair and body work, warehousing or storage and other similar uses. Develop- ment standards within this category include a maximum F.A.R. of 0.25 and a maximum building height of two stories. Office Denotes areas where businesses whicl are office in nature and serve the need the local and regional trade area are located. Other businesses of a second priority, to comprise no more than 20% gross floor area, include retail and personal services as well as eating anc drinking establishments. The maximur F.A.R. in this category is 0.30 with a maximum building height of three stone • Tourist Commercial Refers to businesses specifically orient to the tourist and resort industry: resort hotels, other hotels/motels. eating and drinking establishments. accessory ret, personal service businesses, and recreational uses. • Village Commercial Refers to uses which create a unique. dynamic pedestrian oriented center in 1 Village area. • Urban Mix Denotes areas which combine Village Commercial and High Density Residen uses to complement other Village uses • Non -Residential Overlay Denotes areas where residential uses restricted due to excessive traffic, noise and other unsuitable environmental conditions along Highway 111. • Major Community Facilities Refers to locally significant federal. sta and local government buildings include public schools, libraries, community centers, municipal offices and the postal service. • Park Facilities Provides for the designation and prese tion of improved public parks and recreation facilities in the City. • Open Space Provides for the protection and presen tion of sensitive environmental areas, , as areas with significant cultural resoui threatened or endangered plant and wildlife species habitat, scenic resourc and significant topographical constrain • Golf Course Open Space Provides for the preservation and protection of golf course open space a in the City. • Watercourse/Flood Control Provides for the preservation and protection of the City's major watercou and flood control facilities. Attachment 7B Purpose of General Plan The purpose of the General Plan Land Use Element is to establish City policy which: Identifies the general type, locations and distribution of land uses desired in La Quinta at build out. Identifies standards for land uses compared with population and building density/intensity and the character and compatibility of land uses. Identifies desired courses of action/strategies that provide the means to carry out the community's land use policies. The City incorporated in 1982 with the idea that it would provide a varied way of life for its citizens and provide a full range of residential and commercial services. Typically, when a city incorporates, it is at this time that the residents work with their elected officials to develop a long-range plan for the future (i.e., General Plan). We adopted the City's first Plan in 1985 and updated in 1992. General Plan Update (1992) The General Plan Update addressed the current and past land use decisions against the environmental constraints of the City during its preparation (Attachment 7). An EIR was prepared for this document. The Plan establishes the framework for development for the next 20+ years. This adopted document required the City to also revise (or an update) the Zoning Code because the existing Code relied on outdated information from zoning designations from the County of Riverside. The Planning Commission is presently reviewing portions of the Zoning Code Update and they could adopt it in the next 3-6 months. An important point to remember during the amendment process is that while the General Plan is intended to provide long-range guidelines for the future development of the City, it is also intended to be a dynamic plan that responds to changes in the community. The amendment process should recognize the physical, social and economic conditions as they change. It is the responsibility of the Planning Commission and City Council to review and analyze these changes to further the community's goals. The Commission is a recommending body to the City Council who, based on presented information, will adopt, modify, or deny an amendment request after reviewing on the interests of the City. STAFFRPT.044 Attachment 7C General Plan Goals/Policies We took the following information from the Land Use Element of the General Plan Update for this case: Goal 2--2: A balance of regional, community and neighborhood commercial uses located in the City to proportionately serve the needs of local and area -wide residents and seasonal visitors. Goal 2-4: Community and neighborhood commercial and employment uses which are clustered in nodes at the intersections of major arterial streets. Policy 2-6.1.1: The Office category shall provide for businesses which are primarily office in nature that serve the needs of the local and regional trade area. Policy 2-6.1.2: Projects in the Office category shall be located on, and shall directly access, arterial streets. Policy 2-6.1.4: The City shall establish strict urban design development standards (e.g., access, signage, landscaping, setbacks, building facade treatments, pedestrian/employee amenities, etc.) and review procedures for development projects allowed in the Office category. The General Plan designates two sites in the City have the Office (0) designation. They are at Washington Street and 50th Avenue and Jefferson Street and 52nd Avenue. This site would be the third. STAFFRPT.044 Attachment 6 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 95-307 Case No. CZA9550790 Date _July 11 , 1995 Name of Proponent Kian Corporation/TKC Address 41-865 Boardwalk, Suite 101 Palm Desert, CA Phone (619) 346-9844 Agency Requiring Checklist City of La Quinta Project Name (if applicable) Dutch Parent NV CITY OF LA QUINTA Community Development Department 79-495 Calle Tampico La Quinta, California 92253 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. X Land Use and Planning Population and Housing X Earth Resources Water Air Quality III. DETERMINATION. X Transportation/Circulation Public Services X Biological Resources Utilities Energy and Mineral Resources Aesthetics Risk of Upset and Human Health X Cultural Resources Noise X Recreation Mandatory Findings of Significance On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required." I find that the proposed project MAY have a significant effect(s) on the environment, but at least, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a " potentially significant impact" or "potential significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Jul v 1 1 , 1995 Printed Name and Title Leslie Mouriquand, Associate Planner For City of La Quinta i PO-do4 PORNMY s*Wkm Lm rw Mb WPM MOM b > 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source r(s): b) Conf ict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? 3.2. POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? �P b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? 3.3. EARTH AND GEOLOGY. Would the project result in or eVose people to potential impacts involving: A) Fault rupture? b) Seismic ground shaking# c) Seismic ground failure, including liquefaction? d) Seiche, tsunami, or volcanic hazard?"" la e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? woo g) Subsidence of the land? .1 h) Expansive soils? i) Unique geologic or physical features? `" v U PWKW1Y FftK"Y Sodwm Lau Ttm swwkm h*W Ud= MW4" Sk"km bmw No h*= 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface nmoffl. -.000, b) Exposure of people or property to water related hazards such as flooding? C) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? ry d) Changes in the amount of surface water in any water body? e) Changes in currents, or the course or direction of water movements? h. 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? g) Altered direction or rate of glow of groundwater? qOP" h) Impacts to groundwater quality? es 3.5. AIR QUALM. Would the project: a) Violate any air quality standard to contribute to an existing or projected air quality violations? b) Expose sensitive receptors to pollutants? C) Alter air movement, moisture, or temperature, or cause any change in climate? d) Create objectional odors? PwNsidly swk- LM Tbw lnpn swea MMPMd h"a No bwM 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: 1) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. -farm equipment)? c) Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity on site or off site? e) Hazards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? 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? b) Locally designated species (e.g. heritage trees)? C) Locally designated natural communities (e.g. oak forest, (e.g. oak forest, coastal habitat, etc.)? iv Powdally signirx" 11MM 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: a) Conflict with adopted energy conservation plans? b) Use non-renewable resources in a wasteful and inefficient manner? 3.9. RISK OF UPSET/HUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? C) The creation of any health hazard or potential health hazards? d) Exposure of people to existing sources of potential health hazards? e) Increased fire hazard in areas with flammable brush, grass, or trees? 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? b) Exposure of people to severe noise levels? 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? PMMWIY swdkm LOS Than udm sWX= No Mwpmd low inv_ V ray 30"no udw LM T%ft v4wftw MRop" b"M M M"a b) Police protection? 4"e C) Schools? d) Maintenance of public facilities, including roads? e) Other governmental services? 3.12. umffm. Would the proposal result in a need for new systms, or substantial alternations to the following utilities: a) Power or natural gas? b) Communications systems? C) Local or regional water treatment or distribution facilities? d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? ME, 3.13. AESTHETICS. Would the proposal: 2) Affect a scenic vista or scenic highway? MPKI b) Have a demonstrable negative aesthetic effect? C) Create light or glare? 01 3.14. CULTURAL RESOURCES. Would the proposal: A) Disturb paleontological resources?. b) Disturb archaeological resources? C) Affect historical resources? d) Have the Potential to cause a physical change which would affect unique ethnic cultural values? e) Restrict existing religious of sacred uses within the potential impact area? SIX F-Mbey swokm L" The SwAk- urw swdle"„ n. MMpmd bpa b0pa 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks of other recreational facilities? .. b Affect existing recreational opportunities? 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 comrrnmity, reduce the number or restrict the range of a rage or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? <:>: b) Does the project have the potential to achieve short- term, to the disadvantage of Iong-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connexion with the effects of past projects, the effects of other current projects, and the effects of probable future projects). a d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? s EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program Eat, 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 memmu. For effects that are "potentially significant" or 'potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 95-307 General Plan Amendment 95-050 Change of Zone 95-079 Applicant: Kian Corporation Dutch Parent NV The Keith Companies 41-865 Boardwalk, Suite 101 Palm Desert, California Prepared by: Leslie Mouriquand, Associate Planner City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, California 92253 July 11, 1995 2 TABLE OF CONTENTS Section Page I INTRODUCTION 4 1.1 Project Overview 4 1.2 Purpose of Initial Study 4 1.3 Background of Environmental Review 5 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 13 3.5 Air Quality 16 3.6 Transportation/Circulation 21 3.7 Biological Resources 24 3.8 Energy and Mineral Resources 26 3.9 Risk of Upset/Human Health 27 3.10 Noise 28 3.11 Public Services 29 3.12 Utilities 32 3.13 Aesthetics 34 3.14 Cultural Resources 35 3.15 Recreation 38 MANDATORY FINDINGS OF SIGNIFICANCE 39 EARLIER ANALYSES 39 2 SECTION 1: INTRODUCTION 1.1 OVERVIEW OF THE PROPOSED PROJECT The purpose of this Initial Study is to identify the potential environmental impacts of proposed General Plan Amendment 95-050 and Change of Zone 95-079 for 138cres located at the northeast comer of the intersection of Fred Waring Drive and Washington Street, in northern La Quinta, California. The subject property is located in Section 18, Township 5 south, Range 7 east, SBBM. The property is currently vacant, but a portion of it has been under agriculture in the recent past. 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 land use designations. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the proposed land use designations, the City of La Quinta Community Development Department Environmental Officer 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 Agency with information to use as the basis for deciding whether to prepare and Environmental Impact Report (EIR) or a Negative Declaration for the general plan amendment and change of zone 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. 5 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed General Plan Amendment and Change of Zone was deemed subject to the environmental review requirements of CEQA in light of the intended future development of the parcels. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the Planning Commission and City Council for the City of La Quinta. 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 (i.e., land use, earth, transportation, biology, cultural resources, and recreation). Mitigation measures have been recommended for future development 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 southwestem portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, Riverside County 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 General Plan Amendment and Change of Zone will effect a total of 138 acres of vacant residential and commercial designated land. The proposed changes are requested by Dutch Parent NV, a private entity. The applicant is requesting a reconfiguration of existing land use designations and the addition of a new land use designation. A portion of the property has been graded, however, the property contains untouched desert land and former agricultural land. Some evidence of off -road vehicles traversing the property is visible. There is a scattering of modem trash and debris in certain sections of the project site. 2.3 OPERATIONAL CHARACTERISTICS The reconfiguration of existing land use designations and the addition of a new Office/Medical designation is for the purpose of future development of a combination of single family homes,multi family units, commercial and office uses. An unimproved future 0 road will meander through the property to provide access from both Fred Waring Drive and Washington Street into the interior of the property. This future road serves to physically separate the residential and commercial sections of the property. 2.4 OBJECTIVES The objectives of the proposed land use designations is to create the opportunity for office/medical uses, and increase the commercial area that will be for sale or development for profit by the owner or developer. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The proposed designations will require discretionary approval from the Planning Commission and City Council. Future development of residential units and commercial office structures will require architectural review by the Planning Commission. The following discretionary approvals will be required for this project: • Certification of the environmental review process and determination for the project; • Approval of General Plan Amendment 95-050; • Approval of Change of Zone 95-079. 2.6 RELATED PROJECTS There are no current related projects pending on this site, and none are proposed at this time. Parcel Map 271131 had been previously approved for the property in 1990. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use and zoning changes and possible future development. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. 7 Under each checklist item, the environmental setting is discussed, including a description of conditions as they presently exist within the City and the areas affected by the proposed project. Thresholds for significance are defined either by standards adopted by responsible or trustee agencies or by referring to criteria in CEQA (Appendix G). 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The valley is abundant with both plant and animal life. Topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is surrounded by the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain range. The San Andreas fault transects the northeastern edge of the valley. Local Environmental Setting The proposed project site is located northeast of the intersection of Fred Waring Drive and Washington Street. The land is vacant, partially undeveloped sand dune environment and partially former agricultural land. The sand dunes are stable dunes with mesquite substructures. A. Would the project conflict with the general plan designation or zoning? Potentially Significant Unless Mitigated. Currently, the parcels are zoned R-1 (Single Family Residential), R-2 (Multiple Family Residential), and CP (General Commercial). The existing Genral Plan land use designations consist of Low Density Residential (LDR), High Density Residential (HDR), and Community Commercial (CC). The current land use designations will need to be amended to permit the requested Office General Plan land use designation. Adjacent land use designations consist of Fred Waring Drive, a major arterial with a 120 foot right-of-way to the south, with the Palm Royale Country Club (residential and golf) on the south side of the street; commercial and residential properties in Riverside County (Bermuda Dunes) to the north; Low Density Residential (LDR) and residential properties within Riverside County to the east; and Washington Street, a major arterial with a 120- foot right-of-way to the west. On the west side of Washington Street is commercial and residential properties within the City of Palm Desert. The adjacent land use designations and zoning classifications are compatible with the proposed land use and zoning changes. The proposed designation changes would result in a loss of acres available for construction of housing units. In order to comply with the policies and goals of the Housing Element, the Redevelopment Agency for the City of La Quinta recently 8 purchased two parcels for the construction of future very low, low, and moderate income buyers. In addition, the City recently purchased 50 existing homes in the Cove area of the City for use as rentals to qualified renters. The recent land and home acquisitions by the City will provide for high density residential needs of the City, thus off setting the reduction of available residential acres on the Dutch Parent project. 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, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. C. Would the project affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land uses extant in the south and southeastern portion of the City. Historically, there has been some fanning activity in the northcentral section of the City. The property involved in this project does appear to have been disturbed by farming activity in the past. There is an existing agricultural well on one of the parcels. However, there are no current farming acitivities on the property. 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 single family residential units, multiple family residential units, office and commercial buildings. Residential land uses are located in all other directions from the project site. The future development of these parcels will not disrupt or divide this community. The future development will not affect the physical arrangement of existing neighborhoods in 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 0 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, 1995, is estimated by the State Department of Finance to be 17,591 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 housing stock as of 1993 is listed at 7,755 single family units, 481 multi -family units, and 247 mobile homes (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 Hispanic, 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% Hispanic, 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, 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 dubs, 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. Loral Environmental Setting The project site consists of four vacant parcels and one remainder parcel with no housing units or other structures on them. A. Would the project cumulatively exceed official regional or local population projections? 10 No Impact. The future development envisioned for the 5 parcels under the proposed reconfiguration of land use designations could result in the ultimate construction of 413.4 to 634 new residential units on 86.2 acres of residential land. The existing residentially designated land consists of a total of 112.4 acres with a possible range of 512.7 to 795.2 new residential units. Potential residential population could range from 1,178 to 1,806 individuals under the proposed reconfiguration. The existing configuration would result in a population range of 1,461 to 2,266. Thus, overall there would be a decrease in potential residential population from the project site. Temporary construction jobs will be created as the homes are built. New permanent jobs will be created as the new commercial and office areas are developed. (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 reconfiguration of land use designations for the project site will not make an impact in the area as no major infrastructure would be altered or extended as the surrounding area has already been developed to a large extent. 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 market -rate single and multi family units utilizing private funds or assistance from the City's RDA Agency could also be pursued.. The proposed project would not result in the displacement or removal of any existing housing units as there currently are none. (Source: Site Survey) 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a relatively flat but gently sloping 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 grain unconsolidated silty sands in most areas. Local Environmental Setting The area where the parcels are located is in a newly developing part of the City. A review of historical aerial photographs indicates that the site has never been developed, but a portion of it has been used for agriculture. The elevation of the site ranges from 100 to 160 feet above msl (i.e.rolling sand dunes) There is an inferred fault line located approximately 1500 feet to the south of the southern boundary of the parcels. There has been no recorded fault activity, 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. The project site lies within Groundshaking Zone IV. (Source: Riverside County Comprehensive General Plan; La Quinta General Plan; La Quinta MEA) 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 as close as 1,500 feet south of the southern property line of the project site. 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 Zone. All homes developed on the parcels would be constructed to current UBC seismic standards in order to mitigate this risk to the extent feasible. (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? Potentially Significant Unless Mitigated. The future residential and commercial development on the parcels 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 parcels are within Groundshaking Zone III. Any homes constructed will be required to meet current seismic standards to reduce, or mitigate to the extent feasible, 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 12 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. (Source: La Quinta MEA; Riverside County Comprehensive General Plan) 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 becasue it is several miles south of the site. 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 gently sloping relatively flat areas. The parcels are a short distance away from hillsides, but are distant enough to not be impacted by landslides or mudslides, nor cause slides to occur. The site is protected by the Coachella Valley Stormwater Channel. 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? Less Than Significant Impact. 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 Sand (MaB and MaD). These soil types are commonly found on alluvial fans and dunes. The MaB soil is found on slopes between 0 and 5% on alluvial fans. MaD soil is found on 5 to 15 % slopes in dune environments as well as alluvial fans. Runoff is slow and the erosion hazard is slight for both soil types. The hazard of blowing soil is high. These soils are used for homesites, recreation, and agriculture. The taxonomic class for this soil is mixed, hyperthermic Typic Torrispamments. The MaB soil type is noncalcareous, while the MaD type is calcareous. (Source: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area; Soils Study for Parcel Map 27131) The future project will involve grading activities. The existing topography of the parcels is partially level and partially rolling sand dunes. Compliance with approved grading plans and geotechnical studies for the project will ensure structural integrity of development on the site. Such compliance will be a condition of approval for a future project. 13 G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. The parcels are not located in an area which is considered to have subsidence hazards, according to the La Quinta MEA. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The parcels are not located within the area that has been identified as having this potential hazard (Source: La Quinta MEA) H. Would the project result in or expose people to potential impacts involving expansive soils? No Impact. The underlying soils on the parcels have a low potential for expansion, thus, future construction 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 and grading 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 the project site and will not 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 domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower 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 14 the Thermal Subarea which is available for use. Water pumped from the aquifer is treated 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 natural standing water. Lake Cahuilla, a man-made reservoir is located to the southeast. The Whitewater River channel is located 3/4 mile to the south of the parcels, but is dry except during seasonal storms. 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 15 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? Less Than Significant Impact. An approved drainage plan will be required prior to commencing development of any of the parcels. There will be changes in absorption rates, drainage patterns and surface runoff as the parcels are developed. These issues will be reviewed when specific development plans are submitted to the City for approval. 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. There are no existing on -site flood control or drainage facilities on the property. However, it is probable that future development will be required to provide on -site retention basins and drainage facilities as a condition of approval. (Source: 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 parcels will most likely be required to be directed into on -site drainage facilities as the parcels are developed. There are no bodies of surface water on or adjacent to the parcels. (Source: Site survey) D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no bodies of surface water on the subject parcels. 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 Survey) 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 natural substantial bodies of water or rivers. There are many small man-made lakes and ponds on golf courses within the City. The La Quinta Evacuation Channel is a man-made stormwater channel that is usually dry except for runoff from seasonal storms.The future development of the project site with 16 the proposed land use designations will not affect any existing drainage corridor. (Source: Site Survey, La Quinta MEA) 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 parcels will consist of single family residential units, multiple family units, commercial, and medical and service office structures. Potable water to service this future development will most likely come from groundwater wells in the near vicinity. The existing unit demand for potable water is unknown at this time. This issue will be assessed at the time specific development plans are submitted for approval. G. Would the project result in altered direction or rate of flow of groundwater? No Impact. The proposed designation changes and anticipated future development will not have a significant effect on groundwater wells. However, they will have a cumulative effect. It is not anticipated that there will be any alteration to the direction or rate of flow of the groundwater supply. No deep cuts are anticipated in the future development that would impact the groundwater supply. H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. Future development of the parcels 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 an on -site basins. Following a heavy rain, contaminates could be transported into on -site basins or into the nearby storm drains that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. 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. 17 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 (PM- 10). In the Coachella Valley, the standard 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 travelling 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 particulates 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? Less Than Significant Impact. There will be some pollutants as a result of vehicular traffic during the construction phases of the parcels and from residents of the future homes and businesses. According to the SCAQMD CEQA Air Quality Handbook, Table 6-2, single family residential land use threshold is 170 units. With the proposed reconfiguration of the land use designations, the number of single family units could range from 124 to 248 on 62.1 acres. Thus, there would be a potentially significant air quality impact if more 18 than 170 units were built. The existing R-1 (LDR) designated area would result in a range of 167 to 334 single family units on 83.6 acres. The proposed multiple unit residential area would result in a range of 289 to 385 units on 24.1 acres. The existing R-2 designation would result in a range of 345 to 460 new units. The SCAQMD threshold for apartments is 259 and for condominiums is 286 units for significant impacts. It is not known at this time whether apartments or condominiums or a combination of the two will be constructed. However, if the number of such units exceeds the threshold there will be potential significant air quality impacts that would require further detailed analysis. The Significance Emission Thresholds established by the District consist of the following: 55 pounds per day of ROG 55 pounds per day of Nox 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) that exceed the above emission thresholds are considered to be significant. The following emission levels were calculated for the future anticipated development of the subject property: TABLE 1: SHORT TERM MOBILE EMISSIONS ASSOCIATED WITH CONSTRUCTION Development ROG* Nog* CO* PM-10* Proposed- Low Density 99.5 1448.4 315.0 102.8 Proposed -High Density 162.0 2381.3 517.8 169.1 19 Proposed- OMS 99.0 1455.1 316.4 103.3 Proposed- Commercial 62.0 908.6 197.6 64.5 Existing- Low Density 124.8 1834.4 398.9 130.3 Existing- High Density 207.4 3048.8 663.0 216.5 Existing- Commercial 78.7 1152.7 250.7 81.9 * Lbs./day TABLE 2: LONG TERM EMISSIONS ASSOCIATED WITH TRAFFIC Development ROG* Nox* CO* PM-10* Proposed- Low Density 92.6 69.0 1021.5 8.3 Proposed- High Density 182.6 111.1 1638.3 12.7 Existing- Low Density 103.9 86.9 1284.5 10.3 Existing- High Density 169.4 141.2 2079.5 15.9 Proposed- Office 292.5 125.4 2636.1 25.7 Proposed- Commercial 357.2 73.5 2791.3 35.0 Existing- Commercial 453.2 93.3 3541.2 44.4 * lbs./day TABLE 3: AREA SOURCE EMISSIONS ASSOCIATED WITH POWER Development ROG* Nox* CO* PM-10* Proposed- Low Density 0.2 21.8 3.6 0.7 Proposed- High Density 0.1 13.2 2.1 0.4 20 Existing- Low Density 0.2 23.8 4.0 0.8 Existing- High Density 0.1 15.5 2.6 0.5 Proposed- Office 0.1 8.9 1.5 0.3 Proposed -Commercial 0.1 13.0 2.3 0.5 Existing- Commercial 0.1 16.5 2.9 0.6 * lbs./day TABLE 4: TOTAL LONG TERM EMISSIONS Development ROG* Nog* CO* PM-10* Proposed- Low Density 82.8 90.7 1025.1 9.0 Proposed- High Density 132.7 124.3 1640.4 13.1 Existing- Low Density 104.1 110.7 1268.5 11.1 Existing- High Density 168.5 157.8 2062.1 16.4 Proposed- Office 292.6 134.3 2637.6 26.0 Proposed- Commercial 357.8 86.6 2793.5 35.5 Existing- Commercial 453.3 109.8 3544.0 45.0 * lbs./day 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 south, residential development to the east, residential and commercial to the west, and vacant and residential to the north. The closest school is the La Quinta High School located southeast of the intersection of Dune Pahns Road and Westward Ho Drive, which is over 1 mile to the 21 southeast of the parcels. The closest existing park is the Palm Royale Park located to the southeast. There are two preschools/day care centers located to the north along Washington Street in the Bermuda Dunes area. There is also a medical clinic located on the east side of Washington Street, adjacent to the site. (Source: La Quinta General Plan; Site Survey) C. Would the project alter air movements, moisture, temperature, or cause any change in climate? No Impact. The proposed amendment and zone change, and future development, is not anticipated to result in any significant impact upon this issue area. All proposed homes will be required to meet height and setback requirements, maintaining a low profile. Two-story units may be approved for construction. Moisture content may increase as yards are planted and irrigated. Swimming pools would add to the moisture index of the area. There are no significant climatic changes anticipated with the future development of the parcels. D. Would the project create objectionable odors? No Impact. The proposed reconfiguration of land use designations will not result in development which may create objectionable odors, such as waste hauling or the chemical products. Vehicles traveling on nearby streets generate gaseous and particular emissions that may be noticeable on the project site. However, these will be short term odors. (Sources: Site Survey) 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting La Quinta is a desert community of over 17,000 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. There is a relatively low incidence of automobile accidents at the intersection of Washington Street and Fred Waring Drive. According to the City Engineering Department, there were 12 vehicular accidents at this intersection between January 1993 and December 1994. (Source: Traffic Collision Data) 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 22 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 only some existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the city grows. Local Environmental Setting The subject parcels are located at the northeastern comer of the intersection of Washington Street and Fred Waring Drive. Both streets are classified as major arterials with a 120 foot right-of-way. The intersection is signalized. Presently, Washington Street along the western boundary of the subject parcels, is a 2 lane road. Fred Waring Drive is presently a three lane road along the southern boundary of the property. Both streets are also designated bikeway corridors. Fred Waring Drive is a designated primary image corridor. The intersection of the two streets is designated as a gateway into the City with special policies concerning design treatment for development. The La Quinta General Plan gives design standards for the various street classifications. According to the standards for major arterials, the projected buildout traffic volume for Washington Street and Fred Waring Drive, at the subject property will exceed the volume range. It is projected that Washington Street will experience a traffic volume of 62,700 north of Fred Waring Drive, which puts the level of service exceeding Class E. Fred Waring Drive, at buildout, will experience a traffic volume of 50,600 vehicles east to Adams Street, providing a level of service E.Level of Service (LOS) E has unstable flow with poor progression and frequent cycle failures. This is considered the limit of acceptable delay. LOS F has oversaturation with arrival flow rates exceeding the capacity of the intersection and is considered unacceptable to most drivers. A more detailed explanation of buildout traffic conditions and levels of service is found in the La Quinta General Plan. The current average daily traffic flows for Washington Street, north of Fred Waring Drive are 23,000, and 18,700 south of Fred Waring Drive. For Fred Waring Drive, the existing traffic volume is 5,200 east of Washington Drive, and 13,000 west of Washington Street. The intersection of Washinton Street and Fred Waring Drive is designated as under capacity as of 1991 (La Quinta General Plan). The 1995 Coachella Valley Association of Governments (CVAG) Traffic Census Report, prepared by Newport Traffic Studies, states that Washington Street, north of Fred Waring, had a volume of 23,610 in the winter. The 2-way 24-hour volume was 23,126, the AM peak volume was 1,606, and the PM peak was 1,838. A. Would the project result in increased vehicle trips or traffic congestion? 23 Potentially Significant Unless Mitigated. The future development of the parcels, with a maximum buildout scenario, is forecasted to generate a daily average two-way traffic volume of between 27,508 and 29,172 vehicle trips. The existing project based upon Parcel Map 27131 projected a total of 16,382 to 18,556 vehicle trips per day. The proposed project will result in an additional 10,600 to 11,100 vehicle trips per day. This increase will result from the increase in commercial and office use even though residential use will decrease. (Source: La Quinta General Plan) 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)? Less Than Significant Impacts. There are currently no hazards from design features in the existing roadways, and none are proposed by the reconfiguration of land use designations and zone changes. Automobile and motorcycle traffic are the only types of vehicles that typically use each roadway.. C. Would the project result in inadequate emergency access to nearby uses? No Impact. Future projects would not be permitted to obstruct emergency access to surrounding land uses. This requirement would be made a part of future project conditions of approval. Review of development plans will include review by the Fire Department and the Sheriff's Department on this issue. D. Would the project result in insufficient parking capacity on -site or off -site? No Impact. Parking will be provided for each future housing unit with at least a two -car garage and two tandem parking spaces in the drive way. Parking can vary for affordable. projects. On -street parking will also be available. Commercial uses will be required to provide adequate on -site parking per City Zoning Ordinance. Specific development plans will be reviewed for parking needs and requirements once submitted. (Source: La Quinta Zoning Ordinance) E. Would the project result in hazards or barriers for pedestrian or bicyclists? No Impact. The south side of Fred Waring Drive and the east side of Washington Street are designated bikeway corridors. It is anticipated that hazards to bicyclists and pedestrians will be minimal as there is an existing traffic signal at the intersection of these two roadways. (Source: La Quinta General Plan) 24 F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? No Impact. Commercial developments will be required to have bicycle racks as per the Off -Street Parking Ordinance. Future development will be reviewed by the Sunline Transit Agency for bus turnouts needed, etc. 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 or airports within the City. Thus, there will be no impacts upon these issues. (Source: La Quinta General Plan) 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 either urban or agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master Environmental Assessment. Local Environmental Setting The project site 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. 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 rats 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 Horn 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. 25 The subject parcels are vacant. There is a sparse scattering of scrub growth. The La Quinta General Plan identifies that the parcels are within the habitat of the Fringe -toed Lizard and the Flat -tailed Horned Lizard. Mitigation for the Fringe -toed Lizard is payment of a fee for the disruption of habitat. There is no prescribed mitigation for the Flat -tailed Horned Lizard. This lizard is a candidate for federal endangered listing and a Species of Special Concern for the California Department of Fish and Game. The California Natural Diversity Data Base has one recorded sighting of the lizard near the La Quinta Little League Field. This species primarily feeds on ants. The species prefers the dunes habitat and is capable of running quickly on loose sand; it hides by burying itself. A biological survey shall be conducted on the property prior to issuance of a grading permit or any clearing or grubbing of the land, to determine the presence or abscence of this lizard, and to recommend appropriate, feasible mitigation measures. (Sources: Site Survey: La Quinta MEA) 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)? Potentially Significant Unless Mitigated. The parcels are located within designated endangered or threatened species habitat. Thus, there is potential for significant impact to the environment. A biological survey and study of the parcels shall be conducted to assess this potential and to make recommended mitigation measures. (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) 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 parcels. Some of the surrounding parcels are developed with homes, a golf course, or roadways. The parcels have been distrubed by off -road and farming activities. (Source: Site Survey) D. Would the project result in impacts to wetland habitat (e. g. marsh, riparian, and vernal pool)? 26 No Impact. There are no natural 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? Less Than Significant Impact. Their are no known wildlife corridors on or adjacent to the parcels. However, this issue is to be addressed during the biological survey and study of the property. (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 (IID), 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. (Source: La Quinta MEA) 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 ordnance 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 development will be required to meet Title 24 energy requirements. Future commercial development may be subject to the TDM ordinance, depending on the number of employees in any one business or total employees in a center or complex. B. Would the project use non-renewable resources in a wasteful and inefficient manner? 27 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 and operation. Future development will be required to meet Title 24 energy requirements for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District. (Source: La Quinta MEA) 3.9 RISK OF UPSET/HUMAN 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 parcels have not been used for any type of manufacturing or industry other than agriculture. (Source: Site survey; aerial photos) 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 residents of the future development. No other risks are anticipated by the land division or possible future development of the parcels. B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? No Impact. Construction activities will be confined to the parcels, except for minimal off - site work as is necessary for project roadways, curbs, and gutters. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor r: will it obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be inplemented whenever required. (Source: Site Plan) C. Would the project involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with projected future development of the parcels. (Source: Site Plan) 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 projected future development of the parcels is not expected to create any health hazards. Future development will be required to conform to zoning standards and all applicable health and safety codes. 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 parcels is dominated by vehicle traffic noise from Washington Street and Fred Waring Drive. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest residential use to the parcels is located adjacent to the project site along Washington Street, and south of the parcels on the south side of Fred Waring Drive (Palm Royale Country Club). Additional residential units are located on the west side of Washington Street, and north of the property. (Source: Site Survey) 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 parcels will contribute to the level of noise in the immediate area. This 29 noise can be mitigated to a level that is less than significant by the construction of perimeter block walls, setbacks, and landscape buffers. Staff has determined that the project is most compatible with three of the Community Noise Equivalency Levels (CNEL): Single Family, Townhouse, Apartment; Office; and Retail Commercial land use categories in Table 6.3 of the La Quinta MEA. Table 6.3, Land Use Compatibility for Community Noise Equivalent Levels (CNEL), indicates that residential land uses have a normally acceptable outdoor CNEL range of less than 60, Retail Commercial has a range of 60 to 75 dBA, and Office land use ranges from 60 to 75 dBA. 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 dBA CNEL in the commercial areas and 60 dBA in the residential areas. Construction materials and design should take noise containment and reduction into account for the development to mitigate any noise spill -over between land uses. (Source: La Quinta General Plan) 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. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. The existing CNEL along Washington Street and Fred Waring Drive corridors adjacent to the project site is 60+ dBA. The interior of the parcels is between 50 and 60 dBA. (Source: La Quinta MEA) The future development of the parcels 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. These high noise levels are short in duration and temporary with the construction phases of the project. Such high noise levels are not anticipated nor permitted after construction, or during the "operation" of the development. (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 Sheriffs 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 k1f, requirements in the City at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Fire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, 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. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There is one elementary school, one middle school, and one high school within the City. 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 City fire station to the project site is Station #32 located over three miles south of the parcels, on Avenue 52. There is an additional fire station located in the Bermuda Dunes area (County jurisdiction) to the north of the project site. Governmental services in La Quinta are provided by city staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. 31 The parcels are served by Truman Elementary School, La Quinta Middle School, and by La Quinta High School, under the jurisdiction of the Desert Sands Unified School District. A. Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Less Than Significant Impact. The development of the parcels will increase the need for fire protection due to the construction of residential units, commercial buildings, and office structures. 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.) shall be complied with. A detailed assessment of this issue will be conducted on a per project basis when development plans are submitted to the City for review and approval. 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. Comments have been requested of the Sheriff's Department for this project. There were no significant concerns in their comments. However, there will be a cumulative impact upon police protection services. It is not anticipated that there will be any significant adverse impact upon police protection services from future development of the parcels. 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 anticipated future residential development under the proposed designtions will generate between 44 and 79 students (at 0.0001145013 students per square foot assuming a minimum allowable square footage of 1,400 square feet per unit).The existing land use designations would generate between 56 and 93 students. School impact fees in -lieu will reduce this potential impact to the Desert Sands Unified School District. 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 parcels are not served by existing infrastructure, except for Washington Street and Fred Waring Drive. There are no internal roadways or improvements, except for Darby Road, an existing paved roadway. The anticipated future development will require new or altered government services for the maintenance of roadways or other public facilities, as an interior roadway will be required to be 32 constructed to service the interior parcels. Such a road has been approved as part of a previous parcel map process. The developer will be required to construct any remaining road improvements as part of the conditions of approval for any development approved of the subject parcels. Additional internal roadways may be necessary within some of the parcels in order to provide access, such as in the residential areas. This will be a requirement for any proposed tentative tract maps submitted for review and approval. Additional public roads will require maintenance by the City, which may impact current staff. 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, inspection, and planning services needed for the project will be partially offset by permit and inspection fees charged to the applicant and future developer(s). 3.12 UTILITIES Regional Environmental Services 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. III) 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 domestic water 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 33 The project is almost entirely surrounded by development, except for a few parcels of vacant desert land. A portion of the project site appears to have been under cultivation in the recent past. This is evidenced by the existing well pump and casings, and levelled land at the site. 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 lines have been brought in to the community and are available to the project parcels. It is not anticipated that the project will require a significant 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. B. Would the project result in a need for new systems, or substantial alteration to communication systems? Less Than Significant Impact. The anticipated future development of the parcels will require service from GTE for telephone communication. The developer will be required to coordinate the installation of telephone service infrastructure with General Telephone Company. 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 future 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. Potable water consumption is calculated at 289,564 gallons per day for the project built at the highest residential densities permitted by the proposed land use categories. If the project were developed at the lowest densities, the daily water consumption would be 233,024 gallons. The existing land use designations at the lowest densities would result in water consumption of 196,595 gallons per day. If the property were developed under the existing designations at the highest densities the consumption would be 270,204 gallons per day. (Source: Utiligen) 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 future development will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on -site sewer system. Sewage generation is calculated at 241,368 gallons per day for the project if built at the highest densities of the proposed land use designations. If built at the lowest densities the sewage 34 generation would be 194,235 gallons per day. At the existing land use designations, the project would generate 163,887 gallons of sewage per day at the lowest densities, and 225,247 gallons per day at the highest densities. (Source: Utiligen) E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The subject parcels are currently vacant and unpaved. The anticipated future development will result in substantial construction of buildings, pavement and landscaping. On -site retention facilities will be required for the development of the property. The Whitewater River Storm Channel is located approximately 3/4 of a mile to the south of the project. There will be no impacts to the channel. (Source: Site survey; La Quinta General Plan) 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 future. Development must comply with the City's Source Reduction and Recycling policies. However, other sites or alternatives types of waste disposal projects are being considered. Any on -site programs will be coordinated with Waste Management. Solid waste generation is calculated as 4.00 lbs. per person per day. (La Quinta General Plan) Staff calculated the solid waste generation at 7,7001bs. per day for the project if built at the proposed high residential density; 6,079 lbs. per day at the lowest residential density; 5,272 lbs. per day at the existing lowest density; and, 7,402 lbs. per day at the existing highest residential densities. (Source: Utz) 3.13 AESTHETICS 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 parcels are located in a predominately residential zoned area in the northwest portion of the City. Height restrictions must be met for all developments, with a maximum of 28 feet for a single family unit (Two-story units may be proposed). Views from the 35 parcels consist of the Santa Rosa and Coral Reef Mountains to the south and southwest, and the open valley floor to the north and east. (Source: Site Survey) A. Would the project affect a scenic vista or scenic highway? Less Than Significant Impact. The parcels are not located within a designated viewshed. There is low visual screening and vacant land in the area. The vistas from the parcels have been slightly impacted by previous and current development in the area. However, no impacts are anticipated. (Source: La Quinta MEA; Site Survey) 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 in effect at the time a development application is proposed. 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? Less Than Significant Impact. The anticipated development will include exterior security and landscape 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. A lighting plan will be required to be submited for review and approval for all proposed development within these parcels. 3.14 CULTURAL RESOURCES Regional Environmental Setting The prehistory 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 the gradual migration progressed, groups passed through the Colorado Desert on their way to Central America. As time passed, the Coachella Valley became the home to a triblet 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. 36 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) had been reduced to about 750 by 1923. The most likely locations of prehistoric cultural resources in La Quinta are along the foothills. Archaeological sites are likely associated with the availability of water and food resources. Temporary campsites can be found near game trails, springs, mesquite groves, grass stands, bedrock outcrops, marshy areas, along the ancient lake shore. Isolated milling features, lithic scatters, and 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 route 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. 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 17,000 in 1995. The incorporated boundaries currently include over 31 square miles of area. Local Environmental Setting The subject parcels are located in the northern portion of the City. There are recorded archaeological sites within a one mile radius of the parcels, and numerous prehistoric sites 37 within a two mile radius. The subject parcels have not been surveyed for archaeological or historical resources. It is possible that there could be archaeological sites within the project boundaries as there are portions of the property that are undistrubed. Due to the proximity of the parcels to the ancient Lake Cahuilla shoreline, and the number of recorded prehistoric sites in the vicinity, an archaeological survey and record search shall be conducted prior to issuance of a grading permit or any grading activity (including clearing or grubbing) of the natural desert areas of the property. A complete report of the results of the survey and record search shall be submitted to the City for review by the Historic Preservation Commission. Recommendations of the survey report for any necessary mitigation or treatment of archaeological deposits shall be made part of the project(s) mitigation monitoring plan that is attached to conditions of approval. A final report shall be submitted to the City for review by the Historic Preservation Commission. A. Would the project disturb paleontological resources? Less Than Significant Impact. No significant paleontological resources have been found in the vicinity of the subject parcels. The parcels are located higher in elevation (100 to 160+/- ft. above msl) than the highest extent of the ancient Lake Cahuilla lakeshore, which has been determined to be at 42 foot above msl. Therefore, it is not expected that any significant paleontological deposits would be located in the project site. Some portions of the parcels have been artifically created by previous mass grading and agricultural activities. (Source: U.S.G.S. Quad Map -La Quinta; Site survey) B. Would the project affect archaeological resources? No Impact. There are numerous archaeological resources within a one and two mile radius of the subject parcels. Both insignificant sites and significant sites have been recorded in this area. There are no known archaeological sites on the property, however, the property has not been surveyed. Thus, it is not known if there will be any impact to cultural resources at this time. A survey and necessary mitigation will be required as a condition of approval for any development proposed on the parcels. (Source: City archaeological site map) C. Would the project affect historical resources? Less Than Significant Impact. The subject parcels exhibit evidence of agricultural uses in the past. Old well equipment, wooden corrals, and modern debris are found scattered over the disturbed portions of the property.There are no standing structures on the property. (Source: Site survey) 38 D. Would the project have the potential to cause a physical change which would affect unique ethnic cultural values? No Impact. The subject parcels do not represent an ethnic cultural value and the future development 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 sacred uses on the subject parcels. (source: Site Survey; La Quinta General Plan) 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 parcels are vacant. There is no evidence that there have been any recreational uses on the property. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Potentially Significant Unless Mitigated. Future anticipated development of the parcels will impact the existing park and recreation facilities by the construction of new residential units. Park fees in lieu of parkland dedication or dedication of parkland can be required as a condition of approval to mitigate the impact upon City parks and recreation facilities. The Parks and Recreation Master Plan states that Planning Area A, within which the parcels are located, is significantly deficient in park and recreation facilities. Using the parkland dedication formula contained in the Master Plan, approximately 3.93 acres would be required for parkland dedication. Staff is not recommending the dedication of parkland at this time, because no development is proposed. (Source: La Quinta Parks and Recreation Master Plan) B. Would the project affect existing recreational opportunities? 39 Potentially Significnat Unless Mitigated. The anticipated future development of residential units will affect existing parks and recreation facilities through added users. There is a significant deficit in existing parks in the northern area of the City. Added users to the existing parks in the City would result in a potentially significant impact if not mitigated. The proposed land use designation changes would result in fewer residential units, a smaller population of park users, and less of an impact upon park and recreation facilities than what would result under the existing land use designations. However, mitigation for park impacts will still be required at the time of residential subdivision. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the proposed land use designation changes and future anticipated development will not have unmitigable significant adverse impacts on the environment issues addressed in the checklist. Some of the issue areas could have a potential significant impact if appropriate mitigation measures are not implemented. 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 general plan amendment and change of zones, and future anticipated development will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. * The proposed general plan amendment and zone changes, and future anticipated 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 general plan amendment and zone changes, and future anticipated development will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity. * The proposed general plan amendment and zone changes, and future anticipated 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. The La Quinta Master Environmental Assessment, prepared in 1992, was used extensively in preparation of this assessment. b. Impacts Adequately Addressed. None. 40 C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to anticipated future development. A Mitigation Monitoring Plan will be developed in conjunction with the conditions of approval for future development applications on the subject parcels. BI #1 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 12, 1995 CASE: SPECIAL ADVERTISING DEVICE 95-069 APPLICANT: LA QUINTA ARTS FOUNDATION (MS. SUSAN FRANCIS, EVENTS MANAGER) REQUEST: APPROVAL OF TEMPORARY ADVERTISING FOR THE UPCOMING LA QUINTA FALL FESTIVAL OF THE ARTS TO BE HELD AT THE FRANCES HACK PARK ON NOVEMBER 10TH - 12TH, 1995. The La Quinta Arts Foundation, founded in 1983, is requesting approval to install on and off -site advertising (i.e., signs and banners) for the La Quinta Festival in the downtown park in November. The package is attached (Attachments 1-5) and is similar to past application requests made over the last five years. The applicant is requesting placement of small and large signs with their name and directional information depending on the placement of the sign. Approximately 30 signs are proposed within a two mile radius of the event. The signs will be located generally in the right-of-way along the major arterial streets surrounding the Village area. The applicant's outdoor event permit (MTOE 95-096) was approved by staff in August. Section 5.64.020 provides, in part, that permits are to be issued for special purposes, " and not on a continuing basis for permanent advertising or identification purposes," and further, " ... each permit shall be issued for a specific period." This application request is the same as last year's approval by the Planning Commission. PCGT.123 In past years', the Foundation personnel have consistently abided by the conditions imposed by the City. This highly successful event brings both revenue to their nonprofit organization and notoriety to the City. This event, and their four -day event in March, are the organization's main source of revenue. By Minute Motion 95- , approve Special Advertising Device 95-069 subject to the attached Findings and Conditions of Approval. Attachments: 1. Letter from applicant 2. Sign Description 3. Sign Location Map 4. Sign Exhibit Chart 5. Additional Sign Material 6. Draft Findings and Conditions PCGT.123 • June 28, 1995 Jerry Herman Planning Director CITY OF LA QUINTA P.O. Box 1504 La Quinta, CA 92253 Dear Jerry: • Attachment 1 Enclosed please find our request for permission to place directional signs and billboards and banners within the city for La Quinta Fall Festival of the Arts 1995. We plan to place a sign on Highway 111 at the Washington intersection near Simon Motors as we did for the 1994 event. We will be in contact with Fred Simon requesting permission to place a sign there. When we have received notification of permission, we will forward a copy to you. Yours truly, IA QUINTA ARTS FOUNDATION Susan Francis Events Manager POST OFFICE BOX 777 9 LA QUINTA, CALIFORNIA 92253 a (619) 564-1244 FAX (619) 564-6884 • • June 28, 1995 DIRECTIONAL SIGNS Attachment 2 LRTTA S FOUNDATION We request that the City of La Quinta authorize placement of signs to promote La Quinta Fall Festival of the Arts, a community event, according to the attached map and descriptions. The directional signs which are painted on MDO plywood will be set in place November 1st and will taken down by November 25th. TEMPORARY PORTA-PANEL We are requesting approval from the City of La Quinta to place a portable billboard on the southeast corner of the intersection of Highway 111 and Washington Street for approximately two weeks prior to and during the event weekend --November 10, 11, 12, 1995. The billboard will be used to advertise this special event and to direct people traveling on Highway 111 to turn south on Washington toward the City of La Quinta. Please see attached map for requested sign placement. This portable sign, to be provided by Fairway Outdoor Advertising Company, is of high quality with professional artwork and lettering similar in quality to those signs used to promote the Bob Hope Classic. The sign will show La Quinta Arts Foundation logo, will contain the words "La Quinta Fall Festival of the Arts --November 10, 11, 12--La Quinta Community Park", and will show a directional arrow. BANNERS We request permission to hang two banners (T x 15') by rope across the east end and across the west end attached by rope from the palm trees. The banners will be set in place November 6 and removed November 13. Banners are blue, professionally lettered and say "Art Show -- This Weekend". Thank you. LA QUINTA ARTS FOUNDATION Susan Francis Events Manager POST OFFICE BOX 777 • LA QUINTA, CALIFORNIA 92253 • (619) 564-1244 FAX (619) 564-6884 jn Attachment 3 III�ILj VL. - © �g � 'FINE CRAFTS, WINE & ALL THAT JAZZ Nov. 1,g //, /z, I gys- La Quinta Arts Foundation Office QTernv_ Post Box La Quinta, CA 777 92253 1 p0%'t'psstsP� 564-1244 Q Contact: Susan Francis �J JI Avenue So u LV r;z s a-7 �g a -- lO Nkp)Awnug 52 Duran rf0 L 13 • ! Attachment 4 SIGN PLACEMENT CHART (THIS CHART CORRESPONDS WITH 11�AP) SIGN LOCATION SIZE CORNER FACE ARROW I Fred Wan & W2s#"ngwn IIT x T N.W. N swaq t 2 Miles & WashonqWn I IIT x T N.W. N stranjhs 3 H!I=V I I I& Washrn I IIT x T N.W. N saarshc 4 Hit way I 1 1& Washtnqcon I IIT x 2' &W. W ^tom 5 Htjt=v I I 1& Wuhingwn I IIT x 2' N.E. E left 6 Eisenhower & Washington T x 4' N.W. N Sa o% 7 Ave. SO & W2shingm 1 1IT x T KW. N saanjhs 8 Ave. 50 & W2shtngwn 1 IIT x T N.E. E left 9 Tamorco & Washin n 4' x 8' N.W. N not 10 Tamorco & Wa3l%ingcon 1 IIT x 2' N.E. S left I I Ave. 52 & W2zhingwn 1 IIT x T N.E. E rion 12 Ave. 54 & Jefferson 11IT x Y S.E. S saaight 13 Ave. S2 & leffemon I IIT x 2' S.E. S 1aft 14 Ave. S2 & efferson I [IT x 2 N.E. E SU-01C IS Ave. SO & jeffemon I IIT x Y S.E. S left 14 Ave 50 & left an I IIT x T N.W. N rift 17 Ave. 50 & Eisenhower I UT x T N.W. N saa>ght 18 Tarnorco & Eisenhower T x 4' N.W. N left 19 Bermudas & Tamorco T x 4' N.W. W right 20 Bermudas & T :motto T x 4' N.W. E wt 21 Desert Club & Tarnorco T x 4' N.E. E left 22 -Hithwav I 1 I& Golf Shoo T x 4' S. W —lot 23 Washingwn between Hi hwav I I I& Eisenhower I IIT x 2 N saarght 24 Washinron between H' hwav I I I & Eisenhower 1 IIT x 2' N strerght 25 Ave. 50 between Ieffemon and Esenhower 1 1/7 x 2' E straght 26 lWasnimiron between Eisenhower & Ave. 50 1 IIT x 2' N saaignt 27 Washomrwn between Eisenhower & Ave. 50 1 I/T x 2' N saargnt 28 Ave. 50 between lefferson & WashonSwn F 5f0Ai 4f 29 Eisenhower beeween Wuhin n & Ave. Fernando 1 IIT x 2' E strarght 30 Tamorco between Washington & Desert Club 11/T x T E straight 9 0 Attachment a DESCRIPTION Signs are professionally lettered by Naegele Outdoor advertising in white letters on blue background and say ".Arts Festival" with foundation logo and directional arrows. Detail of description of signs 6, 9, 18,19, 20, 21 and 22: #6 La Quinta Arts Festival - Stay on Washington (2' x 4' placed on Washington and Eisenhower) #_ 9 Festival Parking (4' x 8' placed on Washington and Tampico) #18 Festival Parking (2' x 4' placed on Eisenhower and Tampico) #19 Free Parking Valet Parking (face west on Tampico and Bermudas) #20 Valet Parking (2' x 4' face east on Tampico and Bermudas) #21 Free Parking Valet Parking (2' x 4' on Desert Club and Tampico) #22 La Quinta Arts Festival (2' x 4' on Highway 111 by Golf Shop) Attachment 6 CONDITIONS OF APPROVAL - RECOMMENDED SPECIAL ADVERTISING 95-069 LA QUINTA ARTS FOUNDATION SEPTEMBER 12, 1995 FINDINGS: 1. The sign application request is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15311 (Subsections A and C). 2. The signs are temporary and therefore will not affect normal City business or impact traffic nor subject adjacent property owners to unsightly advertising because the signs will not be installed longer than 30 days. 3. The temporary signing request, as conditioned, will meet the provisions of Chapter 5.64 of the Municipal Code. CONDITIONS: 1. The applicant shall obtain an encroachment permit from the Public Works Department before placement of any advertising devices within the right-of-way. No advertising devices shall be located within three feet of the edge of pavement or six feet from the street curb. The directional signs shall not interfere with vehicle or pedestrian traffic or reduce vision clearances for motorists. 2. No additional signs or sign changes shall be allowed unless approved by the Community Development Director. 3. The applicant shall obtain written approval from all private property owners if a sign is placed on their property. 4. The off -site directional signs can be installed on November 1st but must be removed within five days after the close of the event. 5. The temporary banners, that will be installed at the park can be put in place on November 6th and removed on November 13th. 6. Sign #9, located on Washington Street, shall be placed a minimum distance of 50-feet from the Calle Tampico street curb. Signcon3 Section 5.64.020 (Special Advertising Devices) provides, in part, that permits are to be issued for special purposes, "...and not on a continuing basis for permanent advertising or identification purposes," and further, "...each permit shall be issued for a specific period." Signage of this type has been granted for other arts shows and events held in the City of La Quinta. Therefore, there are grounds to allow this request. 1. By Minute Motion 95-— approve Special Advertising Device 95-073, subject to the attached findings and Conditions of Approval. Attachments: 1. Letter from applicant dated June 6, 1995 2. Sign description 3. Sign location plan 4. Banner description STAFFRPT.045 CONDITIONS OF APPROVAL - RECOMMENDED MINUTE MOTION 95- SPECIAL ADVERTISING DEVICE 95-073 - WEST COAST ARTISTS SEPTEMBER 12, 1995 1. The request is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15311 (Subsections A and C). 2. The signs are temporary and, therefore, will not effect City business or impact traffic nor subject adjacent property owners to unsightly advertising because the signs will be installed no longer than five (5) days. 3. The temporary signage request, as conditioned will meet the provisions of Chapter 5.64 (Special Advertising Devices) of the Municipal Code in that they have filed the required application, paid the filing fees, and submitted the information. 1. The applicant shall obtain an encroachment permit from the Public Works Department before placement of any advertising devices within the right-of- way. No advertising devices shall be located within three -feet of edge of pavement or six -feet from street curb. The directional signs shall not interfere with vehicular or pedestrian traffic or reduce vision clearances for motorists. 2. No additional signs or sign changes shall be allowed unless approved by the Community Development Director. 3. The applicant shall obtain written approval from all private property owners if a sign is placed on their property. 4. Installation of all off -site direction shall occur no earlier than November 23, 1995, and shall be removed by November 27, 1995. The banner shall be installed no earlier than November ' 17, 1995, and shall be removed by November 27, 1995. STAFFRPT.045 ,4- ATTACHMENT ` AND SELECT C?,AFTS DATE: June 6, 1995 SUBJECT; La Quinta Sculpture Park - Fine Arts Festival DATE OF EVENT: November 24, 25, 26, 1995 Reaardina sianaae for the La Quinta Sculpture Park - Fine Arts Festival. We request permission to place 20 directional bootlea sians at streets in the vicinity of the La Quinta Sculpture Park. The sia_ns would be placed on November 23 and removed on November 27, 1995. Proposed streets for directional siq_naq_e would include Hwv 111,Jefferson, 54th Street and Madison Street. In addition to the direction signage a banner will be placed on the fence at the La Quinta Sculpture Park prior to the event. Thank you for your consideration in this matter. Sin rely, Ronda Mills =0. Sox 4389 • C;,atswor.- Cairforria 91311 • phone 1818) 709-2907 C �:ax -he R,c^wr G,cco. irc 3611 installed • • ATTACHMENT 24 SCULPTURE PARK FINE ARTS FESTIVAL 18" DIRECTIONAL BOOTLEG SIGN Blue with White copy NU AV = My 42NU —AV r,` 1 rnnGo CANYON \.r vNi ff�tMles ' 14,11 i\—,\�..` ` -Q' bunt! C/O `IN IU ��,�`` �w0�-,j\�'G'� --- 48TIi AV Q 1 r 3 V' r1I AV COACIIELL/1� I - __FT QUINTAAV - e Out ]ta o 1 r- / - w c r COullly 4Tf AV p, w It et.VU 1MR,VAt �f IERMAL (M �'AH/LL 1 r 11 _ _ � — A/RFbRr -- - <� - - /692;-' - luo ail - to 1,� I w z tt f/1 hf,OfH m _, _ Q z P arll BII { a u: AV N m rf/ - ; , oLit r- - --� -----+ --- -_ rr In64111 J AV ; w r -- - -- -- rls)r TRnrS i �� zq r' GG 1 I i i n A� t " N - fl3111 Qt ny CCA FLOWIN I Z WEL nV 1 — t. - { --- - -- - -4 - z - _P - ,� t 1 111 rjn O Qt to - 4 - - T a -/ it-- ]Alit �- AV �, �-� � r - -1••-- -- - r '' - fit- --- Map for Directional Signs - Sign? placement indicated in RED. o �� 1_,k0 W Yt. 0 �bA 4Uti 3' f 481 as o�oa4a �c��d��a� oaQa ,11 PHRM &NIN PR�M,6&1 13' KffdNWDNG2 Peg � 3Cio 9Dfl§ -711 i 0 . SPONSOR'S LOGOS 3'X 20' BANNER (hung one creek prior to event) COLORS: White with Blue copy BI *3 STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 12, 1995 CASE NOS.: SIGN APPLICATION 95-324 REQUEST: DEVIATION FROM SIGN PROGRAM FOR THE ONE ELEVEN LA QUINTA SHOPPING CENTER TO ALLOW CORPORATE SIGNAGE FOR A FREE-STANDING BUILDING. APPLICANT: EISENHOWER MEDICAL CENTER (EISENHOWER IMMEDIATE CARE CENTER) SIGN COMPANY: CALIFORNIA NEON PRODUCTS (CNP) LOCATION: NORTH SIDE OF HIGHWAY 111 BETWEEN SIMON DRIVE AND ADAMS STREET IN THE ONE ELEVEN LA QUINTA CENTER The applicant has submitted the proposed sign program for the Eisenhower Immediate Care Center. The building is currently under construction and nearly complete. The facility is located just west of McDonald's Restaurant and Walmart, adjacent to Highway 111 in the One Eleven La Quinta Center. The Shopping Center has an approved sign program which dictates what is permissible for signage. This request is not in compliance with the proposed sign program. Therefore, as allowed by the sign program, for major tenants with at least five outlets the applicant is requesting a deviation to allow their corporate signage. Identical individually mounted channel letter signs are proposed on fascias of the north and south building elevation. No signs are proposed at the entrance to the facility, located on the west elevation. The location of these signs on the north, facing the parking lot, and south, facing Highway 111, would be the exterior wall near the west end of the structure. The copy will read "Eisenhower Immediate Care Center" on two lines with the Eisenhower logo on the left side. The overall length of STAFFRPT.046 the sign will be approximately 19-feet 4-inches with the maximum height being 2-foot 4-inches. The overall size of each sign is approximately 33-square feet. The individually mounted channel letter signs are proposed to be internally illuminated plexiglass with the depth being approximately five inches. The 2-foot 4-inch diameter Eisenhower logo will be red, white and blue, with the lettering being a "black/white" plexiglass material. The letter faces will appear black during the day but will shine white at night. Black channel letter returns and trim colors are proposed. The signs will be mounted flush to the exterior wall surface with the transformers and wiring located behind the wall. The letter style proposed, is a "Roman" style letter as opposed to the "Helvetica" style letter approved for the Shopping Center. Under the sign program, the maximum height of the signage permitted is 24-inches with a maximum 50-square feet, based on 1-square foot of sign per linear foot of lease area. Under the approved sign program for the Shopping Center, national or regional tenants with more than five outlets are allowed to use their standard corporate signage if approved by the Planning Commission. The applicants presently operate at least seven medical (or medical -oriented) facilities within the Coachella Valley Area (Attachment 1). Therefore, they are entitled to utilize their standard signage. The signage complies with the maximum size requirements and is just slightly taller than that allowed by the sign program. All of the pad tenants have been allowed to utilize corporate signage due to their regional, or national status. Staff recommends approval of this sign package. The sign height is just slightly larger than that permitted and the size is within the 50-square feet maximum permitted by the sign program. Move to approve Sign Application 95-324, subject to the attached conditions. Attachments: 1. Letter from Eisenhower Medical Center dated September 1, 1995 2. Site plan and sign exhibits STAFFRPT.046 CONDITIONS OF APPROVAL - RECOMMENDED SIGN APPLICATION 95-324 EISENHOWER MEDICAL CENTER SEPTEMBER 12, 1995 1. Approval of this request is subject to the following conditions and plans, on file in the Community Development Department. 2. Prior to issuance of building permit for installation of signs, master developer of the Shopping Center shall review and approve final sign plans. 3. Prior to issuance of building permit for signs final sign plans shall be reviewed and approved by the Community Development Department. STAFFRPT.046 AMN ATTACHMENT EISENHOWER MEDICAL CENTER September 1, 1995 Mr. Stan Sawa Planning Department CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 � # Fin I Lj 1 SEP o 6 199-9 CITY OF LA Quw' I1, PLANNING DEFfiUOEIAT Re: Exterior Signage for the Eisenhower Immediate Care Center located at 78-822 Highway 111, La Quinta Dear Mr. Sawa: The following facilities are all operated by Eisenhower Medical Center, and use the red white & blue 5-star EMC logo. Five Star Club/Home Care -- Palm Desert Immediate Care Center -- Cathedral City Immediate Care Center -- Idyllwild Eisenhower Health Care -- Anza Peter Lake Oncology Center -- Rancho Mirage Collector's Corner -- Rancho Mirage s psew i+o Wao- Apr a t. It is our desire to have all satellite facilities use the standard EMC logo for uniformity and recognition. Sincerely, Don Will Director Facilities Planning 39000 Bob Hope Drive / Rancho MirtWe, California 92270 / 619-340-3911 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA AUGUST 8, 1995 I. CALL TO ORDER 3:00 P.M. A. This meeting of the Planning Commission was called to order at 3:12 P.M. by Chairman Abels who asked Community Development Director Jerry Herman to lead the flag salute. Il. ROLL CALL A. Chairman Abels requested the roll call: Present: Commissioners Anderson, Barrows, Butler, Gardner, and Chairman Abels. Absent: Commissioners Adolph and Newkirk. Commissioners Gardner/Anderson moved and seconded a motion to excuse Commissioners Adolph/Newkirk. B. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Senior Engineer Steve Speer, Associate Planner Greg Trousdell, and Executive Secretary Betty Sawyer. III. PUBLIC COMMENT: None IV. WORKSHOP A. Continued - Zoning Ordinance Update; a request of the City for a review and approval of the Zoning Code Update. 1. Community Development Director Jerry Herman explain the history behind the Village zoning, a copy of which is on file in the Community Development Department. He went over the Village map and explained the zoning districts. 2. Commissioner Anderson asked why the residential portion was not in the Village zoning. Staff explained it was covered in the residential portion of the Ordinance. PCB-8 1 Planning Commission Meeting August 8, 1995 3. Commissioner Barrows questioned Page 2. C.l.c., and asked how the parameters were derived at. Staff explained these were the existing zoning requirements created in 1989. It was determined to eliminate the time limit of 15 minutes and have it read, "Hours of minor entertainment falling between 9:00 a.m. and 9:00 p.m." 4. Commissioner Butler asked for clarification on the boundaries of each of the districts. Staff explained and discussion followed about the lot sizes. City Attorney Dawn Honeywell explained some history of the C-V-S and whether there was too much commercial in this whole area and whether some of it should be converted to residential. 6. Chairman Abels asked if the two story buildings would be allowed to have Commercial zoning on the bottom floor and Residential on the top or would it require changing the zoning. Staff explained on some areas it would require a zone change. 7. Chairman Abels asked why the Park was zoned R-1. Staff explained this was the original zoning. 8. Community Development Director Jerry Herman explained the meaning for Page 3, D. La. as being for the purpose of having a covered walkway. The problem on Page 3, D.2.b. was that the first lots on Desert Club rear setback requirement did not allow for any innovation in the building structure due to the amount required. Staff suggested a ten foot setback be required instead; this would still leave a need for parking however. 9. The City Attorney and staff reminded the Commissioners that they need to consider pedestrian movement from the front of the businesses to the rear, if parking is to be provided for in the rear. Commissioner Anderson stated he felt the pedestrian paseos would make the districts work. However, the City must solve the problem of parking first. City Attorney Dawn Honeywell stated the Commissioners must determine where the break should fall before a pedestrian break is required. It was felt 8-10 feet was all that was needed to provide the walkway corridor. 10. Chairman Abels asked if the City was going to provide a Parking District. City Attorney Dawn Honeywell explained that it had been discussed, but no impetus had been put on it as of yet. Discussion followed. Pc8-8 2 Planning Commission Meeting August 8, 1995 11. Chairman Abels suggested that a letter be written to the Council requesting a joint meeting to discuss the parking issue in the Village. It was felt there could be no further discussion until a joint study session was held regarding the Village prior to the Planning Commission reviewing this portion of the Zoning Ordinance. Commissioners Butler/Barrows moved and seconded the motion to request staff make a request to Council for a joint meeting regarding the Village zoning and parking problems. Chairman Abels recessed the meeting at 4:09 P.M. and reconvened at 7:00 P.M. V. PUBLIC COMMENT: None VI. PUBLIC HEARINGS A. Public Use Permit 95-016; a request of Desert Sands Unified School District for approval to construct their District Educational Services Center of approximately 164,000 square feet of floor space located northeast of the intersection of Dune Palms Road and 48th Avenue. Community Development Director Jerry Herman presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Abels opened the public hearing and Mr. Jack Matlock, spoke on behalf of the applicant. Commissioner Butler asked how long it would take to convert the buses to natural gas. Mr. Matlock stated he did not know at this time, but it would be done in phases. He further stated they had been trying to make this change for two years. Commissioner Butler commended them for their efforts. 4. Chairman Abels asked for the lifespan of a bus. Mr. Matlock stated it was two years or 200,000 miles for a gas vehicle or diesel. The natural gas would be approximately double, or 300,000+ miles. 5. Chairman Abels questioned Condition #40 as to which streets were being referred to. Mr. Matlock stated that when the streets are completed the buses will exit and access through 48th Avenue. He further stated the buses leave the barn at 6:00 P.M. Staff explained the streets affected would be 48th Avenue and Dune Palms at the approved access locations. Pc8-8 3 Planning Commission Meeting August 8, 1995 6. Commissioner Gardner inquired regarding air quality and whether the figures were based on diesel or the natural gas. Mr. Matlock stated they were based on the original fleet. 7. There being no further public comment, Chairman Abels closed the public hearing. 8. Commissioner Anderson stated it appeared to be a well conceived project and the circulation flowed very well. 9. There being no further discussion, it was moved and seconded by Commissioners Barrows /Butler to adopt Resolution 95-035 certifying a Mitigated Negative Declaration of environmental impact for Environmental Assessment 95-016. ROLL CALL: AYES: Commissioners Anderson, Barrows, Butler, Gardner, and Chairman Abels. NOES: None. ABSENT: Commissioners Adolph and Newkirk. ABSTAIN: None. 10. It was moved and seconded by Commissioners Barrows/Butler to adopt Minute Motion 95-035 approving the Public Use Permit 95-016, subject to the modified conditions. Unanimously approved. B Tentative Tract 25953, Second Time Extension; a request of Mrs. Jane Hirsch for approval of a second extension of time. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Abels opened the public hearing. As no one wished to speak, Chairman Abels closed the public hearing. 3. Chairman Abels asked if the lot sizes were within the City requirements. Staff stated they were within the required size. 4. Commissioner Gardner asked if the project needed to met the Compatibility Ordinance. Staff stated they were not required to meet those requirements as this was a new tract and there were no pre-existing units. Pc8_8 4 Planning Commission Meeting August 8, 1995 5. Staff reminded the applicant that any new regulations put in place by the adoption of the Zoning Ordinance, would be placed on the applicant unless a building permit was pulled prior to its adoption. Commissioner Anderson requested staff to inform the applicant of any pending changes that may have an impact on their project. 6. There being no further comment, it was moved and seconded by Commissioners Barrows/Gardner to adopt Resolution 95-036 recommending approval of a time extension for Tentative Tract 25953 to the City Council, subject to conditions. ROLL CALL: AYES: Commissioners Anderson, Barrows, Butler, Gardner, and Chairman Abels. NOES: None. ABSENT: Commissioners Adolph and Newkirk. ABSTAIN: None. BUSINESS SESSION A. Sign Application 95-320; a request of Wal-Mart for a deviation from the One Eleven La Quinta Shopping Center sign program to allow corporate signing for Wal-Mart. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Anderson verified that the applicant had not placed all the originally approved signs on the east elevation. Staff stated they were previously approved for more signs than had been installed. Commissioner Anderson asked if the applicant could come back at any time and install the signs previously approved. Staff clarified that no additional signs could be installed unless approved by the Planning Commission. 3. Commissioner Butler asked for clarification of the staff findings. Staff clarified the action as being the relocation of the sign. 4. Commissioner Gardner asked if the sign for the Lube Center would be over the door of the Garden Center. Staff stated this was true. The service center is located at the rear of the building and not visible from Highway 111. Staff went on to explain the philosophy behind the sign placement. PC8.8 Planning Commission Meeting August 8, 1995 5. Commissioner Gardner stated he felt it was confusing to place the sign for the Lube Shop over the Garden Shop. Staff explained this was typical location for all the Wal-Mart store. 6. Commissioner Anderson stated he could understand their reasoning for trying to get their advertising out, but when Adams Street goes through will they want another sign? 7. Commissioner Barrows asked if this was the typical signage for Wal-Mart. Staff stated this was typical and Chairman Abels agreed. 8. Chairman Abels asked if the applicant wished to address the Commission. The applicant stated he was present to answer any questions. 9. There being no further questions, it was moved and seconded by Commissioners Barrows/Butler to adopt Minute Motion 95-036 approving Sign Application 95-320, subject to conditions. Unanimously approved. CONSENT CALENDAR: None COMMISSIONER ITEMS: None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Anderson/Barrows to adjourn this meeting of the Planning Commission to a regular meeting on September 12, 1995. This meeting of the Planning Commission was adjourned at 7:31 P.M., August 8, 1995. Pc8_8 6