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1996 07 09 PCz 5 OF PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California July 9, 1996 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 96-026 Beginning Minute Motion 96-025 CALL TO ORDER - FLAG SALUTE - ROLL CALL PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. PUBLIC HEARINGS 1. Item .................... PLOT PLAN 96-579 Applicant ............. The Woodard Group for Salok Trust Location .............. 43-576 Washington Street Request ............... Certification of a Negative Declaration of environmental impact and approval of a Plot Plan to allow construction of a 24,400 square foot two-story medical office building Action ................ Resolution 96- and Minute Motion 96- PC/AGENDA BUSINESS ITEMS - None CONSENT CALENDAR 1. Approval of the Minutes of the Planning Commission meeting of June 25, 1996. COMMISSIONER ITEMS 1. Commissioner report of the City Council meeting of July 2, 1996 2. Department update ADJOURNMENT STUDY SESSION Session Room Cancelled PC/AGENDA PH #1 STAFF REPORT PLANNING COMMISSION DATE: JULY 9, 1996 CASE NO.: PLOT PLAN 96-579 REQUEST: 1. CERTIFICATION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; AND 2. APPROVAL OF A PLOT PLAN APPLICATION TO ALLOW CONSTRUCTION OF A 24,400 SQUARE FOOT TWO-STORY MEDICAL OFFICE BUILDING LOCATION: 43576 WASHINGTON STREET APPLICANT: THE WOODARD GROUP PROPERTY OWNER: SALOK TRUST REPRESENTATIVE: STEWART WOODARD ZONING: GENERAL COMMERCIAL (C-P) GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL (CC) SURROUNDING ZONING/LAND USE: NORTH: OFFICE MEDICAL SERVICES (O.S.) NACANT SOUTH: GENERAL COMMERCIAL (C-P) NACANT SINGLE FAMILY RESIDENCE EAS"F: OFFICE MEDICAL SERVICES (O.S.) NACANT WEST: PLANNED RESIDENTIAL FOUR (PR.) /CONDOMINIUMS (CITY OF PALM DESERT) BACKGROUND AND OVERVIEW: Property Description The project is located at 43576 Washington Street on two parcels comprising 1.82 acres (80,340 square feet) of land. The M.E.A. Medical Clinic occupies A.P.N. 609-070-029. The -two existing structures and parking lot on this parcel were built under the County of Riverside jurisdiction with County development standards. The property is currently serviced with gas, water, and electricity. The second project parcel, A.P.N. 609-070-028, is vacant. Adjacent properties, directly and to the north and east are vacant, to the south is an abandoned single family residence. To the west of the project, directly across Washington Street is a condominium complex. Development Request The Plot Plan application is for a two-story 24,400 square foot medical office building on two parcels totaling 80,340 square feet. General Plan and Zoning Ordinance designations allow for the proposed use and development intensity. The following items provide a brief narrative of the site plan; architectural design; landscape, sign, and lighting plans: Site Plan The two-story 24,400 square foot building is centered on the subject properties. The Floor Area Ratio (F.A.R.) is calculated at .30 which is the maximum allowable for this General Plan Land Use category. F.A.R. is the gross building area of 24,400 square feet divided by the net site area of 81,800 square feet. The building is set back 20 feet from the new property line on Washington Street; this set back is a landscape easement. Vehicle entry/exit driveways are 26 feet wide. Vehicles circulate the building within a 119 spaces parallel surface parking lot which surrounds the perimeter of the building. There are five handicapped parking spaces provided close to the building entrances. There are sixteen covered parking spaces for staff on the rear property line. The amount and type of parking required by code is 120 spaces of which five need to be handicapped accessible. There are four lagoons, to assist with on -site storm water retention, located adjacent to the building. Two lagoons are located to the north and south of the building and two lagoons are east of the building comprising approximately 7,800 square feet of landscape and open space relief. The total landscape area is 22,700 square feet; this includes the lagoons and landscape areas directly adjacent to the building, the landscape easement, and a landscape buffer around the outside perimeter of the parking lot. Trash and recycling service enclosures are located to the rear of the property providing convenient access to the building service entrance. There are 2,094 square feet of sidewalk providing access to the building from the parking lot and a meandering sidewalk along Washington Street within the landscape set back easement. The facilities within the building include the following areas: surgery and medical recovery rooms, medical laboratories, physical therapy, a pharmacy, day care, home care, reception and atrium, staff offices and lounges, conference rooms, cafe and kitchen, conference room, rest rooms, and storage and mechanical areas. Architectural Design The building structure has been designed in a manner that is compatible with the surrounding environment. The two-story structure is 26 feet in height overall; at its highest points the mechanical penthouses reach 31 feet from ground level. A series of three translucent skylights with hipped roofs consisting of bronze reflective glass, projects above the parapet from the north and south elevations. Wall material consists of split face concrete block with horizontal bans of red -brown brick insets. All elevations will have an atrium consisting of a light tan stucco incline wall with angled stucco sunscreen panels. The structure provides multi -pane windows with burgundy steel frames at all elevations on both levels. The carport trellis structure for sixteen parking spaces consists of a twenty -foot steel frame cover supported by eight inch diameter concrete columns. Landscape Plan The preliminary landscape plan consists of date trees and shade trees. Several existing Palm trees may be reused. The ground cover and shrub plant material are low water consumptive native to the area. Landscaping surrounds the structure and the outside perimeter of the parking lot. The front of the structure has a pond feature which incorporates a public art piece. There are raised fountain elements on each side of the pond feature. A six-foot wide sidewalk is incorporated in the landscape easement meandering in front of the raised fountain elements, pond feature, and public art piece. Sign Plan The building elevation plans show conceptual signing design, size and location. There are sign envelopes on both the north and south wing walls for name identification. There are two entry monument signs at the north and south vehicular entrances. Exterior Lighting Plan Exterior lighting for the parking lot consists of 18 light standards, twenty-two feet in height. The lights are high pressure sodium boxes which illuminate an average of one foot candle in all parking areas. The face sheet colors of the luminaries are greenish blue, aqua, ice blue, and rose. Environmental Assessment Based on C.E.Q.A. requirements, staff prepared Environmental Assessment 96-320 for the project. Staff recommends a Mitigated Negative Declaration of Environmental Impact based on the attached material (Attachment 4 , on file in the Community Development Department). COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The project was sent out for comment to City Departments and affected public agencies on May 8, 1996 requesting comments returned by May 24,1996. No major comments were received regarding this project. This correspondence is on file at the Community Development Department and their comments have been incorporated into the attached Conditions of Approval. PUBLIC NOTICE: This case was advertised in the Desert Sun newspaper and posted on June 14, 1996, setting July 9th as the day to hold the Planning Commission public hearing. All property owners within 300 feet of the site were mailed a copy of the public hearing notice. ANALYSIS AND ISSUES: The proposed medical office is compatible with the General Plan Community Commercial Land Use designation in that the medical services offered will meet the needs of a multi - neighborhood area. The project conforms to the General Plan Floor Area Ratio (F.A.R.) standards. The site design also meets the General Plan policy encouraging travel by bicycling and public transit in that the street will be improved to include a bike lane, bus stop and shelter. The site plan and building elevations are generally consistent with the Zoning Code development standards with regards to driveway widths, building heights, and landscape setbacks. The amount and type of parking required by the Zoning Code is 120 spaces of which five need to be handicapped accessible. The applicant is proposing 119. Staff is recommending the plan be modified to increase the number of spaces to 120 by reducing the size of the landscape area, hardscape area, or the building area. The landscape design complements the building with the raised fountain, pond, public art piece in front of the building providing a prominent design element. The high quality of materials and design will set a precedent for design standards in the surrounding commercial area. Design characteristics are sensitive to the desert environment with suitable use of textured materials, muted colors, and numerous panels of windows and atriums. The conceptual sign plan conforms to applicable provisions of the Sign Ordinance 281. A sign program will need to be submitted for approval by the Planning Commission within 30 days of issuance of a building permit. A detailed drawing of the pond with the incorporated art piece, located in front of the building, will need to be submitted for the Director's approval. The art piece will need to be submitted to the Art in Public Places Commission if it is to be considered as meeting the required in lieu fee. Staff concerns are relatively minor. The Community Development Department recommends approval based on the attached information and the attached recommended Conditions of Approval. RECOMMENDATION: Adopt Planning Commission Resolution 96 certifying a Mitigated Negative Declaration of Environmental Impact (EA 96-320) according to the findings set forth in the attached Resolution. 2. By minute motion 96- , approve Plot Plan 96-597 to allow construction of a 24,400 square foot two-story medical office at 43567 Washington Street. Attachments 1. Location Map 2. Plans and Elevations (Reduced) 3. Conditions of Approval 4. Environmental Assessment 96-320 (Commission Only) 5. Letters 6. Large Plans (Commission Only) Principal Planner Prepared by: Fred Baker, AICP Principal Planner Submitted by: 1,4'�/,WL Christine di lorio, Plannirig Manager planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-320 PREPARED FOR PLOT PLAN 96-579 ENVIRONMENTAL ASSESSMENT 96-320 WOODARD GROUP/SALOK TRUST WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9th day of July, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96- 320 and Plaot Plan 96-579; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-320); and WHEREAS, the Community Development Director has determined that said Plot Plan will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of Environmental Impact: should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. The proposed Plot Plan will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures. 2. The proposed Plot Plan does 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 rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory, due to the lack of any such factors existing on the site, or near the existing facility. 3.. The proposed Plot Plan does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program resoea.320 ` Planning Commission Resolution 96- 4. The proposed Plot Plan will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. The site is located on an urbanizing arterial corridor, with infrastructure to support such development already in place. 5. The proposed Plot Plan will:not have environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California. as follows: 1. That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 96-320 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 9th day of July, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABLES, Chairman City of La Quinta, California ATTEST: JERRY BERMAN, Community Development Director City of La Quinta, California resoea.320 ATTACHNMNT 1 LOCATION MAP DARBY ROAD FRED WARING DRIVE t;II,S 1 . r�t�z _.s3• : 1 slow Ian S IL 'W �A`h Adds AMMER pp -MEN" 11 oil "A MGM. Amp .i �� ten• I �. �� ,' ;,„r �:�± #�-� � �,y �'1'.,►�1"� :l :�—� a�s�.• � �... .Vca mil".TAR 'r w r1r �i.Yii ✓ .. RUN — _ oil q? or (o11O,) THE WOODARD GROUP 1 ,,fill t.rat}I i�bs t 1 »i!y i "i'"Is � a rermom LA OUINTA MEDICAL CENTER I� EXOTICA iNTepne" naHA� 1nF �iiiiaw eat _ 1I ��..�.i I. I a— w +l•I•� II El.I1fl • L� ��II 9 I I All aBEy'da.�1081i91i=Y3ayEEEBno3a�1daaaauc 1 • i � r� 1� i �i I r- L c r •I t 1�i n � n -�\ r STEWART WOODARD AIA PRESENT 79-791 OLyWA FE= LA OLNTA. CA 92253 61956/.4418 5031 Biipi ST. NEWPORT BEACH CA 9M 7144762566 FAX 71441UUila PLOT PLAN 96-579 LA QUINTA MEDICAL CENTER CONDITIONS OF APPROVAL -.ADOPTED JULY 9, 1996 GENERAL CONDITIONS OF APPROVAL 1. The development of this site shall be in conformance with the exhibits on file in the Community Development Department for Plot Plan 96-579, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within one year of the Planning Commission approval; unless. it shall become null and void and of no affect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading which is begun within one year and thereafter diligently pursued to completion. A time extension as allowed by the Municipal Code may be requested 30-days prior to expiration. 3. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 4. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program and Art in Public Places program in effect at the time of issuance of building permits. COMMUNITY DEVELOPMENT DEPARTMENT A final exterior lighting plan for the building and outdoor area which shows all fixture details shall be approved by the Community Development Department prior to issuance of a building permit. .y conaprvl.406 2. Construction shall comply with all local and State building codes in effect at the time the building permit is issued. 3. Prior to the fabrication and/or installation of the building signs, final plans including colors, materials, and size shall be reviewed and approved by the Planning Commission. 4. There shall be no exterior exposed roof access ladder provided. The roof access shall be provided from within the structure. 5. Final building, landscaping, and irrigation plans shall be reviewed and approved by the Community Development Department prior to issuance of a building permit. 6. Final landscaping and irrigation plans shall be reviewed and approved by the Agricultural Commissioner and Coachella Valley Water District prior to issuance of a building permit. 7. Any required utility boxes, pads, meters, etc., shall be shown on the final landscaping plans to ensure that they are property treated and screened. Compliance with the utility company safety distance shall also have to be complied with. 8. Should any of the landscaping be provided in the perimeter street right-of-way, the Engineering Department approval shall also be required prior to issuance of a building permit. 9. Prior to issuance of a building permit, the applicant/developer shall meet with the Community Development Department to determine what solid waste materials can be recycled. Upon that determination, recycling areas sufficient in capacity, number, and distribution, to serve the project shall be provided. Enclosures shall comply with the requirements of the City and Waste Management of the Desert (i.e., solid metal doors, mounted on metal poles and embedded in concrete, 8-inch interior curb provided within the enclosure, and a concrete floor and pad). 10. The site plan shall be modified as required by Code, there shall be 120 parking spaces with five handicapped accessible spaces. A site plan adjustment to the building square footage or landscape area will be required to achieve all required parking prior to issuance of a building permit. 11. Mitigation fees will be required to be paid for the Coachella Valley Fringe Toed Lizard (CVFTL) as part of any grading permits issued for the site. 12. During grading activities, the project site shall be monitored by a professionally qualified archaeological monitor. The monitor is authorized to temporarily divert or stop equipment in order to investigate exposed cultural deposits. 13. Prior to issuance of occupancy certificate, the project archaeologist shall submit a final report (2 copies) to the Community Development Department. The final report shall follow the report format contained in Preservation Planning Bulletin, No. 4(a), December 1989 (OBP). conaprv1.406 The final report shall be reviewed by the Historic Preservation Commission for completeness and acceptability. Acceptance of the final report by the Commission signifies completion of the archaeological mitigation program. 14. Prior to issuance of a demolition permit for the building on the site, the appropriate documentation shall be filed with the Building and Safety Department, concerning the extent of asbestos levels and any measures necessary during demolition activities to contain or otherwise minimize such levels to required standards. 15. Prior to issuance of building permits, a lot line adjustment shall be recorded by the Community Development Department. FIRE MARSHALL 1. Provide or show there exists a water system capable of delivering 2250gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 4. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 6. Install Knox Key Lock boxes, Models_4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 7. This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the office of the State Fire Marshal (818) 960-6641 for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. conaprv1.406 f. I 5 8. Final conditions will be addressed when building plans are submitted. ENGINEERING DEPARTMENT Property Rights All required easements, rights of way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 2. The applicant shall grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Property rights required of fhis development include: a. Washington Street - 60' half of a 120' right of way Grant deeds shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. 3. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. Improvement Plan_ 4. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of"Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. conaprv1.406 5. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 6. When final plans are approved by the City, and prior to issuance of grading, improvement or building permits, the applicant shall furnish accurate computer files of the complete, approved off -site improvement plans on storage media and in a program format acceptable to the City Engineer. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. Improvement Aereemen 7. Prior to issuance of a grading, improvement or building permit, the applicant shall pay cash or enter into a secured agreement for the applicant's share of the cost of off -site improvements required of this development but which have been or will be constructed by others (participatory improvements). Security provided, and the release thereof, shall conform with Chapter 13, LQMC. This development is responsible for the following participatory improvements: a. Raised landscape median on Washington Street, and b. Underground installation of existing overhead utilities. 8. The applicant shall provide approved estimates of participatory improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Gradin 9. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 10. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an zanount sufficient to guarantee compliance with the provisions of the permit. 11. The applicant shall comply with the City's flood protection ordinance. conaprv➢.406 12. The applicant shall conduce a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 13. A grading plan, which may be combined with the on -site paving and drainage plan, shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 14. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. Drainage 15. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 16. Stormwater and nuisance water shall be retained in retention basins or other approved retention/infiltration systems. In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 17. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 18. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 19. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 20. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 21. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 22. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. i;I { conaprv1.406 23. In areas where hardscape sur.Face improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. Street and Traffic Improvements 24. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: a. Washington Street - Major Arterial -• Half of 102' (curbface-to-curbface) improvement plus sidewalk. The improvement shall include half of a 14' landscaped center median which will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the City Engineer. The City Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 25. Access points and turning movements of traffic shall be restricted as follows: a. Two 26'-wide drives, at the north and south ends of the Washington Street frontage - right-in/right-out only. 26. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 27. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anfcipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.011/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5"/6.50" The applicant shall submit mix designs for road base, portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 28. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. conaprv1.406 Landscaping 29. The applicant shall provide landscape improvements in the perimeter setback areas along Washington Street 30. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 31. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 32. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 33. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Quality Assurance 34. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 35. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 36. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the improvement plan computer files previously submitted to the City to reflect the as -constructed condition. Fees and Deposat_s 37. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. conaprv1.406 VERSIDE COUNTY RY D. SMITH, SHERIFF Sh erfff 82-695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 863-8990 PROUDLY SERVING AS THE LA QUINTA POLICE DEPARTMENT May 10, 1996 City of La Quinta Planning Department 78-495 Calle Tampico La Quinta, Cal. 92253 Attention Greg Trousdell Re: Plot Plan 96-579 24,000 sq. foot Medical Office Building Dear Mr. Baker, Clrs AF A (IlUI :T., PLANNiu:�; orw TMFRT The Sheriff's Department would like to comment on several items in reference to the Medical Office Building. Items of concern are: Lighting must be adequate to ensure safety as allowed within La Quinta standards, Streets, security walls and parking areas should be well lighted to provide patients and employees with a safer environment and to dissuade would-be criminals from targeting the area for illegal activities. All doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. Windows should not be placed close enough to doors which would allow a person to break the glass and unlock the door by hand. Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and to allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. Building parking areas should be sufficient as not to e2 1 create traffic problems. Addresses must be at least eight inches tall and contrasting to the background. This will reduce the response time of emergency vehicles responding to the complex. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, Larry smith, Sheriff Ronald F. Dye, Captain Indio station Commander ��fiEO S Cl l\�i �//Z N BERMUDA DUNES r RANCHO MIRAGE iNDIAN WELLS a PALM DESERT a ,0, LA OUINTA p INDIO ♦� Desert Sands Unified School District 82-879 Highway III - Indio, California 92201-5678 - (619) 775-3500 - FAX# (619) 775-3543 BOARD OF EDUCATION GBben L Andemon Tinaa A. Godecke Jan Koedyker Mau Monica Army Swan -Draper May 13, 1996 Fred Baker Principal Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 SUBJECT: Dear Mr. Baker: Plot Plan 96-579 Facilities/Acquisitions/Consu action R, f PIANNfNp, DEpAKENT This is in response to your request: for input on the project located at 43-576 Washington, north of Fred Waring Drive, for the above referenced project and its effect on public schools. All actions toward residential development will potentially result in an impact on our school system. School overcrowding is a District -wide concern for Desert Sands. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state and federal budget cuts that have had a devastating impact on the financing of new schools. As you are aware there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Please feel free to call me if you have further questions. Thank you. Sincerely, Peggy Reyes, Manager III Facilities/Acquisition/Construction PR/pp I f CCACHELLA VALLEY POWER DIVISION 81.600 AVENUE 58 • P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (619) 398.5811 • FAX (619) 398-5848 IIDPD-DDC Mr. Fred Baker, Principal Planner Community Development Department City of La Quinta P. ®. Box 1504 La Quinta, CA 92253 RE: La Quints Medical Center 43-578 Washington Street Dear Mr. Baker: May 15, 1996 .' 2 % mw• PLANNING DEPAt�T LENT Review of the plans for the La Quints Medical Center determined it will impact electric service to the area. Preliminary plans for the development of this area indicate that the owner/developer will be responsible for installing a six -way, concrete encased duct bank system with the associated switch vault along Washington Street. The exact size and number of ducts in this duct bank has yet to be finalized. The owner/developer will also be responsible for installing the conduit system and the concrete padmount transformer pads required to serve the proposed project. As stipulated in the enclosed Developer's Information Letter, the Imperial Irrigation District (IIU) will not assume liability of any conduit system until such time IID installs cable in the system. In addition to the previously mentioned conduit system, the owner/developer will be required to pay for the primary and secondary cable extension charges and associated connect fees to serve the proposed project. The exact charges will be calculated once the owner/developer furnishes the IID with the calculated load requirements for the various service points within the project. The IID will not rebate any of the above -'mentioned costs to the owner/developer. Although the Imperial Irrigation District has received these preliminary plans for impact assessment, we will not begin to engineer nor derive cost estimates for this project until the owner/developer/contractor applies for electrical service. Mr. Fred Baker - 2 - May 15, 1996 This procedure helps to eliminate wasted manpower spent on projects that never reach the construction stage. If you have any questions regarding this matter, or if I may be of further assistance, please contact me at 398-5818 or John Salas at 398-5834. Sincerely, �;�a �/— 16 THOMAS F. LYONS, JR., P. E. Senior Engineer TFL :rg MP q A[ iRq Al ic COACHELLA VALLEY POWER DIVISION 81 600 AVENUETELEPHONE SOX (619)1080 *LA QUINT, 398.5811 9 FAX(619)CALIFORNIA 92253 1080 398 5848 DEVELOPER'S INFORMATION LETTER (Effective September 15, 1994) As an Owner, Developer or Contractor involved in today's new residential and/or commercial developments, you are well aware of how timing can make the difference between the success or failure of any project. The importance of establishing and adhering to realistic construction schedules is equally as important to the success of that project, as is project funding. With current and projected demands for residential and commercial units within the service area of the Imperial Irrigation District (District), Developers establish a comprehensive development plan for the successful marketing of their project. The District, likewise, in order to provide electrical service in a timely manner to various projects, must also set schedules to keep pace with the demands for services. In that regard, the following information is provided as a guide to assist the Owner, Developer or Contractor in the planning and scheduling of his/her project(s). All of the general and specific requirements set forth in the "Project Service Schedule" must be followed in the sequence listed, therein. When underground facilities are to be included, the District will provide a complete set of underground duct, vault, transformer pad and riser pole system installation drawings and associated specifications for each project or project phase. It is the responsibility of the Owner's), Developer(s) or Contractor to provide and install the underground conduit and vault system complete, at the Owner's, Developer's or Contractor's expense, to and including any street lighting systems required by and approved by the City or County agency having jurisdiction in the project area. LIghting systems must be approved in advance of installation by both the County and the District within a County Service Area (CSA), and shall be designed by and included with the District's underground power system drawings. The District will provide an Underground Power Inspector during the actual installation of conduit and vault systems. Any request for inspections on a project must be scheduled with the District 48 hours prior to actual need. Failure on the part of the Owner(s), Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any portion of the lighting or underground power systems, may result in the total rejection of the newly installed systems. r� f ' R-, b Developer's Letter -3- September 15, 1994 These guidelines, as provided by the District, herein, are not a guarantee expressed or implied that electrical service will be provided to a particular project or phase of said project, nor that electrical system designs or service will be provided within the time frame so stated or implied, herein. To eliminate any misunderstandings concerning the District's assumption of liability for personal injury or property damage prior to or following the completion of the underground duct and vault system by the Owner(s), Developer(s) or Contractor, please note the following: The Owner and/or Developer will be required to acknowledge, in writing, that the District assumes no responsibility for safety, maintenance, repair or corrections for any on -site or off -site electrical distribution system equipment or facilities until the system and facilities are occupied and energized by the District. The Owner(s), or Developer(s) will be required to sign and have notarized an Indemnification Statement prior to obtaining electrical power service for the development project. The person or persons executing the said statement are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement and that same is binding on all parties having ownership of, or contractual interest in the land and/or development project. Please refer to EXHIBIT "A", sheet 8 of 8 of this informational letter for the standard recording form format required by the State of California for recordation in both Imperial and Riverside counties. The District's Indemnification Statement has been incorporated on this form for your convenience as well as notes relating to the required legal description of the site or project. Note that the property and/or the development's legal description may require more space than is provided on the form due to text size requirements per government code. Please refer to the legal description of the property or project site as EXHIBIT "A" and any associated maps or drawings as EXHIBIT "B." The following is a sample of a legal description that will fit into this format. ................................................................................................................................................ . THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN; MORE PARTICULARLY DESCRIBED IN EXHIBIT "A' AND DELINEATED IN EXHIBIT "B," ATTACHED HERETO AND MADE A PART HEREOF. :................................................................................................................................................... Developer's Letter -5- September 15, 1994 8. Graphic scales on all Auto -Cad drawings. 9. One hard copy of total connected electrical loads for each building style or floor plan. 10. All parcel map property corners or tract map boundary corners shall be tied to section or 1/4 section corners. 11. The following easement requirements shall be recorded on the title sheets of tract and/or applicable parcel maps within City limits. OWNER'S STATEMENT WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT, AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE -EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, . MAINTENANCE, OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND APPURTENANCES, WITH THE. RIGHT OF INGRESS AND EGRESS OVER AND WITHIN SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES. CERTIFICATE OF ACCEPTANCE GOV. CODE SEC. 27281 1, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT, ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN. DATED: M SUPERINTENDENT, GENERAL COACHELLA VALLEY POWER DIVISION (( For Riverside County areas)) SUPERINTENDENT, GENERAL IID POWER CONSUMERS SERVICES (( For Imperial County areas)) Developer's Letter -7- September 15, 1994 NOTE: Any changes made by the Applicant to the project that will require the District to make modifications or changes to the original design of the electrical facilities for the project will cause the project schedule to revert back to Item 2. PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO: COACHELLA VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 81-600 Avenue 58 P.O. Box 1080 La Quinta, California 92253-1080 Issued By: Telephone: (619) 398-5854 Section or Unit: Fax Number: (619) 391-5999 Received By: Owner, Developer and/or Agent IMPERIAL VALLEY AREA IMPERIAL IRRIGATION DISTRICT 333 East Barioni P.O. Box 937 Imperial, California 92251-0937 Telephone: (619) 339-9182 Fax Number. (619) 339--9140 Date Issued: Issued By: Section or Unit: Received By: Owner, Developer and/or Agent Cv 4GEM OF THE DESERT May 21, 1996 CHAMBER o MOPE _ �! �►d� P�arME�t TO: CITY OF LA QUINTA, COMMUNITY DEVELOPMENT DEPARTMENT FRED BAKER, PRINCIPAL PLANNER FROM: LA QUINTA CHAMBER OF COMMERCE, BUSINESS DEVELOPMENT ct TASK FORCE, PLANNING AND REVIEW SUBCOMMITTEE RE: PLOT PLAN 96-579 The Planning and Review Subcommittee met May 15, 1996, to review the proposed 24,000 square foot, two-story, medical office building. The proposed site is on Washington, north of Fred Waring. After review, the subcommittee felt that to complete their review, they would appreciate answers to a number of questions: 1) Is the project to be pre -leased prior to construction? 2) Does the facility provide for overnight patient care? There were a couple of patient services indicated (ie. birthing center, surgery) that could easily require patient beds, however, none were shown in the plans. 3) Is this project being funded by a private developer or is it subsidized by any federal aid? Are any other hospitals associated with the facility? We appreciate your consideration of our request. The Planning and Review Subcommittee will complete their review when they are in receipt of this new information. HWY 111 LOCATION: 78-371 HWY 111 - LA QUINTA, CALIFORNIA 92253 - (619) 564-3199 FAX (619) 5b4-31 i i VILLAGE LOCATION: 51-351 AVENIDA BERMUDAS - LA QUINTA, CALIFORNIA 92253 - (619) 777-0134 FAX (619) 777-01: MAILING ADDRESS FOR BOTH LOCATIONS: POST OFFICE BOX 255 - LA QUINTA, CALIFORNIA 92253 60" 12. - COUNTY RIVERSIDE MAY 1 5$3 J. M. HARRIS FIRE CHIEF To: City of La Quinta Planning Division Attn: Fred Baker Re: Plot Plan 96-579 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE - PERRIS, CALIFORNIA 92570 - (909) 940-690( May 13, 1996 With respect to the conditions of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 1. Provide or show there exists a water system capable of delivering 2250gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 4. Install portable fire extinguisher's per NFPA, Pamphlet # 10, but not less than 2A 1 OBC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 6. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this fold must be authorized and signed by this office for the correctly coded system to be purchased ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (909) 275-4777 - FAX (909) 369-7451 -1- FIRE PREVENTION DIVISION PLANNING SECTION d1NDI0 OFFICE 46-209 Oasis Street, Rm. 209, Indio. CA 92201 (619) 863-8886 - FAX (619) 963-7072 n-.«yvaepap City of La Quinta Re: PP 96-579 May 13, 1996 7. This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the office of the State Fire Marshal (818) 960-6641 for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning &. Engineering staff at (619) 863-8886. JP/th Sincerely, RAY REGIS Chief Fire Department Planner By 7i,— lkzz., Tom Hutchison Fire Safety Specialist —2— z ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN W. McFADDEN June 3, 1996 OWEN McCOOK ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL, ATTORNEYS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 E E V E JUN 0 7 1996 CITY OF LAOUINTA PLANNING DEPARTMENT Subject: Plct Plan 96-579 Portion of the Southwest Quarter of Section 18, Township 5 South, Range 7 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of La Quinta and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The city shall require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall include on -site retention of the incremental increase in flow from the 100-year storm or other participation in the financing of regional flood control facilities. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District Nos. 58 and 81 of the district for sanitation service. The applicant shall provide a sewer extension. Plans for the installation of this sewer extension shall be submitted to and approved by this district prior to the issuance of a building permit. TRUE CONSERVATION USE WATER WISELY City of La Quinta -2- June 3, 1996 If you have any questions please call Dan Farris, principal stormwater engineer, extension 264. Yours very truly, J4Tom Levy General Manager -Chief Engineer RL:rmc\d\svc\ds\96\may\pp96-579 cc: Don Park Riverside County Department of Public Health 46-209 Oasis Street Indio, California 92201 COACHELLA VALLEY WATER DISTRICT ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-320 Case No.: PP 96-579 Date: May 22,1996 L Name of Proponent: Solak Trust/The Woodard Group Address: 79791 Olympia Fields, La Quinta, CA 92253 Phone: 619-564-2689 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Plot Plan 96-579 CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 eawn.001 + II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning Population and Housing Earth Resources Water X Air Quality III. DETERMINATION. Transportation/Circulation Public Services Biological Resources Utilities Energy and Mineral Resources Aesthetics X Risk of Upset and Human Health Cultural Resources Noise 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 to potentially significant impact" or "potential significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signature Date May 22. 1996 Printed Name and Title Wallace Nesbit, Associate Planner For: City of La (pinta Community Development Department Potentially Potentially Significaat Lev Than Significant Unless Significant No Impact Mitigated Impact Impact 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? 7 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? b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of majoir infrastructure)? c) Displace existing housing, especially affordable housing? X 33. EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? b) Seismic ground shaking c) Seismic ground failure, including liquefaction? d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? g) Subsidence of the land? ii '7" ,.l Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact h) Expansive soils? i) Unique geologic or physical features? 31 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? b) Exposure of people or property to water related hazards such as flooding? c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? d) Changes in the amount of surface water in any water body? e) Changes in currents, or the course or direction of water movements? f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? h) Impacts to groundwater quality? 3.5. AIR QUALITY. Would the project: a) Violate any air quality standard, or contribute to any existing or projected air quality violation? 3f b) Expose sensitive receptors to pollutants? c) Alter air movement, moisture or temperature, or cause any change in climate? d) Create objectional odors? X. Potentially Potentially Significant Leas Than Significant unim Significant No Impact Mitigated Impact Impact 3.6. TRANI S)PORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g_ sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? c) Inadequate emergency access or access to nearby uses? X d) Insufficient parking capacity on site or off site? e) Hazards or barriers for pedestrians or bicyclists? 7' f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? »s: g) Rail, waterborne or air traffic impacts? 3.7. RIOLOGICAL 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, coastal habitat, etc.)? 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? Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact d 0 X 3.9. RISK OF UPSET/HUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous NY substances (including, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? I 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? X X X potentially Potentially significant Lela Than Significant unleaa Significant No Impact Mitigated Impact Impact b) Police protection? N. c) Schools? 7£ d) Maintenance of public facilities, including roads?£ e) Other governmental services? 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? b) Communications systems? c) Local or regional water treatment or distribution facilities? d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? 3.13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? b) Have a demonstrable negative aesthetic effect? c) Create light or glare? 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? d) Have the potential to cause a physical change which would affect unique ethnic cultural values? e) Restrict existing religious or sacred uses within the potential impact area? X X. X X X `'I ';4 1 Potentially Potentially significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or 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 wildlif-- species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. V11 INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 96-320 Prepared for: PLOT PLAN 96-579 THE WOODARD GROUP `79-791 OLYMPIA FIELDS LA QUINTA, CA 92253 619-564-2689 Prepared by: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF LA QUINTA 78-495 CALLE TAMPICO LA QUINTA, CALIFORNIA 92253 June 20,1996 TABLE OF CONTENTS Section Page 1 INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 3 1.3 Background of Environmental Review 3 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 4 2.4 Objectives 4 2.5 Discretionary Actions 4 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 5 3.2 Population and Housing 5 3.3 Earth Resources 6 3.4 Water 7 3.5 Air Quality 7 3.6 Transportation/Circulation 8 3.7 Biological Resources 9 3.8 Energy and Mineral Resources 9 3.9 Risk of Upset/Human Health 10 3.10 Noise 11 3.11 Public Services 11 3.12 Utilities 11 3.13 Aesthetics 12 3.14 Cultural Resources 12 3.15 Recreation 13 4 MANDATORY FINDINGS OF SIGNIFICANCE 13 5 EARLIER ANALYSIS 14 2 iIA14 3 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the California -Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve the proposal. 1.2 PURPOSE OF THE INITIAL STUDY As part of the environmental review for the proposed project, the City of La Quinta Community Development Department has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for this proposal. The purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the following: To provide the City with information to use as the basis for deciding whether to prepare an environmental impact report (EIR) or a negative declaration for a project; To enable the applicant or the City of La Quinta to modify the project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration of environmental impact; To assist in the preparation of an EI& should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; To facilitate environmental review early in the design of the project; To provide documentation for the findings in a negative declaration that the project will not have a significant effect on the environment; To eliminate unnecessary EIR's; and To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed project was deemed subject to the environmental review requirements of CEQA. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the City of La Quints Planning Commission r 4 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates potential for significant environmental impacts to Air Quality and Risk of Upset, as identified in the Environmental Checklist. As a result; project specific as well as standard mitigation measures are recommended, and a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and County lands to the south. The City of La Quinta was incorporated in May, 1982. The subject site was annexed into the City effective October 24,1991, and consists of approximately 1.8 acres along the east side of Washington Street, approximately 1000 feet north of Fred Waring Drive. A portion of the site is developed wrath an older medical office. Vacant commercial land surrounds the site; an existing abandoned residence is located to the south. 2.2 PHYSICAL CHARACTERISTICS The proposal involves demolishing the existing medical office in order to construct a new facility of 24,400 square feet, including parking and other amenities. Approximately 120 parking spaces will be provided The building will be a two story structure with an overall height of about 26 feet; a mechanical penthouse located towards the west elevation is the highest point of the structure at 32 feet. 2.3 OPERATIONAL CHARACTERISTICS The facility's proposed net square footage is approximately 24,000 square feet, consisting of medical - based office and outpatient services. 'l.'he design incorporates a significant use of natural lighting through incorporation of glass areas, atriums and skylights. 2.4 OBJECTIVES The objective of the project is to provide a more modern medical office facility in order to attract additional tenants and provide expanded medical care services. 2.5 DISCRETIONARY ACTIONS A discretionary action is an actiontaken by a government agency (for this project, the government agency as the City of La Quinta ) that calls for the exercise of judgment in deciding whether to approve a project. The proposed project will require discretionary approval from the Planning Commission for the following: Certification of the Environmental Assessment for the project; Approval of the Plot Plan Application. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. This section analyzes potential environmental impacts associated with the proposed development project. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as 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 subject site is predominantly disturbed. The south half (approximately) contains the existing medical office structure; immediately south of the site is an existing residence. The northerly portion of the site is undeveloped but has been disturbed by vehicular traffic, apparently accessing the rear portion of the existing medical office. A through D. No Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the area. There are no perceivable land use -related impacts associated with the proposed project. There will be no disruption of the current land use pattern, nor any affect on any agricultural resource or operation. 3.2 POPULATION AND HOUSING Regional Environmental Setting The City's population as of January,1.996, is estimated by the State Department of Finance to be 18,046 persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend three to six months in the City (Wheeler's Desert Letter; 1996 Economic Overview). It is estimated that 30% of all housing units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990 U.S. Census). 0 Local Environmental Setting The site is designated Community Commercial in the General Plan, along with properties to the south and southwest; the surrounding area to the north and east is designated as Office. Across Washington Street to the west is the corporate limit of the City of Palm Desert, and the Desert Breezes residential resort development. A and C. No Impact. The project will not affect anticipated and planned area development patterns or population distribution, and will therefore not affect any projected population increases. The proposed use is consistent with those established for the site by the General Plan and zoning. No housing exists or is designated on the site, so there is no potential for any displacement. B. Less Than Significant Impact. The project may have limited growth -inducing impact on area development, in that its construction may spur interest in the area and accelerate timing of growth already planned. This could be said of any development project that occurs in an area, and is not seen as a significant factor for inducing growth. 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillsides, to relatively flat desert floor. The alluvial soils that make up most of the City's soil types are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. Local Environmental Setting The entire site has been disturbed and graded as part of previous development of parking, on -site access and building improvements. The underlying soil is Myoma Fine Sand, not considered to be a prime agricultural soil but is extremely permeable, facilitating excessive drainage (LQMEA). A, C through L No Impact. The proposed project will not present any significant impacts pertaining to these issue areas. Seismic or other ground rupture is not considered to be a significant hazard due to the absence of active faults in the City. The site and surrounding area is not identified as being subject to liquefaction. No potential for seiche or tsunami exists in the desert, and volcanic activity is not applicable to this region. The site has no significant relief features and is therefore not subject to landslide or mudflows. No impacts due to soil instability are anticipated beyond those commonly associated with and mitigated during construction activity. Land subsidence and expansive soil impacts are not seen as significant due to the physical nature of underlying granitic and metamorphic geology and sand soil units. No unique geologic or physical features exist on or surrounding the site (LQMEA; Site survey). The pr©iect will be required to file and receive approval of a precise gradingplan prior to env construction commencing on -site B. Less Than Significant Impact. The site is located in an area identified on the Environmental Hazards map in the MEA as being in a Ground shaking Zone IV, subject to moderate seismic shake impacts, although throughout the City there is no significant hazard due to the absence of known active f � J VJ faulting within the City (LQMEA). Irregardless, some degree of Ground shaking will occur with seismic activity. The City requires all new construction to co=ly with the UBC standards for seismic resistance and the State Strong Motion Impact Program (ShaL This will mitigate impacts from Ground shaking to less than significant levels. 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layer of rock material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal and stored at Lake 4Cahuilla. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near future. Local Environmental Setting The vicinity of the project is generally unprotected from design storms by any flood control or other improvements. The site is slightly raised and level, sloping to Washington Street to achieve drainage. The site does not appear to be subject to flooding. A. Less Than Significant Impact. Current runoff rates will be incrementally increased due to the additional site area being developed, such as for additional paving, hardscape and landscaping, and therefore surface runoff will increase. This impact will not be significant as the project proponent has provided a hydrology study, which indicates that adequate storm water retention areas can be developed with the project. The grading plan shall include details for the =posed lagoon areas and INFILTRATOR units for verification of required slope of the retention areas and the overall law= ty for the paoiect, in accordance with the preliminary hydrology study submitted for the Rrol and the requirements of the Public Works Department. B. Through H. No Lnpact. Development of the site will not expose people or property to flooding impacts or other water -related hazards. Surface waters and streams will not be affected, and ground water resource quantity and quality will not be impacted, as the site is not proximate to any water bodies or features, significant or otherwise (Site survey). 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air pollution problem &ian the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization and requirements is found in the LQMEA. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley, the standards for PM 10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity, and by vehicles on unpaved roads, among other causes. C O 8 Local Environmental Setting The City is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. A. Less Than Significant Impact. No significant contributions to existing air quality violations are foreseen based on established thresholds. The proposed project incorporates 24,400 square feet of gross medical office space. The 1993 SCAQMD CEQA Handbook indicates a significance threshold for air quality impacts in the Medical Office category as being at 61,000 square feet. The project's PM10 emissions from long term mobile and operational emissions are estimated at only 1.3% of the allowable daily emissions of 150 lbs./day of PM10; construction (short-term) emissions are roughly 35% of the AQMD standard (SCREEEN.XLS). The Coachella Valley area is currently non -attainment for PM10. A Fugitive Dust Control Plan (FRCP) will be required prior to project grading permit ap rroval(s), in accordance with Chanter 6.16 of the La Ouinta Municipal Code. B. Potentially Significant Unless Mitigated. The proposed facility is a medical office and can be considered as a sensitive receptor for air pollutants. However, while there might be some out -patient treatment, it is not anticipated that highly sensitive cases, such as those with extreme respiratory ailments, will be treated at this facility. It is not designed for emergency or intensive medical treatments, and therefore should not be significantly impacted by proximate sources of mobile emissions such as Washington Street. As part of the project, the existing medical office building will be demolished. It is probable that the building contains asbestos, which is an established carcinogen. Demolition of any existing structures) must comply with all State and local health standards and procedures ovg erring asbestos detection removal and disAosal. C, O. No Impact. It is not anticipated that the project will create any objectionable odors. No manufacturing or processing activities are proposed which could be a source of any odors. The project is not of a scale such that it will create any climatic changes. 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting The existing circulation system is a combination of early roadwork constructed by Riverside County and new roadways since incorporation of the City in 1982. Key roadways include State 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. Local Environmental Setting The project is located along the east side of Washington Street. Some development of on site access ways, parking and driveways already exists. Sunline Transit maintains Stop #848, which is located along the project frontage and is unimproved except for the route signage. Z A. Less Than Significant Impact. No significant traffic increases are anticipated due to the proposal. The project will generate between 833 (1987 ITE, 4th Ed.) and 1220 (TRIPS.XLS; SANDAG) ADT on a typical weekday, based on the project square footage. The 1992 General Plan shows an existing (1992) ADT along this section of Washington Street as 23,000; 1995 CVAG count data indicates 23,610. This segment is currently operating at an A rated Level of Service (LOS) based on mid -block operational capacity. B. Through G. No Impact. The project design does not appear to create any safety hazards due to its layout, or any use that is not compatible with surrounding land uses. The project design will not affect access to other properties nor will it result in inadequate emergency access. The project will provide adequate on -site parking for the proposed medical office use. No increased hazards to pedestrians or bicyclists are associated with the proposed project. No conflicts with any existing adopted alternative transportation policies are anticipated. The project will be required to comply with requirements of Sunline Transit in regard to their existing stop along the project's frontage. The projected employee density is 88, based on the ITE Handbook, 4th Edition. The project will comply with applicable provisions of the City's Transportation Demand Management Ordinance and General Plan policies regarding traffic monitoring, if determined to be necessary and appropriate for this project by the Public Works Department. 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or agricultural. A. discussion of these ecosystems is found in the LQMEA. Local Environmental Setting The subject area is partially developed with an existing medical office. The LQMEA identifies the site as within the Coachella Valley Fringe -Toed Lizard habitat mitigation fee area, for which a federal 10A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). The Flat - Tailed Horned Lizard is a candidate species identified for federal endangered status, whose range extends into the project area. No mitigation procedures are in place for this species. A region -wide effort is underway to develop a Multi -Species Habitat Conservation Plan (MSHCP), coordinated by CVAG and the BLM A through E. No Impact. The site has been disturbed and is partly developed with commercial structures, paved areas and vacant land with some disturbance having occurred. There is minimal potential for any wildlife habitat to exist on the site. Mitigation fees will be required to be paid for the CVFTL as Fart of any gtca6nggonis issued for the site. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in the City come from the Imperial Irrigation District (IID), Southern California Gas Company, and gasoline companies. .a 10 Local Environmental Setting The site does not He within an identified area sensitive to mineral resources. Soils within the site consist of Myoma fine sand; these soils are well -drained and permeable. A, B. No ,Impact. The proposed amendment has no potential to impact energy or mineral resources in any manner, as no such resources are identified as existing on or near the site. 3.9 RISK OF UPSETMUMAN HEALTH Regional Environmental Setting Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, transportation of such materials out of and through La Quinta takes place. Local Environmental Setting The project site has not been used for any type of manufacturing in the past. As a medical office use, there is potential for hazardous medical waste to be generated depending on the type and extent of any treatment facilities and services which may be provided. In addition, demolition of the existing medical office is anticipated to create a source of asbestos. A. Potentially Significant Unless Mitigated. There is identified potential for asbestos release due to demolition of the existing structure on -site. Prior to issuing; my demolition permit(s) for the site_ the apprgpdate documentation shall be filed with the Building and S Jkaartment concerning, the extent of asbestos levels and my measures necessary during demolition activities to contain or otherwise minimize such levels to required standards. The facility may generate certain amounts of medical waste which may or may not present physical or biological hazard, dependent upon the office uses located in the building. It is likely that this facility would be classified as a small quantity generator (SQG), generating less than 200 pounds of medical waste per month. The California Department of Health Services (CDHS) ministers program to regulate SQG's through source reduction and records of quantities treated and disposal practices. It is not anticipated that this facility will have any discernible impact to human health when operated under applicable regulations. Operation of the facility shall include filing all information as required by CDHS any other State or local agcmaEVertaining to treatment and disposal of medical. waste CQuies of this inforrngdm shall also be transmAtcd ip thei and to CVAG to assist in identification and monitoring of medical waste generators, consistent with the City's SRRE B through E. No Impact. There is no potential for additional risk or health hazard due to the request, or any effect on emergency response or potential fire hazard. Development and operation of the project will be subject to Riverside County Fire and Health Department standards as in effect and applicable at the time. f' %J 11 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels are dominated by vehicular noise along the highway and major arterials. Local Environmental Setting Primary noise sources in the subject area are associated with vehicle traffic along Washington Street, and various short-term noise sources associated with urbanized residential uses. A. Less Than Significant Impact. There will be some negligible increase in noise levels due to the proposal, associated with additional traffic on -site. It is not anticipated that the building itself or it's operational aspects will constitute a significant increase in noise levels, based on the nature of the use as a sensitive noise receptor. Development of the project will have negligible effects upon noise levels or exposure to noise when considered with existing traffic patterns on Washington Street. B. No Impact. Development and operation of the project will not create any severe noise levels. Short term construction noise impacts will be minimal in light of the site distance from any existing residential and existing traffic conditions on Washington Street. 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. Fire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station #70, at the intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center. Local Environmental Setting The neatest fire station to the area is Station #32 located approximately three miles south of the subject area. Governmental services in La Quinta are provided by City staff at the Civic Center. A through E. No Impact. The proposal will have negligible impacts to public services. The existing approved development pattern for the area will not be altered by the development of the medical office use. The project will not generate additional student populations, and will have a negligible impact on police and fire protection. 3.12 UIlLrI ES Regional Environmental Setting The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and the Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE) provides telephone services for the City. Continental Cablevision services the area for cable television service. 12 drainage system is administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Seating The subject site is partially developed at present. The existing office facility is served with utility connections and access from Washington Street, which is not fully improved to ultimate design. No flood control facilities exist on or near the site, though in its history no susceptibility to flooding has been observed. A through F. No Impact. The proposed medical office development will not impact existing utility services or create a need for additional services. All utilities exist on the site and can be upgraded to adequately serve the project. The proponent will prepare a hydrology study to determine the necessary provisions to comply with the City's on -site retention requirements. 3.13 AESTI ETICS Local Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. The project area is a developed, medium density section of the City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west. A. Less Than Significant Impact. The proposed project will not significantly affect or impede any existing views, as no significant viewsheds are identified in the visual assessment contained in the LQMEA. Washington Street is identified in the General Plan as a Primary Image Corridor along most of its length, but not north of Fred Waring along the project frontage. B. No Impact The project is likely to have more of a demonstrable positive aesthetic effect. The current office building is architecturally inconsistent with area development, and serves to create a negative aesthetic view impact. In this respect, the proposed project is anticipated to enhance the site's aesthetics. C. Less Than Significant Impact. There will be additional lighting improvements for the new facility, beyond those which exist for the current developed area It is not anticipated that light and glare will be excessive in consideration of other development along the Washington Street corridor in this area Tag g1gject p=onent will be required to p=are an overall landscaping and lighting improvement lean for review by the Community Development Department. 3.14 CULTURAL RESOURCES Regional Environmental Setting The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills. 13 The settling of the La Quinta area has been chronicled by the La Quinta Historical Society in several publications and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. Local Environmental Setting The proposal is in a developing urbanized commercial and residential area; there is little likelihood that any cultural resources exist in the area. The property was part of a homestead established in 1918; there may be some shallow historic artifacts on the site. No historic structures exist in the immediate area; the existing building dates to the 1960's and is not considered historically significant. A, B. Less Than Significant Impact. A cultural resource assessment was prepared for the site by Mr. James Brock in April,1996. This assessment found that no cultural resources were observed on the study area There could, however, be potential impacts to cultural resources (paleontologic and archaeologic) due to the proposal, related primarily to earthwork necessary to prepare the site for development. The cultural resources assessment prepared for the site indicates moderate sensitivity for such resources, but that potential exists for buried resources. It will be required that archaeological monitoring, occur during wading activities for the pr9ject. to insure that any encountered resources are gr ly investigated and evaluated upon discovery. C, D, E. No Impact. The project will not affect historic resources, as the cultural resource survey prepared for the site did not identify any potential historic resources. There is no evidence of any potential to effect a change which would impact any ethnic cultural value(s) or restrict, limit or otherwise impact any existing religious use(s) on the site. 3.15 RECREATION Local Environmental Setting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing resources s and facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and designated pedestrian hiking trails. A, B. No Impact. The proposed project will not affect demand for recreational facilities or affect existing recreational facilities or opportunities. Project development will incorporate a bikeway along Washington Street, consistent with the adopted Bikeway Plan. The Initial Study for the proposed project did not discover any significant impacts associated with the project. The development as proposed with the project should not have any significant growth -inducing impacts, as the site currently is developed with a similar use, albeit older and less intensive. However, the new development could accelerate development in the area, which has already been designated and planned for in the General Plan. 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: 14 * The proposed medical office project does not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner which could substantially change existing conditions or generally approved land uses in the area, * The proposed medical office project will not have the potential to achieve short term goals to the disadvantage of long-term goals, as the development proposed will not significantly alter the types or intensity of the commercial uses already approved for and in place on the site, * The proposed medical office project will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the development, whether approved or not, will have no measurable effect upon surrounding development as currently approved and allowed under the existing General Plan for the site, * The proposed medical office project will not have environmental effects that will versely affect humans, either directly or indirectly, as the development contemplates uses similar to those already assigned and approved as part of the La Quinta General Plan, and which were addressed in the Environmental Impact Report previously certified for the General Plan. A. Earlier Analyses Used. The fallowing documents were used and/or referred to in the preparation of this assessment: • La Quinta General Plan Update; October 1992 • La Quinta Master Environmental Assessment; October 1992 • Final Environmental Impact Report; La Quinta General Plan Update, October 1992 • Cultural Resources Assessment for a Proposed Medical Facility; Archaeological Advisory Group, April 1996 • Hydrology Study; La Quinta Medical Center, Keith International, Inc., June 1996 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. B. Impacts Adequately Addressed. The potentially significant impacts identified as part of this analysis relate to Air Quality and Risk ofUpset. The proposed development is within the scope of the La Quinta General Plan; effects identified as less than significant were addressed within previous environmental documentation as indicated, or will be mitigated through incorporation of typical development conditions. �; J �i 15 C. Mitigation Measures. Proposed measures have been identified in this addendum, as underlined. They will be incorporated into the Mitigation Monitoring Program as part of this Environmental Assessment. Prepared by: Wallace H. Nesbit Associate Planner Date: June 20, 1996 00 z C� i d � z �til a M fO O N ' >. C ro 3 too O� . 7d 00 zz a� �m z r� a t �r �y d z C7 tv od is A7 ., e A ° b ... o CM »" � R � a C� 0% �cp02 �doa �• ��. s O z ,ti c `o c C'3 CCC��777 ' � �° c ►s � aka• . n C y z az z •� � Q b ►d Cd A C11 0 O Cr1 � is r Y 15 z >b W U O 10 �„ w, n ara ►ti v� � eo ,a �o y ® � �. n w o f ,� ►17 ` S° 5 0 5.p �, � o a, o � tv o e eoo ►-+ O cr crQ�o o o e� o b� zo CA ztz ow a rr CL a � � n>r m rr M �A m C .s tTl � r m9 d z �m d m R cto z° �z o~ �m z 0 m a �r 0 z a rn ab wLA rah.. rb �; ►•�O r�W ego ®, � `� � � G ° � �• � v M e-P � A ✓1 A A rr• A A ►� �' n `� i C � n d tv 10 zo a o� �o �r l J O n dz a �o > O c ep fb n aa' �. ►.. r �b OO O� G� O n� x�r d� d a >v 10 W to O so .• o.o -� �� •�_ O �`ti w rA �n Cam• �' ►+� CT' p C � � 4QQ � � n C� �O n� G� t�f�i� rc 1-0 0.4 A m a �ro W O pAC c� d ab w� o� o o �. b� O z� 5 O �ro O zz o� CZ �O nxx� r h� dz C7 � z � a O 7d z H � O� �O n� �r d� D b rnrn w to o In aA=CD O a a � n O OV O� n 7d �O t=x�i x� G a aro wLit H bo � p � � C O 7O7 y rA O� G� o n C a ab W LA O � STAFF REPORT PLANNING COMMISSION DATE: JULY 9, 1996 CASE NO.: PLOT PLAN 96-579 REQUEST: 1. CERTIFICATION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; AND 2. APPROVAL OF A PLOT PLAN APPLICATION TO ALLOW CONSTRUCTION OF A 24,400 SQUARE FOOT TWO-STORY MEDICAL OFFICE BUILDING LOCATION: 43576 WASHINGTON STREET APPLICANT: THE WOODARD GROUP PROPERTY OWNER: SALOK TRUST REPRESENTATIVE: STEWART WOODARD ZONING: GENERAL COMMERCIAL (C-P) GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL (CC) SURROUNDING ZONING/LAND USE: NORTH: OFFICE MEDICAL SERVICES (O.S.) NACANT SOUTH: GENERAL COMMERCIAL (C-P) NACANT SINGLE FAMILY RESIDENCE EAST: OFFICE MEDICAL SERVICES (O.S.) NACANT WEST: PLANNED RESIDENTIAL FOUR (PR.) /CONDOMINIUMS (CITY OF PALM DESERT) BACKGROUND AND OVERVIEW: Property Description The project is located at 43576 Washington Street on two parcels comprising 1.82 acres (80,340 square feet) of land. The M.E.A. Medical Clinic occupies A.P.N. 609-070-029. The two existing structures and parking lot on this parcel were built under the County of Riverside jurisdiction with County development standards. The property is currently serviced with gas, water, and electricity. The second project parcel, A. P. N. 609-070-028, is vacant. Adjacent properties, directly and to the north and east are vacant, to the south is an abandoned single family residence. To the west of the project, directly across Washington Street is a condominium complex. Development Request The Plot Plan application is for a two-story 24,400 square foot medical office building on two parcels totaling 80,340 square feet. General Plan and Zoning Ordinance designations allow for the proposed use and development intensity. The following items provide a brief narrative of the site plan; architectural design; landscape, sign, and lighting plans: Site Plan The two-story 24,400 square foot building is centered on the subject properties. The Floor Area Ratio (F.A.R.) is calculated at .30 which is the maximum allowable for this General Plan Land Use category. F.A.R. is the gross building area of 24,400 square feet divided by the net site area of 81,800 square feet. The building is set back 20 feet from the new property line on Washington Street; this set back is a landscape easement. Vehicle entry/exit driveways are 26 feet wide. Vehicles circulate the building within a 119 spaces parallel surface parking lot which surrounds the perimeter of the building. There are five handicapped parking spaces provided close to the building entrances. There are sixteen covered parking spaces for staff on the rear property line. The amount and type of parking required by code is 120 spaces of which five need to be handicapped accessible. There are four lagoons, to assist with on -site storm water retention, located adjacent to the building. Two lagoons are located to the north and south of the building and two lagoons are east of the building comprising approximately 7,800 square feet of landscape and open space relief. The total landscape area is 22,700 square feet; this includes the lagoons and landscape areas directly adjacent to the building, the landscape easement, and a landscape buffer around the outside perimeter of the parking lot. Trash and recycling service enclosures are located to the rear of the property providing convenient access to the building service entrance. There are 2,094 square feet of sidewalk providing access to the building from the parking lot and a meandering sidewalk along Washington Street within the landscape set back easement. The facilities within the building include the following areas: surgery and medical recovery rooms, medical laboratories, physical therapy, a pharmacy, day care, home care, reception and atrium, staff offices and lounges, conference rooms, cafe and kitchen, conference room, rest rooms, and storage and mechanical areas. Architectural Design The building structure has been designed in a manner that is compatible with the surrounding environment. The two-story structure is 26 feet in height overall; at its highest points the mechanical penthouses reach 31 feet from ground level. A series of three translucent skylights with hipped roofs consisting of bronze reflective glass, projects above the parapet from the north and south elevations. Wall material consists of split face concrete block with horizontal bans of red -brown brick insets. All elevations will have an atrium consisting of a light tan stucco incline wall with angled stucco sunscreen panels. The structure provides multi -pane windows with burgundy steel frames at all elevations on both levels. The carport trellis structure for sixteen parking spaces consists of a twenty -foot steel frame cover supported by eight inch diameter concrete columns. Landscape Plan The preliminary landscape plan consists of date trees and shade trees. Several existing Palm trees may be reused. The ground cover and shrub plant material are low water consumptive native to the area. Landscaping surrounds the structure and the outside perimeter of the parking lot. The front of the structure has a pond feature which incorporates a public art piece. There are raised fountain elements on each side of the pond feature. A six-foot wide sidewalk is incorporated in the landscape easement meandering in front of the raised fountain elements, pond feature, and public art piece. Sign Plan The building elevation plans show conceptual signing design, size and location. There are sign envelopes on both the north and south wing walls for name identification. There are two entry monument signs at the north and south vehicular entrances. Exterior Lighting Plan Exterior lighting for the parking lot consists of 18 light standards, twenty-two feet in height. The lights are high pressure sodium boxes which illuminate an average of one foot candle in all parking areas. The face sheet colors of the luminaries are greenish blue, aqua, ice blue, and rose. Environmental Assessment Based on C.E.Q.A. requirements, staff prepared Environmental Assessment 96-320 for the project. Staff recommends a Mitigated Negative Declaration of Environmental Impact based on the attached material (Attachment 4 , on file in the Community Development Department). COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES: The project was sent out for comment to City Departments and affected public agencies on May 8, 1996 requesting comments returned by May 24,1996. No major comments were received regarding this project. This correspondence is on file at the Community Development Department and their comments have been incorporated into the attached Conditions of Approval. PUBLIC NOTICE: This case was advertised in the Desert Sun newspaper and posted on June 14, 1996, setting July 9th as the day to hold the Planning Commission public hearing. All property owners within 300 feet of the site were mailed a copy of the public hearing notice. ANALYSIS AND ISSUES: The proposed medical office is compatible with the General Plan Community Commercial Land Use designation in that the medical services offered will meet the needs of a multi - neighborhood area. The project conforms to the General Plan Floor Area Ratio (F.A.R.) standards. The site design also meets the General Plan policy encouraging travel by bicycling and public transit in that the street will be improved to include a bike lane, bus stop and shelter. The site plan and building elevations are generally consistent with the Zoning Code development standards with regards to driveway widths, building heights, and landscape setbacks. The amount and type of parking required by the Zoning Code is 120 spaces of which five need to be handicapped accessible. The applicant is proposing 119. Staff is recommending the plan be modified to increase the number of spaces to 120 by reducing the size of the landscape area, hardscape area, or the building area. The landscape design complements the building with the raised fountain, pond, public art piece in front of the building providing a prominent design element. The high quality of materials and design will set a precedent for design standards in the surrounding commercial area. Design characteristics are sensitive to the desert environment with suitable use of textured materials, muted colors, and numerous panels of windows and atriums. The conceptual sign plan conforms to applicable provisions of the Sign Ordinance 281. A sign program will need to be submitted for approval by the Planning Commission within 30 days of issuance of a building permit. A detailed drawing of the pond with the incorporated art piece, located in front of the building, will need to be submitted for the Director's approval. The art piece will need to be submitted to the Art in Public Places Commission if it is to be considered as meeting the required in lieu fee. Staff concerns are relatively minor. The Community Development Department recommends approval based on the attached information and the attached recommended Conditions of Approval. RECOMMENDATION: Adopt Planning Commission Resolution 96- , certifying a Mitigated Negative Declaration of Environmental Impact (EA 96-320) according to the findings set forth in the attached Resolution. 2. By minute motion 96- , approve Plot Plan 96-597 to allow construction of a 24,400 square foot two-story medical office at 43567 Washington Street. Attachments 1. Location Map 2. Plans and Elevations (Reduced) 3. Conditions of Approval 4. Environmental Assessment 96-320 (Commission Only) 5. Letters 6. Large Plans (Commission Only) Principal Planner Prepared by: Fred Baker, AICP Principal Planner Submitted by: Christine di lorio, Planning Manager Planning Commission Resolution 96- PLANNING COMMISSION RESOLUTION 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-320 PREPARED FOR PLOT PLAN 96-579 ENVIRONMENTAL ASSESSMENT 96-320 WOODARD GROUP/SALOK TRUST WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9th day of July, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96- 320 and Plaot Plan 96-579; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-320); and WHEREAS, the Community Development Director has determined that said Plot Plan will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of Environmental Impact should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: The proposed Plot Plan will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures. 2. The proposed Plot Plan does 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 rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory, due to the lack of any such factors existing on the site, or near the existing facility. The proposed Plot Plan does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program. resoea.320 Planning Commission Resolution 96- 4. The proposed Plot Plan will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. The site is located on an urbanizing arterial corridor, with infrastructure to support such development already in place. 5. The proposed Plot Plan will not have environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 96-320 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 9th day of July, 1996, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABLES, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California resoea.320 ATTACENMNT 1 [JOCATION MAP DARBY ROAD FRED WAKING DRIVE i.:'I POT .: —•gin. ORO Sam Asia=—_f,' _ i u will. M tu MEE& some ,,,. s P THE WOODARD GROUP e o- —P� � revlYlDne nn U QUINTA MEDICAL CENTER °""`"'LL° '4. n EXOTICA INTtiHNATIDNAI. INC 711/4O4- 11 �aV O c z �a m m to r n �m i •1- La -I j 1118 as:lg8�.5iB&5�a83bee5n3ss.�sss�nc �I rn 1(a t 1' it LJ1 TMU1 P fi f -MTMT ; I I I I I I STEWART WOODAND ALA PRESOENT 79-791OLYNRAFELDSLAOUNTACA9PI53 6195644418 5091&RCRSTNEWPORFt3LAt;KlAU4e iia a�oc�.•.•. -•��• PLOT PLAN 96-579 LA QUINTA MEDICAL CENTER CONDITIONS OF APPROVAL - ADOPTED JULY 9, 1996 GENERAL CONDITIONS OF APPROVAL 1. The development of this site shall be in conformance with the exhibits on file in the Community Development Department for Plot Plan 96-579, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within one year of the Planning Commission approval; unlessit shall become null and void and of no affect whatsoever. `Be used" means the beginning of substantial construction which is allowed by this approval, not including grading which is begun within one year and thereafter diligently pursued to completion. A time extension as allowed by the Municipal Code may be requested 30-days prior to expiration. 3. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 4. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District Coachella Valley Water District Imperial Irrigation District The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 5. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program and Art in Public Places program in effect at the time of issuance of building permits. COMMUNITY DEVELOPMENT DEPARTMENT A final exterior lighting plan for the building and outdoor area which shows all fixture details shall be approved by the Community Development Department prior to issuance of a building permit. conaprv1.406 2. Construction shall comply with all local and State building codes in effect at the time the building permit is issued. Prior to the fabrication and/or installation of the building signs, final plans including colors, materials, and size shall be reviewed and approved by the Planning Commission. 4. There shall be no exterior exposed roof access ladder provided. The roof access shall be provided from within the structure. 5. Final building, landscaping, and irrigation plans shall be reviewed and approved by the Community Development Department prior to issuance of a building permit. 6. Final landscaping and irrigation plans shall be reviewed and approved by .the Agricultural Commissioner and Coachella Valley Water District prior to issuance of a building permit. 7. Any required utility boxes, pads, meters, etc., shall be shown on the final landscaping plans to ensure that they are property treated and screened. Compliance with the utility company safety distance shall also have to be complied with. 8. Should any of the landscaping be provided in the perimeter street right-of-way, the Engineering Department approval shall also be required prior to issuance of a building permit. 9. Prior to issuance of a building permit, the applicant/developer shall meet with the Community Development Department to determine what solid waste materials can be recycled. Upon that determination, recycling areas sufficient in capacity, number, and distribution, to serve the project shall be provided. Enclosures shall comply with the requirements of the City and Waste Management of the ]Desert (i.e., solid metal doors, mounted on metal poles and embedded in concrete, 8-inch interior curb provided within the enclosure, and a concrete floor and pad). 10. The site plan shall be modified as required by Code, there shall be 120 parking spaces with five handicapped accessible spaces. A site plan adjustment to the building square footage or landscape area will be required to achieve all required parking prior to issuance of a building permit. 11. Mitigation fees will be required to be paid for the Coachella Valley Fringe Toed Lizard (CVFTL) as part of any grading permits issued for the site. 12. During grading activities, the project site shall be monitored by a professionally qualified archaeological monitor. The monitor is authorized to temporarily divert or stop equipment in order to investigate exposed cultural deposits. 13. Prior to issuance of occupancy certificate, the project archaeologist shall submit a final report (2 copies) to the Community Development Department. The final report shall follow the report format contained in Preservation Planning Bulletin, No. 4(a), December 1989 (OHP). conaprv1.406 The final report shall be reviewed by the Historic Preservation Commission for completeness and acceptability. Acceptance of the final report by the Commission signifies completion of the archaeological mitigation program. 14. Prior to issuance of a demolition permit for the building on the site, the appropriate documentation shall be filed with the Building and Safety Department, concerning the extent of asbestos levels and any measures necessary during demolition activities to contain or otherwise minimize such levels to required standards. 15. Prior to issuance of building permits, a lot line adjustment shall be recorded by the Community Development Department. FIRE MARSHALL 1. Provide or show there exists a water system capable of delivering 2250gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 4. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 6. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 7. This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the office of the State Fire Marshal (818) 960-6641 for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. conaprv1.406 8. Final conditions will be addressed when building plans are submitted. ENGINEERING DEPARTMENT Properly Rights 1. All required easements, rights of way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 2. The applicant shall grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Property rights required of this development include: a. Washington Street - 60' half of a 120' right of way Grant deeds shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. Improvement Plans 4. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. conaprv1.406 The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 6. When final plans are approved by the City, and prior to issuance of grading, improvement or building permits, the applicant shall furnish accurate computer files of the complete, approved off -site improvement plans on storage media and in a program format acceptable to the City Engineer. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. Improvement Agreement 7. Prior to issuance of a grading, improvement or building permit, the applicant shall pay cash or enter into a secured agreement for the applicant's share of the cost of off -site improvements required of this development but which have been or will be constructed by others (participatory improvements). Security provided, and the release thereof, shall conform with Chapter 13, LQMC. This development is responsible for the following participatory improvements: a. Raised landscape median on Washington Street, and b. Underground installation of existing overhead utilities. 8. The applicant shall provide approved estimates of participatory improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Gradins 9. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 10. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 11. The applicant shall comply with the City's flood protection ordinance. conaprvl.406 12. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 13. A grading plan, which may be combined with the on -site paving and drainage plan, shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 14. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. Drainaee 15. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 16. Stormwater and nuisance water shall be retained in retention basins or other approved retention/infiltration systems. In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. 17. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 18. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 19. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 20. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 21. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. utilities 22. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. conaprvl.406 23. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. ,Street and Traffic Improvements 24. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: a. Washington Street - Major Arterial - Half of 102' (curbface-to-curbface) improvement plus sidewalk. The improvement shall include half of a 14' landscaped center median which -will be constructed by others. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the City Engineer. The City Engineer may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 25. Access points and turning movements of traffic shall be restricted as follows: a. Two 26'-wide drives, at the north and south ends of the Washington Street frontage - right-in/right-out only. 26. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 27. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The applicant shall submit mix designs for road base, portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 28. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. conaprvl.406 Landscaping 29. The applicant shall provide landscape improvements in the perimeter setback areas along Washington Street 30. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 31. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 32. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 33. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Quality Assurance 34. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 35. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 36. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the improvement plan computer files previously submitted to the City to reflect the as -constructed condition. Fees and Deposits 37. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for plan checking and permits. conaprv1.406 VERSIDE COUNTY ;RY D. SMITH, SHERIFF 82-695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 863-8990 PROUDLY SERVING AS THE LA QUINTA POLICE DEPARTMENT May 10, 1996 City of La Quinta Planning Department 78-495 Calle Tampico La Quinta, Cal. 92253 Attention Greg Trousdell Re: Plot Plan 96-579 24,000 sq. foot Medical Office Building Dear Mr. Baker, ;.-I o� CITY (IF it I P9tr�MNl�w nrP4r-,,lh1F0.T The Sheriff's Department would like to comment on several items in reference to the Medical Office Building. Items of concern are: Lighting must be adequate to ensure safety as allowed within La Quinta standards. Streets, security walls and parking areas should be well lighted to provide patients and employees with a safer environment and to dissuade would-be criminals from targeting the area for illegal activities. All doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. Windows should not be placed close enough to doors which would allow a person to break the glass and unlock the door by hand. Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and to allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. Building parking areas should be sufficient as not to create traffic problems. Addresses must be at least eight inches tall and contrasting to the background. This will reduce the response time of emergency vehicles responding to the complex. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, Larry Smith, Sheriff Ronald F. Dye, Captain Indio Station Commander ,tx\`f`IEIp i Ott 1 I l��/mac Q N BERMUDA DUNES RANCHO MIRAGE INDIAN WELLS w PALM DESERT d, LA OUINTA p INDIO y Desert Sands Unified School District 82-879 Highway 111 - Indio, California 92201-5678 - (619) 775-3500 - FAX# (619) 775-3543 BOARD OF EDUCATION Gilbert L Anderson Tina A. Godecke Jim Koedyker Matt Monica Amy Swan-Drager May 13, 1996 Fred Baker Principal Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 SUBJECT: Dear Mr. Baker: Plot Plan 96-579 Facilities/Acquisitions/Construction M, PLANNING DEPARTMENT This is in response to your request for input on the project located at 43-576 Washington, north of Fred Waring Drive, for the above referenced project and its effect on public schools. All actions toward residential development will potentially result in an impact on our school system. School overcrowding is a District -wide concern for Desert Sands. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state and federal budget cuts that have had a devastating impact on the financing of new schools. As you are aware there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Please feel free to call me if you have further questions. Thank you. Sincerely, Peggy Reyes, Manager III Facilities/Acquisition/Construction MM 1 M q I iqq Nf N OISiRICi COACHELLA VALLEY POWER DIVISION 81.600 AVENUE 58 a P.O-BOX 1080 -LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (619) 398.5811 • FAX (619) 398-5848 IIDPD-DDC Mr. Fred Baker, Principal Planner Community Development Department City of La Quinta P. O. Box 1504 La Quinta, CA 92253 RE: La Quinta Medical Center 43-578 Washington Street Dear Mr. Baker: May 15, 1996 GlTY J: t h �i1JlI Ir. P hlNirrG OEF ANENT a ssv-'-ar:R! Review of the plans for the La Quinta Medical Center determined it will impact electric service to the area. Preliminary plans for the development of this area indicate that the owner/developer will be responsible for installing a six -way, concrete encased duct bank system with the associated switch vault along Washington Street. The exact size and number of ducts in this duct bank has yet to be finalized. The owner/developer will also be responsible for installing the conduit system and the concrete padmount transformer pads required to serve the proposed project. As stipulated in the enclosed Developer's Information Letter, the Imperial Irrigation District (IID;I will not assume liability of any conduit system until such time III) installs cable in the system. In addition to the previously mentioned conduit system, the owner/developer will be required to pay for the primary and secondary cable extension charges and associated connect fees to serve the proposed project. The exact charges will be calculated once the owner/developer furnishes the IID with the calculated load requirements for the various service points within the project. The IID will not rebate any of the above -mentioned costs to the owner/developer. Although the Imperial Irrigation District has received these preliminary plans for impact assessment, we will not begin to engineer nor derive cost estimates for this project until the owner/developer/contractor applies for electrical service. Mr. Fred Baker - 2 - May 15, 1996 This procedure helps to eliminate wasted manpower spent on projects that never reach the construction stage. If you have any questions regarding this matter, or if I may be of further assistance, please contact me at 398-5818 or John Salas at 398-5834. Sincerely, 491�a��l 'THOMAS F. LYONS, JR., P. E. Senior Engineer TFL•rg I IRRI Atl COACHELLA VALLEY POWER DIVISION 81-600 AVENUE 58 • P.O.BOX 1080 *LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (619) 398.5811 • FAX (619) 398-5848 DEVELOPER'S INFORMATION LETTER (Effective September 15, 1994) As an Owner, Developer or Contractor involved in today's new residential and/or commercial developments, you are well aware of how timing can make the difference between the success or failure of any project. The importance of establishing and adhering to realistic construction schedules is equally as important to the success of that project, as is project funding. With current and projected demands for residential and commercial units within the service area of the Imperial Irrigation District (District), Developers establish a comprehensive development plan for the successful marketing of their project. The District, likewise, in order to provide electrical service in a timely manner to various projects, must also set schedules to keep pace with the demands for services. In that regard, the following information is provided as a guide to assist the Owner, Developer or Contractor in the planning and scheduling of his/her project(s). All of the general and specific requirements set forth in the "Project Service Schedule" must be followed in the sequence listed, therein. When underground facilities are to be included, the District will provide a complete set of underground duct, vault, transformer pad and riser pole system installation drawings and associated specifications for each project or project phase. It is the responsibility of the Owner(s), Developer(s) or Contractor to provide and install the underground conduit and vault system complete, at the Owner's, Developer's or Contractor's expense, to and including any street lighting systems required by and approved by the City or County agency having jurisdiction in the project area. Lighting systems must be approved in advance of installation by both the County and the District within a County Service Area (CSA), and shall be designed by and included with the District's underground power system drawings. The District will provide an Underground Power Inspector during the actual installation of conduit and vault systems. Any request for inspections on a project must be scheduled with the District 48 hours prior to actual need. Failure on the part of the Owner(s), Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any portion of the lighting or underground power systems, may result in the total rejection of the newly installed systems. Developer's Letter -3- September 15, 1994 These guidelines, as provided by the District, herein, are not a guarantee expressed or implied that electrical service will be provided to a particular project or phase of said project, nor that electrical system designs or service will be provided within the time frame so stated or implied, herein. To eliminate any misunderstandings concerning the District's assumption of liability for personal injury or property damage prior to or following the completion of the underground duct and vault system by the Owner(s), Developer(s) or Contractor, please note the following: The Owner and/or Developer will be required to acknowledge, in writing, that the District assumes no responsibility for safety, maintenance, repair or corrections for any on -site or off -site electrical distribution system equipment or facilities until the system and facilities are occupied and energized by the District. The Owner(s), or Developer(s) will be required to sign and have notarized an Indemnification Statement prior to obtaining electrical power service for the development project. The person or persons executing the said statement are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement and that same is binding on all parties having ownership of, or contractual interest in the land and/or development project. Please refer to EXHIBIT "A", sheet 8 of 8 of this informational letter for the standard recording form format required by the State of California for recordation in both Imperial and Riverside counties. The District's Indemnification Statement has been incorporated on this form for your convenience as well as notes relating to the required legal description of the site or project. Note that the property and/or the development's legal description may require more space than is provided on the form due to text size requirements per government code. Please refer to the legal description of the property or project site as EXHIBIT "A" and any associated maps or drawings as EXHIBIT "B." The following is a sample of a legal description that will fit into this format. ............., THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 41 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN; MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" AND DELINEATED IN EXHIBIT `B," ATTACHED HERETO AND MADE A PART HEREOF. ............................. .......................................................... ............................................................ Developer's Letter -5- September 15, 1994 8. Graphic scales on all Auto -Cad drawings. 9. One hard copy of total connected electrical loads for each building style or floor plan. 10. All parcel map property corners or tract map boundary corners shall be tied to section or 1/4 section corners. 11. The following easement requirements shall be recorded on the title sheets of tract and/or applicable parcel maps within City limits. OWNER'S STATEMENT WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT, AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE, OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND APPURTENANCES, WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES. CERTIFICATE OF ACCEPTANCE GOV. CODE SEC. 27281 I, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT, ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN. DATED: F'-.W SUPERINTENDENT, GENERAL COACHELLA VALLEY POWER DIVISION (( For Riverside County areas)) •Z SUPERINTENDENT, GENERAL IID POWER CONSUMERS SERVICES (( For Imperial County areas)) Developer's Letter -7- September 15, 1994 NOTE: Any changes made by the Applicant to the project that will require the District to make modifications or changes to the original design of the electrical facilities for the project will cause the project schedule to revert back to Item 2. PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO: COACHELLA VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 81-600 Avenue 58 P.O. Box 1080 La Quinta, California 92253-1080 Issued By: Telephone: (619) 398-5854 Section or Un Fax Number: (619) 391-5999 Received By: Owner, Developer and/or Agent IMPERIAL VALLEY AREA IMPERIAL IRRIGATION DISTRICT Date Issued: 333 East Barioni P.O. Box 937 Imperial, California 92251-0937 Issued By: Telephone: (619) 339-9182 Section or Unit: Fax Number: (619) 339-9140 Received By: Owner, Developer and/or Agent CHAMBER o GEMQTHE DESERT May 21, 1996 I OP-C,aE �►�� P RTMENT TO: CITY OF LA QUINTA, COMMUNITY DEVELOPMENT DEPARTMENT FRED BAKER, PRINCIPAL PLANNER FROM: LA QUINTA CHAMBER OF COMMERCE, BUSINESS DEVELOPMENT rA! TASK FORCE, PLANNING AND REVIEW SUBCOMMITTEE RE: PLOT PLAN 96-579 The Planning and Review Subcommittee met May 15, 1996, to review the proposed 24,000 square foot, two-story, medical office building. The proposed site is on Washington, north of Fred Waring. After review, the subcommittee felt that to complete their review, they would appreciate answers to a number of questions: 1) Is the project to be pre -leased prior to construction? 2) Does the facility provide for overnight patient care? There were a couple of patient services indicated (ie. birthing center, surgery) that could easily require patient beds, however, none were shown in the plans. 3) Is this project being funded by a private developer or is it subsidized by any federal aid? Are any other hospitals associated with the facility? We appreciate your consideration of our request. The Planning and Review Subcommittee will complete their review when they are in receipt of this new information. HWY 111 LOCATION: 78-371 HWY 111 U LA QUINTA, CALIFORNIA 92253 o t619) 564-3199 FAX (619) 564-31 1 1 VILLAGE LOCATION: 51-351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (619) 777-0134 FAX (619) 777-013E MAILING ADDRESS FOR BOTH LOCATIONS: POST OFFICE BOX 255 9 LA QUINTA, CALIFORNIA 92253 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 940-6900 Mav 13, 1996 To: City of La Quinta Planning Division Attn: Fred Baker Re: Plot Plan 96-579 With respect to the conditions of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 1. Provide or show there exists a water system capable of delivering 2250gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 4. Install portable fire extinguisher's per NFPA, Pamphlet # 10, but not less than 2A l0BC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 6. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (909) 275-4777 • FAX (909) 369-7451 -1- FIRE PREVENTION DIVISION PLANNING SECTION Lf INDIO OFFICE 46-209 Oasis Street, Rm. 209, Indio, CA 92201 (619) 863-8886 • FAX (619) 863-7072 printed on recycled paper City of La Quinta Re: PP 96-579 May 13, 1996 This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the office of the State Fire Marshal (818) 960-6641 for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering staff at (619) 863-8886. JP/th Sincerely, RAY REGIS Chief Fire Department Planner By l;�— A.,44., Tom Hutchison Fire Safety Specialist —2— Q ESTABLlSNED IN 1918 AS A PUBLIC AGENCY C" COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONCS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN W. MCFADDEN June 3, 1996 OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL, ATTORNEYS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 ECOVE JUN 0 7 1996 CITY OF LAQUINTA PLANNING DEPARTMENT Subject: Plot Plan 96-579 Portion of the Southwest Quarter of Section 18, Township 5 South, Ranee 7 East. San Bernardino Meridian This area lies on the sandy area in the northern portion of La Quinta and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The city shall require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall include on -site retention of the incremental increase in flow from the 100-year storm or other participation in the financing of regional flood contrcl facilities. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District Nos. 58 and 81 of the district for sanitation service. The applicant shall provide a sewer extension. Plans for the installation of this sewer extension shall be submitted to and approved by this district prior to the issuance of a building permit. TRUE CONSERVATION USE WATER WISELY City of La Quinta -2- June 3, 1996 If you have any questions please call Dan Farris, principal stormwater engineer, extension 264. Yours very truly, /I r� 1 �6�_ � G K"-VA . /� Tom Levy General Manager -Chief Engineer RL:rmc\d\svc\ds\96\may\pp96-579 cc: Don Park Riverside County Department of Public Health 46-209 Oasis Street Indio, California 92201 COACHELLA VALLEY WATER DISTRICT ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-320 Case No.: PP 96-579 Date: May 22,1996 L Name of Proponent: Solak Trust/The Woodard Group Address: 79791 Olympia Fields, La Quinta, CA 92253 Phone: 619-564-2689 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Plot Plan 96-579 CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 eawn.001 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning Transportation/Circulation Public Services Population and Housing Biological Resources Utilities Earth Resources Energy and Mineral Resources Aesthetics Water X Risk of Upset and Human Health Cultural Resources X Air Quality Noise Recreation Mandatory Findings of Significance III. DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 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. Signature Date May 22, 1996 Printed Name and Title Wallace Nesbit, Associate Planner For: City of lLa QWnta. Commup im Development Department x 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 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)? Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact X 91 3.2. POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? X c) Displace existing housing, especially affordable housing? X 3.3. EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? X b) Seismic ground shaking X c) Seismic ground failure, including liquefaction? X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g) Subsidence of the land? X n Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact h) Expansive soils? X i) Unique geologic or physical features? X 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff9 b) Exposure of people or property to water related hazards such as flooding? X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? X.I. d) Changes in the amount of surface water in any water body? X e) Changes in currents, or the course or direction of water movements? f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? X g) Altered direction or rate of flow of groundwater? h) Impacts to groundwater quality? X 3.5. AIR QUALITY. Would the project: a) Violate any air quality standard, or contribute to any existing or projected air quality violation? b) Expose sensitive receptors to pollutants? c) Alter air movement, moisture or temperature, or cause any change in climate? X d) Create objectional odors? X ifi Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? c) Inadequate emergency access or access to nearby uses? x d) Insufficient parking capacity on site or off site? e) Hazards or barriers for pedestrians or bicyclists? X 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, coastal habitat, etc.)? iv Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated - Impact Impact 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 X substances (including, but not limited to: oil, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? X X 0 X c) The creation of any health hazard or potential health hazards? X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? 3.10. NOISE. Would the proposal result in: a) increases in existing noise levels? X b) ]Exposure of people to severe noise levels? X 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X v Potentially Potentially Significant Lew Than Significant Unless Significant No Impact Mitigated Impact Impact b) Police protection? X c) Schools? d) Maintenance of public facilities, including roads? X e) Other governmental services? 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? 3.13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious or sacred uses within the potential impact area? X 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact X b) Affect existing recreational opportunities? X 4. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the Potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. VU INEM AL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 96-320 Prepared for: PLOT PLAN 96-579 THE WOODARD GROUP 79-791 OLYMPIA FIELDS LA QUINTA, CA 92253 619-564-2689 Prepared by: CON NI1NICY DEVELOPMENT DEPARTMENT CITY OF LA QUINTA 78-495 CALLS TAMPICO LA QUINTA, CALIFORNIA 92253 June 20,1996 2 TABLE OF CONTENTS Section Page 1 INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 3 1.3 Background of Environmental Review 3 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 4 2.4 Objectives 4 2.5 Discretionary Actions 4 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 5 3.2 Population and Housing 5 3.3 Earth Resources 6 3.4 Water 7 3.5 Air Quality 7 3.6 Transportation/Circulation 8 3.7 Biological Resources 9 3.8 Energy and Mineral Resources 9 3.9 Risk of Upset/Human Health 10 3.10 Noise 11 3.11 Public Services 11 3.12 Utilities 11 3.13 Aesthetics 12 3.14 Cultural Resources 12 3.15 Recreation 13 4 MANDATORY FINDINGS OF SIGNIFICANCE 13 5 EARLIER ANALYSIS 14 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the California Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve the proposal. 1.2 PURPOSE OF THE INITIAL STUDY As part of the environmental review for the proposed project, the City of La Quinta Community Development Department has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for this proposal. The purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the following: To provide the City with information to use as the basis for deciding whether to prepare an environmental impact report (EIR) or a negative declaration for a project; To enable the applicant or the City of La Quinta to modify the project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration of environmental impact; To assist in the preparation of an EIR., should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; To facilitate environmental review early in the design of the project; To provide documentation for the findings in a negative declaration that the project will not have a significant effect on the environment; To eliminate unnecessary EIR's; and To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed project was deemed subject to the environmental review requirements of CEQA. The Environmental Officer for the Community Development Department prepared this Initial Study and addendum for review and certification by the City of La Quinta Planning Commission 4 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates potential for significant environmental impacts to Air Quality and Risk of Upset, as identified in the Environmental Checklist. As a result, project specific as well as standard mitigation measures are recommended, and a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and County lands to the south. The City of La Quinta was incorporated in May, 1982. The subject site was annexed into the City effective October 24, 1991, and consists of approximately 1.8 acres along the east side of Washington Street, approximately 1000 feet north of Fred Waring Drive. A portion of the site is developed with an older medical office. Vacant commercial land surrounds the site; an existing abandoned residence is located to the south. 2.2 PHYSICAL CHARACTERISTICS The proposal involves demolishing the existing medical office in order to construct a new facility of 24,400 square feet, including parking and other amenities. Approximately 120 parking spaces will be provided. The building will be a two story structure with an overall height of about 26 feet; a mechanical penthouse located towards the west elevation is the highest point of the structure at 32 feet. 2.3 OPERATIONAL CHARACTERISTICS The facility's proposed net square footage is approximately 24,000 square feet, consisting of medical - based office and outpatient services. The design incorporates a significant use of natural lighting through incorporation of glass areas, atriums and skylights. 2.4 OBJECTIVES The objective of the project is to provide a more modern medical office facility in order to attract additional tenants and provide expanded medical care services. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The proposed project will require discretionary approval from the Planning Commission for the following: * Certification of the Environmental Assessment for the project; * Approval of the Plot Plan Application. 2.6 RELATED PROJECTS There are no related projects to this proposal under review at present. SECTION 3: ENVIRONMENTAL ANALYSIS This section analyzes potential environmental impacts associated with the proposed development project. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as 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 subject site is predominantly disturbed. The south half (approximately) contains the existing medical office structure; immediately south of the site is an existing residence. The northerly portion of the site is undeveloped but has been disturbed by vehicular traffic, apparently accessing the rear portion of the existing medical office. A through D. No Impact. The project does not propose uses inconsistent with the current or future land uses contemplated for the area. There are no perceivable land use -related impacts associated with the proposed project. There will be no disruption of the current land use pattern, nor any affect on any agricultural resource or operation. 3.2 POPULATION AND HOUSING Regional Environmental Setting The City's population as of January,1996, is estimated by the State Department of Finance to be 18,046 persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend three to six months in the City (Wheeler's Desert Letter; 1996 Economic Overview). It is estimated that 30% of all housing units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990 U.S. Census). C Local Environmental Setting The site is designated Community Commercial in the General Plan, along with properties to the south and southwest; the surrounding area to the north and east is designated as Office. Across Washington Street to the west is the corporate limit of the City of Palm Desert, and the Desert Breezes residential resort development. A and C. No Impact. The project will not affect anticipated and planned area development patterns or population distribution, and will therefore not affect any projected population increases. The proposed use is consistent with those established for the site by the General Plan and zoning. No housing exists or is designated on the site, so there is no potential for any displacement. B. Less Than Significant Impact. The project may have limited growth -inducing impact on area development, in that its construction may spur interest in the area and accelerate timing of growth already planned. This could be said of any development project that occurs in an area, and is not seen as a significant factor for inducing growth. 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillsides, to relatively flat desert floor. The alluvial soils that make up most of the City's soil types are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. Local Environmental Setting The entire site has been disturber) and graded as part of previous development of parking, on -site access and building improvements. The underlying soil is Myoma Fine Sand, not considered to be a prime agricultural soil but is extremely permeable, facilitating excessive drainage (LQMEA). A, C through L No Impact. The proposed project will not present any significant impacts pertaining to these issue areas. Seismic or other ground rupture is not considered to be a significant hazard due to the absence of active faults in the City. The site and surrounding area is not identified as being subject to liquefaction. No potential for seiche or tsunami exists in the desert, and volcanic activity is not applicable to this region. The site has no significant relief features and is therefore not subject to landslide or mudflows. No impacts due to soil instability are anticipated beyond those commonly associated with and mitigated during construction activity. Land subsidence and expansive soil impacts are not seen as significant due to the physical nature of underlying granitic and metamorphic geology and sand soil units. No unique geologic or physical features exist on or surrounding the site (LQMEA; Site survey). The project will be required to file and receive approval of a precise grading plan prior to anv construction commencing on -site. B. Less Than Significant Impact. The site is located in an area identified on the Environmental Hazards map in the MEA as being in a Ground shaking Zone IV, subject to moderate seismic shake impacts, although throughout the City there is no significant hazard due to the absence of known active faulting within the City (LQMEA). Irregardless, some degree of Ground shaking will occur with seismic activity. The City, requires all new construction to comply with the UBC standards for seismic resistance and the State Strong Motion Impact Program (SMIPZ This will mitigate impacts from Ground shaking to less than significant levels. 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layer of rock material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal and stored at Lake Cahuilla. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near future. Local Environmental Setting The vicinity of the project is generally unprotected from design storms by any flood control or other improvements. The site is slightly raised and level, sloping to Washington Street to achieve drainage. The site does not appear to be subject to flooding. A. Less Than Significant Impact. Current runoff rates will be incrementally increased due to the additional site area being developed, such as for additional paving, hardscape and landscaping, and therefore surface runoff will increase. This impact will not be significant as the project proponent has provided a hydrology study, which indicates that adequate storm water retention areas can be developed with the project. The grading elan shall include details for the proposed lg,,00n areas and INFILTRATOR units for verification of required slope of the retention areas and the overall lagoon c nacity for the project in accordance with the nreliminaryhydrology study submitted for the project and the requirements of the Public Works Department. B. Through H. No Impact. Development of the site will not expose people or property to flooding impacts or other water -related hazards. Surface waters and streams will not be affected, and ground water resource quantity and quality will not be impacted, as the site is not proximate to any water bodies or features, significant or otherwise (Site survey). 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization and requirements is found in the LQMEA. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley, the standards for PM 10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity, and by vehicles on unpaved roads, among other causes. 8 Local Environmental Setting The City is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. A. Less Than Significant Impact. No significant contributions to existing air quality violations are foreseen based on established thresholds. The proposed project incorporates 24,400 square feet of gross medical office space. The 1993 SCAQMD CEQA Handbook indicates a significance threshold for air quality impacts in the Medical Office category as being at 61,000 square feet. The project's PM10 emissions from long term mobile and operational emissions are estimated at only 1.3% of the allowable daily emissions of 1501bs./day of PM10; construction (short-term) emissions are roughly 35% of the AQMD standard (SCREEEN.)LS). The Coachella Valley area is currently non -attainment for PM10. A Fugitive Dust Control Plan (FDCP will be required prior to project gradingpermit ap rp oval(s)in accordance with Chanter 6.16 of the La Ouinta Municipal Code. B. Potentially Significant Unless Wtigated. The proposed facility is a medical office and can be considered as a sensitive receptor for air pollutants. However, while there might be some out -patient treatment, it is not anticipated that highly sensitive cases, such as those with extreme respiratory ailments, will be treated at this facility. It is not designed for emergency or intensive medical treatments, and therefore should not be significantly impacted by proximate sources of mobile emissions such as Washington Street. As part of the project, the existing medical office building will be demolished. It is probable that the building contains asbestos, which is an established carcinogen. Demolition of any existing structures) must comply with all State and local health standards and procedures ovg erring asbestos detection. removal and disposal. C, D. No Impact. It is not anticipated that the project will create any objectionable odors. No manufacturing or processing activities are proposed which could be a source of any odors. The project is not of a scale such that it will create any climatic changes. 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting The existng 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. Local Environmental Setting The project is located along the east side of Washington Street. Some development of on site access ways, parking and driveways already exists. Sunline Transit maintains Stop #848, which is located along the project frontage and is unimproved except for the route signage. E A. Less Than Significant Impact. No significant traffic increases are anticipated due to the proposal. The project will generate between 833 (1987 ITE, 4th Ed.) and 1220 (TRIPS.XLS; SANDAG) ADT on a typical weekday, based on the project square footage. The 1992 General Plan shows an existing (1992) ADT along this section of Washington Street as 23,000; 1995 CVAG count data indicates 23,610. This segment is currently operating at an A rated Level of Service (LOS) based on mid -block operational capacity. B. Through G. No Impact. The project design does not appear to create any safety hazards due to its layout, or any use that is not compatible with surrounding land uses. The project design will not affect access to other properties nor will it result in inadequate emergency access. The project will provide adequate on: site parking for the proposed medical office use. No increased hazards to pedestrians or bicyclists are associated with the proposed project. No conflicts with any existing adopted alternative transportation policies are anticipated. The project will be required to comply with requirements of Sunline Transit in regard to their existing stop along the project's frontage. The projected employee density is 88, based on the ITE Handbook, 4th Edition. The project will comply with applicable provisions of the City's Transportation Demand Management Ordinance and General Plan policies regarding traffic monitoring, if determined to be necessary and appropriate for this project by the Public Works Department. 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of I.a Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or agricultural. A discussion of these ecosystems is found in the LQMEA. Local Environmental Setting The subject area is partially developed with an existing medical office. The LQMEA identifies the site as within the Coachella Valley Fringe -Toed Lizard habitat mitigation fee area, for which a federal 10A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP). The Flat - Tailed Horned Lizard is a candidate species identified for federal endangered status, whose range extends into the project area. No mitigation procedures are in place for this species. A region -wide effort is underway to develop a Multi -Species Habitat Conservation Plan (MSHCP), coordinated by CVAG and the BLM. A through E. No Impact The site has been disturbed and is partly developed with commercial structures, paved areas and vacant land with some disturbance having occurred. There is minimal potential for any wildlife habitat to exist on the site. Mitigation fees will be required to be paid for the C'VFTL as part of my grading permits issued for the site. 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in the City come from the Imperial Irrigation District (IID), Southern California Gas Company, and gasoline companies. 10 Local Environmental Setting The site does not he within an identified area sensitive to mineral resources. Soils within the site consist of Myoma fine sand; these soils are well -drained and permeable. A, B. No Impact. The proposed amendment has no potential to impact energy or mineral resources in any manner, as no such resources are identified as existing on or near the site. 3.9 RISK OF UPSET/HUMAN HEALTH Regional Environmental Setting Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, transportation of such materials out of and through La Quinta takes place. Local Environmental Setting The project site has not been used for any type of manufacturing in the past. As a medical office use, there is potential for hazardous medical waste to be generated depending on the type and extent of any treatment facilities and services which may be provided. In addition, demolition of the existing medical office is anticipated to create a source of asbestos. A. Potentially Significant Unless Mitigated. There is identified potential for asbestos release due to demolition of the existing structure on -site. Prior to issuingany demolition permits for the site, the =ropnate documentation shall be filed with the Building and Safety Department. concerning the extent of asbestos levels and any measures necessary during demolition activities to contain or otherwise minimize such levels to required standards. The facility may generate certain amounts of medical waste which may or may not present physical or biological hazard, dependent upon the office uses located in the building. It is likely that this facility would be classified as a small quantity generator (SQG), generating less than 200 pounds of medical waste per month. The California Department of Health Services (CDHS) aministers a program to regulate SQL's through source reduction and records of quantities treated and disposal practices. It is not anticipated that this facility wall have any discernible impact to human health when operated under applicable regulations. Operation of the facility shall include filing all information as required by CDHS or any other State or local aggnqy pertaining to treatment and disposal of medical waste Copies of this information shall also be transmitted to the City and to CVAG to assist in identification and monitoring of medical waste generators, consistent with the City's SRRE. B through E. No Impact. There is no potential for additional risk or health hazard due to the request, or any effect on emergency response or potential fire hazard. Development and operation of the project will be subject to Riverside County Fire and Health Department standards as in effect and applicable at the time. 11 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels are dominated by vehicular noise along the highway and major arterials. Local Environmental Setting Primary noise sources in the subject area are associated with vehicle traffic along Washington Street, and various short-term noise sources associated with urbanized residential uses. A. Less Than Significant Impact. There will be some negligible increase in noise levels due to the proposal, associated with additional traffic on -site. It is not anticipated that the building itself or it's operational aspects will constitute a significant increase in noise levels, based on the nature of the use as a sensitive noise receptor. Development of the project will have negligible effects upon noise levels or exposure to noise when considered with existing traffic patterns on Washington Street. B. No Impact. Development and operation of the project will not create any severe noise levels. Short term construction noise impacts will be minimal in light of the site distance from any existing residential and existing traffic conditions on Washington Street. 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheri$'s Department. Eire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station 432 on Frances Hack Lane, and Station #70, at the intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center. Local Environmental Setting The nearest fire station to the area is Station #32 located approximately three miles south of the subject area. Governmental services in La Quinta are provided by City staff at the Civic Center. A through E. No Impact. The proposal will have negligible impacts to public services. The existing approved development pattern for the area will not be altered by the development of the medical office use. The project will not generate additional student populations, and will have a negligible impact on police and fire protection. 3.12 UTILITIES Regional Environmental Setting The City of La Quinta is served by the Imperial Irrigation District (TID) for electrical power supply and the Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE) provides telephone services for the City. Continental Cablevision services the area for cable television service. 12 drainage system is administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The subject site is partially developed at present. The existing office facility is served with utility connections and access from Washington Street, which is not fully improved to ultimate design. No flood control facilities exist on or near the site, though in its history no susceptibility to flooding has been observed. A through F'. No Impact. The proposed medical office development will not impact existing utility services or create a need for additional services. All utilities exist on the site and can be upgraded to adequately serve the project. The proponent will prepare a hydrology study to determine the necessary provisions to comply with the City's on -site retention requirements. 3.13 AESTHETICS Local Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. The project area is a developed, medium density section of the City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west. A. Less Than Significant Impact. The proposed project will not significantly affect or impede any existing views, as no significant viewsheds are identified in the visual assessment contained in the LQMEA. Washington Street is identified in the General Plan as a Primary Image Corridor along most of its length, but not north of Fred Waring along the project frontage. B. No Impact. The project is likely to have more of a demonstrable positive aesthetic effect. The current office building is architecturally inconsistent with area development, and serves to create a negative aesthetic view impact. In this respect, the proposed project is anticipated to enhance the site's aesthetics. C. Less Than Significant Impact. There will be additional lighting improvements for the new facility, beyond those which exist for the current developed area. It is not anticipated that light and glare will be excessive in consideration of other development along the Washington Street corridor in this area. The prgject,Qrononent will be required to p=are an overall landscaping and lighting improvement plan for review by the Community Develooment Department, 3.14 CULTURAL RESOURCES Regional Environmental Setting The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills. 13 The settling of the La Quinta area has been chronicled by the La Quinta Historical Society in several publications and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. Local Environmental Setting The proposal is in a developing urbanized commercial and residential area; there is little likelihood that any cultural resources exist in the area. The property was part of a homestead established in 1918; there may be some shallow historic artifacts on the site. No historic structures exist in the immediate area; the existing building dates to the 1960's and is not considered historically significant. A, B. Less Than Significant Impact. A cultural resource assessment was prepared for the site by Mr. James Brock in April,1996. This assessment found that no cultural resources were observed on the study area. There could, however, be potential impacts to cultural resources (paleontologic and archaeologic) due to the proposal, related primarily to earthwork necessary to prepare the site for development. The cultural resources assessment prepared for the site indicates moderate sensitivity for such resources, but that potential exists for buried resources. It will be required that archaeological monitoring occur during grading activities for the Voject, to insure that any encountered resources are properly investigated and evaluated upon discover C, D, E. -o Impact. The project will not affect historic resources, as the cultural resource survey prepared for the site did not identify any potential historic resources. There is no evidence of any potential to effect a change which would impact any ethnic cultural value(s) or restrict, limit or otherwise impact any existing religious use(s) on the site. 3.15 RECREATION Local 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. There are also bike and equestrian pathways and trails within the City and designated pedestrian hiking trails. A, B. No Impact. The proposed project will not affect demand for recreational facilities or affect existing recreational facilities or opportunities. Project development will incorporate a bikeway along Washington Street, consistent with the adopted Bikeway Plan. SECTION 4• MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the proposed project did not discover any significant impacts associated with the project. The development as proposed with the project should not have any significant growth -inducing impacts, as the site currently is developed with a similar use, albeit older and less intensive. However, the new development could accelerate development in the area, which has already been designated and planned for in the General Plan. 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: 14 * The proposed medical office project does not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner which could substantially change existing conditions or generally approved land uses in the area, * The proposed medical office project will not have the potential to achieve short term goals to the disadvantage of long-term goals, as the development proposed will not significantly alter the types or intensity of the commercial uses already approved for and in place on the site, * The proposed medical office project will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the development, whether approved or not, will have no measurable effect upon surrounding development as currently approved and allowed under the existing General Plan for the site, * The proposed medical office project will not have environmental effects that will versely affect humans, either directly or indirectly, as the development contemplates uses similar to those already assigned and approved as part of the La Quinta General Plan, and which were addressed in the Environmental Impact Report previously certified for the General Plan. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation of this assessment: • La Quinta General Plan Update; October 1992 • La Quinta Master Environmental Assessment; October 1992 • Final. Environmental Impact Report; La Quinta General Plan Update, October 1992 • Cultural Resources Assessment for a Proposed Medical Facility; Archaeological Advisory Group, April 1996 • Hydrology Study; La Quinta Medical Center, Keith International, Inc., June 1996 These and various other documents on file with the Community Development Department were used in the preparation of this Initial Study. B. Impacts Adequately Addressed. The potentially significant impacts identified as part of this analysis relate to Air Quality and Risk of Upset. The proposed development is within the scope of the La Quinta General Plan; effects identified as less than significant were addressed within previous environmental documentation as indicated, or will be mitigated through incorporation of typical development conditions. 15 C. Mitigation Measures. Proposed measures have been identified in this addendum, as underlined. They will be incorporated into the Mitigation Monitoring Program as part of this Environmental Assessment. Prepared by: Date: ��_ fT . �.n✓`"' 0 June 20, 1996 Wallace H. Nesbit Associate Plainer o o C� oITI ;o Oro z° z� �rn z 0 7d Y m� my dz �tTi a H r� m � z0 O " 00 z c N g • ,�� r a p t•' y g• °z o o� z° z z rci a ter_ da' �z d vb ?19" w� oIC ►o arc o o ° �r r dtv � o O � a ®too z c�. c�. ® ego o O ® m 7�C Cam" C17 y C7 z v 10 t7W rQ � b p Q' o y ►C "d �d °.c °� z Ow CL b � ►a N ; �r d z v ab 9"� W U O �c �• rA n " ►d to m m y ® fD tA A p p m Cc! EA 5tv ��o y � � OTJ a tr etie � ►� � °� r' c �.o 00 m xr C17 Y dz � rn v Y b • [� >� �z� o O� O� zz z r� a xr d9 z d a m vb 1p171 wL.A c-1 c 0 �ocs.�v' Awn °'gip oil r ►� fDrA"mom of " am C17 oa A �C SD o � � a � r O Oro e Or� y aro ora C=i v' �y a �O xn� x� dz ab �o w� >v' CD O �d 50 g tit,m Op 3� O� H �O �r d Y b w� o�o °� �°y a• C•: V1 > C� a o� `y b 1 d I✓d o I x�r d� yam J toz4 zW 0 � y � A O 7d OD O� O y �O n� �r d� d 0 ow C a 7d OO O� n �O xA� C� to � ee t?7 t� ►-3 ks r � � a� a O� zz oil �o d C Y ab w Li, tr a a � r � � � a O 7d �d OD �z y � O� H O n n �r d�tv a b o� (A4 o 3 5zw a y f9 a CM a � cn y►C cm O 7d �d O� O� y 7d �O xn� h� dz >o �91, W U O � W O t a O 7d �ro OO O� �O n� �r d� a a b 91, 1?1 wLA a� MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA June 25, 1996 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:03 P.M. by Chairman Abels who asked Commissioner Butler to lead the flag salute. II. ROLL CALL A. Chairman Abels requested the roll call: Present: Commissioners Anderson, Barrows, Butler, Gardner, Newkirk, Tyler, and Chairman Abels. B. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Senior Engineer Steve Speer, Planning Manager Christine di Iorio, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. III. PUBLIC; COMMENT: None IV. PUBLIC; HEARINGS A. Specific Plan 83-002, Amendment #3; a request of KSL Land Corporation and the City of La Quinta for approval of an update to the PGA West Specific Plan for consistency with the City's General Plan Commissioners Gardner and Anderson asked to be excused due to a possible conflict of interest. Both Commissioners Gardner and Anderson left the dias. 2. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. There being no questions of staff, Chairman Abels opened the public hearing. Mr. Chevis Hosea, representing KSL Land Corporation, stated he had no questions, but KSL was happy to get this item before the Commission as they thought this specific plan was more applicable to what is currently being planned and designed for PGA West. PC6-25 Planning Commission Meeting June 25, 1996 4. Commissioner Barrows questioned Page 37 of the Specific Plan asking if the City needed to alter the language to their Conditions of Approval regarding a buffer zone for the residential from the commercial. Mr. Hosea stated that if there was something adequate to use as a buffer zone that would mitigate any impact on the view, they would like to do so. Planning Manger Christine di Iorio stated that as a condition of approval the Specific Plan could be required to be modified to accommodate the buffer zone. Commissioner Barrows stated she was not certain what width should be required, but noted that a three story commercial building being built should require some mitigation measures. 5. Commissioner Tyler questioned Page 11 of the Specific Plan, asking for clarification as to why the chart stated five dwelling units per acre for the density and the text refers to three. Mr. Haag stated that one figure is the net and other refers to the gross residential density. Community Development Director Jerry Herman stated this is the way the Specific Plan is currently approved. Commissioner Tyler asked how many golf courses were at PGA West. Mr. Hosea stated there are a total of five with part of one course in a separate Specific Plan. Mr. Haag stated the plan shows four existing and the start and end of the Weiskopf course. However, there are only four complete 18 golf courses within the Specific Plan boundary plan. 6). Commissioner Barrows asked if the proposed hotel would block the viewshed. Mr. Hosea stated that placing the hotel in the middle of the Specific Plan area was the proper design to mitigate this. He further stated this was a trade off; to get the hotel to make sense you would have to have the right density to attract the hoteliers. The land mass is needed to make it work statistically. Sixty-five feet, the height of the hotel, is a pretty limited amount of restricted view. 7. Planning Manager Christine di Iorio stated that the Resolution approving the Environmental Assessment should be amended to read: "The EIR and Supplemental Focused EIR remain adequate to address all environmental concerns as there have been no significant changes in the circumstances of the proposed project from the original approvals. 8. There being no further public comment, it was moved and seconded by Commissioners Butler/Newkirk to adopt Planning Commission Resolution 96-025 recommending to the City Council approval of an Amendment to the PGA West Specific Plan for consistency with the City's General Plan, subject to the amendment to the Environmental Assessment Resolution. PC6-25 2 Planning Commission Meeting June 25, 1996 ROLL CALL: AYES: Commissioners Barrows, Butler, Newkirk, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioners Anderson and Gardner. ABSTAIN: None. Commissioners Anderson and Gardner rejoined the meeting. VI. BUSINESS ITEMS: A. (conditional Use Permit 96-023, Plot Plan 96-571, and Environmental Assessment 96-311; a request of Keith International, Inc. for USA Properties Fund, Inc. for approval of the preliminary landscape plans, recreational amenity plans, and other supplemental site materials/structures in compliance with the Conditions of Approval under Resolution 96-023 for the 116 unit Terracina Apartment complex. ].. Commissioner Butler excused himself due to a possible conflict of interest. Commissioner Butler left the dias. 2. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. Mr. Mike Rowe, Keith International, representing the applicant, stated he was there to answer any questions. 4. Commissioner Gardner asked Mr. Rowe about the carports. The drawings shows that the way the carport is set up that when the car door is opened it will hit the post and he would like to know if they could be designed to avoid this. In addition, why were they not building the carports out of wood instead of metal. Mr. Rowe stated the metal woulf have more stability and last longer than wood. The structure was a prefab structure, the same as what was installed at the Seasons project. `i. Chairman Abels asked if the heat would make any difference using the metal versus the wood. Mr Rowe stated it would not. 6. Commissioner Anderson stated that metal provides 100% shade and a wood trellis does not. A wood trellis with planting, would, however, contribute to the overall design of the complex. Commissioner Gardner stated that due to the changes being made in wood and the treatments now available, wood can last as long as metal. Mr. Rowe stated this was the choice of the applicants because they had used it before and it worked well. PC6-25 3 Planning Commission Meeting June 25, 1996 7. Commissioner Gardner asked if the location of the post could be designed in a different way that would eliminate the problem with the car door. Mr Rowe stated it was just a matter of cost to redesign it; the applicants felt this was the most efficient way. Commissioner Gardner stated that from a users standpoint, it is a frustration. Mr. Rowe stated is was being used all over the Valley. 8. Commissioner Anderson stated the post could be moved just far enough to open the car door. Mr Rowe stated it might not be an issue as there is added width to these carports. 9. Commissioner Anderson stated this may be addressed in the City ordinance and should be checked out with staff. 10. Commissioner Barrows asked staff if this was true. Staff stated that support posts were addressed in the new Zoning Ordinance and a condition could be added that would require the redesign of the carport. Staff further stated that since the new Zoning Ordinance would not be adopted prior to final approval of this project, it would need to be added to the Conditions of Approval. 1.1. Chairman Abels asked if the applicant would have any objections to requiring wood. Mr. Rowe stated they would appreciate being able to use the metal as the carports were designed. 12. Commissioner Anderson stated the design changes that would need to take place to accommodate the new Ordinance changes. 1.3. Commissioner Tyler asked Mr. Rowe why, with a total of six single story units and all the rest two story, was the total number of units only 112. One single story would need to be changed to a two story. Mr. Rowe stated the Number 1 building is actually a two story building. 14. Commissioner Tyler asked if the laundry room had restrooms for the maintenance people. Mr. Rowe stated he believed it did, but he would need to check the plans. Commissioner Tyler stated his concern about the storage buildings being safe. Each of the storage units is completely enclosed with a roll -up door and with the desert environment the temperatures could reach 115 degrees and the possibility always exists that a child could get locked in. Commissioner Tyler asked if the applicant could design a vent of some nature. Mr. Rowe stated they could, but the issue of security is always a PC6-25 4 Planning Commission Meeting June 25, 1996 concern. He would bring it to the attention of the applicants and they would design some type of vent to keep the temperature down. Staff stated a condition could be added to require the ceiling vents. 15. Commissioner Anderson stated that since the City will be adopting the new Zoning Ordinance, it would make sense to require the new changes for the carports and he would like to have this added to the conditions. Staff read the two new proposed conditions. 16. Commissioner Barrows stated her concern about the use of metal and/or a way to add landscaping to soften the look. She asked if the carports could be built out of wood? Commissioner Anderson gave benefits for using wood versus metal. 17. Commissioner Newkirk stated he would rather have the wood as it would add to the overall look of the project along with the landscaping. 1.8. Senior Engineer Steve Speer stated that if an extra support post is required it could cause a reduction in the number of parking spaces that could be provided. Mr. Rowe stated that these are the exact structures used at the Seasons project and they are not an obscene structure; they are attractive and comatible with the existing buildings. 20. There being no further discussion, it was moved and seconded by Commissioners Gardner/Newkirk to adopt Minute Motion 96-023 approving the preliminary landscaping plans, recreational amenities plans, and other supplemental site materials/structures in compliance with the Conditions of Approval for Conditional Use Permit 96-023, Plot Plan 96-571, and Environmental Assessment 96-311, subject to the changes and additions to the Conditions of Approval as follows: the carports would be constructed out of wood with additional landscapign ceiling or eave vents shall be added to the storage buildings and the support posts shall be placed within one and a half feet from any parking stall. Unanimously approved. 21. Commissioner Anderson stated he would vote in favor of the motion, but wanted to state that he was not opposed to the metal carport. He agreed that it would ultimately have a better appearance with the wood, but he did not object to the metal. 22. Commissioner Barrows asked if the motion would include additional landscaping. Commissioners Gardner and Newkirk stated it was included in the motion. PC6-25 Planning Commission Meeting June 25, 1996 B. Street Vacation 96-032; a request from Robert and Kelly Jones for a determination of the La Quinta General Plan consistency with proposed vacation of a portion of an offer of public utility and drainage easement dedication. I Senior Engineer Steve Speer presented the information contained in the staff report, a copy of which is on file in the Community Development Department. He further informed the Commission that a letter had been received from the Homeowners' Association stating their agreement with the proposal as submitted. 2. Chairman Abels asked if this was a request of the applicant or the Homeowners' Association. Senior Engineer Steve Speer stated the Homeowners' Association had submitted a letter to staff stating they were in support of the application. 3. Commissioner Gardner asked if the future homeowners of the existing lots would be required to provide a retention basin for each of their lots. Staff stated they would and they would be shallow. Commissioner Gardner asked if there would be any legal responsibility for the homes already built for runoff from a storm. Staff stated they are responsible for storm water runoff, but there are not required to construct a retention basin. Its a discretionary decision to be made by the existing homeowners. Staff stated they had conveyed this information to the existing homeowners in addition to holding meetings to explain and answer any questions. On each occasion the homeowners stated they understood. Staff further stated that the majority of the water is able to percolate into the sand. 4. Commissioner Gardner asked the City Attorney if the City had any legal responsibility regarding this issue. City Attorney Dawn Honeywell stated that as long as we are comfortable with a reasonable engineering plan to solve the problem to take care of the drainage it does not subject us to any additional liability than the City would have otherwise. 4. 5. Commissioner Anderson asked if they were private or public streets. Staff stated they were private streets and currently there is no drainage plan and this action will create a better situation by placing some type of plan into place. 6. Commissioner Tyler asked if there were no plans for the easement why not eliminate the entire 20-feet. Senior Engineer Steve Speer stated that at one of the meetings the original developer stated he did not want to relinquish the easement. Therefore the only other option was to address the easement as petitioned by the applicant. PC6-25 6 Planning Commission Meeting June 25, 1996 Commissioner Anderson stated he prefers the situation being worked out on the good neighbor policy and it would be better if all situations could be handled this way. 8. Mr. Ed Weiss, contractor for the applicants, spoke on behalf of the applicants stating they and the Homeowners' Association have accepted the document as created by the City. The Homeowners' Association By -Laws require a majority vote of the property members before the applicants can obtain approval. As most of the residents have left for the summer, this cannot happen until the residents return. The applicants are therefore requesting a variance until they are able to get the vote. Staff stated the proposed drainage regulations require the Homeowners' Association to approve the request before the street vacation can be recorded. This will require two meetings before the City Council and the City will not allow the recordation until the Homeowners' Association approval. Community Development Director Jerry Herman asked staff how the City got involved enforcing the Homeowners' Association CC & R's. Senior Engineer Steve Speer stated the City does not allow the street vacation to go forward until the CC & R's are recorded. Without the CC & R's being recorded there are no requirements in place to require any drainage. 5>. City Attorney Dawn Honeywell stated this item may need to be continued to allow her time to research whether the City can require drainage without requirement in the CC & R's. 10. There being no further discussion, it was moved and seconded by Commissioners Gardner/Barrows to continue SV 96-032, for four weeks. Unanimously approved. C. Plot Plan 96-584; a request TD Desert Development, Mr. Tom Cullinan, for approval of three single family detached prototype units. l . Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Tyler asked if the exterior gates would have an intercom system with outside lights. Mr. Cullinan stated it had not been addressed at this time but it would be a good idea. 3. Commissioner Anderson asked if Plan 3 was considered to have a separate entry for the guest room. Mr. Cullinan stated it becomes confusing with the two entrances as to which is the main entrance. It also is a security issue for the homeowners as they were concerned about how many entries there would be to their homes. PC6-25 7 Planning Commission Meeting June 25, 1996 4. Commissioner Anderson asked if the exterior walls were constructed from stucco over foam. He was concerned as to whether or not it was a good assembly for a wall. He felt it should be a true exterior insulated system that is installed per the manufactures specs. 5. Commissioner Butler asked why the air conditioning units are outside the setback area. Mr. Cullinan stated the unit would be in the sideyard and would not restrict anyone from passing through such as fireman, etc. It would not be in the required setback area. 6 There being no further discussion, it was moved and seconded by Commissioners Tyler/Butler to adopt Minute Motion 96-024 approving Plot Plan 96-584, for Tract 25154, subject to conditions. Unanimously approved. VI. CONSENT CALENDAR A. Chairman Abels asked if there were any corrections to the Minutes of June 11, 1996. There being no changes or correction, it was moved and seconded by Commissioners Gardner/Tyler to approve the minutes as submitted. Unanimously approved. VII. COMMISSIONER ITEMS A. Chairman Abels stated this was the last meeting for Commissioner Barrows and he would like to express his appreciation to her and noted how much the Commission enjoyed working with her. She would be missed. B. Commissioner Tyler reported on the City Council meeting of June 18, 1996. C. Commissioner Barrows stated it had been her pleasure to serve with so many for so long and she would miss everyone. D. Department update - None VIII. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Gardner/Barrows to adjourn this meeting of the Planning Commission to a regular meeting on July 9, 1996. This regular meeting of the Planning Commission was adjourned at 8:15 P.M. Unanimously approved. PC6-25 8