1996 07 23 PC0144Q
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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 23, 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 96-027
Beginning Minute Motion 96-026
CALL TO ORDER - FLAG SALUTE - ROLL CALL
PRESENTATION
Resolution of Recognition for Katie Barrows
Election of Chair and Vice Chair
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
Item .................... SPECIFIC PLAN 96-027 and CONDITIONAL USE PERMIT 96-
028
Applicant ............. Home Depot
Location .............. Northwest corner of Highway 111 and Jefferson Street
Request ............... Certification of a Negative Declaration of environmental impact,
approval of a Specific Plan to allow construction of a 218,300 square
foot retail center on approximately 20 acres, and approval of a
Conditional Use Permit to allow outdoor storage in conjunction with
the Home Depot Store
Action ................ Resolution 96- , Resolution 96- , Resolution 96-
PC/AGENDA
BUSINESS ITEMS - None
CONSENT CALENDAR
1. Approval of the Minutes of the Planning Commission meeting of July 9, 1996.
COMMISSIONER ITEMS
1. Commissioner report of the City Council meeting of July 22, 1996
2. Department update
ADJOURNMENT
STUDY SESSION
Session Room
6:00 P.M.
PC/AGENDA
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 23, 1996
CASE NO.: SPECIFIC PLAN 96-027, CONDITIONAL USE PERMIT 96-028
APPLICANT: HOME DEPOT, USA, INC.
ARCHITECT: GREENBERG FARROW, ARCHITECTS (MARK SHENOUDA)
REQUEST: 1). CERTIFICATION OF NEGATIVE DECLARATION OF
ENVIRONMENT IMPACT;
2). APPROVAL OF SPECIFIC PLAN TO ALLOW
CONSTRUCTION OF 218,300 SQUARE FOOT RETAIL
CENTER ON APPROXIMATELY 20 ACRES; AND,
3). APPROVAL OF A CONDITIONAL USE PERMIT TO
ALLOW OUTDOOR STORAGE IN . CONJUNCTION
WITH HOME DEPOT STORE
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON
STREET (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS COMPLETED ENVIRONMENTAL
ASSESSMENT 96-325 FOR THE PROPOSED PROJECT. BASED
UPON THIS ASSESSMENT, IT HAS BEEN DETERMINED
THAT THIS SPECIFIC PLAN AND CONDITIONAL USE
PERMIT WILL NOT HAVE A SIGNIFICANT ADVERSE
IMPACT ON THE ENVIRONMENT. THEREFORE, A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
HAS BEEN PREPARED AND IS RECOMMENDED FOR
CERTIFICATION.
GENERAL, PLAN
DESIGNATION: M/RC WITH NON-RESIDENTIAL OVERLAY - MIXED
REGIONAL COMMERCIAL WITH A NON-RESIDENTIAL
OVERLAY.
ZONING: C-P-S (Scenic Highway Commercial)
PCSS.207
BACKGitOJUND:
Surrounding_ Land Use and Zoning
The site is surrounded by the following zoning and land uses:
NORTH: W-1/Whitewater Stormwater Channel with R5 and R1 Zoning beyond the
channel. Land uses beyond the channel consist of undeveloped land and single
family residences. Adjacent to the northeast corner of the site above the Wash
is a Coachella Valley Water District pump station surrounded by a chainlink
fence.
SOUTH: C-P-S/Vacant Commercial land in the City of Indio as well as the City of La
Quinta.
EAST: R-1/Single Family Residences in City of La Quinta. The property south of the
residences in the City of Indio and consists of a convenience store with
service station pumps and retail shops, a multifamily apartment complex, and
a vacant lot.
WEST: C-P-S/Vacant Land.
The vacant site is relatively flat with desert shrubbery. Utility poles run adjacent to Highway 111 and
Jefferson Street.
The applicants are proposing to construct a two-phase commercial project (Jefferson Plaza), when
completed, will consist of approximately 218,300 square feet of floor space on the approximately 20
acre site. The project and phasing is as follows:
PHASE I - The Phase I area consists of approximately 10.77 acres at the northwest quadrant of the
intersection of Highway 111 and Jefferson Street. Proposed is a Home Depot consisting of 105,700
square feet of interior floor space with a 24,102 square foot outdoor garden center. At the southeast
corner of Phase I is a site reserved for a future 1,500 square foot service station with drive through
car wash.
PHASE II -The Phase II area consists of approximately 9.1 acres west of Phase I. Approximately
79,300 square feet of retail floor space is proposed along with two restaurant pads, one of which
would have a drive -through lane, consisting of approximately 7,670 square feet of floor space.
Specific Plan
As required by the General Plan, the applicant has prepared a Specific Plan (Attachment 2). The
Specific Plan sets development standards and allows the applicant to request deviations from the
Zoning Ordinance in areas such as parking and landscaping. Following is a summary of the major
sections of the Specific Plan.
PCSS.207
Section 2.4 - Drainage Plan
The drainage plan indicates that stormwater will be picked up in an underground storm drain system
near the southeast corner of the site and drained to the Whitewater Storm Channel to the north. By
utilizing this system, no on -site retention basins will be required.
Section 2.7 - Circulation Plan
Vehicular access is proposed to both Jefferson Street and Highway 111. One full access driveway
would be provided approximately 725 feet north of the Highway I I I/Jefferson Street intersection on
Jefferson Street. This driveway will align with Vista Grande to the east and be signalized when
warranted. Two additional driveways with "right turn in and out" only will be provided on Jefferson
Street to the south of the main access.
On Highway 1.11, one full access driveway proposed to be signalized is shown approximately 1,450
feet to the west of the Highway 111/Jefferson Street intersection at the west end of the project site
in the Phase II area. The Public Works Department is requiring this signed and an access drive to
Phase I be installed with the first phase of construction. Three additional "right in and out" only
driveways art; shown on Highway 111 with within the Phase I (Home Depot) area.
All delivery loading and unloading for the Home Depot and Phase II is proposed to be provided along
the rear or north sides of the buildings adjacent to the Channel.
Section 2.8 - Suns
The Specific Plan provides a general sign program for the overall center and specific signs for the
Home Depot building. The applicant proposes their main sign reading "The Home Depot California's
Home Improvement Warehouse" over the entry area on the building wall facing the parking lot. The
second "Home Depot" sign is shown on the east side of the building on the wall above the outdoor
garden shop. Ancillary signs identifying the lumber yard and nursery entries are proposed facing the
south.
The Specific Plan document provides specific detail for the proposed signs. "The Home Depot" sign
will consist of five-foot high internally illuminated channel letters with a total overall length of 58 feet
(290 square feet in area). This sign will utilize bronze returns and trim cap with orange plexiglas
letter face. Below this sign will be a cabinet sign three feet in height by 58 feet (174 square feet in
area) stating "California's Home Improvement Warehouse". The cabinet sign will have bronze
returns and retainers with an orange background and white copy with a black border around the
letters. The square footage of the two signs will be approximately 522 square feet since the total
square footage is based on the two signs together.
On the east elevation "The Home Depot" sign will consist of the five foot high by 58 foot long
individually illuminated channel letter sign. The lumber entry sign will be a cabinet sign and read
"Indoor Lumber Yard" and be mounted on the fascia over the covered entry. This sign would be
PCSS.207
three foot high by 32 foot four inches long (96.9 square feet in area). This sign will have bronze
returns and retainers with an orange background and white copy. The "Nursery" sign will be
mounted to the four inch by four inch square tube fence posts on either side of the entry and consist
of individually illuminated channel letters with an exposed raceway. This sign will be two feet high
by 14 foot six inches long (29 square feet in area). This sign will utilize bronze returns and trim cap
with an orange plexig➢as face. The exposed raceway which is eight inches in height and located
adjacent to the bottom of the letters will be secured to the vertical fence posts.
The applicant is proposing four monument signs adjacent to the streets identifying the shopping
center. One would be on Jefferson Street with the remaining on Highway 111. The Jefferson Street
sign would be located at the middle entrance and the most easterly Highway I I I sign located at the
middle driveway would be 12 feet in height by nine foot six inches in width and finished in stucco with
a cornice treatment at the top. This sign would identify the shopping center as "Jefferson Plaza" and
provide a 49 square foot area reading "The Home Depot". The remaining monument sign, located
just west of the boundary of Phase I is the same size and shape as the Home Depot monument sign
and contains room for the names of four tenants in Phase II.
The landscape concept for the Jefferson Plaza project as stated in the Specific Plan is to "utilize lush
and efficient design principals with a goal of creating an oasis of tropical character." Along Highway
111, mesquite and California Pepper trees will be utilized to meet the theme for the Highway 111
corridor. The Specific Plan indicates compliance with the 50% tree shading requirement for parking
areas. Meandering sidewalks will be provided along both street frontages. Along the north property
line, which faces existing residential development, the applicant indicates a six foot high block wall
and five foot wide landscape buffer adjacent to the inside of the wall.
A preliminary landscaping plan with proposed plant palette has been submitted. While the plan
indicates shrub and tree locations, most specific plant species and their locations are not called out.
The landscape plan indicates that the service station pad site will be partially planted with a temporary
lawn. The balance of the site will provide overflow parking until the service station is constructed.
Along the northern property line, adjacent to the Channel, only shrubs are indicated.
Section 3.2 , Zoning
As permitted by a Specific Plan, applicant is requesting amendment to Code requirements. The
applicant has provided parking spaces which are nine feet by 19 feet as opposed to the 9 feet by 20
feet currently required for 90 degree angle parking. Nine feet by 19 feet is the size which was
previously required prior to the current change several years ago.
The Code requires that five percent of the interior parking lot be landscaped. The applicant indicates,
in the Specific Plan, that they do not meet this requirement but are requesting this deviation.
PCSS.207
Section 3.3.2 - Specific Design Features
The Specific Plan indicates that all roof top equipment will be screened from view by means of the
parapet wall around the building. Line of sight drawings will be submitted for review according to
the Specific Plan.
The Specific Plan indicates a central designated area shall be provided for the collection and storage
of carts, hand trucks, and other devices used by shoppers (Section 3.3.3). Presently the location of
this area is not shown on the Site Plan.
Section 1.2.4 - Master Design Them
The Specific Plan describes the architecture of the Home Depot building as contemporary utilizing
simplified colonnades and concrete tile roof elements (Section 1.2.4). The structure is at its maximum
height 35 feet on the side facing the parking lot and 32 feet on the rear facing north. An arched tower
element over the front entry will be approximately six feet higher. On each side of the tower element
will be a canopy covered with concrete tile. There will be a tile covered canopy over the lumber yard
entrance near the west end of the building. Their outdoor nursery center and be surrounded by a steel
fence combined with split face concrete columns and a low wall. Adjacent to the building will be a
metal rib canopy for shade plants. On the front of the nursery center will be a hooped canopy.
Exterior lighting is shown on the top of most of the fence columns.
Exterior wall treatment of the tilt -up concrete building panels will consist of a 12 feet of block texture
pattern at the bottom of the panels with the balance of the walls being textured paint. A cornice
treatment will be provided along the top of the parapet wall around the entire building. Exposed
scuppers and down spouts are indicated on the rear elevation of the building facing north. Treatment
around each of the down spouts is shown. This treatment consists of a smooth -textured vertical
treatment to contrast with the tilt -up panel walls.
Exterior colors will consist of gray/green flat concrete roof tiles, salmon columns and cornices,
textured beige tile -up concrete with tan block pattern based walls. A color board will be available
at the meeting.
Public Notice
This request was advertised in the Desert Sun on July 2, 1996, and mailed to all property owners
within 500 feet of the site. As of the date of the writing of this report, one letter supporting the
project has been received (Attachment 3). Any other correspondence received before the meeting
will be presented to the Commission at that time.
Public Agency Review
A copy of the applicant's request has been sent to all public agencies and City departments. We have
received a letter from the City of Indio regarding the project (Attachment 4). All applicable
conditions and comments have been incorporated into the attached draft Conditions of Approval.
PCSS.207
(�;:1,5
Environmental Assessment
Environmental Assessment 96-325 has been prepared for this request (Attachment 5). No significant
impacts have been identified which cannot be mitigated. Therefore, a Negative Declaration of
Environmental Impact is recommended for certification.
STATEMENT Of I5EM
Specific Plan Issues
Issue I - General Plan Consistences
The General Plan Land Use Element designates this site as mixed regional commercial with a non-
residential overlay. This designation provides for commercial uses including retail uses and
restaurants as is proposed. Additionally, this project is consistent with the other applicable elements
such as the Circulation Element, Environmental Conservation (Archaeological, Water Conservation
and Arts in Public Places policies), Infrastructure and Public Services Element, Environmental
Hazards Element, and Air Quality Element.
Policy 9-2.1.2. of the Air Quality Element states that "Parking lot and internal circulation systems of
new development shall be designed so as to minimize internal travel and idling time". In compliance
with this policy staff recommends the following site plan modifications:
Removal of the 12 handicapped stalls, aligning the entry aisle into the Home Depot parking
area. These spaces can be relocated to the east drive aisle opposite the other proposed
handicapped spaces. This will alleviate potential congestion of those maneuvering in and out
of these spaces while remaining in close proximity to the entrance.
2. Adjacent to the east side of the outdoor garden center for the Home Depot, is a long
triangular -shaped landscape planter in the parking lot. As designed, traffic traveling
southward on each side of the planter will be presented with a traffic conflict as they merge.
Staff recommends that the double row of parking to the west be placed parallel and adjacent
to the backup aisle next to Jefferson Street with the excess land provided as a landscape area
between the double row of parking. Staff has on file a sketch which shows how this can be
accomplished.
3. Providing a continuous aisle from Jefferson Street through the first two long double rows of
parking to provide better circulation through the parking area.
Land Use Element Policy 2-3.1 provides for primary uses being major retail businesses with ancillary
uses including other commercial uses.
The construction of this project will implement Policy 3-2.1.7 of the Circulation Element which
pertains to widening and improvement of Highway 111. As such, this Specific Plan is consistent with
the General Plan.
PCSS.207
Issue 2 - Public Wel are
The subject site is vacant at this time. The proposed project with the uses as proposed will not create
any conditions which are materially detrimental to the public health, safety, and general welfare of the
City's citizens. The project design along with the recommended conditions assure this by requiring
shielded lighting, additional landscaping, buffering, architectural treatment, traffic and street
improvements. The Negative Declaration of Environmental Impact recommended for certification
indicates that no detrimental impacts will occur.
Rvie 2 - Public Welfare
Along the rear property line is a landscape planter approximately five feet in width. In this planter
an evergreen hedge is shown. Staff is recommending heavily planted mature trees along the north
property line to provide a visual buffer of the back of the building and loading areas. This should
extend through the Phase II area as well as the Home Depot area. The planter width should be a
clear five feet to accept a minimum 36 inch box tree.
The rear elevation due to its visibility to the residential neighborhood requires additional design
treatment. Staff is recommending the vertical treatment adjacent to the downspouts be raised to flush
with the downspout.
The facade and side parapet walls are three feet higher than the rear elevation and may be visible
from the existing single family residences across the channel to the north. Therefore, staff is
recommending the back side of this parapet wall be treated with textured paint.
Staff is recommending lighting plans be submitted in conformance with the Dark Sky Ordinance to
insure no negative impacts to the adjacent properties.
Issue 3 - Land Ilse Compatibility
The subject property as well as property to the south west and partially to the east are zoned for
commercial uses. To the north is the Whitewater Storm Channel which provides a buffer from the
residentially -zoned properties beyond the Channel. Therefore, development of the subject property
with commercial uses will be compatible with adjacent properties provided the applicable conditions
as recommended by staff are complied with.
Issue 4 - .PrclperV Suitability
As noted, the property is zoned for commercial use and designated commercial in the General Plan.
The property is relatively flat and therefore the proposed uses are suitable for the proposed
commercial development.
The proposed architectural design recognizes the functional design requirements imposed by this large
scale building. Though it is a contemporary tilt -up concrete structure, design elements in keeping
with the desert environment and Mediterranean period are proposed such as muted earthtone tone
colors, arched entry, tiled arcade and columns.
PCSS.207
Additional design modifications to provide a distinctive entry complementing the tower entry are
recommended as follows:
1. Each of the four entry columns supporting the tower be double columns similar to the column
sizes proposed for the plant nursery.
2. Eliminate the block pattern wall area and replace with textured paint. This design
modification will eliminate the contrast between the actual split face block columns and
poured in place textured panels.
No landscaping is shown adjacent to any sides of the building. At the Rancho Mirage store, there
are planters adjacent to the front of the store which contain palm trees. There is adequate room
between the tile covered canopy areas and in front of the metal canopy in the garden center to provide
such planters.
Conditional Use Permit Issues
Is ie 1- Consistency with General Plan
The subject property is designated in the Land Use Element of the General Plan as commercial and
zoned for commercial uses. Therefore, the use of the site for outdoor commercial storage is
consistent with the General Plan.
Issue 2 - Consistency with Zoning Code
This Conditional Use Permit is required because the shopping center proposes more than 200 square
feet of outdoor storage in conjunction with Home Depot. The project with conditions as
recommended and the Specific Plan for the property will comply with the Zoning Code.
Issue 3 - Compliance with the California Environmental Quality Act (CEOA)
As required by CEQA, an environmental assessment is being prepared for the property. A Negative
Declaration of Environmental Impact is recommended for certification since there are no adverse
impacts which cannot be mitigated. Therefore, this project is in compliance with CEQA
requirements.
Issue 4 - Surrounding Use
The use of outdoor storage will be enclosed by a steel and block fence. Additionally, landscaping will
be provided adjacent to the outdoor storage area. And as such, impact on the public health, safety
and general welfare with properties in the vicinity will not be detrimental.
Sign Program Issues
Under the recently adopted Sign Ordinance, the Home Depot building is allowed one building sign
per side of the building with two signs maximum. Permitted is one square foot of sign per linear foot
of building frontage to a maximum of 50 square feet. As part of a Specific Plan, the applicants can
request deviation from this Code requirement.
PCSS.207 R .
As a part of the Specific Plan the applicant's main sign facing south consists of "The Home Depot"
above a second sign which reads "California's Home Improvement Warehouse" is 522 square feet
in size (nine feet tall by 58 feet long). The sign facing Jefferson Street to the east is 290 square feet
(five feet high by 58 feet long) in area. Both of these signs significantly exceed the maximum
permitted size.
The applicants are also proposing a 97 square foot "Indoor Lumber yard" sign over their lumber area
entry near the west end of the building. This sign is a cabinet sign three feet high by 32 feet four
inches long. Over the nursery area at the east end of the building is a 29 square foot (two foot high
by 14 foot six inches long) channel letter sign with exposed raceway which reads "Nursery".
Walmart which is approximately the same size as the Home Depot was permitted a 185 square foot
(five foot high by 37 foot long) sign over their entry. At 522 square feet the Home Depot sign is 337
square feet larger than the Walmart sign. The secondary sign facing Jefferson Street is 290 square
feet or 105 square feet larger than the Walmart sign.
The main signs proposed are too large and out of scale with the sign locations. The main sign facing
Highway 111 nearly covers the entire tower structure and encroaches into the cornice. These signs
should be smaller so that they are in scale with the tower element and comparable to other signs
permitted along Highway 111. The two ancillary signs should be of the same type of construction.
Staff is recommending reduction of each sign to not exceed 185 square feet.
The Sign Ordinance allows one freestanding center ID sign per street frontage. This sign is allowed
to be .25 square foot per linear foot of street frontage to a maximum of 50 square feet per sign and
100 square foot aggregate for all signs. The maximum height permitted is eight feet with minimum
letter height being ten inches.
The applicants are showing one monument sign on Jefferson Street and two monument signs on
Highway 111. These rectangularly shaped signs are 12 feet high by nine foot six inches wide (114
square feet) each. As a part of the Specific Plan approval, the applicants are requesting one additional
sign on Highway I I I and 64 square feet of additional area per sign. For comparison, the One Eleven
La Quinta Shopping Center center ID signs are approximately 150 square feet (average ten feet high
by 15 feet long) in area. These signs were also approved as a part of a Specific Plan. Under the
previous sign requirements, signs of this type were allowed to be a maximum 100 square feet in area.
These signs as indicated are essentially a rectangle with a cornice treatment across the top. These
signs should be redesigned to provide some architectural interest that is compatible with the building.
In anticipation of the outdoor sales, staff is recommending no additional signs including banner be
permitted.
CONCLUSION:
As discussed above, there are revisions necessary for this project. Provided recommended Conditions
of Approval are imposed, the project is acceptable.
The findings necessary to approve the Specific Plan and Conditional Use Permit for this project can
be made as noted in the report. The Conditions of Approval ensure that the project will be
compatible with the surrounding land uses and provide an attractive, well designed project.
PCSS.207
�rb:�
RECOMMENDATION:
Adopt Planning Commission Resolution 96- , recommending certification of a Negative
Declaration of Environmental Impact to the City Council; and,
2. Adopt Planning Commission Resolution 96- , recommending approval of Specific Plan
96-027 to the City Council, subject to conditions.
3. Adopt Planning Commission Resolution 96-_ recommending approval of Conditional Use
Permit 96-028 to the City Council, subject to conditions.
Attachments:
1. Location Map
2. Specific Plan (for Planning Commission only)
3. Letter from Daniel Ferguson
4. Letter, from the City of Indio
5. Environmental Assessment 96-325
Prepared by:
gam
STAN B. SAWA, Principal Planner
Submitted by:
r
CHRISTINE DI IORIO, Pla ing Manager
PCSS.207
PLANNING COMMISSION RESOLUTION 96-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
CERTIFYING A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR
ENVIRONMENTAL ASSESSMENT 96-325
PREPARED FOR SPECIFIC PLAN 96-027
ENVIRONMENTAL ASSESSMENT 96-325
HOME DEPOSIT, USA, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 23rd day of July, 1996, hold a duly noticed Public Hearing to consider Environmental
Assessment 96-325, prepared for Specific Plan 96-027; 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 96-319); and
WHEREAS, the Community Development Director has determined that said Specific
Plan will not have a significant adverse effect on the environment and that a 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 a recommendation to certify said Environmental Assessment:
The proposed Specific 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.
2. The proposed Specific 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 shopping center site.
3. The proposed Specific Plan does not have the potential to achieve short-term environmental
goals, to the disadvantage of long-term environmental goals.
4. The proposed Specific Plan will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in the
immediate vicinity.
resopc.209 i
Planning Commission Resolution 96-_
5. The proposed Specific Plan will not have environmental effects that will adversely affect the
human population, either directly or indirectly.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
Commission for this Environmental Assessment.
2. That it does hereby recommend Certification of Environmental Assessment 96-325 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 23rd 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
resopc.209
PLANNING COMMISSION RESOLUTION 96-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF AN AMENDMENT OF A
COMMERCIAL SPECIFIC PLAN TO ALLOW 218,300
SQUARE FOOT RETAIL CENTER AT THE NORTH WEST
CORNER OF HIGHWAY III AND JEFFERSON STREET
CASE NO. SPECIFIC PLAN 96-027
HOME DEPOT, USA, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 23rd day of July, 1996, hold a duly noticed Public Hearing to consider the request of Home
Depot, USA, Inc., for a 218,300 square foot retail center in the C-P-S Zone on a 20± acre site, more
particularly described as:
APN: 649-020-022 and 649-020-023
WHEREAS, said Specific Plan Amendment request has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended by Resolution 83-68, in that a Negative Declaration has been recommended for
certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify a recommendation for certification of said Specific Plan:
1. The General Plan Land Use Element designates this site as mixed regional commercial with
a non-residential overlay. This designation provides for commercial uses including retail
uses and restaurants as is proposed. Additionally, this project is consistent with the other
applicable elements such as the Circulation Element, Environmental Conservation
(Archaeological, Water Conservation and Arts in Public Places policies), Infrastructure and
Public Services Element, Environmental Hazards Element, and Air Quality Element as
conditioned.
a. Land Use Element Policy 2-3.1 provides for primary uses being major retail
businesses with ancillary uses including other commercial uses.
b. The construction of this project will implement Policy 3-2.1.7 of the Circulation
Element which pertains to widening and improvement of Highway 111. As such, this
Specific Plan is consistent with the General Plan.
2. The subject site is vacant at this time. The proposed Mixed -Use development as
conditioned, will benefit the overall welfare of the community, as it is located in a Major
Transportation Corridor for accessibility and limit the number of vehicle trips. The project
design characteristics are conditioned to assure that lighting is shielded, additional
resopc.210 t s
4
landscaping, buffering, architectural treatment, and traffic and street improvements are
imposed. The Negative Declaration of Environmental Impact recommended for certification
indicates that no detrimental impacts will occur.
3. The subject property as well as property to the southwest and partially to the east are zoned
for commercial uses. To the north is the Whitewater Storm Channel which provides a buffer
from the residentially -zoned properties beyond the Channel. Therefore, development of the
subject property with commercial uses will be compatible with adjacent properties provided
the applicable conditions, as recommended by staff, are complied with.
4. As noted, the property is zoned for commercial use and designated commercial in the
General. Plan. The property is relatively flat and therefore the proposed uses are suitable for
the proposed commercial development.
NOW, 'THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La
Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Planning
Commission in this case;
2. That the Planning Commission does hereby recommend to the City Council approval of
Specific Plan 96-027.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 23rd day of July, 1996, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta,. California
resopc.210 ;
PLANNING COMMISSION RESOLUTION 96- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
GENERAL CONDITIONS OF APPROVAL
1. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan 96-027,
the approved exhibits and the following conditions, which shall take precedence in the event
of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans
shall be approved by the Community Development Department prior to issuance of building
permits. All exterior lighting shall be down shining and provided with shielding to screen
glare from adjacent streets and residential property to the north and east to the satisfaction
of the Community Development Department. Parking lot light standards shall be a
maximum 25-feet in height.
Plan for adequate trash recycling provisions for each phase as constructed shall be approved
by the Community Development Department prior to issuance of building permits. Plan to
be reviewed for acceptability by applicable trash company prior to City review.
4. Comprehensive sign program for Phase 2 (business identification, directional, and monument
signs, etc.) shall be approved by the Planning Commission prior to issuance of any building
permit f'or Phase 2. Included in approvals shall be applications for any adjustments to sign
provisions required.
5. Prior to issuance of any grading or building permits, or ground disturbance, mitigation
measures as recommended by the Archaeological Assessment for the site shall be completed
at the applicant/developer's expense. This consists of having an archaeological monitor on
site during grading and earth disturbance operations.
6. 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.
7. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain
permits and/or clearances from the following public agencies;
s Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
® Community Development Department
• Riverside County Environmental Health Department
CONAPRVL.407
f, +`
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
• :Desert Sands Unified School District
• Coachella Valley Water District
• .Imperial Irrigation District
• California regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include a copy of the
application for the Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a copy of an
approved Storm Water Pollution Protection Plan.
8. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
9. Handicap access, facilities and parking shall be provided per State and local requirements.
10. Bus waiting shelters shall be provided as requested by Sunline Transit when street
improvements are installed.
11. "Prior to any site disturbance being permitted, including construction, preliminary site work
and/or archaeological investigation, the project developer shall submit and have approved
a Fugitive Dust Control Plan (FDCP), in accordance with Chapter 6.16 of the La Quinta
Municipal Code. The plan shall define all areas proposed for development and shall indicate
time lines for any phasing of the project, and shall establish standards for comprehensive
control of both anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control measures over
the entire build out of the project such as for disturbed lands pending future development.
12. Construction shall comply with all local and State building code requirements as determined
by the Building and Safety Director.
13. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program,
as adopted by the City, in the amount of $600 per acre of disturbed land.
14. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the
Community Development Department for review and approval prior to submission of
building plans for plan check or issuance of grading permit, whichever comes first. The
study shall concentrate on noise impacts on building interior and parking areas from
perimeter streets, and impacts on the proposed residential uses to the north across the Wash
CONAPRVL.407 2 1-
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
and to the east and provide mitigation of noise as required in the General Plan. The study
shall recommend alternative mitigation measures for incorporation into the project design.
Study shall consider use of building setbacks, engineering design, building orientation, noise
barriers, (berming, landscaping and walls, etc.) and other techniques.
15. Prior to the issuance of a grading permit, the applicant shall prepare and submit a written
report to the Community Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of SP 96-027 and EA 96-325 which must
be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building
permit, the applicant shall prepare and submit a written report to he Community
Development Director demonstrating compliance with those Conditions of Approval and
mitigation measures of EA 96-325 and SP 96-027 which must be satisfied prior to the
issuance of a building permit. Prior to final building inspection approval, the applicant shall
prepare and submit a written report to the Community Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigation measures of EA 96-
325 and SP 96-325. The Community Development Director may require inspection or other
monitoring to assure such compliance.
16. All Conditions of Approval shall be incorporated into the Specific Plan text in the
appropriate section. Text shall be revised prior to issuance of a grading or building permit,
whichever occurs first.
17. Phase 2 construction and construction of the service station in Phase 1 shall be subject to
approval of a Site Development Permit by the Planning Commission.
18. That all requirements of Coachella Valley Water District shall be met.
19. For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the
street shall be provided with stop signs. Additionally, traffic aisles leading to the street shall
also be provided with stop signs to insure inbound traffic a continuous, uninterrupted flow
into the parking lot.
20. The site plan shall be revised to show that the twelve handicapped parking spaces in the
Phase I area have been relocated to the double row of parking immediately to the east, prior
to issuance of a building permit.
21. Any exterior storage areas, including palette enclosure, propane/generator enclosures shall
be subject to approval of the Community Development Department prior to issuance of a
building permit. These enclosures shall consist of masonry material sufficient in height to
screen all storage with solid painted gates provided.
CONAPRVL.407
3
RESOLUTION 96- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
22. Prior to the issuance of a building permit the site plan shall that the six foot block wall
provided at the rear, north property line, shall be two sided split face with a 2"cap. This wall
may be phased as shown on submitted plans.
23. The cart storage area (Section 3.3.4 of Specific Plan) design and location shall be approved
by the Community Development Director prior to issuance of building permit. Designated
area shall be permanent and provided with screen walls and landscaping.
24. Drive through restaurant shown in Phase 2 shall be provided with screening by a combination
of berms, walls, and landscaping so that the cars using the drive through facilities will not
be visible by pedestrians and cars on the perimeter sidewalk and street as approved by the
Site Development Permit in conformance with the development standards of the Zoning
Code.
25. All roof and wall mounted mechanical -type equipment shall be installed or screened with
architecturally compatible material so as not to be visible from surrounding properties and
streets to the satisfaction of the Community Development Director and/or Planning
Commission. Working drawings showing all proposed equipment and how they will be
screened shall be submitted and approved prior to issuance of a building permit.
26. On the north and west end of the trash compacter area a minimum six foot high split face
block wall with a 2" cap shall be constructed for buffering purposes.
PROPERTY RIGHTS
27. 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.
28. The. applicant shall grant public and private street right-of-way utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans, and
as required by the Public Works Director.
Property rights required of this development include:
A. State Route 111 - 86' half of a 172' right-of-way
B. Jefferson Street - 62' half right-of-way transitioning to 81' half right-of-way on the
southerly portion as required for dual left turn lanes and dedicated right turn lane.
The applicant may reduce the above right-of-way widths by two feet by
reconstructing the west side of the existing Jefferson Street median two feet easterly
of the existing location.
!,R�-:
CONAPRVL.407 4
RESOLUTION 96 EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
Right -of --way grants shall include additional widths as necessary to accommodate additional -
width improvements shown on the approved improvement plans.
29. 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
30. 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 Public Works Director.
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 :Public Works Director'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 Public Works
Director.
31. 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.
32. 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 medial and in a program format acceptable
to the Public Works Director. At the completion of construction and prior to final acceptance
of imp.ovements, the applicant shall update the files to reflect as -constructed conditions
including approved revisions to the plans.
IMPROVEMENT AGREEMENT
CONAPRVL.407
5
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
33. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City prior
to issuance of a grading, improvement or building permit. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
34. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the approval of
the City Engineer.
35. If the applicant desires to phase improvements and obligations required by the conditions of
approval and secure those phases separately, a phasing plan shall be submitted to the Public
Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to occupancy of permanent buildings within the phase unless
a construction sequencing plan for that phase is approved by the City Engineer.
36. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of improvements which have been or will be constructed by others
(participatory improvements).
This development is responsible for the following participatory improvements:
A. Underground installation of existing overhead utilities;
E. Raised landscape median on S.R. 111; and
C. Traffic signal at Jefferson Street and Vista Grande. If traffic conditions warrant
installation of this signal prior to or with the opening of Phase 2 of this development,
the City may require that the applicant construct this signal.
The applicant's obligations for all or a portion of the participatory improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement program if
this development becomes subject to such a program.
CONAPRVL.407
0
RESOLUTION 96- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
GRADING
37. 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.
38. The applicant shall comply with the City's flood protection ordinance.
39. 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.
40. 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.
41. 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
42. The applicant shall provide channel lining along the south bank of the Whitewater Storm
Channel as required by CVWD.
43. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be
retained within the development unless drainage to the Whitewater Storm Channel is
approved by CVWD. The tributary drainage area shall extend to the centerline of public
streets adjacent to the development.
44. Nuisance water (and storm water if drainage to the Whitewater Channel is not approved)
shall be retained in retention basin(s) or other approved retention/infiltration system(s). In
design of retention facilities, the soil percolation rate shall be considered to be zero unless
the applicant provides site -specific data that indicates otherwise.
45. 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.
46. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
CONAPRVL.407 7
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
47. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
48. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
UTILITIES
49. 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.
50. 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
51. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. Jefferson Street - Major Arterial:
1). Street Improvements - Forty-one feet of southbound travel improvements
(accommodating three 12-foot travel lanes, a 5-foot bike lane) plus sidewalk.
At the south end, improvements shall transition into 75 feet of southbound
travel improvements to accommodate two dedicated 11-foot-wide left -turn
lanes and one dedicated 12-foot-wide right -turn lane.
2). Traffic Signal at entrance opposite Vista Grande - Secure 100% of the
estimated cost of the improvement. The applicant is responsible for the cost
of the signal at the time warrants are met for its installation and may be
required to construct the signal prior to or concurrently with construction of
Phase 2 of the development.
3). Traffic Signal at S.R. 111 - Construct modifications required due to street
improvements required of this development and bear the full cost thereof.
Improvements shall include left turn signals for southbound and northbound
traffic.
CONAPRVL.407
RESOLUTION 96 EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
B. State Route 111 - Major Arterial:
1). Street Improvements - Construct ultimate improvement on north half of street
as required by Caltrans. Median island construction is a participatory
improvement which may be constructed by others.
2). Traffic Signal at West Entry Drive - Construct and bear 25% of the cost
thereof.
C. Site Access Improvements:
For Phase 1 construction as depicted in the revised Phase 1 Site Plan received by the
City on 7/12/1996, the applicant shall:
1). Construct the signalized intersection on S.R. 111 at the west end of Phase 2
and install connecting drives to Phase 1 as approved by the City Engineer.
2). Construct the full width of the most westerly righttin/right/out drive on S.R.
111 and the full 26'-width of the north/south parking aisle at that drive, and
3). Enlarge and lengthen the triangular center island on the northerly right-
in/right-out and make corresponding increases in the entry radii, all as
approved by the City Engineer. This revision may result in the loss of two to
three parking spaces.
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.
52. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - Three 30'-wide right-in/right-out drives centered 250' and
approximately 435' and 765' west of the centerline of Jefferson Street. One 40'-wide
full -access drive at the signalized intersection to be constructed at the west end of the
development.
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RESOLUTION 96 EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
B. Jefferson Street - Two 30' right-in/right-out drives centered approximately 315' and
470' north of the centerline of S.R. 111. One 40' full -access drive matching up with
'Vista Grande. The northerly right-in/right-out drive shall be constructed with a
triangular center island or other approved device to discourage left turns into this
drive from Jefferson Street.
53. Improvements shall include all appurtenances such as traffic signs, channelization markings
and street name signs.
54. 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.
55. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer.
LANDSCAPING
56. The applicant shall provide landscape improvements in the perimeter setback areas along
Jefferson Street and S.R. 111.
57. 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.
58. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the
right of way.
CONAPRVL.407
M17
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
59. Landscape areas shall have pennanent 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.
60. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
61. Prior to the issuance of a building permit, the site plan shall include for the middle driveway
entry in Phase 1 on Highway 111, the partial landscape strip between the double row of
parking extending north to the end of the parking aisle. This planter shall be also provided on
the double row of parking on the west side of this main driveway aisle. Compact spaces may
replace the proposed standard parking spaces.
62. Prior to the issuance of a building permit, the site plan shall show that large north/south
running, triangular shaped planter between the Home Depot outdoor garden center and
Jefferson Street be revised so that the double row of parking is provided adjacent to the single
row of parking next to Jefferson Street. The resulting triangular shaped area which is not
needed for parking spaces or driveway aisles shall be provided as landscaping between the
double row of parking. This landscape area shall be heavily planted with minimum 24 inch
and 36 inch box size trees to provide screening of the structure from Jefferson Street and
adjacent residential properties. Layout of this area shall be subject to approval of the
Community Development Director.
63. Prior to issuance of a building permit, the landscape plan shall include planters for minimum
15 to 18 foot high Washingtonia Robusta shall be provided in the front of the Home Depot
store. These planters shall be located between the lumber yard and entry canopies and in front
of the metal canopy in the outdoor garden center. Number of trees shall be subject to approval
of the Community Development Director.
64. Prior to the issuance of a building permit, the site plan shall show adjacent to the north
property line that the planter is a clear five feet dimension. Planting between the east edge of
the outdoor garden section and westerly property line shall consist of minimum 36 inch box
size trees placed 50 feet on center for screening purposes.
65. Parking lot shading is required by Municipal Code shall be provided. Number and location
of trees shown on submitted landscape plan does not constitute final approval. Plans showing
compliance with shading requirements shall be submitted prior to issuance of a building
permit to verify compliance.
66. Landscape improvements adjacent to Highway 111 and Jefferson Street adjacent to the service
station site shall be installed as a part of the Home Depot improvements.
CONAPRVL.407
11
RESOLUTION 96 EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
67. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing
landscaping shall be replaced within 30 days.
68. Landscaping within the shopping center (Phase 1 and Phase 2) shall be commonly maintained
under a single maintenance contract. A common area maintenance association or other similar
body shall be established to insure compliance with this requirement. Required agreement or
CC & R's shall be reviewed for this purpose by the Community Development Department
prior to issuance of a building permit.
69. Prior to issuances of any building permits, the applicant shall submit to the Community
Development Department for review and approval a plan (or plans) showing the following:
A. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for
all landscape areas. Desert or native plant species and drought resistant planting
materials shall be incorporated into the landscape plan.
B. Location and design detail of any proposed and/or required walls.
C. Exterior lighting plan, emphasizing minimization of light and glare impacts to
surrounding properties.
70. Screening of parking lot surface shall be provided from all adjacent streets through use of
berming, landscaping and/or short decorative walls.
.QUALITY ASSURANCE
71. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
72. 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.
73. 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.
CONAPRVL.407
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RESOLUTION 96- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
FEES AND DEPOSITS
74. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE MARSHAL
75. Provide or show there exists a water system capable of delivering 3000 gpm for a 2 hour
duration at 20 psi residual operating pressure which must be available before any combustible
material is placed on the job site. Fire flow is based on type V-1 HR. Construction and
building being equipped with automatic fire sprinklers.
76. A combination of on -site and off -site Super fire hydrants, on a looped system (6" x 4" x 2-
1/2") will be located not less than 25' or more than 165' from any portion of the buildings as
measured along approved vehicular travel ways. The required fire flow shall be available from
any adjacent hydrants in the system.
77. Blue retro-reflective pavement markets shall be mounted on private streets, public streets and
driveways to indicate location of fire hydrants. Prior to installation, placement of markers
must be approved by the Riverside County Fire Department.
78. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy
of the water system plans to the Fire Department for review. Plans shall conform to the fire
hydrant types, location and spacing, and the system shall meet the fire flow requirements.
Plans must be signed by a registered Civil Engineer and the local water company with the
following certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
79. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire
department connection shall be located to the front within 50' of a hydrant, and a minimum of
25' from the building.
80. If the building is used for high piled/rack storage, the building construction and fire sprinkler
system must meet NFPA 231 C and Article 81 of the 1994 UFC.
81. 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.
82. Install panic hardware exit signs as per Chapter 10 of the Uniform Building Code.
CONAPRVL.407 13
RESOLUTION 96- EXHIBIT "A'
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
83. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in
rating. Contact certified extinguisher company for proper placement of equipment.
84. 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.
85. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock
boxes will require "tamper" monitoring.
86. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets) the Knox
Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be
used.
87. Final conditions will be addressed when building plans are reviewed. A plan check fee must
be paid to the Fire Department at the time building plans are submitted.
All questions regarding the meaning of these conditions should be referred to the Fire
Department Planning and Engineering staff at (619) 863-8886.
ARCHITECTURAL REQUIREMENTS
88. Prior to the issuance of a building permit for Home Depot, the building elevations shall ve
modified as follows:
A. All metal roll up doors and the overhead metal canopy over the loading dock area shall
be painted to match the adjacent building wall.
B. The rib metal canopy within the outdoor garden center shall be treated with the textured
paint to match the adjacent walls.
C. The vertical treatment adjacent to the downspouts at the rear of the building shall be
raised to be flush with the downspouts.
D. The four columns at the tower entry shall be double columns with each column to match
the size of the nursery columns.
CONAPRVL.407
14
RESOLUTION 96- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 96-027
JULY 23, 1996
E. In the area behind the entry tower between the four split face columns, the block pattern
used in the tilt -up panel shall be eliminated.
F. The rear of all parapet walls and tower structures higher than 32 feet from finished grade
shall be painted with the same textured paint used on the exterior of the building.
SIGNS
89. Prior to :issuance of a sign permit, the sign plans shall be modified as follows:
A. The main identification signs on the south and east elevations of the buildings shall not
exceed 185 square feet in area.
B. All orange background used in the cabinet signs shall be opaque.
C. The "nursery" and "indoor lumber yard" signs shall both be of the same type of
construction (i.e., cabinet or individual channel letters).
D. The monument signs shall be redesigned to provide architectural treatment which
eliminates the rectangular shape. There shall be no supplemental signs for outdoor sales
(Section 3.2.1 of Specific Plan) utilized.
CIRCULATION
90. Prior to issuance of a building permit, the site plan shall be modified to show a continuous
drive aisle from the middle driveway on Jefferson Street through the first two long double
rows of parking.
CONAPRVL.407
15
PLANNING COMMISSION RESOLUTION 96-
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA RECOMMENDING
APPROVAL OF A CONDITIONAL USE PERMIT TO THE CITY
COUNCIL TO ALLOW MORE THAN 200 SQUARE FEET OF
OUTDOOR STORAGE IN CONJUNCTION WITH A RETAIL
CENTER
CASE NO.: CUP 96-028
HOME DEPOT USA, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 23rd day of July, 1996, hold a duly noticed Public Hearing to consider the request of Home
Depot USA, Inc. to allow more than two hundred square feet of outdoor storage in conjunction with
a retail center in the C-P-S Zone on 20+ acres at the northwest corner of Highway I I I and Jefferson
Street, more particularly described as
APN 649-020-022 AND 649-020-023
WHEREAS, said conditional use permit request has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by
Resolution 83-68, in that a Negative Declaration has been recommended for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings and reasons to justify a recommendation for approval of said conditional use permit:
1. The conditional use permit is deemed consistent with the City's General Plan in that the site
is designated commercial and proposed for retail use.
2. The approval of this conditional use permit for outdoor storage insures consistency with the
Zoning Code since it is required.
3. An Environmental Assessment has been prepared and a Negative Declaration is
recommended for this project.
4. The outdoor storage area is to be enclosed by a steel and block fence which insures that the
impact on the public health, safety, and general welfare will not be detrimental.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
Planning Commission Resolution 96-
1. That the above recitations are true and correct and constitute the findings of the Planning
Commission in this case;
2. That the Planning Commission does hereby recommend to the City Council approval of
Conditional Use Permit 96-028 to allow more than 200 square foot of outdoor storage in
conjunction with a retail center subject to the attached Conditions of Approval, attached
hereto and made a part of as Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 23rd day of July, 1996, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.173
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CASE MAP
-m ATTACHMENT 9
S ECt tC PLAN TEXT FOR
PLANNING COMMtStON ONLY
#kCHMENT I
Community Development Department
La Quinta City Hall
78-495 Calle Tampico
La Quinta, CA 92253
Daniel & Audrey Ferguson
46-414 Roudel Lane
La Quinta, CA 92253
APN 649-052-004
� CC ENE
JUL 11 1996
CITY OF LAOUINTA
PLANNING DEPARTMENT
Subject„ Specific Plan 96-027, Conditional Use Permit
96-028 (Home Depot USA Inc, Greg George)
Dear Members of the Community Development Dept,
We wish to express our support for the subject project. We are
not only pleased at the prospect of having a Home Depot at this
location but also that it will provide some badly needed
competition for the Wal Mart store.
Thank you for the opportunity to comment.
Sincerely,
Daniel Ferguson
I - ov 4UL. 1L.40 rAA 01V J44 0000 u11Y Ur' 1Vulu 1401
3. The two south entries along Jefferson Street should be deleted because they create an
unsafe conditions at one of the regions major intersections and will slow or stop
through traffic, as noted in the LOS of "D" or "F". For motorists exiting the project
site onto Jefferson Street, visibility of southbound traffic on Jefferson Street is
restricted due to the street depression at the Coachella Valley Stormwater Cha=tl.
Less driveways and curb cuts along major streets and at major intersections will result
in safer traffic conditions and a more desirable LOS. Likewise the east entry along
State Highway I 11 should be deleted clue to its close proximity to the Jefferson Street
intersection. This driveway is approximately 210 feet from a signalized intersection.
Westbound traffic entering the site will impede the now of traffic, hcoce LOS `D" or
"F". The City of La Quinta's own pofii.;.y immediately west at the Alberts= Shopping
Center does not allow direct access to drive through restaurants.
4. The applicant should contact Sunline 'Transit Agency to determine the location for a
bus stop along State kIighway Ill. The Indio Draft Mined Use Specific Plan 300
(MUSP-300) encourages large projc;.tts along State 1`Lghway III to work with
Sunline Transit Agency to incorporate on -site bus stops or bus turnout. MUSP-300
regulates parcels on the south side of State K*way I I I within the City of Indio.
S. Under CEQA, archaeological field sw-veys are always required. The Indio General
Plan 2020 designates this site as btinng in a High Sensitivity Area for cultural/
archaeological resources. Therefore, findings and recommendations for mitigation
from the archeology study that was prepared for the subject site should be summarized
in the Jefferson Plaza Specific Plan.
6. The site is located in the Active Blowsand Area designation derived from the CVAG
Blowsand Control and Protection Plan; therefore, consideration should be made for
ground disturbance and potential aeolir► erosion. All graded and undeveloped portions
of the site should be stabilized to mitigate the transportation of fugitive dust from the
site. All grading operations should be subject to a PM 10 mitigation plan.
7. This project will slope toward the Coachella Valley Stormwater Channel, yet there is
no analysis of increased storm runoff that will be released from the site into this
regional flood control system. Since the City of Indio is impacted by the grade
crossings at this storm channel and other crossing further down stream, it would seem
appropriate that the impacts on those crossings be analyzed and mitigated.
S. The applicant should contact the Coachella Valley Water District (CVWD) to
determine if the applicant will be required to "line" the Coachella Valley Stormwater
Channel and/or provide any other improvements to the channel. All runoff channels
should have a debris basin and filter system. The debris basin should be identified as a
separate mitigation measure to handle runoff during construction. CVWD's written
comments should be included in the Jef ersson Plaza Specific Plan.
t+( I io/ too IML 1T.: 18 YAX UlU 342 655E3 CITY OF INDIO zoo
9. An aesthetic analysis should evaluate the visual change resulting from the development
of this project on neighboring residevial areas. We recommend that the applicant
provide a landscape screen and buffer along the north and east sides of the site to
mitigate significant negative visual impacts for neighboring residential areas
10 The building pad on the southeast coiner of the project site should not incorporate a
drive through business. The City of Indio Draft Kxed Use Specific Plan 300 does not
allow drive through business along State Highway III from Jefferson Street to
Clinton Street. It is our opinion that drive through businesses down -grade the quality
development image. Automobiles using the drive through, being visible from the
public right-of-way, contribute noise, degrade air quality, and increase the possibilities
of conflicts between automobiles and pedestrians or other vehicles
11. The proposed project is regional in scope, and any project of this size in the Coachella
Valley fails within the scope of a regional project and should be considered for an
evaluation of regional impact. Therefore, a housing study should be undertaken to
deterntine the availability of housing affordable to retail employees in the City of La
Quints. It is anticipated that retail job holders will ultimately reside in communities
other than the City of La Quinta. if this is found to be true. then the City of La Quinta
is exporting its affordable housing problems to neighboring communities. Their is a
clear question of socio-economic and environmental impacts with this project (See
Citizens . xwoation of Sensible Development, Bishop Area v County of Iiryo (4th
Dist. I935) 172 Cal. App. 3rd 151, 1.69-171 (217 Cal. Rptr. 893].)_ This regional
retailer must provide written objectives.
12. Over the past fifteen years a redistribution of sales tax revenues has occurred
throughout the Coachella Valley and ttds project has the potential to worsen this trend
to the detriment of the City of Indio. Characterisation as to the degree of this
potential change and its potential physical effects on the City of Indio or other cities'
commercial areas is a Mitical issue that does not appear to have been adequately
addressed. The City of Indio is interested in reviewing such a document to determine
the study area selected and the probable effects to the study area.
The City of La Quinta should carefully ded'tne the proposed project's conformance with
the City's General Plan and its existing zone text. Since the specific plan is the tool which
will implement the goals and policies of the: general plan it should be carefully scrutinized.
In addition, a project proposal of this magnitude requires extensive environmental
evaluation to ensure that significant negative environmental impacts are mitigated, a
simple negative declaration is not sufficient. The City of Indio would also like to reserve
the right to further comment at a later date. Thank you for the opportunity to comment.
If you have any questions or comments phase do not hesitate to contact me at (619) 342-
6500 Ext. 505 or FAX (619) 342-6556.
U I I?J,' U 3 11i1 12: 50 FAX 1518 342 5556 CITY OF INDIO (a 0i
Sincerely,
Drew D. Purvis,
Assistant Planner
cc:
Allyn S. Waggle, City Manager
Henry J. Hohenstein, AICP, CommunityL evelopment Director
Keith C. Scott Jr., Economic Developmern: i Redevelopment Director
William H. Claire, III, Economic Development Project Manager
.Michael J. Bracken, Economic Development Specialist
Richard Cota, City Engineer
homedpot.doc
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JUL 18 1996
CITY OF LAQUINTA
PLANNING DEPARTMENT
DREW D. PURVIS
Anirtanr Planes►
100 Civic Center Man
P.O. Drewa I *
intiic. CA 922M
(619) 342-4500 EXI'. 505 • r-u (619) 342.65%
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ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-325
Case No.: SP 96-027 Date: July 11,1996
CUP 96-028
L
Name of Proponent: Home Depot U.S.A., Inc.
Address: 601 S. Placentia, Fullerton, CA 92631
Phone: 714-738-5200 (Greg George, Rep.)
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable):
Specific Plan 96-027 and Conditional Use Permit 96-028, construction of an approximately 130,000
square foot retail home improvement center, specified as part of an overall proposed 218,000 square
foot retail development, at the northwest comer of Highway 111 and Jefferson Street.
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
cklst.325
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that :is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning X Transportation/Circulation Public Services
Population and Housing Biological Resources Utilities
X Earth Resources Energy and Mineral Resources X Aesthetics
Water Risk of Upset and Human Health Cultural Resources
X Air Quality Noise Recreation
Mandatory Findings of Significance
II. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment,
but at least, 1) one effect has been adequately analyzed in an earlier document
pursuant to applicable legal standards; and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets, if the effect
is a "potentially significant impact" or "potentially significant unless mitigated".
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only
the effects that remain to be addressed.
Signature Date July 11, 1996
Printed Name and Title Wallace Nesbit, Associate Planner
For: City of La Ouinta. Commu—m-11y Development Department
X
n ,�
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.1. LAND USE AND PLANNING. Would the project:
a) Conflict with general plan designation or zoning?
(source #(s): X
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
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)? X.
3.2. POPULATION AND HOUSING. Would the project:
a) Cumulatively exceed official regional or local
population projections? X
b) Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)? X
c) Displace existing housing, especially affordable
housing? X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a) Fault rupture?
b) Seismic ground shaldng 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.
Potentially
Potentially Significant Lees 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 runoff?
X
b)
Exposure of people or property to water related
hazards such as flooding?
X
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
X
d)
Changes in the amount of surface water in any water
body?
e)
Changes in currents, or the course or direction of
water movements?
X
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
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? X,
c) Alter air movement, moisture or temperature, or
cause any change in climate? X
d) Create objectionable odors? X
iv
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a)
Increased vehicle trips or traffic congestion?
X
b)
Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
c)
Inadequate emergency access or access to nearby
uses?
x
d)
Insufficient parking capacity on site or off site?
e)
Hazards or barriers for pedestrians or bicyclists?
x
f)
Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
'x
g)
Rail, waterborne or air traffic impacts?
x
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds? x
b) Locally designated species (e..g. heritage trees)? x
c) Locally designated natural communities, (e.g. oak
forest, coastal habitat, etc.)? X.
v
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 Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
X
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
b) Possible interference with an emergency response
plan or emergency evacuation plan? X
c) The creation of any health hazard or potential health
hazards? X
d) Exposure of people to existing sources of potential
health hazards? X
e) Increased fire hazard in areas with flammable brush,
grass, or trees? X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels? X
b) Exposure of people to severe noise levels?
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection? X
potentially
potentially Significant
Lew Than
Significant Unleae
Significant
No
Impact Mitigated
Impact
Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
d) Sewer or septic tanks?
e) Storm water drainage?
X
f) Solid waste disposal?
3.13. AESTHETICS. Would the proposal:
a) Affect a scemc vista or scenic highway?
X
b) Have a demonstrable negative aesthetic effect?
c) Create light or glare?
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious or sacred uses within the
potential impact area? X
vii
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? X
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
god? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects).
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.
INITIAL STUDY - ADDENDUM
FOR ENVIRONMENTAL ASSESSMENT 96-325
Prepared for:
JEFFERSON PLAZA
SPECIFIC PLAN 996-027
CONDITIONAL USE PERMIT #96-028
HOME DEPOT, USA INC.
CITY OF LA QUINTA
Prepared by:
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
July 11,1996
I
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
5
2.6 Related Projects
5
3 ENVIRONMENTAL ANALYSIS
5
3.1 Land Use and Planning
5
3.2 Population and Housing
6
3.3 Earth Resources
7
3.4 Water
8
3.5 Air Quality
8
3.6 Transportation/Circulation
10
3.7 Biological Resources
11
3.8 Energy and Mineral Resources
12
3.9 Risk of Upset/Human Health
12
3.10 Noise
13
3.11 Public Services
13
3.12 Utilities
14
3.13 Aesthetics
14
3.14 Cultural Resources
15
3.15 Recreation
15
4 MANDATORY FINDINGS OF SIGNIFICANCE
16
5 EARLIER ANALYSIS
16
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the
California Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the
principal responsibility for carrying out or approving a project which may have a significant effect upon
the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the
environmental review and to make a decision on the proposal.
1.2 PURPOSE OF THE INITIAL STUDY
As part of the environmental review for the proposed amendment, the City of La Quinta Community
Development Department has prepared this Initial Study. This document provides a basis for
determining the nature and scope of the subsequent environmental review for the amendment. The
purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the following:
To provide the City with information to use as the basis for deciding whether to prepare an
environmental impact report (EIR) or a negative declaration for a project;
To enable the applicant or the City of La Quinta to modify the project, mitigating adverse
impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated
negative declaration of environmental impact;
To assist in the preparation of an EIR, should one be required, by focusing the analysis on those
issues that will be adversely impacted by the proposed project;
To facilitate environmental review early in the design of the project;
To provide documentation for the findings in a negative declaration that the project will not
have a significant effect on the environment;
To eliminate unnecessary EIR's; and
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed Home Depot project was deemed subject to the environmental review requirements of
CEQA in light of the ;potential project impacts. The Environmental Officer for the Community
Development Department prepared this Initial Study and addendum for review and certification by the
Planning Commission and City Council for the City of La Quinta.
4
1.4 SUMMARY OF PRELINUNARY ENVIRONMENTAL ASSESSMENT
This Initial Study checklist indicates certain potential for significant environmental impacts. As a result,
specific mitigation measures have been incorporated, and a Mitigated Negative Declaration of
Environmental Impact will be recommended for this project. Mitigation measures proposed for each
issue area are underlined within the discussion, and are summarized in the Mitigation Monitoring
Program attached to this addendum.
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 Qu inta was incorporated in May, 1982.
The subject site consists of approximately 22 acres, at the corner of Jefferson Street and Highway 111.
The site is currently vacant, but was previously approved for a 251,000 square foot retail development
project in 1993 (Plot Plan 92-490). The site is relatively flat, with minimal vegetation due to previous
rough grading having occurred. A traffic study and cultural resources survey have been submitted with
the proposed project.
2.2 PHYSICAL CHARACTERISTICS
The proposal involves a two-phase development of retail uses, consisting of a total of 218,000 square
feet. The Home Depot will be developed as the first phase of the project in the northeasterly portion of
the site, consisting of 129,800 square feet (approx.), which includes a 24,000 square foot outdoor garden
center. A 1,500 square foot gas station site is also part of Phase 1.
2.3 OPERATIONAL CHARACTERISTICS
A specific plan document has been prepared for this project; the Home Depot will comprise almost
130,000 square feet, or approximately 60% of the total proposed floor area. No specific information is
available regarding the uses proposed under Phase 2 of the project, but conceptual plans submitted
indicate three retail shell buildings and two restaurant pads, one of which is a drive through design.
2.4 OBJECTIVES
The objective of this project is to develop a commercial center oriented around a big box home
improvement based retailer, and maintain a flexible land use concept layout for potential future tenants,
dependant upon market demand for retailers.
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 Home Depot project will require discretionary approval from the Planning
Commission and City Council for the following:
Certification of the Environmental Assessment for the project;
Approval of the Specific Plan and Use Permit applications;
Approval of Site Development Permit(s) for the Phase 2 uses.
2.6 RELATED PROJECTS
There are no related projects to this proposal under review at present. A previous application for a retail
center was approved for this site in 1993. Jefferson Square ( Specific Plan 92-022; Plot Plan 92-490)
was approved by the City Council on February 2, 1993 with a total of 251,000 square feet proposed for
development of an off -price retail outlet center. This project received two one-year time extensions, but
the approval lapsed on February 2,1996. Previous environmental documentation consists of a Negative
Declaration adopted for the project (EA 92-241).
SECTION 3: ENVIRONMENTAL ANALYSIS
This section analyzes potential environmental impacts associated with the proposed project. CEQA issue
areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist
item, the environmental setting is discussed, including a description of conditions as 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 vacant, but has been partially disturbed in the past. The overall project uses as
proposed are consistent with the General Plan and zoning currently in effect; however, a conditional use
permit is required by the zoning, as more than 200 square feet of outdoor display/storage is proposed.
A. Less Than Significant Impact. The amendment does not propose uses inconsistent with the
current or future land uses contemplated for the project area. However, the project is in close proximity
to residential uses, located 500 feet north of the Whitewater Channel and 200 feet east across Jefferson.
0
A conditional use permit is required to ensure that the project maintains compatibility with adjacent and
surrounding land uses. Specific conditions related to the establishment and operation of the project will
be incorporated into the approval conditions to ensure compatibility with surrounding uses.
B, C, D. No Impact. No conflicts with any environmental plans or policies of the City or any other
responsible agencies have been identified. No farming or other agricultural use has occurred on the site
in its recent history, and the soil type (Myoma Series) is not considered prime agricultural soil.
Development of the property would not disrupt any physical arrangement of the community, as Jefferson
and Highway 111 already serve as a border for Indio and La Quinta, with this site being the only La
Quinta property.
3.2 POPULATION AND HOUSING
Regional Environmental Setting
The City's population as of January, 1996 is estimated by the State Department of Finance to be 18,046
persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who
spend three to six months in the City (WDL Economic Overview; 1996 Ed.). It is estimated that 30%
of all housing units in the City are used by seasonal residents. The average occupancy is 2.85 persons
per occupied unit (1990 Census).
Local Environmental Setting
The site is designated Mixed Regional Commercial (M/RC) on the City's General Plan Land Use Policy
Diagram. The surrounding area to the north is designated residential; to the east across Jefferson lies the
City of Indio, which designates Neighborhood Commercial in their General Plan along Highway 111.
A. No Impact. The project does not involve a housing component. Development of the project site as
proposed is consistent with the land use designation set forth in the City General Plan. The proposal will
not exceed any current growth forecasts currently available to or used by the City, based on the buildout
scenarios in the General Plan.
B, C. Less Than Significant Impact. The project development may induce growth in the I I I corridor
area, due to extension and upgrade of existing infrastructure in the site vicinity. It is not anticipated to
stimulate residential development significantly, as the commercial nature of the project would indicate
that an adequate population base exists to support this use. There may be some limited effects on
affordable housing demand as employees attempt to locate in proximity to the site. Commercial
development has been slow to occur along the corridor, and there is a significant amount of vacant land
designated for residential development which will be more than adequate to supply any housing demand
increase. 'There is also substantial residential inventory in the northerly residential areas of the City and
more affordable single farnily units in the Cove area (Source: EA 92-241; LQGP). Additionally, the City
has acquired three sites specifically targeted for affordable housing development, one of which is a is an
approximately 40 acre site at the northwest corner of Jefferson and 48th Avenue. This site is less than
'h mile from the project area, and the City is currently entering into a development agreement with a
potential developer.
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 site is approximately 60 feet above sea level, and consists of Myoma series soils. This soil type has
rapid permeability is commonly used for homesites and other urban uses. While it can be used in
development of croplands, it is not considered as prime agricultural soil as classified by the State. The
site is located within a Groundshaking Zone 4, referenced as a moderate level of shaking activity. There
are no active faults in the area (EA 92-241; LQMEA).
A. No Impact. The project will not present any additional exposure to geologic hazards associated with
fault rupture, as no faults have been identified on or in proximity to the site. The existing physical
conditions in the area will not be changed in a manner which would create any impacts beyond those
associated with development of the site in accordance with the General Plan.
B. Potentially Significant Unless Mitigated. The project will be located in a Groundshaking Zone 4,
associated with moderate impacts from seismic activity. The project will be required to adhere to seismic
reinforcement and other requirements as called for by the UBC
C, D, E. No ]impact Although the site is identified as susceptible to moderate groundshaking impact,
the soil characteristics indicate that ground failure due to such activity is negligible, based on its use in
urbanized development. The site is not identified as subject to liquefaction potential, and there is no
potential for seiche, tsunami or volcanic activity. The site is level and not subject to slide or mudflow
impacts. The Whitewater Channel does not significantly affect the property during drainage flows
(LQMEA; EA 92-241; site history).
F. Less Than Significant Impact There will be some change in surface features due to project grading.
Such changes will affect stability of the site as the natural substructure is modified. Soil erosion potential
will be affected due to loosening and movement of soil material during development. Standard erosion
control and soil management methods as identified in soil reports and addressed in grading plans
required for the site will ensure that such impacts will not be significant. CVWD will require the
Whitewater Channel be lined in accordance with their standards, mitigating potential long term erosion
impacts. Submittal of a dust control plan as required (see Air Quality) will aid in wind erosion reduction.
G, H, ]L No Impact The site is not identified as being subject to subsidence or having soils which are
expansive. There are no unique geologic or physical features on the site with respect to Earth issues
(LQMEA; site survey).
8
3.4 WATER
Regional Environmental Setting
Groundwater resources in, the La Quinta area consist of a system of large aquifers (porous layer of rock
material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater.
Water supplies are also augmented with surface water from the Colorado River transported via the
Coachella Canal and stored at Lake Cahuilla.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa
Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater
will be a requirement in the near future.
Local Environmental Setting
The vicinity of the proposed project is protected from design storms by the Whitewater Channel flood
control facility and other improvements. The site is level and incorporates well drained soils. The site
is designated Zone X on the federal Flood Insurance Rate Maps in effect for the area, subject to 500 year
flood events and 100 year events with average depths of less than 1 foot.
A. Less Than Significant Impact. Current runoff rates will be increased due to pad, building and
hardscape area development. The runoff produced by development of this site will be directed to the
Whitewater Channel, along the north boundary of the site. The Channel will be concrete lined along the
project boundary, and is capable of accommodating the increased flows. The project will be required to
prepare a drainage elan and comply with NPDES permit requirements as enforced by the Public Works
Department.
B. through EL No Impact The area is currently protected from flood impacts by existing flood control
facilities, specifically the Whitewater Channel. Surface waters and streams will not be affected, and
ground water resource quantity and quality will not be significantly impacted. Compliance with the
NPDES requirements attached to the project permitting will ensure that stormwater runoff associated
with the project's development will not create any measurable impact to water quality, quantity or
hazards.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly
different air pollution problem than the South Coast Air Basin (SOCAB). Currently, the SEDAB does
not meet federal standards for ozone, carbon monoxide, or particulate matter.
Local Environmental Setting
The City is located in the Coachella Valley, which has an and climate, characterized by hot summers,
mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures,
and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air
quality conditions are closely tied to the prevailing winds of the region. In the Coachella Valley, the
standards for PM 10 are frequently exceeded. PM10 is particulate matter 10 microns or less in diameter
fsie4i
2
that becomes suspended in the air primarily due to winds, grading activity, and by vehicles on unpaved
roads. The Valley is currently designated by the EPA as a serious non -attainment area for PM10,
however SCAQMD anticipates that recent data will show that the Valley has been in attainment over
the last three years. Based on this, SCAQMD is in the process of preparing a PM10 Maintenance Plan
in order to have the area redesignated to attainment status.
A. Potentially Significant Unless Mitigated. Based on the SCAQMD CEQA Air Quality Handbook,
the proposed project will be a source of potentially significant air quality impact. The traffic study
prepared for Jefferson Plaza indicates that 11,502 daily vehicle trips will be generated by the overall
project (Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996). Air quality
analysis conducted for the proposed project indicates that long term emissions exceed SEDAB
thresholds for reactive organic gases (ROG) by 550% and carbon monoxide (CO) by 590%
(SCREEN.XLS; SCAQMD CEQA Air Quality Handbook). These emission exceedences are directly
related to mobile (vehicular traffic) sources. The La Quinta General Plan's "Statement of Overriding
Considerations", adopted by Council Resolution 92-80, identified that impacts to air quality cannot be
fully mitigated under long term development of the General Plan. This project is consistent with the
General Plan in that the proposed land use and project intensity is consistent with the designation of the
property as Mixed/Regional Commercial. However, to be in conformance with the General Plan, the
project must also comply with General Plan policies regarding its development in order to mitigate these
impacts to the full extent feasible. This would make the project consistent with the General Plan, for
which overriding considerations have been adopted.
The City has adopted a Transportation Demand Management Ordinance (TDM), which is applicable
to all new development projects projected to employ 100 or more persons; based on the ordinance, this
project will employ 437 persons. In order to reduce vehicular emissions, the applicant shall be required
to prepare and submit a TDM Plan in accordance with the provisions of the City's Transportation
Demand Management Ordinance The plan shall address capital tal improvement and operational standards
as listed in the Ordinance Any transit related improvements required by Sunline as a condition to
development will not constitute compliance with the plan submittal requirement
Several policies promote the concept of pedestrian accessibility and alternative travel modes, which
assist in both air quality and circulation impact mitigation (Policies 9-2.1.2, 9-2.1.3, 9-4.1.4). Policy 9-
2.1.4 requires the City to discourage design in retail/commercial uses which aggravate air quality, such
as drive -through windows and circuitous circulation. Conditions attached to the project will prohibit any
rive through uses, unless adequate documentation can be presented at the time any such use may be
proposed, that the use will not increase air quality impacts beyond any similar non -drive through use
The parking,Zyout and internal circulation shall be redesigned as part of the design review process to
include more pedestrian friendly improvements and reduce unnecessary circulation patterns.
Short term (construction -related) impacts will result primarily from grading activities, which will
generate fugitive dust. Prior to any soil disturbance or grading activi iesl, the developer shall secure
approval of a Fugitive Dust Control Plan (FDCP). The plan shall address all proposed development
areas, as well as those areas which may be disturbed by activity but scheduled for later development.
The FDCP shall be submitted with the any clearing, grading, or other site activity -request which will
disturb, or is related to development of the site.
10
Although these measures will not fully mitigate the air quality impacts from this project below
significance thresholds, inclusion of them will render the proposal consistent with the General Plan, for
which a" Statement of Overriding Considerations" was adopted.
B, C, D. No Impact. The proposed project will not expose sensitive receptors to pollutants. The La
Quinta High School is the nearest non-residential sensitive receptor, and is located over I/Z mile from the
site. Residential receptor areas exist to the north and east of the site. Construction -related air quality
impacts would be the most prevalent issue with the project, primarily from fugitive dust associated with
grading activities and other soil disturbances. Submittal of a Fugitive Dust Control Plan (FRCP) for the
site will be required to address the short-term construction impacts. Long term impacts from roadway
emissions due to cumulative impacts of growth in accordance with the La Quinta General Plan were
considered as part of development of that document. The project has no potential to effect any
climatological change, and should not create any objectionable odor(s). The proposed uses are
commercial/retail in nature, and the Home Depot will have no known manufacturing or processing on
the site, beyond minor operations such as paint mixing or color matching, which could be considered
as odor producing.
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
The existing circulation system is a combination of early roadwork constructed by Riverside County and
new and resurfaced roadways since incorporation of the City in 1982. Key roadways include State
Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, Miles Avenue and 50th Avenue.
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 bounded by two major City thoroughfares; Highway I I I and Jefferson Street. The traffic
study prepared for Jefferson Plaza indicates that existing average daily traffic (ADT) counts on these
roadways are 34,941 and 10,036, respectively. Current geometrics for Highway 111 along the project
frontage consists offour travel lanes with painted median and no curb/gutter; Jefferson Street is a two-
lane road with raised medians and two north and three southbound left turn pockets (Traffic Impact
Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996; Site Survey).
The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections
during A.M. or P.M. peak hours without adequate mitigation. LOS is a hierarchical classification of
qualitative measures of traffic flow, ranging from A (free flow) to F (unacceptable saturation).
A. Potentially Significant Unless Mitigated. The project will unquestionably create increased trips
and congestion. The traffic study prepared for Jefferson Plaza indicates that 11,502 daily vehicle trips
will be generated by the overall project (Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering,
June 11, 1996). The study contains several recommendations for intersection and roadway geometric
improvements which are represented as mitigating the impacts of increased traffic. The applicant shall
dedicate and install all improvements as deemed necessary by the Public Works Department, in
accordance with the conditions of approval for the project and any development agreement(5
11
Due to air quality impacts identified, this project is required to submit a Transportation Demand
Management Plan (TDM), which will include provisions to reduce vehicle trips and provide facilities
to encourage and accommodate alternative modes of transportation. State law now precludes air districts
from enforcing trip reduction strategies; in the SCAQMD subregions, this relates to Regulation XV, or
Rule 1501, which required any employer of 100 or more persons to prepare a ridesharing strategy plan
for that worksite. The City's ordinance is modeled upon the SCAQMD rule, and was adopted in 1992
in order to implement the Riverside County Congestion Management Plan.
B. Less Thaw Significant Impact. The project incorporates several driveway locations along Jefferson
Street and Highway 111. Proposed signal locations at Vista Grande at Jefferson Street and the westerly
access along Highway 111, as proposed in the traffic study for existing conditions plus the project, will
reduce traffic safety impacts significantly. Additionally, the easterly access along Highway 111 (at the
proposed gas station location) presents a hazard from traffic turning west onto Highway 111 from
northbound Jefferson Street. Traffic from this approach attempting to enter that point will conflict with
other traffic as it crosses travel lanes. The sitre plan shows less than 200 feet available to accomplish this
maneuver. General Plan policy requires driveway access along arterials to be located a minimum 250
foot distance from an intersection, as measured between curb returns. The easterly access along High
111 into the project shall be relocated_ at a minimum, so as to be in accordance with General Plan Policy
3-3 1 3 c) In reviewing the relocation, the City shall reserve the option to prohibit access at this location
in consideration of the ultimate buildout geometric requirements for the Jefferson StreeyH hway 111
intersection. Traffic safety improvements as typically required of new development will also provide
reductions in traffic hazard impacts, commensurate with development of the site, and should improve
the overall safety level of the intersection in general.
C. through G. No Impact. The project as mitigated will not impede or restrict emergency access
requirements, and provides for adequate access to surrounding uses. The project provides for parking
areas which exceed the City's parking requirements by 28%; therefore, no parking impacts will be
created by the proposal which were not addressed and provided for in the specific plan. The project will
be conditioned to provide for alternative transportation infrastructure, which will be identified through
the submittal of a TDM Plan as conditioned. Any transit improvements determined necessary by Sunline
Transit will be conditioned as part of the project's approval. The site is not proximate to, nor is it
affected by water, air or rail traffic.
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the
Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are
classified as urban or agricultural. A discussion of these ecosystems is found in the LQMEA.
Local Environmental Setting
The subject area is vacant, with fairly level terrain and minimal vegetation. The native vegetation is
desert scrub, but the majority of the site has been disturbed by clearing and leveling in recent history.
A sandy dune along the northerly edge of the project site (along the project boundary) is the only
remaining feature which is largely undisturbed (Cultural Resources Survey; The Home Depot, Keith
Companies, April,1996). The LQMEA identifies the entire site as within the Coachella Valley Fringe-
12
Toed Lizard habitat area, for which a federal l0A permit was obtained pursuant to adoption of the
CVFTL Habitat Conservation Plan (HCP).
A through E. No Impact. The site has been predominantly disturbed by previous leveling activities,
primarily related to maintenance activities associated with CVWD operations along the Whitewater
Channel. There is negligible potential for wildlife habitat to exist on the site. Mitigation fees will be
conditioned to be paid for the CVFTL prior to any land disturbance or grading permits being issued for
the site. There are no significant or otherwise predominant tree stands or other vegetation on the site.
No wetland areas are shown to be on or traverse the site, and the location of the site adjacent to two
major roads and a flood control facility precludes any potential migration of wildlife.
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 dompanies.
Local Environmental Setting
The site does not he within an identified area sensitive to mineral resources. Soils within the site consist
of Myoma fine sand; these soils are well -drained and permeable, and can be used for agricultural uses.
A, B. No Impact. The proposed project has no potential to impact energy or mineral resources in any
manner which could be considered wasteful. Construction of the project will be required to meet State
energy standards as typically enforced by the Building and Safety Department, and to comply with
conservation policies as established in the La Quints General Plan.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Although large scale, hazardous waste generating employment is not yet located within La Quinta, the
existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen
cleaning, landscape irrigation and exposure to large scale electrical facilities may 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 is vacant and has not been used for any type of manufacturing in the past.
A. Less Than Significant Impact. There is negligible potential for additional risk or health hazard due
to the project, or any effect on emergency response or potential fire hazard. The Home Depot will have
on -site storage and sales of certain amounts of chemical compounds in various packaging (i.e., pool
supplies, fertilizers, insect and gardening products, and other household chemical constituents. Storage
and inventory of potentially hazardous products are regulated by State and Federal legislation, and will
13
also be subject to Fire and Health Department standards as in effect and applicable at the time.
B. through E. No Impact. The project does not have any potential to interfere with emergency response
or create any health hazards. The site is not susceptible to increased fire hazards from the project, related
to brush, grass or trees.
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, and various short-term noise
sources associated with urbanized residential and commercial uses. The property is vacant and therefore
not a current source of noise impact.
A, B. Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal.
Roadway noise will increase with concurrent increases in traffic volumes. Most of the on -site uses will
be operational during daytime and early evening hours. The majority of residential areas are not
proximate to the project. An existing apartment complex across Jefferson Street will likely be the most
impacted from this development, primarily from traffic noise. However, the complex is currently
proximate to a convenience store and other commercial uses, and as a higher density residential use is
typically sited to serve as a transition between commercial and lower density land uses. The residences
along Vista Grande will absorb a measurable amount of noise from Jefferson Street traffic, but it is not
anticipated to be significant in consideration of the traffic volumes which already exist. The project will
be required to construct a sound attenuating wall along the Jefferson Street frontage„ subject to functional
and aesthetic design review by the Ci
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County Sheriffs
Department. Fire protection service is provided to the City by Riverside County Fire Department. The
Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station
#70, at the intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs
Ambulance Service. Health care services are provided in the City through JFK Memorial Hospital in
Indio, and the Eisenhower Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center.
Local Environmental Setting
Station 932 and Station #70 are both located approximately 4 1/2 miles south of the project site.
Governmental services in La Quinta are provided by City staff at the Civic Center.
A through E. No Impact. The project will not measurably impact public services, based upon comments
received on the project. All necessary public services can be provided to the project without
14
compromising any existing levels of public service. The proponents will have to pay school fees as
established by Desert Sands Unified School District for commercial projects.
3.12 UTILITIES
Regional Environmental Setting
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and
the Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE)
provides telephone services for the City. Continental Cablevision services the area for cable television
service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD
obtains its water from underground aquifers and from the Colorado River. The City's stormwater
drainage system is administered by CVWD, which maintains and operates a comprehensive system to
collect and transport flows through the City.
The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed
municipal solid waste is taken to three landfills within the Coachella Valley.
Local Environmental Setting
The subject site is undeveloped at present. Street and flood control improvements have been partially
completed, along with sewer and water line extensions being in place. Some utility trunk extensions and
connections will be necessary to develop the property.
A through F. Less Than Significant Impact. The proposed project will require utility extensions to
some degree in order to adequately serve the project's needs. These extensions may require some degree
of alteration to existing facilities; however, the responses received from the responsible purveyors do not
present any significant concerns.
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, B. Less Than Significant Impact. The project will have a limited impact on scenic vistas, although
there are no scenic viewsheds identified in the LQMEA. The height of the proposed structures will block
some view lines, but the impact will be lessened as most residential views in the area do not originate
within a close proximity of the project and therefore have extended line of sight perspectives. The primary
concern is with impact due to actual building visibility from the residential units to the north and across
Jefferson at Vista Grande. These are views into the rear portions of the complex, which are not designed
with any consideration to "soften" the aesthetic impact. The project will be conditioned to provide
additional desip-n treatments and to establish an adequate landscape buffer to mitigate view impacts
associated with the appearance of a blank structure.
15
C. Potentially Significant Unless Mitigated. As a commercial project the proposal will create
additional light and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types
and shielding characteristics. The developer shall submit a lighting_plan, in compliance with the
provisions of the Outdoor Light Control ordinance
3.14 CULTURAL RESOURCES
Regional Environmental Selling
The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills.
The settling of the La Quinta area has been chronicled by the La Quinta historical Society in several
publications and museum exhibits. There are 13 designated historical structures and sites recorded on
the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan.
Local Environmental Setting
The proposal is located along Highway 111, a developing urbanized commercial area; there is little
likelihood that any cultural resources exist in the area. No historic structures exist in the immediate area.
A,B. Less Than Significant Impact. There are no potential impacts to cultural resources due to the
proposal. A sandy dune along the northerly edge of the project site (along the project boundary) is the
only remaining feature which is largely undisturbed. A cultural resources assessment was prepared for
the project site and portions of the surrounding area. The report indicates that the area has a high degree
of archaeologic sensitivity, with a total of 41 sites recorded within one mile of the property (Cultural
Resources Survey; The Home Depot, Keith Companies, April, 1996). However, on the site itself, no
significant artifacts were discovered. The report concluded that no further mitigation is necessary for this
site. The City shall adhere to its standard requirement for a trained archaeological monitor to be present
durin_gorading operations to coordinate recovery of any potential artifacts which may be uncovered
C. through E. The cultural resources survey did not identify any historic resources on the site beyond
some mid-20th century foundation remnants. Development of the project has no potential to affect
cultural values, and no existing religious uses are associated with the site.
3.15 RECREATION
Local Environmental Setting
The City of La Quinta has 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 is not anticipated to affect demand for recreational facilities or
affect existing recreation. While the project will attract additional customer base from within La Quinta
as well as other communities, is not likely that the project will attract a significant number of new
residents beyond those relocating to the City for employment purposes.
1V
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed Specific Plan/Use Permit has identified potentially significant impacts
associated with the project as summarized in the areas of Earth Resources, Air Quality, Transportation/
Circulation and Aesthetics.
The following findings can be made regarding the mandatory findings of significance set forth in Section
15065 of the CEQA Guidelines and based on the results of this environmental assessment:
a) The proposed Specific Plan/Use Permit will not have the potential to degrade the quality
of the environment, as the project in question will not be developed in any manner
inconsistent with the General Plan and other City standards,
b) The proposed Specific Plan/Use Permit will not have the potential to achieve short term
goals to the disadvantage of long-term goals, as the proposed project will not alter the
types or intensity of the commercial uses already contemplated in the General Plan,
c) The proposed Specific Plan/Use Permit will not have impacts which are individually
limited but cumulatively considerable when considering planned or proposed
development in the immediate vicinity, in that the proposed project, whether approved
or not, is a consistent representation of the project type to be proposed for the site as
long as the current land use and zoning designations are applicable, and the impacts as
identified in the Initial Study will remain similar.
d) The proposed Specific Plan/Use Permit will not have environmental effects that will
adversely affect humans, either directly or indirectly, as the project contemplates uses
similar to those already assessed under ultimate development of the La Quinta General
Plan, and which were addressed in the EIR previously certified for the General Plan.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation
of this assessment:
• La Quinta General Plan Update; October 1992
• La Quinta Master Environmental Assessment; October 1992
• SCAQMD CEQA Air Quality Handbook, April 1993
• Cultural Resources Survey; The Home Depot, Keith Companies, April, 1996
• Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996
• Environmental Assessment 92-241; prepared for Specific Plan 92-022 and Plot Plan 92-490.
These and various other documents on file with the Community Development Department were used in
the preparation of this Initial Study.
17
B. Impacts Adequately Addressed. The following impacts identified in the checklist were
determined as adequately addressed by the previously listed documents:
* Earth Resources
* Air Quality
* Transportation/Circulation
* Aesthetics
C. Mitigation Measures. Mitigation measures are discussed in this addendum where underlined.
A Mitigation Monitoring Plan (MMP) has been prepared for the project that will become a part
of the conditions of approval attached to the project approvals and permits.
Prepared by: Date:
July 11, 1996
Wallace H. Nesbit
Associate Planner
T4ht 4 4 Q"
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: SPECIFIC PLAN 96-027 & CONDITIONAL USE PERMIT 96-028, HOME
DEPOT
DATE: JULY 23, 1996
The recommended Conditions of Approval for Conditional Use Permit 96-028 were inadvertently
left out of the staff report and are attached.
As a mitigation measure for the Environmental Assessment, the following condition is recommended
to be added to the Conditional Use Permit Conditions of Approval:
91. "Prior to issuance of a building permit, the applicant shall submit a Transportation Demand
Management Plan (TDM Plan) to the Public Works and Community Development
Departments. The Plan shall address capital improvement and operational standards as
established in the C:ity's TDM ordinance. Any transit related improvements required by the
Sunline Transit Agency as a condition to development will not constitute compliance with
the plan submittal requirement."
It should be pointed out that the ordinance requires development to address capital improvements,
and several of the options for doing so that are outlined in the ordinance will probably require some
degree of modification to the project. Such modification may require further approvals if the site
design is significantly affected.
The following conditions are recommended to be revised, added or deleted to the Specific Plan
Conditions of Approval:
Add 92. "An easement shall be granted to the City at the northwest intersection of Highway
111 and Jefferson Street. Said easement shall be for the purpose of installing the City
"Entry Sign". Specific location and size of easement shall be approved by the City
and recorded prior to final occupancy of the Home Depot."
Revise 2. "...Parking lot light standards shall be a maximum 25-feet in height. Lights in
garden center shall not extend above the height of the block columns. "
Revise 17. "Phase 2 construction and construction of the service station in Phase 1 shall be
subject to approval of a Site Development Permit by the Planning Commission. The
specific plan text shall be revised to show the service station site layout for the
parking if it is not used for the station."
Revise 20. "The site plan shall be revised to show that the six twelve handicapped parking
spaces along the main driveway from Highway 111 in the Phase 1 area shall be
relocated to the double row of parking immediately to the double row of parking to
the west, that does not back into the main driveway."
Revise 21. "All utility enclosures, including storage areas, A±ty exterior storage areas,
shall be subject to approval
of the Community Development Department prior to issuance of a building permit.
The enclosures shall consist of masonry material suffleient in height to sereen ail
storage with solid painted gates provided."
Revise 22. "Prior to the issuance of a building permit the site plan shall be revised to show that
the six foot block wall provided at the rear north property line and shall be two-sided
split block face with a two inch cap. This wall may be phased as shown on submitted
plans.
Revise 24. "Drive through restaurant shown in Phase 2 shall be provided with screening by a
combination of berms, walls, and landscaping so that the cars using the drive through
facilities will not be visible by pedestrians and cars on the perimeter sidewalk and
street as approved by the Site Development Permit in conformance with the
development standards of the Zoning Code. Adequate information shall be
submitted to show that air quality impacts will not increase when compared to
non -drive through uses."
Revise 42. "Applicant shall provide channel lining along the south bank of the Whitewater
Storm Channel adjacent to the project site. The Channel lining shall be designed
and constructed in accordance with the requirements of the Coachella Valley
Water District and the City Engineer. All Channel lining shall be constructed
prior to opening any retail outlet in the Specific Plan area."
MEMOSS.204 2
Revise 5LA2 "Traffic Signal at entrance opposite Vista Grande - Secure 100% of the estimated
cost of the improvement. The applicant is responsible for the cost of the signal at the
time warrants are met for its installation and may be required to construct the signal
prior to or concurrently with construction of Phase 2 of the development. The signal
shall be interconnected and coordinated with the signal on Jefferson Street at
Highway 1.11. "
Revise 5132 "Traffic Signal at West Entry Drive - Install signal prior to opening any retail
outlet in the Specific Plan area that generates sufficient traffic to warrant
installation. Applicant shall bear 100% of the initial cost of the signal, but may
seek up to 75% reimbursement from nearby benefiting property owners subject to
the City's reimbursement policy."
Add 51.B.3. "Reconstruct the north median island on Jefferson Street adjacent to the site to
provide a 125 foot long left turn pocketfor north -to -west traffic, and a 50 foot long
left turn pocket for south -to -east traffic. "
NOTE #55 This condition is the same as Condition #10 and should be combined with #10 and
rewritten.
Revise 61. "Prior to the issuance of a building permit,
a planter
shall be wise provided on the double row of parking on the west side of this main
driveway aisle. Compact spaces may replace the proposed standard parking spaces."
Revise 62. "Prior to issuance of a building permit, the site plan shall show that the large
north/south running, triangular shaped planter between the Home Depot outdoor
garden center and Jefferson Street be revised so that the double row of parking is
provided adjacent to the single row of parking next to Jefferson Street. The resulting
triangular shaped area which is not needed for parking spaces or driveway aisles shall
be provided as landscaping between the double row of parking. This landscape area
shall be heavily planted with minimum 24 inch (minimum 1- 314 inch diameter) and
36 inch (minimum 3-inch diameter) box size trees to provide screening of the
structure from Jefferson Street and adjacent residential properties. Layout of this
area shall be subject to approval of the Community Development Director."
Revise 63. "Prior to issuance of a building permit, the landscape plan shall include planters for
minimum 15 to 18 foot high Washingtonia Robusta shvAl be provide in the front of
the Home Depot store. These planters shall be located between the lumber yard and
entry canopies and in front of the metal canopy of the outdoor garden center.
Number of trees shall be subject to approval of the Community Development
Director."
MEMOSS.204 3
Revise 68. "Landscaping within the shopping center (Phase 1 and Phase 2) shall be commonly
maintained under a signal maintenance contract. Prior to issuance of a building
permit for Phase 2, a common area maintenance association or other similar body
shall be established to insure compliance with this requirement. Required agreement
or CC & R's shall be reviewed for this purpose by the Community Development
Department prior to issuance of a building permit."
Revise 70. "Screening of parking lot surface shall be provided from all adjacent streets through
use of berming, landscaping and/or short decorative walls, except the driveway view
corridors."
Revise 75. "Provide or show there exists a water system capable of delivering 3000 gpm for a
two hour duration at 20 psi residual operating pressure which must be available
before any combustible material is placed on the job site. Fire flow is based on Type
V-1 HR construction and building being equipped with automatic fire sprinklers."
Revise 883 "The color of the rib metal canopy within the outdoor garden center shall be treated
with e textffed painted to match the adjacent walls."
Revise 88.D "The four columns at the tower entry shall be double columns with each column to
match the size of the nursery columns and/or the block pattern used in the tilt -up
panels behind the entry shall be eliminated."
Delete .. arett behind the entry tower between the fettr
pattern used itt the tilt tip penei shail be elimitmted."
Revise 89.A "The main identification signs on the south and east elevations of the buildings shall
each not exceed 185 square feet in area."
MEMOSS.204 4
Planning Commission Resolution 96-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 96-028
JULY 23, 1996
GENERAL CONDITIONS OF APPROVAL
The development shall comply with Specific Plan 96-027, and all applicable Conditions of
Approval.
2. The approval of the Conditional Use Permit shall run concurrently with Specific Plan 96-
028.
RESOPC.173
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
July 9, 1996
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:03 P.M. by
Chairman Abels who asked Commissioner Tyler to lead the flag salute.
II. ROLL CALL
A. Chairman Abels requested the roll call: Present: Commissioners Anderson, Butler,
Gardner, Newkirk, Tyler, and Chairman Abels.
B. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, Principal Planners Stan Sawa and
Fred Baker, and Executive Secretary Betty Sawyer.
Commissioner Anderson asked that an item be added to the agenda. He had written a letter to the
City Council regarding the updated Zoning Ordinance and he would like to clarify the contents of
the letter. City Attorney Dawn Honeywell stated that in order to add an item to the Agenda, findings
must be made showing the importance of the item to be added after the Agenda is posted.
Commissioner Anderson clarified he did not want, or expect any, action of the Commission, it was
only to clarify why the letter was written. City Attorney Dawn Honeywell stated as long as no action
was taken and the item was only for clarification, it could be discussed during Commissioner Items.
Commissioner 'Tyler stated he too would like to make a comment during Commission Discussion
relative to the "tube Shop" sign.
Both items were added to the Agenda for Commission Discussion.
III. PUBLIC: COMMENT: None
IV. PUBLIC HEARINGS
A. Plot Plan 96-579; a request of The Woodard Group for certification of a Negative
Declaration of environmental impact and approval of a plot plan to allow the
construction of a 24,400 square foot two-story medical office building.
PC7-9
Planning Commission Meeting
July 9, 1996
1. Principal Planner Fred Baker presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department.
2. Commissioner Anderson questioned staff as to the location of the pond and
retention basins. Principal Planner Fred Baker explained the retention
system and stated the pond was to be a permanent feature. Discussion
followed by the Commissioners regarding the location of the ponds and
retention basins.
3. Commissioner Anderson clarified that he was asking how a retention pond
that is holding water could serve as a retention basin. Staff stated that the on -
site retention basins would contain a filtration system to take water
underground for absorption over time. In addition, not all the on -site
retention was to be located in the pond area.
4. There being no further questions of staff, Chairman Abels opened the public
hearing. Mr. Stewart Woodard, representing his client, spoke on behalf of the
applicant. He went on to explain how the project was designed. He stated
the architecture was designed to encircle the entire building. In regard to
Commissioner Anderson's question concerning the 100-year flood, the
applicant will have an extensive water filtration system located under the
parking lot that would be capable of retaining water from a 100-year flood as
well as work as a pond. He went on to describe the project.
S. Commissioner Anderson asked Mr. Woodard to explain the pond filtration
system as to how it would retain water during a 100-year flood. Mr.
Woodard explained how the underground system is able to retain flood water
while being utilized as a pond system.
E>. Commissioner Anderson asked about the roof vegetation, especially the west
elevation, and the ability to maintain the vegetation. Mr. Woodard stated the
landscape architect was aware of this and expected no problems.
7. Commissioner Anderson asked if the penthouse that was to house the
mechanical equipment was to be located in the skylight slope of the east
elevation. Mr. Woodard stated the skylights would be centered over the
atrium and the mechanical equipment would not intrude into the skylights.
Commissioner Anderson asked if the brick band located between the block
courses, was to be recessed. Mr. Woodard stated it would be recessed. The
band was designed to give personal detail.
PC7-9 2
Planning Commission Meeting
July 9, 1996
8. Commissioner Gardner stated his concern about the pond going under the
building and the amount of evaporation that would take place. Mr. Woodard
stated the water goes up to the glass height and not under it and both
structures had different foundation systems and protections are in place to
keep the building and pond separate.
9. Commissioner Tyler stated he was highly impressed with the drawings. He
noted that the name identifying the city was incorrect and needed to be
changed. He also stated his concern that the success rate of medical buildings
in the area was not high. Mr. Woodard stated that his client had completed
market studies and felt confident that the project would reach completion and
be successful.
10. Chairman Abels stated he too was concerned that the medical facilities
already in existence were having difficulties making it through the economic
conditions. Mr. Woodard stated the applicant felt confident with his project.
11. Chairman Abels asked about the grading of the project. Mr. Woodard stated
the grading would be minimal and would, for the most part, keep the existing
grade.
12. Commissioner Newkirk stated the design appeared to be an office building
for doctors, but in studying the plans discovered it was more and asked Mr.
Woodard what the concept of the building would be. Mr. Woodard stated it
was to be a full service medical facility to address the entire needs of the
patient. It would be an outpatient facility with no overnight stays. Surgery
would be performed as well as meeting the dental needs of the patients.
13. There being no further public comment, the public hearing was closed and
opened for Commission discussion.
14. Commissioner Tyler questioned the turning lanes onto Washington Street. He
felt there should be a right turn in/right turn out only as a median was
eventually planned for this area.
1.5. There being no further discussion, it was moved and seconded by
Commissioners Anderson/Gardner to adopt Planning Commission Resolution
96-026 approving a Mitigated Negative Declaration of environmental impact
(Environmental Assessment 96-320), based on the findings.
ROLL CALL: AYES: Commissioners Anderson, Butler, Gardner, Newkirk, Tyler,
and Chairman Abels. NOES: None. ABSENT: None. ABSTAIN:
None.
PC7-9 3
Planning Commission Meeting
July 9, 1996
16. It was moved and seconded by Commissioners Anderson/Newkirk to adopt
Minute Motion 96-025 approving Plot Plan 96-597 to allow construction of
a 24,400 square foot two-story medical office at 43-567 Washington Street,
subject to the conditions as presented by staff. Staff asked if the motion
contained the revision to Condition #2 to show the Plot Plan must be used
within "two" years of the approval date. Commissioners Anderson/Newkirk
stated the motion included the revision to Condition #2. Unanimously
approved (6-0).
V. BUSINESS ITEMS: None
VI. CONSENT CALENDAR
A. Chairman Abels asked if there were any corrections to the Minutes of June 25, 1996.
There being no changes or correction, it was moved and seconded by Commissioners
Tyler/Newkirk to approve the minutes as submitted. Unanimously approved.
VII. COMMISSIONER ITEMS
A. Commissioner Anderson explained the purpose of his letter to the City Council was
regarding accessory structures restrictions in the proposed updated Zoning Code.
B. Commissioner Tyler pointed out that the sign for the east elevation for the Lube
Shop was not installed and the temporary sign was still in place. He asked what the
procedure was for having the temporary sign removed. Discussion followed
regarding the sign. Staff stated they would contact the owner and have the temporary
sign removed.
C. Commissioner Tyler reported on the City Council meeting of July 2, 1996.
D. Department update
Community Development Director Jerry Herman informed the Commission
that their next meeting would consist of welcoming a new Commissioner,
election of chair and vice chair, and a presentation of a Resolution to
Commissioner Katie Barrows, who had retired from the Commission.
VIII. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Gardner/Butler to
adjourn this meeting of the Planning Commission to a regular meeting on July 23, 1996. This
regular meeting of the Planning Commission was adjourned at 7:40 P.M.. Unanimously approved.