1995 01 31 PCIrvoZ
CFI OF
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
January 31, 1995
7:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 95-001
Beginning Minute Motion 95-005
CALL TO ORDER - Flag Salute
ROLL CALL
PUBLIC COMMENT
This is the time set aside for citizens to address the Planning Commission on matters
relating to City planning and zoning which are not Agenda items. When addressing the
Planning Commission, please state your name and address.
PUBLIC HEARINGS
1. Item ................
Applicant ..........
Location ..........
Request ...........
Action ............
CONTINUED - SPECIFIC PLAN 93-023 (AMENDMENT
#1), TENTATIVE TRACT 27854, AND CONDITIONAL
USE PERMIT 94-016
Jascorp (Mr. Joseph A. Swain)
West side of Washington Street, 700-feet north of Calle
Tampico
Approval to: 1) Revise an approved tentative tract map to
reduce the number of buildable lots from 116 to 106; 2)
Revise the adopted Conditions of Approval for the projects
approved specific plan; and 3) Include some affordable units
Move to table
PC/AGENDA
2. Item .............. PLOT PLAN 94-545 - SHANGRI LA RESTAURANT
Applicant ....... Simon Chan
Location ........ North side of Highway 111 approximate) 1,000-feet west of
Adams Street within the One Eleven La uinta Center
Request ......... Approval of a Negative Declaration of Environmental Impact
and 1) a plot plan to allow construction of a ±5,040 square
foot sit-down restaurant; and 2) an amendment to the approved
sign program for the existing shopping center
Action .......... Resolution 95- Minute Motion 95-
BUSINESS ITEMS
1. Item ............. REDEVELOPMENT PLAN AMENDMENT
Applicant ....... City of La Quinta
Location ........ Redevelopment Project Area No. 1
Request ......... Approval of the proposed Redevelopment Plan for the La
Quinta Redevelopment Project as amended by Amendment No.
1 and making its report and recommendation as to the
conformity of the Amended Redevelopment Plan with the
City's General Plan
Action .......... Resolution 95-
2. Item ............. SPECIAL ADVERTISING DEVICE 95-061
Applicant ....... Bob Hope Chrysler Classic (Mr. James R. Walker)
Location ........ South and east of Eisenhower Drive, north of 50th Avenue,
and west of Washington Street
Request ......... Approval of temporary off -site directional signage for an
upcoming 19If tournament at the La Quinta Country Club in
February,
Action .......... Minute Motion 95-
3. Item ...............
TRACT MAP 26188
Applicant ........
Century Homes (Mr. Dennis Cunningham)
Location .........
South of Miles Avenue and 700-feet east of Adams Street
Request ..........
Approval of architectural plans
Action ...........
Minute Motion 95-
4. Item ..............
PRECISE PLAN 94-846 (AMENDMENT 1)
Applicant ........
Century Homes (Mr. Dennis Cunningham)
Location .........
South of Miles Avenue and west of Dune Palms Road
Request ..........
Approval of architectural plans for Tract 23935 (Topaz)
Action ...........
Minute Motion 95-
CONSENT CALENDAR
Approval of the Minutes of the Planning Commission meeting of January 10, 1995.
OTHER
1. Commissioner report of City Council meeting.
ADJOURNMENT
----------
STUDY SESSION
Tuesday, January 31, 1995
Study Session Room
4:00 P.M.
1. All agenda items
PC/AGENDA
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 31, 1995 (CONTINUED FROM DECEMBER 13, 1994)
PROJECT: TENTATIVE TRACT MAP 27854 (REVISED), SPECIFIC PLAN 93-
023 (AMENDMENT 1) AND CONDITIONAL USE PERMIT 94-016
APPLICANT: JASCORP (MR. JOSEPH A. SWAIN)
OWNER: AMCOR CAPITAL CORPORATION (MR. ROBERT WRIGHT)
ENGINEER: THE KEITH COMPANIES (MR. MIKE ROWE)
REQUESTS: APPROVAL TO: (1). REVISE AN APPROVED TENTATIVE
TRACT MAP TO REDUCE THE NUMBER OF BUILDABLE
LOTS FROM 116 TO 106, (2). REVISE THE ADOPTED
CONDITIONS OF APPROVAL FOR THE PROJECT'S
APPROVED SPECIFIC PLAN, AND (3) INCLUDE SOME
AFFORDABLE UNITS.
LOCATION: WEST SIDE OF WASHINGTON STREET, 700-FEET NORTH OF
CALLE TAMPICO.
GENERAL PLAN: MDR (MEDIUM DENSITY RESIDENTIAL 4-8 DU'S/AC)
ZONING: R-2 (MULTIPLE FAMILY DWELLINGS)
SURROUNDING ZONING/LAND USE:
NORTH: R-2-8,000; GOLF COURSE AND LA QUINTA
STORM CHANNEL
SOUTH: C-P; UNDER CONSTRUCTION LA QUINTA
VILLAGE SHOPPING CENTER (I.E., RALPH'S)
EAST: ACROSS WASHINGTON STREET - SR;
SCATTERED SINGLE FAMILY HOMES
WEST: R-3; VACANT (RECENTLY APPROVED
AFFORDABLE SINGLE FAMILY AND SENIOR
HOUSING PROJECTS)
PCGT.101
BACKGROUND:
This project was previously continued by the Planning Commission on November 22, 1994,
and December 13, 1994, at the applicant's request. Staff would recommend that the
Planning Commission table this application until the applicant has time to submit the
necessary information for his conditional use permit request. Once the information is
received, staff will readvertise the cases in the newspaper and renotice the surrounding
property owners and inform them of the new hearing date.
RECOMMENDATION
Move to table further discussion on Tentative Tract Map 27854 (Revised), Specific Plan 93-
023 (Amendment 1), and Conditional Use Permit 94-016 until the application is complete.
Attachments:
1. Location Map
PCGT.101
Existing Vacant
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Tentative Tract Map 27854 (Revised)
Specific Plan 93-023 (Amendment 1)
JASCORP
Conditional Use Permit 94-016
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STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JANUARY 31, 1995
CASE NO.: PLOT PLAN 94-545, SHANGRI LA RESTAURANT
APPLICANT: SIMON CHAN
ARCHITECT: ROBERT H. RICCIARDI AND ASSOCIATES
SIGN CONTRACTOR: JIM ENGLE, JR., IMPERIAL SIGN COMPANY, INC.
REQUESTS: (1) APPROVAL OF A PLOT PLAN APPLICATION TO
ALLOW CONSTRUCTION OF A ±5,040 SQUARE FOOT
SIT-DOWN RESTAURANT AT 78-790 HIGHWAY 111,
AND (2) AN AMENDMENT TO THE APPROVED SIGN
PROGRAM FOR THE EXISTING SHOPPING CENTER
LOCATION: NORTH SIDE OF HIGHWAY 111 APPROXIMATELY 1,000
FEET WEST OF ADAMS STREET WITHIN THE ONE
ELEVEN LA QUINTA CENTER.
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 94-290 HAS BEEN
PREPARED IN CONJUNCTION WITH THIS
APPLICATION. THE INITIAL STUDY INDICATES THAT
NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL
OCCUR WHICH CANNOT BE MITIGATED.
THEREFORE, A NEGATIVE DECLARATION HAS BEEN
PREPARED AND IS RECOMMENDED FOR THIS
PROJECT. ADDITIONALLY, IT SHOULD BE NOTED
THAT IN CONJUNCTION WITH THE ORIGINAL
SPECIFIC PLAN FOR THIS PROJECT A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT WAS
ADOPTED.
GENERAL PLAN
LAND USE
DESIGNATION: M/RC WITH A NONRESIDENTIAL OVERLAY (MIXED
REGIONAL COMMERCIAL WITH A NONRESIDENTIAL
OVERLAY).
PCGT.102
SURROUNDING
ZONING/
LAND USE: NORTH:
C-P-S/VACANT LAND WITHIN THE ONE
ELEVEN LA QUINTA CENTER AND CVWD
WELL SITE
SOUTH:
C-P-S/EXISTING PARKING LOT
EAST:
C-P-S/VACANT LAND WITHIN THE ONE
ELEVEN LA QUINTA SHOPPING CENTER
WEST:
C-P-S/VACANT LAND WITHIN THE ONE
ELEVEN SHOPPING CENTER
BACKGROUND:
General Description
The subject property is located within the One Eleven La Quinta Shopping Center. This
in -line pad is located 400 feet west of Petries/Petries Plus and Clothestime, immediately
south of the existing CVWD pump station. Future buildings will be built adjacent to the
east and west of this proposal based on Attachment 1.
Site Design
The building is a rectangular structure measuring approximately 60 feet by 84 feet. The
building is setback 500-feet from Highway 111. The building entrance is facing south onto
the parking lot.
Architectural Design
The structure has been designed in a manner that is architecturally similar to the in -line
shops of this existing master planned shopping center. The building utilizes stucco walls and
columns. The glass areas are covered by an overhang of approximately twelve feet. The
height of the building is 18-feet high. The building can accommodate ± 130 diners in
various areas of the building (Dining Areas A, B and C).
Sigunne
The applicant has proposed one 50 square foot building sign for the south side of the
building on the fascia. The sign will read "Shangri La Asian Cuisine" and the letter height
will either be 23-inches or 18-inches. The reverse channel letters will have copper faces
during the day and green or red faces in the evening (Attachment 2).
The approved building sign program for the shopping center allows a maximum 24-inch high
letters with the length being 75% of the frontage up to a maximum of 50 square feet. The
sign program was approved in 1990. The approved letter style is Helvetica Light or as
PCGT.102
approved by the City. Approved colors are white, red, blue, green, yellow, or as approved
by the developer and City through a modification. The approved material is a plexi-glass
face, matte black painted cans for returns, and internally illuminated letters. National or
regional tenants with more than five outlets are allowed to use their standard sign if
approved by the Planning Commission.. Additionally, only one color per sign is allowed
unless specifically approved.
The sign proposal is generally in agreement with the adopted sign program for the shopping
center with the exception of the letter style and color. In order to permit the request, a sign
program modification will be necessary.
Circulation/Parking
The 5,040 square foot building requires 50 parking spaces. The parking spaces are being
shared with the other existing tenants in the One Eleven Shopping Center. Access to
Highway 111 can occur at any of the five existing access points, and the closest signalized
access point is Simon Drive.
Staff Comments
The project is consistent with the One Eleven La Quinta Shopping Center design
parameters. However, as mentioned above, a modification to the master sign program is
needed for the building sign on the south building elevation because it does not conform
to the color palette or letter style requirements of the center. In the past, exceptions have
been granted for "regional" tenants but no modifications have been made for smaller
tenants. The landlord has submitted a letter denying Mr. Chan's sign request (Attachment
3). Staff does not to want see a precedent set which could reduce the integrity of the
master sign program. If the Commission is receptive to the proposed design, Condition 12
should be modified accordingly.
RECOMMENDATION:
1. By Resolution 95-_, certify Environmental Assessment 94-290;
2. By Minute Motion 95-_, approve Plot Plan 94-545, subject to the attached Findings
and Conditions.
Attachments:
1. Location map
2. Sign Program
3. Letter from TDC
4. Letter from applicant
5. Plan exhibits (Planning Commission only)
PCGT.102
RESOLUTION 95-
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING CERTIFICATION
OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR
ENVIRONMENTAL ASSESSMENT 94-290
PREPARED FOR PLOT PLAN 94-545
ENVIRONMENTAL ASSESSMENT 94-290
SIMON CHAN
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 31st day of January, 1995, hold a duly noticed Public Hearing to
consider the proposed Plot Plan 94-545 - Shangri La Oriental Restaurant project; and,
WHEREAS, the Planning Commission of the City of La Quinta,
California, did approve a recommendation for certification of the Environmental Assessment
to the City Council; and,
WHEREAS, said Plot Plan has complied with the requirements of the
"The Rules to Implement the California Environmental Quality Act of 1970" (as amended)
(Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared Initial Study EA 94-290; and,
WHEREAS, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts, findings, and reasons to justify certification of said
Environmental Assessment:
1. The proposed project will not be detrimental to the health, safety, or general welfare
of the community, either indirectly or indirectly.
2. The proposed commercial restaurant will not have the potential to degrade the
quality of the environment, substantially reduce the habitat of a fish or wildlife
population to drop below self sustaining levels, threaten to eliminate important
examples of the major periods of California history or prehistory.
3. The proposed project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals.
4. The proposed project will not result in impacts which are individually limited or
cumulatively considerable.
RESOPC.108
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Commission for this environmental assessment.
2. That it does hereby recommend certification of Environmental Assessment 94-290
for the reasons set forth in this resolution and as stated in the attached
environmental assessment checklist and addendum, labeled Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission held on this 31st day of January, 1995, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
DONALD ADOLPH, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC 108
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. c1'Y-1 -;..1,96
Case No. PP ci y -5r y Bate _ Dec, c-
Name of Proponent __ S t ► r-) o
Address cj� 4 [
Phone 3 `-f i' - 7 7 � �y
Agency Requiring Checklist
Project Name (if applicable)n�-
CITY OF LA QUINTA
Community Development Department
78 495 Cade Tampico
La Quinta, California 92253
H. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning Transportation/Circulation Public Services
Population and Housing X Biological Resources Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human HWth Cultural Resources
Air Quality Noise Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required '?
I find that the proposed project MAY have a significant effect(s) on the environment, but at least,
1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards; and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
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3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
(source f(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
V
C)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
C)
Displace existing housing, especially affordable
housing?
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
b)
Seismic ground shaking
C)
Seismic ground failure, including liquefaction?
iii,
d)
Seiche, tsunami, or volcanic hazard?
e)
Landslides or mudflows?
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fin?
g)
Subsidence of the land?
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h)
Expansive sons?
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Unique geologic or physical featurn?
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3-4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
b)
Exposure of people or property to water related
hazards such as flooding?
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
d)
Changes in the amount of surface water in any water
body?
e)
Changes in currents, or the course or direction of
water movements?
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
g)
Altered direction or rate of glow of groundwater.?
h)
Impacts to groundwater quality?
3.S. AIR QUALITY. Would the project:
a)
Violate any air quality standard to contribute to an
existing or projected air quality violations?
b)
Expose sensitive receptors to pollutants?
C)
Alter air movement, moisture, or temperature, or
cause any change in climate?
d)
Create objectional odors?
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3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a)
Increased vehicle trips or traffic congestion?
b)
Hazards to safety from design features (e.g. sharp
curves or dangirous intersections) or incompatible
uses (e.g. -farm equipment)?
C)
Inadequate emergency access or access to nearby
✓
Uses?
d)
Insufficient parking capacity on site or off site?
e)
Hazards or barriers for pedestrians or bicyclists?
f)
Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
g)
Rail, waterborne or air traffic impacts?
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds?
b) Locally designated species (e.g. heritage trees)?
c) Locally designated natural communed (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)?
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d) Wetland habitat (e.g. marsh, riparian and vernal
pool)?
e) Wildlife dispersal or migration corridors?
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans?
b) Use non-renewable resources in a wasteful and
inefficient manner?
...
.....
....
.....
......
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
oil, pesticides, chemicals or radiation)?
b) Possible interference with an emergency response
plan or emergency evacuation plan?
C) The creation of any health hazard or potential health
hazards?
d) Exposure of people to existing sources of potential
health hazards?
e) Increased fire hazard in areas with flammable brush,
grass, or trees?
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels?
b) Exposure of people to severe noise levels?
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
K:
a) Fire protection?
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b)
Police protection?
c)
Schools?
d)
Maintenance of public facilities, including roads?
e)
Other governmental services?
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a)
Power or natural gas?
b)
Communications systems?
C)
Local or regional water treatment or distribution
facilities?
d)
Sewer or septic tanks? .....
....
e)
Storm water drainage?
f)
Solid waste disposal?
3.13. AESTE[ETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
b) Have a demonstrable negative aesthetic effect?
C) Create light or glare?
3.14. CULTURAL RESOURCES. Would the proposal:
a)
Disturb paleontological resources?.
b)
Disturb archaeological resources?
ww
C)
Affect historical resources?
d)
Have the potential to cause a physical change which
would affect unique ethnic cultural values?.
e)
Restrict existing religious of sacred uses within the
potential impact area?
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3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities?
b) Affect existing recreational opportunities?
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a ram or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable' means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and the
effects of probable future projects).
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one
or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
Mitigation measum. For effects that are "potentially significant" or "potentially significant
unless mitigated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site -specific conditions for the project.
vii
INITIAL STUDY
(EA 94-290)
for the
SHANGRI LA ORIENTAL RESTAURANT
COMMERCIAL PLOT PLAN 94-545
in
LA QUINTA, CALIFORNIA
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
LaQuinta, California 92253
December 22, 1994
TABLE OF CONTENTS
Section
Page
1 INTRODUCTION 3
1.1 Overview of the Proposed Project............................................................. 3
1.2 Purpose of Initial Study.............................................................................. 3
1.3 Background of Environmental Review ...................................................... 4
1.4 Summary of Preliminary Environmental Assessment ................................ 4
2 PROJECT DESCRIPTION
K
4
5
2.1 Project Location and Environmental Setting .....................
2.2 Physical Characteristics of Proposed Project .....................
2.3 Operational Characteristics of Proposed Project ...............
2.4 Objectives of the Project ...................................................
2.5 Discretionary Actions.........................................................
2.6 Related Projects.................................................................
ENWRONMENTAL ANALYSIS
4
5
3.1
Land Use and Planning................................................................................6
3.2
Population and Dousing...............................................................................7
3.3
Earth Resources...........................................................................................9
3.4
Water...........................................................................................................1
I
3.5
Air Quality...................................................................................................13
3.6
Transportation✓Circulation..........................................................................14
3.7
Biological Resources...................................................................................16
3.8
Energy and Mineral Resources....................................................................18
3.9
Risk of Upset/Human Health.......................................................................19
3.10
Noise............................................................................................................ 20
3.11
Public Services.............................................................................................21
3.12
Utilities........................................................................................................
22
3.13
Aesthetics.....................................................................................................24
3.14
Cultural Resources......................................................................................25
3.15
Recreation...................................................................................................27
MANDATORY FINDINGS OF SIGNIFICANCE 27
EARLIER ANALYSIS 28
2
SECTION 1 o INTRODUCTION
1.1 OVERVIEW OF THE PROPOSED PROJECT
The purpose of this Initial Study is to identify the potential environmental impacts of the proposed Shangri
La Oriental Restaurant. The proposed project site is located within the I I I -La Quinta Commercial Center,
located on the north side of Ffrghway 111, between Washington Street and Adams Street.
The site consists of one designated pad of land within a planned shopping center. The development
envisioned for this project includes a 5,040 square foot restaurant bolding featuring a cantilevered overhang
to create a pedestrian watkwayon a portion of a 14.3 acre site.
The City of La Quints is the Lead Agency for the project, 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 sigrificant effect upon the
environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental
review and to approve the proposed de%neiopment.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the Shangri La restaurant, the City of La Quinta Community
Development Department has prepared this Initial Study. This Initial Study provides a basis for determining
the nature and scope of the subsequent environmental review for the proposed restaurant. The purposes of
the Initial Study, as stated in Section 15063 of the CEQA Guidelines. include the following:
To provide the City of La Quinta with information to use as the basis for deciding whether prepare
an environmental impact report (EIR) or negative declaration for the restaurant;
To enable the applicant or the City of La Quinta to modify the project, mitigating adverse acts
Wore and EIR is prepared, thereby enabling the project to qualify for a mitigated negative
declaration;
To assist the preparation of an EIk if one is 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 oa the environment;
To eliminate unnecessary environmental impact reports; and
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
On December 5, 1994, an application for approval of a restaurant building was submitted by Simon Chan.
The proposed project will be located on State Highway 111, between Washington Street and Adams Street.
Following this submittal, the City prepared an Initial Study, of which this addendum document is a part.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
The Initial Study for the proposed Shari La Oriental Restaurant indicates that there is a potential for
adverse environmental impacts on the issue areas. Mitigation measures have been recommended to reduce
potential impacts to insignificant levels- As a result, a negative declaration of environmental impact will be
recommended for this project. An Environmental Impact Report (EIR) will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31 18 square mile city located in the southwestern portion of the Coachella
Valley. The City is bounded by the City of Indian Wells on the west, City of Indio and Riverside County
on the east, Riverside County on the north, and federal lands to the south. The City of La Quinta was
incorporated in 1982.
2.2 PHYSICAL CHARACTERISTICS OF PROPOSED PROJECT
The proposed development will consist of a 0.7660 acre development. The structure will feature an early
California design consistent with the development standards of the City of La Quinta- The proposed
landscaping will be enhanced. The building will be a 5,040 square foot, one-story structure, 18 feet in height.
2.3 OPERATIONAL CHARACTERISTICS OF PROPOSED PROJECT
The restaurant will be open for lunch and dinner. Access to the restaurant will be from the commercial
center parking lot which has direct access to Washington Street, Mghway 111, and Adams Street.
2A OBJECTIVES OF PROPOSED PROJECT
The objectives the applicant intends to accomplish with the operatmn of the proposed restaurant is to
operate a profit -malting enterprise that will provide a new service to residents of La Quinta and the
surrounding area.
4
Through the discretionary and envkonmental review process, the City Council will determine the nature and
extent of benefits and costs (including environmental ) of the ShaW La Oriental Renawant to the City and
surrouruding area. The City, through this process, will strive to ache the following objectives:
• To promote development that will provide the City with maximum economic benefits
(revenue and employment); and
• To ensure that future development is responsible for contributing its' "fair share" in terms of
infrastructure improvements and services required to mitigate potential adverse impacts.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency (for this project the government agency is
the City Council for the City of La Quinta) that calls for the exercise of judgment in deciding whether to
approve a project. The proposed restaurant will require the following specific discretionary approvals from
the La Quinta Planning Commission and La Quinta City Council:
Approval of Commercial Plot Plan- The proposed project will be required to obtain commercial plot
plan approval prior to submitting construction plans for building permits_
The City of La Quinta will need to approve and certify the environmental review process for the project.
2.6 RELATED PROJECTS
There are no related projects associated with this proposed project. The project is, however, within an
existing commercial center containing both vacant pad sites and developed stores and restaurants.
SECTION J: ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with the construction and subsequent
operation of the proposed Shangri La Restaurant . The fifteen CEQA issue areas evaluated in this Initial
Study include the following:
• Land Use and Planning
• Population and Housing
• Earth Resources
• Water and Hydrology
• Air Quality
• Transportation/Circulation
• Biological Resources
• Energy/Mineral Resources
• Risk of Upset/ luman Health
• Noise
• Public Services
• Utilities
• Aesthetics
• Cultural Resources
• Recreation
Under each issue, the environmental setting is discussed, including a description of conditions as they
presently exist within the City and the area affected by the proposed development project. Then, a series of
questions concerning the project's effects on the different environmental issues are fisted. To each question,
there are four possible responses:
• No Impact. The proposed project will not have any gable adverse environmental impacts.
• Less Than Significant Impact. The proposed project will have the potential for impacting the
environment, although this impact will be below thresholds that have been determined to be
significant.
• 1Potentia0y Significant Impact Unless Mitigated. The proposed project will have impacts which
may exceed thresholds of significance, although mitigation measures or changes to the project will
reduce these impacts to acceptable levels.
• Potentially Sigrtifrcaat Impact. The proposed project will have impacts which are considered
significant and adverse and more detailed analysis is needed to identify mitigation measures that
may reduce these impacts. Findings related to a statement of overriding considerations is a likely
outcome of this review.
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 Enswonmental SeWnng
The City of La Quinta is located in the Coachella Valley, which is located approximately 150 miles southeast
of Los Angeles and 90 miles west of the Colorado River. The valley is located in the eastern portion of
Riverside County. The Coachella VaIley is a part of the larger Colorado Desert and was formed by a
depression of the valley floor, caused by faulting in its early geologic history. This depression created a
natural trough between the surrounding nxxmtam ranges which, throughout the ages, experienced episodic
inundations of sea water and fresh water The Salton Sea, which currently exists in the Salton Sink area of
the valley, is the latest of several inundations.
The valley is abundant with both plant and animal fife and has topographical relief ranging fram -237 feet below sea level
to about 9,000 feet abcne sea ➢ %-d The valley is surrounded by the San Jacinto, San Bernardino, Santa Rosa, and
Or000pia mountains, and is bisected by the San Andreas fault. There is a image of 4 inches of rainfall annually, and
summer temperatures reach into the low I00's (F)_ how n er, the vailm has not ataa%s been this hot and dry.
Approximately 500.000 years ago the entire area was under water as the Gulf of Califema ocer-extended this
contemporan• desert area.
Local EnWronnrental SeULV
The proposed project site is located in the City of La Quinta, which is in eastern Riverside County. The City
is bounded by the City of Indian Wells to the west, City of Indio and Riverside County to the east, Riverside
County to the north, and federal lands to the south. More particularly, the project site is located in the
northern portion of the City on a 0.76 acre pad that is a part of a larger, previously approved, development
project. The Assessor's Parcel ?Number is 643-080-W3. To the south, across Highway 111, is an existing
auto dealership (Simon Motors). There is vacant land to the east of the center, a major arterial (Washington
Street) adjacent to the west of the commercial center, and State Highway I I 1 adjacent to the south. The
closest residential de-4dopmenrt is located approximately 1,000 feet to the southwest, and 2,500 feet to the
north, of the project site.
A. Would the project conflict with the general plan designation or zoning?
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No Impact. The site is zoned C-P S (Scenic Highway Commercial) in the La Quinta Zoning Ordnance and
is designated as Mixed/Regional Commercial (M/RC) in the La Quinta General Plan. The entire area
adjacent on the north side of State Highway 111, between Washington Street and Jefferson Street, is
designated as Mixed/Regional Commercial, with the C-P-S Toting
B. Would the project conflict with applicable environmental plans or policies adopted
by agencies with juri xScbon over the project?
No impact. The City of La Quinta has jurisdiction over the proposed project. The primary environmental
plans and policies related to development on site are identified in La Quinta's General Plan and the Master
Environmental Assessment for the City.
The project site is located within the La Quinta Redevelopment Area #2 which includes the majority of the
northern section of the City. The redevelopment plan for the area relies upon the General Plan to indicate the
location and extent of permitted development. As a result, the proposed project is not inconsistent with the
adopted Redevelopment Plan. The development envisioned for this project will not exceed the development
standards contained in the City ofLa Quiru General Plan and Zoning Ordinance.
C. Would the project affect agricultural resources or operations (e.g. impact to soils
or farmlands, or iris from incompatible land uses)?
No Impact. No agricultural lands are located on or near the site. The La Quinta General Plan does not
contain an agricultural land use designation although there are remnant agricultural land uses extant in the
southeastern portion of the City. There are no existing agricultural producing activities within or adjacent to
the proposed project site. Thus, no impact on agricultural resources or operations will result from the
proposed project.
The project site was unproved and graded in 1991, by T.D.C. daring the course of development of the
commercial center. (Sources: La Quinta General Plan; Zoning Ordinance; Site Survey)
D. Would the project distvpt or divide the physical arrangement of an established
community (including a low-income or minority community)?
No Impact. The project site does not contain any residential use and the immediate areas is partially
developed with commercial uses. The nearest residential uses are located approximately 1500 feet to the
southwest and are separated by Washington Street, a major arterial. The proposed restaurant will not
disrupt or divide this comnuinity. Other residential areas are located to the north and south of the project
site. This proposal will not affect the physical arrangement of these neighborhoods (Sources: Site Survey;
Proposed Site Plan)
3.2 POPULATION AND HOUSING
Regional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 1259/o, as reported by the U. S. Census,
malang it the second fastest growing city in the Coachella Valley. The number of city residents blossomed
from 4,992 to 11, 215. La Quinta's share of the entire valley population increased from 3.7% in 1980 to
5. l% in 1990. These figures are based upon information provided by the U.S. Census Bureau, the State
Department of Finance, and the Coachella Valley Association of Governments (CVAG).
The City's population as of January 1994 is estimated by the State Department of Finance to be 16, 634
persons. This is an increase of 20816 in the last ten years. In addition to permanent residents, the City has
approximately 8,000 seasonal residents who spend three to sax months in the City of La Quinta. it is
that 30% of all housing units in La Quints are used by seasonal residents. The average occupancy
is 2.5 persons per unit.
The housing stock as of 1993 is listed at 7,755 single firmly units, 481 multi -family units, and 247 mobile
homes, for a total of 8,483 units.
Ethnicity information form the 1980 Census, for the area that is now the City of La Quinta., revealed that
80.8% of the La Quinta resident population as Caucasian, 14.7% as Hispanic, 2.3% as Afro-American,
1.1% as Asian, and .5% as Native American. The results of the 1990 Census show a mix of 70% Caucasian,
26% Hispanic, 1.6% Afro-American, 1.5% Asian, and 1.0% Native American.
The most current information available on employment of La Quinta residents is from the 1990 Census. At
that time, almost 57% of the La Quinta work force worked at white collar jobs, while 43.3% were in blue
collar occupations. Among those in white collar jobs, 16.4% were professional/technical positions, 13.3%
were in managerial positions, 14 01/6 were in clerical positions and l 3.0% were in sales. For blue collar
workers, 15.61/6 were in crafts, 4.1% were machine operators, assemblers, and inspectors, 14.2% were in
service jobs, 3.8% were laborers, and 5.6% did farm work. Major employers in La Quinta include the La
Quinta Hotel Golf & Tennis Resort, PGA West, Von's, Simon Motors, City of La Quinta, Wal-Mart,
Albertson's, and ]Ralph's.
For planning purposes, the Southern California Association of Governments has projected employment,
housing, and population for cities that make up the SCAG region. A key objective of SCAG's Growth
Management Plan is to achieve jobsJhousing balance within each subregion that makes up the larger SCAG
planning area. The ideal jobs/housing balance ratio, according to SCAG is 1.27 jobs for every housing unit in
1984 and 1.22 in the year 2010. Jobs -rich (housing -poor) regions have ratios greater than the regional
average while housing -rich (job -poor) regions have ratios less than, the regional average.
Local EnviroxmeWd .Sdtirug
The project site is currently a vacant commercial pad, with no housing units located on site. The pad is
located approximately in the mid -portion of the commercial center. The center is partially developed.
A. Would the project cumulatively exceed official regional or local population
projections?
No Impact. The proposed restaurant is expected to employ as many as 20 employees at full operation,
this will include fidl-time employees and part-time employees. The additional jobs will be beneficial in terms
of improving the overall jobs/housing balance and the current levels of unemployment in the City. (Source:
SCAG Growth Management Plan)
B. Would the project induce substantial growth in an area either directly or indirectly
(e.g. through projects in an undeveloped area or extension of major
infrastructure)?
No Immpact. As indicated previously, estimates indicate that a maximum of 20 persons would be employed
at the proposed restaurant. The proposal is not anticipated to result in a substantial increase in the demand
for new housing in the area.
C. Would the project displace existing housing, especially affordable housing?
No Impart. No existing residential units are located on the project site or in the immediate area No public
fiords will be expended for this project that could otherwise be used to build housing. All financing of this
8•
project is coining from private (non-public) sources. The proposed project would not result in the
displacement or removal of any existing housing units. (Sources: Site Survey; Proposed Site Plan)
3.3 EARTH RESOURCES
Regional EnWmnmextal Sening
The City of La Quinta has a relatively flat topography, except for the hillside areas on the southern portion
of the City The City has elevations of 1,400 feet above mean sea level (msl.) in the southern hillside area to
a low of approximately 30 feet above msl in the northeastern section. Slopes on the valley areas of the City
are gentle, with ranging from 00/6 to 10%, while hillside areas on the south and southwest have slopes of
10% or greater. The alluvial soils that make up most of the City are underlain by igneous -metamorphic rock,
as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are
made up of very fine grain unconsolidated silty sands in most areas
Local Exvironmental.Sdfing
The project area is generally urbanized. A review of historical aerial photographs indicates that the site has
not been developed until recently, when the commercial center development began. According to the
U.S.G.S. La Quinta 7 1/2 minute quadrangle, the site's elevation is 60 feet msl. Local relief is minimal,
although the site seems to slope gently to the northeast. There is an inferred fault located approximately
2000 feet north of the project site, however, there has been no recorded fault activity, thus there is a low
probability for such activity. The City of La Quinta ties in a seismically active region of Southern California
Faults in the area include the San Andreas fault located several miles to the north, and two inferred faults
transecting the southern section of the City.
A. Would the project result in or expose people to potential impacts involving seismicity: fault
rapture?
Less Than Significant impact. There are three inferred faults located within the City of La Quima. These
local faults are considered potentially active, although no activity has been recorded for the last 10,000
years. A major earthquake along any of these faults would be capable of generating seismic hazards and
strong groundshaking effects is in La Quinta. Now of the faults in La Quints have been placed in an Alquist-
Priolo Special Studies Zone. Thus, no fault rupture hazard is present on site. (Source: Riverside County
Comprehensive Genaral Plan; City of La Quinta General Plan; City of La Quints Master Environmental
Assessment)
B. Would the project result in or expose people to potential impacts involving seismic ground
shaking?
Less Than Significant hupact. The proposed restaurant site will be subject to gramdshaking hazards
from regional and local earthquake events. The proposed project will bring people to the site who will be
subject to hazards associated with groundshakmg. The Riverside County Comprehensive General Plan
indicates that the project site is within Ground -shaking Zone IV. The proposed structure will be constructed
pursuant to current seismic standards to reduce the risk of structural collapse (i.e., Uniform Building Code,
etc.).
C. Wonid the project result in or expose people to potential impacts involving seismicity:
round failure or liquefaction?
Less Than Significant Impact. The proposed project is not anticipated to be subject to ground failure
hazards from earthquake or other events. The La Quinta General Plan indicates that the project site is not
within an identified liquelliction hazard area The majority of the City has a very low liquefliction
susceptibility due to the fad that ground water levels are generally at least 100 feet below the surface in
these areas.
Would the project result in or expose people to potential impacts involving seismicity: seiebe
or tsunami or volcanic hazard'
No Impact. The City is located inland from the Pacific Ocean and would not be subjected to a tsunami.
Lake Cahuilla, a man-made reservoir located in the southeast secton of the city (four miles from the project
site), might experience some high wave activity as a result of an earthquake and grounshaking. However, the
lake is not anticipated to affect the City of La Quints in the event of a levee finlure or seiche. There is nor
anticipated hazard from the Coachella Valley Stormwater Channel (Whitewater River Channel).
Would the project result in or expose people to potential impacts involving landslides or
mudslides?
No Impact. The terrain within the project is level and no hazards associated with landslides will impact the
project area. (Source: U.S.G.S. La Qui to 7 1 /2 minute quadrangle, Site Survey)
F. Would the project result in or expose people to potential impacts involving erosion, changes
in topography or unstable soil conditions from excavation, grading or rM9.
No impact. The soils and geotechnical investigations of the site showed that the site is underlain by alluvial
deposits of Pleistocene age. The soils on site consist of Coachella fine Sandy loam (CsA), Coachella fine
Sand (CPA), and Myorma fine Sand (MaD). Th CsA soil is moderately alkaline and slightly calcareous, with
a few scattered freshwater shells in association. CpA soil is found on alluvial fans and in flood plains.
Freshwater shells are sometimes found in the soil profile for CpA. Mal) soil is found on dunes and alluvial
fans. Concha shells and oyster shell fragments are commonly found in this soil profile. For all three soils
runoff is medium to slow, and erosion hazard .Ls slight. These soils have a moderate to high blowsand hazard.
Water capacity ranges between 3.5 to 15 inches. All of these soil types are suitable for the development of
the proposed restaurad project.
The proposed development will maintain the existing topography. No hazards associated with changes in
topography and unstable soil conditions are expected from development on site. Compliance with the
recommendations of geotechnical studies will ensure the structural integrity of development on the site.
(Sources: U.S. D.A. Soil Conservation Service)
G. Would the project result in or expose people to potential impacts invoking subsidence of the
land?
No Impact. The site is not located in an area which is considered to have subsidence hazards, according to
the La Qumta Master Environmental Assessment. Thus, no subsidence hazards to the restaurant are
expected. Soil surveys undertaken on adjacent parcels indicated that, while standard engineering procedures
should be followed, there does not appear to be any risk of subsidence associated with fixture development
of the site. (Sources: La Quinta Master Environmental Assessment; Riverside County Comprehensive
General Plan)
H. Would the project result in or expose people to potential impacts involving expansive soils?
No Impact. The underlying soils on the site do not have a high potential for expansion. Thus, construction
of the project is not expected to be subject to expansive soils. The City requires compliance with the
Uniform Building Code and the recommendations of a soils investigation report prior to approval of the
building permit. (Sources: USDA Report and General Soils Map for the Coachella Valley)
10
L Would the project result in or expose people to potential impacts involving unique geobgic
or physical features?
No limpact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique geologic features
in the La Quinta Area. These unique geologic and physical features are not located on or near the project
site and will not be affected by the proposed project. (Sources: U.S.G.S. La Quinta Quadrangle; Proposed
Site Plan)
3.4 WATER
Regwnal Environmental SeWng
Groundwater resources in the La Quinta area consist of a system of large aquifers ( porous layers of rock
material) and groundwater basins separated by bedrock or layers of sod that trap or retain groundwater. La
Quinta is located above the Coachella Valley Groundwater basin which is the major supply of water for the
potable water needs of the City as well as a significant supply for the City's rmnpotable water irrigation
needs. Water is pumped from the under -ground aquifer via thirteen wells in the City operated and
administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower
Thermal Subarea of the groundwater basin. The Thermal subarea is separated into the upper and lower
valley sub -basins new Point Happy, located southwest of the intersection of State highway l i 1 and
Washington Street, opposite the proposed project site. CVWD estimates that approximately 19.4 million
acre feet of water is stored within the Thermal subarea which is available for use. Water pumped from the
aquifer is treated to federal drinking water standards and distributed to users through the existing potable
water distribution system. Water is also pumped for irrigation purposes to water golf courses and the
remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado
River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes, However, chemicals
associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect
groundwater quality in the area. Groundwater is of marginal to poor quality at depths of less than 200 feet.
Below 200 feet, water quality is generally good and water at depths of 400 to 600 feet is considered
excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa
Mountains provide a natural source of groundwater replenishment Artificial recharging of groundwater will
be a requirement in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and
stored in Lake CahuiDla; lakes in private developments which are comprised of canal water and/or umrested
ground water; and the Whitewater River and it's tnibutaries_ The watersheds in La Quinta are subject to
intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa .
Mountains accelerates the runoff mowing in the intermittent streams that drain the mountain watersheds.
One of the primary sources of surface water pollution is erosion and sedimentation from development
construction and operation activities. Without controls total dissolved solids (IDS) can increase
significantly from the development activities. The Clean Water Act requires all communities to conform to
standards regulating the quality of water discharged into streams, including stormwater runoff. The National
Pollutant Discharge Elimination System (NPDES) has been implemented as a two-part permitting process,
for which the City of La Quinta is participating in completing ping requirements,
11
Locd Er/VfMXNMdd.%*irrg
The project site does not have any standing surface water on or near it. The nearest stand of surface water
is Lake Cahuilla, located several miles to the southeast of the project site. The Coachella Valley Stormwater
channel is located approximately 200 feet north of the project site, but is dry except during seasonal storms.
The City has limited areas which are subject to storm water flow or flooding_ Flood prone areas within the
City are designated with a specific zoning district (Watercourse, Watershed and Conservation Areas, W-
1). The intent of the zoning district is to allow development in flood prone areas based upon the submittal of
a drainage and stormwater control plan. The City also implements flood hazard regulations for development
within flood prone areas.
A. Would the project result in changes in absorption rates, drainage patterns, or the rate and
amount of surface runofr.
Less Than Significant Impact. The proposed site plan for the project indicates that almost all of the
facility will be paved, except for landscaped areas. This pavement will prevent ground absorption and result
in additional storm runoff volumes from the site. The site does not serve as a recharge basin for groundwater
resources. Storm water will be directed north to the Coachella Valley Stormwater Channel located behind
the project site.
B. Would the project result in exposure of people or property to water -related hazards such as
flooding?
Less Pun Significant Impact. The site is within the X designated flood hazard area The X zone includes
those areas that are outside the 500-year flood plain. The project site is also outside of the 100-year flood
plain. The site is protected by the Coachella Valley Stormwater Channel. An all-weather bridge on
Washington Street spans the flood channel. (Source: La Quinta Master Environmental Assessment)
C. Would the project result in discharge into surface waters or other alteration of surface water
quality (e.& temperature, dissolved oxygen or turbidity)'
Less Then Significant impact. Runoff on site will be directed into the Coachella Valley Stormwater
Channel. There are no bodies of surface water on or adjacent to the project site-
D. Would the project result in changes in the amount of surface water in any water body'
No Impact. Although an increase in runoff vohnme will occur, this increase is not expected to be a
significant amount of surface water. The size of the project represents a very small portion of the drainage
tributary area for the City_
L Would the project result in changes in currents, or the course or direction of water
movements?
No Impact. The City of La Quinta does not have any substantial bodies of water or rivers. The Coachella
Valley Stormwater Channel is located north of the project site and will handle runoff water from the project
and surrounding areas. The Coachella Valley Water District maintains this regional facility.
F. Would the project result in changes in the quantity of ground waters, either through direct
additions or withdrawal, or through interception of an aquifer by cats or by excavations.'
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No 1mpacL Water supply in the City is derived from groundwater's and supplementary water brought in
from the Colorado River. The anticipated water consumption will not substantially d8e the amount of
groundwater pumped from local wells.
G. Would the project result in altered direction or rate of flow of groundwater?
No Impact. The car wash will have no groundwater wells on site and excavation during construction will
not be deep or widespread enough to intercept local aquifers. The water consumption anticipated from the
proposed project is not expected to require substantial pumping of groundwater resources. Thus, no
alteration in the direction or rate of flow of groundwater resources is expected. ( Sources: Proposed Site
Plan)
IL Would the project result in impsets to groundwater quality?
No Impact. The project site will be paved and ground absorption on site will be reduced. The storm runoff
on site will be discharged into a city storm drain that will be directed to the Coachella Valley Stormwater
Channel. A substantial portion of the proposed project site will be paved. Crankcase oil, hydrocarbons, and
other particulate and liquid contaminates may be deposited on the parking lot pavement from the parked
vehicles. Following a heavy rain, these materials could be transported into the nearby storm channel.
3.5 AIR QUALITY
Regional Environmental %Mng
The Coachella Valley, which is under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD), is in the SEDAB which has a distinctly different air pollution problem than the South Coast Air
Basin (SCAB). The SEDAB is not classified as an extreme non-attaimnent area for ozone and therefore, the
District has not changed the significance thresholds for the Coachella Valley from the 1987 version of the
SCAQMD Handbook. A discussion of the jurisdictional organization and requirements is found in the La
Quinta Master Environmental Assessment (1992).
The air quality in the Southern California region has historically been poor due to the topography,
climatological influences and urbanization. State and Federal clean air standards established by California
Air Resources Board and the U.S. Environmental Protection Agency are often exceeded. The South Coast
Air Quality Management District (SCAQMD) is a regional agency charged with the regulation of pollutant
emissions and the maintenance of local air quality standards. The SCAQMD samples air quality at over 32
monitoring stations in and around the Basin According to the 1989 South Coast Air Quality Management
Plan, the Southeast Desert Air Basin portion of the SCAQMD experiences poor air quality, but to a lesser
extent than the South Coast Basin. Currently, the Southeast Desert Air Basin does not meet federal
standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley, the standards for PM-
10 is frequently exceeded PM-10 is particulate matter 10 microns or less in diameter that becomes
suspended in the air due to winds, grading activity on construction sites, and by vehicles driving on unpaved
roads, among other causes_
Local EnWrv"wnlal Selling
The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot
summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall,
temperatures, and localized winds ocean throughout the valley due to the presence of the surrounding
mountains. Air Quality conditions are closely tied to the prevailing meteorology of the region.
The City of IA Quinta is subject to the SCAQMD Air Quality Management Plan (AQMP), a plan which
describes measures designed to bring the SCAB into compliance with federal and state air quality standards
and to meet California Clean Air Act requirements. The General Plan for the City of La Quinta contains an
13
Air Quality Element outlining mitigation measures as required by the Regional Air Quality Management
Plan.
The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring
stations, one located in the City of Palm Springs and one in the City of Indio. The Indio station monitors
conditions which are most representative of the La Quinta area and has been collecting data for ozone and
particulate since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and
particulates and has been in operation since 1985.
A. Would the project violate any air quality standard or contribute to an existing or projected
air quality violation'
Less Than Significant Impact. There are no significant pollutants anticipated to result from the operation
of the restaurant use. There will be some pollutants as a result of vehicular traffic from patrons of the
restaurant The building will contain 5,040 square feet of space. Table 6.2 of the South Coast Air Quality
Management District CEQA Air Quality Handbook indicates that potentially significant threshold for air
quality impacts for a restaurant is set at 20,000 square feet or more of space. The proposed restaurant is well
under this threshold_
Thus„ there are no potential adverse air quality impacts of a significant level as a result of this project.
B. Would the project expose sensitive receptors to pollutants'
No Impact. Sensitive Receptor Land Uses include schools, day care centers, parks and recreation areas,
medical facilities, rest homes, and other land uses that include concentrations of individuals recognized as
exhibiting particular sensitivity to air pollution. There are no sensitive receptor land uses adjacent or nearby
the project site. Thus, there is no impact regarding this issue. (Source: La Quints General Plan)
C. Would the project alder air movements, moisture, or temperature, or cause any change in
climate?
No Impact. The proposed project will feature one structure. The total height of the building will be 18
feet. The pad will be covered by the building and the pedestrian walkway. The proposed structure is not
large enough to create changes in air movements, moisture or temperature. (Source: Proposed Site Plan)
D. Would the project create objectionable odors'
No Impact. The proposed project will not be involved in activities which may create objectionable odors,
such as waste hauling or the production of chemical products. Vehicles traveling on State Highway I I 1
generate gaseous and particular emissions that have odors and that nay be noticeable on the project site.
(Sources Site Survey; Proposed Site Plan)
3.6 TRANSPORTATtON/CIRCULATION
Regional EnWronmewd SeJd ng
La Quinta. is a desert community of over 16,000 permanent residents. The City is 31.18 square miles in size,
with substantial room for development. The existing circulation system serves development in four general
areas, primarily single-family detached residential uses north of the Coachella Valley Stonmwater Channel;
golf course and gated single-family residemial communities in the vicinity of the La Quints Hotel; a mix of
medium density single-family detached uses and office and retail uses in the Cove and Village areas; and a
mix of attached and detached single- and golf course uses in PGA West, located south of Avenue 54.
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The La Quinta roadway system consists of State Highway i 11, which runs east -west and divides the city
north -south, majorprimary and secondary arterial streets as well as a system of local and collector streets.
Key roadways in the City include State Highway 111, Washington Street, Jefferson Street, Fred Waring
Street, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early -spring
months representing the peak tourist season and highest traffic vokime periods. High traffic volumes and
out -dated geometrics contribute to the relatively high incidence of automobile accidents at the intersection of
Washington Street and State Highway 111.
Existing transit service in La Quinta is limited to three regional faced -route bus routes operated by Sunime
Transit Agency. One route along Washington Street connects the Cove and Village areas with the
community of Palm Desert to the west of the City. Two lines operate along State Highway 111 serving trips
between La Quinta and other communities in the Coachella Valley.
There are some existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these system are
to be developed as the city grows.
Local Environmental SeWng
The proposed project is located east of the intersection of State Highway l I 1 and Washington Street and
west of Adams Street. Parcels along State Highway I t 1 consist of developed and undeveloped land. An
auto dealership is looted to the southeast. Immediately to the south, there are vacant parcels; farther south
there is residential development. To the west of the project site, is Washington Street, farther southwest is
the Point Happy ranch, a historic point in the City, and residential development. Adjacent to the north is
the Coachella Valley Stormwater Channel (Whitewater River).
In previous studies of potential traffic and circulation impacts, various segments of Washington Street were
forecasted to carry extremely high volumes of traffic in the future. It was estimated that over 55,000 vehicles
per day would travel on Washington Street south of I-10 Freeway. It was determined that if these projected
increased were to occur, Washington Street would require a minimum of six lanes of travel and intensive
Transportation System Management (TSM) applications to provide an acceptable level of service. The
Washington StreelUMghway l I i intersection is projected to be most severely and immediately impacted by
increases in traffic.
A. Would the project result in increased vehicle trips or traffic congestion'
Less 'Than Significant Impact. The proposed project is forecasted to generate a daily average two-way
traffic vohune of 500 trips. The A.M. Generated Peak Hour Total trips is 10, and the P.M. Generated Peak
Hour Total is 350 trips. The Coachella Valley Association of Governments (CVAG) prepared a Regional
Arterial Program (RAP) in response to the RiversiJde County Congestion Management Plan (CMP) which
serves as the mitigation program for the Washington Street and Highway 1 I 1 intersection. The Regional
Arterial Program studied the worst case build -out scenario for the area around the intersection. Other traffic
studies have been prepared for more intense projects proposed for the car wash project site. In these cases,
mitigation for traffic impacts was contained in the RAP. The proposed restaurant is a less intense land use,
thus there will be less adverse impacts that previous projects for this site which were to be satisfactorily
mitigated by the requirements of the RAP. Mitigation for the restaurant will be satisfied by the RAP
requirements.
B. Would the project result in hazards to safety from design features (G& sharp curves or
dangerous intersections) or incompatible uses (eg. farm equipment)'
15
No Impact. The proposed restaurant will not include any new roadways or any modification to existing
roadways.
C. Would the project result in inadequate emergency access or access to nearby uses'
No Impact. The proposed project will not obstruct emergency access to surrounding land uses. (Source:
Project Site Plan)
D. Would the project result in insufficient parking capacity ou-site or off -site?
No Impact, Parking needs for this project were determined by staff, with 50 spaces needed for parking
E. Would the project result in hazards or barriers for pedestrians or bicyclists?
Less Than Significant Impact. The entire length of Washington Street, within the City of La Quinta, is a
designated bicycle corridor. The north bank of the Coachella Valley Stormwater Channel (Whitewater
River) is also a designated bikeway corridor. The south side of the intersection of Washington Street and
State Highway l 11 has a designated pedestrian crosswalk controlled by traffic signalization. Currently, the
number of pedestrians and bicyclists in the immediate area appears to be moderate. Occasionally, bicyclists
are observed crossing the highway along Washington street going north The greatest potential for
pedestrian/bicycle accidents will involve traffic on Washington Street. (Source: Site Survey)
F. Would the project result in conflicts with adopted policies supporting afternative
transportation (eag. bus turnouts, bicycle racks)'
No Impact. Bike racks will be provided by T D.C., the master developer, when additional development
occurs in the center.
G. Would the project result in ram, waterborne or air traffic impacts.'
No Impact. There are no railroad tracks, navigable rivers or waterways, or air travel lanes within the City
of La Quinta, thus, there will be no adverse impacts. (Source: U.S. G.S. La Quinta Quadrangle; Site
Survey)
3.7 BIOLOGICAL RESOURCES
Regional Environmental •fig
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 and agricultural. A discussion of these ecosystems is found in the La Quints Master Environmental
Assessment (1992).
Local Environmental Silting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically undeveloped land within this
ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub ecosystem is the most
typical environment in the Coachella Valley. It is generally categorized as containing plants which have the
ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in
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these areas due to their ability to store water. Other plants root deeply and draw upon water from
considerable depths. The major variations of desert vegetation result from differences in the availability of
water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful.
Dominant plants include:
Creosote bush
Bur -sage
Ocotillo
Barrel Cactus
Jumping cholla
Smoke -tree
Mesquite
Four -wing sahbush
Agave
Desert lavender
(Larrea tridentata)
(Ambrosia dumosa)
(Fouquieria splendens)
(Ferocactus acanthodes)
(Opuntia bigelovii)
(Dales spi+nosa)
(Prosopis glandulosa)
(Atriplex canescens)
(Agave deserti)
(Hyptis emoryi)
The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the
summer heat through their nocturnal and/or burrowing tendencies. Squirrels, mice and rats are all common
rodent species in the Sonoran Desert. The black -tailed hare is a typical mammal. Predator species include
kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is
the Peninsular Big Horn Sheep which is found at the higher elevations of the Santa Rosa and San Jacinto
Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area.
The project pad site is vacant, and was disturbed by grading activities that were part of the commercial
center development. There is sparse vegetation extant on the project site.
The La Quints Master Environmental Assessment indicates that the property is looted within the biological
habitats of the Coachella Valley Fringe Toed I izard and the Coachella Giant Sand Treader Cricket. These
wildlife species are listed as either endangered or threatened.
The Coachella Valley Fringe Toed Lizard has been listed as endangered by the California Fish and Game
Commission and a threatened by the US Fish and Wildlife Service since 1980 The species is highly adapted
to loose, windblown sand and is able to rapidly run over the sand The mapped description of the lizard's
habitat includes the sand dunes north of Avenue 50. To mitigate the loss of the lizard's habitat due to
development, there is a development fee which is used to acquire and maintain habitat areas in a Habitat
Conservation Preserve near Thousand Palms. The City of La Quinta participates in this fee program as
mitigation for habitat loss. The project applicarit has paid the mitigation fee.
There is no existing mitigation fee or program for the Sand Treader Cricket. This species is considered
endangered to extremely endangered and is therefore a Species of Special Concern for the California
Department of Fish and Game. It is a Category 2 Candidate for Federal listing, meaning that existing
information indicates the species may warrant listing, but substantial biological information to support the
ruling is lacking. The cricket is commonly found on the wind-swept sand dune ridges, although habitat
includes areas where springs have kept the sand damp. These crickets have been observed in the northeast
portion of the City. No special studies have been done in this area, and as noted previously, the site has been
disturbed.
A. Would the project result in impacts to endangered, threatened or rare species or their
habitats (including but not limited to plants, fish, insects, animals, and birds!
Potentially Signiivant Unless Mitigated. The project site is within the designated habitat of the Coachella
Valley Fringe Toed Lizard. However, the mitigation fee has been paid.
17
K Would the project remit in impacts to locally designated species (e g. heritage trees)?
No Impact There are no locally designated biological resources within the City of La Quinta. All
significant biological resources are designated by the California Department of Fish and Game or the U.S.
Fish and Wildlife Service. (Sources: La Quinta MEA, Site Survey)
C. Would the project result in impacts to locally designated natural communities (e.g. oak
forest, coastal habitat, etc.).?
No Impact. There are no locally designated natural communities found on or near the project site. The
surrounding parcels are developed with structures or roadways. The project site has been disturbed in the
recent past, due to construction of the commercial center, thus there are no existing biological resources of
local significance on the property. (Source: La Quinta MEA; Site Survey)
D. Would the project result in impacts to wetland habitat (eg. marsh, riparian, and vernal
Pam)?
No Impact. There are no wetlands, marshes, riparian communities, or vernal pools on the proposed project
site or nearby. Thus, there is no impact to these issue areas. (Source: La Quinta MEA; Site Survey)
E. Would the project result in impacts to wildlife dispersal or migration corridors?
No Impact. The immediate area to the east and west of the proposed project site is developed with
commercial buildings and a parking lot to the immediate south. There are no known wildlife corridors
within this project area (Source: La Quinta MEA)
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Sening
The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource 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 energy sources of the Imperial Irrigation
District, the Southern California Gas Company, and gasoline companies.
Local EnWronmental Setting
There are no oil wells or other fuel or energy producing resources on the proposed project site. While the
pad site is undeveloped, it is not a source of soil or gravel resources due to its limited size. The property is
located within MRZ-1, a designation for those areas where adequate information indicates that no significant
mineral deposits are present or where it is judged that little likelihood exists for their presence.
A. 1Would the project coullict with adopted energy conservation plans?
No Impact. The City of La Quints does not have an adopted energy plan. However, the City does have a
Transportation Demand Management ordinance in place that focuses on the conservation of fuel. The
proposed restaurant will be required to meet Title 24 energy requirements in its construction. No other
mitigation is required for this issue.
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& Wo®id the project use nes-nestrwable resources in a wastefd and iadretient manses?
Less Then Signil'waut Impact. Natural resources that may be used by this project include air, mineral,
water., sand and gravel, timber, energy, and other resources needed for construction. The size of the
proposed restaurant indicates that resources needed for construction are not going to be significant.
Operation of the project will increase the demand for energy but the restaurant is not expected to consume
energy or resources in a wasteful manner Lighting for security will be minimal The project will be required
to comply with Title 24 requirements related to energy conservation. Any landscaping will also be required
to comply with the landscape water conservation ordinance requirements as well as requirements of the
Coachella Valley Water District
3.9 RISK OF UPSET/HUMAN HEALTH
Regional EmimnmexW Sedliarg
Recent growth pressure has dramatically increased the City's exposure to hazardous materials. Such
exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and
in the work place. Although large scale, hazardous waste generating employment is not located in La
Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant
kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant
threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in
Riverside County, although transportation of such materials out of and around La Quinta takes place.
Local Enrkvnrmental SeWng
In order to comply with AB 2948, "Hazardous Waste: Management Plans and Facility Siting Procedures",
the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan.
The project site has not been used for manuficamng uses in the past. However, the site is located near a
major arterial and a state highway, both impacted by frequent high traffic volutes.
A. Would the project involve a risk of accidental explosion or release of hazardous substances
(including, but not limited to: oil, pesticides, chemicals or radiation)'
Less The Significant Impact. Detergents and cleaners will be used in the maintenance of the restaurant.
The applicant will be required to comply with all applicable OSHA and EPA regulations, as well as those of
the Riverside County Health Department.
B. Would the project involve possible interference with as emergency response plan or
emergency evacuation plan'
Less Than Significant Impact. Construction activities will be confined to the site and on site operations
will not interfere with emergency responses to the site or surrocmding areas nor will it obstruct emergency
evacuation of the area. (Source: Proposed Site Plan)
C. Would the project involve the creation of any health hazard or potential health hazards.?
Less Than Significant Impact. The proposed project shalt comply with health and safety regulations for
work place conditions, including training personnel in safety procedures. Potential hazards will be reduced if
these regulations are followed.
D. World the project involve exposure of people to existing sources of potential health hazards?
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No Impact. There arc no existing health hazards on site. The proposed restaurant is not expected to
create any health hazard. The project will be required to conform to zoning standards, and all applicable
health and safety codes. (Sources: Site Survey)
3.10 NOISE
Regional Enmmnmental.Seong
Noise levels in the City of La Quinta are created by a variety of sources in and near the City. The major
sources include vehicular noise on City streets and Highway I 11, and temporary construction noise. The
ambient noise levels are dominated by vehiculm noise along the highway and major arterials in the City.
Loral Envimmnental Sening
The ambient noise level at the proposed project site is dominated by vehicle traffic noise from State Highway
Ill.
Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest
residential use to the project site is approximately 1750 feet southwest, across Washington Street. This is the
location of the Point Happy Ranch, on which there are several houses. Other residential areas near the
project site are located approximately 3,500 feet south of the project (Lake La Quinta), and approximately
2,400 feet north (Inca Homes) across the Coachella Valley Stormwater Channel. These residential areas are
distant enough from the project that there is no anticipated impact due to noise.
A. Would the project result in increases in existing noise leveb'
Less Than Significant Impact. The increase in vehicle noise at the surrounding street system is not
expected to create any discernible increase in the existing noise levels. Mechanical equiptrient will be
enclosed so that any operational noise detectable outside of the building should be reduced to insignificant
levels.
Staff has determined that the proposed project is most compatible with Retail Commercial, Theaters, and
Restaurant land uses, as provided for in Table 6.3 - The Land Use Community Noise Equivalent Levels
(CNEiL) table in the LaQuinta MEA indicates that retail commercial, theaters, and restaurant land uses can
have a noise level of up to 75 CNEL value. Up to 65 CNEL is clearly acceptable and up to 75 CNEL is
normally acceptable. In order for the to have a less than significant noise impact, the operational noise levels
will not be able to exceed 75 CNEL. Construction materials and structural design must take noise
containment and reduction into account for this project.
B. Would the project result in exposure of people to severe noise levels"
No Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing
allowable noise levels for various land uses. Commercial areas should have a maximum exterior noise levels
of up to 75 CNEL from 7 a. in to 10 p.m. If the ambient noise level is higher than these standards, than it
will serve as the standard.
The proposed project may result in short-term noise impacts associated with construction activities. During
construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95
dBA at a distance of :50 feet Gam the source. No impacts will be created because all activities will be inside
the proposed building. (Source: La Quints General Plan)
20
III PUBLIC SERVWn
Regional Bnwron reMd .Vetding
Law enforcement services are provided to the City through a contract with the Riverside County Sheriff
Department. The Sheriff Department extends service to the City from existing facilities located in the City of
Indio. The Sheriff Department utilizes a planning standard of 1.5 deputies/1,000 population to forecast
additional public safety personnel requirements in the City at buildout. Based on this standard, the City is
currently underserved.
Fire protection service is provided in the City by Riverside County Fire Department. The Fire Department
administers two stations in the City, Station #32 on Avenue 52 west of Washington Street, and Station #70
at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building
and business inspections., plan review and construction inspections. Based upon a planning standard of one
paid fire nen/1,000 population, the City is currently under -served. The Fire Department has indicated that a
need exists for a third fire station in the northern part of the City between Washington Street and Jefferson
Street. However, no time period has been set for the construction of this new facility.
Structural fires and fires from other man-made features are the most significant fire threats to the City.
Hillside and brush fires are minimal as the hillside areas are barren and scattered brush on the valley floor is
too sparse to pose a serious fire hazard.
Desert Sands Unified School District and the Coachella Valley Unified School District serve the City of La
Quinta. There is one elementary school, one junior high school, and one high school within the City. The
City is also within the College of the Desert Community College District.
Library services in La Quinta are provided by the Riverside County Library System with a branch library
located in the Village area of the City. The existing facility opened in 1988 and contains 2,065 square feet
of space and approximately 18,000 volumes. The County utilizes unadopted planning standards of 0.5
square feet per capita and 1.2 volumes per capita to forecast future fatality requirements to serve the City.
Utilizing this standard, in 1992, the City was underserved in space but overserved in terms of volumes
Health care services are provided in the City through JFK Memorial Hospital in Indio and the Eisenhower
Immediate Care Facility located in the Plaza La Quinta Shopping Center. The Eisenhower Immediate Care
Facility is a satellite clinic of Eisenhower Medical Center, located in Rancho Mirage. The Riverside County
Health Department administers a variety of health programs for area residents and is located in Indio.
Paramedic service is provided to the City by Springs Ambulance Service.
Local Environmental Setting
The nearest fire station to the project site is Station #32 located approximately 3 miles south Governmental
services in La Quinta are provided by city staff at the Civic Center and by other county, state, and federal
agency offices in the desert area.
The project is serviced by Adams -Truman Elementary School, La Quanta Middle School, and La Quinta
High School.
A. Would the project have an effect upon, or result in a need for new or altered governmental
services in relation to fire protection?
Leas Than Significant impact. The proposed project will increase fire protection requirements due to the
construction of a building on the vacant pad. The project must comply with fire flow and fire safety building
standards of the Riverside County Fare Code to prevent fire hazards on -site and to minimize the need for fire
21
protection services. Fire flows of 1250 gpm at 20 psi for 2 hours will be needed. Unobstructed fire access
will also be needed to facilitate Fire Department response. Other code requirements (such as emergency
exits, alarm and sprinUer systems, construction materials, etc.) will be required. A supervised waterflow fire
alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire
Protection Association Standard 71 will be required. (Source: Riverside County Fine Department)
B. Would the project have an effect upon, or result in a need for new or altered government
services in relatiou to police protection'
Less Than Significant Impact. The Riverside County Sheriffs Department was given the opportunity to
review and comment on the proposed project. It is not anticipated that there will be any significant adverse
impact upon police protection services from the proposed restaurant.
C. Would the project have an effect upon, or result in a need for new or altered government
services in relation to school services'
Less 'Then Signifreaut impact. The 5,040 square foot restaurant is expected to have approximately 15 to
20 employees. Indirect student generation due to increased demand for housing in the area is estimated to
generate .57 students (at 0.0001145013 student per square foot). School impact fees will reduce potential
impacts to the Desert Sands Unified School District. (Source: Desert Sams Unified School District)
D. Would the project have an effect upon, or result in a need for new or altered government
services in relation to the maintenance of public facilities, including roads'
Less 'Then Significant Impact The project site is currently served by existing infrastructure, including
public roadways such as Washington Street, Adams Street, and State Highway 111. The proposed project
will not require new or altered government services for the maintenance of roadways and other public
facilities. (Source: Site Survey, Proposed Site Plan)
E. Would the project have an effect upon, or result in a need for new or altered government
services in relation to other governmental sec+ices'
Less Then Significant Impact. Building, engineering, and planning services needed for the project will
be offset by permit fees charged to the project applicant. The restaurant will generate revenue for the City
which will be used to pay the costs of governmental and City services incurred. (Source: Project application
information)
3.12 UTILITIES
Regional EmWronmeasal erg
The City of La Quinta is served by the imperial Irrigation District (11D) for power supply and the Southern
California Gas Company (SC.) for natural gas service. Existing power and gas lures and substations are
found throughout the City_ 11D has four substations in La Quima, with electricity generated by a steam plant
in El Centro and hydro electric power generated by the All American Canal. General Telephone Exchange
(GTE) provides telephone services in the City. Colony Cablevision serves the City of La Qui to with cable
television service.
The Coachella Valley Water District (CVWD) provides water service to the City. CVWD obtains its water
from underground aquifers and from the Colorado River. CVWD operates a water system with potable
22
water pumped from 13 wells located throughout the City. The wells range in depth from 500 to 900 fed.
Potable water is stored in five reservoirs located in the City. There is an existing well directly behind the
project pad site. Sanitary sewage is also collected and treated by the CVWD.
The City's stormwater drainage system is administered by the CVWD, which maintains and operates a
comprehensive system to collect and transport flows through the City.
The City of La Quinta is served by Waste Management of the Desert for solid waste disposal. Non-
hazardous, mixed municipal solid waste is transported to three landfills within the Coachella Valley.
Local Environmental SeWng
There are natural gas lines located along the south side of State Highway 111. A sanitary sewer force main
is located along the west side of Washington Street. A water trunk line runs along Washington Street, west
of the project site. Storm water runoff from the project site is directed north to the Coachella Valley
Stonmvater Channel (Whitewater River) (Source: La Quinta General Plan)
A. Would the project result in a need for new systems, or substantial alterations to power and
gas services?
Less Then Significant Impact. Power and gas lines were brought to the project site when the commercial
center was developed. The proposed development will require electric power services. Consumption Factors
are not known at this time. It is not anticipated that the project will require a significant level of electricity or
natural gas to result in the need for new systems or alterations to existing systems. The project applicant will
have to coordinate with IID and SCG for the timely provisions of power and natural gas services.
B. Would the project result in a need for new systems, or substantial alterations to
communication systems?
Less Than Significant Impact. The project will require telephone services from GTE. Coordination with
GTE will prevent any impact on communication systems. (Source. Proposed Site Plan)
C. Would the project result in a need for new systems, or substantial alterations to local or
regional water treatment or distribution facilities?
Less Then Significant Impact. The proposed project will require water services. It is not anticipated that
there will be a significant adverse impact upon the water resources or water system in the City. Water lines
exist within the commercial center and will be readily accessible to the applicant for this project.
D. Would the project result in a need for new systems, or substantial alterations to sewer
services or septic tanks?
Less Then Significant Impact. The proposed restaurant will generate sewage which will have to be
processed by the CVWD sewage treatment facility. Sewer lines were brought in to the commercial center
when it was developed, and will be available for the restaurant. (Source: Application Materials)
E. Would the project result in a need for new systems, or substantial alterations to storm water
drainage?
Less Then Significant Impact. The project site is currently vacant with paved parking. The development
of the restaurant building will lead to the paving of the site. Thus, stormwater runoff will to be directed into
the existing storm drain, which is the Coachella Valley Stormwater Channel, located north of the project
site. Due to the relatively small size of the project site in comparison to the drainage tributary area of the
23
storm drain system in the area, the runoff volume from the site is not expected to represent a significant
amount of the runoff handled by edstirig drains. (Source: Proposed Site Plan)
F. Would the project result in a need for new systems, or substantial alteration to solid waste
disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal services from
Waste Management of the Desert. Solid waste from the site may be transported to the existing landfills in
the Coachella Valley. The project must comply with the City's Source Reduction and Recycling policies. On
site programs will need to be coordinated with Waste Management, and the commercial center
management.
3.13 AESTHETICS
Regional EnvironaeenW wing
The City of La Quinta is partially located within a desert valley cove, with hillsides on the west and south.
Views of the desert and surrounding mixtritains are visible on clear days throughout most of the City.
Local Environmental Selling
The project site is located in a commercial corridor along State I-fighway 111. Existing commercial
structures in the corridor cannot exceed 50 feet in height. Most commercial buildings nearby have neutral,
soft -toned desert colors, with wall -mounted identification signs below roof -lines or monument signs close to
the ground. Views from the site include the San Bernardino Mountains to the far north, the Santa Rosa and
Coral Reef Mountains to the south, and the cove residential development also to the southwest.
A. Would the project affect a scenic vista or scenic highway?
Less Than Significant Impact. State Highway I I i and Washington Street are designated as Primary
Image Corridors on the Ia Quinta General Plan The La Quinta MEA indicates that the project site is within
Distinctive Viewshed No. 3 with high sensitivity for impact. Distinctive viewsheds are identified through
their close proximity (within 2 miles) to elevational high points and exhibit a high visual sensitivity. View
Point3 is located north of the Coachella Valley Stormwater Channel, the 90 degree viewshed of attractive
views and 270 degree viewshed of common views creates a combined low level of visual sensitivity. The
immediate surroundings of the project site include both developed parcels and vacant parcels. Thus, the
vista has already been impacted by previous development.
State highway I I I is a designated scenic highway. The zoning designation for the commercial corridor
along the highway is Scenic Commercial (CPS) This designation requires an enhanced architectural standard
for development, and an enhanced landscaping standard.
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. While building plans have not been finalized, the proposed restaurant will
be designed as a one -component structure with architectural design compatible to the existing buildings in
the center. The Spanish -Mediterranean style is prominent in the desert areas and is considered aesthetically
pleasing. (Source: Proposed Site Plan)
C. Would the project create light or glare?
Less Than Significant lmp*cL The proposed restaurant will be open for lunch and dinner. Exterior fights
will be provided. Illuminated signage for the facility is proposed. There will be exterior security fighting
24
recessed under the pedestrian arcade in the front of the building. AN fighting will be required to comply with
the Dark Sky Ordinance that requires shielding and down -caged fighting of low-level wattage. No adverse
impacts are anticipated from the proposed lighting and signage requests. (Source: Proposed Site Plan)
3.14 CULTURAL RESOURCES
Regional Environmental Seong
The history of the City of La Quinta extends back to an era when much of the Coachella Valley was
inundated by ancient Lake Cahuilla. Early inhabitants of the Colorado Desert were people who had
migrated across the Bering Strait more than 20,000 years ago. As their migration progressed, they passed
through the Colorado Desert on their way to Central America where the Inca and Mayan civilizations were
founded.
As time passed, the Coachella Valley became the home of a band of people that have come to be known as
the Cahuilla Indians. 'The Cahuilla followed a hunting and gathering fife style as they lived along the ancient
Lakeshore and cove areas in the Valley. The archaeological record, as it is known today, extends back almost
6,000 years.
The Cahuilla were divided into three geographic areas of the Valley: Western or Pass Cahuilla within Agua
Caliente (Palm Spring area), Desert Cahuilla (from Palm Springs east to the Salton Sea), and the Mountain
Cahuilla (south of San Jacinto Peak in the Santa Rosa Mountains). Travel across boundaries to exploit
seasonal resources for ceremonial purposes was a pant of their annual cycle. Alfred Kroeber estimated that
the original population (2500 individuals) had been reduced to about 750 by 1923.
The most likely locations of prehistoric cultural resources in La Qumta are along the foot of the Santa Rosa
and Coral Reef Mountains. However, with recent development in the northern portion of the City, a number
of archaeological sites have been located with subsurface deposits being found at depths of 10 to 13 feet.
These resources are Likely associated with the availability of water and food resources. Temporary campsites
can be found near game trails, springs, mesquite groves, grass stands, bedrock outcrops near food or water
resources, marshy areas, or along the ancient lake shore. Isolated milling features, sparse lithic scatters, and
isolated pottery scatters can be found almost anywhere in the City.
In 1540, the first European explorer, Captain Hernando de Alarcon, entered Southern California at the
Yuma crossing, which is located to the southeast of La Quinta. Approximately 100 years later, Spanish
missionaries visited the area. A had was established by the Cocomaricopa Indians across the Valley in 1821
as they carried mail through the San Gorgonio Pass between Tucson and Mission San Gabriel.
White settlement in the Valley did not occur to any degree until the transcontinental railroad was
constructed. The construction of the railroad brought with it the technology to drill water wells deep enough
to sustain settlement in the Valley_ The Bradshaw Road brought in settlers and freight both before and after
the construction of the railroad. The Coachella Valley was the site of the most popular immigration route to
the Southwest via the Southern Immigrant Trait. The Bradshaw Trail route passed through the Valley until
1915 when a graded gravel road was developed for automobile travel -
The settling of the La Quinta has been chronicled by the La Quinta Historical Society in several
publications. There are I3 historical structures and sites recorded on the California Historic Resources
Inventory. These resources are listed in the La Quinta General Plan.
La Quinta experienced rapid growth in the late 19707 s which lead to incorporation of the City of La Quinta
in 1982. The City has grown from a population of approximately 5,400 in 1982 to over 16,000 in 1994. The
25
incorporated boundaries of the City presetrtly include over 31 square miles of lard. The City has a recently
formed Historic Preservation Comnussion, the purview of which includes cultural and historical resources.
Lord Environmental.VeVhq
The project site is located near the most prominent intersection on the City. To the southwest of the
intersection of Washington Street and Highway 111, is a designated historic structure, Point Happy Ranch.
The ranch includes an old California style house. with a guest (muse and a workers village that date circa
1930. The ranch was a Deglet Noor date farm that became known for improving methods of pollinating
dates Prehistoric sates are also reported on the ranch.
Prehistoric archaeological sites are numerous within a two-mile radius of the project site. The project site
has been subjected to rough grading when the commercial center was initally developed. Archaeological
resources were located during the development of the cemer. The appropriate mitigation was afforded those
resources. However, it is possible that additional subsurface cultural deposits could exist. There is no
existing evidence of any archaeological resources on the pad site. However, there could be subsurface
cultural deposits
A. Would the project disturb paleontological resources'
loess 'Then Significant Impact No sigri icant paleontological resources have been found in the near
vicinity of the project site. The project site is not located within an area that is considered to have a high
sensitivity for paleontological resources and no paleontological resources are expected to be present on site.
(Source: Site Survey; La Quinta MEA)
B. Would the project disturb archaeological resources.'
Less 'Then Significant Impact There are numerous recorded archaeological sites within a one and two
mile radius of the project site. It is possible that there are subsurface cultural deposits on the property. The
property has been previously surveyed for surface indications of cultural deposits and a report filed with the
Eastern Information Center at the University of California at Riverside ( Report # 2201). No sates were
recorded during this survey. However, a large recorded archaeological site (Cal-Riv-ISO) is located near the
project site.
The monitoring of all earth4sturbing activities and trenching, including off -site improvements, will be
required due to the project's location relative to recorded archaeological sites in the very near vicinity. The
monitoring shall be done by a professional archaeologist acceptable to the Community Development
Department, Mowing accepted professional standards and the policies of the City of La Quinta .
C. Would the project affect historical resonmes'
No Impact The project site is vacant and does not contain any historical structures. Thus, the construction
of the proposed project will not affect historical resources in the City. (Source: La Quinta General Plan)
D. Would the project have the potential to cause a physical change which would affect unique
ethnic cultural values'
No Impact The proiect site does not represent an ethnic cultural value and development of the proposed
restaurant will not affect any ethnic cultural value. (Source: Site Survey; La Quinta MEA)
E. Would the project restrict existing religions or sacred aces within the potential impact area'
No Impact There are no religious uses or sacred uses on the site which may be affected by the proposed
restaurant. There are no churches within 500 feet of the proposed site. (Source: Site Survey)
26
3.15 RECREATION
Environmental Suring
The City of La Quints 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 Qui
mby Act purposes. The 845.0 acre regional Lake Cahuilla County Park is not included in this count. There
are also bike paths within the City and designated pedestrian hiking trails.
Loral Environmental Sewng
The project site is vacant and does not provide recreational services or contain a recreational facility. The
nearest park, Palm Royale Park, is just less than a mile northeast of the projw site. The La Quinta High
School is located at the southeast corner of the intersection of Adams Street and Westward Ho Drive,
northeast of the project site. Recreation opportunities are made available to the public at the high school. In
addition, the La Quinta Golf School is located north of the high school. This is a privately -owned facility
open to the public.
A. Would the project increase the demand for neighborhood or regional parks or other
recreational facilities?
No Impact. The construction and operation of the Shangn La restaurant will result in a maximum of
20 employees on site. These employees are not expected to utilize parks in the area to a level that results in
arty detectable adverse impact. (Source: Application Materials)
B. Would the project affect existing recreational opportunities?
No Impact. The proposed restaurant will not replace nor provide a recreational opportunity in the City.
The operation of the facility will have no effect on the existing or future recreational opportunities on La
Quinta. (Source: Application Materials, Proposed Site Plan)
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed restaurant indicates that the project will not have potential significant
adverse impacts on the environmental issues addressed in the checklist. Some of the issue areas could have a
potential sigrrificant impact if appropriate mitigation measures are not implemented. These issue areas
include: Traffic and circulation, biology, cultural resources, earth, and air quality. The following findings
can be made regarding the mandatory firms of significance set forth in Section 15065 of the CEQA
Guidelines and based on the results of this environmental assessment:
The proposed restaurant will not have the potential to degrade the quality of the
environment, with the implementation of mitigation measures.
The proposed restaurant will not have the potential to achieve short term goals
to the disadvantage of long-term environmental goals, with the successful
implementation of mitigation
The proposed restaurant will not have impacts which are individually limited
27
but arandativdy considerable when ding plamied or proposed
development in the krmediate vicinity.
The proposed restaurant will not have environmental effects that will adversely
affect human, either directly or indirectly, with the implementation of mitigation.
SECTION S: EARLIER ANALYSES
A. Earlier Analyses Used. On January 19, 1990, the staff of the City of La Quinta Planning
Department prepared an Initial Study (EA 89-150) for the then proposed One Eleven La Quinta Center
(Specific Plan 89-014 and Plot Plan 90434). This document took into consideration all of the environmental
issues on the Environmental Cheddist Form, in compliance with CEQA. This Enviornmental Assessment is
available for review in the Community Development Department of the City of La Quinta.
B. Impacts Adequately Addressed. All of the effects identified in the Shangri La EA were within
the scope of EA 89-150. These issues were adequately analyzed by the earlier document. EA 89-150 was
certified by the City Council in 1990.
C. Mitigation Measures. There is only one effect that is identified as "potentially significant unless
mitigated" in the Shangri La EA, and that is Biological Resources. Question 3.7.a asks whether endangered,
threatened, or rare species or their habitats would be impacts. The Master Environmental Assessment for the
City of La Quinta identifies the project area as within the habitats of the Coachella Gant Sand Treader
Cricket and the Coachella Valley Fringe Toed Lizard. The previous document identified the lizard, but not
the cricket. Mitigation for the lizard was included in the Conditions of Approval of the One Eleven La
Quirts Center. The required mitigation fee has been paid by the center developer, thus, the applicant for the
restaurant will not be required to pay this fee. Currently, there is no required mitigation for the Coachella
Giant Sand Treader Cricket.
28
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CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 94-545 (SHANGRI-LA ORIENTAL RESTAURANT)
JANUARY 31, 1995
FINDINGS:
1. The proposed use will not be detrimental to the health, safety, or general welfare of the
community.
2. The Plot Plan, as conditioned, is consistent with the zoning requirements and intent of
the C--P-S Zone and Specific Plan 89-014.
3. That the environmental impacts associated with the development of this project can be
mitigated through the requirements of EA 94-290 and the approval conditions imposed
upon it.
CONEMRJNITY DEVELOPMENT DEPARTMENT:
1. The development of this site shall be generally be in conformance with the exhibits
contained in the file for Plot Plan 94-545, unless otherwise amended by the following
conditions.
2. The approved plot plan shall be used within one year of the Planning Commission
approval date. Otherwise it shall become null and void and of no effect whatsoever.
"Be used" means the beginning of substantial construction which is allowed by this
approval, not including grading, which is begun within the one year period and thereafter
diligently pursued to completion.
3. All applicable conditions of SP 89-014 and Parcel Map 25865 shall be complied with as
necessary.
4. An exterior lighting plan for the parking lot area and building shall be approved by the
Planning and Development Department prior to issuance of a building permit. Lighting
fixtures shall match existing fixtures and shall be shielded to eliminate glare on the
adjacent streets and surrounding areas.
5. Separate recycling facilities shall be provided within a masonry enclosure in conjunction
with the applicant's normal trash service needs pursuant to the California Solid Waste
Reuse and Recycling Access Act of 1991 (AB 1327).
6. That all conditions of the Coachella Valley Water District shall be met as required.
7. Provisions shall be made to comply with the terms and requirements of the City adopted
infrastructure fee program in affect at the time of issuance of a future building permit.
8. Construction ,shall comply with all local and State building code requirements in effect
at the time of issuance of a building permit.
CONAPRVL.092
Ccna team of Approval
PP %-U5 (aaMi-La RaewwwA)
Jammry 31, 1W5
9. Prior to issuance of a grading permit and building permit for construction of any building
or use contemplated by this approval, the applicant shall obtain permits and/or clearances
from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Community Development Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o Riverside County Health Department
o South Coast Air Quality Management District
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building and Safety Department at the time of application for any permit
for any use contemplated by this approval.
10. All refuse enclosures shall be large enough to hold standard size trash bins and shall
comply with City and Waste Management of the Desert design requirements. These
requirements include but are not limited to decorative masonry wall, solid metal doors,
and a concrete pad in front of the enclosure.
11. All required facilities shall be accessible as required by the Americans with Disabilities
Act (A.D.A.) of 1990.
12. A sign program for the building shall comply with the adopted sign program for the
Center unless otherwise approved by the Planning Commission.
13. All exterior colors shall match those utilized within the shopping center.
FIRE MARSHAL R EQ NT .
14. Provide or show there exists a water system capable of delivering 2,000 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.
15. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2"),
located not less than 25-feet nor more than 165-feet from any portion of the building(s)
as measured along approved vehicular travelways.
16. Install a Hood Duct Automatic Fire Extinguishing system. System plans must be
submitted, along with a plan checklinspection fee, to the Fire Department for review.
CONAPRV'L . 09 2 2
CazUtiama of Approval
PP 94-U5 (Shangri-La Restaurant)
January 31, 1995
17. Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within twelve months.
18. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code.
19. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
20. Install Knox :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 Lock Boxes. This form must be
authorized and signed by this office for the correctly coded system to be purchased.
21. 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.
ENGINEERING DEPARTMENT:
22. The applicant shall submit site civil, landscaping, and irrigation plans to the Engineering
Department for review and shall pay the costs of plan checking. The applicant shall not
begin construction activity until the plans have been approved by the City Engineer.
23. Site grading and off -site improvements adjacent to the site shall conform to the approved
improvement plans prepared pursuant to Specific Plan 89-014.
24. All storm water and nuisance water run-off produced on this site shall be discharged in
accordance with the approved drainage plan prepared for Specific Plan 89-014 unless
otherwise approved by the City Engineer.
25. Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant
shall furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
26. Prior to occupation of the project site for construction purposes, the applicant shall obtain
an encroachment permit from the Engineering Department. During construction of the
site improvements, the applicant shall comply with all provisions of the permit.
CONAPRV'L . 092
Cmnditime of Ammval
PP 94--W Mwvri-La P"tawant)
J==V 31, 1995
27. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to insure that all work
site work complies with the approved plans, specifications and applicable codes. The
engineer or surveyor monitoring grading shall provide a certification that the finish
building pad elevation conforms with the approved grading plan.
28. The applicant shall pay all fees charged by the City for processing, plan checking, and
permits. The fee amounts shall be those which are in effect at the time the work is
undertaken and accomplished by the City.
SPECIAL:
29. The required State Department of Fish and Game fees of $1,328.00 shall be paid to the
Planning and Development Department (check made out to the County of Riverside)
within 24-hours after review of the case by the City Council.
30. If on -site trenching is planned to occur four feet below the existing pad grade, a
professional archaeologist shall be present to monitor the construction activities of the
developer.
CONAPRVL.092 4
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Deve lop nie•nt
C o m p a n y
January 5, 1995
Mr. Greg Trousdell
Associate Planner
CITY OF LA QUINTA
78-495 Calle Tampico
La Quinta, CA 922--53
RE: SIMON CHAN (SHANGRI-LA RESTAURANT)
ONE ELEVEN LA QUINTA CENTER
Dear Mr. Trousdell:
ATTACHMENT 3
;enter
Lras:ng Ot-1
;i5 Anton h.,ulc%ard
Suite 150
Costa Mesa. CA '+?b?t,
(714) 545_1!44
(714) 54i-,�,e, 3 Fax
JAN1®19
95
Washington/Adams Partnership is in receipt of a copy of your letter to Simon Chan dated
December 23, 1994., In that letter, specifically Item 4, you request the property owner's
approval of the preliminary building plans which were submitted to your department. Upon
review of those plans, Washington/Adams Partnership has requested the following revisions:
1. The plans be dated for future reference.
2. In the plumbing plan, the grease interceptor needs to be relocated to the rear of the
building. If, and only if, a location in the rear of the building cannot be appro%ed by the
health department, then a location in front'of the building (but not in the sidewalk) will be
considered.
3. Elevations - A) East Elevation - The detail at the top of the building should be
extended to twenty (120) feet from its current length of ten (10) feet. B) North Elevation -
A cornice at the top of the building needs to be added to conform with the existing
structures. C) West Elevation - Again, extend the detail at the top of the building twenty
(20) feet. Also, the glass windows need to be eliminated. D) South Elevation - One of the
three existing tower features needs to be added, most likely at the entry. Also, each of the
columns need to contain a wall sconce to match those contained on the existing buildings.
4. The sections detail does not show the equipment. Please show the equipment. Roof
equipment cannot be visible from within the project, Highway 111, Adams Street or
Washington Street. We recommend the equipment be at least one (1) foot below the top
of the building parapet.
Subject to the above revisions, Washington/Adams Partnership will approve the preliminary
11
Transpacific
Development
C o m p a n y
Mr. Greg Trousdell
January 5, 1995
Page 2
building plans.
As to the signage submitted, based on the Imperial Sign Co. plan dated November 8, 1994,
Washington/Adams Partnership is not in a position to approve the deviation shown on the
plan. We have requested that Mr. Chan redesign his signage to conform with the approved
signage program.
Subject to the above, we are generally in support of Mr. Chen's development and are hopeful
that the City of La Ouinta will allow him to proceed with his use.
Sincerely,
WASHINGTON/ADAMS PARTNERSHIP, a
California general partnership
By: SC ENTERPRISES, a California
limited partnership, partner
By:
RL CURCI, general partner
By: WASHINGTON PLAZA ASSOCIATES,
a California general partnership, partner
By:
MICHAEL J FrFIOVLiN, managing general partner
SC/MS:bf
cc: Simon Chan
Jim Engle, Jr.
Tom Greubel
Robert Ricciardi
,r ..w.tws .v.. +-ram a- .• .w <.�- R•��y
ATT%ACHMENT 4
� � a
' JAN 0 3 1995
December 29, 1994,
Simon Chan
CSS Investment Company, Inc.
81-944 Hwy 111
Indio, CA. 92201
619-347-7193
Greg Trousdell
City of La Quinta
78-495 Calle Tampico
La Quinta, CA. 92253
Dear Mr. Trousdell:
This letter is a reply to your request for information dated
December 23, 1994. Our estimated date to open should be around
May 15, 1995, barring any unforseeable delays. The business
hours should be 11:00 a.m. to 10:00 p.m. Sunday through Thursday
and 11:00 a.m. to 11:00p.m. Friday and Saturday.
We have also applied for a liquor license with the Alcoholic
Control Board and plan to have an area run as a full service bar
that will complement our indoor dining. The bar is meant only to
be an additional service to our dining clientele and is not meant
to be run as a bar such as the ones seen in Red Robin or the
Beerhunter. Shangri-La's primary mission is to serve the finest
Asian Cuisine and we see the bar only as a complement to this
goal. If there are any questions or concerns please feel free to
call me anytime.
Sincerely,
Simon Chan
President
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: January 31, 1995
PROJECT: REDEVELOPMENT PLAN AMENDMENT
REQUEST: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA RECOMMENDING APPROVAL OF THE
PROPOSED REDEVELOPMENT PLAN FOR THE LA QUINTA
REDEVELOPMENT PROJECT AS AMENDED BY AMENDMENT
NO. 1 AND MAKING ITS REPORT AND RECOMMENDATION AS
TO THE CONFORMITY OF THE AMENDED REDEVELOPMENT
PLAN WITH THE CITY' S GENERAL PLAN
APPLICANT: CITY OF LA QUINTA
LOCATION: PROJECT AREA NO. 1
ISSUE:
California Community Redevelopment Law, Health and Safety Code Section 33000 et sea. requires
that the ]Planning Commission review the proposed Redevelopment Plan for the La Quinta
Redevelopment Project No. 1 ("Project No. I"), and report whether the proposed Plan conforms to
the General Plan.
BACKGROUND:
On September 20, 1994, the Redevelopment Agency completed the draft amended Redevelopment
Plan for Project No. 1. If adopted by the City Council, the attached proposed Redevelopment Plan
will replace the existing Redevelopment Plan adopted in November, 1983, and guide all future
redevelopment activities within the Project Area No. 1. In accordance with the Law, the Agency
authorized the transmittal of the draft Plan to the attached taxing entities, the Project Area
Committee (PAC), and. the Planning Commission for their report and recommendation. The PAC
has reviewed and recommended adoption of the proposed Redevelopment Plan. Additionally, the
PAC has submitted the following list of proposed redevelopment projects for the City Council's
consideration after a joint Agency/City Council public hearing scheduled for February 21, 1995:
• Expand the Jefferson Street rehabilitation and pavement overlay project to include that portion
of Jefferson Street from Avenue 52 to Fred Waring.
• Add a, new drainage system improvement project that would provide improvements for drainage
facilities located in the southern portion of Project Area No. 1.
PCST.203
Add an additional drainage system project that would improve the drainage channel adjacent to
Rhondo Avenue, in a means identical to the improvements made to the drainage channel adjacent
to La Fonda Avenue.
List bikeway, pedestrian path, and golf cart path improvements to all park improvements where
appropriate.
• Add library and public safety facilities projects to the listed capital facility improvements.
ANALYSIS/FISCAL IMPACT:
The proposed Redevelopment Plan does not present a specific plan for redevelopment, rehabilitation,
and revitalization in any area of Project Area No. 1; rather, it establishes a process and framework
for implementation. Section 600 of the attached proposed Redevelopment Plan sets forth land use
policies that are identical to those found in the City's General Plan, as they now exist or may be
hereafter amended. Circulation system improvements undertaken through the proposed
Redevelopment Plan shall. also be in accordance with the Circulation Element of the General Plan.
RECOMMENDATION::
Move to adopt Planning Commission Resolution 95- recommending to the City Council
approval of the proposed 'Redevelopment Plan for the La Quinta Redevelopment Project No. 1 and
making its report and recommendation as to the conformity of the amended Redevelopment Plan
with the City's General Plan.
Attachment:
1. Proposed Redevelopment Plan for the La Quinta Redevelopment Project (No. 1), as amended
by Amendment No. 1.
PCST.203
PLANNING COMMISSION RESOLUTION 95-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA RECOMMENDING APPROVAL
OF THE PROPOSED REDEVELOPMENT PLAN FOR THE
LA QUINTA REDEVELOPMENT PROJECT AS AMENDED
BY AMENDMENT NO. 1 AND MAKING ITS REPORT AND
RECOMMENDATION AS TO THE CONFORMITY OF THE
AMENDED REDEVELOPMENT PLAN WITH THE CITY'S
GENERAL PLAN
WHEREAS, the City Council of the City of La Quinta, California (the "City
Council") did duly pass and adopt Ordinance No. 43 on November 29, 1983, and did thereby
adopt and approve the Redevelopment Plan for the La Quinta Redevelopment Project (the
"Redevelopment Plan"); and,
WHEREAS, the City Council did duly pass and adopt Ordinance No. 258 on
December, 20, 1994, and did thereby revise certain time limitations set forth in the Redevelopment
Plan in compliance with Section 33333.6 of the Community Redevelopment Law, California Health
and Safety code Sections 33000, et seq. (the "Community Redevelopment Law"); and,
WHEREAS, the La Quinta Redevelopment Agency (the "Agency") has undertaken
the required steps for the consideration of the adoption of a proposed amendment ("Amendment
No. 1 ") to the Redevelopment Plan; and,
WHEREAS, a draft Redevelopment Plan for the La Quinta Redevelopment Project
as amended by Amendment No. 1 (the "Amended Redevelopment Plan") has been prepared in
accordance with the provisions of the Community Redevelopment Law; and,
WHEREAS, Section 33346 of the Community Redevelopment Law requires that
before the Amended Redevelopment Plan is submitted to the City Council, the Planning
Commission shall have the opportunity to review and report on the conformity of the Amended
Redevelopment Plan with the City's General Plan (the "General Plan") and pursuant to such review
may recommend for or against the approval of the Amended Redevelopment Plan; and,
WHEREAS, the Amended Redevelopment Plan provides that the land uses permitted
within the La Quinta Redevelopment Project will be those uses permitted within such areas by the
General Plan and City Zoning Ordinances as they may be amended from time to time.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta as follows:
Section 1. The Planning Commission, having reviewed the contents of the proposed
Redevelopment Plan for the La Quinta Redevelopment Project as Amended by Amendment No.
RESOPC.144
I (the "Amended Redevelopment Plan") hereby reports, finds and determines that the Amended
Redevelopment Plan is in conformity with the City's General Plan.
Section 2. The Planning Commission hereby recommends that the Agency and the City
Council approve and adopt the Amended Redevelopment Plan.
Section 3. This Resolution shall constitute the report and recommendation of the
Planning Commission on the Amended Redevelopment Plan to the Agency and the City Council
pursuant to Section 33346 of the Community Redevelopment Law.
Section 4. The Planning Commission hereby authorizes and directs the officers,
employees, staff, consultants, and attorneys for the Planning Commission to take any and all
actions that may be necessary to effectuate the purpose of this Resolution, or as are appropriate
or desirable in the circumstances, including but not limited to the preparation of documents, and
the filing and transmittal of documents and information.
Section 5. The Planning Commission authorizes and directs Staff to submit this
Resolution to the Agency and the City Council.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of La Quinta held this 31st day of January, 1995, by the follow vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DON ADOLPH, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.144
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JANUARY 31, 1995
CASE: SPECIAL ADVERTISING DEVICE 95-061
APPLICANT: BOB HOPE CHRYSLER CLASSIC (JAMES R. WALKER)
REQUEST: APPROVAL OF TEMPORARY OFF -SITE DIRECTIONAL
SIGNAGE FOR AN UPCOMING GOLF TOURNAMENT AT THE
LA QUINTA COUNTRY CLUB IN FEBRUARY, 1995
LOCATION: SOUTH AND EAST OF EISENHOWER DRIVE, NORTH OF
AVENUE 50, AND WEST OF WASHINGTON STREET
BACKGROUND:
The Bob Hope Chrysler Classic Golf Tournament has been held in the Coachella Valley for
36 years. The La Quinta Country Club facility was involved in last year's golf event along
with Bermuda Dunes Country Club, Indian Wells Country Club, and PGA West Palmer
Course.
On December 29, 1994, an application was received from Mr. Walker with the Bob Hope
Chrysler Classic requesting permission to install temporary off -site directional signs for their
golf tournament to be held February 15-19th. La Quinta Country Club is one of four
courses being used (Attachment 1). A copy of the signage request is attached (Attachments
2 and 3). The applicant is requesting small, six square foot signs with directional
information depending on the placement of the sign. Approximately 17 signs are proposed.
The signs are located along the major arterial streets surrounding the existing golf course.
Additional signs are located in close proximity to the Bermuda Dunes Country Club.
However, most of the signs are not located in our city limits (Attachments 4 and 5). Most
signs are within one mile of each golf course.
The applicant's minor temporary outdoor event permit (MTOE 94-081) for this event was
approved by staff on December 14, 1994. Various non-profit organizations are beneficiaries
of this golf tournament (Attachment 4).
Municipal Code Provisions
In late 1.994, the City Council approved amendment to transfer their approval powers for
special advertising to the Planning Commission pursuant to their amendment of Chapter
5.64 of the Municipal Code. Chapter 5.64 (Special Advertising) provides for a permit to be
issued by the Planning Commission for advertising devices other than the usual and
customary permanent identification signs. This includes directional signs as requested in this
PCGT.103
application. Section 5.64.020 provides, in part, that permits are to be issued for special
purposes, "...and not on a continuing basis for permanent advertising or identification
purposes", and further, "each permit shall be issued for a specific period of time subject to
renewal for good cause shown."
Staff Comments
In prior years, the City Council has approved the special off -site advertising for this event
to ensure that the event is successful and patrons are able to find the tournament facilities
in a timely fashion. This application request is consistent and/or the same as last year's
approval.
By Minute Motion 95--, approve Sepcial Advertising Device 95-061 subject to the attached
Findings and Conditions of Approval.
Attachments:
1.
Location Map
2.
Sign Location Map (LQCC)
3.
Sign Exhibit (LQCC)
4.
Sign Location Map (BDCF)
5.
Sign Exhibit (BDCC)
6.
Newspaper Article
PCGT.103
CONDITIONS OF APPROVAL - RECONEM1E"ED
SAD 95-061
BOB HOPE CHRYSLER CLASSIC
JANUARY 31, 1995
FINDINGS
1. The proposed temporary advertising has been determined to be exempt, Class 11, Section
15311(a), from the provisions of CEQA.
2. The conditions stated below are deemed necessary to protect the health, safety, and
welfare of the community.
3. The temporary advertising is consistent with the standards of the Municipal Code of the
City of La Quinta.
CONDITIONS:
1. Signs located along streets without curbs must maintain a six-foot setback between the
sign edge and the edge of the pavement.
2. The edge of signs located along streets with curbs shall not be any closer than 5-feet
from the back of the curb.
3. The signs shall not obstruct vision of any traffic control devices or vehicles.
4. Written authorization from the property owner must be obtained before installation of a
sign on private property. A copy of this authorization shall be provided to the City.
6. The sign permit fee is hereby waived pursuant to Chapter 5.65.090 of the La Quinta
Municipal Code (Non -Profit Organizations).
7. All directional signs may be installed six days prior to the event and shall be removed
by the Tuesday after the event.
S. A maximum of 25 directional signs shall be allowed for the golf tournament.
C0NAPRVL.050
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STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 31, 19'95
CASE NO.: TRACT MAP 26188
REQUEST: APPROVAL OF ARCHITECTURAL PLANS FOR TRACT 26188
(AMENDMENT 1) - CENTURY HOMES
APPLICANT: MR. DENNIS CUNNINGHAM, PROJECT MANAGER
LOCATION: SOUTH OF MILES AVENUE AND 700 FEET EAST OF ADAMS
STREET
ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES
ZONING: R-1 (ONE FAMILY DWELLING)
LAND USE
INFORMATION: SITE: VACANT
NORTH: SINGLE FAMILY HOMES (QUINTERRA)
SOUTH: VACANT (FUTURE SINGLE FAMILY HOMES
TRACT 25363)
EAST: VACANT (FUTURE SINGLE FAMILY HOMES
TRACT 23519)
WEST: VACANT (FUTURE PHASE OF TOPAZ)
BACKGROUND:
Developer History
In 1991, Century Homes purchased lots in the La Quinta Highlands subdivision (Tract
23269) on Fred Waring Drive. Initially, the developer built 76 homes in the southeasterly
side of the tract with units which range in size from 1,006 square feet to 1,678 square feet.
In 1993, the developer purchased the remaining lots in the tract; and since their December
1993 Planning Commission approval they have built an additional 55 single family homes.
The last 55 homes were 1,600 square feet or larger based on the house sizes for each phase
of the tract.
PCGT.105
In 1994, Century Homes became involved in other unfinished subdivisions in the City.
Those tracts are Rancho Ocotillo, Topaz and Lake La Quinta.
Tract History
Tract 26188 was originally subdivided in 1991 by Santa Rosa Developers. The tentative map
approval allowed 39 single family lots on a 10 acre site. The tract is located to the west of
the Topaz project (i.e., future phases). Century Homes has joint ventures with the original
Santa Rosa partners in this development request (Attachments 1 and 2).
Compatibility Ordinance
The adoption of the Compatibility Ordinance in March 1994 established a minimum house
size of 1,400 square feet for this site. The developer is aware of this new requirement, and
his plans are consistent with the City's R-1 standards. Any units which are approved by the
Planning Commission for this tract will become the measuring gauge for any future builder
who wishes to build within the boundaries of the approved tract. Century Homes is aware
of this requirement.
Previous Planning Commission Approval
On September 13, 1994, the Planning Commission reviewed the developer's request to build
their "Del Rey" production homes on this property. The Del Rey Series were the initial
homes which were built in the La Quinta Highlands tract. The Commission approved the
following single family homes:
Plan 2X - 3 bedroom plus bonus room, 2 bath with 2 car garage totaling 1,469 square
feet.
Plan 3X - 3 bedroom plus bonus room, 2 bath with 2 car garage totaling 1,606 square
feet.
Plan 4X - 3 bedroom plus bonus room, 3 bath with 2 car garage totaling 1,732 square
feet.
Note: Plans 2X and 3X have converted 3-car garages (bonus room) to 2-car garages
because the minimum square footage allowed is 1,400 square feet or larger based on
the R-1 Zoning Code provisions.
Plans 2X and 3X are single story homes. Plan 4X is a two story home. The homes will be
plotted on lots 7,200 square feet or larger. All future owners will have fee simple title to
their property.
PCGT.105
The approved architectural style of the homes is California Mediterranean. The exteriors
will be stucco with concrete tile roofing. No exterior veneer is proposed (e.g., wood siding,
etc.). The roof eaves will be wood with varying depths around the exterior of each unit type.
Desert colors will be used for the exterior stucco and roof tile.
New Submittal
On January 11, 1995, staff received a request to amend the original application to include
another single story house plan (Plan 5). The new Plan 5 unit is approximately 1,678 square
feet and includes a three car garage, but can be enlarged to 2,010 square feet if the third
garage space is converted to living area (Attachment 3). The garage conversion program
has been previously approved by the Planning Commission for this site, and at their other
La Quinta projects.
Staff Comments
Plan 5 is typical in design to the other approved units. The house sizes are of a similar size
to the Inco Homes that are under construction to the west of this site (i.e., west side of
future Adams Streef).
CONCLIUSION:
Staff supports the applicant's request to build their Plan 5, single family home in Tract
26188 provided the original Conditions of Approval are met (Attachment 4).
RECOMMENDATION:
By Minute Motion 95 approve the architectural plans (Plan 5) for Century Homes for
Tract 26188.
Attachments:
1. Location Map
2. Tract Map Exhibit
3. Letter from applicant
4. Original Conditions of Approval
PCGT.105
ATTACHMENT 1
N
CASE No.
CASE MAP
Tract 26188
Century Homes
Del Rey at La Quinta Norte
Architectural Review
—Fred Waring
Miles Avenue
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CENTURY HOMES
Century -Crowell Communities
ATTACHMENT 3
January 9, 1995
r JAN 1 1 199�
Gregg Trousdale
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Dear Gregg,
We have decided to add our Del Rey Series #5 Plan, 1,678-2,010
square feet, to our home selections for Del Rey at La Quinta Norte
Tract 26188.
Enclosed, please find (18) sets of floor plans and elevations
24Q1x3611 and (1.8) sets of the above 8 1/2"x1l". Please schedule
this item for Planning Commission review.
Should you require any additional information, please contact me at
your convenience.
Sincerely_-.
CENTUR��iOMES COMMUNITIES
Bennis Cunn' —
Project Director
kc193.dc
1535 South "D" Street, Suite 200 - San Bernardino, CA 92408
(909) 381-6007 - FAX (909) 381-0041
12. The landscaping shall be continuously maintained in a healthy and viable condition by
the property owner.
13. All requirements of Tract Map 26188 shall be met during plan check.
14. The front yard or street side yard and perimeter tract walls shall be decorative and
subject to final reviewed by the Director of Planning and Development. The design
height of the perimeter tract wall shall be governed by the future requirements of the on -
site noise study.
15. Sectional metal roll -up garage doors shall be installed on all garages.
16. All homes shall have concrete roof tiles per the attached material board on file with staff.
17. Decorative wrought iron gates shall be used for all street facing pedestrian gates.
* 18. A trellis or patio cover is to be attached to each single family home where the rear of the
unit faces west or south. The trellis or patio cover shall be a minimum depth of four feet
and be constructed over all sliding glass or french door openings and/or any glass area
greater than 4-feet by 4-feet. A concrete porch shall be provided under the door.
19. All units shall have architectural detailing on each side of the proposed house to the
satisfaction of the Director of Planning and Development, but in no case shall the plant -
on feature project less than 2-inches from the building facade. The plant-ons shall be
used on all sides of each building elevation to improve the architectural characteristics
of each plan. All gable vents shall include this architectural feature.
20. The applicant can, as an option, provide gated entry courtyards. The private entry courts
shall include stucco fencing and decorative wrought iron gates.
21. The eave fascia for each plan type shall consist of a 2" X 8" rough sawn lumber with 1"
X 4" trim on top to complement the overall design program.
22. The roof overhangs shall be a minimum width of 18-inches to provide sun protection or
shade to those areas of the house which do not have a trellis shade cover.
23. Rear and interior side lot fencing shall be optional; but if installed, the interior side yard
fencing of each home can be either wood, or another material as approved by the
Director of Planning and Development. All wood posts which are set in concrete
footings shell be designed to prevent water penetration into the wood member (i.e.,
gravel at base of post).
24. Final plot plan for residences showing setbacks shall be reviewed and approved by the
CONAPRVL.104
Community Development Department prior to issuance of a building permit for affected
units.
Special (Model Complex):
25. Establishment of the temporary sales office (garage conversion) shall be in conformance
with the exhibits contained in the Planning and Development Department's file.
26. Plans for any fencing and/or blocking access to the sales area must be submitted to the
Fire Department and Engineering Department for review and approval.
27. The sales area shall be accessible to the physically challenged (Title 24 and A.D.A.).
28. A bond in the amount of $2,000 is required to guarantee the ultimate reversion of the
temporary sales office to a two car garage. Staff will accept a letter of credit or bond
from a bonding company ensuring removal and restoration of the garage. The fee is
based on each garage conversion.
29. Temporary signs or banners shall comply with the requirements of the Sign Regulations
as set out in Chapter 9.212 of the Municipal Code for all proposed signs.
30. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
CONAPRYL.104
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 31, 1995
CASE NO.: PRECISE PLAN 94-846 (AMENDMENT 1)
REQUEST: APPROVAL OF ARCHITECTURAL PLANS FOR TRACT 23935
(TOPAZ)
APPLICANT: CENTURY HOMES (MR. DENNIS CUNNINGHAM, PROJECT
MANAGER)
LOCATION: SOUTH OF MILES AVENUE AND WEST OF DUNE PALMS
ROAD
• j._� :: _. • • _. r .
ZONING: R-1 (ONE FAMILY DWELLING)
1 W.111 7oxc",
INFORMATION: SITE: EXISTING TOPAZ PROJECT
NORTH: VACANT
SOUTH: VACANT
EAST: VACANT (FUTURE SINGLE FAMILY HOMES -
TRACT 26188)
WEST: VACANT (CITY OF INDIO)
BACKGROUND:
Tract History
In 1989, the City approved Tract 23935 that consisted of 196 lots on a ±50 acre site located
south of Miles Avenue and west of Dune Palms Road (Attachment 1).
In 1990, the Planning Commission approved three single family model homes for the
original developer, GWR Development, to begin construction of the tract pursuant to the
final conditions. A fourth model was approved by the Planning Commission on September
10, 1991. The existing 44 homes (Phases 1 and 2) built by GWR Development range in size
from 1,830 square feet to 2,173 square feet.
PCGT.104
Developer History
On June 25, 1994, the Planning Commission approved the request by Century Homes to
complete development of the tract. The Century Homes are 1,428 square feet to 2,455
square feet. One and two story homes were approved. A copy of the conditions is attached
(Attachment 2).
The adoption of the Compatibility Ordinance in March, 1994, established a minimum house
size of 1;,400 square feet for this site.
Conditions of Approval
In June, 1994, the Planning Commission established 33 conditions for the Century Homes'
development request. Condition 31 states: "The developer shall provide as part of his sales
program an optional detached guest cottage which can be built on the lot in front of the
primary home. The detached unit shall be approximately 300 square feet (or larger) and
be architecturally compatible with the primary residence. The Planning Commission shall
review and approve this detached unit as a Business Item (non -hearing)." The condition was
imposed because the original developer had a detached guest house plan as an optional
element for their homes. The guest house was located in front of the home. Two existing
homes have detached guest units (Attachment 3). The existing residents during the original
public hearing felt this design feature should be included in the Century request.
Development Request
On January 11, 1995, staff received the preliminary plans for a detached guest house as
required by Condition 31 (Attachment 4). The architectural style of the detached guest
house (2.56 square feet) is consistent with the approved design program for this project (i.e.,
California Mediterranean). The exteriors will be stucco with concrete tile roofing. No
exterior veneer is proposed (e.g., wood siding, etc.). Desert colors will be used for the
exterior stucco and roof tile. A letter from the applicant is attached (Attachment 5).
Staff Comments
Staff originally allowed the applicant to acquire an initial batch of building permits for this
project with the proviso that the developer would submit plans of the detached guest house
when they were available. A formal letter was sent to the developer in 1994 notifying them
that no additional building permit would be issued until either the Commission approved
the architectural plans for the guest cottage or the applicant was able to eliminate Condition
31 in its entirety by requesting a new public hearing.
PCGT.104
The detached guest unit is approximately 50 square feet smaller than what is stated in
Condition 31. The applicant has stated that Condition 31 used the term "approximate" when
referring, to the size of the detached facility. Mr. Cunningham feels the Commission wanted
a detached building that was larger than 200 square feet but not necessarily larger than 300
square feet. He has explained to staff that they would prefer to offer their attached bonus
room as an accessory facility, and that the firm's marketing division does not believe the
detached facility will be purchased by many of their customers. Century Homes believes
their detached guest/cottage building is consistent with the City's R-1 standards, as designed,
because it is greater than 100 square feet and the width of the unit (either side) is larger
than 10 feet. The detached guest cottage will be consistent with their production homes and
the existing homes.
CONCLIUSION:
Staff supports the applicant's proposal as submitted.
RECOMMENDATION:
By Minute Motion 95-_, approve the preliminary architectural plans for the detached
guest house as conforming to the provisions of Condition 31 for Tract 23935 (Topaz).
Attachments:
1. Tract Map Exhibit
2. Conditions of Approval
3. Original detached plan
4. barge Plans
5. Letter from applicant
PCGT.104
ATTACHMENT I
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CASE No.
CASE MAP
Precise Plan 94-846
Century Crowell Communities
Topaz
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CONDITIONS OF APPROVAL - ADOPTED ATTACHMENT 2
CENTURY CROWELL COMMUNITIES (TRACT 23935)
THE CLASSICS AT TOPAZ
JUNE 141,19M
* Modified by Planning Commission on June 14, 1994
** Added by Planning Commission on June 14, 1994
FINDINGS:
1. The architectural aspects of the development will be compatible with and not
detrimental to other existing units in Topaz based on the following conditions.
2. The proposed homes are comparable in size to the existing Topaz homes. No
impacts are anticipated provided the minimum house size in the tract is 1,400
square feet or greater, and the unit mix is regulated by the Planning
Commission.
3. No two story homes shall be built next door to any existing single story home
unless proof can be provided showing that a two story unit was proposed for
the lot by the prior builder.
4. The developer's roof eaves, although slightly different from the previous
phases, shall be considered a minor deviation in the architectural package.
No major impact is anticipated.
GENERAL
1.
2.
3.
4.
5.
6.
vp
The lawn for each front yard shall be either hybrid Bermuda or premium
Perennial Rye depending upon when it is installed. Fescue grass shall not be
used.
All plants shall be drought tolerant and either watered with emitters or
bubblers.
All trees shall be staked to prevent damage from the wind. Two stakes shall
be used for all 24"-box trees.
The concrete driveways shall include expansion joints and a broom finish, (or
better) texture.
The driveway approach for each home shall be a minimum width of 20-feet
unless otherwise approved by the Director of Planning and Development.
Final irrigation and landscape plans for the project shall be approved by the
Department of Planning and Development.
All trees shall be appropriate for our micro -climate (i.e., Zone 13-Sunset
Book) .
CONAPRVL.045
8. The requirements of the R-1 Zone Code shall be met during plan check.
9. The requirements of the Compatibility Ordinance (Ordinance 242) shall be met
during plan check unless otherwise modified herein.
10. The front yard of all lots, and in addition, the street side yard of corner lots,
shall be landscaped to property line, edge of curb, sidewalk, or edge of street
pavement, whichever is furthest from the residence.
11. The landscaping for each lot shall include one 24"-box tree and one 15-gallon
tree on interior lots and one (24"-box) tree and four (15 gallon) trees on
corner lots, minimum five gallon shrubs, and groundcover and/or hardscape
of sufficient size, spacing and variety to create an attractive and unifying
appearance. Landscaping shall be in substantial compliance with the
standards set forth in the Manual on Architectural Standards and the Manual
on Landscaping Standards as adopted by the Planning Commission.
12. A permanent water -efficient irrigation system shall be provided for all areas
required to be landscaped. The provisions of Ordinance #220 shall be met.
The final landscape plan should be reviewed by the City, the Coachella Valley
Water District, and the Riverside County Agricultural Commission.
13. The landscaping shall be continuously maintained in a healthy and viable
condition by the property owner.
14. All requirements of Tract Map 23935 shall be met during plan check
15. The applicant shall provide six foot high walls for all new homes. The front
yard or street side yard and perimeter tract walls shall be stuccoed to match
the existing Topaz units. The interior side yard fencing of each home can be
either decorative masonry, or another material as approved by the Director
of Planning and Development. The walls shall be built prior to final occupancy
clearance of each dwelling unit.
16. Sectional metal roll -up garage doors shall be installed on all garages.
17. All concrete roof tiles shall be similar in color and style to the existing Topaz
homes (i.e., desert tones) . Brown concrete tile shall be used in Phases I and
II.
18. Decorative wrought iron gates shall be used for all street facing pedestrian
gates.
19. A two story house cannot be constructed adjacent to or abutting a lot line of
an existing single story home constructed in a prior phase of the subdivision
(i.e., Phases I or II) unless proof can be provided showing that a two story
unit was proposed for the lot by the prior developer.
20. A trellis is to be attached to each single family home where the rear of the unit
faces west or south. The trellis shall be a minimum depth of eight feet and be
constructed in a fashion similar to the initial Topaz homes.
COWR s..oes
*21. All units shall have architectural detailing on each side of the proposed house,
but in no case shall the plant -on feature project less than 3-inches from the
building facade. All gable vents shall include this architectural feature.
22. If homes are built in Phases I and II of the existing tract, the minimum house
size in those phases shall be 1,830 square feet or larger.
*23. The developer shall regulate the mixture and/or number of proposed single
family homes so that in no instance shall any homes smaller than 1,687 square
feet exceed 12 percent of the homes built in each tract phase. No more than
50% of the homes in each phase(s) shall be less than 2,000 square feet.
24. Each new single story home shall include a front entryway similar in design to
the existing Topaz homes. The entry shall also include a gable roofed covered
porch with supporting stucco columns a minimum dimension of 30 square inches
or greater. The gable height shall be the same height as the proposed single
family house.
*25. Three car garages shall be constructed on approximately 50% of the tract lots.
*26. The underside of the eave and facia shall be stuccoed to match the existing
homes.
27. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of-
ways of Miles Avenue shall be limited to one story, not to exceed 20-feet in
height. The applicant shall submit to the Planning and Development
Department for approval a drawing showing the location of any units higher
than one story located in proximity to the miles Avenue frontage.
*28 . The rear elevation of each new plan ( Plans 2 through 5) shall include
additional building projections to enhance the architectural characteristics of
the home. The projections shall not be less than 4-feet in width and not less
than 50% of the building length (i.e., enlarged kitchen and nook areas,
trellises, etc.).
29. The applicant can, as an option, provide gated entry courtyards. The
private entry courts shall include stucco fencing and decorative wrought iron
gates.
**30. All homes built in Phases I and II of the existing tract shall be similar in
architectural design to the existing Topaz homes ( See Exhibit B dated June
10, 1994).
**31. The developer shall provide as part of his sales program an optional detached
guest cottage which can be built on the lot in front of the primary home. The
detached unit shall be approximately 300 square feet (or larger) and be
architecturally compatible with the primary residence. The Planning
Commission shall review and approve this detached unit as a Business Item
(non -hearing) .
**32. The garage doors for each home shall be recessed into the building envelope
a minimum distance of two -inches from the building's stucco exterior.
**33. The minimum roof pitch for each home shall be 5:12 or steeper (e.g., 6:12,
etc).
COl1 Rn.0!S
CENTURY HOMES
Century -Crowell Communities
ATTACHMENT 5
January 10, 1995
Gregg Trousdale
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Lear Gregg,
DD
JAN 1 1 1999
Enclosed, please find ( 3 ) sets of elevations and plotting for Tract
23935, Topaz Guest House. The submittal for Planning Commission
Review is with respect to conditions of approval item #31 r/e Guest
House.
Should you require any additional information, please contact me at
your convenience.
Sincer
CENT Y MES COMMUNITIES
nnis Cunn' m
Project ector
kc199.dc
1535 South "D" Street, Suite 200 - San Bernardino, CA 92408
(909) 381-6007 - FAX (909) 381-0041
MINUTES
PLANNING COMMISSION
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, California
JANUARY 10, 1995
I. CALL TO ORDER
7:00 P.M.
A. The meeting was called to order by Chairman Adolph at 7:03 P.M.
Commissioner Barrows led the flag salute.
II. ROLL CALL
A. Chairman Adolph requested the roll call: Present: Commissioners Abels,
Anderson, Barrows, Butler, Gardner, Newkirk, and Chairman Adolph.
B„ Staff Present: Community Development Director Jerry Herman, City Attorney
Dawn Honeywell, Principal Planner Stan Sawa, Associate Planner Leslie
Mouriquand-Cherry, and Department Secretary Betty Sawyer.
III. PUBLIC COMMENT
A. Chairman Adolph informed the audience that this was the time for public comment.
Should anyone wish to address the Commission regarding any item on, or not on,
the agenda, this was the time to do so. No one requested to speak.
IV. PUBLIC HEARINGS
A. Continued - Conditional Use Permit 94-015; a request of J. L. Jarnagin for
approval of a full -service tunnel carwash and detail shop located on the east side
of Washington Street, approximately 100-feet south of Highway 111.
1. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department.
2. Chairman Adolph informed the audience that the public speaking portion
of the public hearing had been closed and this was a time of discussion
between the Commissioners.
PC1-10 1
3. Stan informed the Commissioners that Condition #68 has been added and
dealt with storm water as recommended by the California Regional Water
Quality Board, Colorado River Basin, Region 7, regarding Best
Management Practices being implemented.
4. Commissioner Gardner stated he felt this was a law and should not have to
be a condition. Staff explained the condition was added to be sure the
applicant was aware of it.
5. Commissioner Abels stated he felt that due to the layout of the property, it
would be difficult to utilized. He further stated the City was trying to
encourage businesses to come to La Quinta and the Commission was faced
with another developer in opposition to the project. He stated this was a
difficult decision.
6. Commissioner Gardner stated he was relatively new to the Commission and
it was a lot of material to digest. He was in agreement with some and in
disagreement with other parts of the project. His concern was for what the
project will look like in two to ten years. There could be a maintenance
problem down the road that could make it unsightly. This has happened in
other cities and therefore he could not be in favor of this project at this
location.
7. Commissioner Newkirk stated his appreciation for the amount of work that
had gone into the project but, he too felt the location was not appropriate.
Setback variances would have to be granted and since this is the Gateway
to the City, this project would not be appropriate this site. He further
stated he would definitely like to see the carwash in La Quinta but, not in
this location.
8. Commissioner Barrows stated her agreement with the comments that had
been made and the applicants had made an excellent effort but, there are
concerns. Even though it is a beautiful carwash and she would like to see
it built, this location may not be the best location. Concerns she had were
with this particular parcel in that it may not be compatible with the
Washington Street Specific Plan and that it may constrain the development
of the remainder of the parcel. Would like to see another location.
9. Commissioner Anderson agreed with Commissioner Barrows concerns
regarding the compatibility of the use with anything that would be coming
in on adjacent property. The parcel must be looked at on its own merits
but, this project must be looked at as it relates to the rest of the City. This
is an extremely visible corner and the project would be giving the citizens
of La Quinta a wall that is a great deal of length and even though it is
mitigated with landscaping, it is still a wall. Based on these concerns, he
could not approve the location for this project.
PC1-10 2
10. Commissioner Butler stated that he agrees with his colleagues and since
seeing the Washington Street Specific Plan, he feels that this is not the
appropriate site. Would definitely like to see the carwash in the City and
hopes the applicant will select another site in the City.
11. Chairman Adolph stated his concern for the way the project is laid out.
The setbacks were not honored properly, the sidewalk changes were made
but, no further changes were made to help soften the look to make it more
compatible with the surrounding area.
12. Commissioner Abels stated that in as much as this is a piece of property
that is difficult to develop, he would like to see if the site is feasible to have
the City purchase the property to make it a green belt with a fountain to
make a great entrance into the City.
13. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Butler to adopt Resolution 95-001 denying the
mitigated Environmental Impact. City Attorney Dawn Honeywell
explained that it was not necessary to adopt a resolution denying the
Environmental Assessment if the Commission was going to deny the
conditional use permit. Commissioners Barrows/Butler withdrew their
motion and moved to adopt Minute Motion 95-001 denying Conditional
Use Permit 94-015 based on the Findings as follows:
a. The proposed carwash at the location of the southeast corner of
Washington Street and Highway 111 does not conform to the logical
development within the City in terms of this Gateway location; and
b. Is not in conformance with the original intent of the Washington
Street Specific Plan to create an image corridor along Washington
Street.
14. City Attorney Dawn Honeywell explained that the Commission needed to
make a finding that the project is detrimental to the public health, safety,
and welfare. Commissioner Barrows/Butler so amended their motion.
Unanimously approved.
B. Plot Plan 94-541 (Amendment Ali; a request of Vintage Homes, a division of
Century Homes (Mr. Arthur Levine) for approval to an amendment to a previously
approved plot plan for four single family residence models on 102 single family
lots at Lake La Quinta.
1. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
:Department.
PC1-10 3
2. There being no questions of staff, Chairman Adolph asked if the applicant
wished to address the Commission.
3. Mr. Arthur Levin, applicant, addressed the Commission and stated his
concern regarding Page 2 of the staff report. He apologized for not having
the information required for the landscaping. He stated the plants will
reach a 4-5 foot height at maturity with a foot and half berm to mitigate the
circular driveways. There would be a minimal amount of turf area as the
rest would be shrubs or groundcover. There are no sidewalks as these are
private streets. Mr. Levine further stated they did not propose to have a
circular driveway on every lot, but were offering it as an option. About
20% of the lots could not take the circular driveway. The reason they were
requesting the 20-foot setback was to give more area in the backyard for a
pool with an appropriate amount of landscaping. He proposed that rather
than requesting all 102 lots have circular driveways, that on the initial 16
lots they look to see what the streetscape would look like on this cul-de-sac
and if after looking at the proposed landscaping, staff and the Planning
Commission still think the setback should be 25-feet then the remainder of
the lots would be 25-feet. As to the color in the concrete, following the
hearing of December 13, 1994, he found that Marquessa and Avante had
not been required to have colored concrete. The lots that currently have
colored concrete were upgraded by the individual property owners. The
cost for the integral color would vary due to the amount of color wanted.
On an average it could cost for a three car garage, approximately $300.
Mr. Levine requested that instead of requiring the colored concrete, he
would like to offer it as an option to all homeowners and not just those with
circular driveways.
4. Commissioner Anderson asked how many of the initial 16 would have the
circular driveways. Mr. Levin stated there were about 12 lots that could
not have circular driveways and four that could. He proposed that they
build one street as proposed and then make an evaluation.
5. Commissioner Butler, having reviewed the area with the setback in mind,
stated he felt the area needed more treatment and with the 25-foot setback
and the circular driveway, there was more area for the landscaping which
softens the streetscape. Otherwise there was too much concrete. Mr.
Levine stated they were proposing to berm with shrubbery the island area
to eliminate the look of a flat plane. Elevations make it difficult to see the
dimension of the landscaping. Commissioner Butler stated he was still in
favor of the 25-foot landscaping to give the frontyard relief. He felt the
rear yards would still have enough room for pools. The project does not
have any stereotype development at present and if 16 houses are built they
will still exist even if the Planning Commission does not agree with the
look. They should be scattered to break up the look.
PC1-10 4
6. Chairman Adolph stated his concern regarding the lack of on -street parking
where there is a circular driveway. He questioned how the parking would
be handled if someone has a party, etc. Mr. Levine stated that with a
circular driveway they could park in the driveway. If there were a large
party, people will park everywhere no matter what. Chairman Adolph
stated there was no room provided for additional parking. Even though this
is an option, there could still be a significant number of circular driveways
in a row. Mr. Levine stated they had no governing as to where people will
park. They will park where they want. Discussion followed regarding the
parking.
7. Commissioner Anderson stated that the issue tonight was for the setback for
lots with circular driveways and colored driveways. City Attorney Dawn
Honeywell stated this was true. The circular driveways were already
approved. Commissioner Anderson stated he agreed with the staff's
recommendation regarding the setbacks, but had no issue with deleting the
colored concrete.
8. Commissioner Newkirk asked the applicant to clarify why the applicant was
.requesting the setback change. Mr. Levin stated this was for the allowance
of an appropriate pool size and landscaping in the rear yard. Commissioner
Newkirk asked if these depths varied from lot to lot. Mr. Levin stated they
did.
10. Commissioner Ables asked what the maximum depth would be.
Commissioner Butler stated it was on Page 3 of the staff report.
Commissioner Abels asked the applicant to clarify his reasoning for the
rear yard setback.
11. Commissioner Newkirk suggested that as the rear yards vary, the applicant
should vary the frontyard setbacks. Commissioner Butler clarified that this
'would not solve the problem.
12. There being no further public comment, Chairman Adolph closed the public
hearing.
13. Commissioner Anderson asked that if the option was offered to the
homebuyers, are these homes being presold and then built or built in
advance. Mr. Levin stated they were plotting certain homes on certain lots
and trying to plot so as to give as much rear yard as possible.
Commissioner Anderson stated that if the applicant were plotting the lots
this should give the applicant the opportunity to use the 25-foot setback if
the homes are being pre -built. The option is only being offered if the house
PC1-10 5
is not pre -built. Mr. Levin stated this could be a problem if the buyer
wants to build a pool at a later date. By allowing the setback the
homebuyer would be allowed to build a reasonable size pool.
Commissioner Anderson stated he was not convinced that the pool couldn't
be built with the 25-foot setback.
14. Community Development Jerry Herman clarified the rear yard dimensions
and with the smallest lot, the rear yard would be 24-feet which could
accommodate a pool.
15. Commissioner Adolph asked staff to provide him with the Minutes of the
previous meeting when the setbacks were granted.
16. There being no further discussion, it was moved and seconded by
Commissioners Abets/Butler to deny the request for the 20-foot setback.
City Attorney Dawn asked that both motions be made at one time.
Commissioners Abets/Butler withdrew the motion.
17. Commissioner Anderson/Newkirk moved to adopt Minute Motion 95-002
denying the request for a 20-foot setback and that Condition #7 regarding
colored concrete driveways be deleted. Unanimously approved.
IV. BUSINESS SESSION
A. Plot Plan 94-543; a request of La Quinta Village Limited Partnership for approval
of a free-standing restaurant in the La Quints Village Center.
1. Commissioner Anderson withdrew due to a possible conflict of interest.
2. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department. Would like to delete Conditions #7 and #19 and require the
applicant to come back with additional signage and possibly the use of a
free-standing sign.
3. Commissioner Gardner asked about the retention basin as to whether it was
square or rectangular and if it flowed down the side of the building. Staff
explained and showed the area that would be involved.
4. Commissioner Barrows asked that staff clarify which condition would be
affected by requiring the signage to come back to the Planning
Commission. Staff stated it would be Condition #19 and this would be the
time to give the applicant some direction as to what the Planning
Commission would like to see.
PC1-10 6
5. Mr. John Koenig, The Koenig Companies, spoke on behalf of the applicant
and stated he was in agreement with all conditions as amended. The
potential conflict was in the signage and each two pads would share a
monument sign with a single monument on Washington Street and Calle
Tampico. He felt that Condition #22 would conflict with this as the bank
and the restaurant would be sharing the Calle Tampico monument sign and
this didn't seem fair. He objected to the matter being continued he needed
to move ahead with the project. They had tried to have everything
submitted at this time for the Commission's approval.
6. Chairman Adolph stated that continuing the signage would not hold up the
project. The Commission wanted to see the color and how it would be lite.
The sign company should be able to do this. The lack of signage approval
would not hold up any building permit issuance.
7. Chairman Adolph stated there was no problem with the monument sign.
8. Chairman Adolph -asked if there would be heating for the outdoor seating.
Mr. Koenig stated the outdoor seating was only for the summer and spring
months.
9. Mr. Farzaneh addressed the Commission regarding the project. He stated
they would make sure the sign was constructed according to the Planning
Commission approval. At present, their plans were to be open in July
when the tourists are gone. He wanted the local people to evaluate the
restaurant. The outdoor dining feature would be added at a later date. A
small fountain would be placed in the center of the round outdoor seating
area for a dramatic effect. They plan to serve Mediterranean food and have
a 100-seat restaurant with a bar. Smoking would be allowed outside.
10. Chairman Adolph asked why the bar was so close to the front entrance.
Other members stated this is the way it was in other restaurants owned by
Mr. Farzaneh and it was no problem. Mr. Farzaneh stated there would be
a partition to separate the bar from the dining room.
11. Commissioner Ables will this be like the Continental restaurant. Mr.
Farzaneh stated it would be but, more Mediterranean in food. The price
range would be the same as the Continental. Lunch would be under $10.00
and dinner $16-20.
12. Chairman Adolph asked Mr. Koenig about the section of the building
where the signage goes; would the equipment go up in the parapet and
would it be visible from the street. Mr. Koenig stated it would not be seen.
This was why the height is so high. Chairman Adolph stated his concern
for the look being so heavy. Mr. Koenig stated he would see if it could be
lowered but, it needs to be functional.
Pcl-10 7
13. There being no further discussion, it was moved by Commissioner
Abels/Gardner to adopt Minute Motion 94-003 approving Plot Plan 94-543,
subject to the following: Condition #22 be deleted and signage will be
returned for approval by the Planning Commission.
B. Sign Application 95-275 - Tentative Tract 26188; a request of Century Homes for
approval of sign adjustment to allow two subdivision name signs.
1. Community Development Director Jerry Herman presented the information
contained in the staff report, a copy of which is on file in the Community
Development Department.
2. There being no questions of staff, Chairman Adolph asked if the applicant
wished to address the Commission. Mr. Dennis Cunningham stated he had
no comments and would answer any questions.
3. Commissioner Anderson questioned the streets that were called out as to
whether they metal or plastic. Mr. Cunningham stated they were painted
metal, dry material pained over the block. However, they were
considering the plastic.
4. Chairman Adolph questioned whether the sign was parallel to the street.
Mr. Cunningham stated it was.
5. Commissioner Butler asked about something to protect against graffiti.
Mr. Cunningham stated they were made out of aluminum with enameled
paint so it would be a smooth finish and easily maintained. Discussion
followed regarding suggestions to prevent the graffiti.
6. Commissioner Ables stated the Coachella Valley Parks & Recreation
Department has a new product that will make it easier to clean. Mr.
Cunningham stated he would contact them regarding the material.
7. Commissioner Abels/Barrows moved to adopt Minute Motion 95-004 to
approve Sign Application 95-275 as recommended. Unanimously
approved.
C. Sign Application 94-270; a request of Skip Berg for approval of a new building
sign for the Carl's Jr./Green Burrito business.
1. Jerry Herman, Community Development Director, stated that staff had
received a fax from the applicant requesting the application be tabled.
2. Commissioner Barrows/Abels moved and seconded to table Sign
Application 94-270 as requested by the applicant.
Pcl-10 8
V. CONSENT CALENDAR
Chairman Adolph asked that the Minutes of December 13 be corrected to show that during the
public comment portion of the meeting, he stated that "no public hearing" had been held.
Commissioners Ables/Barrows moved and seconded a motion to approve the minutes as corrected.
Unanimously approved.
VI. OTHER
A. Chairman Adolph reported on the City Council meeting of January 3, 1995.
B„ Commissioners discussed with staff the Planners Institute to be held at the
Doubletree/Marriott Conference Center in Monterey, March 22, 23, 24, 1995.
1. Community Development Director Jerry Herman stated the information
provided was to inform the members that there was only enough money
for four members to attend. Commissioner Abels stated that his
understanding was that the budget had been increased to allow additional
members. This issue would be returned to the Planning Commission on the
31 st.
C. Chairman Adolph clarified his intent regarding the Lake La Quinta issue on
circular driveways. His understanding was that the street layout would
accommodate the additional parking. Commissioner Anderson apologized and
stated that relative to what was on the agenda the Planning Commission was to
react only to the 25-foot setback and not the issue of the driveways.
VII. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Abels/Butler to
adjourn this regular meeting of the Planning Commission to a regular meeting on January 31,
1995. This meeting of the Planning Commission was adjourned at 8:30 P.M., January 10, 1994.
Unanimously approved.
PC1-10 9