1995 06 27 PCu�l'�Gv
' OF MY
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
June 27, 1995
3:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 95-022
Beginning Minute Motion 95-024
CALL TO ORDER - Flag Salute
ROLL CALL
PUBLIC COMMENT
This is the time set aside for citizens to address the Planning Commission on matters
relating to City planning and zoning which are not Agenda items. When addressing the
Planning Commission, please state your name and address.
WORKSHOP - Discussion of the Zoning Ordinance Update
RECESS TO 7:00 P.M.
PUBLIC COMMENT
PC/AGENDA
PUBLIC HEARINGS
1. Item ............ CONTINUED - ENVIRONMENTAL ASSESSMENT 95-
301 AND PLOT PLAN 95-554
Applicant ...... Caal Theatres
Location ....... North side of Highway 111, midway between Washington
Street and Adams Street within the One Eleven La Quinta
Center
Request ........ Approval of a Mitigated Negative Declaration of
environmental impact and approval of a plot plan to allow the
construction of a 30,000 square foot eight-plex theater
Action .......... Resolution 95- , Minute Motion 95-
2. Item ............. SPECIFIC PLAN 121-E, REVISED (AMENDMENT #3)
AND PLOT PLAN 95-555
Applicant ....... Greg Burkhart, Chief Engineer for the La Quinta Resort and
Club
Location ........ 1000-feet west of Eisenhower Drive on the south side of
Avenida Fernando
Request ......... A request for certification of Mitigated Negative Declaration
of environmental impact; approval of specific plan amendment
to allow elimination of part of the northern parking lot of the
La Quinta Resort and Club; and plot plan approval to allow
construction of a 37,000 sq. Ft. building addition, which
includes a ballroom and supplemental facilities with a
subterranean parking garage in the R-3 Zone on part of a 17.8
acre site
Action .......... Resolution 95- , Resolution 95- , Minute Motion 95-
3. Item ............. PLOT PLAN 95-558 (COMPATIBILITY REVIEW)
Applicant ...... Landau Development
Location ....... West side of Dulce Del Mar, north of Via Grizianna and west
side of Via Florence south of Via Grizianna, within Lake La
Quinta
Request......... Approval of a new unit for construction in Lake La Quinta
project
Action ......... Minute Motion 95-
4. Item ............ TENTATIVE TRACT 28189, CHANGE OF ZONE 95-078,
CONDITIONAL USE PERMIT 93-005
Applicant ...... Winchester Asset Management
Location ....... South of 58th Avenue, west of Jefferson Street
Request ........ Approval to subdivide six existing lots into 11 lots within The
Quarry project; change the existing zoning from R-1-20,000
to R-1-10,000; and to eliminate an existing conditional use
Action .......... Resolution 95- , Resolution 95- , Resolution 95- ,
Resolution 95-
BUSINESS ITEMS -
1. Item ...........
Applicant ......
Location .......
Request ........
Action .........
PLOT PLAN 95-556
Washington Plaza Associates
46-0001/a Highway I I l
Appeal of staff's denial of
temporary construction trailer
Shopping Center
Minute Motion 95-
an extension of time for a
at the One Eleven La Quinta
PC/AGENDA
2. Item ............ PLOT PLAN 94-541 (AMENDMENT #1)
Applicant ..... Vintage Homes, a Division of Century Homes
Location ...... Spinnaker Cove within Lake La Quinta project
Request ....... Approval of a typical front yard preliminary landscaping plans
for use in conjunction with circular driveways
Action ......... Minute Motion 95-
CONSENT CALENDAR
Approval of the Minutes of the Planning Commission meeting of June 13, 1995.
COMMISSIONER ITEMS.
1. ByLaws/Election
2. August meeting dates
3. Commissioner report of City Council meeting
ADJOURNMENT
STUDY SESSION
Tuesday, June 27, 1995
Study Session Room
NONE
PC/AGENDA
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
DATE: JUNE 27, 1995
SUBJECT: LA QUINTA ZONING ORDINANCE UPDATE
BACKGROUND:
The last Zoning Ordinance Update review occurred on June 13, 1995. At that time, the Planning
Commission reviewed changes to Chapters 9.150 (Parking Regulations).
Attached is Chapter 9.160 which is the Sign Regulations. We have included comments from the
City Attorney regarding the Sign Ordinance.
Also attached are Chapters 9.170 (Communication Towers and Equipment), 9.180 (Transportation
Demand Management), and 190 (Transfer of Development Rights). These last three chapters are
essentially transposed copies of our existing ordinance since they are relatively new requirements.
RECOMMENDATION:
Staff recommends that the Planning Commission review the submitted Zoning Ordinance Update
chapters and note any revisions that may be appropriate at this time.
Attachments:
1. Excerpts from Zoning Ordinance Update (Chapters 9.160, 9.170, 9.180, and 9.190).
MEMOSS.242
Draft.119195 A C ENT
CHAPTER 9.160: SIGNS
Sections: 9.160.010
Purpose and Intent ............................ 1
9.160.020
Exempt Signs ...............................
1
9.160.040
Permanent Signs in Residential Districts .........
5
9.160.050
Permanent Signs in Nonresidential Districts .......
6
9.160.060
Permitted Temporary Signs ....................
9
9.160.070
Permitted Semi -Permanent Signs ..............
11
9.160.080
Sign Permit Review .........................
13
9.160.090
Prohibited Signs ...........................
17
9.160.100
Existing Signs .............................
19
9.160.110
Enforcement ..............................
20
9.160.120
Sign Definitions ............................
21
9.160.010 Purpose and Intent.
A. Purpose. These regulations are intended to implement the goals and policies of the General
Plan by:
1. Providing minimum standards to safeguard and enhance property values and protect public and
private investment in buildings and open spaces;
2. Preserving and improving the appearance of the City as a place to live, work and visit.
3. Encouraging sound signing practices to aid business and provide information to the public;
4. Ensuring that signs effectively identify business and other establishments;
5. Preventing excessive and confusing signing displays ;
6. Reducing traffic hazards and promoting the public health, safety, and welfare by minimizing
visual competition among signs;
9.160.020 Exempt Signs.
A. Signs not Requiring Sign Permits. The following signs do not require a sign permit nor shall
the area and number be included in the aggregate area or number of signs permitted for any premises
or use. Such signs shall not be illuminated nor placed within any public right-of-way unless specifically
permitted hereinbelow. However, this exemption shall not be construed as relieving the sign owner of
the responsibility of: (1) obtaining any building or other permits required for sign erection, (2) proper
sign maintenance, or (3) compliance with applicable provisions of this Chapter or of any other law or
ordinance:
TABLE 9-...: EXEMPT SIGNS NOT REQUIRING A SIGN PERMIT
Sign Type I
PIacement
Max. Area
Illumination
In this Table: • 'Wa" means not applicable or no restriction
• "Building -mounted" rreans signs mounted flush -to -wall only
1. Official notices issued by any court or public body or
n/a
n/a
n/a
officer and notices posted by any public officer in the
performance of a public duty or by any person giving legal
notice 4
LQZC
SIGNS
[Draft: 1191
ti.
ft.
TABLE 9-:..EXEMPT* SIGNS NOT REQUIRING A SIGN PERMIT
Sign Type
.Placement .
Max.
Illumination
Area
2. Wiliin residential districts, si identifying the residential
dress
Building-
2 sq/ft
No
and/ r tt a occu
mounted
aggregate
3. Signs located in the interior of any building or enclosed
n/a
n/a
Yes
outdoor area which are designed and located to be viewed
exclusively from within such building or outdoor area
4: Mem *a
.QaJ signs or tablets, stained glass windows, or dates
Building-
3 sq/ft
No
of erection cut into the surface of a wall or pedestal or
mounted or free -
projecting not more than two inches
standing
5. Directional, warning, or informational signs required by or
n/a
n/a
Yes
authorized by law or by a governmental authority,
including signs necessary for the operation and safety of
public utility uses
6! "Credit Cards Accepted," "Open/Closed," "Associa)pe
Window or
2 sq/ft
No
Membership" and similar signs, six signs maximum
building -mounted
aggregate
_premises
7' Decorations clearly incidental and customary an4
n/a
n/a
Yes
commonly associated with any national, local or religious
holida
8. Sculptures, fountains, mosaics, and design features which
n/a
n/a
Yes
do not incorporate advertising or premise identification
9. Property signs l e.g."No Trespassing," "No Parking," etc.),
Building-
3 sq/ft
Yes
informational/directional signs (e.g, "Restrooms," "Exit,"
�
mounted
etc.) and warning signs (e.. "High Voltage")
or free-standing
10. Directional signs used to identify street entrances and exits,
Building-
3 sq/ft
Yes
maximum three feet high if free-standing
mounted
or free-standing
I 1. Directional pavement marking
n/a
n/a
n/a
12. Newspaper stand identificatio��
n/a
3 sq/ft
No
13. Restaurant menus or chalkboards
Building-
3 sq/ft
Indirect only
mounted
14. Bulletin boards
Building-
6 sq/ft
No
mounted
15. Signs affixed to motor vehicles which are regularly used
Vehicle -mounted
n/a
No
for delivery, transportation, or services in connection with
the business or activity identified on the vehicle.
16. Vending machine signs and automatic teller signs
n/a
n/a
Yes
Temporary and Semi -Permanent Signs: See Sections... and ...
LQZC
1i
SIGNS
[Draft. 1191
fessional
Flags, blems and Iasi ias.Ue
esidential distric ,non- uminated fla s, em ems,
orgnias of a tion, political ubdir fraternal or rel gious or 'zation, d flags fa
nomercial, non rofit, or ci��ic haraxempt from sign ermit req 'rements rovided s ch
diss do not con 'n commer ial ament(s) such product es, b 'ess es,
pro names, p fessional se ices,ss logos, or any icle or me handise 'ch is t be
soli bartered, or give away and p videisplays comply 'th any gui elines conc rning eir
us established by the overnme or oron represented. 1 such flag , emblems, r insi ias
are limited to one per re idential arcel waximum hei of 18 feet an a maxim area 18
squ re feet. Flags on no esi ntial pronot exe from sign perm equire nts an are
reg ated by Section ...;
C. Repainting. The repainting of a sign in original colors shall not be considered an erection or
alteration which requires sign approval unless a structural change is made;
9.160.030 General Sign Standards.
A. Applicability. Signs in the City of La Quinta, including exempt, permanent, semi -permanent,
and temporary signs, are subject to the general standards of this Section.
B. Interpretation of Provisions. Where a matter of interpretation arises regarding the provisions
of this Chapter, the more specific definition or more rigorous standard shall prevail. Whenever the
Director determines that the application of any provision of this Chapter is uncertain, the issue shall be
referred to the Planning Commission for determination.
C. Application of Standards. If the Director determines that a staff -reviewed sign, does no,
conform to one or more of the general standards set forth in this Section, the applicant shall be giver
the option of modifying the sign, applying for a sign adjustment, a variance, or of appealing the staf:
determination to the Planning Commission.
D. Measurement of Sign Area. Sign area shall be measured as follows:
1. Basic Rule. Sign size or area shall bo defined as the entire area of the sign face, including non
structural perimeter trim but excluding structures or uprights on which the sign is supported
2. Window Signs. Window sign area shall be considered to be the entire area of any sign place
on or inside a window and not painted directly on the glass. For signs painted directly on th
glass, area measurement shall be the same as that for wall signs, following.
3. Individual Letters. The area of wall or window signs composed of individual letters painte,
on or otherwise affixed to the wall or window shall be considered to be the area within th
single continuous perimeter encompassed by a straight-line geometric figure which enclose
the extreme limits of the letters or other characters.
LQZC
SIGNS
[Draft: 1191
4. Double -Faced Signs. If a sign is double-faced with only one face visible from any ground
position at one time, its sign area shall be considered to be the area of either face taken
separately. Thus, if the maximum permitted sign area is 20 sq.ft., a double-faced sign may have
an area of 20 sq.ft. per face.
5. Three -Dimensional Signs. If a sign has three or more faces, its sign area shall be considered
to be the sum of the areas of each individual face. Thus, if a sign has 4 faces and the maximum
permitted sign area is 20 sq.ft., the maximum allowable area for each face is only five sq/ft.
6. Separated -Panel Signs. The sign area of open or separated panel signs, i.e. those signs having
empty spaces between copy panels, shall be considered to be the entire area encompassed by
the sign face, including the empty spaces between panels.
E. Measurement of Sign Height. Sign height shall be measured as follows:
1. Building -Mounted Signs. The height of building -mounted signs shall be measured from the
average finish grade directly beneath the sign.
2. Free -Standing Signs. The height of a free-standing sign shall be measured from the top of curb
of the nearest street (or the edge of pavement of such street where there is no curb) to the top
of the sign or any vertical projection thereof, including supporting columns and/or design
elements. However, in cases where the Director determines that a free-standing sign is not
oriented to any particular street or is too far from such a street to reasonably apply the
foregoing standard, sign height shall be measured from the average finish grade at the base of
the sign.
F. Sign Placement.
1. Setbackfrom Street. Free-standing signs shall not be located within five feet of a street right-
of-way nor within a corner cutoff area identified in Section ....
2. No Off -Premise Signs. All signs shall be located on the same premises as the land use or
activity identified by the sign, unless specifically permitted to be off -premise in this Chapter.
3. Utility Lines. No sign shall be located closer to overhead utility lines than the distance
prescribed by California law or by the rules duly promulgated by agencies of the state or by
the applicable public utility.
4. Traffic Safety. No sign shall be located in such a manner as to obstruct free and clear vision of
pedestrian and vehicular traffic.
5. Public Right -of -Way. No sign shall be located within, over, or across a public right-of-way
LQZC - 4
SIGNS
unless specifically permitted in this Chapter.
[Draft: 1191
G. Illumination. Illumination from or upon any sign shall be shaded, shielded, directed, or reduced
so as to avoid undue brightness, glare, or reflection of light on private or public property in the
surrounding area, and so as to avoid unreasonably distracting pedestrians or motorists. "Undue
brightness" is illumination in excess of that which is reasonably necessary to make the sign reasonably
visible to the average person on an adjacent street. Illuminated signs which face or are adjacent to
residentially zoned property shall be restricted to minimize the illumination, glare or reflection of light
which is visible from the residentially zoned property.
H. Maintenance. Any sign displayed within the City, together with supports, braces, guys,
anchors, and electrical components, shall be maintained in good physical condition, including the
replacement of defective parts. Exposed surfaces shall be kept clean, in good repair, and painted where
paint is required. The Director may order the repair or removal of any sign determined by the Directoi
to be unsafe, defective, damaged, or substantially deteriorated.
I. Landscaping of Free -Standing Signs. All freestanding signs shall include, as part of their
design, landscaping and/or hardscaping about their base so as to prevent vehicles from hitting the sign
and to improve the overall appearance of the installation. The applicant shall maintain all landscapf
areas in a healthy and viable condition.
J. Inspection.All sign owners and users shall permit the periodic inspection of their signs by the
City upon reasonable notice.
K. Specific Plan Standards to Apply. Signs to be located within the boundaries of a specific plat
or other special design approval area shall comply with the criteria established by such plan or area.
9.160.040 Permanent Signs in Residential Districts.
Signs identified in Table 9-... following are permitted in residential districts subject to approval o
a sign permit per Section ...:
f � D
Q
SIGNS
- tDraft. 1/9J
::::. :.. .. ... ..:....:.... .
:TABI�E'9-:... PERMANENT' SIGNS PERMITTED IN RESIDENTIAL
<.• ..:; :. , .. ,:>::.::. ; >: < >;:::.; DISTRICTS WITH A SIGN PERMIT
Sign Type and
Max.
EaArea
:::Max. " :.;:'
Illumination
Additional .
Placement
Number/ft)
Ifieight
IBequirements
Note: • Free-standing signs shall" not be located within S of a street fight=of-way nor within a comer cutoff area
identified in Section .:»' :
• "0' means identificatidn sign. . .......:.....:
Free-standing
2 per entry
24
6 ft.
Indirect only
1 monument sign permitted
project/neighborhood
street
on each side of street
entry monument sign
Free-standing apartment
2 per entry
18
6 ft.
Indirect only
1 permitted on each side of
complex ID sign
entry drive to the complex
Building -mounted
1 per street
18
Top of wall
Indirect only
For single apt. bldgs only. See
apartment building ID
frontage
above for multi-bidg
sign
complexes.
Building -mounted or
1 per
18
Top of wall or
Direct or
Signs are to be designed and
free-standing directory
entrance to
6 ft. if free-
indirect for
oriented to direct pedestrian
sign for multi -tenant
building or
standing
all signs
traffic
buildings or complexes
complex
Building -mounted or
1 of either
12
Top of wall; or
Indirect only
Permanent sign giving rental
free-standing apartment
per street
6 ft. if free-
information for buildings or
rental
frontage
standing
complexes containing 4 or
(permanent)
more units
Church and Institutional
• I free-
24
6 ft.
Direct or
1 sign may be changeable
Uses
standing
indirect for
copy
all signs
• 2 bldg-
24 aggreg.
Top of wall
mounted
Signs exempt from sign permit approval: See Section ...
Temporary and semi -permanent signs: See Sections .— and ...
9.160.050 Permanent Signs in Nonresidential Districts.
Signs identified in Table 9-... following are permitted in nonresidential districts subject to approval
of a sign permit per Section ...:
LQZC
SIGNS
[Draft. 1191
TABLE 9-�.... PERMANENT SIGNS PERMITTED INN NRESIDENTTATI
. :....
STRICTS WI1'Ii -SIGN' PERMIT
Sign Type and
Max. Number :
.; . Max. Area
Mao.
'Illumination
Additional
.-Placement
: ... >;'''' :
Height
Requirements
Mote: i Fcee-standing signs shall riot be located within 5"bf a stieet sight -of way norwithin a comer cutoff
area ideatifled in Section ...: ' ..: .
s° "ID" means identification sign.
Permanent window
I per window
10% of window
n/a
No
See Section... for
signs
area
temporary window
•
signs allowed
Free-standing ID sign
1 per street frontage
.25 sq/ft per
8 ft.
Indirect only
Aggregate sign
for multi -tenant
lineal ft. of street
area may not be
building or multi-
front -age up to
combined among
building shopping
max. of 50 sq/ft
street frontages
center or other
per sign and 100
commercial or office
sq/ft aggregate
complex
for all signs
Building -mounted ID
1 flush -mounted plus
50 sq/ft
Top of
Direct or
sign for individual
1 under -canopy per
aggregate
wall
indirect for all
commercial or office
tenant frontage along
signs
tenants
a street or along a
common -use parking
lot with no direct
street frontage
Free-standing ID sign
1
50 sq/ft
8 ft.
Indirect only
Allowed only if
for individual
bldg has min. 200
commercial or office
ft. of street
bldg.
frontage
Building -mounted ID
2
1 sq/ft per lineal
Top of
Direct or
sign for individual
fL of bldg •
wall
indirect for all
commercial or office
frontage along a
signs
bldg.
street up to max.
Hof 50•sq/ft
aggregate
Building -mounted or
I per entrance to
18 sq/ft
Top of
Direct or
Signs are to be
free-standing directory
building or complex
wall or 6
indirect
designed and
sign for multi -tenant
ft. if free-
oriented to direct
bldgs or complexes
standing
pedestrian traffic
Hotels and motels
1 free-standing, 2
50 sq/ft for free-
12 ft.
Indirect only
Allowed for stand•
building -mounted
standing sign
for free-
alone hotels or
and 100 sq/ft
standing.
motels which are
aggregate for all
Direct or
not part of a larger
signs
indirect for
multi -use complex
bId -mounted
LQZC
SIGNS _ [Draft: 1191
.:.:.: TABLE 9r...: PERMANENT SIGNS PERMUTED IN: NONRESIDENTIAL
DISTRICTS' WITH A SIGN PERMIT
Sign'l'ype and
Max. Number
Max. Area'
Max:. `
:Iiiumination
Additional
-Placement
Requirements
Gas/service stations
I free-standing sign
32 sq/ft
8 ft.
Direct or
Allowed only for
per street frontage,
indirect for all
stations which are
combining business
signs
not accessory to
identification and gas
other uses. Gas
prices
price sign must
show the lowest
I building -mounted
12 sq/ft
Top of
price per gallon of
ID
wall
all grades,
including taxes.
Theaters, cinemas, and
I free-standing and 1
Aggregate
Top of
Direct or
cabarets
building -mounted
allowed: 20 sq/ft
wall or 12
indirect for all
sign, of which I sign
plus 10 sq/ft per
ft. if free-
signs
may be combination
screen/stage
standing
ID and attraction
over 1, up to a
board
max. of 40 sq'/ft
Top of
I building -mounted
6 sq/ft each
wall
Indirect only
coming -attraction
poster per screen or
stage
Church and
0 1 free-standing
24
6 ft.
Direct
I of the allowed
Institutional Uses
or
signs may include
0 2 bldg-mounted
24 aggreg.
Top of
indirect for all
an attraction board
wall
signs
Signs exempt from sign permit approvair See Section ...
Temporary and semi -permanent signs: See Sections ... and ...
LQZC
ICOW,W)
9.160.060 Permitter) Temporary Signs.
[Draft: 1191
A. Definition. "Temporary sign" means any sign which is intended to be posted for a maximum
of 60 days. Temporary signs include without limitation: political campaign signs, special event signs,
garage sale signs, search lights, real estate for sale, for lease, for rent or open house signs, and seasonal
sales signs.
B. Maximum Time Periods. No temporary sign shall be posted for more than 60 consecutive days
nor shall such temporary sign or sign displaying similar messages regarding the same event, if any,
which is the subject of such temporary sign be reposted upon the same site,or site which is visible from
the original site, within 90 days of the removal of the original temporary sign. In addition, all temporary
signs shall be removed within seven days after the occurrence of the event, if any, which is the subject
of the temporary sign. (For example, a temporary sign advertising a garage sale on a particular date, or
a temporary sign promoting a candidate in a particular election). The date of posting shall be
permanently and legibly marked on the lower right-hand corner of the face of the sign.
C. Maximum Sign Area. Except where an approval is obtained under Subsection F. of this Section,
temporary signs placed on public property may not exceed six square feet in area, and temporary signs
placed on private property may not exceed 12 square feet in area. The aggregate area of all temporary
signs maintained on any private property parcel of real property in one ownership may not exceed 24
square feet. Area shall be calculated on the basis of the entire sign area, as defined in Section ....
D. Maximum Height. Temporary signs which are placed on public or private property may not
exceed six feet in height. Temporary signs which are posted, attached or affixed to private
multiple -floor buildings must not be higher than the finished floor line of the second floor of such
buildings and temporary signs which are posted, attached or affixed to private single -floor buildings
shall not be higher than the eaveline or top of wall of the building. All heights shall be measured to the
highest point of the surface of the sign.
E. Placement Restrictions. Temporary signs shall not be posted on sidewalk surfaces, electric light
or power or telephone wires, poles or appendages, hydrants, trees, shrubs, tree stakes or guards, public
bridges, fences or walls, fire alarm or police telegraph systems, drinking fountains, life buoys, life
preservers, lifesaving equipment, street signs, or traffic signs or signals. temporary signs shall be posted
no closer than five feet from the edge of the paved area of any public road or street. Temporary signs
shall be placed no less than 200 feet apart from identical or substantially similar temporary signs.
Temporary signs shall not be posted in a manner which obstructs the visibility of traffic or street signs
or signals or emergency equipment.
F. Sign Permit Required. Any person, business, campaign organization, or other entity who
proposes to post: (a) more than five temporary signs on private or public property which will be visible
simultaneously within the boundaries of the City, or (b) temporary signs larger than the maximum
allowed size shall make application to the Planning and Development Department for a sign permit.
LQZC 9
SIGNS
[Draft: 119]
1. Statement of Responsibility Required. Each applicant for a temporary sign permit shall submit
to the Planning and Development Department a statement of responsibility certifying a natural
person who will be responsible for removing each temporary sign for which a permit is issued
by the date removal is required, and who will reimburse the City for any costs incurred by the
City in removing each such sign which violates the provisions of this Section.
2. Standards for Approval.
a. Within ten business days of the Planning and Development Department's receipt of a
temporary sign permit application, the Director shall approve or disapprove such
application. If the Director disapproves an application, the notice of disapproval shall
specify the reasons for disapproval. The Director shall approve or disapprove any permit
application for temporary signs based on character, location, and design, including design
elements such as materials, letter style, colors, illumination, sign type or shape, and the
provisions of this Section.
b. In any event, no permit application shall be approved which proposes to place in excess of
ten temporary signs on private or public property which will be visible simultaneously from
a single location and orientation within the boundaries of the City.
c. The Director may approve a permit application for temporary signs which are proposed to
exceed the maximum size allowed under Subsection C of this Section upon making the
following findings:
(1) Additional size is necessary to make the temporary sign visible or readable to its
intended audience.
(2) The size of the temporary sign is no larger than necessary to make the sign visible or
readable to its intended audience.
(3) The additional size of the temporary sign is not likely to harm the public health, safety
or welfare.
d. The Director's decision with respect to a permit application for a temporary sign may be
appealed to the Planning Commission.
G. Maintenance and Removal of Temporary Signs.
1. Maintenance. All temporary signs shall be constantly maintained in a state of security, safety
and good repair.
2. Removal from Public Property. If the Building Inspector determines that a temporary sign
LQZC - 10
SIGNS [Draft: 1191
located on public property is unsafe or insecure, is a menace to public safety or has been
constructed, erected, relocated or altered in violation of this Section, it may be removed
summarily. If the sign contains identification, the owner shall be notified that the sign may be
recovered within three days of the date of notice.
3. Removal from Private Property. If the Building Inspector finds that a temporary sign located
on private property is unsafe or insecure, is a menace to public safety or has been constructed,
erected, relocated or altered in violation of this Section, the Inspector shall give written notice
to the owner of the temporary sign, or the person who has claimed responsibility for the
temporary sign pursuant to Subsection F of this Section, that the temporary sign is in violation
of this Section, shall specify the nature of the violation, and shall direct the owner of the
temporary sign or responsible person to remove or alter such temporary sign. If the Building
Inspector cannot determine the owner of the sign or person responsible therefor, he shall post
such notice on or adjacent to each temporary sign which is in violation. If the owner of the
temporary sign or the person responsible therefor fails to comply with the notice within five
days after such notice is mailed, delivered or posted, the temporary sign shall be deemed
abandoned, and the Building Inspector may cause such temporary sign to be removed and the
cost thereof shall be payable by the owner or person responsible for the temporary sign to the
City.
9.160.070 Permitted) Semi -Permanent Signs.
A. Definition." Semi -permanent sign" means a sign which is intended to be erected or posted for
a minimum of 61 days and a maximum of one year.
B. Maximum Time Periods. No semi -permanent sign shall be posted for more than one year. In
addition, all semi -permanent signs shall be removed within ten days after the occurrence of the event,
if any, which is the subject of the semi -permanent sign. (For example, a semi -permanent sign
advertising the future construction of a facility on the site shall be removed within ten days after the
facility has received a certificate of occupancy, and a model home complex identification sign shall be
removed within ten days after the model homes are ct)mpleted and sold). The date of posting shall be
permanently and legibly marked on the lower right-hand corner of the face of the sign.
C. Maximum Sign Area. semi -permanent signs may not exceed 32 square feet in area, and shall
not exceed ten feet in height. The aggregate area of all semi -permanent signs placed or maintained on
any parcel of real property in one ownership shall not exceed 64 square feet. Area shall be calculated
on the basis of the entire sign area, as defined in Section ....
D. Maximum Height. Semi -permanent signs may not exceed six feet in height. Semi -permanent
signs which are posted, attached or affixed to multiple -floor buildings must not be higher than the
finished floor line of the second floor of such buildings and such signs posted, attached or affixed to
single -floor buildings shall not be higher than the eaveline or top of wall of the building. All heights
LQZC - 11
SIGNS [Draft: 119]
shall be measured to the highest point of the surface of the sign.
E. Placement Restrictions. Semi -permanent signs may not be posted on public property, as
defined in Section .... Semi -permanent signs may not be posted in a manner which obstructs the
visibility of traffic or street signs or signals or emergency equipment. temporary signs may not be
posted on sites approved for semi-pemnanent signs unless specifically authorized by the semi -permanent
sign permit.
F. ,Sign Permit Required. Any person, business, campaign organization, or other entity who
proposes to post or erect a semi -permanent sign shall make application to the Planning and
Development Department for a semi -permanent sign permit.
Statement of Responsibility Required. Each applicant for a semi -permanent sign permit shall
submit to the Planning and Development Department a statement of responsibility certifying
a natural person who will be responsible for removing each semi -permanent sign for which a
permit is issued by the date removal is required, and who will reimburse the City for any costs
incurred by the City in removing each such sign which violates the provisions of this Section.
2. Standards for Approval.
a. Within ten business days of the Planning and Development Department's receipt of a
temporary sign permit application, the Director shall approve or disapprove such
application. If the Director disapproves an application, the notice of disapproval shall
specify the reasons for disapproval. The Director shall approve or disapprove any permit
application for temporary signs based on character, location, and design, including design
elements such as materials, letter style, colors, illumination, sign type or shape, and the
provisions of this Section.
b. In any event, no permit application shall be approved which proposes to place in excess of
ten semi -permanent signs on private or public property which will be visible simultaneously
from a single location and orientation within the boundaries of the City.
c. The Director may approve a permit application for semi -permanent signs which are
proposed to exceed the maximum size allowed under Subsection C of this Section upon
making the following findings:
(1) Additional size is necessary to make the semi -permanent sign visible or readable to its
intended audience.
(2) The size of the semi -permanent sign is no larger than necessary to make the sign visible
or readable to its intended audience.
LQZC - 12
SIGNS [Draft: 119]
(3) The additional size of the semi -permanent sign is not likely to harm the public health,
safety or welfare.
d. The Director's decision with respect to a permit application for a semi -permanent sign may
be appealed to the Planning Commission.
G. Time Extensions. The applicant may apply for a time extension of up to one year from the date
of expiration. The Planning and Development Director shall approve the application for an extension
of time upon finding that the semi -permanent sign is otherwise in compliance with the requirements
of this Section and that the time extension is necessary to accomplish the purposes for which the semi-
permanent sign has been posted.
H. Maintenance and Removal of Semi -Permanent Signs.
1. Maintenance. All semi -permanent signs shall be constantly maintained in a state of security,
safety and good repair.
2. Removal.If the Building Inspector finds that any semi -permanent sign is unsafe or insecure,
is a menace to public safety or has been constructed, erected, relocated or altered in violation
of this Section, the Inspector shall give written notice to the owner of the semi -permanent sign,
or the person who has claimed responsibility for the semi -permanent sign pursuant to
Subsection F of this Section, that the semi -permanent sign is in violation of this Section, shall
specify the nature of the violation, and shall direct the owner of the semi -permanent sign or
responsible person to remove or alter such semi -permanent sign. If the Building Inspector
cannot determine the owner of the sign or person responsible therefor, he shall post such notice
on or adjacent to each semi -permanent sign which is in violation. If the owner of the semi-
permanent sign or the person responsible therefor fails to comply with the notice within five
days after such notice is mailed, delivered or posted, the semi -permanent sign shall be deemed
abandoned, and the Building Inspector may cause such semi -permanent sign to be removed and
the cost thereof shall be payable by the owner or person responsible for the semi -permanent
sign to the City.
9.160.080 Sign Permit Review.
A. Sign Permit Required. Sign permit approval is required prior to obtaining a building permit for
the placing, erecting, moving, reconstructing, altering, or displaying any sign on private property within
the city, unless the review procedure is exempt under Section ... of this Chapter or other provisions of
this Chapter. Signs requiring approval shall comply with the provisions of this Chapter and all other
applicable laws and ordinances. Signs legally existing prior to the effective date of the ordinance
codified in this Chapter shall not require approval until such time as the sign is moved, structurally
altered, changed or relocated; at which time, the review and approval provisions of this Chapter shall
apply before a sign permit and/or building permit is issued.
LQZC - 13
Wce�i` I
[Draft: 1191
B. Submission Materials. The following shall be submitted by the applicant to the Planning and
Development Department at the time of permit application unless otherwise modified by the Planning
and Development Director:
1. Completed sign application obtained from the City;
2. Appropriate sign plans with number of copies and exhibits as required in the application;
3. Appropriate fees as established by City Council resolution;
4. Letter of consent or authorization from the property owner, or lessor, or authorized agent of
the building or premises upon which the sign is to be erected.
5. Sign plans with the following information:
a. Sign elevation drawing indicating overall and letter/figure/design dimensions, colors,
materials, proposed copy and illumination method;
b. Site plan indicating the location of all main and accessory signs existing or proposed for the
site with dimensions, color, material, copy, and method of illumination indicated for each;
c. Building elevations with signs depicted (for building -mounted signs).
C. Review Procedures: Standard Sign Application.
1. The standard sign application is used by the Planning and Development Department to process
the following sign applications using the standards and provisions contained in this Chapter.
a. Two or less permanent signs;
b. The modification of signs within a previously approved planned sign program pursuant to
Subsection ... of this Section.
2. The Planning and Development Director or other authorized staff member shall review
standard sign applications and shall make a determination to either approve, approve with
modification, or deny the application. The review shall consider the size, design, colors,
character and location of the proposed signs.
3. A standard sign application shall only be approved after a finding that the proposed sign is
consistent with the purpose and intent of this Chapter and the regulations herein.
D. Review Procedures: Planned Sign Programs.
LQZC — 14
WON
[Draft: 119]
1. Planned sign program review is required for submissions with more than two permanent signs,
in conjunction with review of a site development permit by the Planning Commission, or for
requests for sign adjustments to signs previously approved under the planned sign program
pursuant to Subsection ... of this Section.
2. The Design Review Board shall review applications made under the planned sign program and
make recommendations to the Planning Commission.
3. The Planning Commission shall make a determination to either approve, approve with
modifications, or deny planned sign program applications;
4. The Planning Commission, upon completion of its review, may attach appropriate conditions
to any sign program approval. In order to approve a planned sign program, the Commission
must find that:
a. The sign program is consistent with the purpose and intent of this Chapter;
b. The sign or signs are in harmony with and visually related to:
(1) Other signs included in the planned sign program. This shall be accomplished by
incorporating several common design elements such as materials, letter style, colors,
illumination, sign type or sign shape.
(2) The buildings they identify. This may be accomplished by utilizing materials, colors,
or design motif included in the building being identified.
(3) Surrounding development. Approval of a planned sign program shall not adversely
affect surrounding land uses or obscure adjacent conforming signs.
5. Modification of signs within a previously -approved sign program shall be made in the
following manner:
a. The Director may approve the following modifications using the provisions of the standard
sign program. However, at the discretion of the Director modification requests may be
referred directly to the Design Review Board for recommendation and the Planning
Commission for action.
(1) Up to a twenty-five percent increase in the sign area and/or dimensions;
(2) Relocation of sign(s) to a new position on the same building elevation or street
frontage;
(3) Change in method of permitted illumination or the lighting of signs.
b. All other modification requests will be reviewed by the Design Review Board and approved
by the Planning Commission using the provisions of the planned sign program.
LQZC 15
SIGNS [Draft: 119]
c. For purposes of this Subsection, exempted signs shall not be included in the above
calculations.
E. Sign Adjustments. Adjustments to permit additional sign area, additional numbers of signs, an
alternative sign location, an alternative type of signage, new illumination or additional height may be
granted by the Planning Commission. The applicant for a planned sign program application must
request the adjustment in writing on forms provided by the Planning and Development Department. The
Planning Commission must find that one or more of the following facts exist when an adjustment is
made:
1. .Additional Area:
a. To overcome a disadvantage as a result of an exceptional setback between the street and the
sign or orientation of the sign location;
b. To achieve an effect which is essentially architectural, sculptural, or graphic art;
c. To permit more sign area in a single sign than is allowed, but less than the total sign area
allowed on the site, where a more orderly and concise pattern of signing will result;
d. To allow a sign to be in proper scale with its building or use;
e. To allow a sign compatible with other conforming signs in the vicinity;
f. To establish the allowable amount and location of signing when no street frontage exists or
when, due to an unusual lot shape (e.g., flag lot), the street frontage is excessively narrow
in proportion to the average width of the lot.
2. Additional Number: To compensate for inadequate visibility, or to facilitate good design
balance.
3. Alternative Locations:
a. To transfer area from one wall to another wall or to a free-standing sign upon the finding
that such alternative location is necessary to overcome a disadvantage caused by an
unfavorable orientation of the front wall to the street or parking lot or an exceptional
setback;
b. To permit the placement of a sign on an access easement to a lot not having street frontage,
at a point where viewable from the adjoining public street. In addition to any other
requirements, the applicant shall submit evidence of the legal right to establish and maintain
a sign within the access easement;
c. Additionally, alternative on -site locations may be granted in order to further the intent and
purposes of this Chapter or where normal placement would conflict with the architectural
design of a structure.
LQZC 16
SIGNS
[Draft: 119]
4. Alternative Type of Sign: To facilitate compatibility with the architecture of structure(s) on the
site and improve the overall .appearance on the site.
5. Additional Height: To permit additional height to overcome a visibility disadvantage.
F. Disposition of Plans.
1. When revisions to sign plans are required as a condition of approval, the applicant shall submit
the required number of copies of the revised plans to the Planning and Development
Department to be stamped "Approved." The department will retain copies and a set will be
returned to the applicant.
2. After approval is granted, it shall be the responsibility of the applicant to submit all required
applications, plans, bonds, and fees to the building and safety department of the Planning and
Development Department for issuance of the building permit.
G. Sign Permit Expiration and Time Extensions.
Approval of a standard application or planned program application shall expire one year from
its effective date unless the sign has been erected or a different expiration date is stipulated at
the time of approval. Prior to the expiration of the approval, the applicant may apply to the
Director for an extension of up to one year from the date of expiration. The Director may make
minor modifications or may deny further extensions of the approved sign or signs at the time
of extension if the Director finds that there has been a substantial change in circumstances.
2. The expiration date of the sign approval(s) shall automatically be extended to concur with the
expiration date of building permits or other permits relating to the installation of the sign.
3. A sign approval shall expire and become void if the circumstances or facts upon which the
approval was granted changes through some subsequent action by the owner or lessees such
that the sign would not be permitted per this Chapter under the new circumstances.
H. Appeals.
Any decision of the Planning and Development Director made pursuant to this Chapter may be
appealed to the Planning Commission and decisions of the Planning Commission may be appealed to
the City Council. The appeal must be made within 15 calendar days of the decision date, in accordance
with Section ....
9.160.090 Prohibited Signs.
The signs and displays listed in this Section are prohibited. Such signs are subject to removal by
the City at the owner's or user's expense. Prohibixed signs include the following:
LQZC 17
SIGNS
1. Any sign not in accordance with the provisions of this Chapter;
2. Abandoned signs;
3. Rotating, revolving, or otherwise moving signs;
4. Traile si
purposes;
to vehicles and used for advertising or
[,Draft. IM
5. Flags, pennants, streamers, spinners, festoons, windsocks, valances, or similar displays„ unless
specifically permitted in this Chapter;
6. Animated or flashing signs;
7. Portable signs, unless specifically permitted in this Chapter;
8. Off -premise signs, unless specifically permitted in this Chapter;
9. Billboards or outdoor advertising signs;
10. Signs which identify or advertise activities which are illegal under federal, state, or local law;
in effect at the location of such signs or activities;
11. Building -mounted signs placed on or above the roof or above the eave line of any structure;
12. Signs which purport to be, are an imitation of, or resemble an official traffic sign or signal;
13. Signs which, by reason of their size, location, movement, content, coloring, or manner o
illumination may be confused with or construed as a traffic -control sign, signal, or device, a
the light of an emergency or radio equipment vehicle, or which obstruct the visibility of an,
traffic or street sign or signal device;
14. Signs that create a potential safety hazard by obstructing clear view of pedestrian or vehicula
traffic
15. Signs located upon or projecting over public streets, sidewalks, or rights -of -way (unle:
specific approval has been granted);
16. Signs attached to utility poles or stop signs or other municipal sign structure.
17. Balloon signs, inflatable animal or other figures, or other inflatable displays, whether tethere
or not.
tgzC
SIGNS
[Draft: 1191
18. Signs located closer to overhead utility lines than the minimum distance prescribed by
California law, or by the rules duly promulgated by agencies of the state or by the applicable
public utility.
19. "For Sale" signs affixed to vehicles parked on public right-of-way or on any vacant property.
20. Portable signs, such as A - frame type;
ao 1.
21. Neon signs, except those specifically approved as an activity's major identification sign;
22. Signs drawn or painted onto or otherwise affixed to trees or rocks;
be -
23. Advertising statuary;
24. Any temporary sign or banner, unless specifically permitted in this Chapter;
25. Commercial signs on bus stop benches or enclosures. 11',
9.160.100 Existing Signs.
A. Legal Nonconforming Signs.
1. Every legal sign in existence on the effective date of this Code which does not conform to the
provisions of this Chapter but which was in conformance with City sign regulations in effect
prior to said effective date, shall be deemed a legal nonconformity and may be continued and
maintained provided:
a. The sign is properly maintained and does not in any way endanger the public; and
b. The sign was covered by a valid permit or variance or complied with all applicable laws on
the date of adoption of the ordinance fodified in this Chapter.
2. No nonconforming sign shall be changed to another nonconforming sign, changed in any
manner that increases the signs noncompliance with the provisions of this Chapter, nor
expanded or structurally altered so as to extend its useful life. This restriction does not preclude
change of sign copy or normal maintenance.
3. Any nonconforming sign which is damaged or destroyed beyond 50 percent its value shall be
removed or brought into conformity with the provisions of this Chapter. The determination
whether a. sign is damaged or destroyed beyond such 50 percent of value shall rest with the
Planning and Development Director and shall be based upon the actual cost of replacing said
sign.
LQZC _ --�---
SIGNS
[Draft: 119]
4. The burden of establishing a sign as legally nonconforming under this Section rests upon the
person or persons, firm or corporation claiming legal status for a sign.
B. Illegal and Abandoned Signs.
1. Illegal Signs. Any sign which does not have a required permit or which otherwise violates
applicable provisions of this Chapter shall be deemed illegal. If the Director determines a sign
to be illegal, the Director may order the property owner and/or sign owner to remove the sign
or may require other actions to ensure compliance with this Chapter. Further, in order to
discourage the erection of signs without a permit, the Director may require that such illegally -
erected signs be removed prior to review. If the Director determines that such removal is not
feasible, such illegal signs shall be subject to a tripled sign permit application fee in
conjunction with sign review.
2. Abandoned Signs. Any sign located on property which becomes vacant or unoccupied or which
pertains to any occupant or business unrelated to the premises' present occupant or business,
or which pertains to a time, event or purpose which no longer applies shall be deemed
abandoned. Such signs shall be removed within 90 days after the associated enterprise or
occupant has vacated the premises or within 90 days after the time, event, or purpose which
no longer applies has ended. Any such sign not removed within the required period shall
constitute a nuisance and shall be subject to removal per Section ....
C. Unsafe Signs. Any sign deemed by the City to be a danger to the public under any applicable
ordinance or other statute shall be repaired or altered to as to be deemed safe by the City or shall be
removed pursuant to Section ....
D. Expired Temporary and Semi -Permanent Signs. A temporary or semi -permanent sign which
remains posted beyond the time limits set out therefor in Sections ... and ... respectively shall be
removed„
9.160.110 Enforcement and Sign Removal.
A. Enforcement Responsibility. It shall be the duty of the Director or the Director's authorized
representative to enforce the provisions of this Chapter.
B. Authorization for Sign Removal. The City may remove or cause to be removed any sign which
the Director has determined is subject to removal under Section ... or other provisions of this Code or
other applicable ordinance or law.
C. Sign Removal Procedures.
1. Methods of Removal. The removal of any terminated and/or illegal sign shall be by one or a
combination of the following procedures,:
LQZC - 20
SIGNS
[Draft: 119]
a. Immediate Removal. Any sign which does not comply with this Chapter must be removed
immediately by the business owner or property owner or such sign may be removed by the
City. No prior written notice must be given by the City, except a written notice shall be
provided for legally permitted temporary or semi -permanent signs which have expired
pursuant to Sections ... or ....
b. Public Nuisance. The City may use the public nuisance procedures contained in Chapter ...
of this Code to cause removal of any sign subject to removal under the provisions of this
Section.
2. Removal Costs. Any sign removed by the City may be retained for 15 calendar days and the
owner notified. If the sign is not claimed, it may be destroyed. The Director may impose
charges related to City removal of signs. The expense of such removal and any subsequent
storage shall be a lien against the property on which the sign was maintained and an obligation
against the property owner.
3. Notification.The City may send an official termination notice by certified mail to the owner
of the property upon which a terminated or unlawful sign is located. The notice shall identify
why the sign is to be removed and indicate the removal period to be within 15 calendar days
from the date the notice is sent. Should the sign not be removed within the time period
specified, the City may remove or have the sign removed and the costs charged to the property
owner. If the removal costs have not been paid and the sign not reclaimed within 30 calendar
days of the removal by the City, the City may sell or otherwise dispose of the sign and apply
the proceeds towards the original removal costs. Any proceeds in excess of the cost of removal
shall be paid to the property owner. As an alternative method of recouping costs, the City may
lien the property as provided in the California Enforcement Code.
4. No City Liability. Neither the City nor any of its agents shall be liable for any damage to a sign
which is removed under this Section.
D. Legal Action. In response to any violation ofthe provisions of this Chapter, the City may elect
to file a criminal complaint against the violator; issue a citation to the violator for an "infraction"
pursuant to California Government Code Section 36900, or institute a civil action in a court of
competent jurisdiction.
9.160.120 Sign Definitions.
For the purposes of this Chapter, words and phrases relating to signs shall be defined as follows:
A. "Abandoned sign" means a sign which is located on property which becomes vacant or
unoccupied or which pertains to any occupant or business unrelated to the premises' present occupant
or business, or a sign which pertains to a time, event or purpose which no longer applies.
LQZC - 21
NVOIAM
[Draft: 1191
B. "Accessory sign" means a sign whose copy refers to the products, facilities, or services
available on the premises.
C. "Advertising statuary" means an imitation or representation of a person or thing which is
sculptured, molded, modeled, or cast in any solid or plastic substance, material, or fabric and used to
identify or advertise a product or service.
D. "Advertising vehicles" means any vehicle or trailer on a public right-of-way or public property
or on private property so as to be visible from a public right-of-way which has attached thereto, or
located thereon, any sign or advertising device for the basic purpose of providing advertisement of
products or directing people to a business or activity located on the same or nearby property or any
other premises. This provision is not to be construed as prohibiting the identification of a firm or its
principal products on a vehicle operating during normal course of business. Public buses or taxis are
exempt from this prohibition.
E. "Animated sign" means any sign which includes action or motion or the optical illusion of
action or motion, or color changes of all or any part of the sign facing, requiring electrical energy, or
set in motion by movement of the atmosphere. Excluded from the definition are public service message
center signs and flags.
F. "Attraction board" means a sign capable of supporting copy which is readily changeable
without the use of tools, such as a theater marquee, and which refers to products, services, or coming
events on the premises.
G. "Banner" or "banner sign" means a sign hung either with or without frames, possessing written
communication applied to nonrigid paper, plastic or fabric of any kind.
H. "Billboard means an off -premise sign with changing advertising copy or other changing copy.
I. 'Bulletin board" means a board, kiosk, or wall area on which are affixed personal notices, lost -
and -found notices, business cards, and similar small informal notices referring to products, services,
activities, or other items not offered on the same premises. The term bulletin board shall not include
business identification signs or attraction boards.
J. "Building -mounted sign" means a sign affixed to a building, painted directly on a wall, or
erected against the wall of a building. Building -mounted signs include awning signs, fascia signs,
mansard roof signs, wall signs, window signs, projecting signs, and under -canopy signs,.
K. "Business" means a commercial, office, institutional, or industrial establishment.
L. "Canopy" means a fixed s,xucture of any material and any length, projecting from and
connected to a building and/or columns and posts from the ground, or supported by a frame extending
from the building and/or posts from the ground..
LQZC - 22
SIGNS _ [Drab 119]
M. "Construction sign" or "future facility construction sign" means a sign containing information
pertaining to a future development on the site where the sign is located, including the name of the
project, the developer, contractor, financing source, future occupant(s), and other information directly
related to the development.
N. "Copy" or "sign copy" means any words, letters, numbers, figures, designs, or other symbolic
representations incorporated onto the face of a sign.
O. "Development" means a building or group of buildings which function as an integrated whole
and which have common access and/or parking facilities.
P. "Directional sign" means any sign which is designed and erected solely for the purpose of
traffic or pedestrian direction and which is placed on the property to which or on which the public is
directed. Such a sign contains no advertising copy. (Examples are: "one-way," "entrance," "exit,"
"parking in rear," "15 miles per hour," "no left turn").
Q. "Director" or "Planning and Development Director" means the Planning and Development
Director for the City of La Quinta or the Director's authorized agent or representative.
R. "Electronic message board sign" means a sign with a fixed or changing display composed of
a series of lights, but does not include time and temperature displays.
S. "Exempt sign" means a sign which is designated in this Code as not subject to certain
regulations.
T. "Face of building wall" means the outer surface of any main exterior wall or foundation of a
building, including windows and store fronts.
U. "Fascia" means a parapet -type wall used as part of the fascia of a flat -roofed building and
projecting not more than six feet from the building face immediately adjacent thereto. Such a wall shall
enclose at least three sides of the projecting flat roof and return to a parapet wall or the building.
V. "Flag" means a visual display device with or without copy, made of flexible material, usually
cloth, paper, or plastic.
W. "Flashing sign" means any sign which contains an intermittent or flashing light source or which
includes the illusion of intermittent or flashing light by means of animation or an externally mounted
intermittent light source. Excluded from the definition are public service message center signs.
X. "Free-standing sign" means a sign supported upon the ground and not attached to any building.
This definition includes monument signs, pylon signs, ground signs and pole signs.
Y. "Garage sale sign" (i.e., yard sales, moving sales, patio -sales) means a sign used to announce
LQZC 23
SIGNS
sale of a used item or items.
[Draft: 1191
Z. "Identification sign" or "ID sign" means a sign whose copy is limited to the name and address
of a building, business, office, establishment, person, or activity.
AA. "Illumination" means the method by which a sign is lighted so as to be readable at night. The
following types of illumination are provided for in this Chapter:
1. "Direct illumination" means the lighting of the sign face from behind so that the light shines
through translucent sign copy or lighting via neon or other gases within translucent tubing
incorporated onto or into the sign face.
2. "Indirect illumination" means the lighting of an opaque sign face from a light source mounted
in front of the face, or the lighting of opaque sign copy (on an opaque sign face) via lights
mounted into the copy and shining rearward onto the face to form a lighted "halo" around the
copy (e.g. "reverse channel" letters).
BB. "Landscaping" means any material used as a decorative feature, such as shrubbery or planting
materials within planter boxes or concrete bases, used in conjunction with a sign which expresses the
theme of the sign and related structure but does not contain advertising copy. All landscape areas shall
be maintained in a healthy and viable condition for the life of the sign.
CC. "Logo" means a trademark or symbol of an organization.
DD. "Mansard roof sign" means any sign attached to or supported by a mansard roof. A "mansard
roof' is a roof having two slopes, the lower steeper than the upper, and having a slope of sixty degrees
or greater with the horizontal plane.
EE. "Monument sign" means a free-standing sign mounted on a low -profile solid base or a fence,
or a free-standing wall, as distinguished from support by poles.
FF. "Multiple -building complex" means more than one structure on a parcel of land housing
commercial uses in which there are appurtenant shared facilities (such as parking or pedestrian mall),
and which is designed to provide an area in which the public can obtain varied products and services.
Distinguishing characteristics of a multiple -building complex may, but need not, include common
ownership of the real property upon which the center is located, common -wall construction, and
multiple -tenant commercial use of a single structure or structures in multiple buildings.
GG. "Multiple -tenant (commercial) building" means a commercial development in which there
exists a number of separate commercial activities, in which there are appurtenant shared facilities (such
as parking or pedestrian mall), and which is designed to provide a single area in which the public can
obtain varied products and services. Distinguishing characteristics of a multiple -tenant commercial
building may, but need not, include common ownership of the real property upon which the center is
LQZC 24
SIGNS
[Draft: 1191
located, common -wall construction, and multiple -occupant commercial use of a single structure.
HH. "Neon sign" means a sign which utilizes neon or other gases within translucent tubing in or
on any part of the sign structure.
II. "Off -premise sign" means a structure which bears a sign which is not appurtenant to the use
of the property where the sign is located or a product sold or a service offered upon the property where
the sign is located, and which does not identify the place of business where the sign is located as a
purveyor of the merchandise or services advertised upon the sign. Some temporary signs are not defined
as off -premises signs as used within this Chapter.
JJ. "On -premise sign" means a sign referring to a person, establishment, merchandise, service,
event, or entertainment which is located, sold, produced, manufactured, provided, or furnished on the
premises where the sign is located.
KK. "Parapet wall" means a wall extending above the plate line of the building.
LL. "Permanent sign" means any sign which is intended to be and is so constructed as to be a
lasting and enduring condition, remaining unchanged in character, condition (beyond normal wear) and
position and in a permanent manner affixed to the ground, wall or building, provided the sign is listed
as a permanent sign in this Chapter.
MM. "Pole sign" means a free-standing sign directly supported by a pole or poles with air space
between the grade level and the sign face.
NN. "Political campaign sign" or "political sign" means a sign indicating the name and/or picture
of an individual seeking election to a public office, or relating to a forthcoming public election,
referendum, initiative, or to the advocating by persons, groups or parties of political views or policies.
00. "Portable sign" or "mobile sign" means a sign made of any material, which, by its design, is
readily movable and is equipped with wheels, casters or rollers or which is not permanently affixed to
the ground, structure or building, or a sign upon'a vehicle or trailer used as a stationary advertising
display, the primary purpose of which is to serve as a base or platform for the sign. (Also includes
sidewalk or sandwich board signs).
PP. "Projecting sign" means any sign with two parallel faces no more than eighteen inches apart
projecting twelve inches or more from the wall or eaves of a building. No guy wires, braces, or
secondary supports are visible.
QQ. "Private Property" means any property other than public property.
RR. "Public Property" means any real or personal property in which the City or any other
governmental entity or any publicly regulated utility company possesses an ownership interest. Public
LQZC - 25
SIGNS _ [Draft: 119]
property shall include, without limitation, any street, sidewalk, curb, curbstone, street lamp post,
hydrant, tree, tree stake or guard, railroad trestle, electric light, power, telephone or telegraph wire, pole
or appurtenance thereof, any fixture of a fire alarm or police telephone or telegraph system, any lighting
system, public bridge or wall, drinking fountain, life buoy, life preserver, lifesaving equipment, street,
sign, traffic sign or signal, street median, public park, or other publicly owned property or structure.
SS. "Public service message center sign" means an electronically or electrically controlled sign or
portion of a larger sign which conveys only information such as time, date, temperature, atmospheric
condition or general news information where different alternating copy changes are shown on the same
lamp bank matrix.
TT. "Real estate sign" means a sign advertising the sale, lease or rent of the property upon which
it is located and the identification of the person or firm handling such sale, lease or rent.
UU. "Roof sign" means any sign erected upon or above a roof or parapet wall of a building or
placed above the apparent flat roof or eaves of a building.
VV. "Seasonal sales sign" means a sign used to advertise a business or merchandise held
seasonally for a limited interval, all or most of whose business is conducted or whose merchandise is
displayed in an outdoor area.
WW. "Sign" means any medium for visual communication, including copy, structure, and
component parts, which is used or intended to be used to attract attention to, identify, or advertise an
establishment, product, service, activity or location, or to provide information.
XX. "Sign area" means the following:
1. Basic Rule. Sign size or area shall be defined as the entire area of the sign face, including non-
structural perimeter trim but excluding structures or uprights on which the sign is supported.
2. Window Signs. Window sigr area shall be considered to be the entire area of any sign placed
on or inside a window and not painted directly on the glass. For signs painted directly on the
glass, area measurement shall be the same as that for wall signs, following.
3. Individual Letters. The area of wall or window signs composed of individual letters painted
on or otherwise affixed to the wall or window shall be considered to be the area within the
single continuous perimeter encompassed by a straight-line geometric figure which encloses
the extreme limits of the letters or other characters.
4. Double -Faced Signs. If a sign is double-faced with only one face visible from any ground
position at one time, its sign area shall be considered to be the area of either face taken
separately. Thus, if the maximum permitted sign area is 20 sq.ft., a double-faced sign may have
an area of 20 sq.ft. per face. ,
LQZC 26
SIGNS [Draft: 119]
.Three -Dimensional Signs. If a sign has three or more faces, its sign area shall be considered
to be the sum of the areas of each individual face. Thus, if a sign has 4 faces and the maximum
permitted sign area is 20 sq.ft., the maximum allowable area for each face is only five sq/ft.
6. Separated -Panel Signs. The sign area of open or separated panel signs, i.e. those signs having
empty spaces between copy panels, shall be considered to be the entire area encompassed by
the sign face, including the empty spaces between panels.
YY. "Sign face" means the exterior surface of a sign exclusive of structural supports, on which is
placed the sign copy.
ZZ. "Sign height", "height of sign", or "height" means the following:
1. For building -mounted signs, the distance from the average finish grade directly beneath the
sign to the top of the sign.
2. For free-standing signs, the distance from top of curb of the nearest street (or the edge of
pavement of such street where there is no curb) to the top of the sign or any vertical projection
thereof, including supporting columns and/or design elements. However, in cases where the
Director determines that a free-standing sign is not oriented to any particular street or is too far
from such a street to reasonably apply the foregoing standard, sign height shall be measured
from the average finish grade at the base of the sign.
AAA. "Sign permit" means an entitlement from the City to place or erect a sign.
BBB. "Sign program" means the method of review and approval of signs by one of the following
two procedures:
1. Standard sign application. The review and approval of standard sign applications for is
conducted by the Director of Planning and Development consistent with the regulations and
standards as identified for various signs in this Chapter.
2. Planned sign program. The review and approval of applications for signs under this program
is conducted by the Planning Commission. The Planning Commission may exercise discretion
to provide additional flexibility in the application of the regulations of this Chapter.
CCC. "Sign structure" means the structural supports, uprights, and bracing for a sign.
DDD. "Special event sign" means a sign used to announce a circus, carnival, festivals or other
similar events.
EEE. "Subdivision sign" means a sign containing the name, location or directions to a builder,
developer, and pertinent information about a subdivision for which there is a properly approved and
LQZC - 27
SIGNS [Draft: 119]
recorded map and in which homes remain to be constructed or initially sold.
FFF. "Under -canopy sign" means a sign suspended beneath a projecting canopy, walkway cover,
awning, ceiling, or marquee.
GGG. "Wall sign" means a sign attached to, erected on, painted on or otherwise affixed to the
exterior wall of a building or structure in such a manner that the face of the sign is approximately
parallel to the exterior wall of the building and exposed to the exterior side of the building. Signs or
advertising displays in or on windows are not considered wall signs.
HHH. "Window sign" means any sign painted on or attached to a window or located inside within
a distance equal to the greatest dimension of the window (either width or height) and designed to be
viewed from the outside of the building in which the window is located.
LOW 28
Draft: 10/10194
CHAPTER 9.170: COMMUNICATION TOWERS AND EQUIPMENT
9.170.010
Purpose .................................... 1
9.170.020
Definitions .................................. 1
9.170.030
Where Permitted .............................. 2
9.170.040
Applicability ................................. 2
9.170.050
Exemptions .................................. 3
9.170.060
Approval Standards ............................ 3
9.170.070
Applications for New Towers or Additions ........... 6
9.170.080
Nonionizing Radiation Standards .................. 8
9.170.010 Purpose.
The purpose of the ordinance is to address the following concerns:
A. To minimize adverse visual effects of towers through careful design, siting and vegetative
screening;
B. To avoid potential damage to adjacent properties from tower failure through engineering and
careful siting of tower structures;
C. To lessen traffic impacts on surrounding residential areas;
D. To maximize use of any new transmission tower to reduce the number of
towers needed;
E. To limit radiation emitted by telecommunications equipment so that it will not adversely
affect human health; and,
F. To allow new transmission towers in urban residential areas only if a comparable site is not
available outside urban residential areas.
9.170.020 Definitions.
A. For the purpose of this Chapter, certain words and terms used herein are defined as follows:
B. When not inconsistent with the context, words used in the present tense include the future
tense; words in the singular number include the plural number and words in the plural number
include the singular number. The word "shall" is always mandatory and not merely directory. The
word " may" is permissive.
1. Effective Radiated or Irradiated Power (ERP or EIRP). The power input to the antenna
multiplied by the numerical power gain of the antenna relative to the dipole or isotropic
radiator, respectively.
2. General Population. People who are not members of the family or employees of the owner
or operator of a source of NIER or the owner or other users of the site of an NEIR source
°1 '
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
3. Hand -Held Source. A transmitter normally operated while being held in the hands of the
user.
4. Height of A ntenna A Bove Grade or Ground. The vertical distance between the highest point
the antenna and the natural grade directly below this point.
5. Highest Calculated NIER Level. The NIER predicted to be highest with all sources of NIER
operating.
6. Intermittent. A radio transmitter that normally operates randomly and for less than 15
continuous minutes
7. Nonionizing Electromagnetic Radiation (NIER). The lower portion of the electromagnetic
spectrum; includes household electrical current, radio, television, and microwave
communications, radar, and visible light. NEIR is insufficient to ionize living tissue, causes
thermal effects, and may cause nonthermal effects.
8. Portable Source. Transmitters and associates antennas that are moved from one point to
another and operated at each location less than one month at a time.
9. Shared Capacity. That capacity for shared use whereby a tower can accommodate several
users simultaneously. Tower height, antenna weight, design, and the effects of wind are
prime determinants of capacity.
10. Sole -Source Emitter. One or more transmitters only one of which normally transmits at a
given instant.
11. Source of Nonionizing Electromagnetic Radiation. A source of NIER emitting between
IOOkHz and 300 GHz with an ERP or EIRP of more than one watt.
12. Transmission Tower. A structure principally intended to support a source of NIER and
accessory equipment related to telecommunications
13. Vehicular Source. A transmitter regularly used in vehicles that normally move about.
9.170.030 Where Permitted.
Television, radio, and microwave towers and related equipment are permitted in any zone with
a conditional use permit approved pursuant to Chapter 9.....
9.170.040 Applicability.
The following antenna equipment are permitted subject to Sections ... and
A. VHF and UHF television.
B. FM radio.
C. Two-way radio.
D. Common carriers.
E. Cellular telephone.
F. Fixed-point microwave.
G. Low -power television .
H. AM radio.
I. Specialized mobile radio.
"2 4
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
A source of nonionizing radiation can be attached to an approved tower or structure in any zone
if the Director of Planning and Development finds the source complies with Sections ... and ....
9.170.050 Exemptions.
The following uses are exempt from this Ordinance but may be regulated by other sections of
the Municipal Code:
A. Portable, handheld, and vehicular transmissions.
B. Industrial, scientific, and medical equipment operating at frequencies designated for that
purpose by the FCC;
C. A source of nonionizing electromagnetic radiation with an effective radiated power of seven
watts or less;
D. A sole -source emitter with an average output of one kilowatt or less if used for amateur
purposes;
E. Marketed consumer products, such as microwave ovens, citizens band radios, and remote
control toys;
F. Goods in storage or shipment or on display for sale, provided the goods are not operated,
except for occasional testing or demonstration; and
G. Amateur or "ham" radios.
9.170.060 Approval Standards.
A. Existing or approved towers shall not accommodate the proposed telecommunications
equipment if:
1. Planned equipment would exceed the structural capacity of existing and approved towers,
considering existing and planned use of those towers, and existing and approved towers
cannot be reinforced to accommodate planned or equivalent equipment at a reasonable cost.
2. Planned equipment will cause RF interference with other existing or planned equipment for
that tower, and the interference cannot be prevented at a reasonable cost.
3. Existing or approved towers do not have space on which planned equipment can be placed
so it can function effectively and at least in parity with other similar equipment in place or
approved by the City.
,3
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
4. Addition of the planned equipment to an existing or approved tower would result in NIER
levels in excess of those permitted under Section ....
5. Other reasons that make it impracticable to place the equipment planned by the applicant
on existing and approved towers.
B. Proposed towers or structures shall be set back from abutting residential parcels or public
property or street sufficient to:
1. Contain all debris from a tower failure on the tower site.
2. Protect the general public from NIER in excess of that allowed in Section ....
3. Preserve the privacy of adjoining property. The site is of sufficient size to comply with this
standard in other ways if:
a. Accessory structures comply with the setback standard in the underlying district.
b. The tower base is set back from abutting parcels or streets by a distance equal to the
heights of the tower plus twenty-five (25) feet
c. Guy wire anchors shall be set back twenty-five (25) feet from any property lines.
C. The proposed tower is set back from other on -site towers and supporting structures far
enough so one tower will not strike another tower or support structure if a tower or support structure
fails.
D. The proposed tower shall be designed structurally to accommodate the maximum number
of foreseeable users.
1. The City may reduce the required shared capacity of a tower:
a. If fewer or different telecommunications equipment should be accommodated based
on: the number of FCC licenses foreseeable available for the area; kind of tower site
or structure proposed; the number of existing and potential licensees without tower
space; and space available on existing and approved towers; or
b. If a tower necessary to provide for such sharing dominates and/or alters the visual
character of the area adversely.
2. Generally antennas on a shared tower will be arranged as follows, except as needed to
prevent electromagnetic interference or to accommodate topographic or other physical or
functional constraints:
a. Transmitting and receiving equipment serving similar kinds of uses shall be placed on
a shared -use tower so one of the users in a group can operate roughly equal to other
,4
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
users in the group with similar equipment.
b. Generally a TV tower will have two side -mounted and one top -mounted TV antenna
or one top -mounted, one mounted below it, and one side -mounted. Triangular,
T-shaped, or other platforms or candelabra may be used if required telecommunications
equipment cannot be mounted as safely or economically without such structures.
C. Microwave transmitters and receivers and FM and two-way radio antennas can be
placed anywhere on a tower above surrounding obstacles.
3. The letter of intent to lease space on a tower complies with Section ....
E. The tower shall have the least practicable adverse visual effect on the environment. A tower
complies with this standard if it complies with the following:
1. If it is painted silver or light blue above the top of surrounding trees and is painted green
below treetop level or sand color if in open desert area.
2. All Federal Aviation Administration requirements.
3. Towers shall not be artificially lighted unless required by the FAA or State aeronautics
division.
4. Towers shall be the minimum height needed to comply with Section ....
5. Towers over 150 feet in height shall be guyed unless the City finds that a guyed tower
would have a greater negative effect on the visual environment.
6. 'Powers shall not be located within designated view corridors as indicated in the General
Plan.
F. Traffic associated with the facility shall not adversely affect abutting streets. Vehicular access
shall be limited to a collector street if the site adjoins both a collector and local street.
G. At least two off-street parking spaces shall be provided for service vehicles.
H. Existing on -site vegetation shall be preserved to the maximum extent practicable.
I. Where the site abuts residential parcels or public property or street, the site perimeter shall
be landscaped as follows:
1. For all towers, at least one row of evergreen shrubs such as yellow oleander, Cape
Honeysuckle, or other approved plants capable of forming a continuous hedge at least five
feet in height within two years of planting shall be spaced not more than five feet apart
within 15 feet of the site boundary
2. For a tower greater than 150 feet tall, at least one row of evergreen trees with tree trunk not
less than 1 1/2 inches diameter measured three feet above grade, and spaced not more than
20 feet apart and within 25 feet of the site boundary must be planted.
3. Within 25 feet of the site boundary for a tower less than 200 feet tall, and within 40 feet
of the site boundary for a tcwer more than 200 feet tall, at least one row of evergreen trees
5
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
or shrubs, at least tour feet high when planted and spaced not more than 15 feet apart.
4. Vegetation, topography, walls, fences, and features other than those listed above may be
used if the City finds that they:
a. Achieve about the same degree of screening.
b. Do not affect the stability, security, or maintenance of the guy wires.
c. Are needed for surveillance and security of structures.
d. Are used for continued operation of agricultural uses.
1. Accessory facilities in a residential district may not include offices, long-term vehicle storage,
other outdoor storage, or broadcast studios, except for emergency purposes, or other uses that are
not needed to send or receive transmissions, and in no event may exceed 25 percent of the floor area
used for transmission equipment and functions.
K. The proposed use shall comply with the applicable policies of the General Plan.
L. The proposed use shall be consistent with applicable Federal and State regulations, based on
the applicant's good faith effort to provide the information required in Section ....
M. All tower installations shall be required to have engineering supervision during construction
phases.
9.170.070 Applications for New Towers or Additions.
An application for approval of a transmission tower shall include the following:
A. A site plan or plans drawn 'to scale and identifying the site boundary; tower(s); guy wire
anchors; existing and proposed structures; vehicular parking and access; existing vegetation to be
retained, removed, or replaced; and uses, structures, and land -use and zoning designations on the
site and abutting parcels.
B. A plan drawn to scale showing proposed landscaping, including species type, size, spacing,
and other features.
C. A report from a California registered structural engineer. The report shall:
1. Describe the tower and the technical, economic, and other reasons for the tower
design;
2. Demonstrate that the tower complies with the applicable structural standard;
3. Describe the capacity of the tower, including the number and type of antennas that it
can accommodate and the basis for the calculation of capacity;
4. Show that the tower complies with the capacity requested under Section ....; and
5. Demonstrate that the proposed sources of NIER will comply with Section ....
'6
COMM UNICA TION TOWERS A ND EQUIPMENT [Draft: 10/10]
D. The applicant shall request the FAA, FCC and State aeronautics division to provide a written
statement that the proposed tower complies with applicable regulations administered by that agency
or that the tower is exempt from thcse regulations. If each applicable agency does not provide a
requested statement after the applicant makes a timely, good -faith effort to obtain it, the application
will be accepted for processing. The applicant shall send any subsequently received agency
statements to the Planning Director.
E. Evidence that the tower complies with Section .... and a letter of intent to lease excess space
on the tower and excess land on the tower site except to the extent reduced capacity is required
under Section ....
1. A letter of intent shall commit the tower owner and his or her successors in interest to:
a. Respond in a timely, comprehensive manner to a request, required under Section ...,
for information from a potential shared -use applicant; the tower owner may charge a
party requesting information under Section ... to pay a reasonable fee not in excess of
the actual cost of preparing a response.
b. Negotiate in good faith or shared use by third parties; an owner generally will
negotiate in the order in which requests for information are received, except an owner
generally will negotiate with a party who has received an FCC license or permit before
doing so with other parties.
e. Allow shared use if an applicant agrees in writing to pay charges and to comply with
conditions described in Section ....
d. Make no more than a reasonable charge for shared use, based on generally accepted
accounting principles. The charge may include but is not limited to a prorata share of
the cost of site selection, planning, project administration, land costs, site design,
construction and maintenance, financing, return on equity, and depreciation, and all of
the costs of adapting the tower or equipment to accommodate a shared user without
causing electromagnetic interference or causing uses on the site to emit NIER in
excess of levels permitted under Section ....
2. If a new tower is approved, the applicant shall demonstrate that the letter of intent is
recorded with the County Recorder before a building permit is issued.
F. Written authorization from the owner of the site of the tower; a description of the guy wire
anchors, and other features associated with the use.
G. Evidence that it complies w th Section ....:
1. The applicant shall contact the owners of all existing or approved towers within the City
7
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
of La Quinta with a top elevation like or higher than that proposed, except owners of those
towers presumed unable to accommodate the proposed antenna.
2. The applicant shall provide each contacted owner with the engineer's report required under
Section ....
3. The applicant shall request each contacted owner to:
a. Identify the site by address and legal description.
b. Describe tower height and existing tower users.
C. Assess whether the existing tower could accommodate the antenna to be attached to
the proposed tower without causing structural instability or electromagnetic interference
d. If the antenna to be attached to the proposed tower cannot be accommodated on each
existing tower, assess whether the existing tower could be structurally strengthened or
whether the antennas, transmitters, and related equipment could be protected from
electromagnetic interference and generally describe -the means and projected cost of
shared use of the existing tower.
H. Evidence that a tower cannot practicably be accommodated at a particular site shall be
provided as follows:
1. The applicant shall contact the owners of all existing or approved towers if the base
elevation of an existing or approved tower site is about the same or higher than the base
elevation of the proposed site except owners of those towers presumed unable to
accommodate the proposed antenna.
2. The applicant shall request each contacted owner to:
a. Identity the site by address and legal description.
b. Assess whether the site could accommodate the proposed tower without changing an
existing or approved tower.
C. If the proposed tower cannot be accommodated on each existing tower site, assess
whether the existing tower site could be changed to accommodate the proposed tower,
and generally describe the means and projected cost of shared use of the existing tower
site.
I. Other information as requested by the Planning Director.
R 8 4
COMMUNICATION TOWERS AND EQUIPMENT
9.170.080 Nonionizing Radiation Standards.
[Draft: 10/10]
A. A new source of nonionizing electromagnetic radiation (NIER), when combined with existing
sources of VIER, shall not expose the general public to ambient radiation exceeding the mean
squared electric or magnetic field strengths, or their equivalent plane -wave free -space power density,
for the frequency ranges and durations described in Table 9-... and Section ...; provided that within
90-days after a Federal or State NIER emission or measurement standard is adopted, the Planning
]Director shall schedule a hearing before the Planning Commission to consider whether the standards
described herein should be changed.
TABLE 9-...: MAXINIUM PERMISSIBLE EXPOSURE (MPE) TO
NIER LEVELS FOR UNCONTROLLED ENVIRONMENTS
Frequency Range
(MHz)
Electric Field
Strength E (V[m)
; MagnetiG::Field
Strength H (A/m) .
:: Power Density (S)
E-field; H-field
(mWkin)
0.003 to 0.1
614
163
(100:1,000,000)*
0.1 to 1.34
614
16.3/f
(100:10,000)*
1.34 to 3.0
823.8/f
16.3/f
(180/f2:10,000f )
3.0 to 30
823.8/f
16.3/f
(180/f:10,00W)
30 to 100
27.5
158.3/f'.66111
(0.2: 940,000/0.336)*
100 to 300
27.5
0.0729
0.2
300 to 3000
-
-
f/1500
3000 to 15,000
-
-
f/1500
15,000 to 300,000
-
-
10
Notes:
f = frequency in megahertz (MHz)
E = electric field
H = magnetic field
`7/m = volts per meter
A/m = amperes per meter
mW/cm2 = milliwatts per centimeter squared
* These plane -wave equivalent power density values, although not appropriate for near -field conditions, are
commonly used as a convenient comparison with MPEs at higher frequency and are displayed on some
instruments in use.
Source: IEEE C95.1 - 1991
K
COMMUNICATION TOWELS AND EQUIPMENT
[Draft: 10/101
B. Before establishing a new source of NIER or changing an existing NIER source in a way
that increases the amount of radiation pattern of NIER, an applicant shall submit the following
information certified by a California registered electrical engineer:
1. The name and address of the owner of the transmitter and antenna.
2. The location of the antenna, including address, geographic coordinates, and height above
grade.
3. The manufacturer, type and model of antenna and antenna radiation patterns to the extent
available.
4. Frequency and output of transmitter and direction of transmission.
5. Power input to antenna and gain of antenna with respect to isotropic radiator.
6. Type of modulation and class of service.
7. Except for uses approved under Section ..., a scaled map and exhibits showing the
following:
a. Horizontal and radial distance from the NIER source to the nearest point on the
property line, the nearest habitable space regularly occupied by people other than those
residing or working on the site, and the points on the property and off the property
with the highest calculated NIER levels and elevations above sea level at those points.
b. Ambient NIER levels in the frequency range of the proposed source measured at the
tour four points identified as provided in Section ....
C. Calculated, NIER levels after establishment or change of the proposed source at the
tour points identified in Section ....
8. If the calculated NIER level at any of those points listed in Section .... is more than
one-third the maximum NIER level permitted under Section...., the proposed NIER source
can be approved only subject to the conditions that the applicant measure NIER levels at
those points after the source is established or changed, and that such measurements show
the use complies with, or is changed to comply with, Section ....
C. A commercial, intermittent, sole -source emitter with less than one kilowatt averaged output
over time may be approved without calculating or measuring NIER if the antenna or the emitter
complies with the following separation standards. "
1. An antenna with an effective isotropic radiated power of less than 100 watts is at least three
feet from the exterior of a habitable structure other than a structure on the site of the
antenna and the highest point of the antenna is at least 10 feet from that exterior surface.
2. An antenna with an effective isotropic radiated power between 100 and 1,000 watts is at
least six feet from the exterior of a habitable structure other than a structure on the site of
the antenna and the highest point of the antenna is at least 15 feet from the exterior surface.
3. An antenna with an effective isotropic radiated power between 1,000 and 10,000 watts is
"10 '
COMM UNICA TION TOIV ERS AND EQ UIPMENT
[Draft: 10/10]
separated from the exterior of a habitable structure other than a structure on the site of the
antenna as shown in Table 9-...:
TABLE 9-...: MINIMUM SEPARATION OF HABITABLE STRUCTURES FROM
COMMERCIAL INTERMITTENT SOLE -SOURCE EMITTER
(Effective Irradiated Power [EIRP] Between 1,000 and 10,000 Watts)
'on from. ": siii Se ar�nh ro 'nimu
.::Fxequency;(IVLH�)::>:.:.:>:.;;:::Mxcumum:Sepamhon ,from >:>::' :» �:> ... p
Hig hest Point of:Antenna, y Point' of Antenna, in feet
<7 11 5
7 to 30 frequency/0.67 frequency/1.5
30 to 300 45 20
300 to 1500 780/sq.rt. frequency 364/sq.rt frequency
>1500 20 10
4. An antenna with an effective isotropic radiated power between 10,000 and 30,000 watts is
separated from the exterior of a habitable structure other than a structure on the site of the
antenna as shown in Table 9-...:
TABLE 9-...: MINIMUM SEPARATION OF HABITABLE STRUCTURES FROM
COMMERCIAL INTERMITTENT SOLE -SOURCE EMITTER
(Effective Irradiated Power [EIRP] Between 10,000 and 30,000 Watts)
Frequency (MHz).
Minimum. Separation fwm. ;:.:
Highest Point.of#ntenna,:;::;>
in
;::;Minimum Separation. from
: Any'`Point of Antenna, in feet
<7
17.5
5
7 to 30
frequency/0.4
frequency/0.91
30 to 300
75
33
300 to 1500
1300/sq.rt. frequency
572/sq.rt frequency
>1500
34
15
°11
COMMUNICATION TOWERS AND EQUIPMENT
[Draft: 10/101
D. Measurements shall be made according to commonly accepted engineering practice, using
NIER measurement equipment generally recognized as accurate to measure NIER at frequencies and
power levels of the proposed source and existing ambient RF sources. ANSI standard
C95.3-Techniques and Instrumentation for the Measurement of Potentially Hazardous
Electromagnetic Radiation at Microwave Facilities, is one acceptable method of measuring NIER.
The effect of contributing sources of NIER below the lower frequency limit of a broad band
measuring instrument may be included by separate measurement of these sources. NIER levels of
less than 20 microwatts/square centimeter or the minimum sensitivity of the instrument being used,
whichever is less, shall be treated as zero.
1. Measurements are made at a height of two meters above ground or at a greater height if
habitation occurs at a greater height with lesser radial distance to the source.
2. Measurements shall be made when NIER levels are reasonably expected to be highest due
to operating and environmental characteristics.
3. Measurements shall be accompanied by exhibits showing:
a. The instruments used where calibrated within the manufacturer's suggested periodic
calibration interval.
b. The calibration method is used by or derived from methods used by the National
Bureau of Standards.
C. The accuracy of the measurements and certification that the measurements were made
in accordance with commonly accepted engineering practice.
,12
TABLE OF CONTENTS
[Draft: 10/10]
CHAPTER 9.180: 'TRANSPORTATION DEMAND MANAGEMENT ....... 1
9.180.010
Purpose ......................................... 1
9.180.020
Definitions ....................................... 1
9.180.030
Applicability ...................................... 3
9.180.040
Exemptions ...................................... 4
9.180.050
Minimum Standards ................................ 4
9.180.060
TDM Application .................................. 6
9.180.070
TDM Review ..................................... 6
9.180.080
Appeals ......................................... 7
9.180.090
Review for Compliance .............................. 7
9.180.100
Enforcement and Penalties ............................ 8
9.180.110
SCAQMD Compliance .............................. 8
Draft. 10110194
CHAPTER 9.180: TRANSPORTATION DEMAND MANAGEMENT
9.180.010 Purpose ..................................... 1
9.180.020 Defmitions.................................. 1
9.180.030 Applicability ................................. 3
9.180.040 Exemptions .................................. 4
9.180.050 Minimum Standards ............................ 4
9.180.060 TDM Application ............................. 6
9.180.070 TDM Review ................................ 6
9.180.080 Appeals ..................................... 7
9.180.090 Review for Compliance ......................... 7
9.180.100 Enforcement and Penalties ....................... 8
9.180.110 SCAQMD Compliance .......................... 8
9.180.010 Purpose.
This chapter is intended to protect the public health, safety and welfare by reducing air
pollution, traffic congestion and energy consumption attributable to vehicle trips and vehicle miles
traveled. This chapter meets the requirements of Government Code Section 65089(b)(3), which
requires inclusion of a trip reduction and travel demand element within a congestion management
program (CMP) and Government Code Section 65089.3(a), which requires adoption and
implementation of trip reduction and travel demand ordinances by local agencies. No building permit
application for any applicable development project shall be accepted, nor shall a building permit be
issued by the city unless and until a TDM plan has been approved or an exemption granted pursuant
to this chapter.
9.180.020 Definitions.
For purposes of this chapter, definitions of the following terms shall apply:
A. Alternative transportation modes" means any mode of travel that serves as an alternative to
the single occupant vehicle. This includes all forms of ride -sharing such as carpooling or vanpooling,
as well as public transit, bicycling or walking.
B. "Applicable development" means any new development project or change of use project that
is determined to meet or exceed the employment threshold using the criteria contained in this
chapter. An applicable development also includes developments which are owned and/or managed
as one unit, such as a business park or shopping center, that also meet or exceed the employment
threshold, and may have one or more employers.
C. 'Bicycle facilities" means any capital improvements which would benefit an employee who
Hdes a bicycle to his or her worksite, including shower facilities, locker facilities, bicycle parking,
etc.
D. "Change of use" means the alteration of the initial use of a facility to another use not related
to the previous use, after the effective date of the ordinance codified in this chapter, where some
�I T
TRA NSPOR TA TION DEMA ND MA NA GEMENT [Draft: 10/101
discretionary action or approval by the city council and/or the planning commission is required.
(Example: office space changes its use to commercial space.)
E. "Developer" means the person or entity which is responsible for the planning, design and
construction of an applicable development project. A developer may be responsible for implementing
this chapter as determined by the property owner.
F. "Employee" means any person employed by an "employer" as defined in this section.
G. "Employment generation factors" refers to factors developed for use by the city for projecting
the potential employment of any proposed development project.
H. "Employer" means any person(s), firm, business, educational institution, government agency,
nonprofit agency or corporation, or other entity which employs one hundred or more persons at a
single worksite within the city, and may either be a property owner or tenant of an applicable
development project.
I. "Employment threshold" means the number of employees which an applicable development
or employer must have for this chapter to apply.
I "Minimum standards" means the minimum changes made to establish a transportation demand
management and trip reduction plan at an applicable development project to a level which satisfies
this chapter.
K. "Mixed -use development" means new development projects that combine two or more
different uses.
L. "New development project" means any nonresidential project being processed where some
discretionary action or approval by the city council and/or the planning commission is required.
M. "Peak period" means those hours of the business day between seven a.m. and nine a.m.
inclusive, Monday through Friday, which this chapter identifies as the priority period for reducing
work related vehicle trips.
N. "Property owner" means the legal owner of the applicable development and/or the owner's
designee (e.g. developer).
O. "Ride -share facilities" means any capital improvements which would benefit an employee
who rideshares to the worksite, including on -site amenities, preferential parking, and ridesharing
drop-off areas at the entrance of the concern
P. "Site development plan/permit" means a precise plan of development that may be subject to
public hearing before the city council and/or planning commission including without limitation a
42 .
TRA NSPOR TA TI ON DEMA ND MA NA GEMENT [Draft: 10/101
specific plan, conditional use permit public use permit, or subdivision map.
Q. "Transit facilities" means any capital improvements which would benefit an employee who
uses any form of transit to travel to the worksite, including transit stops, shelters, bus turnouts, park
and ride lots, and other transit amenities.
R. "Transportation management association" or "TMA," means a voluntary entity of employers,
property owners and other interested. parties who share a mutual concern for local transportation
problems and have the ability to collectively pool participants' resources to address these issues. A
TMA must still satisfy the goals established for individual employers pursuant to this chapter.
S. "Transportation demand management" or "TDM" means the implementation of programs,
plans or policies designed to encourage changes in individual travel behavior. TDM can include an
emphasis on alternative travel modes to the single -occupant vehicle such as carpools, vanpools, and
transit, reduction or elimination of the number of vehicle trips, or shifts in the time of vehicle
commutes to other than peak periods.
T. " Worksite" means a building or grouping of buildings located within the city which are in
physical contact or separated solely by a private or public roadway or other private right-of-way,
and which are owned or operated by the same employer (or by employers under common control).
9.180.030 Applicability.
A. This chapter shall apply to all new nonresidential development projects and/or change of use
projects that are estimated to employ a total of one hundred or more persons as determined by the
methodology outlined in subsection B of this section.
B. For purposes of determining whether a new development project or change of use project
is subject to this chapter, the total employment figure shall be determined as follows:
1. Employment projections developed by the project applicant, subject to approval by the ; or
2. Employment projections developed by the planning and development director or the director's
designee using the following employee -generation factors by type of use:
Land Use Catenty
Retail/commercial
Office/professional
Industrial/manufacturing
Hotel/motel
Hospital
Gross Sa. Ft/Employee
500
250
525
.8 to 1.2 employees/room
300
-3
TRANSPORTA TION DEMAND MA NA CEMENT [Draft: 10/10]
C. The employment projection for a development of mixed use or multiple uses shall be
calculated based upon the proportion of development devoted to each type of use.
9.180.040 Exemptions.
Notwithstanding any other provisions, the following uses and activities shall be exempt from
this chapter:
A. Development projects and change of use projects, projected pursuant to Section 9.... to
employ fewer than one hundred persons;
B. Temporary construction activities on any affected project, including activities performed by
engineers, architects, contract subcontractors and construction workers;
C. Other temporary activities, as defined in Section ... of this code or as authorized by the city
when such temporary activities shall discontinue at the end of the designated time period; and
D. Any employer(s) who have submitted to the city an active approved plan under the South
Coast Air Quality Management District's (SCAQMD) Regulation XV Program Requirements
(Regulation XV). Notwithstanding this provision, projects which are exempt under this subsection
shall nevertheless comply with Section 9.180.110 (SCAQMD Compliance).
9.180.050 Minimum Standards.
A. All applicable new developments and change of use projects shall, concurrent with
application to the city for other permits and/or approvals, submit a transportation demand
management plan ("TDM plan") prepared by a traffic engineer, transportation planner or other
similarly qualified professional identifying traffic impacts associated with the proposed project and
including design recommendations and mitigation measures appropriate to address on -site and
off -site project impacts. The TDM plan shall be in the form required by SCAQMD Regulation XV,
and shall be reasonably calculated to achieve an average vehicle occupancy rate (VOR) of 1.3. The
TDM plan shall also indicate specific strategies and guidelines to reduce the number of trips and
increase the amount of nonvehicular transportation-
B. All property owners of applicable new developments and change of use projects shall be
subject to required capital improvement standards as specified in this section. These standards must
be individually addressed to the specific needs and capacity of the applicable development. These
required standards may be used to achieve an average vehicle occupancy rate (VOR) of 1.3. Property
owners of all applicable developments shall include in their project site development plans
provisions to address each of the following capital improvements:
1. Transit facilities (on -site and off -site);
2. Bicycle facilities; and
44
TRA NSPORTA TION DEMA ND MA NA GEMENT [Draft: 10/101
3. Rideshare facilities.
C. All property owners of applicable new developments and change of use developments shall
establish "operational standards" within sixty days after occupancy of the development by an
employer. Operational standards shall consist of standards which employers, TMA's or a managing
office of an applicable development must implement to achieve the goals of SCAQMD's Regulation
XV program.
D. The following options may be included in the property owner's TDM plan to fulfill both the
capital improvement standards and the operational standards:
1. Alternate work schedules/flex-time: incorporating alternate work schedules and flex -time
programs (such as a nine-day/eight-hour or four-day/forty-hour work schedule);
2. Telecommuting: establishing telecommuting or workat home programs to allow employees
to work at home or at a satellite work center;
3. Bicycle facilities: providing bicycle parking facilities equal to five percent of the total
required automobile parking spaces; and preserve two percent of the gross floor area for
employee locker and shower facilities;
4. On -site employee housing and shuttles: providing affordable on -site housing and shuttles
to and from residential and work areas;
5. Preferential parking for carpool vehicles;
6. Information center for transportation alternatives;
7. Rideshare vehicle loading areas;
8. Vanpool vehicle accessibility;
9. Bus stop improvements;
10. On -site child care facilities;
11. Availability of electrical outlets for recharging of electric vehicles;
12. On -site amenities such as cafeterias and restaurants automated teller machines and other
services that would eliminate the need for additional trips;
13. Airport shuttle service to hotels and spas;
14. Contributions to funds providing regional facilities such as park -and -ride lots, multimodal
transportation centers and transit alternatives in the area;
15. Incentives for mass transit usage including, without limitation, provision of a bus pass,
additional pay, or flex -time;
16. Implementation of increased parking fees or new fees;
17. restriction of business hours;
18. restriction of delivery hours;
19. Providing.a direct pedestrian path from the closest transit stop into the facility;
20. Contributing up to one dollar/square foot to a housing subsidy fund so that affordable
housing can be created closer to employer sites;
21. Developing rideshare and shuttle programs at resorts/hotels;
22. Creating a golf cart circulation system;
23. If an applicable development is on a current transit route, providing a transit stop, shelter,
.5
TRANSPORTATION DEMAND MANAGEMENT
[Draft. 10/101
trash barrels, benches, shade and wind protection, and bus turnouts;
24. If an applicable development is not located on a current transit route, contributing to a fund
which will be used to provide transit amenities;
25. ]Provisions for the implementation of bicycle lanes; and
26. Providing other creative or innovative strategies to reduce vehicle trips.
9.180.060 TDM Application.
A. Every application for a TDM plan approval shall be made in writing to the director of
planning and development on the forms provided by the planning and development department, shall
be accompanied by a filing fee as set forth in Section 9.... of this chapter, and shall include the
following information:
1. Name and address of the applicant;
2. The proposed TDM plan;
3. Such additional information as shall be required by the application form.
B. The director of planning and development or the director's designee shall inform the
applicant within thirty days of receipt of the application whether the application is complete. When
the application is complete, the director shall take one of the following actions:
1. If the TDM plan is submitted in conjunction with application(s) for zone change, general
plan amendment, site development plan(s)/permit(s), submit the TDM plan to the planning
commission for its approval if associated with another development application; or
2. If 1. does not apply, the planning and development director shall render a decision on the
TDM plan in accordance with Section 9.....
9.180.070 TDM Review.
A. All applications for approval of TDM plans shall be approved, conditionally approved, or
disapproved by action of the planning and development director or planning commission, whichever
is applicable, based upon the standards set forth in this chapter, within thirty days after the
application is found to be complete. A public hearing shall not be required for any TDM plan
application unless it accompanies another permit application(s) which requires such a hearing. In this
instance, the applicable time limits governing the requested approvals shall be in effect.
B. The following findings must be made when a TDM plan is approved:
1. The TDM plan conforms to all of the requirements of this chapter, the city's general plan,
applicable specific plans, and with all applicable requirements of state law and the
W.
TRANSPORTATION DEMAND MANAGEMENT [Draft: 10/10]
ordinances of this city.
2. The TDM plan is reasonably calculated to provide a vehicle occupancy rate of 1.3 for the
applicable development.
9.180.080 Appeals.
A. Director as Decision Making Authority. An applicant or other aggrieved party may appeal
the decision of the planning and development director to the planning commission. Within fifteen
calendar days after the date of mailing of the director's decision, the applicant or aggrieved party
may appeal the decision in writing on forms provided by the planning and development department.
Upon receipt of a completed appeal, the director shall set the matter for hearing before the planning
commission not less than five calendar days nor more than thirty calendar days thereafter, and shall
give written notice of the hearing, by mail, to the applicant and the appellant. The planning
commission shall render its decision within thirty days following the close of the hearing on the
appeal.
B. Planning Commission as Decision Making A uthority. An applicant or other aggrieved party
may appeal the decision of the planning commission to the city council. Within fifteen calendar days
after the date of mailing of the planning commission's decision, the applicant or aggrieved party may
appeal the decision in writing on forms provided by the planning and development department. Upon
receipt of a completed appeal, the city clerk shall set the matter for hearing before the city council
not less than five calendar days nor more than thirty calendar days thereafter, and shall give written
notice of the hearing, by mail, to the applicant and the appellant. The city council shall render its
decision within thirty days following the close of the hearing on the appeal.
9.180.090 Review for Compliance.
A. The planning and development director (or designee) shall review an approved TDM plan
for compliance with this chapter if any complaints of noncompliance are received by the city. In
addition, the planning and development director shall annually review each of the currently
outstanding approved TDM plans for compliance with this chapter. After review of an approved
TDM plan, the planning and development director-inay require revision or resubmittal of the plan
upon his or her finding that one or more of the -following conditions exist:
1. The property owner is not complying with the TDM plan or the terms and/or approval
conditions of the TDM plan;
2. The TDM plan has failed to comply with SCAQMD requirements and the goals of this
chapter to the level required by the TDM plan or its approval conditions; or
3. Approval of the TDM plan was obtained by fraud or perjured testimony.
47
TRANSPORTATION DEMAND MANAGEMENT
[Draft. 10/101
B. In the event that the planning and development director determines that a TDM plan must
be resubmitted, the plan shall be resubmitted in accordance with the procedures outlined in this
chapter as a new submittal and the applicant shall pay the specified fee for submittal.
9.180.100 Enforcement and Penalties.
For purposes of ensuring that applicable developments comply with the provisions of this
chapter, the director of planning and development shall, following written notice to the property
owner of an applicable development, initiate enforcement action or actions against such property
owner or designee which may include, without limitation, the following:
1. Withholding issuance of a building permit or occupancy permit;
2. Issuance of a stop work order, and/or
3. Any enforcement methods authorized by Chapter 9.... of this code.
9.180.110 SCAQMD Compliance.
Each property owner which has received approval of a TDM plan or is exempt pursuant to
chapter 9.... shall submit to the planning and development department for review copies of all plans
and reports submitted to SCAQMD pursuant to Regulation XV, and all approvals, enforcement
letters, and other correspondence from SCAQMD regarding Regulation XV conformance. The
planning and development director shall cooperate with the SCAQMD in enforcement actions
initiated either by SCAQMD or the city.
.8
TABLE OF CONTENTS
IDmfl: 91221
Chapter 9.190: TRANSFER OF DEVELOPMENT RIGHTS .............. 1
9.190.010
Purpose ......................................... 1
9.190.020
Definitions ....................................... 1
9.190.030
Procedures ....................................... 2
9.190.040
Timing .......................................... 3
9.190.050
Documentation .................................... 4
Draft. 9122194
Chapter 9.190: TRANSFER OF DEVELOPMENT RIG>rYTS
9.190.010 Purpose ................................. 1
9.190.020 Definitions .............................. 1
9.190.030 Procedures ............................... 2
9.190.040 Timing ................................. 3
9.190.050 Documentation ............................ 4
9.190.010 Propose.
A. All transfers of development rights or credits shall follow the definitions, procedures, timing,
and documentation presented in this Chapter, and shall observe the restrictions and guidelines
presented in other enabling Sections, such as Section ... (Hillside Conservation district), and others
which may be from time to time adopted enabling transfers of development rights or credits.
B. The purpose of this Chapter is to provide the process by which development rights or credits
may be transferred from donor parcels to receiving parcels such as in open space land use
designations to enable it to be preserved as open space, and other purposes which may be adopted
in other enabling legislation. Such transfers of development rights or credits may be within the same
property, or may take place from one property to another by means of sale.
C. Transfers shall take place under the guidance of the city and shall be documented by means
of recordation.
9.190.020 Definitions.
For the purposes of this Chapter and this Code, certain words and terms shall be defined as
follows:
1. "Development right" or "Development credit" means a potential entitlement created by a land
use designation and, by adoption of a zoning category, applying to a parcel of land, to
construct one dwelling unit per a given number of square feet or per a given number of
acres, which can only be exercised when the development right or credit has been transferred
pursuant to the provisions of this Chapter and the enabling Section, from a donor parcel to
a receiving parcel, and all other requirements of law are fulfilled.
2. "Donor parcel" means a parcel from which all potential entitlements for residential
development are transferred (by means of sale, or transfer to another parcel) and thereby
extinguished. A subdivision shall be required to separate developable from undevelopable
portions of the parcel.
3. "Receiving parcel" means a parcel to which potential entitlements for residential
development are transferred, up to the limits of the enabling Sections, and exist in addition
to any potential entitlements created by general plan land use designation and density
specification and in addition to any zoning which applies to the parcel.
TRANSFER OF DEVELOPMENT RIGHTS
(Draft: 91221
4. "Fractions" means development rights or credits may be transferred as a fraction carried to
the second decimal place, rounded up or down to the second place following the rule of the
third decimal being zero through four, rounded down; five through nine rounded up to the
next digit in the second decimal place. When applied to the receiving parcel, the number of
credits (carried to the second decimal place) will be spread across the acreage of the
receiving parcel and will be translated into an increment of additional development
entitlements carried to two decimal places per acre.
5. "Density bonuses" means transferred development rights or credits shall not be counted in
the basis for density bonuses granted for providing for affordable housing or good design
or special amenities. The order in which bonuses and transferred rights or credits are applied
shall be as follows:
a. The base density ranges as per the general plan;
b. Density bonuses applied for providing affordable housing (up to thirty percent of the base
density alone);
c. Density bonuses for good design or special amenities (up to ten percent of the base density
alone);
d. Transferred densities added to the final figure of any density bonuses. Transferred densities
shall not become a part of the base on which bonuses are figured.
e. In no case shall the sum of all density bonus and transferred densities (if all are maximized)
exceed sixty percent of the base density in the general plan.
F. "Enabling Section" means a Section of Title 9 of this code which creates and further
specifies and limits the transfer of development rights or credits, such as Section ... (Hillside
Conservation District)
G. "Timing" means the time limits as specified in Section .....
H. "Documentation" means the requirements for city approval, recordation and notice to the city
of such recordation, following example language specified in Section .....
9.190.030 Procedures.
A. The enabling Section shall specify by class the donor parcels and the receiving parcels, the
number of residential development rights or credits which can be transferred per square footage or
per acre; and the limits of development rights or credits which can be transferred to any one parcel.
B. The donor parcels, from which development rights are being removed must:
,2
TRANSFER OF DEVELOPMENT RIGHTS
[Draft: 91221
1. Remove all development rights or credits at the same time (residual development rights or
credits cannot be left on the property);
2. Be mappable; according to the Subdivision Map Act requirements, i.e., a legal description
and a total acreage will be required to be recorded.
3. Record a document which acknowledges that all development rights or credits for the
described parcel have been extinguished and that no further residential development can
occur on the parcel.
C. The receiving parcel, to which development rights or credits are being transferred, must:
1. Be mappable; according to f'.he Subdivision Map Act requirements, i.e., a legal description
and a total acreage will be required to be recorded;
2. Record a document of affixture (or attachment) which has been attested to by the city clerk
of the city, tying the transferred development rights or credits to a specific parcel, in
perpetuity, following the sense of the example of language contained in Section ....
D. This document of transfer and affixture must be recorded. Evidence of the recordation must
be supplied to the city clerk of the city within thirty days of the date of attestation by the city clerk.
E. The city clerk shall only attest to a transfer of development rights or credits upon receipt of
written authorization from the city manager. The city manager shall only authorize such transfer
after receiving a report from the planning and development department containing a recommendation
and a synopsis of the engineering report from the public works director.
F. If a property consists of both undevelopable and developable portions, the applicant may
apply for the subdivision of the parcel to allow transfer of rights from the undevelopable portion to
the developable portion.
9.190.040 Timing.
A. A condition of approval of the development rights transfer shall specify the donor and
receiving parcels subject to the transfer which shall be recorded no later than ninety days from the
date of council approval.
B. In the event that a parcel of hillside land (with development rights still attached) is granted,
bequeathed, sold, transferred, given or otherwise becomes the property of a not -for -profit land trust,
conservancy, or public agency, the receiving entity shall have an unlimited period from the date of
receipt in which to dispose of the development rights by sale or other means. When development
rights are transferred to a specific receiving parcel, the ninety day time limit shall apply as in
Subsection A. of this Section.
,3 4
TRANSFER OF DEVELOPMENT RIGHTS
9.190.050 Documentation.
[Draft: 91221
A. There shall be recorded for the donor parcel a document having the sense of the following:
1. A legal description and a total acreage of the parcel or portion of the parcel.
2. The total number of development rights or credits being removed from the property.
3. An acknowledgement that no further residential development rights or credits shall accrue
to the parcel in perpetuity.
4. The assessor's parcel number of the parcel to which the development rights or credits are
being transferred.
5. An attestation by the city clerk of the city (dated)
6. The signature, name and address of the owner of the parcel.
B. There shall be recorded for the receiving parcel a document having the sense of the
following:
1. "In addition to the number of dwellings units on this parcel APN# (legal description and
total acreage attached as Exhibit A) which may be permitted by the City of La Quinta by
virtue of the General Plan Land Use and Density Designations, this parcel shall be permitted
(number) of additional dwelling units per acre which have been transferred to this parcel
pursuant to Chapter 9.146 of the Municipal Code, Transfer of Development Rights."
2. "These additional dwelling units are hereby affixed to this parcel APN# and may not be
further transferred, sold, traded, or otherwise removed from this parcel, except by the
purchase by the City of La Quinta or other public agency authorized by the City."
3. The Assessor's Parcel Number(s) of the donor parcel(s) from which the development rights
or credits have been removed and transferro'tl and affixed to this parcel.
4. The signature of the city clerk of the city affixed below attests to the legitimate transfer of
these development rights to this property as described in Exhibit A, attached to the ordinance
codified in this Chapter and on file in the office of the city clerk.
,4
PH
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 27, 1995, CONTINUED FROM JUNE 13, 1995
CASE NO.: PLOT PLAN 95-554
APPLICANT: CAAL THEATRES CORPORATION
ARCHITECT: THORPE ASSOCIATES
REQUEST: APPROVAL OF AN EIGHT-PLEX MOVIE THEATER WITH
APPROXIMATELY 30,000 SO. FT. OF FLOOR AREA
LOCATION: NORTHSIDE OF HIGHWAY 111, MIDWAY BETWEEN
WASHINGTON STREET AND ADAMS STREET WITHIN THE
ONE -ELEVEN LA QUINTA SHOPPING CENTER
GENERAL PLAN
LAND USE
DESIGNATION:
ZONING:
ENVIRONMENTAL
DETERMINATION:
SURROUNDING
ZONING/
LAND USES:
pcss.103
M/RC (MIXED REGIONAL COMMERCIAL)
C-P-S (SCENIC HIGHWAY COMMERCIAL)
THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
COMPLETED AN INITIAL STUDY (EA 95-301) ON THE
PROPOSED PROJECT AND DETERMINED THAT IT WILL
NOT HAVE A SIGNIFICANT ENVIRONMENTAL IMPACT.
THEREFORE, A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT IS HEREBY RECOMMENDED
FOR ADOPTION
NORTH: W-1/WHITEWATER STORM CHANNEL
SOUTH: C-P-S/PARKING LOT (PART OF SHOPPING CENTER)
EAST: C-P-S/PARKING LOT (PART OF SHOPPING CENTER)
WEST: C-P-S/VACANT PAD AREA (PART OF SHOPPING CENTER)
This request was previously reviewed by the Planning Commission at a Public Hearing
on June 13, 1995 (see Attachment 1). During that hearing, no audience participation
occurred. The Planning Commission noted a number of concerns which they felt
needed to be addressed prior to any action on the application.
In summation, the major concerns were as follows:
1. Adequacy and location of parking spaces.
2. Proposed neon lighting on front of building.
3, Architectural treatment of tower structures on south side of building as it
relates to the rear portion of the towers.
4. The general height and mass of the building.
5. Architectural treatment of down spouts on exterior of building.
Additionally, other items of discussion raised by the applicant included the following:
1. Treatment of the mechanical screen on the roof.
2. Landscaping on the south side of the building at the rear.
As a result of the last Planning Commission review, the applicant has submitted the
following:
1. A revised site and landscaping plan.
2. Revised exterior elevation plans.
3. Two section views through the building.
4. A copy of the Covenants, Restrictions and Easements (CR & E) for the
shopping center (see Attachment 2).
pcss.103
5. A Urban Land Institute shared parking study analysis for the shopping center
assuming a 2,800-seat theater (see Attachment 3).
6. A section view showing proposed use of neon lighting (see Attachment 4).
7. A revised rendering of the front of the proposed theater. The applicant has
indicated that a colored version of this rendering will be available at the
hearing.
The applicant has shown additional shrubs and trees, along with a bench, on the site
plan.
The applicant has modified the metal mechanical screen, on the roof, to be a stucco
screen with the cornice treatment along the top to appear similar to the building
walls. The marquee tower at the front of the building has been redrawn to accurately
reflect the 24 feet 7-3/4 inch height. The taller tower structure upon which the "La
Quinta Eight" sign will be mounted has been increased in thickness from three feet
to four feet.
The previously exposed drainage downspouts at the front portion of the building have
been relocated within the concrete columns area. At the rear of the building stucco
pilasters of approximately one -and -a -half inch depth have been provided for each of
the four shown downspouts. In the case of these downspouts, they have not been
entirely covered by the pilaster but are proposed to be exposed but approximately
flush with the pilaster. The appearance of these downspouts will now be that they
are a part of the pilaster design.
The two section views submitted by the applicant show sections cut in a north/south
direction through the theaters. Applicant has submitted these in order to show how
the interior spaces work and why the heights, as proposed, are needed.
Applicant has submitted the original Covenants, Restrictions, and Easements
document which was recorded when the project was originally subdivided in 1991.
(See Attachment 2). The document indicates that there are perpetual, non-exclusive
easements for vehicular and pedestrian ingress and egress and parking between all
parcels within the project.
Applicant has submitted an Urban land Institute shared parking study which was
pcss.103
previously prepared and based on a cinema containing 2,800 seats which is
approximately 1,080 for approximately 39% more than that presently proposed.
As requested at the last meeting, the applicant has submitted a section detail which
shows how the proposed neon lighting along the front parapet, on either side of the
highest tower, will be provided. The detail shows that the neon light strip will be
installed in a four -inch tall space between the stuccoed cornice treatment at the top
and double -diamond stucco treatment below the cornice treatment. The neon strip
is directly exposed.
In order to provide a perspective of the proposed theater building, the applicant has
prepared a new rendering of the facility based on the revised elevations.
The applicant has submitted the additional information as requested by the Planning
Commission at the previous hearing. Architecturally, the applicant has addressed
those concerns as previously noted. As to the inquiry regarding the size of this
building in comparison to Albertsons or Wal-mart, both of those buildings at its
maximum height is approximately 30-feet. This building, except for the tower
structure, would be approximately 36-feet at the mechanical screen and 35 feet 4
inches at the parapet in the center of the south elevation.
With regards to the parking, staff has reviewed the submitted ULI shared parking
study and would note that based on that study, the maximum peak parking demand
would be on a December Saturday. At that time 2,992 parking spaces would be
required between 2:00 p.m and 3:00 p.m.. This is based on complete build -out of
the shopping center.
As previousUy noted, the neon strip is proposed to be a directly exposed strip of light.
As in the case of Jefferson Square at the corner of Jefferson Street and Highway
111, staff has prepared a condition which would require that the neon light be
provided in a matter which indirectly lights the building with the tubing not visible
from Highway 111. This will require an amendment to the detail as shown by the
applicant. The applicant has not completely hidden the downspouts at the rear of the
building. However, he has provided a pilaster around the downspout in a matter that
provides architectural interest to the back of the building while minimizing visibility
of the downspouts.
The previous staff report which provides detailed information regarding the proposal
pcss.103
is attached for your review and use (see Attachment 1). As in the case of the
previous recommendations staff feels that the plans, as submitted, are acceptable
provided the recommended conditions are complied with.
Findings for approval of this plot plan can be made and are as follows:
1. The proposed use, as revised and recommended, complied with all of the
general plan and applicable State laws and ordinances of the City.
2. The proposed use has been designed for the protection of the public health,
safety and welfare.
3. The proposed project has been designed to be compatible with existing
shopping center.
4. The conditions of approval insure that the project will be acceptable.
Based on the findings above, staff recommends:
1. That the Planning Commission adopt Resolution 95-_approving a Mitigated
Negative Declaration of Environmental Impact;
2. That the Planning Commission adopt of Minute Motion 95-_, approving Plot
Plan 95-554, subject to the attached conditions.
Attachments:
1. Staff report for June 13, 1995
2. Copy of excerpt of Covenants, Restrictions, and Easements for project
3. Urban Land Institute Shared Parking Study
4. Neon Light Detail
5. Revised Site Plan/Landscaping Plan, Exterior Elevations, Section Views, and
Rendering
pcss.103
Planning Commission Resolution 95-
PLANNING COMMISSION RESOLUTION 95-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA GUINTA, CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL
ASSESSMENT 95-301 PREPARED FOR PLOT PLAN 95.554
ENVIRONMENTAL ASSESSMENT 95.301
CAAL THEATERS CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of
June, 1995, hold a duly noticed Public Hearings to consider the proposed Plot Plan 95-554 for the Metropolitan
Theater project; and,
WHEREAS, The Planning Commission of the City of La Quinta, California, did approve the
certification of the Environmental Assessment to the City Council; and,
WHEREAS, said Plot Plan has complied with the requirements of "The Rules to Implement the
California Environmental Quality Act of 1970" (as amended) (Resolution 83.58 adopted by the La Guinta City
Council) in that the Community Development Department has prepared Initial Study EA 95.301; and,
WHEREAS, the Community Development Director has determined that said use permit will not
have a significant adverse effect on the environment and that a Negative Declaration of environmental impact
should be filed; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested
persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to
justify certification of said Environmental Assessment:
The proposed plot plan will not be detrimental to the health, safety, or general welfare of the community,
either indirectly or indirectly.
2. The proposed plot plan will not have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to
eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of the major periods of California history or prehistory.
3. The proposed plot plan does not have the potential to achieve short-term environmental goals, to the
disadvantage of long-term environmental goals.
RESOPC.164
Planning Commission Resolution 95-
4. The proposed plot plan will not result in impacts which are individually limited or cumulatively
considerable.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta,
California, as follows:
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 95-301 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 13th day of June, 1995, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DONALD ADOLPH, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.164
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 95-554 - CAAL THEATRES, INC.
JUNE 27, 1995
COMMUNITY DEVELOPMENT DEPARTMENT:
1. Development of this site shall be in substantial conformance with the revised exhibits contained in the file
for Plot Plan 95.554, unless amended by the following conditions.
The approved plot plan shall be used within one year of the City approval date of June 27, 1995; 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 the one year period and
thereafter diligently pursued to completion. Time extensions up to a total of two years may be requested
pursuant to Municipal Code Sectioin 9.172.060.
The building wall scones (lights) shall have the same treatment as the fixtures used in the shopping center.
4. An exterior lighting plan for the parking lot area and buildings shall be approved by the Community
Development Department prior to issuance of a building permit. All exterior building lighting shall match that
used in the shopping center (Albertsons) and be subject to approval by the Community Development
Department.
5. The project shall pay the required Art in Public Places fee prior to issuance of a building permit.
6. Within 48th hours of final City Council approval, the applicant shall pay the required State Fish and Game
Mitigation fee of $1328 to the City. The City shall forward said fee to the County of Riverside (check made
out to the Riverside County Clerk).
7. The developer shall retain a qualified archaeologist immediately upon any discovery of archaeological remains
or artifacts during construction of grading of the site. The developer shall apply appropriate mitigation
measures should archaeological remains or artifacts be uncovered.
8. Prior to issuance of building permit, the applicant/developer shall meet with the Community Development
Department recycling coordinator to determine what trash materials can be recycled. Upon that
determination, enclosures sufficient for recycling bins shall be provided. Recyclingitrash enclosures shall
comply with the requirements of the City and Waste Management of the Desert (i.e., solid metal doors
mounted on poles and embedded in concrete with an eight inch curb provided within the enclosure, with a
concrete pad in front of the trash enclosure).
Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the
community Development Director demonstrating compliance with those Conditions of Approval which must
be satisfied prior to issuance of a building permit. Prior to issuance of final occupancy, the applicant shall
prepare and submit a second written report demonstrating compliance with the remaining Conditions of
Approval and mitigation measures. The Community Development Department Director may require inspection
or other additional monitoring to insure such compliance.
CONAPRVL.156
Conditions of Approval
Plot Plan 95-554 . Caal Theaters
June 27,1995
10. The applicant shall comply with the mitigation measures and Mitigation Monitoring Plan on file in the
Community Development Department.
11. Any required modification to the street/parking lot stripping shall be reviewed and approved by the
Engineering and Community Development Departments.
12. Prior to issuance of any grading or building permit for construction of any building or use contemplated by
this approval, the applicant shall obtain permits and/or clearances from the following agencies:
Fire Marshal
Public Works Department
Community Development Department
Riverside County Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
Community Regional Qualiity Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from the above jurisdictions.
If the requirements include approval of improvement plans, the applicant shall furnish proof of said approvals
prior to obtaining City approvals and signature on the plans.
The evidence of permits or clearances from the above jurisdictions shall be presented to the Building and
Safety Department at the time of request for a building permit.
13. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee
Program in effect at the time of issuance of a building permit.
14. As shown in the submitted three dimensional perspective drawing, on the east side of the building, between
the stucco accent band and top of parapet, there shall be provided eight diamond shaped the accent
treatments. The tole treatment shall be located directly above the false pilasters.
15. A detailed sign program be submitted for this project prior to installation of any signage for the project. The
sign program shall be reviewed and approved by the Planning Commission.
16. Bike racks shall be provided.
17. Plans for downspout treatment shall be reviewed and approved by the Community Development Department
prior to issuance of a building permit.
18. There shall be no neon lights used on the outside of the building which allow direct view of the neon tubing
from Highway 111. Indirect lighting of the building wall shall be allowed. Plans for tubing to be approved
by the Community Development Department prior to issuance of building permit.
CONAPRVL.156 2
Conditions of Approval
Plot Plan 95.554 - Caal Theaters
June 27,1995
19. There shall be outrigger posts to match others used in the shopping center provided on the large tower
structure on the south side of the building. Said use shall be approved by the Community Development
Director prior to issuance of a building permit.
20. On the east and west sides of the building there shall be tiled accents provided in the same color of the wall
scones (lights). The tile treatment shall be reviewed and approved by the Community Development
Department prior to issuance of any building permits.
LANDSCAPING
21. Prior to preparation of final landscaping and irrigation plans for the project, preliminary landscaping and
irrigation plans shall be submitted to the Community Development Department for approval. Landscaping
features to be included shall be as follows:
A. Shade trees (minimum 36-inch box) shall be provided on the south side of the building with locations
approved by the Community Development Department.
B. Ten foot to 16-foot high Washingtonia Robusta Palm Trees shall be provided along the east side of
the building within the two planter areas to soften the building.
Outside theaters #3 and #4 on the north side of the complex a planter sufficient in width for eight
to 12-foot Washingtonia Robustas with Palm Springs Gold gravel groundcover shall be provided.
D. Additional benchesiseating shall be provided on the south side of the building. Said seating and its
location shall be approved by the Community Development Department prior to building permit
issuance.
E. Landscaping plans shall provide for the public art proposed for the southeast corner of the building
pad area.
22. The provisions of City Water Conservation Ordinance (Ordinance 220) shall be met during plan check.
ENGINEERING DEPARTMENT
23. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with
the Riverside County Recorder for recordation against the properties to which they apply.
CONAPRVL.156 3
Conditions of Approval
Plot Plan 95-554 - Caal Theaters
June 27,1995
IMPROVEMENT PLANS
24. Site improvement plans submitted to the City for plan checking shall be submitted on 24-inch by 36-inch
media and shall include grading, hardscape (curbing, paving, and walkways), striping and traffic signage
including parking stalls, drainage, and landscaping including walls, fencing, irrigation, and lighting. All plans
shall have signature blocks for the City Engineer and are not approved for construction until they are signed.
GRADING
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. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be
planted with interim landscaping or provided with other wind and water erosion control measures approved
by the Community Development and Public Works Departments.
27. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City
Engineer prior to issuance of a grading permit.
The grading plan shall conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist.
DRAINAGE
28. Nuisance water, irrigation runoff, and wash water (including parking lot washdown) shall be retained on site
or routed to the sanitary sewer system unless otherwise approved by the City Engineer.
29. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to
construction of the surface improvements. The applicant shall provide certified reports of utility trench
compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
30. Improvement plans for all on- and off -site streets and parking areas shall be prepared by a registered civil
engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code,
adopted Standard Drawings, and as approved by the City Engineer.
Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider
soil strength and anticipated traffic loading, including site and building construction traffic. The minimum
pavement sections shall be as follows:
CONAPRVl.156 4
Conditions of Approval
Plot Plan 95.554 - Caal Theaters
June 27, 1995
CONAPRVL.156
Conditions of Approval
Plot Plan 95.554 - Caal Theaters
June 27, 1995
Parking areas
3.0" 14.5"
Collector
4.0"15.00"
Secondary Arterial
4.0" 16.00"
Primary Arterial
4.5" I6.00"
Major Arterial
5.5"16.50"
If the applicant proposes to construct a partial pavement section which will be subjected to traffic, the
partial section shall be designed with the 20-year design strength.
31. Street plans shall show existing access drives and other improvements impacting the site, improvements
proposed with this development, and improvements currently proposed for future construction on adjacent
sites which must be integrated with improvements to this site.
32. The City Engineer may require improvements extending beyond site boundaries such as, but not limited to,
pavement elevation transitions, street width transitions, traffic striping and other channelization devices, or
other incidental work which will insure that newly constructed improvements are safely integrated with
existing improvements and conform with the City's standards and practices.
MAINTENANCE
33. The applicant or applicant's successors in ownership of the property shall ensure perpetual maintenance of
private street and drainage facilities, landscaping, and other improvements required by these conditions.
FEES AND DEPOSITS
34. The applicant shall pay all deposits and fees required by the City for plan checking and construction
inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the
plan checks and permits.
FIRE MARSHAL
35. Provide or show there exists a water system capable of delivering 3000 gpm for a two hour duration at 20
psi residual operating pressure which must be available before any combustible material is placed on the job
site.
36. The required fire flow shall be available from a Super hydrantls116" X 4" X 2'/2" X 2'/2" 1, located not less than
25-feet nor more than 165-feet from any portion of the building(s) as measured along approved vehicular
travelways.
CONAPRVL.156 6
Conditions of Approval
Plot Plan 95.554 - Caal Theaters
June 27,1995
37. Prior to issuance of building permits, applicant/developer shall furnish one blueline copy of the water system
plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and
spacing, and the system shall meet fire flow requirements. Plans shall be signediapproved by a registered
civil engineer and local water company with the following certification: "I certify that the design of the water
system is in accordance with the requirements prescribed by the Riverside County Fire Department."
38. Install a complete fire sprinkler system per NFPA 13, Light Hazard. The post indicator valve and Fire
Department connection shall be located to the front within 50•feet of a hydrant, and a minimum of 25•feet
from the buildings. System plans must be submitted to the Fire Department for review, along with a plan
checklinspection fee.
39. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform
Building Code/Riverside County Fire Department and National Fire Protection Association Standard 72.
40. Install panic hardware and exit signs as per Chapter 33 of the Uniform Building Code.
41. Comply with Title 19 of the California Administrative Code.
42. Install portable fire extinguishers per NFPA Pamphlet 10, but not less than 2A10BC in rating.
43. Install Knox Lock Box, 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 locationiposition.
Special forms are available from this office for the ordering of the Lock Boxes.
44. Conditions subject to change with adoption of the new codes, ordinances, laws, or when building permits are
not obtained within twelve months.
45. 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.
CONAPRVL.156 7
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 13, 1995
CASE: PLOT PLAN 95-554
APPLICANT: CAAL THEATRES CORPORATION
ARCHITECT: THORPE ASSOCIATES
REQUEST: APPROVAL OF AN EIGHT-PLEX MOVIE THEATER WITH APPROXIMATELY 30,000 SQUARE FEET
OF FLOOR SPACE
LOCATION: NORTH SIDE OF HIGHWAY 111, MIDWAY BETWEEN WASHINGTON STREET AND ADAMS STREET
WITHIN THE ONE ELEVEN LA QUINTA SHOPPING CENTER
GENERAL PLAN
LAND USE
DESIGNATION: MIRC (MIXED REGIONAL COMMERCIAL)
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED AN INITIAL STUDY (EA 95-
301) ON THE PROPOSED PROJECT AND DETERMINED THAT IT WILL NOT HAVE A SIGNIFICANT
ENVIRONMENTAL IMPACT. THEREFORE, A NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT IS HEREBY RECOMMENDED FOR ADOPTION
SURROUNDING
ZONING/
LAND USES: NORTH: W-11WHITEWATER STORM CHANNEL
SOUTH: C-P-SIPARKING LOT (PART OF SHOPPING CENTER)
EAST: C-P-SIPARKING LOT (PART OF SHOPPING CENTER)
WEST: C-P-SIVACANT PAD AREA (PART OF SHOPPING CENTER)
BACKGROUND
General
The subject property is an irregularily shaped parcel which is a part of the One Eleven La Quinta Shopping Center.
The site is northeast of the intersection of Highway 111 and Simon Drive. A driveway from Highway 111 to the back
of the shopping center runs along the easterly side of the site. Parking lot improvements have been installed on the
north, east, and south side of the site with the property to the west designated for additional buildings. The building
site is a vacant pad with curbs on the north, south, and east.
PCST.219
PROJECT PROPOSAL
General
The proposed development consists of an eight screen theater complex in one structure. Each theater will be a
separate auditorium with each connected by a main corridor. A centralized concession bar and restroom facility is
located near the front entrance on the south side of the building. The theater complex was approved as an alternative
use in the center when Specific Plan 89.014 was approved in 1990. Parking for the theaters currently exists in the
shopping center parking lot through reciprocal parking agreements.
Architectural Design
The project has been designed to be architecturally compatible with the Albertons portion of the shopping center. The
project is Spanish in nature with exterior materials consisting of stucco, clay tile roofing, and Mexican Adequin tile
column bases. The structure has been designed with a tower feature in the center of the building facing south upon
which the name "La Quinta 8" is proposed. A smaller, shorter tower structure is proposed in front of this tower and
will be a part of the covered walkway system. A marquee sign is proposed on this tower. Along the entire front of
the structure will be a covered walkway similar to that used in the other portions of the shopping center. This
walkway does not extend along the east elevation. Along this side plant -on type columns are proposed which appear
on the elevations to also be a covered walkway. Exposed metal downspouts are shown utilized on the building along
the east west and north elevations. The plans also indicate a metal mechanical roof screen on the building.
The height of the main part of the structure is approximately 32-feet. With the proposed mechanical screen the height
of a portion of the structure increases to approximately 36-feet. The highest point of the structure is the main tower
structure which is at 44'6". The structure is primarily one story with a second floor for movie projection and storage
only.
Exterior colors of the structure are the same as those utilized in the shopping center. The applicant has indicated that
on the front side of the building on the taller parapet in the center, that they are proposing to utilize exposed teal
colored neon at the bottom of the cornice for accent. However, the plans do not provide any details on how or where
exactly the neon lighting is to be provided. Based on the submitted plans, the neon lighting would extend for
approximately 28-feet on either side of the center sign tower.
Landscape Design
The applicant has submitted a conceptual landscape plan which is a portion of the site plan. Landscaping areas are
shown at the front of the building and along the east side of the building. Little detail is shown with regards to
proposed landscaping.
At the southeast corner of the pad site, adjacent to the vehicle aisles, a proposed public art location is shown.
Presently the owners of the shopping center are working with the Art in Public Places Committee to provide an art
piece in this location.
Sionaae
The submitted plans indicate the location of the proposed signage. As previously mentioned, "La Quinta 8" will be
placed on the large tower structure facing south. On the lower tower structure a marquee sign showing the names
PCST.219
of the movies playing is proposed. On each side of the ticket booth under the covered walkway facing south, the
applicant's plans indicate five poster cases for movies presently playing or coming. As a part of the original submittal
package, the applicant also submitted a free standing sign design for Highway 111. The sign which does not
architecturally conform to other freestanding signs in the center was submitted without a site plan to show the
specific location.
CirculationlParkina
As previously noted, the parking lot has been installed on the south side of the building site. To the north and east
are drive aisles. The drive aisle to the north connects the east and west ends of the project while the drive to the
east, provides access between the northern drive aisle and Highway 111 at Simon Drive. A drop off area for the
theaters is shown in front of the project on the westbound side of the aisle.
The proposed theaters would contain 1,721 seats into eight theaters. By code, this would require 573 parking
spaces. Within the parcel owned by the applicant, approximately 144 spaces are provided. Due to cross easements
and agreements parking throughout the entire project which will contain upon completion approximately 3,010 parking
spaces, adequate parking is provided.
Comments and Responses
No major comments or responses were received regarding this project. The Sheriff's Department did note that with
the additional people and vehicles there is a potential for additional vehicle thefts and break-ins. The Sheriff's
Department has suggested that video monitoring of the ticket area and parking lot by the applicant be utilized for
safety purposes. The applicant has indicated that the ticket and hallway areas are monitored by video cameras.
ANALYSIS
The project as designed with minor changes, complies with relevant standards and requirements for the shopping
center and City codes. Architecturally, the building is relatively compatible with the shopping center. There are
several items which will need further study and review or modification.
As noted, the applicant's plans indicate a mechanical roof screen on the roof. As shown, the roof screen is not
stuccoed the same as the building walls. Staff feels that if the mechanical screen has a stucco exterior surface with
the same cornice treatment provided that is used on the rest of the building, architectural compatibility will be
maintained. Staff feels that additional accent treatment on the main tower with the sign is necessary as well as
accent treatment on the east elevation. Conditions addressing these items have been recommended.
With regards to the landscaping, conceptually with revision, the landscaping plan is acceptable. Additional detail and
planting material is necessary. Staff feel that additional landscaping can be provided at the rear of the complex
adjacent to theaters three and four. A landscape planter could be provided behind those theaters while retaining the
required two-way driveway width. Additionally, shade trees in the front area along with some seating should be
provided since there will be people congregating in the area at various times, such as when waiting for a ride.
Conditions have been recommended regarding this matter.
While some information regarding signage has been submitted, details adequate for approval at this time have not.
Therefore, a condition is recommended to require detailed sign plans including any need for sign program amendment
be submitted for Planning Commission review.
PCST.219
As indicated, the applicant is proposing to utilize some neon lighting. In previous requests for lighting of this type, the
Commission did approve its use in the Jefferson Square project with the provision that the tubing itself was not
visible. Based on the elevations presently submitted, it appears the tubing would be visible. Therefore, staff
recommend that it not be permitted.
FINDINGS:
Findings for approval of this plot plan can be made and are as follows:
1. The proposed use as recommended, complies with all requirements of the General Plan and applicable State
laws and ordinances of the City.
2. The proposed use has been designed for the protection of the public health, safety, and welfare.
3. The proposed project has been designed to be compatible with the existing shopping center.
4. The Conditions of Approval ensure that the project will be acceptable.
RECOMMENDATION
Based on the findings above, staff recommends:
1. Adoption of Planning Commission Resolution 95 , approving a Mitigated Negative Declaration of
environmental impact;
2. Adoption of Minute Motion 95-_, approving Plot Plan 95.554, subject to the attached conditions.
Attachments:
1. Location map
2. Initial Study, Negative Declaration, and Mitigated Monitoring Plan
3. Comments from City Departments and other agencies
4. Plans and exhibits
PCST.219
ATTACHMENT 1
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CASE MAP
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CASE No. PLOT PLAN 95-554
SCALE:
CAAL THEATRES CORP. I NTS
ATTACHMENT
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 95-301
Case No.: Plot Plan 95-554 Date: MAY 8, 1995
Name of Proponent: CAAL THEATERS CORPORATION
Address: 8727 West Third Street, Los Angeles, CA
Phone: 310-858-2875
Agency Requiring Checklist: CITY OF LA QUINTA
Project Name (if applicable): METROPOLITAN THEATRES
ADA.MS & 48TH AVENUE
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning Transportation/Circulation X Public Services
Population and Housing Biological Resources Utilities
Earth Resources Energy and Mineral Resources X Aesthetics
Water Risk of Upset and Human Health Cultural Resources
Air Quality Noise F-1 Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared. X
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least,
1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards; and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
Signature �„ r ✓ , ,-' t-��°r Date
Printed Name and Title: LESLIE J. MOURIQUAND, Associate Planner
For: THE CITY OF LA QUINTA
3.1. LAND USE AND PLANNING. Would the project:
a) Conflict with general plan designation or zoning?
(source #(s):
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project?
c) Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
3.2. POPULATION AND HOUSING. Would the project:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
R.
X
X
X
a) Cumulatively exceed official regional or local
population projections? X
b) Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)? X
c) Displace existing housing, especially affordable
housing? X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
X
b')
Seismic ground shaking?
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
h)
Expansive soils?
X
i)
Unique geologic or physical features?
X
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
X
b)
Exposure of people or property to water related
hazards such as flooding?
X
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
X
d)
Changes in the amount of surface water in any water
body?
X
e)
Changes in currents, or the course or direction of
water movements?
X
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
X
h)
Impacts to groundwater quality?
X
3.5. AIR QUALITY. Would the project:
a) Violate any air quality standard to contribute to an
existing or projected air quality violations? X
b) Expose sensitive receptors to pollutants? X
c) Alter air movement, moisture, or temperature, or
cause any change in climate? X
d1 Create objectional odors? X
Potentially
Potentially Significant Less Than
Significant Unless Significant
No
Impact Mitigated Impact
Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result
in:
a)
Increased vehicle trips or traffic congestion? X
b)
Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
X
c)
Inadequate emergency access or access to nearby
uses?
X
d)
Insufficient parking capacity on site or off site?
X
e)
Hazards or barriers for pedestrians or bicyclists?
X
f)
Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
X
g)
Rail, waterborne or air trz.ffic impacts?
X
3.7. BIOLOGICAL RESOURCES. 'Would the project result in
impacts to:
a)
Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds?
X
b)
Locally designated species (e.g. heritage trees)?
X
c)
Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)?
x
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)?
e) Wildlife dispersal or migration corridors?
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
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:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
1/
X
X
X
X
X
X
a) increases in existing noise levels? X
b) Exposure of people to severe noise levels? X
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a') Fire protection? X
Potentially
Potentially
Significant
Less Than
Significant
Unless
Significant No
Impact
Mitigated
Impact Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
X
b) Have a demonstrable negative aesthetic effect?
X
c) Create light or glare?
X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b;) Disturb archaeological resources? X
c;l Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious of sacred uses within the
potential impact area? X
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities? X
b) Affect existing recreational opportunities? X
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory? X
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects). X
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly? X
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measures. 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.
Addendum To
INITIAL STUDY
ENVIRONMENTAL ASSESSMENT 95-301
Prepared for:
Plot Plan 95-554 Metropolitan Theaters
Caal Theaters Corporation
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, Ca 92253
May 11, 1995
2
TABLE OF CONTENTS
Section
1
2
3
4
INTRODUCTION
Page
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
PROJECT DESCRIPTION
4
2.1 Project Location/Environmental Setting ........................................ 4
2.2 Physical Characteristics of Proposed Project..................................4
2.3 Operational Characteristic of Proposed Project ............................. 5
2.4 Project Objectives......................................................................... 5
2.5 Discretionary Actions.................................................................... 5
2.6 Related Projects............................................................................ 5
ENVIRONMENTAL ANALYSIS
6
3.1
Land Use and Planning..................................................................
6
3.2
Population and Housing................................................................
8
3.3
Earth Resources............................................................................
10
3.4
Water............................................................................................
12
3.5
Air Quality....................................................................................
15
3.6
Transportation/Circulation.............................................................18
3.7
Biological Resources.....................................................................
20
3.8
Energy and Mineral Resources......................................................
22
3.9
Risk of Upset/Human Health.........................................................
23
3.10
Noise............................................................................................
24
3.11
Public Services..............................................................................
25
3.12
Utilities.........................................................................................
28
3.13
Aesthetics.....................................................................................
30
3.14
Cultural Resources........................................................................
31
3.15
Recreation.....................................................................................32
MANDATORY FINDINGS OF SIGNIFICANCE 33
5 EARLIER ANALYSES 34
SECTION 1: INTRODUCTION
1.1 OVERVIEW OF THE PROPOSED PROJECT
The purpose of this Initial Study is to identify the potential environmental impacts of the
proposed Metropolitan Theaters project. The proposed project site is 130,680 square feet
(3 acres) in size, located in the I I I -La Quinta Shopping Center, on the north side of State
Highway 111, between Washington Street and Jefferson Street. The project site consists
of a vacant developed pad site
The development proposed for this project consists of an 8-screen theater complex in one
structure. Each theater will be a separate auditorium with each connected by a main
corridor. A centralized concession bar and restrooms are located near the front entrance.
Parking for the theater currently exists in the shopping center parking lot through a
reciprocal parking agreement.
The City of La Quinta 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 significant effect upon the environment. The City of La Quinta, as the Lead
Agency, has the authority to oversee the environmental review and to approve the
proposed development.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the theaters, the City of La Quinta Community
Development Department has prepared this Initial Study. The study provides a basis for
determining the nature and scope of the subsequent environmental review for the
Proposed theaters. The purposes of the Initial Study, as stated in Section 15063 of the
CEQA Guidelines, include the ,'ollowing:
To provide the City of La Quinta with information to use as the basis for deciding
whether to prepare an environmental impact report (EIR) or negative declaration
for the theaters;
To enable the applicant or the City to modify the project, mitigating adverse acts
before an EIR is prepared, thereby enabling the project to qualify for a mitigated
negative declaration;
To assist the preparation of an EIR, if one is required, by focusing the analysis on
those issues that will be adverse impacted by the proposed project;
To facilitate environmental review early in the design of the project;
Ll
To provide documentation for the findings in a negative declaration that the
project will not have a significant effect on the environment;
To eliminate unnecessary EIR's; and
To determine whether a previously prepared EIR could be used with the project.
1.3 ]BACKGROUND OF ENVIRONMENTAL REVIEW
On March 31, 1995, an application for approval of an eight -screen walk-in theater was
submitted to the City of La Quinta, by Caal Theaters Corporation. The proposed theaters
will be located on Pad site G-3 wad a small portion of Pad F-3 of the shopping center
(Exhibit 1). Following this submittal, the City Environmental Officer prepared an Initial
Study, of which this addendum document is a part. Prior to the submittal of this
application, the City reviewed a concept plan for a similar theater project on
approximately the same pad site. The plan was approved and a negative declaration of
environmental impact was certified by the Planning Commission.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
The Initial Study for the proposed theaters indicates that there little potential for adverse
environmental impacts on the checklist 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 certification by the Planning
Commission. An EIR is not necessary for this project.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION/ENVIRONMENTAL SETTING
The City of La Quinta is 31.18 square miles in size, and located in the southwestern
portion of the Coachella Valley. The City is bounded by the City of Indian Wells on the
east, 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 CHARACTERISTIC S OF PROPOSED PROJECT
The proposed theater project will be located on the northern/middle section of the
shopping center, which is in the northern part of the City. The proposed project will
consist of one 29,942 square foot theater development with eight auditoriums inside. The
building height will be 32 feet, with an arched tower structure that reaches 44 feet. The
entire exterior finish will be stucco featuring three colors. The roof will have concrete
barrel tile to match that found in the existing shopping center.
2.3 OPERATIONAL CHARACTERISTICS OF PROPOSED PROJECT
The hours of operation for the theaters will be daily from approximately noon to midnight.
A ticket sales booth will be located at the front entrance on the south side of the building,
facing the parking lot. Above the entrance will be the marquee sign.
Access to the theaters will be from the existing entrances to the shopping center located
on Adams Street, Washington Street, and State Highway 111. No additional access will be
necessary for the project. Service entries to the building will be located on the west and
east sides of the building.
2.4 OBJECTIVES OF PROPOSED PROJECT
The objectives the applicant intends to accomplish with the operation of the theater is
create a profit -making business that will provide a new entertainment service to La Quinta
and the surrounding area.
Through the discretionary and environmental review process, the City strives to reach 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 of the City of La Quinta) that calls for exercise of
judgment in deciding whether to approve a project. The proposed theaters will require the
following discretionary approvals from the La Quinta Planning Commission:
Approval of Plot Plan 95-554 - for architectural and planning approval
Certification of ]EA 95-301
2.6 RELATED PROJECTS
There are no related projects associated with this project, except the existing shopping
center project.
0
SECTION 3: ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with the construction
and subsequent operation of the proposed Metropolitan theaters. The fifteen CEQA issue
areas on the checklist were considered. Under each issue, the environmental setting is
discussed, including description of conditions as they presently exist with the City and the
area affected by the proposed theater project. The initial study checklist questions are
responded to with one of four possible responses:
* No Impact. The proposed theater project will not have any measurable
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.
* Potentially 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 Significant 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 Environmental Setting
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 an eastern portion of Riverside County. The Coachella Valley 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 mountain ranges which, throughout time, 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 life and has topographical relief ranging
from -237 feet below sea level to about 2,000 feet above sea level. The valley is
surrounded by the San Jacinto, San Bernardino, Santa Rosa, and Orocopia mountains, and
is bisected by the San Andreas fault. There is an average of 4 inches of rainfall annually,
and summer temperatures reach into the low 100's (F); however, the valley has not always
been hot and dry. Approximately 500,000 years ago the entire area was under water as the
Gulf of California over -extended. this contemporary desert area. The projects' regional
location is shown in Exhibit 1.
Local Environmental Setting
The proposed theater project site is located in the City of La Quinta, which is eastern
Riverside County, California. 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
and County lands to the south. More particularly, the project site is located in the northern
portion of the City on a commercial shopping center pad with 29,942 gross square feet of
building area. The pad site is part of a previously approved development project. To the
south, across Highway 11, is an existing auto dealership (Simon Motors). There is vacant
land to the east of the shopping center, across Washington Street, and on the south side of
Highway 111. The closest residential development 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?
No Impact. The site is zoned C-P-S (Scenic Highway Commercial) in the La Quinta
Zoning Ordinance and designated as Mixed/Regional Commercial (M/RC) in the La
Quinta General Plan. The entire area adjacent on the north side of Highway 111, between
Washington Street and Jefferson Street, is designated as Mixed/Regional Commercial,
with the C-P-S zoning.
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No lmpact. 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 the permitted development.
As a result, the proposed theater is not inconsistent with the adopted Redevelopment Plan.
The development envisioned for this project will not exceed development standards
contained in the City of La Wata General Plan and Zoning Ordinance.
C. Would the project affect agricultural resources or operations (e.g. impact to
soils or farmlands, or impacts from incompatible land uses)?
F:3
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 producing activities within or adjacent to the proposed project site. Thus, no
impact on agricultural resources or operations will result from the proposed theater
project.
The project site was improved and graded in 1991, by T.D.C. during the course of
development of the commercial center. (Sources: La Quinta General Plan, Zoning
Ordinance; Site Survey).
D. Would the project disrupt or divide the physical arrangement of an
established community (including a low-income or minority community)?
No Impact. The project site does not contain any residential uses and the immediate
areas are partially developed with commercial uses. The nearest residential uses are
located approximately 1,500 feet to the southwest and are separated by Washington
Street, a major arterial roadway. The proposed restaurant will not disrupt or divide this
community. 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 125% as reported by the
U.S. Census, making the City the second fastest growing city in the Coachella Valley. The
number of city residents blossomed from 4,992 to 11,215. La Quinta's share of the entire
valley population increased from 3.7% in 1980 to 5.1 % in 1990. These figures are based
upon information provided by the U.S. Census Bureau, the State Department of Finance,
and the Coachella Valley Association of Governments (CVAG).
The City's population as of January 1994 is estimated by the State Department of Finance
to be 16,634 persons. This is an increase of 208% in the last ten years. In addition to
permanent residents, the City has approximately 8,000 seasonal residents who spend three
to six month in the City. It is estimated that 30% of all housing units in La Quinta 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 family units, 481 multi -family units,
and 247 mobile homes, for a total of 8,483 units.
Ethnicity information from the 1980 Census data, for the area that is now the City of La
Quinta, revealed that 80.8% of the City's residents are 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.
0
The most current information available on employment of La Quinta residents is from the
1990 Census. At that time, almost 57% of the City's work force was employed 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,
14.0% were in clerical positions, and 13.0% were in sales. For blue collar workers, 15.6%
were in crafts, 4.1 % were machine operators, assemblers, and inspectors, 14.2% were in
service jobs, 3.8% were laborers, and 5.6% did farm work. Major employers in the City
include the La Quinta Hotel & 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(SCAG) has
projected employment housing, and population for cities that make up the SCAG region.
A key objective of SCAG's Growth Management Plan is to achieve jobs/housing balance
within each subregion that makes up the larger SCAG planning area. The ideal
jobs/housing balance ratio, according to SCAG is 1.27 jobs for every housing unit in 1984
and 1.22 in the year 2010. Jobs -rich (housing -poor) regions have ratios greater than the
regional average while housing -rich (jobs -poor) regions have ratios greater than the
regional average while housing -rich (jobs -poor) regions have ratios less than the regional
average.
Local Environmental Setting
The project site is currently a vacant commercial pad, with no housing units. 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 theater is expected to employ as many as 35 employees at full
operation. This will include both part-time and full-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;
Applicant)
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)?
Less Than Significant Impact. As indicated previously, estimates indicate that a
maximum of 35 persons would be employed at the theater. 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?
10
No Impact. No residential units are located on the project site or in the immediate area.
No public funds will be expended for this project that could otherwise be used to build
housing. All financing of this project is coming 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 Environmental Setting
The City of La Quinta has a relatively flat topography except for the hillside area 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 gently, ranging from 0% 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 the outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on
the valley floor are made up of very fine grain unconsolidated silty sands in most areas.
Local Environmental setting
The 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 lies in a seismically active region of
Southern California. Faults in the area include the San Andreas fault located several miles
to the north, and two inferred faults transacting the southern section of the City.
A. Would the project result in or expose people to potential impacts involving
seismicity; fault rupture?
Less Than Significant Impact. There are three inferred faults located within the City of
La Quinta. 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 in La
Quinta. None of the faults in La. Quinta have been placed in an Alquist-Priolo Special
Studies Zone. Thus, no fault rupture hazard is present on site. (Source: Riverside County
Comprehensive General Plan; City of La Quinta General Plan; City of La Quinta Master
Environmental Assessment)
B. Would the project result in or expose people to potential impacts involving
seismicity: ground shaking?
11
Less Than Significant Impact. The proposed theater site will be subject to
groundshaking hazards from regional and local earthquake events. The proposed project
will bring people to the site who will be subject to hazards associated with groundshaking.
The Riverside County Comprehensive General Plan indicates that the project site is within
Groundshaking 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. Would the project result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
No Impact. The theater 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 as identified liquefaction hazard area. The majority of the City has a very
low liquefaction susceptibility due to the fact that ground water levels are generally at
least 100 feet below the surface in these areas.
D. Would the project result in or expose people to potential impacts involving
seimicity: seiche or tsunami or volcanic hazard?
No Impact. The City is located inland from the Pacific Ocean and would not be subjected
to a tsunami. Lake Cahuilla, a man-made reservoir located in the southeast section of the
City (four miles from the project site), might experience some increased wave activity as a
result of an earthquake and groundshaking. however, the lake is not anticipated to affect
the City in the event of a levee failure or seiche. There is no anticipated hazard from the
Coachella Valley Stormwater Channel (Whitewater River Channel).
E. 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 theater. (Source: U.S. G.S. La Quinta 7 1/2 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 fill?
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 the project site consist of
Coachella Fine Sandy Loam (CsA), Coachella Fine Sand (CpA), and Myoma Fine Sand
(MaD). The 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. MaD soil is found on
dunes and alluvial fans. Concha shells and oyster shell fragments are commonly found in
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this soil profile. For all three soils, runoff is medium to slow, and erosion hazard is 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
theater project.
G. Would the project result in or expose people to potential impacts involving
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 Quinta Master Environmental Assessment. Thus, no
subsidence hazards to the theaters are anticipated. 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 future development of the
site. (Sources: La Quinta MEA; 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 theaters is not expected to be subject to expansive soils
conditions. 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)
I. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique
geologic features in the La Quinta area. These unique 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
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous
layers of rock material) and groundwater basins separated by bedrock or layers of soil that
trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater
basin which is the major supply of water for the potable water needs of the City as well as
a significant supply for the City's nonpotable water irrigation needs. Water is pumped
from the underground aquifer via thirteen wells in the City operated and administered by
the Coachella Valley Water District (CVWD).La Quinta is located primarily in the lower
Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the
upper and lower valley sub -basins near Point Happy, located southwest of the intersection
of State Highway 111 and Washington Street, opposite the proposed project site. Water
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supplies are augmented with surface water from the Colorado River transported via the
Coachella Canal.
The water quality 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 supplied via the Coachella
Canal and stored in Lake Cahuilla, lakes in private developments which are comprised of
canal water and/or untreated groundwater, and the Whitewater River and it's tributaries.
The watersheds in La Quinta are subject to intense storms of short duration which result in
substantial runoff The steep gradient of the Santa Rosa Mountains accelerates the runoff
flowing in the intermittent streams that drain the mountain watersheds.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls total dissolved solids
(TDS) can increase significantly from the development activities. The Clean Water Act
requires all communities to conform to standards regulating the quality of water
discharged into streams, including stormwater runoff. The National Pollutant Discharge
Elimination System (NPDES) has been implemented as a two-part permitting process, for
which the City of La Quinta is participating in completing permitting requirements.
Local Environmental Setting
The project 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 runoff?
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Less Than Significant Impact. The proposed theater site plan indicates that almost all
of the project area will be paved, except for landscape 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?
No 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, north of Highway 111, 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.g. temperature, dissolved oxygen or turbidity)?
Less Than 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 volume 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.
E. Would the project results in changes in currents, or the course or direction of
water movement?
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 withdrawl, or through interception of an aquifer
by cuts or be excavations?
No Impact. 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 change the amount of groundwater pumped from local wells.
15
G. Would the project result in altered direction or rate of flow of groundwater.
No Impact. The theater 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
groundwater resources is expected. (Sources: Proposed Site Plan)
H. Would the project result in impacts 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 direct water 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 Setting
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 -attainment 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 MEA.
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 AQMD 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 SEDAB does not meet federal
standards for ozone, carbon monoxide, or particulate matter. In the Coachella Valley, the
standards for PM 10 is frequently exceeded. PM-10 is particulate matter 10 microns or less
in diameter that becomes suspended in the air due to winds, grading activity on
construction sites and agricultural activities, and by vehicles driving on unpaved roads,
among other causes.
Local Environmental Setting
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The City of La Quinta is located in the Coachella Valley, which has an and climate,
characterized by hot summers, mild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainfall, temperatures, and localized winds occur throughout the
valley due to the presence of the surrounding mountains. Air quality conditions are closely
tied to the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD Air 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 contains an 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 and has been in operation since
1985.
A. Would the project violate an 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 theater. There will be some pollutants as a result of vehicular
traffic from patrons of the theater. The building will contain 29,000 square feet of space.
Table 6-2 of the South Coast Air Quality Management District CEQA Air Quality
Handbook indicates that potentially significant air quality threshold for theaters is set at 8
screens. The proposed project has 8 screens.
Air quality calculations were prepared for this project which resulted in the following;
Construction Emissions (90 days):
CO 101.4 lbs./day
Nox 466.1lbs./day
ROG 31.8lbs./day
PM10 33.11bs./day
Mobile Emissions:
CO 425.71bs./day
Nox 11.31bs./day
ROG 54.5lbs./day
PM 10 5.21bs./day
Stationary Emissions*:
17
CO
1.7 lbs/day
Nox
.97lbs/day
ROG
.01lbs/day
Sox
.Ilbs/day
PM 10
.03 lbs/day
* Worst Case calculations. Results are negligible in impacts.
New project will affect regional air quality both directly and indirectly. In order to
determine the extent of a proposed project's environmental impact and the significance of
such impact, the estimated amount of emissions should be compared to thresholds set by
SCAQMD. The following significance thresholds have been established by the District:
75 pounds per day of ROG
100 pounds per day of Nox
550 pounds per day of CO
150 pounds per day of PM 10
150 pounds per day of SOx
The projected emissions from the proposed theater project are neglible in comparison to
the significance thresholds. Thus, there is minimal impact to the environment from air
pollution emissions.
B. Would the project expose sensitive receptors to pollutants?
No Impact. Sensitive Receptor Land Uses include schools, day care centers, parks and re
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 within a half -mile radius of the
project site. Thus, there is no impact regarding this issue. (Source: La Quinta General
Plan; Site survey)
C. Would the project alter air movement, 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 32 feet high. The pad site will be covered by the building and the
pedestrian walkway in front of the building. The proposed structure is not large enough to
18
create changes in air movements, moisture or temperature on a local or regional scale.
(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, as s waste hauling or the production of chemical products. Vehicles
traveling on Highway 111 generate gaseous and particular emissions that have odors and
that may be noticeable on the project site. (Sources: Site Survey; Proposed Site Plan)
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 16,000 permanent residents. The City is 31.18
square miles in size, with substantial room for development. The existing circulation
system serves development in four general areas, primarily single family detached units
north of the Coachella Valley Stormwater Channel; golf course and gated single-family
communities in the vicinity of the La Quinta Resort; a mix of medium density single-family
detached units and office and retail uses in the Cove and Village areas; and a mix of
attached and detached single-family and golf course uses in PGA West, located south of
Avenue 54, at Jefferson Street.
The La Quinta roadway system of State Highway 111, which runs east -west and divides
the city north -south, major, primary, and secondary arterial streets as well as a system of
local and collector streets. Key roadways in the City include Highway 111, Washington
Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -
winter, early -spring months representing the peak tourist season and highest traffic volume
periods. High traffic volumes and out -dated geometrics contribute to the relatively high
incidence of automobile accidents at the intersection of Washington Street and Highway
M.
Existing transit service in La Quinta is limited to three regional fixed -route bus routes
operated by Sunline Transit Agency. One route along Washington Street connects the
Cove and Village area 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 systems are to be developed as the city grows.
Local Environmental Setting
The proposed project is located east of the intersection of State Highway 111 and
Washington Street, and west of Adams Street, in the One -Eleven Shopping Center.
Parcels along Highway 111 consist of developed and undeveloped land. An auto
19
dealership is located 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 and residential
development. Adjacent to the north is the stormwater channel.
In previous studies of potential traffic and circulation impacts, various segments of
Washington Street were forecasted to carry extremely high volumes of traffic on 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 increases 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 Street/Highway I I I intersection is projected to be most severally
and immediately impact 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 volume of 3,105 trips. The A.M. Generated Peak Hour Total
trips is 93, and the P.M. Generated Peak Hour Total is 248 trips. The Coachella Valley
Association of Governments (CVAG) prepared a Regional Arterial Program (RAP) in
response to the Riverside County Congestion Management Plan (CMP) which serves as
the mitigation program for the Washington Street and Highway I I I intersection. The
RAP studied the worst case build -out scenario for the area around the intersection. Other
traffic studies have been prepared for proposed projects within the shopping center. For
these projects, mitigation for traffic impacts was contained in the RAP. The proposed
theater land use is an intense land use, thus there could be potentially significant impacts.
These impacts will be satisfactorily mitigated by the RAP requirements.
A comment letter from Cal Trans, District 8, was received by staff on May 15, 1995. It
was stated in this letter that the proposed project will not significantly effect Highway 111,
however, there is a cumulative impact of continued development in the area. (Source: Cal
Trans letter dated May 11, 1995)
B. Would the project result in hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible uses (e.g. farm
equipment)?
No Impact. The proposed theaters will not include any new roadways or any
modification to existing roadways. The project will be located within a developed
shopping center.
C. Would the project result in inadequate emergency access or access to nearby
uses?
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No Impact. The proposed project will not obstruct emergency access to surrounding land
uses or within the shopping center. (Sources: Site Plan)
D. Would the project result in insufficient parking capacity on -site or off -site?
No Impact. Parking needs for this project were determined by staff with 141 spaces
designated within the shopping center parking lot, on a shared -parking agreement.
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
No 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 Highway 111 has a designated pedestrian crosswalk
controlled by traffic signalization. Currently, the number of pedestrians and bicyclists in
the immediate are appears to be moderate. The greatest potential for pedestrian/bicycle
accidents will involve traffic on Washington Street. (Source: Site Survey)
F. Would the project result in hazards or barriers for pedestrians or bicyclists?
No Impact. Bike Racks accommodating at least 10 bicycles shall be required for this
project. There is no anticipated significant hazard to pedestrians or bicyclists from this
project.
G. Would the project result in rail, waterborne, or air traffic impacts?
No Impact. There are no railroad tracks, navigable rivers or waterways in the City of La
Quinta. In addition, there are no air travel lanes within the City. Thus, there will be no
adverse impact to these items. (Source: La Quinta Quad Map; Site survey)
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert. Two ecosystems are found with
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 Quinta MEA (1992).
Local Environmental Setting
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 use, go
dormant during periods of drought, or both. Cacti are very common in these areas due to
their ability to store water. Other plants root deeply and draw upon water from
21
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. A, listing of commonly found plant types is found in the La
Quinta MEA.
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 the 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 this
ecosystem
The project site is a vacant pad site. It has been disturbed by grading activities that were
part of the commercial center development. There is sparse vegetation extant on the pad.
The La Quinta MEA indicates that the property is located within the biological habitats of
the Coachella Valley Fringe Toes Lizard and the Coachella Giant Sand Treader Cricket.
These species are listed as either endangered or threatened.
The Coachella Valley Fringe Toes Lizard has been listed as endangered by the California
Fish and Game Commission and as 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 shopping center developer has paid this
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 of 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)?
22
No Impact. The project pad site is within the designated habitat of the Coachella Valley
Fringe Toed Lizard. However, the mitigation fee has been paid.
B. Would the project result in impacts to locally designated species (e.g. heritage
trees)?
No Impact. There are no locally designated biological resources within the City of La
Quinta. All significant biological resources 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 (e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no wetlands, marshes, riparian communities, or vernal pools on the
property or nearby. Thus, there pis no impact to these issue areas. (Source: La Quinta
MEA; Site Survey)
E. Would the project result in impacts to wildlife dispersal or mitigation
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 Setting
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 Environmental Setting
23
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 judges that little likelihood exists for their presence.
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan. However, the
City does have a Transportation Demand Management (TDM) ordinance in place that
focuses on the conservation of fizel. The proposed theater will be required to meet Title 24
energy requirements in its design and construction. No other mitigation is feasible for this
issue.
B. Would the project use non-renewable resources in a wasteful and inefficient
manner?
No Impact. Natural resources that may be used by this project include air, minerals,
water, sand and gravel, timber, energy, and other resources needed for construction. The
size of the proposed theater indicated that resources needed for construction are not going
to be significant. Operation of the project will increase the demand for energy by the
theater is not expected to consume energy or resources in a wasteful manner. Electrical
generation is calculated to be 841 Kwh per day for operation of the theater.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Recent growth pressure has dramatically increased the City's exposure to hazardous
materials. Such exposure to toxic materials can occur through the air, in drinking water, in
food, in drugs and cosmetics, and in the work place. Although large scale, hazardous
waste generating employment is not located in La Quinta, the existence of chemicals
utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning,
landscape irrigation and exposure to large scale electrical facilities may pose significant
threats to various sectors of the population. Currently, there are no hazardous disposal
waste sites located in Riverside County, although transportation of such materials out of
and around La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948, "Hazardous Waste Management Plans and Facility
Siting Procedures", the City of ]tea Quinta adopted Ordinance 184 consisting of a
Hazardous Waste Management Plan.
FM
The project site has not been used for manufacturing uses in the past. However, the site is
located near a major arterial and a state highway, both impacted by frequent high traffic
volumes.
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)?
No Impact. There are no anticipated significant hazards with the proposed project.
Detergents and cleaners will be used in the maintenance of the snack bar kitchen and the
restrooms. 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 an emergency response
plan or emergency evacuation plan?
No Impact. Construction activities will be confined to the site and on site operations will
not interfere with emergency responses to the site or surrounding 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 hazard?
No Impact. The proposed project shall comply with health and safety regulation for work
place conditions, including training personnel in safety procedures. Potential hazards will
be reduced or eliminated if these regulations are followed.
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no existing health hazards on the project site. The site is vacant
and has been graded ready for development. (Source: Site Survey)
3.10 NOISE
Regional Environmental Setting
Noise levels in the City of La Quinta are created by a variety of sources within and
adjacent to the City. The major source is vehicular noise on City streets and Highway 111.
Temporary construction noise accounts for short-term noise. The ambient noise levels are
dominated by vehicular noise along the highway and major arterials in the City.
Local Environmental Setting
The ambient noise level at the proposed project site is dominated by vehicle traffic noise
from the highway.
25
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
(Inco 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 levels?
Less Than Significant Impact. The increase in vehicular noise at the surrounding street
system is not expected to create any discernible increase in the existing noise levels.
Mechanical equipment will be enclosed so that any operational noise detectable outside of
the theater building should be reduced to insignificant levels. It is anticipated that the
theaters will be designed in order to sound -proof each auditorium.
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 (CNEL) table in the La Quinta MEA. This table
indicates that retail commercial, theaters, and restaurant land uses can normally 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 theater 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 regulated 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.m. to 10 p.m.. If the
ambient noise levels is higher than these standards, then it will serve as the standard.
The proposed theater 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 from the
source. Because of the temporary nature of the construction noise, these will be no lasting
significant impacts from noise. (Source: La Quinta General Plan)
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside
County Sheriff's Department. The Sheriffs Department extends service to the City from
existing facilities located in the City of Indio, a few miles to the east. The Sheriffs
26
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 undeserved.
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 470 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 for one paid
firefighter/ 1,000 population, the City is currently underserved. The Fire Department has
indicated that a need exists for a third fire station in the northern part of the City, between
Washington Street and Jeffersor; Street. However, no time period has been set for the
construction of this new facility.
Structural fires and fire from other man-made causes are the most significant fire threats to
the City. Hillside and brush fires are minimal as the hillside areas are barren with only
scattered brush. The valley floor and alluvial fan areas are too sparse in vegetation to pose
a serious threat of fire hazard.
Desert Sands unified School District (DSUSD) and the Coachella Valley Unified School
District (CVUSD) 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 are provided by the Riverside County Library System with a branch
library located in the Village are 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 requirements to serve the City. Utilizing this standard, in 1992,
the City was underserved in space to forecast future facility requirements to service the
City. Utilizing this standard, in 1992, the City was underserved in space but overserved in
terms of volumes.
Health care services are provided in the City through JFK Memorial Hospital in Indio, and
the Eisenhower Immediate Care Facility located in the Plaza La Quinta Shopping Center.
The Eisenhower Immediate Care Facility is a satellite clinic of the Eisenhower Medical
Center, located in Rancho Mirage. The Riverside County Health Department administers a
variety of Health programs for area residents and is located in Indio. Paramedic service is
provided to the City by Springs Ambulance Service.
Local Environmental ,service
The nearest fire station to the theater project is Station 932 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 on the desert area.
27
The project is serviced by Harry S. Truman Elementary School, La Quinta 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?
Less Than Significant Impact. The proposed theater 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 Fire Code
to prevent fir hazards on -site and to minimize the need for fire protection service. Fire
flows of 3,000 gpm for a 2 hour duration at 20 psi residual operating pressure must be
available prior to construction of the project. The required fire flow shall be available from
a Super hydrant to be located not less than 25 feet nor more than 165 feet from any
portion of the building. Unobstructed fire access will be required to facilitate Fire
Department response. A fire sprinkler system, smoke detection and voice evacuation fire
alarm system is required per the UBC and the County Fire Department and National Fire
Protection Association Standard 72. Other design and equipment requirements shall be
complied with as mitigation measures for fire protection impacts.
B. Would the project have an effect upon, or result in a need for new or altered
government services in relation to police protection?
Potentially Significant Unless Mitigated. The 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 theater project. The Sheriff s Department commented that theater parking is a
prime target for vehicle thefts and theft of vehicles. It was recommended that the theater
install pole mounted or building mounted to -lux cameras capable of recording the parking
area and the ticket sales area of the theater. These cameras should be monitored from the
manager's office.
The Sheriff's Department stated that the project will have a significant impact on police
services for the City especially on weekends and holidays. Traffic congestion, patrol
requests and calls for service will impact the Department. This will generate a need for
additional police service in La Quinta. (Source: SherifFs Department letter dated May 9,
1995)
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Less Than Significant Impact. The 29,450 square foot theater building is expected to
have approximately 35 employees. Indirect student generation due to increased demand
for housing in the area is estimated to generate .004007 students, at 0.0001145013
students per square foot. School impact fees will reduce potential impacts to the Desert
Sands Unified School District. (Source: Desert Sands Unified School District)
28
D. Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities,
including roads?
Less Than Significant Impact. The project site is currently served by existing
infrastructure, including public roadways such as Washington Street, Adams Street, and
State highway 111. The proposed theater project will not require new or altered
roadways or their maintenance, or other public facilities. (Source: Site Plan)
E. Would the project have an effect upon, or result ion a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, and planning services needed for
the project will be offset by permit fees charged to the project applicant and building
contractor. The theater 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 Environmental Setting
The City of La Quinta is served by the Imperial Irrigation District (ED) for power supply
and the Southern California Gas Company (SCG) for natural gas service. Existing power
and gas lines and substation are found throughout the City. lID has four substations in La
Quinta, with electricity generated by steam plant in El Centro and hydro electric power
generated by the All American Canal. General Telephone Exchange (GTE) provides
telephone service in the City. Colony Cablevision serves the City of La Quinta with cable
television and stereo services.
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
operated a water system with potable water pumped from 13 wells located throughout the
City. The wells range in depth from 500 to 900 feet. 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 CVWD.
The City's stormwater drainage system is administered by CVWD, which maintains and
operates a comprehensive system to collect and transport flows through the City.
Waste Management of the Desert provides collection of solid waste. Nonhazardous,
mixed municipal solid waste is transported to three landfills with the Coachella Valley.
These landfills are reaching capacity and will need to be replaced in the near future. The
proposed theater project will cumulatively impact the existing landfill situation.
29
Local Environmental Setting
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. Stormwater runoff is directed north
to the channel located behind the project site. (Source: La Quinta General Plan)
A. Would the project result in a need for new systems, or substantial alterations
to power and gas services?
Less Than Significant Impact. Power and gas lines were brought to the project site
when the commercial center was first developed. The proposed development will require
electric power services. Consumption factors are calculated as follows:
Electricity
841 Kwh/day
Sewer
5,988 gal./day
Solid Waste
210 lbs./day
Natural Gas
1,970 cubic ft/day
Water
7,186 gal./day
The project applicant will be required to coordinate utility installations with the respective
utility companies.
B. Would the project result in a need for new systems, or substantial alterations
to communication systems?
Less Than Significant Impact. The theater project will require telephone services from
GTE. Coordination with GTE will prevent any impact on provision of such service.
C. Would the project result in a need for new systems, or substantial alterations
to local or regional water treatment or distribution facilities?
Less Than Significant Impact. The 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 by the Coachella Valley Water District.
D. Would the project result in a need for new systems, or substantial
alterations to sewer services or septic tanks?
Less Than Significant Impact. The proposed theater building will generate sewage
which will have to be processed by CVWD sewage treatment facilities. Sewer lines were
brought in to the project area when the shopping center was developed, and will be readily
available to this project upon coordination with the water district. CVWD has responded
with comments on this project in a letter dated May 17, 1995.
30
E. Would the project result in a need for new systems, or substantial alterations
to storm water drainage?
Less Than Significant Impact. The project site is currently vacant with paved parking.
The development of the theater building will lead to the paving of the pad site. Thus,
stormwater runoff will be directed into the existing storm water channel adjacent to the
north of the pad site. Due to the relatively small size of the project site in comparison to
the drainage tributary area of the storm drain system in the area, the runoff volume from
the suite is not expected to represent a significant amount of the runoff handled by existing
drains. (Source: Proposed Site Plan; Site Survey)
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 amount of solid waste has
been calculated at a rate of 2101bs. per day. 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 Environmental Setting
The project site is located in a commercial shopping center with a desert valley cove
community. There are picturesque hillsides to the west and south of the City. Views of the
desert and surrounding mountains are visible on clear days throughout most of the City.
Local Environmental Setting
The project site is located along a commercial corridor north of State Highway 111.
Existing comical structures in the corridor cannot exceed 50 feet in height. Most
commercial buildings nearby have neutral, soft -toned desert colors on the exterior, 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 111 and Washington Street are
designated as Primary Image Corridors on the La Quinta General Plan. The La Quinta
MEA indicates that the project site is within Distinctive Viewshed N. 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 Point
#3 is located north of the Coachella Valley Stormwater Channel, the 90 degree viewshed
31
of attractive views and 270 degree viewshed of common views create 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 theater will be designated as a one -component structure with architectural
design compatible to the existing buildings in the shopping 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?
Potentially Significant Unless Mitigated. The proposed project will open at
approximately noon and remain open until approximately midnight. Exterior lighting will
include security and pedestrian lighting as well as a marquee. All lighting will be required
to comply with the Dark Sky Ordinance that requires shielding and down -casting of low-
level wattage. It can be anticipated that the marquee will be turned on at dusk and stay on
until closing. Details about the marquee fixture are not known at this time. The project
will be conditioned to submit for review and approval the detailed plans for the marquee
and other signage prior to installation.
3.14 CULTURAL RESOURCES
Local Environmental Setting
What is currently known about the prehistory and history of La Quinta has been
documented in various publications. There are 13 historical structures and sites recorded
on the California Historic Resources Inventory. These resources are listed in the La Quinta
General Plan.
La Quinta experienced rapid growth in the late 1970's, which led 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 incorporated boundaries of the City presently include
over 31 square miles of area. The City has a Historical Society and recently formed an
Historical Preservation Commission, the purview of which includes cultural and historical
resources.
32
A. Would the project disturb paleontological resources?
No Impact. No significant 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 probability for such resources. (Source: Site Survey; La Quinta MEA)
B. Would the project disturb archaeological resources?
No Impact. There are numerous recorded archaeological sites with a one and two mile
radius of the project boundaries. It is possible that there are subsurface cultural deposits
on the property. The property has been previously surveyed for surface indications of
cultural activity and deposits. A report of this survey is filed with the Eastern Information
Center, at the University of California, at Riverside (Report #2201). Archaeological
deposits were discovered during the grading of the center parking lot. a significant
Mimbres-style ceramic vessel was discovered subsurface during the trenching of a utility
line. Archaeological monitoring was provided during the development of the shopping
center.
The monitoring of all trenching, including off -site improvements will be required due to
the project's proximity to previously recorded archaeological sites. The monitoring shall
be done by a qualified archaeologist acceptable to the Community Development
Department, following accepted professional standards and the policies of the City of La
Quinta.
C. Would the project affect historical resources?
No Impact. The project site is vacant and does not contain any historical structures.
(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 project site does not represent an ethnic cultural value, thus the
development of the theaters will not make any impact upon such values.
E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known religious uses or scared uses on the proposed site. There
are no recognized churches within 500 feet of the proposed project. (Source: Site Survey)
3.15 RECREATION
Regional Environmental Setting
33
The City of La Quinta has an adopted Parks and Recreation Master Plan that assess the
existing resources and facilities and the future need of the City. The City contains
approximately 28.7 acres of developed parkland for the Quimby Act purposes. Lake
Cahuilla County Park is not included in this count. There are also bike paths and
designated pedestrian pathways within the City.
Local Environmental Setting
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 project site.
A. Would the project increase the demand for neighborhood or regional parks
or other recreational facilities?
No Impact. The construction and operation of the theaters 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 result in any detectable adverse impact.
B. Would the project affect existing recreational opportunities?
No Impact. The proposed project will not replace a recreational opportunity in the City.
The operation of the theaters will provide a commercial recreation opportunity in the form
of entertainment.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
This Initial Study for the proposed theater building indicates that the project could have
some potentially significant adverse impacts on the environmental issues addressed in the
Checklist. Some of these issue areas could have a potentially significant impact if
appropriate mitigation measures are not implemented. These issue areas include: Public
Services and Aesthetics. The fallowing findings can be made regarding the mandatory
findings of significance set forth in Section 15065 of the CEQA Guidelines and based on
the results of this environmental assessment.
* The proposed theater will not have the potential to degrade the quality of
the environment, with the implementation of mitigation measures.
* The proposed theater will not have the potential to achieve short term
goals to the disadvantage of long-term environmental goals, with the
successful implementation of mitigation.
34
The proposed theater will not have impacts which are individually limited
but cumulatively considerable when considering planned or proposed
development in the immediate vicinity.
The proposed theater will not have environmental effects that will
adversely affect human health, either directly or indirectly, with the
implementation of mitigation.
SECTION 5: EARLIER ANALYSIS
A. Earlier Analyses Used. On January 19, 1990, the staff of the Planning
Department for the City of La Quinta prepared and Initial Study (EA 89-150) for the then
proposed One Eleven La Quinta Center (Specific Plan 89-014 and Plot Plan 90-434). This
document took into consideration all of the environmental issues on the Environmental
Checklist Form, in compliance with CEQA. This Environmental 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 theater EA
were within the scope of EA 89-150. These issue were adequately analyzed by the earlier
document. EA 89-150 was certified by the City Council in 1990.
C. Mitigation Measures. A Mitigation Monitoring Plan has been prepared for this
project that will become a part of the Conditions of Approval.
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ARRY D. SMITH, SHERIFF
p =
City of La Quinta
Planning Department
78-495 Calle Tampico
La Quinta, Cal. 92253
Attention Stan Sawa
Dear Mr. Sawa
82-695 DR. CARREON BLVD. • INDIO, CA 92201 (619) 863-8990
May., ,TY _ 995,
MAY71..,
Re: Plot Plan 95-554
Caal Theaters Corp.
The Sheriff's Department would like to comment on several items in
reference to the theater plans.
The complex will have significant impact on police services for the
City of La Quinta especially on weekends and holidays. Traffic
congestion, patrol requests and calls for service will impact the
Department. This will generate a need for additional police
services in La Quinta.
Items of concern are:
Lighting must be adequate to ensure customer safety as
allowed within La Quinta standards.
Theater parking is a prime target for vehicle thefts and
theft of vehicles. It is recommended that the theater
install pole mounted or building mounted to -lux cameras
capable of recording the parking area and the ticket
sales area of the theater. These cameras should be
monitored from the managers office.
Theater drop-off area should be sufficient as not to
block traffic (minimum 100 feet) .
Parking should be sufficient and angled for a better
field of vision during backing in to traffic.
The theater should have large numerical addresses with
consistent east/west addressing.
Addresses must be at least eight inches tall and
contrasting to the background.
We appreciate the opportunity to comment on the project from a law
enforcement point of view.
Sincerely,
Larr gmith, Sheriff
Ronald F. Dye, Captain
Indio Station Commander
TATE OF CALIFORNIA—BUSINESS, TRANSPORTATION AND HOUSING AGENCY PETE WILSON, Govemi
)EPARTMEN.T OF TRANSPORTATION
DISTRICT 8, P.O. BOX 231 :• id
AN BERNARDINO, CALIFORNIA 92402
DD (909) 383-5959
May 11, 1995
08-Riv-11
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
PLOT PLAN 95-554/METROPOLITAN THEATER
`•
M-AY 15 1995
i:d}p'e��=llri�i�•.t��s
Thank you for the opportunity to review the proposed
Metropolitan Theater, an addition to the La Quinta Shopping
Center, which is located on the northeast quadrant of the
intersection of Washington Street and State Route 111.
Although the traffic generated by this proposal will not
significantly effect the highway, consideration must be given to
the cumulative impact of continued development in this area. Any
measures necessary to mitigate the impact on the highway shall be
provided prior to or with development of the area. A minimum 134
foot right-of-way half width is usually required at the onset for
the ultimate six lane highway facility; and improvements to
highway as dictated by the development or traffic demands.
This proposal did not indicate work on the highway;
however, be advised that if any work is required within the State
highway right of way, the developer must obtain an Encroachment
Permit from the Caltrans District 8 Permit Office prior to
beginning work.
Also, please be advised that this is a conceptual review
only. If an Encroachment Permit is required then the final
approval of street improvements, grading and drainage will be
determined during the Encroachment Permit process.
If additional information is desired, please call Mr. David
Reyes of Office of Development Review at (909) 383-7984.
Very truly yours,
': �) � 4 , - ?44�
DIBORO KANAB felopment
Chief
Office of De
Review
z
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398.2651
DIRECTORS OFFICERS
TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN W. McFADDEN OWEN McCOOK ASSISTANT GENERAL MANAGER
DOROTHY M. NICHOLS May 17, 1995 REDWINE AND SHERRILL. ATTORNEYS
THEODORE J. FISH
Planning Commission
City of La Quinta
Post Office Box 1504
La Quinta, California 92254
Gentlemen:
V J
M1 V 1
LMCfII� � ]' O',ACTYT-.ham
triJ:�d1-
Subject: Plot Plan 95-554, Portion of the Northeast
Quarter of Section 30, Township 5 South,
Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by the Coachella Valley Stormwater
Channel and may be considered safe from stormwater flows except in rare instances.
This area is designated Zone X on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
Plans for grading, landscaping and irrigation systems shall be submitted to the
district, for review. This review is for ensuring efficient water management.
If you have any questions please call Dan Farris, principal stormwater engineer,
extension 264.
Yours very truly,
m Levy
General Manager -Chief Engineer
JEC:lg/e6/95-554
cc: Don Park
Riverside County Department
of Public Health
79-733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
TRUE CONSERVATION
USE WATER WISELY
CHAM B ER OF COMMERCE
GEM OF
04THE DESERT
Way 12, 1995
TO: Stan Sawa, Principal Planner
City of La Quinta
FROMiool Planning and Review Subcomittee
La Quinta Chamber of Commerce
RE: PLOT PLAN 95-554 Caal Theatres Corp.
(Metropolitan Theatres)
The Planning and Review Subcommittee met May 11, 1995 to
discuss the proposed Metropolitan Theatres complex. The
consensus of the subcommittee was to approve the proiect,
witn no contingencies.
Li
MA 1 2 1995
,L..-'-
�� CALIFORNIA 922S] (6l9)564-]l99FAX (619)564-31'
IMPERIAL RRI ti I IRI[t
COACHELLA VALLEY POWER DIVISION
81-600 AVENUE 58 • P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253-1080
TELEPHONE (619) 398.5811 • FAX (619) 398.5848
IIDPD-DDC May 5, 1995 t I ' M"` "
r� ti
Mr. Stan Sawa - ' "-7 r
City of La Quinta
P. O. Box 1504
La Quinta, CA 92253
Re: Plot Plan 95-554 - Caal Theatres Corp. (Metropolitan Theatres)
IID File No. 652
Dear Mr. Sawa:
Review of the Caal Theatre Corporation's plans has concluded it will impact electric
service to the area. The cumulative impact of projects of this size increase the electrical
demand on Imperial Irrigation District's (IID's) system. These demands impact existing
facilities at peak loading periods, and result in the need for additional generation,
transmission, substation, and distribution facilities. This added demand may also directly
affect power rates in the IID's service area, possibly resulting in higher electric rates in
future years.
A Developer's Information Letter is enclosed which specifies IID's electrical
requirements. Please pass this information along to the applicant.
Thanks for the opportunity to provide input. If you should have any comments or
concerns, please contact me at (619) 398-5818 or John Salas at 398-5834.
Sincerely,
THOMAS F. LYONS, JR., P.E.
Senior Engineer
Enclosure
rg
MPERIRI IRRIG
COACHELLA VALLEY POWER DIVISION
81.600 AVENUE 58 • P.O.BOX 1080 *LA QUINTA, CALIFORNIA 92253.1080
TELEPHONE (619) 398.5811 • FAX (619) 398.5848
DEVELOPER'S INFORMATION LETTER
(Effective September 15, 1994)
As an Owner, Developer or Contractor involved in today's new residential and/or
commercial developments, you are well aware of how timing can make the difference
between the success or failure of any project. The importance of establishing and
adhering to realistic construction schedules is equally as important to the success of that
project, as is project funding. With current and projected demands for residential and
commercial units within the service area of the Imperial Irrigation District (District),
Developers establish a comprehensive development plan for the successful marketing of
their project.
The District, likewise, in order to provide electrical service in a timely manner to various
projects, must also set schedules to keep pace with the demands for services. In that
regard, the following information is provided as a guide to assist the Owner, Developer or
Contractor in the planning and scheduling of his/her project(s). All of the general and
specific requirements set forth in the "Project Service Schedule" must be followed in the
sequence listed, therein.
When underground facilities are to be included, the District will provide a complete set of
underground duct, vault, transformer pad and riser pole system installation drawings and
associated specifications for each project or project phase. It is the responsibility of the
Owner(s), Developer(s) or Contractor to provide and install the underground conduit and
vault system complete, at the Owner's, Developer's or Contractor's expense, to and
including any street lighting systems required by and approved by the City or County
agency having jurisdiction in the project area. Lighting systems must be approved in
advance of installation by both the County and the District within a County Service Area
(CSA), and shall be designed by and included with the District's underground power
system drawings.
The District will provide an Underground Power Inspector during the actual installation of
conduit and vault systems. Any request for inspections on a project must be scheduled
with the District 48 hours prior to actual need. Failure on the part of the Owner(s),
Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any
portion of the lighting or underground power systems, may result in the total rejection of
the newly installed systems.
Developer's Letter -3- September 15, 1994
These guidelines, as provided by the District, herein, are not a guarantee expressed or
implied that electrical service will be provided to a particular project or phase of said
project, nor that electrical system designs or service will be provided within the time frame
so stated or implied, herein.
To eliminate any misunderstandings concerning the District's assumption of liability for
personal injury or property damage prior to or following the completion of the underground
duct and vault system by the Owner(s), Developer(s) or Contractor, please note the
following:
The Owner and/or Developer will be required to acknowledge, in writing, that the District
assumes no responsibility for safety, maintenance, repair or corrections for any on -site or
off -site electrical distribution system equipment or facilities until the system and facilities
are occupied and energized by the District. The Owner(s), or Developer(s) will be required
to sign and have notarized an Indemnification Statement prior to obtaining electrical power
service for the development project. The person or persons executing the said statement
are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement
and that same is binding on all parties having ownership of, or contractual interest in the
land and/or development project.
Please refer to EXHIBIT "A", sheet 8 of 8 of this informational
letter for the standard recording form format required by the State
of California for recordation in both Imperial and Riverside
counties. The District's Indemnification Statement has been
incorporated on this form for your convenience as well as notes
relating to the required legal description of the site or project.
Note that the property and/or the development's legal description
may require more space than is provided on the form due to text
size requirements per government code. Please refer to the legal
description of the property or project site as EXHIBIT "A" and any
associated maps or drawings as EXHIBIT "B." The following is a
sample of a legal description that will fit into this format.
THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 4
SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN;
MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" AND DELINEATED
IN EXHIBIT "B," ATTACHED HERETO AND MADE A PART HEREOF.
..................... ...........................................................................................................................:
Developer's Letter -5- September 15, 1994
8. Graphic scales on all Auto -Cad drawings.
9. One hard copy of total connected electrical loads for each building style or floor
plan.
10. All parcel map property corners or tract map boundary corners shall be tied to
section or 1/4 section corners.
11. The following easement requirements shall be recorded on the title sheets of tract
and/or applicable parcel maps within City limits.
OWNER'S STATEMENT
WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT,
AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN
ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL
PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE
EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE,
OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL
LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND
APPURTENANCES, WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN
SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES.
CERTIFICATE OF ACCEPTANCE
GOV. CODE SEC. 27281
I, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE
BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION
NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT,
ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR
ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN.
DATED: BY:
SUPERINTENDENT, GENERAL
COACHELLA VALLEY POWER DIVISION
(( For Riverside County areas))
SUPERINTENDENT, GENERAL
IID POWER CONSUMERS SERVICES
(( For Imperial County areas))
Developer's Letter -7- September 15, 1994
NOTE: Any changes made .by the Applicant to the project that will require
the District to make modifications or changes to the original design
of the electrical facilities for the project will cause the project
schedule to revert back to Item 2.
PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO:
COACHELLA VALLEY AREA
IMPERIAL IRRIGATION DISTRICT Date Issued:
81-600 Avenue 58
P.O. Box 1080
La Quinta, California 92253-1080 Issued By:
Telephone: (619) 398-5854 Section or Unit:
Fax Number: (619) 391-5999
Received By:
Owner, Developer and/or Agent
IMPERIAL VALLEY AREA
IMPERIAL IRRIGATION DISTRICT Date Issued:
333 East Barioni
P.O. Box 937
Imperial, California 92251-0937 Issued By:
Telephone: (619) 339-9182 Section or Un
Fax Number: (619) 339-9140
Received By:
Owner, Developer and/or Agent
C 05-50-95 140
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MAY 26, 1995
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PO Box 129
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Thap LOCO 19701586-9526
ASSOClateS Metro (3331 534-1378
F? C, Fax (9701 586-4145
LA QUINTA THEATRE
METROPOLITAIN THEATRES
L.A QUINTA, CALFORNIAA
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GWIT Tffl.F- P.O. Box 29 LA QUNTA MEATRE
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PATE M"Orp Local (970 586-9528 METROPOLMAN THEATRES
AMCU9M �,byoGM 53A-137B LA QLANTA. CALIFORMA
MAY ZE� 1995 Pax(9701 5E&445
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RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
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COX, CASTLE, & NICHOLSON
2049 Century Park East, Suite 2800
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1 Los Angeles, California 90067
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Attention: Gary A. Glick, Esq.
Space
Above For Recorder's
Use Only
0!BCLARATION OF COVMMNTB, RESTRICTIONS AND MWEXENTB
THIS DECLARATION OF COVENANTS, RESTRICTIONS AND EASEMENTS
(this "Declaration") is made as of the 22 day of s ,
1991, by WASHINGTON ADAMS L.P., a California limited phrtnersKlp
("Declarant").
A. Declarant is the owner of that certain unimproved real
property located in the City of La Quinta, County of Riverside,
State of California, more particularly described on Exhibit A
attached hereto and incorporated herein by this reference, and
shown as Parcels 1 through 19, inclusive, on Parcel Map No. 25865
r corded in the Official Records of the County of Riverside on
Ca97 , ZI-IL, as Instr . No.Wb;,t3 in Book , at Paget
Al ofPawi Maps (the "Parcel Map"). Parcels 1 through 19, inclusive,
as shown on the Parcel Map are each referred to individually herein
as a "Parcel" and are collectively referred to herein as the
"Parcels".
B. Declarant intends to establish (1) certain covenants, re-
strictions and easements that shall run with the land of each of
the Parcels and shall extend to, inure to the benefit of and be
binding upon each "Owner" (as hereinafter defined) of an interest
in all or any portion of any of, the Parcels and such Owner's
personal representatives, heirs; successors and assigns.
A G R E E M E N T
NOW, THEREFORE, Declarant hereby declares as follows:
1. Definitions.
(a) "Building Area" shall mean the portions of each
Parcel from time to time hereafter improved by buildings and
building appurtenances or set aside as areas for the future devel-
opment of buildings and building appurtenances.
GAGUCK 19397 4592 v3 08/=91
296214
(b) "Common Lea" shall mean all those areas on each of
the Parcels which from time to time hereafter are not Building
Area.
(c) "Declarant" shall mean the entity executing this
Declaration for so long as such entity retains an interest in any
of the Parcels, and thereafter shall be the Owner of Parcel 3.
(d) "Mortgagee" shall mean any mortgagee under a
mortgage, or trustee or beneficiary under a deed of trust consti-
tuting a lien on all or any portion of any of the Parcels, or any
ground lessor under any ground lease or master lessor under any
master lease with respect to all or any portion of any of the
Parcels.
(e) "Owner" or "Parcel Owner" shall mean the fee title
owner or owners from time to time of any of the Parcels or any por-
tion thereof and the successors -in -interest of such owner or own-
ers.
(f) "Parking Area" shall mean those portions of the
Common Area which may be established from time to time for the
parking of motor vehicles.
(g) "Permittees" shall mean the Parcel Owners and all
Persons from time to time entitled to the use or occupancy of floor
area in a building on any of the Parcels under any lease, deed or
other arrangement whereunder such Person has acquired a right to
the use and occupancy of any such floor area, and their respective
officers, directors, employees, agents, contractors, customers,
visitors, invitees, licensees and concessionaires.
(h) "Person" or "Persons" shall mean and include indi-
viduals, partnerships, firms, associations, joint ventures, corpor-
ations or any other form of business entity.
2. Establishment of Easements on the Parcels. Declarant
hereby establishes and grants for the benefit of each Parcel and
the Owner of each Parcel and each Owner's respective Permittees,
the following easements:
(a) An appurtenant, perpetual, non-exclusive vehicular
and pedestrian ingress and egress easement upon, over and across
those portions of the Common Area of each Parcel established from
time to time for pedestrian and vehicular ingress and/or egress,
for the purpose of ingress, egress, access and passage by both
pedestrians and vehicles in, to, upon, over and across the Common
Area of each Parcel established from time to time for pedestrian
and vehicular ingress and/or egress and from and to public streets
and passageways adjacent to the Common Area of each Parcel from and
to each Parcel.
GAGUCIC 19397 4M V3 08710l91
-2-
296214
(b) An appurtenant, perpetual, non-exclusive vehicular
parking easement upon, over and across the Parking Area of each
Parcel for purposes of the parking of motor vehicles on such
Parking Area.
(c) An appurtenant, perpetual, non-exclusive easement
in, to, over, under and across each Parcel for the purposes of in-
stallation and maintenance of sewers, water and gas pipes and
systems, electrical power conduits, telephone conduits, lines and
wires and other public utilities beneath the ground surface at a
location or locations reasonably approved by the Owner(s) of the
affected portions of each Parcel; provided that in the performance
of any work in connection with such installation and/or mainte-
nance, (i) adequate provision shall be made for the safety and
convenience of all Persons using the surface of such areas, (ii)
the areas and facilities shall be replaced or restored substantial-
ly to the condition which they were in prior to the performance of
such work, (iii) the Owner(s) of the affected portions of each
Parcel shall be indemnified and held harmless against any and all
claims, demands, damages, losses, costs or expenses (including,
without limitation, attorneys' fees and expenses) incurred in
connection with or arising out of the performance of such work or
the use of such easements, and (iv) the Owner(s) of the affected
portions of each Parcel shall be notified in writing not less than
thirty (30) days prior to the commencement of the performance of
such work. Franchises granted to public utilities for the in-
stallation and maintenance of utility facilities shall constitute
:ompliance with the foregoing provisions.
(d) An appurtenant, perpetual, non-exclusive easement
in, to, over and across each Parcel for purposes of reasonable
drainage and run-off of surface water from each other Parcel.
3. Establishment of Easement for the Benefit of Parcels 1
through 3 and 16 through 19. Declarant hereby establishes and
grants for the benefit of Parcels 1 through 3 and 16 through 19
(the "Phase I Parcels") and the Phase I Parcels' Owners and the
Phase I Parcels' Owner's Permittees, an appurtenant, perpetual,
non-exclusive vehicular and pedestrian ingress and egress easement
upon, over and across the area shown cross hatched on Exhibit B
which is generally an area between the intersection of Simon Street
and Highway 111 and the Phase I Parcels (the "Simon Access Area"),
for the purpose of ingress, egress, access and passage by both
pedestrians and vehicles in, to, upon, over and across Simon Access
Area to and from the Common Area of the Phase I Parcels and the
public streets.
4. Maintenance of Landscaping on Parcels. Each Owner shall
maintain any and all landscaping constructed on its Parcel in good
condition and appearance.
5. Use Restrictions. No part of Parcels 4 and 13 through 15
shall be used as a retail supermarket (which shall be defined as
GAQUCK 19397 4M V3 081MI
-3-
_ — South Coast Metro Center
Transpacific
Leasing O
Development Office
535 Anton Boulevard
C o m p a n y suite 150
i' esa, CA 92626
-1144
AN 5 -2964 Fax
June 15, 1995 jUN 15 1995
PIAi�'�SN�i ��F�aAi ta1�t�T
Mr, Jerry Herman
Community Development Director
Mr. Stan B. Sawa
Principle Planner
CITY OF LA QUINTA VIA UPS OVERNIGHT
78-495 Calle Tampico
La Quinta, CA 92253
RE: ONE ELEVEN LA QUINTA CENTER
METROPOLITAN THEATRES
Dear Gentlemen:
As a follow up to our telephone conversation, apparently the planning commission had a
couple of questions/concerns regarding the parking for Metropolitan Theatres at One Eleven
La Quinta Center.
The first issue is regarding a reciprocal use easement for the parking within the center.
Enclosed is a copy of the Declaration of Covenants, Restrictions and Easements recorded
on August 27, 1991 for the project. Article 2 (b) on page 3 provides for a cross easement
of all the parking.
The other concern was regarding the amount 9f parking in the center upon full build out
and the effect the theatre use will have. During the planning of the project, we consulted
the Urban Land Institute ("ULI"). They have a program to determine the parking needs in
a mixed use development. Enclosed is a copy of the ULI shared parking program and the
month by month analysis done for the project with full build out. Please note that in our
analysis, we used a 2,800 seat cinema; Metropolitan's theatre is 1,700 seats, thus
Metropolitan's use is 61 % of what our analysis provided for. The parking provided in the
center is more than adequate based on the ULI program.
Transpacific
Development
C o m p a n y
Mr. Jerry Herman
Mr. Stan B. Sawa
June 15, 1995
Page 2
If you have any questions, please contact me directly. I will be on vacation the week of June
19 but Mr. Curci would be happy to discuss any issues in my absence.
Sincerely,
WASHINGTON/ADAMS PARTNERSHIP
By: Transpacific Development Company
Tom Greubel
Leasing Director
TG:bf
Enclosures
cc: S. Curci
1
FOR DETERMINING
he survey results demonstrated that a reduction
in the number of parked vehicles occurs as a
result of shared parking. The data were suffi-
ciently consistent to indicate that a quantitative
basis for estimating the demand for shared parking
does exist. Based upon the findings of the survey, a
methodology was developed to determine parking de-
mand for the conditions typically found in a mixed -use
development. This methodology is universal in its ap-
plication and flexible enough to incorporate adjust-
ment factors as necessary to suit specific policies,
programs, and market conditions.
THE METHODOLOGY
The methodology involves four basic steps that may
be applied, with appropriate background information,
to an existing or proposed project. Exhibit 25 illus-
trates the organization and flow of work. The basic
flow of work begins with a review of the development
plan and proceeds through the four steps (and sub -
tasks) to an estimate of demand for shared peak park-
ing. In support of these activities, input from other
analyses may be added. They could include an addi-
tional data base to refine or modify unit parking fac-
tors or other characteristics and market analyses.
The methodology is designed to be sequential, but it
can be used in an iterative fashion to test the impact of
alternative development plans, assumptions, or
policies.
STEP 1: INITIAL PROJECT REVIEW
An analysis of shared parking deals with more de-
tailed issues and relationships than traditional analy-
ses of parking demand. Knowledge of the site and
intended land use therefore becomes more important.
In additionto square footage or other measurements
43
EXHIBIT 25
SHARED PARKING METHODOLOGY
RVAIZJATE LAND USE MIX ANALYZE
FOR DEVELOPMENT PLAN REGIONAL
�_] MARKET
to (�� , 7
• PEAK Wilam
VARIATIONS
DETERMINE TRANSPORDTION
tb MODES FOR EACH LAND USE;
FACTOR DOWN
SURLiEY PEAK PARKING RATIOS
LOCAL USERS Ze
AND FACILITIES
DETERMINE CAPTIVE MARKET;
FACTOR DOWN
PEAK PARKING RATIOS
Zb
COMPILE DATf1
ON EXISTING
ACCUMULATIONON
PARKING
DETERMINE PEAK PARKING
LAND USE MIX
AND HOIIRI�G DADS
POLICIES AND
RATIOS FOR EACH LAND USE
AND PARKING
AND gig
PROGRAMS
ACCUMULATION
'.
ISCK FOR
EAR MONTH
SELECT MONTH OF YEAR
FACTOR DOWN
PEAK PARKING RATIOS
0
SELECT DAY OF WEEK; SELECT
CHECK
FOR PEAK
PARKING ACCUMULATION
CURVES FOR EACH LAND USE
(0) STEP AND TASK NUMBERS
of land use, it is necessary to describe both the physi-
cal and anticipated functional relationships between
the land uses. While the physical relationships cones
cern the basic physical layout and organization of
facilities —for example, vertical or horizontal projects,
distances between land uses, surrou:lding uses, prox-
imity to transportation and other parking facilities —
functional relationships concern the intended charac-
ter and type of land uses and how the project will work.
For example, in a project that includes retail, hotel,
and office space, retail facilities may be clearly ori-
ented to hotel guests, office workers, or other "captive
persons," or to external shoppers. Early in the plan-
ning process for a development, the information de-
scribing relationships between land uses may not be
available. If not, a set of assumptions and/or alterna-
tive development scenarios should be identified fo"r the
COMBINE HOURLY PARKING
ACCUMULATIONS
analysis. A checklist of questions dealing with then
assumptions is as follows:
• What is the square footage by use (or number i
hotel rooms and theater seats)?
® If a hotel is included, will banquet rooms and coi
vention facilities be available?
® If meeting rooms and convention facilities are pr
vided, what are the intended concept for progran
and the intended audience?
• What is the assumed market support for any reU
or entertainment space?
Ke If a cinema is included, how many theaters will
have? What type of programs will be schedules
What are the assumptions regarding show time:
Is If residential space is included, will any parkh
constraints be observed (reserved parking, f
example)?
44
STEP L• HASTMIM FOB PEAK PARKING FACTOR
This step produces an appropriate set of peak park-
ing demand factors. They represent the number of
parking spaces needed per unit of land use or other
parameter. 'Ib determine the factors, the following
subtasks are necessary.
Verification of Land Use and Selection of Parking
Parameters. The land uses described for the project
in step 1 define the specific set of peak parking factors
needed for the analysis of parking demand. The pa-
rameter for each factor should be verified. Generally,
square feet of floor space or rooms or dwelling units
would be used; however, other variables might be more
appropriate for certain unique activities.
Specifically, the following information must be
verified:
■ Verify that occupied GLA is to be used, including or
excluding common areas.
■ Convert convention facilities to equivalent square
feet if capacity per person is used in the building
program (15 square feet per person may be used if
another density factor is not available).
Selection of Parking Factors. A preliminary value
should be selected or determined for the set of peak
parking factors. Information could be drawn from
three sources: (1) parking factors suggested by the
study (see exhibit 26), (2) validated experience of the
Land Use
developer or other local authorities, or (3) new park-
ing field surveys. It is essential to know what season
or time of year and mode of travel are represented in
the specific source for factors. This information
should be described in terms of month of year (by land
use) and approximate percent of nonauto use (that is,
percent of person -trips made by modes other than
auto).
Adjustment for Season. For demand analyses, all
parking factors need to reflect the same "design con-
dition." Typically, the 30th highest hour has been used
for highway projects. Similarly, for development analy-
ses, the appropriate design period must be selected;
that is, the peak season for each land use must be
determined, based on developer's data, another
source, or study results (see exhibit 27).
However, because the design month frequently is
different for each land use in a multiuse development,
trial and error may be required to determine which
month produces the maximum aggregate parking de-
mand. The intent of the exercise is to recognize the
"aggregate effects" of seasonality. This concept is the
same as that used to determine the impact of daily
peaks.
Using the quantity for each land use, test calcula-
tions (parking demand factor multiplied by floor
space) are made to identify the controlling land use.
On this basis, a design month can be selected. Each
EXHIBIT 26
REPRESENTATIVE PEAK PARKING DEMAND FACTORS
Office
Retail (400,000 sq. ft.)
Retail (600,000 sq. ft.)
Restaurant
Cinema
Residential
Hotel
Guest room
Restaurant/lounge
Conference rooms
Convention area
Unit Weekday Saturday
Parking spaces per 1,000 sq. ft. GLA
3.00
0.50
Parking spaces, per 1,000 sq. ft. GLA
3.80
4.00
Parking spaces per 1,000 sq. ft. GLA
3.80
5.00
Parking spaces per 1,000 sq. ft. GLA
20.00
20.00
Parking spaces per seat
0.25
0.30
Parking spaces per dwelling units
1.00
1.00
Parking spaces per room
1.25b
1.25b
Parking spaces per 1,000 sq. ft. GLA
10.00
10.00
Parking spaces per seats
0.50
0.50
Parking spaces per 1,000 sq. ft. GLAD
30.00
30.00
aPer one auto owned per dwelling unit.
bFactored up to 100 percent auto use from the 80 percent auto use indicated in exhibit 13.
Used by nonguests; the given rates thus are upper bounds, which are very rarely achieved.
45
EXHIBIT 27
REPRESENTATIVE MONTHLY VARIATIONS AS
PERCENTAGE OF PEAK MONTH
Month
Office
Retail Restaurant Cinema Residential
Hotel Hotel
Rooms Rooms Hotel Hotel
Weekday Saturday Conference Convention
January
100%
65%
80%
90%
100%
90%
65%
100%
20%
February
100
65
75
70
100
90
70
100
40
March
100
70
90
50
100
95
80
100
80
April
100
70
90
70
100
95
85
100
80
May
100
70
95
70
100
95
85
100
100
June
100
75
100
100
100
100
90
100
100
July
100
75
100
100
100
100
100
100
50
August
100
75
85
70
100
100
100
100
50
September
100
75
80
80
100
95
90
100
70
October
100
75
8C
70
100
95
90
100
70
November
100
80
8C
50
100
85
80
100
40
December
100
100
9C
50
100
85
65
100
20
parking factor is then adjusted to the same month. For
example, if December is selected as the design month
for a mixed -use project, the retail factor would be the
normal peak, but the hotel factor would be factored to
a value less than its seasonal peak.
Adjustment for Mode of IYansportction Used. Just
as the parking demand factors must be adjusted to the
same season, they must also be adjusted to reflect the
mode of transportation used. The recommended ap-
proach is a twofold change. First, available peak park-
ing demand factors are adjusted upward to reflect 100
percent auto use. Second, these parking factors for
100 percent auto use are adjusted downward to reflect
the expected conditions at the development project
being analyzed. For the typical suburban project
where transit is not available, the second modification
is not needed. However, for downtown projects in ur-
ban areas where transit may be used for 10 to 60
percent of the trips, this correction is significant.
The source for data about transportation modes
may be specific transportation surveys or transporta-
tion data available from planning studies for the urban
area. The latter choice requires an assessment of the
information's applicability to a specific site.
Adjustment for Captive Market This adjustment
is optional because the effects of a captive marketare
difficult to identify. Without this adjustment, the de.
mand estimate for shared parking would probably be
too conservative.
The existence of the captive patron relationship is
identified by surveys of employees, visitors, and pa
trons as well as by parking surveys. Captive marketE
could be large enough to significantly lower parking
demand. The data might indicate a widely ranging
relationship that may not be predictable, however
They might be analyzed in a "what if' sense to test the
possible impacts. Assuming a representative value o.
captive market support could reduce parking factor;
for retail or entertainment uses. An alternative woulc
be to undertake a specific market analysis. This analy
sis would include a site -specific assessment of thi
potential for captive market support.
STEP 3: ANALYSIS Of NOBLY ACCUOUTION
This step produces an estimate of hourly parkin]
accumulations for each land use during a typica
weekday or weekend day (Saturday). The results c
this step identify the shape of hourly accumulatioi
curves for five basic land uses. The curves were rea
sonably sonsistent for a wide range of surveyed site
46
EXHIBIT 28
REPRESENTATIVE HOURLY ACCUMULATION BY
PERCENTAGE OF PEAK HOUR
Ratel
RaidemW Reaiden• _
Off— Re1aa Reaamant Cieema laee•CRDI U4 ICRDI Gwo Roam Reuaa.L..., Raom nw Mea
Rom d Day Weekday S e9 Weekdry S f Weekday Satmd+y Dady YkekdaY Sa�mdeY D.* Weekday Satoedo Wnkday SatmdaY Duly Dad?
6:00 a.m.
3%
—
—
—
—
—
—
100%
100%
t00%
IOU,.
QO%
20%
20%
—
—
7:00 a.m.
20
20%
8%
3%
2%
2%
—
87
95
95
85
70
20
20
—
—
8:00 a.m.
63
60
18
10
5
3
—
79
88
90
65
60
20
20
50%
50%
9:00 a.m.
93
80
42
30
10
6
—
73
81
87
55
50
20
20
100
100
10:00 a.m
100
80
68
45
20
8
—
68
74
85
45
40
20
20
100
100
11:00 a.m.
100
100
87
73
30
10
—
59
71
85
35
35
30
30
100
100
12:00 Noon
90
100
97
85
50
30
30%
60
71
85
30
30
50
30
100
100
1:00 P.M.
90
80
100
95
70
45
70
59
70
85
30
30
70
45
100
100
2:00 p.m.
97
60
97
100
60
45
70
60
71
85
35
35
60
45
100
100
3:00 p.m.
93
40
95
100
60
45
70
61
73
85
35
40
55
45
100
100
4:00 p.m
77
40
87
90
50
45
70
66
75
87
45
50
50
45
100
100
5:00 P.M.
47
20
79
75
70
60
70
77
81
90
60
60
70
60
100
100
6:00 p.m.
23
20
82
65
90
90
80
85
85
92
70
70
90
90
100
100
7:00 p.m.
7
20
89
60
100
95
90
94
87
94
75
80
100
95
100
100
8:00 p.m
7
20
• 87
55
100
100
100
96
92
96
90
90
100
100
100
100
9:00 p.m
3
—
61
40
100
100
100
98
95
98
95
95
100
100
100
100
10:00 p.m
3
—
32
38
90
95
100
99
96
90
100
100
90
Q5
50
50
11:00 p.m
—
—
13
13
70
85
80
100
98
100
100
100
70
85
—
12:00 Mid
—
—
—
—
50
70
70
100
100
100
100
100
50
70
_
night
involving office, regional retail, and residential facili-
ties (see exhibit 28). Nonroom-related hotel activities
and entertainment uses varied significantly, however.
If site -specific data are not available for these two land
uses, survey results could be used.
Accumulation curves are then estimated for each
land use, based on the selected hourly values de-
scribed in terms of the percent of maximum design -day
parking demand expected at every hour during the day.
The parking demand factor (step 2) multiplied by
quantity of land use (step 1) produces an estimate of
peak parking demand. This value multiplied by each
hourly percentage produces an estimate of parking
demand for every land use component by hour of day
STEP 4: ESTIMATE IF SNARES PARKIN
The hourly parking demand for each land use is
merged to estimate overall shared parking demand for
a proposed project. This step is simply the hour -by -
hour addition of parking demand for each use to esti-
mate the aggregate accumulation. As noted previously,
the method described above should be used for week-
day and Saturday conditions to test for the controlling
value.
SHARED PARKING ESTIMATION -INPUT ASSUMPTIONS
SANUTARY
LAND USES SIZES W'K RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MOM
x 100D
---------------------------------------------------------------------------
OFFICE
8
3.00
0.50
100
1.20
N/A l.t
RETAIL
552
3.80
4.76
100
1.80
0 O.E
RESTAURANT
10
20.00
20.00
100
2.00
0 0.1
CINEMA
2800 (StA4T5
0.25
0.30
100
2.00
0 0.!
CBD-RESID
0
1.00
1.00
N/A
N/A
N/A 1.1
NCBD-RESID
0
1.00
1.00
N/A
N/A
N/A 1.1
HOTEL-RM
0
1.00
1.00
80
1.40
N/A O.S
HTL-CONF
0
0.50
0.50
100
2.00
0 1.1
HTL-CONV
------------------------------------------------------------------
0
30.00
30.00
100
2.00
0 0.:
TEEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
•---------------------------------------------------------------------
6: 0 0
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
109
3
0
0
0
0
0
0
117
8:00
AM
15
245
8
D
0
0
0
0
0
269
9:00
AM
22
573
16
0
0
0
0
0
0
611
L0:00
AM
24
927
32
0
0
0
0
0
0
983
L1:00
AM
24
1186
48
0
0
0
0
0
0
1258
L2:00
N
22
1323
80
208
0
0
0
0
0
1632
1:00
PM
22
1363
112
422
0
0
0
0
0
1919
2:00
PM
23
1323
96
422
0
0
0
0
0
1864
3:00
PM
22
1295
96
422
0
0
0
0
0
1836
4:00
PM
18
1186
80
422
0
0
0
0
0
1707
5:00
PM
11
1077
112
422
0
0
0
0
0
1622
6:00
PM
6
1118
144
523
0
0
0
0
0
1790
7:00
PM
2
1213
160
523
0
0
0
0
0
1898
8:00
PM
2
1186
160
630
0
0
0
0
0
1978
9:00
PM
1
832
160
630
0
0
0
0
0
1622
L0:00
PM
1
436
144
630
0
0
0
0
0
1211
L1:00
PM
0
177
112
523
0
0
0
0
0
812
L2:00
M
0
0
80
422
0
0
0
0
0
502
3ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
85
3
0
0
0
0
0
0
89
8:00
AM
2
171
5
0
0
0
0
0
0
178
9:00
AM
3
512
10
0
0
0
0
0
0
525
10:00
AM
3
769
13
0
0
0
0
0
0
785
11:00
AM
4
1281
16
0
0
0
0
0
0
1301
12:00
N
4
1452
48
249
0
0
0
0
0
1753
1:00
PM
3
1622
72
507
0
0
0
0
0
2204
2:00
PM
2
1708
72
507
0
0
0
0
0
2289
3:00
PM
2
1708
72
507
0
0
0
0
0
2288
4:00
PM
2
1537
72
507
0
0
0
0
0
2117
5:00
PM
1
1281
96
5C7
0
0
0
0
0
1884
6:00
PM
1
1110
144
627
0
0
0
0
0
1882
7:00
PM
1
1025
152
627
0
0
0
0
0
1805
8:00
PM
1
939
160
756
0
0
0
0
0
1856
9:00
PM
0
683
160
756
0
0
0
0
0
1599
10:00
PM
0
683
152
756
0.
0
-0
0
0
1591
11:00
PM
0
171
136
627
0
0
0
0
0
934
12:00
M
0
0
112
507
0
0
0
0
0
619
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
'EBRUARY
,AND USES
SIZES
WK RATIO
SAT RATIO
% AUTO
PERS/AUTO %
CAPTIVE
MONTF
----------------------------------------------------------------
WFICE
8
3.00
0.50
100
1.20
N/A
1.0(
tETAIL
552
3.80
4.76
100
1.80
0
0.6!
tESTAURANT
10
20.00
20.00
100
2.00
0
0.7!
2800
0.25
0.30
100
2.00
0
0.7t
..INEMA
:BD -REBID
0
1.00
1.00
N/A
N/A
N/A
1.01
JCBD-RESID
0
1.00
1.00
N/A
N/A
N/A
iOTEL--RM
0
1.00
1.00
80
1.40
N/A
0.01
iTL-CONF
0
0.50
0.50
100
2.00
0
1.1
01
.4
iTL-CONV
--------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
01
.
IEEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
---
6:00
•-----------------------------------------------------------------
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
109
3
0
0
0
0
0
0
117
8:00
AM
15
245
8
0
0
0
0
0
0
268
9:00
AM
22
573
15
0
0
0
0
0
0
610
.0:00
AM
24
927
30
0
0
0
0
0
0
981
.1:00
AM
24
1186
45
0
0
0
0
0
0
1255
,2:00
N
22
1323
75
162
0
0
0
0
0
1581
1:00
PM
22
1363
105
328
0
0
0
0
0
1818
2:00
PM
23
1323
90
328
0
0
0
0
0
1764
3:00
PM
22
1295
90
328
0
0
0
0
0
1736
4:00
PM
18
1186
75
328
0
0
0
0
0
1608
5:00
PM
11
1077
105
328
0
0
0
0
0
1522
6:00
PM
6
1118
135
407
0
0
0
0
0
1665
7:00
PM
2
1213
150
407
0
0
0
0
0
1772
8:00
PM
2
1186
150
490
0
0
0
0
0
1828
9:00
PM
1
832
150
490
0
0
0
0
0
1472
L0:00
PM
1
436
135
490
0
0
0
0
0
1062
L1:00
PM
0
177
105
407
0
0
0
0
0
689
L2:00
M
0
0
75
328
0
0
0
0
0
403
9ATURDAY
_________----- ______---- _---- ___________________________________
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
LINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
85
3
0
0'
0
0
0
0
89
8:00
AM
2
171
5
0
0
0
0
0
0
178
9:00
AM
3
512
9
0
0
0
0
0
0
525
10:00
AM
3
769
12
0
0
0
0
0
0
784
11:00
AM
4
1281
15
0
0
0
0
0
0
1300
12:00
N
4
1452
45
194
0
0
0
0
0
1695
1:00
PM
3
1622
68
394
0
0
0
0
0
2087
2:00
PM
2
1708
68
394
0
0
0
.0
0
2172
3:00
PM
2
1708
68
394
0
0
0
0
0
2171
4:00
PM
2
1537
68
394
0
0
0
0
0
2000
5:00
PM
1
1281
90
394
0
0
0
0
0
1766
6:00
PM
1
1110
135
488
0
0
0
0
0
1734
7:00
PM
1
1025
143
488
0
0
0
0
0
1656
8:00
PM
1
939
150
588
0
0
0
0
0
1678
9:00
PM
0
683
150
588
0
0
0
0
0
1421
10:00
PM
0
683
143
588
0
0
0
0
0
1414
11:00
PM
0
171
128
488
0
0
0
0
0
786
12:00
M
0
0
105
394
0
0
0
0
0
499
----------- ___________________________________
SHARED PARKING ESTIMATION -INPUT ASSUMPTIONS
2ARCH
SAND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONT]
)FFICE
8
3.00
0.50
100
1.20
N/A
1.01
tETAIL
552
3.80
4.76
100
1.80
0
0.7
2ESTAURANT
10
20.00
20.00
100
2.00
0
0.9
:INEMA
2800
0.25
0.30
100
2.00
0
0.5
.BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
JCBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
iOTEL-RM
0
1.00
1.00
80
1.40
N/A
0.9
3TL-CONF
0
0.50
0.50
100
2.00
0
1.0
,iTL-CONV
---------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.8
WAKED PARKING ESTIMATION -INPUT! ASSUMPTIONS
1PRIL
SAND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONT]
WFICE
8
3.00
0.50
100
1.20
N/A
1.01
tETAIL
552
3.80
4.76
100
1.80
0
0.71
tESTAURANT
10
20.00
20.00
100
2.00
0
0.91
.INEMA
2800
0.25
0.30
100
2.00
0
0.71
;BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.01
1CBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.01
iOTEL•-RM
0
1.00
1.00
80
1.40
N/A
0.9!
iTL-CONF
0
0.50
0.50
100
2.00
0
1.01
iTL-CONV
----------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.81
-
MEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
---------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
117
4
0
0
0
0
0
0
126
8:00
AM
15
264
9
0
0
0
0
0
0
288
9:00
AM
22
617
18
0
0
0
0
0
0
657
.0:00
AM
24
998
36
0
0
0
0
0
0
1058
.1:00
AM
24
1277
54
0
0
0
0
0
0
1355
.2:00
N
22
1424
90
116
0
0
0
0
0
1651
1:00
PM
22
1468
126
235
0
0
0
0
0
1850
2:00
PM
23
1424
108
235
0
0
0
0
0
1790
3:00
PM
22
1395
108
235
0
0
0
0
0
1760
4:00
PM
18
1277
90
235
0
0
0
0
0
1620
5:00
PM
11
1160
126
235
0
0
0
0
0
1532
6:00
PM
6
1204
162
291
0
0
0
0
0
1662
7:00
PM
2
1307
180
291
0
0
0
0
0
1779
8:00
PM
2
1277
180
350
0
0
0
0
0
1809
9:00
PM
1
896
180
350
0
0
0
0
0
1426
L0:00
PM
1
470
162
350
0
0
0
0
0
983
L1:00
PM
0
191
126
291
0
0
0
0
0
607
L2:00
M
0
0
90
235
0
0
0
0
0
325
5ATURDAY
--------- __---- _____------- __------- __________________________________
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
92
4
0
0
0
0
0
0
96
8:00
AM
2
184
5
0
0
0
0
0
0
192
9:00
AM
3
552
11
0
0
0
0
0
0
566
10:00
AM
3
828
14
0
0
0
0
0
0
845
11:00
AM
4
1379
18
0
0
0
0
0
0
1401
12:00
N
4
1563
54
139
0
0
0
0
0
1760
1:00
PM
3
1747
81
281
0
0
0
0
0
2113
2:00
PM
2
1839
81
281
0
0
0
0
0
2204
3:00
PM
2
1839
81
281
0
0
0
0
0
2203
4:00
PM
2
1655
81
281
0
0
0
0
0
2019
5:00
PM
1
1379
108
281
0
0
0
0
0
1770
6:00
PM
1
1196
162
349
0
0
0
0
0
1707
7:00
PM
1
1104
171
349
0
0
0
0
0
1624
8:00
PM
1
1012
180
420
0
0
0
0
0
1612
9:00
PM
0
736
180
420
0
0
0
0
0
1336
10:00
PM
0
736
171
420
0,
0
-0
0
0
1327
11:00
PM
0
184
153
349
0
0
0
0
0
686
12:00
M
0
0
126
281
0
0
0
0
0
407
WO-4TM ,
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
LINE
RES
RES
ROOM
CONF
CONV
TOTALS
-----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
117
4
0
0
0
0
0
0
126
8:00
AM
15
264
9
0
0
0
0
0
0
288
9:00
AM
22
617
18
0
0
0
0
0
0
657
L0:00
AM
24
998
36
0
0
0
0
0
0
1058
L1:00
AM
24
1277
54
0
0
0
0
0
0
1355
L2:00
N
22
1424
90
162
0
0
0
0
0
1698
1:00
PM
22
1468
126
328
0
0
0
0
0
1944
2:00
PM
23
1424
108
328
0
0
0
0
0
1884
3:00
PM
22
1395
108
328
0
0
0
0
0
1854
4:00
PM
18
1277
90
328
0
0
0
0
0
1714
5:00
PM
11
1160
126
328
0
0
0
0
0
1626
6:00
PM
6
1204
162
407
0
0
0
0
0
1778
7:00
PM
2
1307
180
407
0
0
0
0
0
1895
8:00
PM
2
1277
180
490
0
0
0
0
0
1949
9:00
PM
1
896
180
490
0
0
0
0
0
1566
10:00
PM
1
470
162
490
0
0
0
0
0
1123
11:00
PM
0
191
126
407
0
0
0
0
0
724
12:00
M
0
0
90
328
0
0
0
0
0
418
------ _____-______________-_________-_-____--_
SATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
LINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
92
4
0
0
0
0
0
0
96
8:00
AM
2
184
5
0
0
0
0
0
0
192
9:00
AM
3
552
11
0
0
0
0
0
0
566
10:00
AM
3
828
14
0
0
0
0
0
0
845
11:00
AM
4
1379
18
0
0
0
0
0
0
1401
12:00
N
4
1563
54
19�4
0
0
0
0
0
1815
1:00
PM
3
1747
81
394
0
0
0
0
0
2225
2:00
PM
2
1839
81
394
0
0
0
0
0
2317
3:00
PM
2
1839
81
394
0
0
0
0
0
2316
4:00
PM
2
1655
81
394
0
0
0
0
0
2132
5:00
PM
1
1379
108
394
0
0
0
0
0
1882
6:00
PM
1
1196
162
488
0
0
0
0
0
1846
7:00
PM
1
1104
171
488
0
0
0
0
0
1763
8:00
PM
1
1012
180
588
0
0
0
0
0
1780
9:00
PM
0
736
180
588
0
0
0
0
0
1504
10:00
PM
0
736
171
588
0
0
0
0
0
1495
11:00
PM
0
184
153
488
0
0
0
0
0
825
12:00
M
0
0
126
394
0
0
0
0
0
520
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
AY
AND USES
SIZES
'WK RATIO
SAT RATIO
% AUTO
PERS/AUTO %
CAPTIVE
MONTH
-------------------..-----------------------------------------------------
OFFICE
8
3.00
0.50
100
1.20
N/A
1.0c
2TAIL
552
3.80
4.76
100
1.80
0
0.7L
:ESTAURANT
10
20.00
20.00
100
2.00
0
0.9F
;INEMA
2800
0.25
0.30
100
2.00
0
0.7C
'BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0c
ICBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0c
IOTEL-RM
0
1.00
1.00
80
1.40
N/A
0.9°
ITL-CONF
0
0.50
0.50
100
2.00
0
1.0t
ITL-CONV
.---------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
1.0(
IEEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
117
4
0
0
0
0
0
0
126
8:00
AM
15
264
10
0
0
0
0
0
0
289
9:00
AM
22
617
19
0
0
0
0
0
0
658
L0:00
AM
24
998
38
0
0
0
0
0
0
1060
L1:00
AM
24
1277
57
0
0
0
0
0
0
1358
L2:00
N
22
1424
95
162
0
0
0
0
0
1703
1:00
PM
22
1468
133
328
0
0
0
0
0
1951
2:00
PM
23
1424
114
328
0
0
0
0
0
1890
3:00
PM
22
1395
114
328
0
0
0
0
0
1860
4:00
PM
18
1277
95
328
0
0
0
0
.0
1719
5:00
PM
11
1160
133
328
0
0
0
0
0
1633
6:00
PM
6
1204
171
407
0
0
0
0
0
1787
7:00
PM
2
1307
190
407
0
0
0
0
0
1905
8:00
PM
2
1277
190
490
0
0
0
0
0
1959
9:00
PM
1
896
190
490
0
0
0
0
0
1576
L0:00
PM
1
470
171
490
0
0
0
0
0
1132
L1:00
PM
0
191
133
407
0
0
0
0
0
731
L2:00
M
0
0
95
328
0
0
0
0
0
423
SATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
LINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
92
4
0
0
0
0
0
0
97
8:00
AM
2
184
6
0
0
0
0
0
0
192
9:00
AM
3
552
11
0
0
0
0
0
0
566
10:00
AM
3
828
15
0
0
0
0
0
0
846
11:00
AM
4
1379
19
0
0
0
0
0
0
1402
12:00
N
4
1563
57
194
0
0
0
0
0
1818
1:00
PM
3
1747
86
394
0
0
0
0
0
2230
2:00
PM
2
1839
86
394
0
0
0
0
0
2321
3:00
PM
2
1839
86
394
0
0
0
0
0
2320
4:00
PM
2
1655
86
394
0
0
0
0
0
2136
5:00
PM
1
1379
114
394
0
0
0
0
0
1888
6:00
PM
1
1196
171
488
0
0
0
0
0
1855
7:00
PM
1
1104
181
488
0
0
0
0
0
1773
8:00
PM
1
1012
190
588
0
0
0
0
0
1790
9:00
PM
0
736
190
588
0
0
0
0
0
1514
10:00
PM
0
736
181
588
0.
0
-0
0
0
1504
11:00
PM
0
184
162
488
0
0
0
0
0
833
12:00
M
0
0
133
394
0
0
0
0
0
527
3HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
TUNE
:AND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONT]
,FFICE
8
3.00
0.50
100
1.20
N/A
1.0
RETAIL
552
3.80
4.76
100
1.80
0
0.T
RESTAURANT
10
20.00
20.00
100
2.00
0
1.0
CINEMA
2800
0.25
0.30
100
2.00
0
1.0
2BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
ICED-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
;iOTEL-RM
0
1.00
1.00
80
1.40
N/A
1.0
HTL-CONF
0
0.50
0.50
100
2.00
0
1.0
ATL-CONV
---------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
1.0
EEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
126
4
0
0
0
0
0
0
135
8:00
AM
15
283
10
0
0
0
0
0
0
308
9:00
AM
22
661
20
0
0
0
0
0
0
703
0:00
AM
24
1070
40
0
0
0
0
0
0
1134
1:00
AM
24
1369
60
0
0
0
0
0
0
1453
,2:00
N
22
1526
100
231
0
0
0
0
0
1879
1:00
PM
22
1573
140
469
0
0
0
0
0
2204
2:00
PM
23
1526
120
469
0
0
0
0
0
2138
3:00
PM
22
1495
120
469
0
0
0
0
0
2106
4:00
PM
18
1369
100
469
0
0
0
0
0
1956
5:00
PM
11
1243
140
469
0
0
0
0
0
1863
6:00
PM
6
1290
180
581
0
0
0
0
0
2057
7:00
PM
2
1400
200
581
0
0
0
0
0
2183
8:00
PM
2
1369
200
700
0
0
0
0
0
2270
9:00
PM
1
960
200
700
0
0
0
0
0
1860
.0:00
PM
1
503
180
700
0
0
0
0
0
1384
.1:00
PM
0
205
140
581
0
0
0
0
0
926
.2:00
M
0
0
100
469
0
0
0
0
0
569
;ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
------------------------------
6:00
AM
0
0
0
----------------------------------------
0
0
0
0
0
0
0
7:00
AM
1
99
4
0
0
0
0
0
0
103
8:00
AM
2
197
6
0
0
0
0
0
0
205
9:00
AM
3
591
12
0
0
0
0
0
0
606
L0:00
AM
3
887
16
0
0
0
0
0
0
906
L1:00
AM
4
1478
20
0
0
0
0
0
0
1502
L2:00
N
4
1675
60
277
0
0
0
0
0
2016
1:00
PM
3
1872
90
563
0
0
0
0
0
2528
2:00
PM
2
1971
90
563
0
0
0
0
0
2626
3:00
PM
2
1971
90
563
0
0
0
0
0
2625
4:00
PM
2
1774
90
563
0
0
0
0
0
2428
5:00
PM
1
1478
120
563
0
0
0
0
0
2162
6:00
PM
1
1281
180
697
0
0
0
0
0
2159
7:00
PM
1
1182
190
697
0
0
0
0
0
2070
8:00
PM
1
1084
200
840
0
0
0
0
0
2125
9:00
PM
0
788
200
840
0
0
0
0
0
1828
L0:00
PM
0
788
190
840
0
0
0
0
0
1818
L1:00
PM
0
197
170
697
0
0
0
0
0
1064
L2:00
M
0
0
140
563
0
0
0
0
0
703
'HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
ruLY
AND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONT]
)FFICE
8
3.00
0.50
100
1.20
N/A
1.01
2ETAIL
552
3.80
4.76
100
1.80
0
0.7,
3ESTAURANT
10
20.00
20.00
100
2.00
0
1.0
:INEMA
2800
0.25
0.30
100
2.00
0
1.0
:BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
ICED-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0
;iOTEL-RM
0
1.00
1.00
80
1.40
N/A
1.0
ITL-CONF
0
0.50
0.50
100
2.00
0
1.0
RTL-CONV
---------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.5
EEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
-------------------------------•---------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
126
4
0
0
0
0
0
0
135
8:00
AM
15
283
10
0
0
0
0
0
0
308
9:00
AM
22
661
20
0
0
0
0
0
0
703
0:00
AM
24
1070
40
0
0
0
0
0
0
1134
1:00
AM
24
1369
60
0
0
0
0
0
0
1453
2:00
N
22
1526
100
231
0
0
0
0
0
1879
1:00
PM
22
1573
140
469
0
0
0
0
0
2204
2:00
PM
23
1526
120
469
0
0
0
0
0
2138
3:00
PM
22
1495
120
469
0
0
0
0
0
2106
4:00
PM
18
1369
100
469
0
0
0
0
0
1956
5:00
PM
11
1243
140
469
0
0
0
0
0
1863
6:00
PM
6
1290
180
581
0
0
0
0
0
2057
7:00
PM
2
1400
200
581
0
0
0
0
0
2183
8:00
PM
2
1369
200
700
0
0
0
0
0
2270
9:00
PM
1
960
200
700
0
0
0
0
0
1860
,0:00
PM
1
503
180
700
0
0
0
0
0
1384
,1:00
PM
0
205
140
581
0
0
0
0
0
926
.2:00
M
0
0
100
469
0
0
0
0
0
569
;ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
•---------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
99
4
0
0
0
0
0
0
103
8:00
AM
2
197
6
0
0
0
0
0
0
205
9:00
AM
3
591
12
0
0
0
0
0
0
606
.0:00
AM
3
887
16
0
0
0
0
0
0
906
.1:00
AM
4
1478
20
0
0
0
0
0
0
1502
.2:00
N
4
1675
60
277
0
0
0
0
0
2016
1:00
PM
3
1872
90
563
0
0
0
0
0
2528
2:00
PM
2
1971
90
563
0
0
0
0
0
2626
3:00
PM
2
1971
90
563
0
0
0
0
0
2625
4:00
PM
2
1774
90
563
0
0
0
0
0
2428
5:00
PM
1
1478
120
563
0
0
0
0
0
2162
6:00
PM
1
1281
180
697
0
0
0
0
0
2159
7:00
PM
1
1182
190
697
0
0
0
0
0
2070
8:00
PM
1
1084
200
840
0
0
0
0
0
2125
9:00
PM
0
788
200
840
0
0
0
0
0
1828
L0:00
PM
0
788
190
840
0.
0
-0
0
0
1818
L1:00
PM
0
197
170
697
0
0
0
0
0
1064
L2:00
M
0
0
140
563
0
0
0
0
0
703
;HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
►UGUS17
SAT RATIO
$ AUTO
PERS/AUTO
------------------
% CAPTIVE
MONT]
-
SAND USES
SIZES
WK RATIO
------------------
WFICE
---
8
---------------
3.00
-------------------
0.50
100
1.20
N/A
1.01
IETAIL
552
3.80
4.76
100
1.80
0
0.7!
ZESTAURANT
10
20.00
20.00
100
2.00
0
0.8!
'.INEMA
2800
0.25
0.30
100
2.00
0
0.71
:BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.O1
XBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.01
iOTEL-RM
0
1.00
1.00
80
1.40
N/A
1.0
iTL-CONF
0
0.50
0.50
100
2.00
0
1.0
iTL-CONV
--------------------------------
0
30.00
30.00
-----------
100
---- ----------------------------
2.00
0
0.5
MEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONY
TOTALS
---------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
126
3
0
0
0
0
0
0
134
8:00
AM
15
283
9
0
0
0
0
0
0
307
9:00
AM
22
661
17
0
0
0
0
0
0
700
.0:00
AM
24
1070
34
0
0
0
0
0
0
1128
.1:00
AM
24
1369
51
0
0
0
0
0
0
1444
.2:00
N
22
1526
85
162
0
0
0
0
0
1794
1:00
PM
22
1573
119
328
0
0
0
0
0
2042
2:00
PM
23
1526
102
328
0
0
0
0
0
1980
3:00
PM
22
1495
102
328
0
0
0
0
0
1947
4:00
PM
18
1369
85
328
0
0
0
0
0
1800
5:00
PM
11
1243
119
328
0
0
0
0
0
1701
6:00
PM
6
1290
153
407
0
0
0
0
0
1855
7:00
PM
2
1400
170
407
0
0
0
0
0
1979
8:00
PM
2
1369
170
490
0
0
0
0
0
2030
9:00
PM
1
960
170
490
0
0
0
0
0
1620
L0:00
PM
1
503
153
490
0
0
0
0
0
1147
L1:00
PM
0
205
119
407
0
0
0
0
0
730
L2:00
M
0
0
85
328
0
0
0
0
0
413
'ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
99
3
0
0
0
0
0
0
103
8:00
AM
2
197
5
0
0
0
0
0
0
205
9:00
AM
3
591
10
0
0
0
0
0
0
605
10:00
AM
3
887
14
0
0
0
0
0
0
904
11:00
AM
4
1478
17
0
0
0
0
0
0
1499
12:00
N
4
1675
51
194
0
0
0
0
0
1924
1:00
PM
3
1872
77
394
0
0
0
0
0
2346
2:00
PM
2
1971
77
394
0
0
0
0
0
2444
3:00
PM
2
1971
77
394
0
0
0
0
0
2443
4:00
PM
2
1774
77
394
0
0
0
0
0
2246
5:00
PM
1
1478
102
394
0
0
0
0
0
1975
6:00
PM
1
1281
153
488
0
0
0
0
0
1923
7:00
PM
1
1182
162
488
0
0
0
0
0
1833
8:00
PM
1
1084
170
588
0
0
0
0
0
1843
9:00
PM
0
788
170
588
0
0
0
0
0
1546
10:00
PM
0
788
162
588
0
0
0
0
0
1538
11:00
PM
0
197
145
488
0
0
0
0
0
830
12:00
M
0
0
119
394
0
0
0
0
0
513
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
;EPTEMBER
,AND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONT!
1FFICE
8
3.00
0.50
100
1.20
N/A
1.01
tETAIL
552
3.80
4.76
100
1.80
0
0.7!
tESTAURANT
10
20.00
20.00
100
2.00
0
0.81
.INEMA
2800
0.25
0.30
100
2.00
0
0.81
.BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.01
TCBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.01
iOTEL-RM
0
1.00
1.00
80
1.40
N/A
0.9!
iTL-CONF
0
0.50
0.50
100
2.00
0
1.01
iTL-CONV
-----------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.71
FEEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
126
3
0
0
0
0
0
0
134
8:00
AM
15
283
8
0
0
0
0
0
0
306
9:00
AM
22
661
16
0
0
0
0
0
0
699
L0:00
AM
24
1070
32
0
0
0
0
0
0
1126
L1:00
AM
24
1369
48
0
0
0
0
0
0
1441
L2:00
N
22
1526
80
185
0
0
0
0
0
1812
1:00
PM
22
1573
112
375
0
0
0
0
0
2082
2:00
PM
23
1526
96
375
0
0
0
0
0
2020
3:00
PM
22
1495
96
375
0
0
0
0
0
1988
4:00
PM
18
1369
80
375
0
0
0
0
0
1842
5:00
PM
11
1243
112
375
0
0
0
0
0
1741
6:00
PM
6
1290
144
465
0
0
0
0
0
1904
7:00
PM
2
1400
160
465
0
0
0
0
0
2027
8:00
PM
2
1369
160
560
0
0
0
0
0
2090
9:00
PM
1
960
160
560
0
0
0
0
0
1680
L0:00
PM
1
503
144
560
0
0
0
0
0
1208
L1:00
PM
0
205
112
465
0
0
0
0
0
781
L2:00
M
0
0
80
375
0
0
0
0
0
455
SATURDAY
__------ __--- _______________________________________
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
99
3
0
0
0
0
0
0
103
8:00
AM
2
197
5
10
0
0
0
0
0
204
9:00
AM
3
591
10
0
0
0
0
0
0
604
10:00
AM
3
887
13
0
0
0
0
0
0
903
11:00
AM
4
1478
16
0
0
0
0
0
0
1498
12:00
N
4
1675
48
222
0
0
0
0
0
1949
1:00
PM
3
1872
72
450
0
0
0
0
0
2398
2:00
PM
2
1971
72
450
0
0
0
0
0
2495
3:00
PM
2
1971
72
450
0
0
0
0
0
2494
4:00
PM
2
1774
72
450
0
0
0
0
0
2297
5:00
PM
1
1478
96
450
0
0
0
0
0
2025
6:00
PM
1
1281
144
558
0
0
0
0
0
1983
7:00
PM
1
1182
152
558
0
0
0
0
0
1893
8:00
PM
1
1084
160
672
0
0
0
0
0
1917
9:00
PM
0
788
160
672
0
0
0
0
0
1620
10: 00
PM
0
788
152
672
0
0
-0
0
0
1612
11:00
PM
0
197
136
558
0
0
0
0
0
891
12:00
M
0
0
112
450
0
0
0
0
0
562
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
ICTOBER
,AND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONTF
IFFICE
8
3.00
0.50
100
1.20
N/A
1.0(
LETAII,
552
3.80
4.76
100
1.80
0
0.7!
LESTAURANT
10
20.00
20.00
100
2.00
0
0.8(
:INEMA
2800
0.25
0.30
100
2.00
0
0.7(
:BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0(
ICBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0(
[OTEL-RM
0
1.00
1.00
80
1.40
N/A
0.9.'
iTL-CONF
0
0.50
0.50
100
2.00
0
1.0(
iTL-CONV
----------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.7(
IEEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
126
3
0
0
0
0
0
0
134
8:00
AM
15
283
8
0
0
0
0
0
0
306
9:00
AM
22
661
16
0
0
0
0
0
0
699
L0:00
AM
24
1070
32
0
0
0
0
0
0
1126
L1:00
AM
24
1369
48
0
0
0
0
0
0
1441
L2:00
N
22
1526
80
162
0
0
0
0
0
1789
1:00
PM
22
1573
112
328
0
0
0
0
0
2035
2:00
PM
23
1526
96
328
0
0
0
0
0
1974
3:00
PM
22
1495
96
328
0
0
0
0
0
1941
4:00
PM
18
1369
80
328
0
0
0
0
0
1795
5:00
PM
11
1243
112
328
0
0
0
0
0
1694
6:00
PM
6
1290
144
407
0
0
0
0
0
1846
7:00
PM
2
1400
160
407
0
0
0
0
0
1969
8:00
PM
2
1369
160
490
0
0
0
0
0
2020
9:00
PM
1
960
160
490
0
0
0
0
0
1610
L0:00
PM
1
503
144
490
0
0
0
0
0
1138
L1:00
PM
0
205
112
407
0
0
0
0
0
723
L2:00
M
0
0
80
328
0
0
0
0
0
408
9ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----
6:00
-----------------------------------------------------------------
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
99
3
0
0
0
0
0
0
103
8:00
AM
2
197
5
0
0
0
0
0
0
204
9:00
AM
3
591
10
0
0
0
0
0
0
604
10:00
AM
3
887
13
0
0
0
0
0
0
903
11:00
AM
4
1478
16
0
0
0
0
0
0
1498
12:00
N
4
1675
48
194
0
0
0
0
0
1921
1:00
PM
3
1872
72
394
0
0
0
0
0
2341
2:00
PM
2
1971
72
394
0
0
0
0
0
2439
3:00
PM
2
1971
72
394
0
0
0
0
0
2438
4:00
PM
2
1774
72
394
0
0
0
0
0
2241
5:00
PM
1
1478
96
394
0
0
0
0
0
1969
6:00
PM
1
1281
144
488
0
0
0
0
0
1914
7:00
PM
1
1182
152
488
0
0
0
0
0
1823
8:00
PM
1
1084
160
588
0
0
0
0
0
1833
9:00
PM
0
788
160
588
0
0
0
0
0
1536
10:00
PM
0
788
152
588
0
0
0
0
0
1528
11:00
PM
0
197
136
488
0
0
0
0
0
821
12:00
M
0
0
112
394
0
0
0
0
0
506
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
OVEMBER
AND USES SIZES WK RATIO SAT RATIO $ AUTO PERS/AUTO % CAPTIVE MONTH
,FFICE
8
3.00
0.50
100
1.20
N/A
1.00
ZTAIL
552
3.80
4.76
100
1.80
0
0.8C
ZSTAURANT
10
20.00
20.00
100
2.00
0
0.8C
INEMA
2800
0.25
0.30
100
2.00
0
0.5(
'BD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0c
'CBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.0c
:OTEL--RM
0
1.00
1.00
80
1.40
N/A
0.8°
[TL-CONF
0
0.50
0.50
100
2.00
0
1.0(
ITL-CONV
----------------------------------------------------------------------------
0
30.00
30.00
100
2.00
0
0.4t
#EEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
134
3
0
0
0
0
0
0
142
8:00
AM
15
302
8
0
0
0
0
0
0
325
9:00
AM
22
705
16
0
0
0
0
0
0
743
10:00
AM
24
1141
32
0
0
0
0
0
0
1197
11:00
AM
24
1460
48
0
0
0
0
0
0
1532
12:00
N
22
1628
80
116
0
0
0
0
0
1845
1:00
PM
22
1678
112
235
0
0
0
0
0
2046
2:00
PM
23
1628
96
235
0
0
0
0
0
1982
3:00
PM
22
1594
96
235
0
0
0
0
0
1947
4:00
PM
18
1460
80
235
0
0
0
0
0
1793
5:00
PM
11
1326
112
235
0
0
0
0
0
1683
6:00
PM
6
1376
144
291
0
0
0
0
0
1816
7:00
PM
2
1493
160
291
0
0
0
0
0
1946
8:00
PM
2
1460
160
350
0
0
0
0
0
1972
9:00
PM
1
1024
160
350
0
0
0
0
0
1534
10:00
PM
1
537
144
350
0
0
0
0
0
1032
11:00
PM
0
218
112
291
0
0
0
0
0
621
12:00
M
0
0
80
235
0
0
0
0
0
315
SATURDAY
_-------- ________------ ________________________
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
RETL
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
105
3
0
0
0
0
0
0
109
8:00
AM
2
210
5
0
0
0
0
0
0
217
9:00
AM
3
631
10
0
0
0
0
0
0
643
10:00
AM
3
946
13
0
0
0
0
0
0
962
11:00
AM
4
1577
16
0
0
0
0
0
0
1597
12:00
N
4
1787
48
139
0
0
0
0
0
1977
1:00
PM
3
1997
72
281
0
0
0
0
0
2354
2:00
PM
2
2102
72
281
0
0
0
0
0
2458
3:00
PM
2
2102
72
281
0
0
0
0
0
2457
4:00
PM
2
1892
72
281
0
0
0
0
0
2247
5:00
PM
1
1577
96
281
0
0
0
0
0
1955
6:00
PM
1
1366
144
349
0
0
0
0
0
1860
7:00
PM
1
1261
152
349
0
0
0
0
0
1763
8:00
PM
1
1156
160
420
0
0
0
0
0
1737
9:00
PM
0
841
160
420
0
0
0
0
0
1421
10:00
PM
0
841
152
420
0.
0
-0
0
0
1413
11:00
PM
0
210
136
349
0
0
0
0
0
695
12:00
M
0
0
112
281
0
0
0
0
0
393
HARED PARKING ESTIMATION -INPUT ASSUMPTIONS
►ECEMBER
,AND USES
SIZES WK
RATIO
SAT RATIO
$ AUTO
PERS/AUTO
$ CAPTIVE
MONTI
WFICE
8
3.00
0.50
100
1.20
N/A
1.Ot
tETAIL
552
3.80
4.76
100
1.80
0
1.Ot
LESTAURANT
10
20.00
20.00
100
2.00
0
0.9t
.INEMA
2800
0.25
0.30
100
2.00
0
0.5t
;BD-RESID
0
1.00
1.00
N/A
N/A
N/A
l.Ot
iCBD-RESID
0
1.00
1.00
N/A
N/A
N/A
1.O1
iOTEL--RM
0
1.00
1.00
80
1.40
N/A
0.8!
iTL-CONF
0
0.50
0.50
100
2.00
0
1.01
iTL-CONV
-----•---------------------
0
30.00
--------
30.00
------ -
100
-----------------
2.00
--------
0
----------
0.21
EEKDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------_-----_-----------------------------------------
6:00
AM
1
0
0
0
0
0
0
0
0
1
7:00
AM
5
168
4
0
0
0
0
0
0
176
8:00
AM
15
378
9
0
0
0
0
0
0
402
9:00
AM
22
881
18
0
0
0
0
0
0
921
0:00
AM
24
1426
36
0
0
0
0
0
0
1486
,1:00
AM
24
1825
54
0
0
0
0
0
0
1903
.2:00
N
22
2035
90
116
0
0
0
0
0
2262
1:00
PM
22
2098
126
235
0
0
0
0
0
2480
2:00
PM
23
2035
108
235
0
0
0
0
0
2400
3:00
PM
22
1993
108
235
0
0
0
0
0
2358
4:00
PM
18
1825
90
235
0
0
0
0
0
2168
5:00
PM
11
1657
126
235
0
0
0
0
0
2029
6:00
PM
6
1720
162
291
0
0
0
0
0
2178
7:00
PM
2
1867
180
291
0
0
0
0
0
2339
8:00
PM
2
1825
180
350
0
0
0
0
0
2357
9:00
PM
1
1280
180
350
0
0
0
0
0
1810
.0:00
PM
1
671
162
350
0
0
0
0
0
1184
.1:00
PM
0
273
126
291
0
0
0
0
0
689
.2:00
M
0
0
90
235
0
0
0
0
0
325
>ATURDAY
CBD
NCBD
HOTL
HOTL
HOTL
HOUR
OFCE
REM
REST
CINE
RES
RES
ROOM
CONF
CONV
TOTALS
----------------------------------------------------------------------
6:00
AM
0
0
0
0
0
0
0
0
0
0
7:00
AM
1
131
4
0
0
0
0
0
0
136
8:00
AM
2
263
5
0
0
0
0
0
0
271
9:00
AM
3
788
11
0
0
0
0
0
0
802
L0:00
AM
3
1182
14
0
0
0
0
0
0
1200
L1:00
AM
4
1971
18
0
0
0
0
0
0
1993
L2:00
N
4
2233
54
139
0
0
0
0
0
2430
1:00
PM
3
2496
81
281
0
0
0
0
0
2862
2:00
PM
2
2628
81
281
0
0
0
0
0
2992
3:00
PM
2
2628
81
281
0
0
0
0
0
2992
4:00
PM
2
2365
81
281
0
0
0
0
0
2729
5:00
PM
1
1971
108
281
0
0
0
0
0
2361
6:00
PM
1
1708
162
349
0
0
0
0
0
2219
7:00
PM
1
1577
171
349
0
0
0
0
0
2097
8:00
PM
1
1445
180
420
0
0
0
0
0
2046
9:00
PM
0
1051
180
420
0
0
0
0
0
1651
10:00
PM
0
1051
171
420
0
0
0
0
0
1642
11:00
PM
0
263
153
349
0
0
0
0
0
764
12:00
M
0
0
126
281
0
0
0
0
0
407
r PC- ATTACHMENT 4
SLOP
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DATE
JUNF- 19, 1995
® P.O. Box 45
Fstes ParK CO 8097
Local Q70 586-9528
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PG - ATTACHMENT11,
LA QUWTA THEATRE
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METROPOLITIAN THEATRE
,ENE 19, 1995
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LA QUINTA, CALIFORNIA
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METROPOUTAIN THEATRE
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P.0 Fax (9701 '86-4146
LA QUINTA, CALIFORNIA
PH *2
STAFF REPORT
PLANNING COMMISSION
DATE: June 27, 1995
CASE NOS.: SPECIFIC PLAN 121-E, Revised (AMENDMENT 3) AND
PLOT PLAN 95-555
REQUESTS: 1.) CERTIFICATION OF A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT;
2.) APPROVAL OF SPECIFIC PLAN AMENDMENT TO ALLOW
ELIMINATION OF PART OF THE NORTHERN PARKING LOT
OF THE LA QUINTA RESORT & CLUB; AND
3.) PLOT PLAN APPROVAL TO ALLOW CONSTRUCTION OF A
37,000 SQ. FT. BUILDING ADDITION, WHICH INCLUDES
A BALLROOM AND SUPPLEMENTAL FACILITIES WITH A
SUBTERRANEAN PARKING GARAGE IN THE R-3 ZONE ON
PART OF A 17.8 ACRE SITE.
LOCATION: 1000-FEET WEST OF EISENHOWER DRIVE ON THE SOUTH
SIDE OF AVENIDA FERNANDO (ATTACHMENT 1)
APPLICANT: GREG BURKHART, CHIEF ENGINEER FOR THE LA QUINTA
RESORT AND CLUB
PROPERTY OWNER: KSL ILA QUINTA HOTEL CORPORATION
ARCHITECT: GIN WONG AND ASSOCIATES
GENERAL PLAN: TC (-TOURIST COMMERCIAL)
ZONING: R-3 (GENERAL RESIDENTIAL)
ENVIRONMENTAL
CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
COMPLETED ENVIRONMENTAL ASSESSMENT 95-304 FOR
THE PROPOSED PROJECT. BASED UPON THIS
ASSESSMENT, THE PROJECT COULD HAVE AN IMPACT
UPON THE ENVIRONMENT, UNLESS MITIGATION
MEASURES ARE IMPLEMENTED WHICH LESSEN THE
IMPACTS TO AN INSIGNIFICANT LEVEL. THEREFORE, A
MITIGATED NEGATIVE DECLARATION HAS BEEN
PREPARED FOR CERTIFICATION.
PCGT.117
1. The hotel was designed by Mr. Gordon Kaufman and built in 1926. The design
theme of the hotel is early California Mediterranean because the hotel was
made from natural materials (i.e., adobe brick and clay tiles handcrafted at the
site). The hotel initially consisted of 56 guest Casita units.
2. Specific Plan 121-E/EIR 41 (La Quinta Cove Golf Club) was processed by the
County of Riverside for the Elkee Corporation to enlarge the hotel complex in
the early 1970's. The plan authorized construction of 637 condominium units,
420 hotel rooms (76 rooms existed), 27-hole golf course with clubhouse, and
service facilities on 619 + acres. The specific plan was approved by the Board
of Supervisors of Riverside County in 1975 (Attachment 2).
3. At the request of Landmark Land Company, the master plan layout was
subsequently amended in 1982 to allow an addition of 279 condominium units
and 146 hotel rooms. The revised plan was approved to increase project
acreage to 638 + acres and add additional dwelling units and hotel rooms. The
revised plan increased the project to 916 condominium units and 642 hotel
rooms (i.e., 1,558 units). The City of La Quinta accepted the development
plan in 1982 (Attachment 3). An environmental assessment was prepared for
the 1982 revision, which resulted in the adoption of a Negative Declaration.
4. Tract Map 14496 was processed in 1979 by Landmark Land Company to allow
591 single family condominium units on 122 acres. The subdivided portions
excluded the golf course lots created by Parcel Map 14273. This tract
included all properties west of Eisenhower Drive and was to be built in seven
phases. However, only three phases were built. This area makes up the Santa
Rosa condominium project. The other existing residential areas were remapped
under separate subdivision map applications (i.e., Tracts 21120, 25237, and
23813).
5. In December 1987, Plot Plan 87-387 was approved by the City expanding the
hotel by 342 rooms to 603 rooms. Also added were 69,192 sq. ft. of ancillary
hotel uses (i.e., restaurants, offices, etc.) with 876 off-street parking spaces.
Five existing structures were removed. A traffic study was also completed
with the project. The Council required the applicant to post funds to insure
that traffic signals would be built on Eisenhower Drive.
6. Plot Plan 88-393 and Specific Plan 121-E (Amendment 1) were approved by
the City in 1988. The approval permitted construction of a new maintenance
facility and overflow employee parking lot west of Avenida Obregon north of
Calle Mazatlan.
PCGT.117
7. In May 1989, Plot Plan 88-412 was approved expanding the hotel by 38 rooms
to 641 rooms.
8. Landmark Land Company processed a second amendment to the Specific Plan
and Plot Plan 89-421 in 1989. The approvals eliminated one championship
tennis court, a small tennis club building, and several adjacent parking spaces
and replaced them with 77 additional hotel rooms within a 2-story courtyard -
style building. This site is located west of Avenida Obregon between Avenida
Fernando and Calle Mazatlan. This expansion project was approved but never
built.
9. At this time, the resort -oriented community consists of the 640-room hotel
with its convention facilities (i.e., 30,000 sq. ft. of exhibit space), restaurants
and office/retail space. The resort also has three 18-hole Pete Dye golf
courses, 25 swimming pools, 38 spas and a tennis club. Private (gated)
residential housing complexes that were part of SP 121-E (Revised) surround
the site. The following residential summary is provided based on development
in the project for the last ten years:
A. Santa Rosa Cove - 334 residential units (6 lots vacant)
B. The Enclave/Mountain Estates - 91 residential custom lots (59 currently
vacant)
C. Los Estados - 40 residential units
D. Tennis Complex - The number of units approved was 200, but only 48
were built on part of the site. There is still some vacant property left for
expansion of this use.
E. East side of Eisenhower Drive - The number of units approved in concept
was 110. This area is vacant at this time.
Note: The number of residential units has been reduced from 916 to
775 based on subdivision map approvals.
The hotel complex is located approximately 1,000 feet west of Eisenhower Drive
south of Avenida Fernando. Avenida Fernando is a two lane (private) street serving
the northern portion of the La Quinta Resort & Club and other adjacent residential
properties. The existing site is developed with paved parking for the hotel complex.
At this time, there are 324 parking spaces in this northern -most parking lot. The main
access driveway into the hotel registration is south from Avenida Fernando, off of
Eisenhower Drive.
PCGT.117
North: R-1, Existing Single Family Homes/Vacant Properties
South: R-3, Existing Hotel Facilities
East: R-3, Existing Hotel Facilities
West: R-3, Existing Hotel Facilities
The applicant is proposing to eliminate part of the northern -most parking lot servicing
the hotel/restaurants and replace it with a new single level, 37,000 sq. ft. building
(i.e., 18,300+ sq. ft. ballroom and additional supplement facilities) attached to the
two-story portion of the hotel. The parking is to be replaced below the new building
in a subterranean (basement) garage. The sublevel parking lot will accommodate 91
parking spaces. Seventy-six parking spaces will be lost even with the new sublevel
parking area as proposed. The new addition will double the size of the hotel's
convention/ballroom space.
The new expansion will be approximately 50-feet south of Avenida Fernando. The
ballroom entry is on the east side of the building. Access into the sublevel parking
area will be on the north side of the new ballroom. Service access is also provided
in this area and along the existing service lane to the west of the proposed building.
The new building is rectangular and measures approximately 185-feet by 240-feet.
The architectural theme is consistent with the Spanish -style character (1920s Theme
Architecture) of the existing hotel. Parking will be provided on all sides except the
south side of the building which attaches to the existing hotel. A new pedestrian
arcade will be established replacing the existing stamped concrete walkway.
The new single story addition is approximately the same height as the existing
two-story facility. The total height of the building varies because different roof
heights have been provided. The tallest portions of the building occur at the ballroom
(32-feet) and the theme tower (39-feet). The renderings suggest that the new
addition will be similar in height to the existing two-story structures to the south.
They are also comparable in overall height to the existing Salon de Fiesta. The Zoning
Code allows buildings to be no higher than 50-feet in height for leasable areas. This
height excludes architectural projections such as towers. This building is consistent
with these guidelines.
A new landscape design theme has been submitted for this project. The applicants
PCGT.117
would like to replace some existing Mexican Fan Palms, in the parking lot, with
Southern Live Oak trees. This change is being proposed because the existing palms
do not provide adequate shade for customers during the summer months. However,
palms will still be used along some portions of the parking lot and next to the new
pedestrian arcade. Southern Live Oaks are used locally, and can be seen at the
Rancho La Quinta Country Club, in their parking lot, or at the Ralph's Shopping
Center, in Palm Desert, on Cook Street. This large tree was depicted in the original
Landmark Land logo.
The site is designated by the Land Use Element of the General Plan as Tourist
Commercial. This means: "Primarily businesses specifically oriented to the tourist and
resort industry. Destination resort hotels, convention -oriented hotels/motels, eating
and drinking establishments, accessory retail and personal service businesses, and
recreation uses such as golf, tennis and equestrian facilities." The maximum building
height allowed is 3-stories.
The property is currently Zoned R-3 (General Residential) which allows hotels, resort
hotels, and motel uses in Chapter 9.52 (Item 5) of the Municipal Code. Therefore,
the Zoning Code and General Plan are consistent with this project request.
According to SP 121-E (Revised), the function of this document is to serve as an
implementation device for the long-range development of the "La Quinta Cove Golf
and Tennis Club." The specific plan allowed the transfer of densities to permit
clustered condominium housing and associated recreational uses.
The case was advertised in the Desert Sun Newspaper on June 5, 1995, and all
property owners in the Specific Plan area plus adjacent landowners were mailed a
copy of the public hearing notice, before the public hearing, as required by the City's
Municipal Code. No written comments were received from the adjacent property
owners.
Staff mailed to all public agencies a copy of the applicant's development plan on May
11, 1995. No negative responses have been received. All agency comments are
on file with staff.
The applicants have contacted the two property, single family, homeowners to the
north of this development request. On June 7, the applicants told staff that both
owners were aware of their expansion plans. Also at that time, the applicants had
PCGT.117
stated that they would be meeting with the other existing Homeowners' Associations
in the Specific Plan area to make them aware of their application. Additional
information will be available at the meeting.
Based on a survey, taken in 1992, by the Inland Empire Business Journal, the La
Quinta Hotel was the second largest hotel in the Valley in terms of hotel rooms.
However, in terms of meeting space accommodations, the hotel was ranked 6th. The
following information is provided:
1.
Marriott (P.D.)
985 rooms/51,000 sq.ft.
2.
La Quinta Hotel
640 rooms/30,000 sq.ft.
3.
Stouffers (I.W.)
560 rooms/33,000 sq.ft.
4.
Westin (R.M.)
512 rooms/75,000 sq.ft.
5.
Riviera (P.S.)
480 rooms/50,000 sq.ft.
6.
Marriott (R.M.)
450 rooms/29,700 sq.ft.
7.
Wyndham (P.S.)
410 rooms/26,497 sq.ft.
8.
Doubletree (C.C.)
368 rooms/14,600 sq.ft.
9.
Hyatt (I.W.)
336 rooms/17,000 sq.ft.
10.
Marquis (P.S.)
264 rooms/32,000 sq.ft.
11.
Hilton (P.S.)
260 rooms/15,000 sq.ft.
12.
Ramada (P.S.)
241 rooms/ 7,200 sq.ft.
13.
Ritz -Carlton (R.M.) 240 rooms/11,642 sq.ft.
Note: This information is provided for general purposes only.
KSL did a market survey of this area and other large developments in California and
Arizona this year. They examined ratios between number of rooms and interior
meeting room space. Based on this survey, their hotel came out fifty percent (50%)
lower than other comparable facilities. This new addition would make their facility
in -line with the Scottsdale Princess, Westin La Paloma (Tucson), and other larger
facilities in the Valley. In discussions with KSL personnel, convention facilities have
a great deal to do with large firms coming to a hotel for extended periods. This
marketing edge would be reduced with the new expansion request by the applicant.
The specific plan in 1982 required a supplemental environmental review for all future
discretionary permits. Therefore, staff has prepared an environmental assessment to
analyze the effects of this proposal under current standards and guidelines.
Attached for your review and consideration is the Environmental Checklist
accompanied by staffs explanations for Yes "Maybe", and No answers. Please
be advised that all recommended mitigation measures will be included as Conditions
PCGT.117
of Approval. Based on the completed environmental analysis, staff is recommending
certification of the Mitigated Negative Declaration for the project (Attachment 4).
The Historic Preservation Commission reviewed the expansion plans by KSL on May
18, 1995. The Commission fellt the new addition was compatible with the existing
architecture of the hotel although the adjacent portion of the hotel is not a historical
structure because it was built in the last ten years. Typically, historic buildings are
50 years or older. The final vote of approval was 4-0-1 (Mr. Pallette was absent).
The current parking requirement for this project would be:
1. Hotel (640 rooms) @ 2 spaces/room = 1,280 spaces
2. Restaurants @ 1 /50 sq.ft. (public area) = 123 spaces
3. Retail/Ofc. @ 1 /250 sq.ft. (lease area) = 120 spaces
Total — 1,523 spaces
Note: Conference areas/ballrooms can be excluded if it is determined that the
facilities are primarily for on -site guests or patrons. Otherwise, the total number of
parking spaces needed would be 2,923. The Off -Street Parking Code does provide
that applicants can provide "shared parking" plans if certain standards are met.
Compact parking spaces have been proposed in this new application request. The
existing Off -Street Parking Code permits compact parking up to 20 percent of the
required total. Based on the applicant's request, no more than 206 spaces could be
compact spaces; provided the spaces are not less than 8Y2-feet by 16-feet (e.g.,
1,032 X .2 = 206). Generally, the compact spaces will be created by restriping
based on the attached exhibits.
In 1989, during the review of the hotel addition (38 rooms), the City received various
letters of opposition from the Santa Rosa Cove homeowners. One letter summarized
the general concern of the residents:
"We do not oppose properly controlled growth, and hotels in that total area
apparently find it necessary to expand in order to stay competitive. However,
the La Quinta Hotel should be forced to provide ample parking for both
overnight and special event guests and also its employees. The streets in our
subdivision were not approved by the City to accommodate hotel guests."
"Our home is on Calle Estrella, close to the south side of the La Quinta Hotel,
and even now on weekends there are cars on our street with hotel guest cards
on their dashboards. If this becomes a serious problem, I would propose all
PCGT.117
such cars be towed away by order of the Santa Rosa Cove Association. The
hotel would be the loser with irate guests, but if they do not provide proper
parking, they would deserve it."
Staff has included this statement to make the Commission aware of this previous
correspondence because we might receive new correspondence from residents in the
immediate area.
Staff has received a few letters of opposition from some homeowners in the specific
plan area. Based on these letters, staff felt that reviewing some transportation
statements from the past twenty years was appropriate. They are as follows:
"The major loop street in the project area will have a 66-foot right-of-way. The
feeder streets will be 60 feet wide and cul-de-sacs are 50 feet in width. All
streets will be privately maintained by the homeowners' association. The
streets will be developed according to Riverside County standards." (Page 12 -
1975 Specific Plan document)
"The project could generate about 6,000 trips per day; approximately 50%
would be north on Eisenhower; 25% south on Eisenhower; and 25% east on
50th Avenue. Assuming 10% of traffic occurs during peak hour, 300 trips will
be generated on Eisenhower north, 150 trips on Eisenhower south, and 150
trips on 50th Avenue east. In all cases, the ultimate route capacities will not
be exceeded due to traffic generated by the project." (Page 111 - 1975 SP
document)
"The Landmark Company Chief Security Officer has provided an estimate of
600 daily two-way trips on Avenida Fernando (a private internal hotel
circulation roadway) and 500 daily trips for the main hotel entrance. During
1986, gate log records indicate that daily volumes through the private gate to
the west were approximately 275 trips daily. Records thus far in 1987 indicate
a daily volume of approximately 370 trips. In order to be liberal in capacity
calculations, the security office's estimate has been increased to 750 trips for
this study." Additionally, "... the expansion project (342 hotel rooms) is
expected to generate an additional 1,400 trips (700 in - 700 out)". (Pages 5
and 7 - 1987 J.F. Davidson Traffic Report)
Based on the above information plus past additions, the following vehicle trip
generation figures are presented:
PCGT.117
1975 Project
637 units @ 6.2 vt/d
496 rooms @ 4.1 vt/d
Total
1989 Project
916 units @ 6.2 vt/d
718 rooms @ 4.1 vt/d
Total
= 3,966 trips per day
= 2,034 trips per day
= 6,000 trips per day
= 5,679 trips per day
— 2,943 trips per day
= 8,622 trips per day
We can attribute the increase in traffic coming and going from this project to both the
residential units and the hotel. The project's access points on Eisenhower Drive
were developed so traffic would be evenly distributed from this master planned site.
The 1989 traffic figure is an ultimate figure, and it was based on an enlargement of
the property by adding 25 acres. These traffic figures will be less if the number of
units (or rooms) in the project is reduced as part of this application request.
The existing Zoning Code allows developers to submit shared parking programs using
the Urban Land Institute (ULI) standards and local adopted data. In 1987, during
review of the hotel expansion project, a Shared Parking Study was submitted and
approved by the City that allowed the applicant of record, Landmark Land Company,
to have 950 (peak -hour) parking spaces for their expansion request. The study was
prepared by JF Davidson and Associates of Palm Desert (Attachment 5).
KSL has submitted their parking proposal to the City for their expansion request.
(The document can be found in the spiral bond document in your packet.) The
document was prepared by International Parking Design, Inc. of Sherman Oaks. Their
conclusion is that at 9:00 p.m. the amount of parking needed (peak hour) to hold
patrons and visitors will be 1,032 spaces. Therefore, the minimum number of parking
spaces allowed for the hotel complex would be 1,032 per Chapter 9.160.035 of the
Municipal Code. 'This plan meets this requirement.
The ULI Study identified restaurants and hotels as having peak periods of customers
in the evening with midday patronage at 30 to 50 percent. Many factors influence
the demand for parking spaces in a particular location: type and intensity of land use,
availability and design of parking space, parking fees, service levels of transportation,
other than the automobile, and income level of the population. For planning
purposes, it is easier to use the measure of building space units (floor area, for
example) rather than employees, because forecasts of employment are usually not
accurate or available. The ULI Study recommends that floor area include gross
leasable area and exclude space used for lobbies, hallways, elevators, mechanical
equipment, etc. The study states: "In effect, most major, high -quality hotels are self-
contained, multi -use developments containing major restaurants/lounges,
banquet/meeting rooms, and convention facilities in addition to the guest rooms.
PCGT.117
Because of this factor, hotel parking demand is complex and subject to substantial
day-to-day variation. Room occupancy changes, as does the use of the additional
facilities. Therefore, the parking demand at a major hotel is best understood in terms
of activity levels and corresponding parking demand of each major component."
In the past, the City has received a few complaints from surrounding residents
concerning outdoor functions at the existing hotel. The complaints seem to have
surfaced when private parties at the Tennis Complex were held. Staff received
complaints that amplified music was used and the party went beyond 11:00 p.m..
They lodged the complaints after the private event. Previously, KSL Management
have spoken with staff about this problem, and have stated that they would
discourage outdoor events that have amplified music. This expansion should help to
eliminate any future need to have outdoor events at the Tennis Complex in the
evening if we permit this expansion request. If the Commission believes the City
should regulate this issue, a specific plan condition should be added that states: "No
amplified music or groups larger than 100 people shall be allowed at the Tennis
Complex after 10:00 p.m.. A Minor Temporary Outdoor Event permit shall be
obtained from City staff if more than 500 people gather outdoors for a public function
on the hotel grounds if admission is being charged. All public concerts (i.e., live
bands, etc.) shall be held in an enclosed building designed to hold large groups of
people."
Condominium Units vs Hotel Rooms: The evolution of the project area to date has
been to reduce the number of condominium units that were originally plotted in 1982
while increasing the number of hotel rooms through purchase of additional land
inside the project boundaries. The reduction in the number of homes can be
attributed to market demands that dictate larger single family homes and other design
changes during the tentative tract map process. Staff presently estimates that 141
homes will probably not be built in the project area, thus reducing the general impact
of the project on the City and immediate area around the specific plan area.
New Traffic Signal: In 1987/88, the City discussed having the hotel contribute
toward the installation of a new traffic signal at Avenida Fernando and Eisenhower
Drive and possibly the hotel entrance to the south (Plot Plan 87-387). The signals
were to be installed if traffic levels warranted them. The applicant was obligated to
contribute 50 percent of the cost of the signal(s). The City is currently designing the
signal that will be installed at Avenida Fernando to help traffic movement in this area
based on warrant demands. The Conditions of Approval do not address this issue
because it is covered in 1988 requirements of Plot Plan 87-387. Installation of the
new traffic signal will help traffic movement in this area, and allow safer exiting from
PCGT.117
Avenida Fernando onto Eisenhower Drive, a major public street. KSL has been
working with the City's Engineering Department to accommodate this past obligation.
Ballroom: The project is architecturally compatible with the existing buildings of the
hotel complex. The design features match those features used in various areas of the
hotel complex. The location was chosen based on the applicant's need to have the
ballroom facilities close to the existing restaurant facilities. The existing campus -style
design of the hotel does not allow the applicant much flexibility in placing the
structure in another area of the property. Initially, staff felt that another site should
be explored for the ballroom building because the existing Plaza parking (324 spaces)
area is an important parking area for restaurant/convention patrons. However, after
additional review of the proposal with the subterranean parking area, we feel the
addition is appropriate for the site since the minimum number of on -site parking
spaces will be provided based on the developer's shared parking study.
Sublevel Parking Garage: Staff was initially uncomfortable with the planned access
point into the sublevel parking garage. We thought the developer should have the
access point on the east side of the building. We felt that one of the proposed four
two-way access lanes (possibly the third one) should be ramping down to the lower
level since traffic movement to the parking lot usually occurs from the south (from
the registration area) or Avenida Fernando. However, after discussion with the
developer, they stated that they are planning to restructure many of their
underground utilities during construction and this type of change could affect their
needs. They understood that accessing the garage from the west would be difficult,
but they believe traffic movement will be from the east and not from the west. This
was their reason for placing the access point on the north side of the ballroom. They
also pointed out that if the access point for the garage was on the east, it would
impact their proposed drop-off lane. They assume the underground garage will be
used for the hotel's valet service rather than by the self -parking guest.
Parking During Construction: Parking could be a major problem during the
construction of this expansion request. The loss of parking in this area during
construction could be severe if work is done between the months of January to April.
Staff would request that the developer submit a temporary parking program that can
identify how they will help traffic movement in and around the hotel should the
expansion request occur in these time frames. However, if work commences and is
completed before January, staff feels comfortable that the applicant can adequately
provide parking areas for their employees and guests (Plot Plan Condition_ 37).
Transportation Demand Management Plan: We have devoted much discussion in this
report to parking and related problems during future construction. Accordingly,
making sure that the Hotel/Resort has a current Transportation Demand Management
Plan (i.e., ride -sharing, etc.) is important to staff. The Municipal Code requires a plan
to be prepared unless the Resort has an approved plan under the South Coast Air
PCGT.117
Quality Management District (SCAQMD). To insure compliance, we have provided
Plot Plan Condition 39.
Shared Parking: A 1992, Urban Land Report indicates that full -service hotels had
occupancy averages of 61 to 62 percent (5-year average). These percentages can
vary depending on the location of the resort and its relationship to a major highway
or airport, and whether it is in an urban or suburban area. Hotel resorts were higher
in percentage figures than full -service hotels (i.e., 66 to 68 percent). With this in
mind, staff called the City of Cathedral City to ask if they have allowed shared
parking (peak period) for the Doubletree Hotel on Vista Chino Road. Their 1985
study showed that 60 percent occupancy (80% winter occupancy) was an acceptable
figure for hotels that charge more than $104.00/room/night.
Using their study, we project that this project would require 1,076 parking spaces if
the 100% occupancy figure was used (877 at 80% occupancy/675 at 60%
occupancy). The 100% occupancy requirement figure would be consistent with the
number of spaces planned by IPD for this project. Nevertheless, for comparison
information, if the Commission applied an 80% occupancy figure to the City's parking
standards (1,523 parking spaces) the number of parking spaces would be 1,218.
Staff is inclined to accept the parking proposal since the same parking information
contained in this new study is similar to the one reviewed by the City in 1987, during
the expansion of the Hotel to 603 rooms. The American Planning Association "Off -
Street Parking Requirements" Report states that many cities require only one on -site
parking space per hotel room plus additional spaces for other related facilities. The
employees of the hotel are also included, but at a discounted rate (1/3 employees
during each shift, etc.). The City's Code assumes that one parking space is for the
room plus one for the related employee. This parking requirement would probably be
acceptable if this were a stand alone complex, but it is a fully contained complex with
various facilities accessible to its patrons. Although most people do rely on their
automobiles for day-to-day needs, this complex does have many of its employees
using public transportation (bus system - Sunline) for their needs. The hotel also
encourages its large convention patrons to use shuttle buses to ferry patrons to their
resort for multiple day events both for convenience and because vehicles are
generally not necessary once they arrive for their stay. Additionally, other forms of
transportation are also used and can be provided by hotel personnel. In closing, if the
City's parking standards are too restrictive, the City will be encouraging a dependence
on automobile travel.
To reaffirm the project, and to insure that we weigh the impacts of the project
equally, staff would like the Commission to consider reducing the number of allowable
units (including hotel rooms) in the project area from 1,635 to 1,494. (A net loss of
141 units) The applicant, under this provision, could have 719 hotel rooms and 775
residential homes that are consistent with the status of the project at this time. Staff
PCGT.117
feels this reduction is appropriate because 141 single family homes would generate
874 + vehicle trips/day. This amount of traffic would help mitigate some project
impacts identified by the 1987 addition plus future development. The residents in the
surrounding area that are part of the project area would be assured that no additional
expansion requests could occur unless they subsequently amended the specific plan
document. Otherwise, any development request within the adopted plan would have
to conform with this amendment and other past provisions of the City Council.
Specific Plan Condition #4 addresses this new provision proposed by staff.
CONCLUSIONS:
1. The proposed changes would be in conformance with Specific Plan 121-E
(Revised) and the past amendments.
2. Environmental impacts resulting from the subject development will not
adversely affect the immediate or nearby environment.
3. The proposed development is compatible with the existing hotel complex uses
and consistent with the City's R-3 Development Standards.
1. That the Planning Commission adopt Resolution 95- , recommending to
the City Council concurrence with the approval of the Mitigated Negative
Declaration of Environmental Impact according to the findings.
2. That the Planning Commission adopt Resolution 95- , recommending to
City Council approval of Revised Specific Plan 121-E, (Amendment #3),
subject to the attached Conditions of Approval and Mitigation Monitoring Plan.
3. That the Planning Commission adopt Minute Motion 95-_ approving Plot Plan
95-555, a request to develop a new north wing to the existing La Quinta
Resort & Club pursuant to the attached Conditions.
Attachments:
1. Location Map
2. Specific Plan (1975)
3. Specific Plan (1982)
4. Initial Study (with Attachments)
5. 1987 Parking Study
6. Draft Resolution
7. Draft Resolution
8. Draft Conditions
9. Large Exhibit Maps/Booklet (Planning Commission Only)Large Exhibit
PCGT.11i
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CASE MAP
NORTH
CASE No.
Ballroom Expansion Request SCALE: nts
La Quinta Resort and Club
Project Boundary
l
oQeoSQaGe
MOUNTAINS
�f
aTl" i ACM9597f 2
SPECIFIC PLAN OF
LAND USE
nlull C1111b
�11E Dakn spTVS CaWjm
J.R. OAVIOSON ASSOCIATES .IY{11{IW
CI.. f..Y M.r... ..••.Y�.
Total Acres = 621.4 acres
Density = 1.8 du/ac. (Total Project)
Units = 1,133.0 (includes Hotel Rooms)
—� Avenida Fernando
1
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SPEC ilC PLAN
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Project Boundary
CASE
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. CY.C.R. LIDO. [Y.LWr1.Y CIYMII
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MAP
CASE No. SPECIFIC PLAN -- PHASING
1975 Approval by County of Riverside
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Project Boundary
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Total Acres = 638.2 acres
Density = 2.4 du/ac. (Total Project)
Units = 1,558.0 (includes Hotel Rooms)
,nida Fernando r =JC %�
Calle Tampico
CASE MAP
CASE Nm
Revised Specific Plan 121-E
1982 Approval
La Quinta Country Club
.venue 50
ORTH
SCALE: nts
ATTACHMENTS
�`�4�1(�MiiE14 6
NOV 24 '87 11:27 LANDMARV
AND
- — - -
P.2/2
SHARED PARKING ANALYSIS FOR LA
()UINTA REavAT
HOTEL
The following chart
lists the variables
used in
an Urban
Land
nstitute (ULI) mixed -use shared parking
analysis.
HARED PARKING ESTIMATION -
INPUT ASSUMPTIONS
AND USES SIZES
RATIO
X AUTO
PERS/AUTO
X CAPTIVE
ffice 7,770 SF GLA
4.00
100
1.20
X/A
etail 21,150 SF GLA
4.00
100
1.80
75
estaurant 7,180 3F GSA
22.2
100
2.00
60
otel-Rm 597 Rooms
1.00
80
1.40
N/A
otel-Conf. . 2,053 Seats
0.33
100
2.00
55
xplanatory Notes:
Ratio: represents the number of vehicles per 1,000 SF GLA or per one
seat. (As per La Quint& City Ordinance.)
;} x Auto: represents the percent of auto users for a land use (i.e.
versus people walking or taking public transportation); (as per U.L.I.
standards.)
I) Pers/Auto: represents average number of persons per auto as per
ULI standards.
L) Z Captivet represents the percentage of persons on -nits who visit a
particular land use. (As per Landmark's estimate.)
The following chart reflects the results
leak parking demand occurs at 900 p.m. for 950
[OUR OFFICE RETAIL REST
of the ULI analysis. The
vehicles.
ROOM CONF TOTAL
600
AM
1
0
0
597
0
598
700
AM
6
2
1
507
0
517
8:00
AM
20
4
3
388
122
537
9:00
AM
29
9
6
328
305
677
L000
AM
31
14
13
269
305
632
L1:00
AM
31
18
19
209
305
582
L2:00
N
28
21
32
179
305
564
1100
PM
28
21
;45
179
305
576
200
PM
30
21
38
209
305
603
3:00
PM
29
20
38
209
305
601
400
PH
24
18
32
_.269
305
648
500
PM
15 _
'17
,._
45
358
305
739
6t00
PM
7
17
57
418
305
805
7:00
PM
2
19
64
448
305
837 •
8100
PM
2
18
64
537
305
927
�
9:00
PM
1
13
64
567
305
> 950*
10:00
PM
1
7
57
597
122
784
11:00
PM
0
3
45
597
0
644
12:00
M
0.
0
32
597
0
629
* Peak Demand
1) Shared
Parking Computer
Program.
ULI - The
The
Urban Land Institute,
Urban LandAeftj" U
Shared
Parking. Washington,
D.C.:
ULI -
1983.
NOV r � u , 1987
plTv rF i A 01IINTA
ATTACHMENTS
,_ z
A4t1&CMNgWt. y
PLANNING COMMISSION RESOLUTION 95-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF AMENDMENT #3 TO SPECIFIC PLAN 121-E,
REVISED
SPECIFIC PLAN 121-E, REVISED (AMENDMENT #3)
HOTEL ASSOCIATION OF PALM SPRINGS
WHEREAS, the La Quints Hotel was originally built in 1926; and,
WHEREAS, the County of Riverside approved Specific Plan 121-E/EIR 41 (La
Quinta Cove Golf Club) in 1975, that allowed the expansion of the hotel to include construction of
637 condominium units, 420 hotel rooms, 27-hole golf course with clubhouse, and related service
faciliites on +619 acres; and,
WHEREAS, the City Council of the City of La Quints did adopt Specific Plan 121-E,
Revised, as set forth in City Council Resolution 85-24 on October 5, 1982, allowing the master plan
to be amended to permit an additional 279 condominium units and 146 hotel rooms; and,
WHEREAS, the City Council of the City of La Quints did amend the adopted
Specific Plan in 1988 (Amendment 1) and 1989 (Amendment 2) permitting additional enlargement
and modificatino to the Plan; and,
WHEREAS, the Planning Commission of the City of La Quints did on the 27th day
of June, 1995, hold a duly noticed public hearing to consider the request of the Hotel Association
of Palm Springs to amend the aforementioned specific plan to allow a new 16,000 square foot
ballroom and other associated facilities including a new sub -level parking garage, more particularly
described as follows:
A PORTION OF THE EAST HALF OF THE SOUTHWEST ONE -QUARTER OF
SECTION 36, T5S, R6E, S.B.B.M.
WHEREAS, said Specific Plan Amendment has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-68), in that the Community Development Director conducted an Initial Study, and
has determined that the proposed Specific Plan Amendment will not have a significant adverse
impact on the environment; and,
WHEREAS, at said public hearing upon hearing and considering all testimony and
RESOPC 149
Planning Commission Resolution 95-
arguments, if any, of all interested persons desiring to be heard, said lanning Commission did find
the following facts and reasons to justify the recommendation of the specific plan amendment:
That Revised Specific Plan 121-E, Amendment #3, as conditionally approved, is consistent
with the goals, policies, and intent of the La Quinta General Plan and Municipal Zoning
Code.
2. The proposed amendment is necessary to allow for the orderly development of proposed
Revised Specific Plan 121-E.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City
of La Quinta, California as follows:
That the above recitations are true and correct and constitute the findings of the Planning
Commission in this case.
2. That it does hereby confirm the conclusion of Environmental Assessment 95-304, indicating
that the proposed specific plan amendment will not result in any significant environmental
impacts, and that a Mitigated Negative Declaration should be filed.
3. That it does hereby recommend to the City Council approval of the above -described
amendment request subject to approval of Plot Plan 95-555 for the reasons set forth in this
Resolution.
PASSED APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27th day of June, 1995, by the following 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 149
CONDITIONS OF APPROVAL • RECOMMENDED
SP 121•E, REVISED (AMENDMENT 3)
(LA QUINTA HOTEL BALLROOM)
JUNE 27, 1995
GENERAL
Specific Plan 121 •E, Revised (Amendment 3) shall comply with the requirements and standards of the La
Ouinta Municipal Code and all other applicable laws in effect at the time of approval of this project unless
otherwise modified by the following conditions. Upon acceptance by the City Council, the City Clerk is
authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
2. This specific plan approval shall expire and become void on June 27, 1997, unless extended pursuant to the
City's Zoning Ordinance.
3. This approval shall be in compliance with all applicable conditions and applicable provisions of Plot Plan 95-
555.
4. The total number of single family homes/hotel rooms that will be allowed in the Specific Plan area shall be
1,494 (i.e., 775 units, 719 rooms).
CONAPRVl.157
au
I VIFACERmal4 a
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 95.555 (LA OUINTA HOTEL BALLROOM)
.TUNE 27, 1995
GENERAL
Plot Plan 95.555 shall comply with the requirements and standards of the La Guinta Municipal Code and all
other applicable laws in effect at -the time of approval of this project unless otherwise modified by the
following conditions. Upon acceptance by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against the properties to which
they apply.
2. This plot plan approval shall expire and become void on June 27, 1996, unless extended automatically
pursuant to the City's Updated Zoning Ordinance.
3. This approval shall be in compliance with all applicable conditions and applicable provisions of Specific Plan
121-E Revised (Amendment #3).
4. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures during project development.
All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize
light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and
approval by the Community Development Department.
6. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the
Community Development Director demonstrating compliance with those Conditions of Approval and
mitigation measures of the Environmental Impact Report prepared for Specific Plan 83.002 and Plot Plan
95.555, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building
permit, the applicant shall prepare and submit a written report to the Community Development Director
demonstrating compliance with those Conditions of Approval and mitigation measures of The Environmental
Impact Report prepared for Specific Plan 83-002 and Plot Plan 95.555, which must be satisfied prior to the
issuance of a building permit. Prior to final building inspection approval, the applicant shall prepare and
submit a written report to the Community Development Director demonstrating compliance with all remaining
Conditions of Approval and mitigating measures of the Environmental Impact Report prepared for Specific
Plan 83-002 and Plot Plan 95.555. The Community Development Director may require inspections or other
monitoring to assure such compliance.
7. If the applicant desires to phase improvements and obligations required by the conditions of approval, a
phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in the approved
phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior
to completion of homes or occupancy of permanent buildings within the phase unless a subphasing plan is
approved by the City Engineer.
CONAPRVL.154
Conditions of Appro4
Plot Plan 95.555 (La (luinta Hotel Ballroom)
June 27, 1995
B. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by
this approval, the applicant shall obtain permits and/or clearances from the following public agencies:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If
the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior
to obtaining City approvals and signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Department
at the time of the application for a building permit for the use contemplated herewith.
9. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee
program in effect at the time of issuance of building permits.
IMPROVEMENT PLANS
10. Site improvement plans submitted tc the City for plan checking shall be submitted on 24" X 36" media. All
plans shall have signature blocks for the City Engineer and are not approved for construction until they are
signed.
If water and sewer plans are included on the site improvement plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWO
prior to their submittal for the City Engineer's signature.
IMPROVEMENTS
11. Prior to issuance of any permit for construction of structures or site improvements approved or required
under this plot plan, the applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of future improvements to be constructed by others (deferred improvements).
Deferred improvements for this development include:
A. One half of the cost, or $25,000, whichever is less, for design and installation of median
landscaping and irrigation improvements in Eisenhower Street for the full length of the La Quinta
Hotel frontage.
CONAPRVL.154
Conditions of Approval
Plot Plan 95.555 (La Quinta Hotel Ballroom)
June 27,1995
The applicant's obligations for all or a portion of the deferred improvements may, at the City's option, be
satisfied by participation in a major thoroughfare improvement program if this development becomes subject
to such a program.
STREET AND TRAFFIC IMPROVEMENTS
12. Improvement plans for all on- and off -site streets, access gates and parking lots shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings, and as approved by the City Engineer.
Pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil
strength and anticipated traffic loading, including site and building construction traffic. The minimum
pavement sections shall be as follows:
Residential and Parking Areas
3.0" 14.5"
Collector
4.0" 15.00"
Secondary Arterial
4.0" 16.00"
Primary Arterial
4.5"16.00"
Major Arterial
5.5"16.50"
If the applicant proposes to construct a partial pavement section which will be subjected to traffic, the
partial section shall be designed with the 20-year design strength.
GRADING
13. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be
planted with interim landscaping or provided with other wind and water erosion control measures approved
by the Community Development and Public Works Departments.
14. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The
report of the investigation ("the soils report") shall be submitted with the grading plan.
15. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City
Engineer prior to issuance of a grading permit.
The grading plan shall conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist.
16. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive
approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, 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.
CONAPRVL.154
Conditions of Approval
Plot Plan 95.555 (La (luinta Hotel Ballroom)
June 27,1995
17. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and
signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building
pad elevations. The document shall, for each building pad in the development, state the pad elevation
approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data
shall be organized by development phase and lot number and shall be cumulative if the data is submitted at
different times.
DRAINAGE
18. All 100-year storm water run-off shall be retained on -site unless otherwise approved by the City Engineer.
The tributary drainage area for which the developer is responsible shall extend to the centerline of adjacent
public streets.
LANDSCAPING
20. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape
and irrigation construction plans shall be submitted to the Public Works Department for review and approval
by the City Engineer if landscaping is adjacent to a public street(s). The plans are not approved for
construction until they have been approved and signed by the Community Development Director or City
Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. The plans
shall be prepared by a licensed landscape architect.
MAINTENANCE
21. The applicant or applicant's successors in ownership of the property shall ensure perpetual maintenance of
private street and drainage facilities, landscaping, and other improvements required by these conditions.
FEES AND DEPOSITS
22. The applicant shall pay all deposits and fees required by the City for plan checking and construction
inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the
plan checks and permits.
FIRE MARSHAL
23. Provide or show there exists a water system capable of delivering 4000 gpm for a three hour duration at 20
psi residual operating pressure which must be available before any combustible material is placed on the job
site.
24. The required fire flow shall be available from a Super hydrant(s) (F X 4" X 2'/2") located not less than 25-
feet or more than 185-feet from any portion of the building(s) as measured along approved vehicular travel
ways.
CONAPRVL.154
Conditions of Approval
Plot Plan 95.555 (La Quinta Hotel Ballroom)
June 27, 1995
25. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water
system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil
Engineer and the local water company with the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the Riverside County Fire Department."
26. The required water system including fire hydrants shall be installed and operational prior to the start of
construction.
27. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group I. The post indicator
valve and Fire Department connection shall be located to the front within 50-feet of a hydrant, and a
minimum of 25-feet from the building.
28. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The
approved plans, with Fire Department job card must be at the job site for all inspections.
29. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform
Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72.
30. Install Knox Key Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox
Company. Plans must be submitted to the Fire Department for approval of mounting locationiposition and
operating standards. Special forms are available from this office for the ordering of the Key Switch, this
form must be authorized and signed by this office for the correctly coded system to be purchased.
31. 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. Conditions subject to change with adoption of new
codes, ordinances, laws, or when building permits are not obtained within twelve (12) months.
32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact
certified extinguisher company for proper placement of equipment.
UTILITIES
33. All existing and proposed utilities within or immediately adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept underground are
exempt from this requirement.
34. The applicant shall abandon all unneeded sewer and water service laterals in this development and install
new laterals as required.
CONAPRVL.154
Conditions of Approval
Plot Plan 95.555 (La Quinta Hotel Ballroom)
June 27, 1995
35. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to
construction of the surface improvements. The applicant shall provide certified reports of utility trench
compaction tests for approval of the City Engineer.
QUALITY ASSURANCE
36. The applicant shall employ site improvement construction quality -assurance measures which meet the
approval of the City Engineer.
MISCELLANEOUS
37. The developer shall submit an interim parking plan to the Community Development Department for approval
if work on the expansion request is to occur between the months' of.lanuary to April. The plan will identify
the parking areas for employees, guests and workers during on -site construction. The plan shall be approved
by the Community Development Director, the City Engineer, and the Fire Marshal before work begins. Special
consideration shall be made to ensure that the development proposal does not affect the surrounding
residents. Parking on Avenida Fernando should be discouraged, if possible.
38. The California Fish and Game Environmental filing fees shall be paid within 24-hours after review of the case
by City Council. The fee is $1,250 plus $78.00 for processing by Riverside County (checks to be made out
to Riverside County).
39. The developer shall submit to the Director of Community Development their existing Transportation Demand
Management Plan for review to insure compliance with Chapter 9.162 of the Municipal Code. A plan
approved by the South Coast Air Quality Management District will meet this requirement.
CONAPRVL.154
PLANNING COMMISSION RESOLUTION 95-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 95.304
PREPARED FOR PLOT PLAN 95-555 AND SPECIFIC PLAN 121-E, REVISED
(AMENDMENT #3)
ENVIRONMENTAL ASSESSMENT 95.304
GREG BURKHARTIKSL LA QUINTA HOTEL CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of June,
1995, hold a duly noticed Public Hearing to consider the proposed Plot Plan 95.555 and Specific Plan 121-E, Revised
(Amendment #3) for the La Quinta Resort & Club expansion project; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did approve the certification
of the Environmental Assessment to the City Council; and,
WHEREAS, said Plot Plan and Specific Plan amendment have complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended) (Resolution 83.68 adopted by the
La Quinta City Council) in that the Community Development Department has prepared Initial Study EA 95.304; and,
WHEREAS, the Community Development Director has determined that said plot plan and specific
plan amendment will not have a significant adverse effect on the environment and that a Negative Declaration of
environmental impact should be filed; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested
persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify
certification of said Environmental Assessment:
1. The proposed plot plan and specific plan amendment will not be detrimental to the health, safety, or general
welfare of the community, either indirectly or indirectly.
2. The proposed plot plan and specific plan amendment will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining
levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate important examples of the major periods of California history or
prehistory.
The proposed plot plan and specific plan amendment do not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals.
4. The proposed plot plan and specific plan amendment will not result in impacts which are individually limited
or cumulatively considerable.
RESOPC.165
Planning Commission Resolution 95.022
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California,
as follows:
That the above recitations are true and correct and constitute the findings of the Commission for this
environmental assessment.
2. That it does hereby recommend certification of Environmental Assessment 95.304 for the reasons set forth
in this resolution and as stated in the Environmental Assessment Checklist and Addendum, labeled Exhibit
"A" contained in the project file.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held
on this 27th day of June, 1995, by the following vote, to wit:
AYES: Commissioners Abels, Anderson, Barrows, Butler, Gardner, Newkirk, and Chairman Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DONALD ADOLPH, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.165
PH *3
STAFF REPORT
PLANNING COMMISSION
DATE: June 27, 1995
CASE NO.: PLOT PLAN 95-558 (COMPATIBILITY REVIEW)
APPLICANT: LANDAU DEVELOPMENT
ARCHITECT: WENDELL W. VEITH
REQUEST: APPROVAL OF A NEW UNIT FOR CONSTRUCTION IN
LAKE LA QUINTA PROJECT
LOCATION: WESTSIDE OF DULCE DELMAR, NORTH OF VIA
GRIZIANNA AND WESTSIDE OF VIA FLORENCE SOUTH OF
VIA GRIZIANNA, WITHIN LAKE LA QUINTA
Landau Development has purchased five lots within the Lake La Quinta Project on the
Adams Street side. Two of the units are very similar to the previously constructed
Marquessa Project and have been granted staff approval to construct. A third unit
is completely different from other units approved for construction in the project and
is therefore subject to compatibility review.
The proposed one-story residence will consist of 2,758 sq. ft. of living area and a
662 sq. ft. detached three car garage. The unit will have three bedrooms and three -
and -a -half bathrooms.
The architectural style of the unlit is Mediterranean with stucco walls and fascias and
a concrete °S" the roof. The height of the proposed residence, at the highest point
is approximately 18.5 feet high. Exterior colors will be beige with the roof tile tan in
color. The residence has been designed to have substantial overhangs of a minimum
of two -and -a -half feet with the overhang along the rear elevation increased adjacent
to the master bedroom and living room.
Applicant has submitted site plans for the construction of the two residences which
indicates compliance with required set backs.
pcss.102
Presently the units, which have been approved for construction in the Lake La Quinta
project, vary from 1,804 sq. ft. up to 3,800 sq. ft. The proposed residence of 2,758
sq. ft. is, therefore, in compliance with the applicable Compatibility Ordinance
requirements for size.
The unit has been designed to be compatible with other product lines within the
project. The Homeowners association's architectural committee has reviewed the
submitted plan and indicated approval. The unit has architectural features of the
other projects including similar roof tile, stuccoed fascias, and similar column
treatment. The front elevation of the proposed unit is architecturally similar to
Vintage Homes Plan 2, Elevation "C".
In the most recent review for Vintage Homes, the Planning Commission required a
condition for a rear covered patio, if the rear of the unit faces south or west. In this
case, the units to be constructed face east and, therefore, should not require the
trellis.
In conclusion, staff believes that the proposed unit is acceptable in that it is in
compliance with the Compatibility Ordinance and architecturally similar to other units
in the Lake La Quinta project.
By adoption of Minute Motion 95- , staff recommends approval of this request,
subject to the attached conditions.
Attachments:
1. Location map
2. Plan exhibits
pcss.102
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 95-558 - LANDAU DEVELOPMENT
JUNE 27, 1995
1. Approval is granted for Plan 95-558, (Plan MP3) as noted and on file in the
Community Development Department.
2. The landscaping and irrigation plan shall be submitted to Community
Development Department for review and approval prior to issuance of building
permit. Additionally, the plan shall be reviewed and approved by the
Homeowners Association, the Riverside County Agricultural Commissioner and
Coachella Valley Water District Management Specialist.
3. All trees shall be double -staked to prevent wind damage, where feasible, all
plant material shall be watered by either emitters or low -flow bubblers.
4. The concrete driveway shall include expansion joints and a broom finish (or
better) texture.
5. All provisions of Ordinance 220, regarding water efficient landscaping and
irrigation shall be met. All landscaping shall be continuously maintained in a
healthy and viable condition, by the developer, and subsequent property
owners.
6. The front yards and exterior side yards shall be landscaped from the residence
or wall to the property lines, edge of curb, or sidewalk, whichever is furthest
from the residence or wall.
7. All applicable conditions of Tract 26152 shall be complied with.
B. All applicable conditions of Compatibility Ordinance 242 shall be met.
pcss.102
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48TH AVENUE—
^)rre,0%
May 5, 1995
Mr.Stan Sawa
Planning Department
City of La Quinta
78495 Calie Tampico
La Qui.nta, Ca. 92253
Re: Lots 215, 216,217, 221, 221 of Tract 26152
Landau Development Co.
Dear Sirs
This will acknowledge that we have reviewed
the plans far tho aMVe cots at Lake La Quinta
and have approved same to be in compliance with
the architectural guidelines.
SincereAy,
j&mes L4 46ggia
Project Manager
JLLtpd
Faxed to 777-71.55
BI #1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 27,1995
CASE: PLOT PLAN 95-556
REQUEST: APPEAL OF STAFF'S DENIAL OF AN EXTENSION OF TIME
FOR A TEMPORARY CONSTRUCTION TRAILER AT THE
ONE ELEVEN -LA QUINTA SHOPPING CENTER
APPLICANT: WASHINGTON PLAZA ASSOCIATES
REPRESENTATIVE: MR. MICHAEL J. SHOVLIN, MANAGING PARTNER
LOCATION: 46000-1 /2 HIGHWAY 111
The One Eleven -La Quinta Shopping Center (SP89-014) was approved by the City
Council in 1990. The center, when completed, will consist of approximately 617,565
sq. ft. of retail/office uses on 60 acres.
In 1992, staff approved a request for a temporary construction/leasing sales trailer
for the proposed shopping center (Plot Plan 92-483). The trailer was installed on
Washington Street, north of Highway 111 (Attachment 1). Various conditions were
imposed and the applicant placed the trailer on the property on April 14, 1992. The
trailer was allowed for an initial six month period, but the applicant could request an
additional extension of time that could be approved by the Community Development
Director. The trailer was permitted on Washington Street to help the applicant in his
marketing plans for the center.
On June 29, 1994, staff sent a letter to the Washington/Adams Partnership
requesting that the trailer be removed from the site by July 8, 1994, since no
additional on -site construction was occurring.
In August 1994, staff received a written notice from Mr. Shovlin requesting a two-
year extension to July 1996. In the letter, Mr. Shovlin stated: "The
construction/leasing sales trailer at Washington Street and Highway 111 is still being
used by Washington/Adams Partnership. The trailer is used for construction/leasing
purposes."
PCGT.118
On August 17, 1994, staff sent another letter to the applicant explaining that the City
had denied his request, and the trailer should be removed by September 10, 1994.
Upon receipt of this letter, the applicant came into City Hall to explain that his
company was the general contractor for the Eisenhower Immediate Care facility, and
therefore he should be allowed to leave the trailer on -site.
The applicant submitted another written request on February 3, 1995, stating they
had closed their property management office in the shopping center (adjoining China
Joe's Restaurant) and that they wished to leave the trailer on -site until December 31,
1995.
Staff received a new plot plan application (Plot Plan 95-556) on May 9, 1995, from
the applicant requesting that the existing trailer be allowed to be used by his company
until some additional projects were completed. A letter supporting the request arrived
on May 26, 1995 (Attachment 2). On May 31, staff sent a letter to the applicant
notifying him that the trailer should be removed from the site, but that he could
relocate the trailer to another area of the project that would not be highly visible from
Washington Street or Highway 111 (i.e., next to the Shangri-La Restaurant). We
notified the applicant of his appeal rights. The applicant filed his appeal on June 13,
1995 (Attachment 3).
Chapter 9.180 (Plot Plans) allows the Community Development Director to approve,
conditionally approve, or disapprove a plot plan based on standards in this section
within 30-days after accepting a completed application. The approval can be for one
year or shorter, if determined by staff. The decision of the Director can be appealed
to the Planning Commission. As previously mentioned, the applicant is appealing
staff's decision not to approve the temporary trailer at its present site pursuant to
their latest application request (Plot Plan 95-556).
The City normally allows temporary trailers for commercial centers during the on -site
construction activities on a case -by -case basis. As stated above, the City did permit
the applicant approval of the temporary structure for an initial six month period
subject to an extension. (No extensions have been applied for, nor granted, by staff.)
In 1992, staff anticipated the trailer would be on -site for a one year period, but we
also thought that when the initial phase of the commercial center was built the
applicant would provide an office inside the new facility for leasing purposes. A
leasing office was later provided, but removed.
Staff understands that the center is quite large, and it will be several years before it
is completed, but we also recognize that many of the newly built buildings in the
center were not built by the applicant's company (i.e., Wal-mart, Carl's Jr.,
McDonald's, etc.). We feel that the developer should either remove the temporary
PCGT.118
building or relocate it to another location near the areas that are to be contemplated
for development at this time (i.e., Shangri-La Restaurant, Metropolitan Theaters, etc.)
because the Washington Street Corridor is a scenic corridor and it would be
appropriate to remove this temporary building from the center at this time since three
years have elapsed from the initial approval.
Alternatives available to the Commission are:
1. By Minute Motion 95-—
deny the request of the applicant to leave the existing
temporary trailer in its present location for another one-year period; or
2. By Minute Motion 95-_ approve the request of the applicant to leave the
existing temporary trailer in its present location for another one-year period
provided the improvements to the trailer and surrounding area, identified in his
letter of May 25, 1995, are completed in the next 30-days, and that the
original conditions of Plot Plan 92-483 are met. The Commission may also add
conditions they feel are appropriate; or
3. By Minute Motion 95-—
approve the request for a one-year period provided an
alternate site location is chosen that is a minimum distance of 200 feet from
Washington Street or Highway 111.
Attachments:
1. Site Plan
2. Letter from Applicant
3. Letter from Applicant
PCGT.118
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May 25, 1995
WASHINOTON PLAZA ASSOCIATES
71-084 Tamarisk Lane
Rancho Mirage, CA 92270
The City of La Quinta
Community Development Dept.
78-495 Calle Tampico
La Quinta, CA 92253
Attention: Jerry Herman, Director
Fax: (619) 321-2831
Uji
U11-y QF +C:U11NTA
It is our intention to do the following in an effort to mitigate the negative appearance of
our currently placed construction trailer/site maintenance office at the La Quinta/One
Eleven Shopping Center. We are currently under construction with the flew Eisenhower
Immediate Care Center and are a-iticipating additional new construction in conjunction
with the newly proposed theaters presently in Planning.
1. To completely renovate and repair the exterior of the trailer including handrails at
the entry and skirting.
2. To repaint the entire exterior of the trailer in a color complimentary to the rest of
the permanent improvements on the site.
3. To pour TEMPORARY concrete pads at the base of both the entry stairs and handicap
ramps at the curb for safety and appearance. These would naturally be removed upon
moving of the trailer.
4. To build a berm and landscape at the Washington St. (west) end of the trailer with
planting matching other existing site improvements with design intended to obscure
the west end of the trailer.
5. To maintain the north side of the pad now vacant to be free of weeds and trash to
improve the Washington Street entry by AM PM.
It is our hope that these improvements will help to alleviate the concerns now existing
with the continued use of this yet unsold pad as our head of operations while we continue
with the development of the site. I have attached site sketches of our proposed landscape
improvements for your review anc comment.
Sincerely,
-7
Washington Plaza Associates
Michael J. Shovlin, Managing Partner
cc: Shur[ Curci
John Cu-ci
WASHINGTON PLAZA ASSOCIATES
71-084 Tamarisk Lane
Rancho Mirage, CA 92270
(619) 324-5485
June 13, 1995
The City of La Quinta
Community Development Dept.
78-495 Calls Tampico
La Quinta, CA 92253
RE: PLOT PLAN 95-556 (Temporary Construction Trailer)
Dear Jerry Herman, Director
I was very disappointed upon receipt of your letter dated May 31, 1995 stating that our
request for the continued usage of the on -site construction trailer for the next year has
been denied. Per the directions it the referenced letter, I would like to appeal the
decision for several reasons.
When we initially requested the use of this site for construction usage, it was determined
by the City of La Quinta that the present site would be acceptable. Based upon this prior
decision, we paid the expenses required for supplying electricity, sewer, water and
telephone to permit usage per our needs. Additionally, we had the site landscaped and
maintained as part of the ongoing caring for the site. We feel that to move to the
suggested location would require an immense expense to replace the services now being
used. It would be necessary to dig up the streets to get much of the service to a new
location. The cost would be prohibitive and create an enormous financial burden for
which we just could not afford to pay at this time. We have not been able to recover
those moneys already spent for the present location.
We would ask your department to please reconsider your decision. As an alternate, we
would hope that you could help us with upgrade conditions of approval which would
mitigate the concerns currently causing the last decision. We certainly did not expect to
leave our office as a permanent structure on the site, but expected that we would be
allowed to use it during the course of construction now on -going without having to spend
even more money than we have already spent moving to a different location.
Thank you for your time and attention.
Sincerely,
Washington Plaza Associates
Michael J. Shovlin, Managing Partner
cc: Shurl Curci
John Curd
BI *2
STAFF REPORT
PIAANNING COMMISSION
DATE: June 27, 1995
CASE NO.: PLOT PLAN 94-541 (AMENDMENT 1)
REQUEST: APPROVAL OF TYPICAL FRONT YARD PRELIMINARY
LANDSCAPING PLANS FOR USE IN CONJUNCTION WITH
CIRCULAR DRIVEWAYS..
LOCATION: SPINNAKER COVE WITHIN LAKE LA QUINTA PROJECT
APPLICANT: VINTAGE HOMES, A DIVISION OF CENTURY HOMES
BACKGROUND:
The approval for Plot Plan 94-541 was granted by the Planning
Commission on January 10, 1995. One of the Conditions of Approval
is that preliminary landscaping plans and alternatives for circular
driveways be reviewed and approved by the Planning Commission. The
applicant has submitted a typical landscape plan for a plan two -
unit (2,006 sq. ft.).
PROJECT PROPOSAL:_
The applicant has submitted a landscaping plan which shows typical
planting for a unit provided with a circular driveway. Basically
the circular driveway would be lined with five -gallon shrubs, with
the "island" also provided with annual color in the balance of the
"island". The plans indicate that there would be two alternative
shrubs utilized. The primary shrub is shown as a Dwarf Oleander
with alternative shrub being a Dwarf Ilex or Dwarf Pittosporum
Tobira (Wheeler's dwarf) .
Additionally, within the "island" area a street tree would be
provided. This street tree is shown as either a 15-gallon Bottle
Tree or Jacaranda.
ANALYSIS•
The plan submitted is essentially the same plan submitted for
Rancho La Quinta's circular driveways. To date, only one circular
driveway has been constructed in Rancho La Quinta. An inspection
of this lot shows that the landscaping installed does not precisely
match that approved in the plans.
pcss.101
Staff feels that the landscaping design as shown is acceptable.
The applicant's plans indicate that there will be a minimum five
foot between the curved driveway where it meets the street and the
next adjacent lot. It appears to staff that there may not be a
large demand for the circular driveway, if the Rancho Ocotillo
experience is any indication.
RECOHMNDATION
Move to adopt Minute Motion 95- approving the preliminary
landscaping plans for the circular driveway, subject to the
condition that plans for the various different models be submitted
to the Community Development Department for review and approval
prior to installation of driveway and landscaping
Attachments:
1. Preliminary landscaping plans
pcss.101
I I I" I Jka 7J ley: JU i U :yb7 Jd1 0041
FRUN TIERRA PLANNING
T-001 P.06
ev -4
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ppp* MIA
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TYPICAL CIRCULAR DRIVE
5-3
PLANT LErF 0
S. YLBOBOTANICAL NAME
T-1 GEJERA PARVIFLORA
T-2
COMMON NAME
AUSTRALIAN WILLOW
24" BOX
LAGERSTROEMIA INDICA
T 3 RHUS LANCEA
CRAPE MYRTLE
AFRICAN SUMAC
24" BOX
24" BOX
T-4 MELALEUCA QUINQUENERVIA
S-1 ELAEGNUS PUNGENS
CAJEPUT TREE
SILVERBERRY
24" BOX
5 GAL.
8-2 NERIUM OLEANDER "PETTITE' OLEANDER - SALMON
94 P"70SPORUM TOBIRA "WHEELERS DWARF'
5 QAL
S GAL.
S-4 NANDINA DOMESTICA
HEAVENLY BAMBOO
5 GAL
STREET TREES -15 GAL TYP.
BRACHYCHITON POPULNEIL!S - BOTTLE TREE - 15 GAL.
JACARANDA ACUTIFOLIA - JACARANDA - 15 GAL
ALL TREES WITHIN 8 FT. ON CONC. TO HAVE FOOT GUARDS
ALL SHRUB AREA TO HAVE 2' MULCH
CIRCULAR DRIVE 3-2 ALTERNATIVE SHRUB
HEDGE ILEX VOWTORIA "DWARF" $ GAL.
PITTOSPORUM TOBIRA WHEELERS DWARF - 5 GAL.
SPIIvTNAKER
COVE
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MAY 30 '95 09:30 TO 909 381 0041 FROM TIERRA PLANNING T-001 P.05
I 1\rt
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CC
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Ouinta City Hall
78.495 Calle Tampico, CA
June 13, 1995
I. CALL TO ORDER
3:00 P.M.
A. This meeting of the Planning Commission was called to order at 3:13 P.M. by Chairman Adolph.
Commissioner Barrows led the flag salute.
II. ROLL CALL
IV.
PC6.13
A. Chairman Adolph requested the roll call: Present: Commissioners Abels, Barrows, Butler,
Gardner, Newkirk, and Chairman Adolph. Commissioner Anderson arrived late.
PUBLIC COMMENT:
A. There being no public comment, Chairman Adolph asked City Attorney Dawn Honeywell to
update the Commission regarding the status of the Adult Entertainment Ordinance. City
Attorney Dawn Honeywell explained the status of the Ordinance and the proposed changes that
would be presented to the City Council.
WORKSHOP
A. Continued . Zoning Code Update: a request of the City for review and approval of the Zoning
Code Update.
1. Principal Planner Stan Sawa presented an update on what material had been covered
and what was to be discussed.
2. Page 5
Section 9.150.040.A.2.b. - Define what "reasonable walking distance" into feet. (Not
to exceed 300 feet).
3. Page 6
B.5. - Add "other than approved car sales".
4. Section 9.140.050.A. - Delete the sentence, "In the interests of the public health,
safety and welfare, the City's decision -making authority shall be the final judge on how
many off-street parking spaces a use or a combination of uses may require." Staff was
Planning Commission Minutes
June 13,1995
requested to correct the wording in following sentence.
5. A.3 and A.5 (Page 7) - Delete both.
B. Page 7 & 8
0. - Staff to review and offer suggestions (a 10% reduction shall apply to the
commercial requirements only).
7. D.3. Add "to a City -created assessment/benefit for parking improvements, or parking
improvement district..."
8. Page 9
Table 9 - Define where the driveway length should be from and to.
9. Page 13
Table 9 - Staff to review section on Automobile Service Stations
10. Page 19
Section 9.150.080.A.4 - "Individual wheel stops shall be permitted."
11. A.8. - Define what a "sufficient throat' is.
A.10. - Encourage them to use a common easement use.
12. Page 21
B.7. - staff to check with Engineering Department for driveway width.
13. Page 022
D.4. - add "...and speed bumps and sionage shall be used...."
14. Page 25
F.2. - Add "to allow pavers".
15. Page 27
J.7. - Add verbiage "...to include screening by a wall or landscaping, berm or any
combination of the three."
J.7. - Make reference to refer them to Section "L".
16. Page 28
K.10 and 11. - add "above finish grade".
17. Page 29
3.b. - Remove "decision- making authority" and replace with "City".
PC6.13 2
Planning Commission Minutes
June 13,1995
18. Page 30
M.5. - minimum 15 gallon size tree with a 2" diameter trunk. Create a canopy tree
palette.
M.5. - 10% to 15% of overall landscaping should be required.
Add native or drought tolerant plants.
19. Page 31
Table 9 - Minimum required parking spaces 5.24 and 25.49 change the amount of
shading required to 50%.
29. Page 32
10. - add "in like kind and size".
12. - Eliminate.
30. Page 33
Table 9 - verify it conforms with the American Disabilities Act (ADA) or state "refer to
the ADA requirements".
Chairman Adolph recessed the meeting at 5:29 P.M. and reconvened at 7:04 P.M.
V. PUBLIC COMMENT
VI. PUBLIC HEARINGS
A. Continued - Street Name Change 95-006; a request of the La Guinta Volunteer Fire Department
to change the name of a portion of Old 52nd Avenue to Frances Hack Lane.
1. Associate Planner Greg Trousdell presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
2. There being no questions of staff and no public comment, Chairman Adolph closed the
public hearing.
3. Commissioner Abels stated that since the Coachella Valley Recreation and Park District
had passed a resolution renaming the downtown Community Park to "Frances Hack
Park", he felt this was more appropriate than renaming the street.
4. Staff informed the Commissioners that even though the Park had been renamed, the
Volunteer Fire Department still wanted to name Old 52nd Avenue to Frances Hack Lane.
Commissioners discussed the request
PC6.13 3
Planning Commission Minutes
June 13, 1995
5. There being no further discussion, it was moved and seconded by Commissioners
Abels/Anderson to adopt Resolution 95.020, approving the renaming a portion of Old
52nd Avenue to Frances Hack Lane as requested.
ROLL CALL: AYES: Commissioners Abels, Anderson, Barrows, Butler, Gardner, Newkirk,
and Chairman Adolph. NOES: None. ABSENT: None. ABSTAINING: None.
MOTION CARRIED.
Commissioners Anderson and Gardner withdrew due to a possible conflict of interest regarding Tentative Tract
28150.
B. Tentative Tract 28150; a request of KSL Land Corporation for approval to resubdivide 3.6 acres
into 14 single family residential lots and four common lots.
1. Associate Planner Greg Trousdell presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
2. Commissioner Abels asked to see the letter from Monarch (representing the PGA West
Homeowners').
3. Commissioner Butler asked staff how Condition #36 would be addressed. Staff
explained that the issue was addressed in the letter from Monarch. Discussion
followed as to w'nether KSL had the right to go ahead with their project.
4. Commissioner Newkirk asked where the nearest pool to this proposed tract was
located. Staff explained the history of the different pool locations in PGA West.
Sunrise built the pools.
Chairman Adolph reminded the Commission that KSL had agreed that if condominiums
were built across the street, pools would be installed.
6. Commissioner Abels asked whose responsibility the entrance gate was 58th Avenue.
Staff stated they believed the gate improvements had never been accepted by the HOA;
it remained a responsibility of Landmark Land or KSL.
7. Commissioner Newkirk asked if there were enough homes in the area to warrant a gate.
Staff displayed the area on the aerial and discussion followed. Staff felt it was not
necessary at this time.
8. Chairman Adolph asked if KSL had received a copy of the letter from Monarch. Staff
stated they had personally given a copy of the letter to Mr. Haag in hopes he would
forward a copy to KSL. Chairman Adolph asked if a response had been received from
KSL regarding the letter. Staff stated they had not.
PC6.13 4
Planning Commission Minutes
June 13,1995
Commissioner Barrows asked staff if the undeveloped graded areas were being
maintained and were they addressed adequately in the Conditions of Approval. Staff
stated that all tracts are required to have a dust control maintenance program. Code
Enforcement would investigate any complaints.
10. There being no further questions of staff, Chairman Adolph opened the public hearing.
Mr. Forrest Haag, representing the applicant, addressed the concerns raised by the
Commission. He stated they were asking the Commission to approve the project as it
was originally approved on April 25th. Mr. Haag stated that KSL was working with
The Monarch Group to reach a solution. They had met with and discussed the points
raised in their letter with the homeowners.
11. Commissioner Newkirk asked what type of homes were built by Sunrise across the
street from this tract. Mr. Haag stated they were the Trophy units.
12. Commissioner Butler stated that he did not believe KSL, should be required to satisfy
the conditions that were placed on the tract when owned by Sunrise Company, as the
tract had changed from the original design and was not the same product line. Mr.
Haag stated that the amenity mix under Sunrise was lacking, but with the new product
line the amenities had improved. As to the location of the pool referred to in the prior
Planning Commission meeting, KSL did not believe this was the best location. It should
not be addressed in this tract approval. Discussion followed as to the history of the
area, the gate, pools and what responsibility should the new owner have to assume
from the previous owner.
13. Commissioner Butler stated he was not certain that the Planning Commission should be
addressing these issues. Chairman Adolph stated that he felt the Planning Commission
should hear both sides and make a decision to be sure that the prior conditions are met.
14. Commissioner Abels asked City Attorney Dawn Honeywell to clarify. City Attorney
Dawn Honeywell stated that the Conditions of Approval run with the land. When a
developer submits a new tract the Conditions are brought before the Planning
Commission for review and to make a determination as to which conditions are
applicable and reasonable. It is difficult to review each of the tracts individually when
they are a part of the overall PGA West Specific Plan. She suggested that the Council,
in the near future, review the existing specific plan to bring all the tracts into
conformance. This, however, is not the issue before the Commission. The Planning
Commission is to review the request before them. The Commission cannot put any
conditions on this project that do not relate to the change that is requested. She was
unsure whether the pools were conditions of the prior map or just shown as locations
by the prior developers.
15. Commissioner Abels clarified that there were three issues before the Commission; the
new product type, pools, and the project access gate.
PC6.13
Planning Commission Minutes
June 13, 1995
16. Commissioner Barrows asked staff to clarify what public improvements the City could
require. City Attorney Dawn Honeywell stated that due to the questions that were
arising, the City might want to re-examine the adopted specific plan. She was
uncertain whether the City could require the new owner to provide off -site amenity
improvements (pools) when the specific plan does not require it.
17. Chairman Adolph asked the City Attorney whether or not it was reasonable that a pool
was being required by the Conditions as it was illustrated on the previous tract map.
City Attorney Dawn Honeywell stated that it could be raised in an argument, but it is
not listed in the conditions specifically.
18. Chairman Adolph asked Mr. Haag to identify the four common lots. Mr. Haag stated
that there was only one common lot. It was noted that the Agenda listed four common
lots in error.
19. Chairman Adolph asked Mr. Haag how KSL hoped to resolve this issue regarding the
pool. Mr. Haag stated that if the amenities are over -provided, it becomes a burden on
the homeowners' association. When KSL looks at a new product line, it looks to solve
the problem, not create one. The problem should be addressed when the product
demands the amenities, not the tract development. Discussion followed as to potential
solutions to the problem.
20. Commissioner Barrows stated it appeared that the HOA was willing to accept the
burden of the pocl and there appears to be a demand for the pool. She stated the City
was looking for some indication of how the problem would be addressed. Mr. Haag
stated he did not feel the homeowners would want to go to this area (of the new
product line) to use their pool, when the new area was to be single family homes and
not condominiums. He felt this market product did not demand a common pool facility.
21. Commissioner Butler asked which HOA would assume the responsibility for this pool.
Chairman Adolph stated that it would go to HOA Residential #1 or #2. The Master
Association takes care of the gates and perimeter landscaping Commissioner Butler
asked who would maintain the pool and common lot area. Mr. Haag stated it was a
residential boundary and it would have to be integrated into one of the existing HOA's.
Commissioner Butler stated the new tract would be paying dues to maintain pools they
would not be using. Mr. Haag stated that irregardless, all HOA are required to
contribute to the overall cost of all the pools.
22. Mr. Bob Sardell, a resident on Interlachen, across from the proposed development,
stated he encouraged the development. However, if this new tract was to become a
part of Residential #1, it would be a conflict due to the size of the homes. The second
problem was the temporary toilet structure and the pool restrooms that would provide
the necessary restrooms facilities for the workers. Third there needed to be one HOA
for the entire street to maintain the pool.
PCB-13 6
Planning Commission Minutes
June 13,1995
23. Mr. Sardella stated that the property owners on Southern Hills use the common area
pools as the dues they pay support and maintain the pools. The gate was not a major
issue, but the wall that is nonexisting (58th Avenue) is a problem. The installation of
the wall was necessary for security purposes.
24. Mr. Sardella asked if the Commissioners had a copy of the Monarch letter. Staff stated
they had not distribute the letter to the Commission as some issues raised in the letter
did not apply to t1is tract request (the letter was submitted for Plot Plan 95-552). Mr.
Sardella passed out a copy of the Monarch letter to the Commissioners. Mr. Sardella
went over the issues raised in the letter and his concern that homes would be built, and
not sold, and who would be responsible for the HOA dues.
25. Mr. Forrest Haag stated that KSL was working with Monarch to resolve the issues and
would continue to work to reach a solution. The restroom facilities are now
conditioned to be provided and will be constructed.
26. There being no further public comment, Chairman Adolph closed the public hearing.
27. Commissioner Butler asked staff to clarify what issue was before the Commission for
approval. He felt the only issue they could address was the approvalidenial of the
tract.
28. Commissioner Abels stated the pool and tract are before the Commission for approval.
29. Commissioner Newkirk asked if the security gate and wall were a part of this approval.
City Attorney Dawn Honeywell stated it was not before the Commission. He felt that
KSL should not be required to provide a pool for the homes on Interlachen as there were
several individual pools.
30. There being no further discussion, it as moved and seconded by Commissioners
Newkirk/Butler tc adopt Planning Commission Resolution 95.021 (as originally
conditioned).
31. Commissioner Barrows asked the City Attorney to clarify if there was an alternate site
the pool could be approved for or, does the Commission wait and see what KSL and the
HOA work out. City Attorney Dawn Honeywell stated the Commission could wait and
see what the market demands and what was built out. The City's alternative is to look
at the entire specific plan and amend it to make it more detailed as to the amenities and
their locations. However, the Commission must look at the issue that is before them at
this time and if they so desired, asked staff to take the specific plan issue before the
City Council for review.
PC6.13 7
Planning Commission Minutes
June 13,1995
32. Chairman Adolph stated he was not in objection to the product being built, but to the
developer deciding whether or not pools will be constructed and where they will be built
was an issue. If they are going to reduce the density and change the product line, they
need to inform the residents as to where and when the pools and restroom facilities
would be installed.
ROLL CALL: AYES: Commissioners Abels, Butler, and Newkirk. NOES: Commissioner
Barrows and Chairman Adolph. ABSENT: Commissioners Anderson and
Gardner. ABSTAINING: None.
MOTION CARRIED.
33. Commissioner Abels requested that staff bring the specific plan issue before the Council
for their review and direction.
C. Plot Plan 95.554 and Environmental Assessment 95-301; a request of Caal Theaters for a
recommendation of approval to the City Council of a Mitigated Negative Declaration of
environmental impact and approval of a plot plan to allow the construction of a 30,000 square
foot 8-plex theater.
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 asked staff to identify the location of the Shangri-La restaurant in
relation to the theater location.
3. Commisioner Abels asked staff to identify the location of the other buildings in the
shopping center.
4. Commissioner Barrows asked staff to clarify the location of the landscaping staff was
requesting and why benches were being requested. Staff showed the location of the
landscaping and stated the benches were for the customers waiting to see a show or
be picked up.
5. Chairman Adolph asked about the amount of signage and whether it met the City
requirements. Staff stated that presently it did exceed it. Chairman Adolph asked if
the marquee sign was part of the sign program.
6. Commissioner Abels asked if this would be similar to the marquee at the Town Center
Theater. Staff assumed it would be and the sign program would have to come back
before the Commission for final approval.
PC6.13 8
Planning Commission Minutes
June 13,1995
7. Commissioner Anderson asked if staff had considered the amount of parking and how it
would affect the rest of the existing shopping center. Staff explained and stated the
parking issue was addressed when the center was first designed and approved.
8. There being no further questions of staff, Chairman Adolph opened the public hearing.
Mr. Roger Thorpe, representing the Metropolitan Theaters, addressed the Commission
regarding the roof mechanical screens. He stated they were proposing to raise the
parapet walls to hide the mechanical equipment and do away with the proposed
mechanical screens. His concern was with the requirement to integrate the
downspouts into the building structure. They were trying to not have exposed
downspouts. He understood the importance of integrating the downspouts into the
design of the building and will do so on the north and east side, but due to the sound
quality and acoustics required. The drain pipes on the north could create a problem
with noise and could compromise the sound in the theaters. Regarding the signs,
traditionally they have used the neon lights to create interest and to draw attention to
them. He felt the signs had been tasteful in their design and they had utilized only one
color. They had gone to great expense to be sure the building blended with the rest of
the existing center. However, their building is so far back from the street, they request
to maintain the one color neon sign for exposure. In terms of the landscaping, it was
preliminary plan. They understood the need to provide shade, however, he questioned
the need for landscaping at the rear of the building. No other structure in the center
had landscaping in the rear and he would prefer to use that money to enhance the
landscaping in the front.
9. Commisioner Abels asked Mr. Thorpe if he had any objection to the request of the
Sheriff's Department. Mr. Thorpe stated they had gone to great lengths to light the
building for protection and keep he preferred to keep the monitors at the ticket booth
and the lobby. Commisioner Abels stated that the monitoring in the parking lot was for
the Sheriff's Department.
10. Commissioner Barrows asked if the camera would be in the building or in the parking
lot. Mr. Thorpe stated they would be in the building.
11. Commissioner Gardner asked if the monitors would be backed up by video tape. Mr.
Thorpe stated they would be.
12. Commissioner Gardner stated that due to the limited amount of rain and the infrequency
of the rain, he did not feel the enclosure of the downspouts would be a detriment to the
sound quality. Mr. Thorpe stated it was not the amount or frequency of the rain, but
the type of storm. When the storm drains are installed in the middle of the sound walls,
it does create a problem with the sound quality in the theater.
PC6.13 9
Planning Commission Minutes
June 13,1995
13. Chairman Adolph suggested a false pilaster be constructed to hide the downspouts. Mr.
Thorpe agreed this would solve the problem.
14. Commissioner Butler stated his concern about the amount of parking and the problems
it could create for the surrounding tenants. The theater has been allocated 141 spaces
and 573 are required. Mr. Thorpe stated they have not been faced with the problem at
any of their other location and as it is unknown what will be developed in the remainder
of the center, it was difficult to project the parking needs. In addition, the theater will
generally be using the parking lot after the hours of closing for the majority of the retail
shops in the center. This is the way shared parking was intended to work.
Commissioner Butler asked if there were any specific documentation to support this
concept. Mr. Thorpe stated he did not have it with him, but would work with the
developer to provide this information to the Commission.
15. Commissioner Anderson asked if matinees would be shown. Mr. Thorpe stated they
would be having matinees, but traditionally, the number of people attending is greatly
reduced. Commissioner Anderson stated his concern for the number of parking spaces
and the effect on the shopping center. He would like to see a running tally and the
effect on the existing center. He asked Mr. Thorpe to work with staff to show the
effect of the parking.
16. Commissioner Butler stated he was pleased to see the project and this was an excellent
location, but the Commission was expressing a concerned with the parking especially as
the center develops. Mr. Thorpe stated he was willing to work with staff to answer
the Commission's concern.
17. Commissioner Anderson stated he had a concern about the height of the structure and
massiveness. He would like to see it integrated more into the site and the building
lowered. In addition, more detailed drawings were necessary so he could respond to
the structure. Mr. Thorpe explained that the height of the theater could not be
controlled because they need a high ceiling to provide a quality show. The number of
access ramps is dictated by the American's With Disability Act. He went on to explain
the reasoning for the height of the building.
18. Chairman Adolph stated that the rear landscaping was needed due to the massive wall
viewed by the residents to the north. It would be nice to soften the wall with the
landscaping. Mr. Thorpe stated he understood, but the building is broken up into five
separate buildings, and would not be one massive wall, and no other building in the
center had been required to landscape the rear of the building. Chairman Adolph
suggested that some type of drought tolerant plants that would not require extensive
sprinkler systems and/or maintenance.
PC6.13 10
Planning Commission Minutes
June 13,1995
19. Chairman Adolph stated his concern about the side view "chimney" sticking up . the
marquee. He asked if the radius was a foot or 18" underneath the ridgeline of the gable.
If so, it appeared to be 2'/2 feet above the ridgeline. Mr. Thorpe stated it would only be
a foot in height.
20. Chairman Adolph asked about the "La Quinta 8" arch and if it would be wrapped around
the building slightly.
21. Commissioner Anderson stated he too was concerned with this as well. He would
rather see the element lowered. He could not see any reason for the height except to
position the sign up higher on the building. Mr. Thorpe stated he needed the height as
they were concerned about visibility being located so far back to the rear of the
property and behind some pad buildings on the street. This is why they were asking for
the small amount of neon to help bring attention to their theater.
22. Commissioner Barrows asked about the sign program. Mr. Thorpe stated they had
brought a preliminary sign program and asked if the Commission would like to see it.
Commissioner Barrows asked for clarification as to the location of the neon. Mr.
Thorpe stated he would bring a section detail of the sign to show all the details to the
next meeting.
23. Commissioner Abels asked when the developer anticipated the building to be completed.
Mr. Thorpe stated it would take seven months to build the structure. They were hoping
to submit construction drawings to the Building Department within the next three
weeks.
24. Commissioner Gardner stated his concern about the number of restrooms for the
number of seats provided. Mr. Thorpe stated this is what is required by the Building
Code.
25. Commissioner Barrows asked if there was any information on the capacity of people
attending at any one time. Mr. Thorpe stated that in today's movie market the
scheduling of the movie showing will control the number of people attending.
Commissioner Barrows asked if the theater capacity and scheduling would affect the
parking. Mr. Thorpe stated the theater operators stagger their shows to help control
the crowds. That the way the theaters were staggered and it would alleviate the
burden.
26. Chairman Adolph thanked Mr. Thorpe for this presentation and as no one else wished to
address the Commission, the public hearing was closed.
PC6.13 11
Planning Commission Minutes
June 13,1995
27. Commissioner Butler stated he would like to see a study on the parking. Commissioner
Anderson stated he was looking forward to having a theater in town, but had a problem
with the architectural design of the building and would like to see it blended into the
center more. In addition, he was concerned about the amount of parking provided
throughout the center versus the amount of parking provided in front of the theater.
Perhaps with less seating it could solve some of these problems. He did not feel he
could support the design as it is submitted.
28. Chairman Adolph stated that the number of seating needed to support a theater was
not addressed.
29. Commissioner Abels stated he felt the entire area was sufficient to handle the parking.
This was a good development and a good tax base for the City. He felt the Commission
should take into consideration that there is an abundance of parking and must consider
that it will never be filled at any one time, and the parking should be adequate.
30. Commissioner Newkirk stated that when he leaves the center now, he will cut across
the parking lot as there are a number of vacant parking spaces. He has no problem
with the parking.
31. Discussion followed regarding the concerns noted above. Commissioner Barrows
suggested that the parapet with the sign be brought back with the sign program.
32. Commissioner Anderson stated he understood the height of the building was needed for
the type of presentation proposed. He would still like to see detailed drawings (cross
section views) as he felt there could be some design work on the building to make it
more proportionally suitable for the site.
33. Commissioners Anderson moved to continue the item and requested the developer
provide additional drawings showing more detail. There being no second, it died for
lack of a second.
34. City Attorney Dawn Honeywell stated the City does not have a copy of any reciprocal
agreement as it relates to the shared parking program. The City needs to have
assurance from the developer that the number of parking spaces being utilized are
covered.
35. It was moved and seconded by Commissioners Anderson/Abets to continue this item to
allow the applicant time to address the concerns of the Planning Commission and that
staff and the Commission be given enough time to review the reciprocal agreements
regarding the parking. In addition, review a study of the existing uses and their impact
on the overall parking in conjunction with this use, projected uses, and their impact on
PC6.13 12
Planning Commission Minutes
June 13,1995
parking to have a good understanding of the parking for this center. City Attorney
Dawn Honeywell asked that the item be continued to a date specific. Staff suggested
the item be continued to July 11th. Mr. Thorpe stated he would be jeopardizing the
project if continued to July. He would prefer two weeks to resolve the problem. Staff
stated it would be difficult, but if the Commission so desired, staff would have it ready
for the Commissions next meeting. The motion was amended to continue Plot Plan 95-
554 to the next Planning Commission meeting of June 27, 1995. Unanimously
approved.
36. Chairman Adolph asked for photographs of similar structures the applicant had built to
give the commission a feeling of the type of building.
VII. BUSINESS ITEMS
A. Sign Application 95.311 - Pizza Hut: a request of Signs and Services Company for approval of a
deviation from the sign program for the La Quinta Village Shopping Center to allow an illuminated
business sign for Pizza Hut.
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 asked if the City had deviated from the sign program before. Stated
they had not.
3. There being no further questions of staff, the applicant, Mr. Kevin McConnell, stated
his reasoning for the sign deviation request.
4. Commissioner Barrows asked for clarification on the size of the sign and asked if there
was a way to reduce the size. Mr. McConnell stated it could be reduced, but they were
only asking for 2'/2 feet more than what is existing.
Chairman Adolph asked if there were any other signs on the building. Mr. McConnell
stated that the south elevation would be an under canopy sign.
6. Chairman Adolph clarified that the reasoning was for visibility. Mr. McConnell stated
they would consider the alternative offered by staff.
7. Commissioner Barrows clarified that the applicant would be willing to place the sign in
the center archway and reduce the signage. Mr. McConnell stated they would be.
8. Commissioner Anderson stated his opposition to a sign being in the archway.
Pcs-13 13
Planning Commission Minutes
June 13, 1995
9. Commissioner Barrows asked staff if the existing sign program would allow the signage
in the central archway. Staff stated it would.
10. Commissioner Anderson stated he felt using the archway for the sign took away from
the building's architecture.
11. Mr. John Koenig, The Koenig Companies (builders of the shopping center), stated the
deviations that had already been approved for the center. This was an unusual
situation and in order to sway the tenant, sign alternatives were offered. This proposal
was the best solution for all concerned.
12. Commissioner Anderson suggested the Pizza Nut logo be located under the tower and
illuminated in the archway. Mr. Koenig stated they had considered this, but did not feel
it would solve the problem.
13. Commissioners discussed alternatives for the applicant's consideration. Mr. Koenig
asked if the Commission would approve the sign in concept and let them work out the
details with staff.
14. There being no further discussion, it was moved and seconded by Commissioners
AbelslButler to adopt Minute Motion 95.022 approving the sign deviation to allow the
sign in the arch as discussed, subject to staff's approval.
B. Specific Plan 84.004 (Rancho La Quinta); a request of TD Desert Development for approval of a
new Casitas duplex unit.
Principal Planner Stan Sawa presented the information contained in the staff report, a
copy of which is on file in the Community Development Department.
2. Commissioner Anderson asked if the applicant had submitted a color board and asked
for a clarification on the colors.
3. Commissioner Gardner asked if there were any problems with this product and the
Compatibility Ord'Mance. Staff stated the ordinance did not apply.
4. Chairman Adolph questioned the roof overhangs and whether pop outs were being
required to alleviate the problem.
Commissioner Barrows asked what the size of the overhangs would be. Staff clarified
there were different sizes on the different elevations, but the majority were two feet.
PC6.13 14
Planning Commission Minutes
June 13, 1995
6. There being no further questions of staff, Chairman Adolph asked if the applicant
wished to address the Commission. Mr. Tom Cullinan, representing the applicant,
clarified the project request and explained the polyurethan material being used.
Commissioner Anderson requested that the applicant submit the material with the
documentation supporting the findings.
7. Commisioner Barrows asked for clarification about the polyurethan foam. Mr. Cullinan
stated it was used for architectural relief and resembled wood texture.
8. Commissioner Butler asked if the south and west facing elevations would be a problem
regarding the shade. Commissioner Anderson stated that landscaping would aid in
relieving the problem, such as vines.
There being no further discussion, Commissioners Barrows/Abell moved and seconded a
motion to adopt Minute Motion 95.023 approving the new Casitas duplex unit design as
submitted. Unanimously approved.
VII. CONSENT CALENDAR
A. There being no corrections to the minutes of May 23,1995, Commissioners AndersonlAbels
moved and seconded a motion to approve the minutes as submitted. Unanimously approved,
VIII. COMMISSIONER ITEMS
A. Commissioner Newkirk gave a brief report of the Council meeting of May 16,1995.
Commissioner Anderson gave a brief report of the Council meeting of June 6,1995.
B. Chairman Adolph asked the Commissioners to consider going dark during the month of August.
This item would be brought before the Commission at their meeting in July.
C. Chairman Adolph asked City Attorney Dawn Honeywell for clarification on a letter from Ed
Kibbey of the BIA regarding his request to meet with the Commission. City Attorney Dawn
Honeywell stated she had great concern about the Commissioners meeting with the BIA
regarding an issue currently being considered before the Commission. Commissioner Abels
suggested that staff write a letter thanking Mr. Kibbey for his offer, but they would not be able
to attend.
IX. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners AbelslAnderson to adjourn this
meeting of the Planning Commission to a regular meeting on June 27, 1995. This meeting of the Planning
Commission was adjourned at 10:49 P.M., June 13, 1995. Unanimously approved.
PC6.13 15
T4ty� 4 aCP Qu&ro
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JUNE 27, 1996
SUBJECT: ELECTION OF CHAIR AND VICE CHAIR
The Commission By -Laws state that elections of the chair and vice chair shall be held the first meeting after June 30th
of each year. This would mean that your July 11 th meeting would include the election. An amendment to the By -
Laws has been requested to allow the Commission to select alternate dates. The request is to have the election on
the July 25th meeting rather than the 11 th. This matter is before the Commission for consideration. If you so desire
to amend the Bylaws, it is recommended the new language read as follows:
B. Officers and Terms of Officers
1. The officers of the Planning Commission shall be a chairmen and vice chairffm, both shall be elected
at the first or second meeting held after June 30th, each year.
The election maK be conducted at the second meetW in June when the membershiv remains
same after Council appointments.
If the Commission chooses to adopt this amendment, elections can be held this evening or either meeting in July.
MEMOA451
L�1.i�irL
T4ht 4 4 Q"
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JUNE 27,1996
SUBJECT: AUGUST MEETING DATES
The City Council has elected to cancel their meetings for August 15th and September 5th. This means that the
Council will meet August 1 st and September 19th. This affects the Planning Commission meetings of August Bth and
12th. Therefore, the Commission could choose to go dark the entire month of August. The matter is before the
Commission for consideration.
MEMOA452
T4ht 4 4 09.1arcu
CITY OF LA QUINTA
PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quinta City Planning Commission will hold a PUBLIC HEARING on
11, 1995, at 7:00 P.M. in the La Quinta City Hall Council Chambers, 78-495 Calle Tampico, on the following item:
ITEM: PUBLIC USE PERMIT 95-016
APPLICANT: DESERT SANDS UNIFIED SCHOOL
DISTRICT
LOCATION: NORTHEAST OF THE FUTURE
INTERSECTION OF THE 48TH AVENUE
AND DUNE PALMS ROAD
REQUEST: APPROVAL, TO CONSTRUCT A SCHOOL
DISTRICT EDUCATIONAL SERVICES
CENTER WITH APPROXIMATELY 164,000
SQ. FT. OF FLOOR SPACE (INCLUDING
TRANSPORTATION AND MAINTENANCE
YARD FOR THE CITY OF LA QUINTA) ON
APPROXIMATELY 24.5 ACRES
LEGAL: 649-030-006
TO 1 "010
1 4
a C_�-s c -s
J R-T
W 51TE,
z
-z-8,000
0
48 TH AVE
:fVp,q5 - 0) IPA
The La Quinta Community Development Department has completed Environmental Assessment 95-300. Based upon
assessment, the Public Use Permit will not have a significant adverse effect on the environment; therefore a Nega
Declaration has been prepared. The La Quinta Planning Commission will consider the adoption of the Negative Declara
along with the public use permit at the Hearing.
Any person may submit written comment on the extension to the Community Development Department prior to the Hea
and/or may appear and be heard in support of or opposition to the project at the time of the Hearing. If you challenge
decision of this case in court, you may be limited to raising only issues that you or someone else raised either at the Pu
Hearing or in written correspondence delivered to the Community Development Department at, or prior to, the Pu
Hearing. The proposed file(s) may be viewed by the public Monday through Friday from 8:00 A.M. until 5:00 P.N
the Community Development Department, La Quinta City Hall, 78-495 Calle Tampico, La Quinta, California.
In the City's efforts to comply with requirements of Title H of the Americans with Disabilities Act of 1990, the Commi
Development Department requires that any person in need of any type of special equipment, assistance or accommodatic
in order to communicate at a City public meeting, must inform the Administration Department a minimum of 72 hours I
to the scheduled meeting.
DO NOT PRINT BELOW THIS LINE
PUBLISH ONCE ON JUNE 22, 1993
HNPC.047