2007 03 13 PCIV
I
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
MARCH 13, 2007
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2007-011
Beginning Minute Motion 2607-007
CALL TO ORDER
A. Flag Salute
B. Pledge of Allegiance
C. Roll Call
PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
CONFIRMATION OF AGENDA
CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of February 27, 2007.
G:\WPDOCS\PC Minutes\1 AgendaW.doc
V. PUBLIC HEARING:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning:. Commission before a
public hearing, may appear and be heard in support of, or, in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item ................ CONDITIONAL USE PERMIT 2007-102
Applicant...::.... CNL Desert Resorts, LLP
Location........... West side of Avenida Obregon, approximately 150 feet
south of Avenida Fernando within the La Quinta Resort
grounds.
Request ......:.... Consideration to allow operation of a Signature Pool
facility.
Action .............. Resolution 2007-
VI. BUSINESS ITEMS:
A. Item .................. GENERAL PLAN CONSISTENCY FINDING
Applicant............ City of La Quinta
Location .............. South side of Highway 111, east of Dune Palms Road
(APN 649-030-016 and 017)
Request .............. Consideration of a finding of General Plan conformity for
the City of La Quinta's potential acquisition of property
for approximately 19.9 acres of land for the construction
and operation of affordable housing and that a portion of
the property would be developed for commercial/retail
uses.
Action ................. Resolution 2007-
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vlll. COMMISSIONER ITEMS:
A. Discussion regarding the League of California Cities Planners Institute
to be held in San Diego, March 21-23, 2007.
B. Review of City Council meeting of March 6, 2007
G:\WPDOCS\PC Minutes\1 AgendaW.doc
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on March 27, 2007, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, March 13, 2007, was posted on the outside .entry to the Council
Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post
Office, on Friday, March 9, 2007.
DATED: March 9, 2007
BETTY WYER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24) hours in, advance of the meeting and accommodations
will be made.
If special electronic, equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 77777123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
G:\WPDOCS\PC Minutes\1 AgendaW.doc
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
February 27, 2007 7:00 P.M.
CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Chairman Quill who asked Commissioner Barrows to lead the
flag salute.
B. Present: Commissioners Ed Alderson, Katie Barrows, Jim Engle and
Chairman Paul Quill. It was moved and seconded by Commissioners
Barrows/Alderson to excuse Commissioner Daniels.
C. Staff present: Planning Manager Les Johnson, Associate Planner Andrew
Mogensen, Assistant Planner Jay Wuu, and Secretary Carolyn Walker
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS: Chairman Quill asked if there were any changes to the
Minutes of February 13, 2007. There being no changes, it was moved and
seconded by Commissioners Alderson/Barrows to approve the minutes as
submitted. Unanimously approved.
V. PUBLIC HEARINGS:
A. Sign Application 2003-720, Amendment No. 1; Consideration of an
Amendment to an existing Sign Program allowing the placement of
special event banners.
1 . Chairman Quill opened the Public Hearing. Assistant Planner Jay
Wuu presented the information contained in the staff report, a
copy of which is on file in the Community Development
Department.
2. Chairman Quill asked if there were any questions of staff.
Commissioner Alderson asked if the sign exhibits were computer
generated. Staff said yes.
P:\CAROLYN\Planning Com\PC Minutes\2-27-07 PC.doc
Planning Commission Minutes
February 27, 2007
3. Commissioner Engle asked about the proportions of the sign. Ms.
Leslie Locken, Property Manager of Old Town La Quinta, 78-150
Main Street, La Quinta, stated there was a discrepancy in the
measurements used and they have been corrected. She showed
an example of a five by 18-foot banner, and a 30-foot long banner.
Copies were given to the Commission. Ms. Locken said she had
two issues. The first issue was the size of the lettering on the five
by 18-foot banner which was 11-inches high and not easily
readable as well as limited in how much verbiage could be
accommodated. She requested a five by 30-foot banner as it
would be more proportionate. She stated the banners at Desert
Club Drive and Calle Tampico would be double -sided and a five by
18-foot banner could not be easily read. The banners have been
more effective than media advertising in attracting customers to
Old Town. The second issue was whether the banners could
remain for three weeks prior to their Grand Opening event in late
March.
4. Commissioner Alderson asked if the banner, which was noted as
20-feet off the street was at a safe height. Ms. Locken replied
truck height was 16-feet and the 20-foot height should be safe.
5. Commissioner Engle said he was in favor of the special event
banners, as long as there was no clutter. He agreed five feet by .
18-feet was too small. He said the five by 30-foot would be better
as long as it was not offensive and in good taste. He had
hesitations about the three week time period and thought one
week should be enough. He agreed with the Conditions of
Approval as stated by staff for the time period.
6. Commissioner Alderson asked if a compromise of two weeks
would be acceptable. Staff said they recognized this was Phase II
and a new addition to Old Town and understood the need for
special signage for the Grand Opening event.
7. Commissioner Alderson asked about measuring from curb to curb
as opposed to street width. Staff clarified the distinction.
8. Commissioner Alderson asked about the difference between the
original size requested versus what staff was recommending. Staff
clarified the difference.
P:\CAROLYN\Planning Com\PC Minutes\2-27-07 PC.doc 2
Planning Commission Minutes
February 27, 2007
9. Chairman Quill said he did not have a problem with the five by 30-
foot banner or the three week time period. He said he wanted to
do anything necessary to help Old Town be successful. He said
the signs were large, but if done properly and maintained they
would be acceptable. The City needs to do all it can to help the
vendors.
10. Commissioner Barrows concurred and stated it was an opportunity
to help the vendors.
1 1 . Chairman Quill asked about the tree signs. Ms. Lockers said she .
was working with staff to use a kiosk or alternate display method
instead of the tree signs.
12. Chairman Quill asked if there was any other public comment.
There being none, Chairman Quill closed the Public Hearing.
13. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Alderson to adopt Minute Motion 2007-
006 recommending approval of Sign Application 2003-720,
Amendment No. 1, as recommended and amended:
A. The total square footage for each of the banners that span
across Main Street shall be no greater than 150 square feet
(30-feet x 5-five). The applicant shall install the approved
banners at the approved locations.
B. The event -specific banners shall be erected no sooner than
three weeks (21 days) prior to the event (which shall have
an approved Temporary Use Permit or Village Use Permit),
and removed no later than two days after the conclusion of
the event. Each special event sign/banner shall be applied
for as part of the TUP/VUP application for the subject
event.
C. The use of the special event banners in Old Town La Quinta
shall be limited to 180 days per calendar year.
D. Letters shall not be closer than six inches to the edge
(top/bottom/sides) of banners. Maximum letter size shall be
18 inches in height.
R\CAFOLVN\Planning Com\PC Minutes\2-27-07 PC.doc 3
Planning Commission Minutes
February 27, 2007
ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and
Chairman Quill. NOES: None. ABSTAIN: None. ABSENT:
Commissioner Daniels.
B. Environmental Assessment 2006-575 and Zone Change 2006-129;
Consideration to certify a Negative Declaration and a zone change from
RM/17/1 Medium Density Residential, 17 foot height, single story to
RM(20/5/10)17/1 in order to reduce the existing 15 foot rear yard
setback to ten feet. Located south of Avenida La Fonda, north of Avenida
Nuestra, west of Washington Street, and east of Calle Guatemala.
1. Chairman Quill opened the Public Hearing. Associate Planner
Andrew Mogensen presented the staff report which is on file in
the Community Development Department.
2. Mr. Mark Green, 51-420 Calle Jacumba, spoke in favor of
changing the setback and said this change would provide more
opportunities for better home design on these lots.
3. Chairman Quill asked if anyone else wanted to speak on this
project, there being none, the public hearing was closed.
4. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Alderson to adopt Planning Commission
Resolution 2007-009 recommending to the City Council
certification of a Negative Declaration for Environmental
Assessment 2006-575 as submitted.
ROLL CALL:AYES: Commissioners Alderson, Barrows, Engle, and
Chairman Quill. NOES: None. ABSENT: Commissioner
Daniels. ABSTAIN: None.
5. It was moved and seconded by Commissioners Barrows/Alderson
to adopt Planning Commission Resolution 2007-010
recommending to the City Council approval of Zone Change 2006-
129 as submitted.
ROLL CALL:AYES: Commissioners Alderson, Barrows, Engle, and
Chairman Quill. NOES: None. ABSENT: Commissioner
Daniels. ABSTAIN: None.
VI. BUSINESS ITEMS: None
P:\CAROLYN\Planning Com\PC Minutes\2-27-07 PC.doc 4
Planning Commission Minutes
February 27, 2007
VIII. CORRESPONDENCE AND WRITTEN MATERIAL:
IX. COMMISSIONER ITEMS: Commissioners discussed the upcoming Planning
Commissioner Conference. Commissioners Engle, Alderson and Chairman Quill
stated they would be attending. Commissioner Barrows was unsure at this
time.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Alderson/Engel to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on March 13, 2007. This meeting of
the Planning Commission was adjourned at 7:36 p.m. on February 27, 2007.
Respectfully submitted,
Carolyn Walker, Secretary
City of La Quinta, California
P:\CAROLVN\Planning Com\PC Minutes\2-27-07 PC.doc 5
9
i FE¢ 2 7F 20017
-J
Edwin M. Mitt t er__
Honorable Mayor Adolph
City Council Members ✓
78493 Calle Tampico
La Quinta, CA 92253 February 27, 2007 C�
At the City Council meeting on February 20, 2007, I proposed a solution to the impasse between the La Quinta
Resort and the adjacent property owners in the Tennis Villas, Mountain Estates, The Enclave, Los Estados, and
Santa Rosa Cove. My solution is to move the La Quinta Resort's kiddie water park portion of their Signature Pool to
the area now occupied by the Renker pool.
To support my solution I am enclosing pages from Architect Ruhnau Ruhnau Clarke's'schematic design for the
proposed Palm Desert Aquatic Complex. Palm Desert got the name right as the proposed project is more than a pool
and less than a full-blown water park.
I have scaled the site plan on the architect's page 3. (0.5 inches equal 40 feet) The complex minus the parkins area
measures 288 feet east to west and 254 feet south to north. This area totals 73,150 square feet or 1.67 acres. If you
eliminate the Competition Swimming Pool and Administrative, Locker Building leaving only the water park
features, the required area is 43,000 square feet. Before reading on, please check the Water Features listed on the
architect's page 2. Looks very familiar, doesn't it? Without demolishing the San Fernando Casita, the Renker Pool
area is over 47,600 square feet. My solution works and the benefits I listed back on February 20, 2007 are enhanced
by not having to demolish the San Fernando casita.
At the end of the last council meeting, you asked the Resort and the property owners to meet and work out a
compromise. In a compromise both sides give up something. If my solution is built both sides get what they want.
The Resort gets their water slides, lazy river, flow rider, (more fiut than a wave pool) and a children's pool play
structure and property owners maintain the tranquil environment they envisioned when they bought their residences.
Let's not forget the Tennis Members. They get to keep playing on the Resort's 23 courts.
The Resort's Iconic Stadium court is preserved and the Pacific life Tournament competitors will continue to stay and
practice at the Resort.
Therefore I respectfully ask the you study Mr. Clarke's site plan and renderings I have enclosed, recognize the
benefits, and on the next vote, please vote to decline the La Quinta Resort's Site Development Permit for their
Signature Pool at its present location.
Sincere
Edwin M. Mtttel usher
77-333 Calle Mazatlan
La Quinta, CA, 92253
FZ
I
77
iv
FJ
tv
ci
x
CD
a
th fi.
E
t �
O
V
7
Q�
3
n
4)
o
L
,y
14.
RID
J
_
> O
y
o
E r•-,, 1 d
t
Y
znto
M
3 '
,
Y
L
t.J
••
O ".�
r
a
V
C
i R
y
Ca i.i
C
Q
C
tL
$ N; N
10
UJ
cY4coR
O
v
E
I= ��C' N'�
U
Q7
a
m
a
01
a
R N
o �.:
N
V
O
o
J
Q
LL
U
Q
r R;
V U` CM
w
i
.�
Cl)
=
G.
sm
v,
cr
a.
3
ti
cc
y
�
X
r
N
5
2
e
a
r
X
N
cd
C]
u
c�
21
I
v
R
nl
T
0
10
R.
0
a
11� � lJ E � U IS
fly FEB �Ij �, rv"v'anrl
2.2 200r f
CITY DF LA UW41A 77-600Avenida fer undo
CITY MANAGER'S DEPT. La �eq Ca@brnLa 92247
(,W)S64-2747 MAI-)
)
February 22, 2007
Honorable Donald Adolph
Mayor
City of La Quinta .
Post Office Box 1504
La Quinta, California 92247-1504
Re: Proposed Signature Pool/Water Park
Dear Mayor Adolph:
At last Tuesday evening's City Council meeting I was prepared to stick it out until the
bitter end, even when things didn't look so good. But I was unprepared to be rewarded
for my patience; not because of the decision rendered by the council for which we are
exceedingly grateful, but because of your pointed questions and observations to Paul
McCormick which struck at the very heart of the whole controversial matter. I'm not
sure everyone picked up on it, but it really hit home to my wife and I who have lived here
for more than 20 years.
Whatever weariness I may have felt around 1:30 am. early Wednesday morning was
replaced with a burst of energetic optimism after your conversation with Mr. McCormick.
Your remarks were a perfect anecdotal rebuke to Mr. McCormick and, in particular, his
employer, about their philosophy of ownership of the hotel and its unique assets.
I told my wife that I was heartened when you made your point about the golfers on one of
the PGA West courses who were obviously not members and then I nearly came out of
my chair and cheered when you wouldn't let McCormick off the hook when he tried to
explain away the incident as a likely membership promotional courtesy. It was a perfect
illustration that the hotel owners feel that they can do whatever they like, regardless of
the rules and consideration for its members, much less the surrounding property owners.
I can only imagine what they would have done with the development and operation of
their Signature Pool left to their own devices.
I have been in the commercial real estate business for 33 years, mainly in Los Angeles.
As a result of my business I am familiar with CNL. I don't know if you are aware of this,
but the acronym, CNL, stands for Commercial Net Lease. In the lexicon of the real estate
investment business, the common term "net lease", has implied significance. It means
Mayor Donald Adolph
February 22, 2007
Page 2
that an investor is particularly interested in the true, take-home income generated by an
investment, undiluted by a responsibility for recurring or variable expenses required by
any given property. This investment approach reveals much about CNL and explains
volumes about why they have not been proactive in making improvements until
absolutely necessary. I can just imagine what it must be like for McCormick when he
submits his budgets for capital improvement expenses.
The condition of the berm along Eisenhower at Tampico is another perfect example. It
has, evidently, been a topic of discussion for a long time without any action. It would
have been so easy for the Resort to voluntarily enhance that condition a long time ago if
only as a gesture to the community. The fact that it is now willing, even eager to make
the improvements, so unrelated to its proposed Signature Pool, is so transparent that it is
almost revolting.
The sad fact is that CNL, and its predecessor,KSL, are not worthy stewards of these
assets and they have not earned the right to presume endorsement on new projects
requiring discretionary approval.
But until early last Wednesday morning, after 20 years of living at this address, I have
never heard anyone say as much so effectively as you as Councilman Sniff did. I was so
exhilarated and grateful I felt compelled to write this note to thank you very much for
your efforts.
' cerl.Y�
William L. Puget
WLP/bp
P.S. If you actually made it to your 7:30 tee time Wednesday morning, I hope you
were able to persuade your companions to give you a couple of extra strokes under
the circumstances.
a
ENTEPPPISES
a r ar u
I N C O R A O-..__... CIlI Mq:YpE�!_
February r a ary 21, 2007 R D _
Mayor Adolph (�t
And Council Members Cl�
City of La Quinta C�
78-495 Calle Tampico /
La Quinta, CA 92253 cr)� JV
I owe you an apology for my blundering comments on Tuesday Evening. I have been in
businr e" foover active in professional, civic and service organizations, such as
�II of Rotary International. In my lifetime I have given over 2000
instructional, inspirational and motivational speeches. Tuesday evening was not one of
those times, as I was called to the podium my left hearing aid went dead and just before I
reached the podium my right hearing aid went dead. To say the least I was
little disoriented and thus a blundering idiot. I know you said sometfrustrated a
at the end of my ,presentation,, but I was not looking at hing to me Mr. Mayor
ou so I could not read your lips,
that would have helped me at that time. Again I apologiyze.
Having said the above, your undertaking of Permit 2006-865 is a monumental challenge_
I have served on planning and economic developmem commissions and am aware of the
intricacies involved in your decision and needless to say I am very pro business:
I have had the opportunity to study the documents available to me, evaluating the
environmental, ecological, property
, architectural, landscaping and decibel information.
and although I
I fully understanding the prooperty owners, home owners and tennis players positions
have empathy for their position I feel it is the responsibility of La Quinta
Resort to develop their property to its highest and best use. In fact it is the obligation of
the Resort to maintain their occupancy level and improve that position especial
new resorts under, construction and the ly with the
influence. I have noted that La Quicurrent destination resorts within their sphere of
nts Resort has made several changes in their plans to
make themselves a good neighbor and it is my understanding that there are working
further time. to satisfy all concerned but unfortunately you cannot please all the people all the
This family water facility will make the Resort more attractive and will
occupancy rate and thus allow the Resort to offer first enhance their
class personal service while
maintaining a stable work force. `
1025 S. Palm Canyon Road •Palm Springs
California 92262 • TEL 760.320.5303 FAX 760.320.4743
ENTER 2 lb
ISES
I N C O R P O R A T E D
I hope that you find a positive position to this request and approve the Resolution during
Your meeting in March it will be good for La request
I admire the way you have approached this v
devotion and courage are very obvious. No matter what theideci on the City Planners,
your intensity,
Legal Departments and all concerned have done a complete and thorough investigation.
P.S. I do not spend my time in " Coachella" but rather four to five days in La Quinta
sharing
time with a beautiful, intelligent woman and enjoying all the services of the
LiC. a IA002583 PA008219
1025 S. Palm Canyon Road Palm Springs , Callf0mia 92262
602489
TEL 7 2306 0 5303 FAX 760.320,4743
� I
FEB 2 8
I c
26 February 2007
Dear Mayor Adolph,,
I thank you for your support on the
proposed by the La Quinta hotel. We
thinking and your strong leadership
question of the water park
appreciated your straight
of the council.
Late in the evening the question was asked how many people will
be eligible to use the Water Park facilities proposed by the
hotel. Management prevaricated and never did give a definitive
number that I could hear. At a meeting last summer they stated
that there were then 2500 members. Since then there have been
reports of memberships given to purchasers at Legacy Villas and
Pointe Happy. So you would have to conclude that there are more
than stated. This compounds traffic and parking problems that
have not been adequately addressed. This is the kind of negative
responses we get when we bring up problems of noise, traffic and
parking. Essentially evasion or denial.
Another subject that was mentioned but not discussed is the
assumption that this proposed facility will bring more money into
the city. And indeed it may if it was successful. But consider
this. The Santa Rosa Cove BOA generates 1.4 million dollars in
property tax revenue. That results in $98,000 being returned to
the City of La Quints each year. And we have been doing this for
over 25 years. I think our quiet neighborhood deserves to be
protected from the chaos of a water park. The hotel management
has,promoted an atmosphere of being a struggling little community
asset that needs help to survive in a world of Wal-Mart type
competition. I'm sure you know that this is not a Mom and Pop
operation. It is a part of a multi billion dollar corporate
business that frequently runs rough shod over private interests.
Our home owners need the help of the city to protect our homes
from that type of treatment and we feel our long term tax support
makes us deserving of that help.
Sincerely,
Philip aschks
Page i of 1
CC.
Dear Mayor Adolph, I am providing one set of very recent pictures that speak for themselves, it is not okay to CA
continue to block traffic and wilfully ignore the health r and safety of citizens of this on either Fernando r lt is not okay Obregon. The r lift /
seventy foot container vans to block traffic, block emergency 1 I would res ctful lr n f
Resort wants to impose a water feature on an area that cannot support a wading pool. - Pe r %,Al
request that you circulate these recent photos (as recent as yesterday) and please ensure that they too areMAV
made part of the record. Please also take note of the fact that Fernando does not meet the Code requirement
of a private primary entrance sheet as it was Measured last week and is 36 feet wide. 1 need not provide the
dimensions on Obregon as they are already well known. Please also share with our elected Councilpersons
the information I have provided you relative to the misrepresentations made by the applicant regarding my
access issues. Finally, I would
last summer, uest that that the Council
applicant stated that 50 additional keyat at e s were expected from
attended, where you spoke
Legacy Villas who would enjoy the water feature. How these people and other
th children are going to get there in
Is
a safe manner and avoid seventy foot will has
>he road nesdthefe ago oesrdea than
onspecuieither Fernation. Oneando or
certain. If these children walk they
Obregon. I remind all of my elected representatives that zoning compliance and health and safety are required
findings for the issuance of a conditional use permit. Thank you, Richard Fredericks
I
C,f, Ia3.rG,� 9F PT.
.,...i no �M'7 A.v.e.:rs (mu,- RFreder929
Steve Davis
77-500 Avenida Fernando
La Quinta, CA 92253 .
To: La Quinta City Council
NA /�,�-,�
11�7U,
l�� r
The attached should be self explanatory. As sh�&erwise
xP ry livering it
to you. Please do not do anything or approve anything which wi uec
worsen an already absurd situation on Fernando. I do not believe you have the right to do
so_
RECEIVED
2007 FEB 28 1 PM 2 19
The noise, exhaust and traffic on Fernando is overwhelming as it is. I can't
imagine anybody approves of the trucks or overuse on that road.
I have been forced to bring an action against certain entities related to or among the
La Quints Resort. You have been noticed a copy of the Complaint.
Please do not do anything which will force me to assert whatever rights I may have
via the City. I have tried to be a decent member of this community. Fernando is a part of
my property. I am unwilling to allow the Resort to take it through overuse and I will fight
any efforts of the Resort to enlist the City. I am particularly bothered by the fact that the
traffic consultants never contacted me or the Pugets. I am similarly bothered by the City's
willingness to accept a 1977 EIR.
I am available at 510-393-2414. Nobody from the Resort or the City has ever
contacted me or the Pugets.
Sincerely,
Steve Davis
2/27/07
The attached summarizes the events of Monday, February 26, 2007,
1. At 7 am a medium size Penske yellow truck and a
2. New Century 53 foot container truck with a red cab lined up on
Fernando. It took ten minutes for the trucks to access the Resort
driveway. During that time the trucks were idling exhaust and noise
directly down my driveway into my front yard and house. Mr.
Markson was out on Fernando directing traffic.
I was particularly bothered by this as similar truck patterns had occurred Saturday
and Sunday. I was also bothered within the context of Mr. McCormick's presentations to
the la Quinta Planning Commission and City Council. It seemed to me that Mr.
McCormick had been _.. --- I was further bothered by the fact that
he had indicated a desire to route shuttle buses down Fernando with homeowners from
developments with no easement rights on Fernando. I went and bought a camera.
3. At 9:30 am a Speedway delivery truck, medium size, with a broken
exhaust system arrived. This truck was spraying exhaust
everywhere. It was very loud. It smelled up my yard. I took
pictures of it idling and reversing on Fernando. I took pictures
labeled 3a, 3b, 3c, and 3d. Picture 3a clearly shows the exhaust
spewing from the truck.
4. At 9:30 am a Freightliner truck parked idling the wrong way on
Fernando. The truck said American Fish. The driver left the truck.
Se pictures 4a, 4b, 4c, 4d, and 4e. I took pictures of cars exiting the
Resort driveway in reverse, backing out blind onto Fernando with
their views blocked by the truck. See 4c, and 4d.
5. At 10:13 am an Enterprise truck stops face in the Resort driveway.
. Lots of exhaust. Backs around to park. Lots of noise.
6. At 10:20 a 70 foot long truck with a 55 foot container arrives and
takes over ten minutes to reverse into Resort driveway. Extreme
noise and exhaust on my property. Traffic is backed up in both
directions. See pictures 6a, b, c, d, e, f, g, h, i, j, k, and 1. Truck
leaves at 10:39 am. Cannot have unloaded that much.
7. 10:50 am. Two Fed Ex trucks. One a 55 foot container truck. I got
pictures of second truck at my driveway, reversing on Fernando.
See 7a and 7b.
8. 11:35 am Scully, Triple L Restaurant truck with a 53 foot container.
Took 15 minutes to reverse into Resort Driveway. Went onto my
driveway apron several times. Loss prevention was there but could
not prevent it. Two trucks and several cars lined up idling in both
directions on Fernando. Lots of fumes and noise. Took pictures 8a,
b, c, d, e, f, g, h, I, j, k,1, m, n, o, p, q, r, s, t, u, v, w, x, y. Pictures
81, m, n, o, p, q and r show traffic impact which is frequent on
Fernando. Pictures 8s, t, u, and v are the trucks that were idling on
Fernando while the Scully truck reversed. These trucks also
reversed in past my driveway. Pictures 8w, x, and y show how
inaccessible the Resort driveway becomes when just one large truck
arrives.
9. " 11:40 am out of film. I went to get new camera. On Fernando
idling were two Roadway medium size trucks. The drivers were out
of the trucks walking down the Resort driveway.
Gone for the rest of the afternoon.
10. Return at 4 pm. At 4:30 pm a large Roadway truck arrived and
reversed down Fernando. Took pictures. At 4:58 pm same truck
moves out of driveway into Resort delivery bay. I took pictures.
-- - -J
FRED AND EL.AINE PRE 6�� `, k DEFT
83-218 LAURENCE DRIVE CIK
VISTA SANTA ROSA, CAL. 92274
TEL: 760 398-3544, FAX: 760 398-3545
EMAIL: FRED64FREDSPRESCOTT.COM,
Feb. 23, 2007
Don Adolph, Mayor
City of La Quinta
P O Bog 1504
La Quinta, Ca. 92247, 92253
Dear Don, - .
After reading the article in the 2/23/07 Desert Sun, copy
attached,; regarding the annexation of Vista Santa Rosa by the
City of La;Quinta, we wanted to add our names tothe more -
than 85 residents of Vista Santa Rosa who want our
community to be annexed -by La Quinta now.
We purchased a second home in 1988 at PGA West. We
loved driving along Jefferson Avenue on weekends when we
visited PGA West which was located at that time in a rural
area. Coming from Orange County, our home here in La
Quinta offered the best of both worlds, a golfing community
surrounded by beautiful open desert spaces.
After we moved in 01/07 to Vista Santa Rosa, having lived
in La Quinta 19 years-12 years part time and 7 years full
time, we decided to purchase a home in rural Vista Santa Rosa.
At that time and now also it has been highly published and
advertised and common knowledge that the City of La Quinta
was going to pursue a viable plan for annexation of Vista Santa
Rosa into the City of La Quinta.' We absolutely; believe that, -
Vista Santa Rosa has a lotto add to the La Quinta Community
J
because it is a chance for La Quinta to develop a new concept
in residential growth that appeals to a growing number of
people who like living in a rural environment with well defined
and responsive City Services such as police, fire; roads etc.
Please contact us if we can assist you in this annexation
pur m .
F ed aii E aine Prescott
760 398-3544, email: Fred(iffredSPrescott.com,
Fax: 760 3998-3545, toll free: 866 898-3544.
{I"
CO
3 co
y
x
m
0 I to
a
E
N. _n
U)
jj
i
�.N C
Ft
b
ry
r
N
►d �1 G
04
A
910
A
I
f
7
i
i
-Page 1 of 1 --
Wanda Wise -Latta
From: Nancy White [nindoll@comcast.net] CM
Sent: . Sunday, March 04, 2007 8:24 AM
To: Wanda Wise -Latta
Subject: water park
Dear Ms. Latta,
this is again an email for the mayor and council which I hope you shall convey
to them. Thank you, Nancy White
Dear Mayor Adolph,
I feel a little like a broken record but one dares not let down one's guard
relative to the proposed water park. It was such a wonderful ,albeit extremely
late, moment when the votes were cast last month by you and the other council
members ,but disheartening to know that we all had to continue to fight this
monster. People hesitate to rewrite letters, deliver the same comments etc, so
many, I fear, will simply be discouraged and worn down by this interminable
process. I stayed up later at the council meeting than I even stay up on New Years
Eve and I don't know how many times I can do that! Even that night many
potential speakers gave up and lent so I fear the attrition will continue.
We all, of course, got our meeting notices from the city ,however, we have no
compromise plan to which to react, The notice still says 4.7 acres so it sounds as
though there won't be any site xeduction...so what can the compromise be? Maybe
2 water slides instead of g, maybe a 25' high fake mountain instead of a 2811 feel
sure the Hilton people, while appearing not to be too bright, are smart enough to
have overstated their case to begin with in order to be able to say later that they
-,compromised while ending up with exactly what they wanted in the fast place. I
spent 13 years on the Planning Commission In Ann Arbor, Mi and I know this is
one of the oldest tricks in the book ..... i.e. ask for more than you know you can get!
Car salesmen do it, home sellers do it and developers do it!
The last letter I wrote you begged you to save the integrity of this glorious old
hotel and resort, which in turn reflects on the city of La Quinta. I must beg you
again to get rid of this project altogether at the proposed location. Leave the
tennis facility as it is, leave beautiful center court as it is. ... challenge this water
park find a home somewhere else more in keeping with the nature of the beast.
Thank you for your time and patience and service to La Quinta.
Nancy White
i VM07
Page i of 1
Ct
Wanda Wise -Latta `h(+u
From: Mittelbusher@aol.com ��
Sent: Monday, February 26, 2007 12:54 PM &_
To: Don Adolph
Subject: Signature Pool
Dear Mayor Adolph,
I am a tennis member of the resort and my wife I stayed until the vote last Tuesday night A large group of tennis
members plus year round residents of the Tennis Villas and Santa Rosa Cove want to thank you for your vote to
decline the Site Development Permit to build the Signature Pool.
We all were impressed with the promise that you elicited from the Resort that if the Signature Pool were built and
if in fact the allowable noise levels exceeded City Code, the resort would close the pool until the noise level
conformed to the maximum allowed of 60db.
Please see the anticipated noise levels in the attached E-mail which were taken from Page 52 of the Addendum
for the La Quinta Resort Signature Pool. Since the Resort seemed so sure the maximum noise levels would not
violate City Code, HOW ABOUT ASKING THEM IF THEY WOULD AGREE TO SHUT DOWN CONSTRUCTION
IF THE NOISE LEVELS GO ABOVE THE 60db.
After reading condition 1 under the chart, I think it would be most interesting to hear their answer.
Thank you again for your no vote. It will be remembered by a lot of full time residents like ourselves.
Ed Mittelbusher
77-333 Calle Mazatlan
AOL now offers free email to everyone. Find out more about whats free from AOL at AOL.com.
fY#MYf11YfiYf#YYfiflYYfflff#f#fif1fif11f
AOL now offers free email to everyone. Find out more about what's free from AOL at http:/Iwww.aol.com.
PH #A
DATE:
CASE NOS:
APPLICANT:
LANDSCAPE
ARCHITECT:
ENGINEER:
REQUEST:
PLANNING COMMISSION
STAFF REPORT
MARCH 13, 2007
CONDITIONAL USE PERMIT 2007-102
CNL DESERT RESORTS, LLP (DAVID URBAN)
EDSA
KIDS CONSULTING
CONSIDERATION TO ALLOW OPERATION OF A SIGNATURE POOL
FACILITY INCLUDING MOVIE SCREENS
LOCATION: WEST SIDE OF AVENIDA OBREGON, APPROXIMATELY 150 FEET
SOUTH OF AVENIDA FERNANDO ON THE LA QUINTA RESORT
GROUNDS
ENVIRONMENTAL
REVIEW: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS
CAUSED TO BE PREPARED ENVIRONMENTAL ASSESSMENT
2006-573 (AN ADDENDUM TO FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) NUMBER 41 AND TO A SERIES OF SUBSEQUENTLY
APPROVED ENVIRONMENTAL REVIEW DOCUMENTS) FOR THIS
CONDITIONAL USE PERMIT IN COMPLIANCE WITH THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT OF 1970, AS AMENDED.
THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THE PROPOSED MODIFICATIONS TO THE LA
QUINTA RESORT DO NOT REQUIRE A SUBSEQUENT EIR,
SUPPLEMENTAL EIR OR A NEGATIVE DECLARATION/MITIGATED
NEGATIVE DECLARATION, SINCE THE CIRCUMSTANCES
DESCRIBED IN SECTION 15162 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES DO NOT EXIST, IN
THAT THERE WILL BE NO NEW OR MORE SIGNIFICANT IMPACTS
THAN THOSE DISCLOSED IN THE PRIOR EIR NUMBER 41 AND
THE CEQA COMPLIANCE DOCUMENTS APPROVED
SUBSEQUENTLY. THE MODIFICATIONS PROPOSED AND THE
CIRCUMSTANCES UNDER WHICH THE MODIFICATIONS WOULD
BE CARRIED OUT DO NOT REQUIRE SUBSTANTIAL CHANGES TO
THE PREVIOUS EIR, OR THE SUBSEQUENT ENVIRONMENTAL
DOCUMENTS, DUE TO THE INVOLVEMENT OF NEW SIGNIFICANT
ENVIRONMENTAL IMPACTS OR A SUBSTANTIAL INCREASE IN
THE SEVERITY OF PREVIOUSLY IDENTIFIED SIGNIFICANT
EFFECTS. IN ADDITION, THERE IS NO NEW INFORMATION OF
SUBSTANTIAL IMPORTANCE WHICH WOULD TRIGGER THE
REQUIREMENT OF A SUBSEQUENT EIR, SUPPLEMENTAL EIR OR
NEGATIVE DECLARATION/MITIGATED NEGATIVE DECLARATION
IN ACCORDANCE WITH SECTION 15162(A)(3). THEREFORE, THE
COMMUNITY DEVELOPMENT DEPARTMENT IS RECOMMENDING
CERTIFICATION OF ENVIRONMENTAL ASSESSMENT 2006-573 IF
THE PROJECT IS TO BE APPROVED.
THE PLANNING COMMISSION AT ITS MEETING OF FEBRUARY
13, 2007, DURING CONSIDERATION OF SDP 2006-865 ADOPTED
A RESOLUTION RECOMMENDING TO THE CITY COUNCIL
CERTIFICATION OF AN ADDENDUM TO THE ENVIRONMENTAL
IMPACT REPORT (EIR NO. 41), AND SUBSEQUENT CEQA
COMPLIANCE DOCUMENTS, FOR LA QUINTA COVE GOLF CLUB
REVISED SPECIFIC PLAN 121-E (1975), AS AMENDED, PREPARED
FOR SITE DEVELOPMENT PERMIT 2006-865 AND CONDITIONAL
USE PERMIT 2007-102. THE CITY COUNCIL WILL CONSIDER
THIS ADDENDUM AT ITS CONTINUED MEETING OF MARCH 20,
2007 WHEN IT CONSIDERS SDP 2006-865 AND CUP 2007-102.
SURROUNDING
LAND USES: NORTH: TENNIS VILLAS AND DATE PALM GROVE
SOUTH: TENNIS COURTS, TENNIS VILLAS, SPA VILLAS AND
SPA LA QUINTA
EAST: AVENIDA OBREGON WITH THE HOTEL GROUNDS
BEYOND
WEST: TENNIS COURTS AND TENNIS VILLAS
GENERAL PLAN
DESIGNATION: CT (TOURIST COMMERCIAL)
ZONING
DESIGNATION: TC (TOURIST COMMERCIAL)
REQUIREMENT FOR CONDITIONAL USE PERMIT:
The original Specific Plan for the La Quinta Resort was approved by the County of
Riverside in 1975. The La Quinta Resort is required to comply with all applicable
development regulations including the provisions and standards set forth in the current
La Quinta Resort Specific Plan 121-E, Amendment #5. Adopted in 2001, Amendment
#5 of the La Quinta Resort Specific Plan identifies permitted and conditional land uses,
requiring Conditional Use Permit(s) for "pool/spa and water park uses" and "theaters,
live or motion picture -indoor or out". The Specific Plan does allow pools via the Site
Development Permit. The Specific Plan is not clear on how to clearly delineate the type
of permit for all of the proposed land uses. Therefore, the proposed signature pool
facility must obtain a Conditional Use Permit in addition to a Site Development Permit.
A Conditional Use Permit application was not processed with EA 2006-573 (EA) and
SDP 2006-865 (SDP) that the Commission considered on February 13, 2007. At that
hearing the Commission took action to recommend approval of EA 2006-573 (on a 4-0
vote) and sent the SDP to City Council without recommendation because their motion to
approve the SDP resulted in a tie vote.
The City Council considered EA 2006-573 and SDP 2006-865 at its meeting of
February 20, 2007. It was at this hearing that the need for the CUP was discussed and
the City Council directed staff to process a CUP in conjunction with the SDP. The City
Council continued EA 2006-573 and SDP 2006-865 to the meeting of March 20, 2007
to allow this CUP review by the Planning Commission. The Commission's action on this
CUP application will be forwarded to the City Council for final action, which will be
addressed concurrently with the EA and SDP applications. The SDP application was not
referred back to the Planning Commission and is not subject to Planning Commission
review. For purposes of the Planning Commission's consideration, the focus of the
public hearing and Commission discussion and action should be on the daily operation of
the SDP as it is currently proposed. The City Council will, at its March 20, 2007
meeting, continue its evaluation of the SDP.
The purpose of a CUP is to provide for individual approval, conditional approval, or denial
of proposed land uses. Uses requiring these permits have potential for adverse impacts
to surrounding properties and/or residents. Therefore, when such uses are approved,
conditions are placed on their establishment and operation to mitigate and/or eliminate
impacts. If the Planning Commission recommends approval of this CUP, the
recommendation should include requirements that ensure it is established and operated
in a manner that will not be detrimental to the surrounding properties.
The Planning Commission has the discretion to consider the appropriateness of the
proposed CUP, proposed conditions, and any other recommendations that it determines
as appropriate.
BACKGROUND:
The subject property is on the grounds of the La Quinta Resort which opened in 1926
and is located on the west side of Eisenhower Drive, south of Avenida Fernando. The
site proposed for the "Signature Pool" facility is on the west side of Avenida Obregon,
south of Avenida Fernando, private streets within the 62 acre resort (Attachment 1).
The La Quinta Resort and Club (originally the La Quinta Hotel) opened in 1926 with 20
casitas, a lobby area and one restaurant. Over the years it has been expanded and
modified to include 62 acres and over 800 rooms. Relevant Resort development
modifications and additions over the years have included:
1926 Opened on December 26, 1926.
1927 Installed nine -hole golf course, the first course built in the Coachella Valley.
1937 Added the first swimming pool to the resort.
1940's Constructed the Tennis Club offering 30 courts with a choice of hard, grass
and clay surfaces (presently there are 23 tennis courts).
1980 Constructed two 18-hole golf courses.
1984 Between 1980 and 1984, constructed 193 casitas and suites with swimming
pools, the original Signature Pool (now replaced with sunken center tennis
court), the Frank Capra Ballroom and two suites.
1987 Constructed its third 18-hole golf course.
1988 Constructed 371 casitas and a number of swimming pools, the retail area (The
Plaza), and,two restaurants (Morgan's and Adobe Grill).
1994 Constructed the Flores Ballroom.
1998 Constructed the 23,000 square foot Spa La Quinta and Spa Villas bringing the
guestroom total to a little over 800 guestrooms.
The 4.7 ± acre site of the proposed "Signature Pool" or water feature presently is
developed with Resort recreational facilities, including ten tennis courts (of the total 23
courts), the main Resort swimming pool, landscaped grounds, a children's playground,
the Morgan House, and several other buildings. Landscaping consists of a large number
of mature Palm and Olive trees. Nine tennis courts, the center court tennis stadium, a
restroom/office building, the main outdoor swimming pool and playground area will be
removed to facilitate the new water feature.
Two of the three retained buildings will be used as part of the proposed pool facility.
The remaining Morgan House which has been closed to Resort and public use for
approximately one year due to seismic safety concerns will be retained as is with a
safety fence installed around it.
PROJECT PROPOSAL:
Site Development Permit
The proposed SDP is to construct and operate a Signature Pool" water feature on the
4.7 acre site, fronting on Avenida Obregon, a 20-foot wide private street (curb to curb)
as a part of the Resorts facilities. The SDP would include several related water and pool
amenities (Attachment 2). Proposed amenities include two artificial rock formations for
a splashdown pool for three slides and a wave pool, a lazy river that proceeds in a
circular loop, a formal outdoor pool with terraces, private pool -side cabanas an arrival
plaza building, children's outdoor play area and pool, a game room with first aid center,
indoor and outdoor dining areas, and chaise lounge deck areas. A project description
which includes a background on the Resort has been submitted by the applicant
(Attachment 3).
r
The water feature is intended to increase the summer off-season occupancy rate (48%)
at the Resort to levels closer to the in -season rate of 75%. The water feature will be
open only to Resort guests and La Quinta Resort Club paid members and their children
under the age of 23 who are living at home, attending school on a full time basis or in
the military. Member's guests will not be allowed to use the facility. It will not be open
to the general public at any time, nor available for use by guests of the applicant's other
Valley hotels.
The proposed water feature (water slides, wave pool and lazy river) was originally
proposed to be open, daily between Memorial Day and Labor Day from 10:00 am to
6:00 pm and on weekends the remainder of the year. In addition, the proposed project
would be open daily during Thanksgiving week, from Christmas through New Year's
Day, on Presidents' Day weekend, and for one to three weeks during the Spring break
period. The formal swimming pool, spa, and children's pools and playground would be
open daily with varying hours.
The pedestrian entry to the water feature will be on Avenida Obregon in approximately
in the middle of the frontage in the area where an existing turnaround exists. This
turnaround will be maintained and used for loading and unloading of guests using the
facility. All pedestrian entrance and exiting the water feature will be at this controlled
point.
Also as a part of the proposed project, a raised median (10 feet wide and 50 feet long)
with a turn -around area would be constructed in Avenida Obregon, immediately south
of the Avenida Fernando intersection to control and facilitate vehicle circulation and
access in this part of the Resort. Private property owners and their guests adjacent to
Avenida Obregon will continue to have unrestricted access through this entry to their
properties. An option is to install vehicle control gates just south of the median now or
in the future if needed to regulate traffic going to the water feature. The private
property owners adjacent to Avenida Obregon would have full access through the
vehicle gate if such a gate is required in the future. This new entry would require
removal of nine perpendicular resort parking spaces and relocation of the adjacent resort
wall on the east side of Avenida Obregon, adjacent to the new median.
The site grading will generally be the same as or in many areas slightly lower than the
adjacent grades. For example, adjacent to the Tennis Villas to the north in the area of
the current connecting walkway the finish surface next to the lazy river is shown four
feet below the walk on the Tennis Villas site. On the south side of the site next to the
Tennis Villas the proposed grade is approximately the same as the villas side.
Architecture/Buildings/Structures
The existing Tennis Club building near the northwest corner of the site will be expanded
slightly to provide tennis locker rooms, tennis pro -shop office, and video school. These
facilities are currently within the project site on the west side of the restaurant building.
f, ^ 7
The current "L" shaped restaurant and bar in the middle of the site will be retained and
used as part of the facility. A portion of the building at the northwest corner containing
restrooms, lockers, library and the tennis video school office will be removed and
relocated to the expanded Tennis Club building as noted above. Adjacent to the west
side of the restaurant a small one-story first aid and game room will be constructed. A
basement will be provided and is noted to be for pool equipment.
A new one-story building will be constructed at the facility entry adjacent to Avenida
Obregon. The building height will not exceed 15 feet. It will function as the secured
entry and exit into the facility as well as housing restrooms, a retail area, office, and
maintenance and service rooms.
The remaining structures on the project site will consist primarily of trellises and pool
cabanas.
As a part of the project two artificial rock formations will be constructed at the west
end of the site. The larger of the two will be the southernmost formation at 28 feet in
height measured from the finish grade of the site. It will house three water slides that
empty into an adjacent pool which is to the east of the structure. This structure is
approximately 180 feet from the closest one story Tennis Villa to the north, 28 feet
from the closest two-story Tennis Villa to the south and 25 feet from the tennis court
to the west. To the south there are no outdoor living spaces for the two-story
residential units next to the project site.. The finish grade at the base of this structure is
approximately .5 feet lower than the adjacent grade of the closest Tennis Villa to the
south.
The second rock formation to the north of the above -described structure will be 18.5
feet high measured from the finish grade of the site and will contain wave making
equipment for an adjacent wave pool to the east. This structure is approximately 62
feet from the closest Tennis Villa to the north, 138 feet from the closest Tennis Villa to
the south and 38 feet from the tennis court to the west. The finish grade at the base
of this formation adjacent to the Tennis Villas to the north is, approximately 4.5 feet
lower than the villas yards. Movie projector equipment will also be housed in this
structure for use with a removable screen on the outside of the foundation facing east
toward the pool for evening movies.
The lazy river which will allow people to tube along its length will meander in an
irregular circle around the wave pool, its artificial rock structure, and a portion of the
lounging area. This river will meander adjacent to the Tennis Villas to the north with
distances generally between 18 feet to 35 feet away from the face of the building to
the edge of the lazy river. The water surface of the river is proposed to be
approximately six feet lower than the grade of the adjacent Tennis Villas yards to the
north.
Landscaping
Landscaping plans show an extensive use of trees and shrubs with an emphasis on
color. Planting materials are to a great extent low water use plants. Specific tree types
and locations are shown with sizes varying from 24-inch to 48-inch box size. One of
the main trees to be used throughout the site is Date Palm trees at 15 feet of clear
trunk height. California Fan palms will be used extensively and will be between 15 feet
to 25 feet clear trunk height.
A copy of the City Council report on the SDP and Addendum to the EIR are attached as
additional background (Attachment 4).
CUP Proposal
As part of the CUP application material, the applicant has prepared an application
booklet (Attachment'2). In addition to a project exhibit list, the application includes a
project narrative, which identifies commitments being made by the Resort to address
potential impacts relevant to parking, traffic control, construction management, road
and access improvements and security. See pages one to four for a description of the
application's proposed operational criteria for the CUP.
Information provided in the application booklet identifies that the applicant has stated
they will not show evening movies and not open the water slides, wave pool and lazy
river from January 1 to March 15 of each year (Attachment 2 — Page 4). The applicant
states, as is the case now in open areas of the project site, the deck and open
landscaped areas will continue to be used for special events such as receptions,
dinners, and meetings in conjunction with conference guests. Provisions for showing
movies have been provided on the side of the rock formation facing the wave pool. As
noted, the applicant has agreed to not showing movies from January 1 to March 15 of
each year.
The applicant has also stated in their CUP application that after one year of operation
they will review the previous year's security effectiveness to determine if any
improvements should be made to the Resorts use of the pool facilities related to hours
of operation. The CUP application also identifies that safety and security employees
will be retained to specifically help with traffic control, noise and general security of the
Signature Pool
The applicant states they will temporarily shut down operation of the active water
features (wave pool, slides and lazy river) if the City notifies them that the City's Noise
Ordinance maximums are exceeded. The applicant will then take whatever steps
necessary to correct the problem before re -opening those facilities.
Parking/Circulation
The applicant is not proposing to provide new parking spaces for the Signature Pool
area. The applicant states that it is not increasing the number of Resort rooms and
users of the water feature will be Resort guests and La Quinta Club members who are
already using the existing facilities. As a part of the Addendum a parking analysis was
conducted and submitted by the applicant (Attachment 5).
During in -season and busy periods the Resort requires employees to park at an off -site
parking lot on Calle Tampico and provides shuttles to and from the Resort. This will
continue to be utilized when the water feature is in operation. Additionally, guest
shuttles will be provided to the water feature and adjacent Spa La Quinta from the main
parking lot to the east, the valet area and other parts of the Resort. This will reduce the
need to drive cars to the site from other areas of the Resort. The gated or manned
station on Avenida Obregon, when in use, will direct traffic.to the most appropriate
parking area to ensure parking problems in the water feature area are avoided and
Avenida Obregon remains accessible to emergency vehicles and residential property
owners who use the street for access to their residences.
In order to widen a portion of the street and provide a median and controlled access on
Avenida Obregon at Avenida Fernando, nine perpendicular parking spaces are being
removed on the east side of Avenida Obregon. Five perpendicular spaces are proposed
to be installed just south of the adjacent Spa La Quinta entrance, along with new
decorative street paving in front of the Spa's entry. This new parking area is presently
a landscape planter. The five existing spaces in front of the Spa will be removed so
that the new decoratively paved area can be used for drop off and pick up of Spa
customers. Avenida Obregon due to its 20 foot width does not allow parallel parking
on either side of the street. With this project that restriction will continue.
ISSUES/ANALYSIS:
As previously stated, the purpose of a CUP is to provide for individual approval,
conditional approval, or denial of proposed land uses and operational conditions.
Conditions of Approval are typically imposed to specifically address potential adverse
impacts to surrounding properties and/or residents. Thus, operational
management/control is established with a CUP versus conditions specific site
improvements, which are typically found with Site Development Permits. Conditions of
Approval for a CUP can include time sensitive criteria, operational criteria and
consequences for failure to comply. Additionally greater potential exists for a
Conditional Use Permit to be revoked should there be violations to the conditions set
forth. Any consideration for revocation must be conducted in accordance with La
Quinta Municipal Code Section 9.200.130.
Multiple issues have been identified as part of the analysis of the proposed CUP
application. The following categories provide analysis of the major identified issues:
Parking
As previously noted, no additional parking facilities are proposed to be provided for this
use to offset the lost of the nine spaces on Avenida Obregon. The applicant states
there will not be an increased parking demand that will exceed the existing parking
capacity because the pool feature is geared to increasing the Resorts occupancy during
the 48% off-season summer month occupancy when parking spaces are readily
available. Subsequent to the Planning Commission hearing, the Resort prepared a
Traffic Volume and Parking Conditions Study dated February 12, 2007 (Attachment 6).
This study showed that on February 9, 2007, the Resort had adequate parking available
and the on -site private streets operated at an acceptable level of service. Also, based
on their research relating to Resort facility usage, the applicant states Citrus Club
members who potentially could use the proposed water feature primarily use the Resort
for golf and fitness and make very minimal use of the existing pools. Lastly, less than
20% of these members have qualified children who could potentially use the pool
feature (Attachment 7).
Staff recommends that if the City determines insufficient parking exists, or that the
Parking Management Program is not working, and/or that traffic flow is not operating
adequately, up to three parking management studies over three years shall be
completed to determine how to resolve any parking issues. Any improvements
recommended by these studies are required to be implemented within one year of their
requirement. The applicant has incorporated into the CUP packet language consistent
with the previously recommended SDP conditions.
The date palm grove at the northwest corner of Avenida Obregon and Avenida
Fernando presently is used for conference related activities on occasion. It is
recommended that this grove be reserved for future parking or loading and unloading if
deemed necessary by the City.
A Parking Management Program is recommended to require parking permits and identify
provisions for ticketing and/or towing of violators during high demand in -season
periods.
The Resort presently operates an on -site shuttle service throughout the Resort that will
continue when the project is operational. A Condition of Approval is recommended
requiring the shuttle service be extended to serve the water feature. This should
minimize demand for parking in the signature pool area.
The CUP booklet also identifies the addition of Resort staff to assist with parking
management and the establishment of a "parking/traffic hotline". These efforts will
help with directing Resort and club guests to the appropriate parking areas and should
also help minimize any demand for parking near the Signature Pool entrance.
Another important component to addressing parking is s'ignage. Improvements to the
Resorts sign program that direct Resort and club guests to the appropriate parking areas
would also assist with minimizing the demand for parking near the signature pool
entrance.
Refer to proposed Condition Nos. 7-15 for parking and other operational control
measures.
Traffic/Circulation
As a part of the Avenida Obregon entry median area south of Avenida Fernando, staff
recommended during the SDP application process the Community Development Director
has the right to require the gates be installed and operated during periods of increased
parking demand due to high water feature attendance. The applicant has proposed
similar language in the CUP application. Once the gates are required to be used and
until the gates are installed, the Resort will provide a person to man the entry and
control traffic allowed to enter the area. During operation of the gates or when it is
manned, this entry area will also become the drop-off turnaround for water feature
users.
Avenida Obregon is a 20 foot wide private street (curb to curb) that does not allow
parallel parking on either side. It is red curbed and signed as a fire lane with no parallel
parking allowed. There have been times when guests, employees, and service vehicles
have parallel and double parked along the street violating the fire lane restriction as well
as making use of the street difficult. The City's Code Compliance Department has in
the past, received complaints regarding parking on the street. As a result, monitoring
of the area has resulted in the issuance of five citations in the last 11 months. Regular
monitoring of the street for parking violations is done by the City's Code Compliance
Department. The gate operation requirement noted above will help to alleviate this
problem. In addition, the previously noted "parking/traffic hotline" will provide
opportunity for direct contact to and quick response from the Resort "traffic control
officer" to any reported concerns.
Noise
As a part of the Addendum, an acoustical analysis of mechanical equipment use and
expected operational conditions, was prepared (Attachment 8). In summary, the
findings of the study show that the proposed project will operate in compliance with
City noise standards. Furthermore, the amount of noise increase over existing noise
levels near the proposed Signature Pool project will not be significant.
As previously noted, the applicant has proposed with this application a condition
specific to addressing noise abatement. The applicant references the City's Municipal
Code Section 9.100.210(c) as the governing standard to identify any potential
violations. In addition to this provision, staff is also addressing Municipal Code Section
11.08.040, which provides the ability to address noise related to specific nuisance
occurrences which may not necessarily exceed noise limits but do impact the neighbors
quality of life.
Recorded and possibly live music, is proposed to be played through a ground -mounted
speaker system throughout the facility. This can be expected to be played during hours
the facility is opened In order to not impact the adjacent residential owners, live music
or amplified entertainment, broadcasting is recommended to not be allowed in the lazy
river, slide, wave pool areas and children's area.
Movies will be played in evening hours on occasions. Showing of these movies could
impact the adjacent residential owners, and therefore, it is recommended that they end
no later than 9:45 p.m.
Most of the private residential Tennis Villas units adjacent to the site have small
outdoor patios adjacent to the water feature's property line. Presently there are chain
link tennis fences (with green mesh cloth) adjacent to block retaining walls on the
tennis court/Tennis Villas boundary. Most of the area between the fencing and
retaining walls is planted with citrus trees that provide a visual screen between the
uses. With this water feature the fences and possibly the trees, depending on where
the property line is, will be removed. Staff is recommending the Resort be required to
work with Tennis Villas homeowners immediately adjacent to the Signature Pool .to
construct a five to six foot garden wall to create an outdoor patio within the turf areas
located between the Signature Pool property line and the Tennis Villas. If a homeowner
chooses not to have this wall constructed, the Resort may construct a six foot high
screen wall on its northerly or southerly property line. See Condition No. 34 for
additional details.
Construction Parking
The applicant has included in the CUP booklet conditions specific to the construction
parking. These conditions are generally consistent with staff's recommended
conditions identified during the SDP application process. These conditions with staff's
recommended modifications should minimize the impact of construction vehicles upon
the existing private streets and prevent large construction vehicles from parking
adjacent to residential properties.
Operations
An issue raised has been the number of patrons using the facility at any one time. It is
recommended the maximum number of water feature patrons shall not exceed 1,800 at
any one time. Furthermore, outdoor meetings, dinners, receptions, etc. held within the
water feature area shall not exceed 1,000 persons and shall end no later than 9:45
p.m. (this includes clean-up and breakdown). No outdoor live or recorded entertainment
shall be permitted within the active pool area.
Site Design
As designed, the lazy river and some lounging areas are located as close as 4± feet
from the shared property line with the Tennis Villas. In order to increase privacy for the
owners it is recommended a minimum 20 foot setback from the north property line to
the lazy river, with no patron access to the lazy river, be permitted (emergency and
safety access is permitted).
RESPONSE TO MR. FREDRICKS:
The Mayor and City Council have received a letter from Mr. Richard R. Fredricks'
attorney (Demetrious, Del Guerio, Springer & Francis, LLP) regarding the proposed CUP
and SDP. The letter (Attachment 9) references a number of concerns regarding the
legal and physical condition of Avenida Obergon. The City does not dispute the fact
that Avenida Obergon provides access between Avenida Fernando and the Fredricks'
estate. This condition has existed for many years and the physical improvement of
Avenida Obergon has been modified over the years. The proposed SDP and the
recommended Conditions of Approval for the CUP have been carefully revised by the
City to ensure that the current conditions are upgraded as follows:
1. A new entry area with turnaround at Avenida Obergon and Avenida Fernando
will be provided.
2. Relocation of parking in front of Spa La Quinta with a new drop-off area at the
Spa provided.:
3. Installation of decorative crosswalks on Avenida Obregon.
4. The City can require up to three parking studies with improvements if problems
arise after the facility opens.
5. A Parking Management Program will be required to monitor parking and assure
on -street restrictions are enforced.
6. Shuttle service will assure guests do not need to drive to the facility from other
parts of the Resort.
7. New Resort parking and traffic employees will be hired specifically to monitor
parking and traffic conditions in the water feature and adjacent roadway areas
and resolve problems as they arise.
8. Should the gates at Avenida Obregon and Avenida Fernando be used, all property
owners of private property that take access from Avenida Obregon will continue
to have access at no cost to them.
9. A parking/traffic hotline will be implemented by the'Resort with immediate
response required.
Based upon the physical and management improvements to be implemented with this
project, City staff believes that the access along Avenida Obergon will be improved and
not degraded.
c fl
PUBLIC NOTICE:
This application was advertised in the Desert Sun newspaper on March 2, 2007. All
property owners in, and within 500 feet of the site were mailed a copy of the public
hearing notice as required by the La Quinta Municipal Code. Additionally, any persons
who sent a letter or e-mail to the City regarding the project were also sent a notice. As
of this writing, letters have been received and are attached for your review (Attachment
10).
FINDINGS:
The Findings as required by Section 9.210.020 (Conditional Use Permits) of the Zoning
Code can be made as noted below.
1. Compliance with the General Plan - The project site within the La Quinta Resort
is designated by the General Plan and applicable Specific Plan 121-E,
Amendment #5 as Tourist Commercial which includes recreational uses. This
designation permits the Resort and related recreational uses such as the
proposed Signature Pool water feature. Furthermore, the project site has been
used for various Resort -related recreational uses, including a previous "Signature
Pool" where the sunken tennis court presently exists. Therefore, the project is in
compliance with the General Plan and Specific Plan.
2. Compliance with the Zoning Code - The City Zoning Map and applicable Specific
Plan 121-E, Amendment #5 zone the project site within the La Quinta Resort as
Tourist Commercial. This designation permits the Resort and related recreational
uses such as the proposed Signature Pool water feature with approval of a CUP.
Applicable development standards are complied with based on the proposed
plans and recommended Conditions of Approval.
3. Compliance with CEQA - The La Quinta Community Development Department
has caused to, be prepared Environmental Assessment 2006-573 (an Addendum
to Final Environmental Impact Report (EIR) Number 41 and to a series of
subsequently approved environmental review documents) for this Site
Development Permit in compliance with the requirements of the California
Environmental Quality Act of 1970, as Amended. The Community Development
Department has determined that the proposed modifications to the La Quinta
Resort do not require a subsequent EIR, Supplemental EIR or a Negative
Declaration/Mitigated Negative Declaration, since the circumstances described in
Section 15162 of the California Environmental Quality Act Guidelines do not
exist, in that there will, be no new or more significant impacts than those
disclosed in the prior EIR Number 41 and the CEQA compliance documents
approved subsequently. The modifications proposed and the circumstances
under which the modifications would be carried out do not require substantial
changes to the previous EIR, or the Subsequent Environmental documents, due
to the involvement of new significant environmental impacts or a substantial
increase in the severity of previously identified significant effects. In addition,
there is no new information of substantial importance which would trigger the
requirement of a subsequent EIR, supplemental EIR or Negative
Declaration/Mitigated Negative Declaration in accordance with Section
15162(a)(3). Therefore, upon certification of Environmental Assessment 2006-
573 the project is in compliance with CEQA requirements.
4. Compatibility with Surrounding Uses- The water feature is surrounded by Resort
and residential uses, some of which have no association with the Resort or its
operation. The property to the west consists of tennis courts that are part of the
Resort. To the east are Resort rooms that are operated as part of the Resort,
and Resort homes, many of which are rented out as part of the Resort even
though they are privately owned.
The property to the south consists of Spa La Quinta, tennis courts and several
Tennis Villas, only one of which abuts the subject property. These Villas are
privately owned properties and some are rented out as part of the Resort. The
project will incorporate measures to provide compatibility with the surrounding
residential uses, such as sound attenuation through walls, lowering finish grades,
limitation on hours of operation, extensive planting, parking controls,
construction restrictions, etc.
CONCLUSION:
Since its opening approximately 80 years ago, the Resort has grown and continuously
evolved over the years. It began with 20 casitas' and one restaurant. Significant
expansions and modifications have occurred to now include 62 acres and over 800
rooms, along with extensive recreational activities including golf, tennis, fitness, biking,
and water activities. This proposed Signature Pool project represents yet another step
in the evolution of the recreational activities at the Resort.
The provisions designed into the water feature and recommended Conditions of
Approval ensure the feature and its operation will be compatible with the surrounding
properties and land, uses and if problems arise, they can be addressed.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2007- recommending to the City
Council approval of Conditional Use Permit 2007-102, subject to the attached
Conditions of Approval.
Attachments:
1. Location Map
2. Plan exhibit booklet - large attachment
3. Signature Pool project description
4. City Council report for March 6, 2007
5. Parking analysis
6. Current Traffic and Volume Parking Conditions Study
7. Letter from Paul J. McCormick dated January 11, 2007
8. Acoustical Analysis
9. Letter from Demetriou,. Del Guerio, Springer & Francis, LLP dated March 2, 2007
10. Letters received from public
Transmitted by:
Stan Sawa, Principal Planner
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A CONDITIONAL USE PERMIT TO ALLOW
DEVELOPMENT AND OPERATION OF A SIGNATURE
POOL FACILITY LOCATED ON THE WEST SIDE OF
AVENIDA OBREGON, APPROXIMATELY 150 FEET
SOUTH OF AVENIDA FERNANDO ON THE LAQUINTA
RESORT GROUNDS.
CASE NO.: CONDITIONAL USE PERMIT 2007-102
APPLICANT: CNL DESERT RESORTS, LLP
WHEREAS, the Planning Commission of the City of La Quinta did on
the 131h day of March 13, 2007, hold a duly noticed public hearing to consider the
request by CNL Desert Resorts, LLP for approval of a Conditional ,Use Permit to
allow a Signature Pool facility located on the west side of Avenida Obregon,
approximately 150 feet south of Avenida Fernando on the La Quinta Resort
grounds, more particularly described as:
ALL OR PORTIONS OF APN'S: 658-161-054, 055, 058, 061, 062
WHEREAS, THE Community Development Department published a
public hearing notice in the Desert Sun newspaper on the 2ntl day of March, 2007,
as prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the Resort site and all persons who submitted
written correspondence to the City; and
WHEREAS, the La Quinta Community Development Department has
caused to be prepared Environmental Assessment 2006-573 (an Addendum to
Final Environmental Impact Report (EIR) Number 41 and to a series of subsequently
approved environmental review documents) for this Site Development Permit in
compliance with the requirements of the California Environmental Quality Act
(CEQA) of 1970, as amended.
The Community Development Department has determined that the proposed
modifications to the La Quinta Resort do not require a Subsequent EIR,
Supplemental EIR or a Negative Declaration/Mitigated Negative Declaration, since
the circumstances described in Section 15162 of the California Environmental
Quality Act Guidelines do not exist, in that there will be no new or more significant
impacts than those disclosed in the prior EIR Number 41 and the CEQA compliance
documents approved subsequently. The modifications proposed and the
Planning Commission Resolution 2007-
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
circumstances under which the modifications would be carried_ out do not require
substantial changes to the previous EIR, or the subsequent environmental
documents, due to the involvement of new significant environmental impacts or a
substantial increase in the severity of previously identified significant effects. In
addition, there is no new information of substantial importance which would trigger
the requirement of a Subsequent EIR, Supplemental EIR or Negative
Declaration/Mitigated Negative Declaration in accordance with Section
15162(a)(3). Therefore, the Community Development Department is recommending
certification of Environmental Assessment 2006-573 if the project is to be
approved; and
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify
recommending to the City Council approval of said Conditional Use Permit:
1. Compliance with the General Plan - The project site within the La Quinta
Resort is designated by the General Plan and applicable Specific Plan 121 E,
Amendment #5 as Tourist Commercial. This Tourist Commercial designation
permits the Resort and related recreational uses such as the proposed
Signature Pool water feature. Furthermore, the project site has been used for
various Resort related recreational uses, including a previous "Signature
Pool" where the sunken tennis courts presently exist. Therefore, the project
is in compliance with the General Plan and Specific Plan.
2. Compliance with the Zoning Code - The City Zoning Map and applicable
Specific Plan 121 E, Amendment #5 designates the zoning of the project site
within the La Quinta Resort as Tourist Commercial. This designation permits
the resort and related recreational uses such as the proposed Signature Pool
water feature. Applicable development standards are complied with based on
the proposed plans, operation and recommended Conditions of Approval. No
structures proposed exceed the 40 feet height limit nor are they setback less
than the required 15 feet from residentially zoned properties.
3. Compliance with CEQA - The La Quinta Community Development
Department has caused to be prepared Environmental Assessment 2006-573
(an Addendum to Final Environmental Impact Report (EIR) Number 41 and to
a series of subsequently approved environmental review documents) for this
Site Development Permit in compliance with the' requirements of the
California Environmental Quality Act of 1970, as Amended.
Planning Commission Resolution 2007-
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
The Community Development Department has determined that the proposed
modifications to the La Quinta Resort do not require a subsequent EIR,
Supplemental. EIR or a Negative Declaration/Mitigated Negative Declaration,
since the circumstances described in Section 15162 of the California
Environmental Quality Act Guidelines do no exist, in that there will be no
new or more significant impacts than those disclosed in the prior EIR Number
41 and the CEQA compliance documents approved subsequently. The
modifications proposed and the circumstances under which the modifications
would be carried out do not require substantial changes to the previous EIR,
or the Subsequent Environmental documents, due to the involvement of new
significant environmental impacts or a substantial increase in the severity of
previously identified significant effects. In addition, there is no new
information of substantial importance which would trigger the requirement of
a subsequent EIR, supplemental EIR or Negative Declaration/Mitigated
Negative Declaration in accordance with Section 15162(a)(3). Therefore,
upon certification of Environmental Assessment 2006-573 the project is in
compliance with CEQA requirements.
4. Surrounding Uses - The recommended Conditions of Approval and site
design of the project ensure that the Water Feature will operate in a manner
that will minimize the impacts to the adjacent residential uses. Furthermore,
the Conditions of Approval require problems or issues to be reviewed and
resolved.
The property to the south consists of Spa La Quinta, tennis courts and
several Tennis Villas, only one of which abuts the subject property. To the
north are a number of Tennis Villas. These Villas are privately owned
properties and some are rented out as part of the Resort. The project as
proposed will incorporate measures to provide compatibility with the
surrounding residential uses, such as sound attenuation through walls,
lowering finish grades, extensive planting, parking controls, construction
restrictions, etc.
Conditions of Approval that ensure compatibility include, but are not limited
to, the following:
A. Parking studies and improvements will be required to eliminate
problems that arise once the use is in operation.
Planning Commission Resolution 2007-
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
B. New Resort parking and traffic control employees will be assigned to
. the Water Feature area. _
C. A parking management plan will be developed and implemented in
conjunction with the completion of the Water Feature.
D. The Date Palm grove at the corner of Avenida Obregon and Avenida
Fernando will be reserved for future use as a parking and/or loading
area should it be determined by the City it is needed.
E. Improvements to Avenida Obregon and access to it will ensure
adequate parking and circulation is maintained.
F. Days and hours of operation and allowable activities will be regulated
to ensure that it is compatible with adjacent properties.
G. Noise generated by the use and lighting used is required to comply
with applicable City Requirements. This includes provisions to correct
violations of City noise standards.
H. Requirements for new masonry walls adjacent to the existing
residential uses are provided to ensure privacy is maintained.
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 Planning Commission in this case.
2. That Environmental Assessment 2006-573 (an Addendum to Final
Environmental Impact Report (EIR) number 41 and to a series of
subsequently approved environmental review documents) for this Conditional
Use Permit has been prepared and is in compliance with the requirements of
the California Environmental Quality Act (CEQA) of 1970, as amended, and
is recommended for certification.
3. That it does hereby recommend to the City Council approval of the above -
described Conditional Use Permit request for the reasons set forth in this
Resolution, subject to the attached Conditions of Approval.
Planning Commission Resolution 2007-
Conditional Use Permit 2007-102
CNL Desert Resorts, L P
Adopted:
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this .13`h day of March, 2007, by the following
vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Paul Quill, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2007-_
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2007-102
CNL DESERT RESORTS, LLP
ADOPTED:
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Conditional Use Permit and
related approvals, including but not limited to any California Environmental Quality
Act (CEQA) compliance document recorded thereunder or any other action against
the City. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. The applicant shall comply with all final Conditions of Approval for Site Development
2006-865 prior to opening, during the life of the project or as specifically required.
3. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
4. This Conditional Use Permit (CUP) shall expire 24 months after its effective date if
not used or implemented unless a legal action is filed challenging the CUP approval.
In such event, the running of the 24-month period shall be tolled during the pendency
of litigation challenging the CUP and any other action challenging the approval of this
CUP or related. Site Development Permit, and any related CEQA compliance
documents.
PROPERTY RIGHTS
5. The applicant shall retain for private use all private, street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable Specific Plans,
Site Development Permit, and Conditional Use Permit Conditions of Approval, and/or
as required by the City Engineer.
TRAFFIC/PARKING
6. Parking Study/Studies may be required to evaluate parking conditions and
requirements from on -site and off -site traffic to recommend parking management
adjustments as noted below. The requirements for possible parking studies are as
follows:
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
A. If required by the Community Development Director, the applicant shall
complete up to three parking studies after the Certificate of Occupancy has
been issued.
B. The applicant is required (prior to issuance of the grading permit) to deposit
with the City of La Quinta cash in the amount of $35,000 to be placed in a
drawdown account for parking studies. After up to three studies are
completed or within three years from the facility opening date the balance of
the unexpended funds shall be refunded to the applicant.
C. Prior to issuance of first building permit, the applicant shall enter into a Parking
Study Agreement with the City of La Quinta. If parking studies are required by
the City after the Certificate of Occupancy has been issued, the applicant shall
fund all. expenses for up to three Parking Studies/evaluations that assess
parking impacts associated with this Site Development Permit. The Parking
Study/Studies is/are required to evaluate parking conditions and requirements
from on -site and off -site traffic and must recommend parking management
adjustments, or construction of additional parking facilities, if needed. The
Parking Study/Studies shall be performed by a qualified Traffic Engineering or
Parking Consultant, reviewed by the Community Development and Public
Works Directors and approved by the Community Development Director. The
applicant is required to pay for all expenses to conduct this/these
study/studies for up to three years starting within, one year from the facility's
opening date. The seasonal timing of subsequent parking studies will be as
determined by the Community Development Director. In .addition to said
requirement, the applicant shall be responsible for the design and construction
of any measures and/or additional parking requirements resulting from the
studies or as determined by the Community Development Director with
improvements to commence construction within one (1) year of notification by
the Community Development and Public Works Directors. Failure to implement
required parking improvements within one year of written notification is
grounds for revocation of the CUP.
7. Proposed Enhanced Parking and Traffic Controls:
A. No less than 60 days prior to issuance of an occupancy permit or final
inspection for Certificate of Occupancy for the water feature, a comprehensive
Parking Management Program shall be submitted to the Community
Development Director for review ad approval.
e
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
B. To control Resort use parking along Avenida Obregon and Avenida Fernando
after opening of the water feature, a Parking Management Program shall be
developed which requires parking permits and can be enforced through the
ticketing of violators and the towing of vehicles parked without a permit in the
Signature Pool area. The program shall include issuance of permits to Resort
guests, Spa clients and club members at the front desk of the Resort. The
program shall include providing a Traffic Control Manager, and traffic control
officers who shall be responsible for monitoring delivery vehicles, patrolling
Avenida Obregon and Fernando, and ensuring Avenida Obregon on -street
parking restrictions are enforced. Additionally, the program shall include a
"parking/traffic" hotline where immediate attention to issues and concerns will
be resolved.
C. The Resort Operator has committed and is required to implement the following
program:
1 . Hiring a "Traffic Control Manager" who has prior law enforcement and
traffic control experience. Management aspects of vehicular access
into the Resort include:
a. Traffic flow and parking control on Calle Fernando;
b.. Access and egress of delivery trucks into loading dock areas;
C. Traffic flow and parking enforcement on Calle Obregon;
d. Oversight of a contracted Security Officer monitoring the Resort
service drive;
e. Monitor and control the Purchasing Department to ensure vendor
compliance with posted delivery hours.
2. Hire a "Traffic Control Officer" who will conduct high visibility bike
patrols on Calle Fernando and Calle Obregon in support of the Traffic
Control Manager:
a., Ensure property traffic flow patterns are maintained;
b. Eliminate opportunities where vehicles choose to park
inappropriately;
C. If observed, quick identification of vehicle owner or
Planning Commission Resolution No. 2007-
Conditions of Approval - Recommended
Conditional Use Permit 2067-102
CNL Desert Resorts, LLP
Adopted:
implementation of appropriate removal procedures;
d. Ensure emergency vehicle access and egress is maintained at all
times.
3. Initiate a "parking/traffic" hotline and publish and distribute the
telephone number to appropriate residents and guard gate facilities.
a. The "Traffic Control Officer" will maintain this cell phone and
therefore be able to respond and evaluate the reported concerns
if not observed during routine traffic control operations.
D. During the off-season summer months (May through September), some of the
off-street parking permits on -site may be made available to a limited number of
club members with water feature access privileges.
E. Shuttle transportation shall be made available to the water feature and spa
from the main Resort parking lot, and Resort guests and club members shall be
informed of its availability.
F. The Resort is required to implement and enforce on a daily basis the approved
Parking Management Program. Failure to implement the approved Parking
Management Program on a daily basis will result'in the City being able to
cause the. Resort to suspend the operation of all Active Water Features until
such time that an updated Parking Management Program is approved by the
Community Development Director.
8. If water feature parking demand exceeds available on -site parking supply on peak
days in the future, cars shall not be allowed to park in adjacent neighborhoods.
Additional off-street parking shall be provided at a remote location which is
accessible by Resort operated shuttles and golf carts. Said remote parking locations
and transportation provisions shall be approved by the Community Development and
Public Works Directors.
9. No modification, sale, or transfer of the existing off -site employee parking areas shall
be implemented without prior written approval of the City. Prior to any sale or
transfer of the property (APN 773-370-027) the Resort shall submit for approval by
the Planning Commission at a public hearing, a revised Parking Management Program.
10. The following applies to the use of the Date Palm grove:
C 4
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
A. The existing Date Palm Grove parcel (APN 658-160-053) on Avenida Obregon
shall be held in reserve, and not developed with structures, in order to resolve
any traffic or parking issues that may arise on Avenida Obregon. The Date
Palm Grove parcel shall be used for that purpose, to the extent the City's
Community Development Director finds that the use of the Signature Pool
Facility has caused any additional traffic or parking problems on Avenida
Obregon. This condition of approval shall be reviewed by the Planning
Commission after three full years of Signature Pool operation (in conjunction
with parking study requirements), to determine whether it may be removed as
unnecessary. The applicant shall have the right to present argument and
evidence to support the removal of this condition of approval at that time.
B. On an annual basis after the first full year of operation, the design and
effectiveness of the gated entry on Avenida Obregon at Avenida Fernando
shall be evaluated by the City's Community Development and Public Works
Directors.. In the event that the City determines that its design and operation
causes delays or backup on to Avenida Fernando, the gate area shall be
modified to improve its efficiency. Modifications may include adding a drop-
off/loading area located on the Date Palm grove, increasing the turning radius
and/or other improvements to increase efficiency of operation.
C. Failure to implement improvements within one year of written notification by
the Community Development or Public Works Director shall be grounds for
revocation of this.CUP.
11. Parking and traffic management quarterly reports shall be submitted to the
Community Development Department with the following information included:
A. Days and number of, hours the Traffic Control Manager and Traffic Control
Officers have worked.
B. Number of calls to the Resort hotline.
C. Number of contacts made pertaining to traffic and parking including the
number of citations, tows, and written warnings.
Each of the employees shall prepare a weekly log of their work activities. Said log(s)
shall be made available to the City within five working days of receipt of City notice.
12. The following requirements apply to drop off and loading of patrons:
A. The existing Obregon turnaround at the entry will be maintained and used for
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
loading and unloading of guests using the facility that require shuttle or
automobile access.
B. The drop-off area at the turnaround shall not be reduced from its existing size.
Additionally, the drop-off area design shall incorporate ADA accessible
guidelines as approved by the Building & Safety and Public Works Department.
C. The drop-off area at the turnaound shall be designated a passenger loading
zone/shuttle stop/turn around area at the water feature entry where children
destined to/from the water feature can be safely dropped off and picked up by
their families.
D. This turnaround shall also serve as a shuttle drop and loading point.
E. During periods of peak use, the private passenger loading zone shall be at the
gated entry on Avenida Obregon at Avenida Fernando.
13. A raised median (10 feet wide and 50 feet long) with a turn -around area shall be
constructed on Avenida Obregon, just south of Avenida' Fernando, to control and
facilitate vehicle circulation and access in the Signature Pool area of the Resort.
14, Private property owners and their guests adjacent to Avenida Obregon shall have
unrestricted access through this entry and turnaround to their properties at no cost to
them.
15. If vehicle gates are required to be provided and operated as stipulated in SDP 2006-
865, they shall be operated as follows:
A. The gate will restrict vehicular access to the Signature Pool.
B. The gated entry shall provide for a full turn -around outlet for non -accepted
vehicles to the satisfaction of the Public Works Director.
C. When and if the gate is operational, access through the entry gate shall be
limited to use by:
1. Resort Homes property owners and their guests (at no cost to them);
2. All single-family owners and their guests who have access to Avenida
Obregon (at no cost to them);
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
3. Resort guests; and
4. Club members having authorization to enter;. and
5. Service and delivery vehicles that are operating in compliance with all
Resort rules and regulations.
OPERATION OF FACILITY
16. The Signature Pool facility shall not be open to the general public.
17. The La Quinta Resort shall not establish any special class of club membership in the
future, that would allow time restricted (i.e. daily, weekly or monthly) access to the
Signature Pool Facility.
18. Operating Periods/Times for the Wave Pool's Wave Generator Equipment shall be as
follows:
A. From November 26th through March 15th, the wave generator equipment
shall be turned off, with three limited exceptions: Christmas, New Years and
President's Day weekends. For those three weekends, the wave generator
equipment for the wave pool may operate from 10am to 5pm. During the time
period defined above, the zero entry pool will be open, but it will not function
as a wave pool.
19. Operating Periods/Times for all "Active Water Featu er s"(defined as slides, lazy river
and wave pool generator equipment) shall be as follows:
A. Other than as specified in Condition of Approval No: 18.A. above for the wave
pool generator equipment, the Active Water Features shall be operated as
follows:
1. Spring Break (which begins three weeks prior to Easter Sunday and
ends one week after Easter Sunday): open 7-days a week, 10am - 6pm.
2. Easter Sunday, until start of Memorial Day weekend (standard weekend
is Friday, Saturday, and Sunday; Open weekends 10am - 6pm.
3. Memorial Day weekend (starts Friday) through Labor Day: Open 7 days
r^�
Planning Commission Resolution No. 2007-
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
a week, 10am - 6pm.
4. Labor Day until Wednesday before Thanksgiving: Weekends, 10am -
6pm.
5. .Thanksgiving Day (Thursday) through end of Thanksgiving weekend:
daily, 10am - 6pm.
20. Operating hours for all outdoor uses, features, and activities not defined as an Act vi e
Water Feat eru s, shall be: 8am to 9:45pm, except for the formal pool, which shall
operate: 7am to 9:45pm. The restaurant hours shall be,7am to 10pm daily.
21. A. Access to the top and outside of the rock formations shall be prohibited when
the water, slides and wave pools are closed year round.
B. The rock formation shall not be used to host any special events or activities
other than to access the water slides. Food and beverage service and
consumption shall be prohibited in these areas.
22. There shall be no evening movies from January 1 to March 15 of each year. Movies
shall end by 9:45pm
23. The maximum number of water feature patrons shall not exceed 1;800 at any one
time. The Resort shall actively monitor the ingress and egress of the. Signature Pool
area.
24. Outdoor meetings, dinners, receptions, etc. held within the Active Water Feature area
shall not exceed 1,000 persons and shall end no later than 9:45 pm (this includes
clean-up and breakdown). No food or beverage maybe served after 9:45 pm. No
live or recorded entertainment is permitted within the Active Water Feature area.
25. City Code Enforcement, Sheriff Department and Resort "parking/traffic" hotline phone
numbers shall be distributed to all private property owners within 200-feet of the
water feature site prior to opening of the facility.
26. No fireworks shall be allowed for any function within the Signature Pool area.
NOISE
27. A. If found to be in violation of City Noise Ordinance, in the reasonable opinion of
the Building and Safety Director, an eight hour monitoring program shall be
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
performed near the closest condominiums to the north and south of the
Signature Pool site (as determined by the Building and Safety Director). If the
monitoring program proves that violations of the City's Noise Ordinance are in
fact occurring, the active water feature causing the Noise Ordinance violation
shall be closed, until a noise study and remedial noise control plan, funded by
the applicant as noted below, is prepared and approved by the Community
Development Director. The applicant has the right of appeal to the City
Council of this decision.
B. The applicant is required (prior to issuance of the building permit) to deposit
with the City of La Quinta cash in the amount of $20,000 to be placed in a
drawdown account for noise studies. After up to three studies are completed,
or within three years from the facility opening date the balance of the
unexpended funds shall be refunded to the applicant.
C. Detailed plans for all amplified devises (music, speaker, p.a., etc.) shall be
approved by the Community Development Director prior to issuance of building
permit for the water feature. Noise levels shall not exceed those permitted in
the La Quinta Municipal Code or at levels which would constitute a public
nuisance per Section 1 1.08.040 (LQMC). There shall be no live or amplified
music or entertainment in the Activr—_e Pool area (slides, wave pool, children
area, and lazy river).
28. Detailed plans for all amplified devises (music, speaker, p.a., etc.) in the Adul P
area shall be approved by the Community Development Director prior to issuance of
building permit for the water feature. Noise levels shall not exceed those permitted in
the La Quinta Municipal Code or at levels which would constitute a public nuisance
per Section 11.08.040 (LQMC). Live or amplified music or entertainment shall be
allowed until 9:45pm in the Adult pool area.
SIGNS
29. The Sign Program approved in conjunction with Site Development Permit 2006-865
shall be maintained by the Resort for the life of the CUP. Signs shall comply with the
following requirements:
A. A Sign Program (for on- and off -site identification, directional, convenience,
safety, etc.) shall be submitted to the Community' Development Director for
approval a minimum of 60 days prior to issuance of the Certificate of
Occupancy and/or final inspections. Should additional signs be desired by the
applicant or required by parking studies, Conditions of Approval, etc., the Sign
Planning Commission Resolution No. 2007-_
Conditions of Approval - Recommended
Conditional Use Permit 2007-102
CNL Desert Resorts, LLP
Adopted:
Program shall be amended and approved by the Community Development
Director.
B. Appropriate signage shall be provided, clearly indicating that parking adjacent
to Avenida Obregon is by permit only. The Resort shall enforce this
restriction. Signage shall state ticketing and vehicle towing of violators will
occur.
C. Directional signage shall be provided to clearly identify the pedestrian path to
be used between the main Resort parking lot, Resort lobby, off -site (i.e.
Centex project), and other parts of the Resort and the water feature. Shuttle
routes shall be clearly marked.
30. Signature Pool Safety & Security Staff Coverage shall be at a minimum the following:
Coverage Description Appointed Staff Hours of Coverage
Traffic Control Management
1 Manager
Daily (8 hour shift)
Corner of Fernando and Obregon
1 Traffic Officer
7am-7pm
Safety & Security Pool Supervisor
1 Supervisor
hours of operation
Safety & Security Pool Staff
14 Life Guards
hours of operation
(Life guards will be cross trained in the management of noise and crowd control)
Security Officer at Pool Entry
1 Officer
hours of operation
After Hours Event Security Coverage
1 Officer
hours of -event
31. An Emergency Procedures Plan shall be prepared and submitted to the Building and
Safety Director for review and approval. The plan shall include the following:
A. A comprehensive Emergency Procedures Plan (to include traffic control &
enforcement policies) will be developed by the Resort Operator for the
Signature Pool that closely resembles that of the Emergency Procedures Plan
currently in place for the golf venues hosted at the La Quinta Resort & Club
and at PGA West.
The above -noted enhancements to the Resort's current Loss Prevention Operations
shall be designed to create a safe and secure environment for the Resort guests and
pro -actively manage the traffic flow in and around the La Quinta Resort & Club.
LIGHTING
32. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La
Planning Commission Resolution No. 2007-
Conditions of Approval - Recommended
Conditional Use Permit 2067-102
CNL Desert Resorts, LLP
Adopted:
Quinta Municipal Code. No lighting shall be directed towards privately -owned
residential uses and freestanding lighting shall be limited to bollard or shielded and
screened light fixtures not exceeding ten feet above the site finish grade. Exterior
lighting plan with photometric study and manufacturers cut sheets shall be approved
by the Community Development Director prior to issuance of first building permit for
project. No change to lighting systems shall be made without prior written approval
of the Community Development Director.
SITE DESIGN
33. In order to reduce nuisance impacts to adjacent residential properties, the lazy river
shall have a minimum 20-foot setback from the north property line with no guest
access to the lazy river (emergency access is permitted) between the lazy river and
north property line.
34. Within one year of the commencement of operation, the Resort shall be required to
construct decorative patio walls up to six feet in height (from the Tennis Villas grade)
within the landscape area between the units and the Signature Pool feature if
requested by a Tennis Villa owner. The Resort shall be financially responsible for all
reasonable costs associated with said wall(s). Temporary construction easements
shall be provided by the Tennis Villas properties for the construction of said walls. If
Tennis Villa owners decline a patio wall, the Resort shall construct a six foot wall
(measured from the Tennis Villa grade) on the property line. If a Tennis Villa owners
object to a solid wall, the Resort shall construct a wrought iron fence per the
approved fencing detail.
n��
La Quinta Resort &
Signature Pool Project DE
Introduction
To effectively compete as a destination resort hotel In the region, the La Quinta Resort must
continue to revitalize and enhance the ancillary facilities that serve its resort guests. It must also
pursue new (and increasingly expected) recreational amenities that will appeal to a wider
demographic group in the leisure market and thus increase guest room bookings on an
annualized basis. The intent of the proposed project is to accomplish that objective by
continuing to capitalize on the existing facilities at the Resort that have made it successful and
by introducing new facilities that appeal to the growing family -oriented leisure and group
market
La Quinta Resort -,A Brief History
Celebrating its' 80'" anniversary this year, La Quinta Resort & Club, part of "The
Waldorf-Astoria Collection," is a legendary resort destination that has reigned over the
picturesque La Quinta area of the Coachella Valley with grace and char since 1926. Nestled
on 45-acres, this historic Hollywood hideaway is located in a spectacular setting among orange
and lemon groves at the base of the majestic Santa Rosa Mountains. Guests enjoy 90 holes of
championship golf on five legendary courses at the resort and at PGA WEST& 23 tennis
courts; the 23,000-square-foot Spa La Quinta®, 41 pools and 53 hot spas; exceptional cuisine
at AZUR, TWENTY 6 and Adobe Grill and The Plaza -two stories of shops and restaurants
surrounded by flowers, waterfalls and winding paths. The hotel employs approximately 1500
people from La Quinta and other Coachella Valley cities.
Key events in the Resort's history include:
1926 Opened on December 26 with 20 cashes, lobby area and one restaurant
1927 Added nine -hole golf course designed by golfer Norman Beth, the first course built in
the Coachella Valley
1937 Added the first swimming pool to the Resort.
1940s Introduced the Tennis Club offering 30 courts with'a choice of hard, grass and clay
surfaces. Added an additional 56 guestrooms and additional swimming pools to the
Resort.
1950s Added a private airstrip.
1957 Golf brought back to La Quinta via La Quinta Country Club.
1980 Created La Quinta Hotel Country Club offering two 18-hole golf courses.
1984 Between 1980 and-1984, added an additional 193 casitas and suites (269 casitas total)
with swimming pools, the original Signature Pool, the Frank Capra Ballroom, and two
suites (The Arzner Villa and The Eisenhower Villa). Additionally, PGA West was
established.
1987 La Quinta Hotel Golf opened its third 18-hole course, making a total of 54 holes of
championship golf. .
1988 La Quints Resort and Club added 371 casitas and swimming pools (for a total of 640
casitas) along with the 17,000 square foot Salon de Fiesta Ballroom, the retail area
(The Plaza) and two restaurants (Morgan's and Adobe Grill). This gave the resort the
ability to market to larger groups and introduced the retail venue prevalent at many up-
scale resorts.
1994 Added the Flores Ballroom to the Resort, expanding its ability to attract group business.
1998 Created the 23,000 square foot Spa La Quinta, Along with the Spa, added the Spa .
Villas bringing guestroom total to above 800 guestrooms.
2007 Proposed Signature Pool expansion.
Although La Quinta Resort & Club started out as an exclusive hideaway, it has become much
more. Over the span of 80 years, the resort has added the services and amenities in order to
elevate its presence in the market place and continue to serve its members and guests with
great care and distinction. in the early eighties, golf was established as a more significant
resort amenity., The late eighties brought the addition of restaurants, retail and market
competitive meeting space. The early nineties expanded the meeting space significantly. In the
late.nineties, the Spa was added following trend of upscale resorts to offer this service.
La Quints Resort & Club Signature Poor Project Page 2 of 5
Current Market Conditions
La Quinta Resort & Club's local competitive set of resorts and its regional competition from Los
Angeles, San Diego, Phoenix and Scottsdale have gone through extensive renovations by
adding new guestrooms, ballrooms, golf courses, restaurants and most recently dynamic and
feature -rich pools. These new features including wading pools, sandy pool beaches, shallow
toddler pools, lazy rivers and enclosed body slides, cater to both families and group guests with
families. These contemporary pool products are revitalizing the resort hotel market by giving
the guests anew way to connect with family, friends and colleagues. The addition of this type
of amenity has a positive impact on the financial success of the resorts by attracting more
guests for longer, stays at a higher average room rate. Most importantly, this type of amenity
extends demand,into the traditionally poor occupancy periods of late spring, summer and earty
fall
Many of La Quinta Resort & Club's competitors have this type of amenity already. In addition,
others are undergoing extensive renovations of their properties and several new competitors
will enter the market in the near future:
Existing Regional Competition
• Point of South Mountain Resort — Three water slides, lazy river, wave pool with sandy
bottom and children's area with water jets that keep kids busy on the water spray deck.
• 'The Phoenician (Scottsdale) — Nine swimming pools, including children's pools with
cabanas. Additional water features include the 165-foot water slide, sunset and desert
spas, Necklace Lake, lagoons, waterfalls and fountains.
• The Fairmont Scottsdale Princess — Sonoran Splash! - A water recreation area with two
water slides (186 ft and 199 ft. long). The pool also has an entry deck area, ideal for
toddlers to splash and enjoy the water.
• Arizona Bitmore Resort & Spa —A 92-foot waterslide and swim -up bar.
• River Ranch at Pointe Hilton Squaw Peak Resort - A lazy river, spacious sports pools spare
room for water volleyball games.
• Westin Kierland Resort and Spa -A 110-foot water slide, 900-footlazy river, a sandy
beach, along with the volleyball court
• Hyatt Regency Scottsdale Resort & Spa at Gainey Ranch — Unique, 2.5-acre'water
playground' consisting of ten swimming pools, three-story water slide, sand beach,
whirlpool spa, cold plunges and two poolside bars.
Existing Local Competition
• Westin Mission Hills Resort — Free -form pool has a 60-foot waterslide and two spas.
• Hyatt Grand Champion Resort Two large serpentine pools, a 601 spiral water slide,
toddler size wading pool and huge splash fountain.
• Rancho Las Palmas Resort & Spa — Children's pool and water slide,, plus a whirlpool and
spa pool
New Competition
• The Lodge at Rancho Mirage - New management company — The Ritz -Carlton Hotel
Company, L.L.C.
• Rancho Las Palmas - New ownerstmanagement company — KSL Resort, Inc.
• Silverrock Resort
• Hard Rock Resort
• Fairmont Resort
• Remington Las Montafias Resort Hotel & Spa
With the inevitability of increasing competition, it is imperative that La Quinta Resort & Club add
this expected amenity to retain our prominent position in the desert
La Quanta Resort & Club, signature Pool Project Page 3 of 5 ..,
y.
Project Description,
Proposed Facilities
A new signature pool facility is proposed for La Quinta Resort & Club. This facility will replace a
portion of the existing tennis courts and the main hotel swimming pool, located on the western
portion of the property. The proposed improvements would include: an arrival plaza at an entry
building, a new, formal swimming pool and heated spa (pool) with ten adjacent cabanas, two or
three water slides that will be contained within the landscaped mountain feature, a wave pool
with a video projection screen, a splash -down pool, a lazy river (which passes through a
canyon), and a toddler pool with a nearby pop jet fountain and play structure for youngsters. A
small enclosed game (arcade) room would be provided as well as a lounge terrace, a loggia,
storage area, wood decks, paths, extensive landscaping and decorative plantings. The entire
area would be enclosed within a gated pool enclosure fence that would allow emergency
vehicle access.
The project would replace ten of the existing tennis courts (including the existing tennis exhibit
court), a restroom building, the current main resort swimming pool and the existing kid's platy
area. The existing bar/restaurant, tennis/fitness clubhouse, and the Morgan House would
remain on -site.' The proposed modifications would not alter any of the hotel rooms or change
the existing off-street parking supply. Although the number of parking spaces is expected to
remain essentially unchanged, some parking spaces may need to be relocated, to
accommodate the gated entry improvements required along Avenida Obregon.
Proposed Days and Hours of Operation
The proposed La Quinta Resort and Club water feature amenity would be open daily from
10:00 AM to 6:00 PM from approximately Memorial Day through Labor Day. In addition, the
water feature would be open from Christmas through New Year's Day, on Presidents' Day,
through the Spring Break period, and one week each November which includes Thanksgiving
Day. Currently, it is also planned to be open on each weekend through the entire year.
Other Activities:
In 2005 the Signature Pool, Restaurant and Stadium Court areas had 160 events (receptions,
dinners and meetings), generated 15,500 covers and over $1M in Food and Beverage
Revenue. This project's deck areas will also be used for those functions. It is not anticipated
that these private events will increase dramatically. Most of this business is related to the
group customer. This project will primarily attract a high -end transient guest traveling with
family, friends and extended families.
Public Address or Music:
A public address / music system will be used. However, this system will utilize in ground
speakers (as opposed to the elevated pole mounted speakers currently utilized) enabling the
amplified sound impact to be reduced from what exists currently.
Proposed Staffing
A total of 48 people (FTE) will be employed supporting the expanded pool facility. The staff load
is currently estimated to require 19 lifeguards, 8 pool attendants,15 serverstbartenders. 1
manager, 2 assistant managers and 3 dedicated engineering/maintenance workers.
Private versus Public Recreation Facilities
The proposed water feature is designed to be a private ancillary recreational amenity for use by
guests of the La Quinta Resort. The proposed water feature will not be open to the general
public. Use of the water feature would be limited to hotel guests staying at the La Quanta Resort
& Club and the individuals belonging to La Quanta Club Membership Program. Unlike the
existing tennis and exercise facilities, member's guests will not be permitted to use the pool
facilities. This facility will not be available for use by guests of any other hotel.
La Quints Resort & club signature Pool Project Page 4 of 5
Market Focus
The La Quinta Resort & Club appeals primarily to business travelers, conference' attendees,
and mature leisure travelers who appreciate the adult focused amenities ofthe resort. This
project would promote a more balanced customer mix of business travelers and leisure guests,
groups, families, and individuals. Families tend to book vacations during the months when
schools are not in session (the off season at the La Quinta Resort), whereas individual
business travelers typically book rooms on weekdays. in the peak season (January through
April) the hotel occupancy is relatively high, with a monthly average of approximately 75
percent, and the resort often achieves full occupancy on the weekends. However, the average
monthly occupancy rate in the off season is substanfially lower (48 percent) indicating a need to
appeal to a wider demographic in the leisure market. The provision of this new water feature
on -site will improve the hotel occupancy, particularly in the summer months. The proposed
change in the ancillary recreational amenities would allow the La Quinta Resort to make more
consistent year-round use of its existing entitlements.
La Quinta Resort and Club Memberships
Club memberships permit non -hotel guests to access the resort fitness facilifies and participate
in an array of programs and activities including: golf practice facilities, use of three clubhouses,
tennis privileges, and concierge services. Club members are also entitled to preferred pricing
on all resort golf courses, at all resort restaurants, on rooms for guests and family, and at the
Spa La Quinta. Although the tennis and fitness facilities are primarily utilized by hotel guests,
they are also available to non -hotel guest users through the Club Membership Program. The
proposed water features will be predominantly used by hotel guests, but will also be made
available to non -hotel guests through the Club Membership Program.
La Quints Resort & Club signature Pool Project - Page 5 of 5 _
L v !!
ATTACHMENT #4
04
s
%
c`''yoe T�9
AGENDA CATEGORY:
COUNCUMDA MEETING DATE: February 20, 2007
ITEM TITLE: Public Hearing to Consider Adoption of
Resolutions of the City Council Certifying
Environmental Assessment 2006-573, Approving Site
Development Permit 2006-865 for the Architectural
and Landscaping Plans for a Signature Pool Facility for
the Property Located on the West Side of Avenida
Obregon, Approximately 150 Feet South of Avenida
Fernando on the La Quinta Resort Grounds. Applicant:
CNL Desert Resorts, L.L.P.
RECOMMENDATION:
BUSINESS SESSION: _
CONSENT CALENDAR:
STUDY SESSION:
PUBLIC HEARING:
Adopt a Resolution of the City Council certifying an Addendum to the Environmental
Impact Report and subsequent CEQA compliance documents and approving Site
Development Permit 2006-865, subject to the Conditions of Approval.
The Planning Commission on a 2-2 vote (with Commissioner Daniels absent) failed to
adopt a Resolution which would have recommended approval of Site Development
Permit 2006-865, subject to Conditions. The Planning Commission voted 4-0 in favor
of recommending certification of the Addendum. The Community Development
Department recommended approval of Site Development Permit 2006-865.
FISCAL IMPLICATIONS:
The applicant's stated purpose for seeking to make these modifications to the Resort is
to increase occupancy levels in the off season. According to the applicant; occupancy
levels in the summer average 48%, as opposed to the levels in the peak season, which
average 75%. The City receives Transient Occupancy Tax ("TOT") when the hotel
rooms are occupied. In addition, the City receives sales tax revenues from other
expenditures by hotel visitors. The City staff has not estimated the expected increase
in tax revenues associated with the Signature Pool proposal. However, the applicant
estimates the expected increase to be between $400,000 and $550,000 annually. In
the 2005-2006 Fiscal Year, the City received $4,118,768 in TOT revenue from the
Resort.
CHARTER CITY IMPLICATIONS:
None.
BACKGROUND AND OVERVIEW:
Environmental Review
The La Quinta Community Development Department has caused to be prepared
Environmental Assessment 2006-573 (An Addendum To Final Environmental Impact
Report (EIR) Number 41 and to a series of subsequently approved environmental
review documents) for this Site Development Permit in compliance with the
requirements of the California Environmental Quality Act Of 1970, as Amended
(Attachment 1).
The Community Development Department has determined that the proposed
modifications to the La Quinta Resort do not require a Subsequent EIR, Supplemental
EIR or a Negative Declaration/Mitigated Negative Declaration, since the circumstances
described in Section 15162 Of The California Environmental. Quality Act Guidelines do
not exist, in that there will be no new or more significant impacts than those disclosed
in the prior EIR Number 41 and the CEQA compliance documents approved
subsequently. The modifications proposed, and the circumstances under which the
modifications would be carried out, do not require substantial changes to the previous
EIR, or the subsequent environmental documents, 'due to the.involvement of new
significant environmental impacts or a substantial increase in the severity of previously
identified significant effects. In addition, there is no new information of substantial
importance which would trigger the requirement of a Subsequent EIR, Supplemental
EIR or Negative Declaration/Mitigated Negative Declaration in accordance with section
15162(a)(3). Therefore, the Community Development Department is recommending
certification of Environmental Assessment 2006-573 if the project is approved.
Surrounding Land Uses
North: Tennis Villas and date palm grove
South: Tennis courts, Tennis Villas, Resort Homes and Spa La Quinta
East: Avenida Obregon with the Resort grounds beyond
West: Tennis courts and Tennis Villas
General Plan/Specific plan Designation
CT (Tourist Commercial)
Zoning Designation
TC (Tourist Commercial)
General
The subject property is on the grounds of the La Quinta Resort which opened in 1926
and is located on the west side of Eisenhower Drive, south of Avenida Fernando. The
site proposed for the "Signature Pool" facility is on the east side of Avenida Obregon,
south of Avenida Fernando, which are private streets within the 62 acre resort
(Attachment 2).
I
i
t
The La Quinta Resort and Club (originally the La Quinta Hotel) opened in 1926 with 20
casitas, a lobby area'and one restaurant. Over the years it has been expanded and
modified to include 62 acres and over 800 rooms. Relevant resort development
modifications and additions over the years have included:
1926 Opened.on December 26, 1926.
1927 Installed nine -hole golf course, the second course built in the Coachella
Valley.
1937 Added the first swimming pool to the Resort.
1940's Constructed the Tennis Club offering 30 courts with a choice of hard,
grass and clay surfaces (presently there are 23 tennis courts).
1980 Constructed two 18-hole golf courses.
1984 Between 1980 and 1984, constructed 193 casitas and suites with.
swimming pools, the original Signature Pool (now. replaced with sunken
center tennis court), the Frank Capra Ballroom and two suites.
1987 Constructed its third 18-hole golf course.
1988 Constructed 371 casitas and a number of swimming pools, the retail area
(The Plaza), and two restaurants (Morgan's and Adobe Grill).
1994 Constructed the Flores Ballroom.
1998 Constructed the 23,000 square foot Spa La Quinta and Spa Villas
bringing the guestroom total to a little over 800 guestrooms.
Prior to 1982 when the City incorporated, development of the Resort was governed by
the County of Riverside regulations. The 4.7 ± acre site of the proposed water feature
presently is developed with resort recreational facilities, including ten tennis courts (of
the total 23 courts), the main Resort swimming pool, landscaped grounds, a children's
playground, the Morgan House, and other several buildings. Landscaping consists of
a large number of mature Palm and Olive trees. Nine tennis courts, the tennis stadium
(center court), a restroom building, the main outdoor swimming pool and playground
area will all be removed to facilitate the new water feature.
Two of the three retained buildings will be used as part of the proposed pool facility.
The remaining Morgan House which has been closed to Resort and public use for
approximately one year due to seismic safety concerns will be retained as is with a
safety fence installed around it.
Proposed Modifications to the Resort's Recreational Amenities:
General
The proposal is to construct a "Signature Pool" water feature on the 4.7± acre site,
fronting on Avenida Obregon, a private 20 foot wide street. The proposal would
include several water -related and pool amenities (Attachment 3). Proposed amenities
include two artificial rock formations, one of which will contain three enclosed slides
leading to a splashdown pool and a wave pool, a lazy river that proceeds in a circular
loop, a formal outdoor pool with terraces, private pool -side cabanas, an arrival plaza
building, children's outdoor play area and pool, a game room with first aid center,
R'r
indoor and outdoor dining areas, and chaise lounge deck areas. A description of the
project which includes a background on the Resort has been submitted by the
applicant (Attachment 4).
The water features are intended to increase the Resort's summer off-season
occupancy (48%) to levels closer to the in -season rate of 75%. The facilities will be
open only to Resort guests and La Quinta Resort Club paid members and their children
under the age of 23 who are living at home, attending school on a full time basis or in
the military. Members' guests will not be allowed to use the facility unless they are
staying at the Resort. It will not be open to the general public at any time, nor be
available for use by guests of the applicant's other hotels.
The proposed water features (water slides, wave pool and lazy river) would be open
daily between Memorial Day and Labor. Day from 10:00 a.m. to 6:00 p.m. and on
weekends the remainder of the year. In addition, the Signature Pool facilities would be
open daily during Thanksgiving week, from Christmas through New Year's Day, on
Presidents' Day weekend, and for one to three weeks during the Spring break period.
Based.upon this schedule, the water feature will be closed approximately 60% of the
weeks each year. The formal swimming pool, spa, and children's pools and
playground would be'open daily with varying hours.
The applicant currently uses the open areas of the 4.7-acre site, the deck for special
events such as receptions, dinners, and meetings in conjunction with conference
guests and will continue to do so after the construction of the new features. Access
to the upper area of the rock feature will be closed between the hours of 6:00 p.m.
and 10:00 a.m.
A ground -mounted speaker and music system will be utilized throughout the facility.
Lighting of the facility will consist of ground -mounted or tree -mounted down -shining
fixtures. During full, operation of the water feature, the applicant has estimated
staffing to be 48 people, consisting of 19 lifeguards, eight pool attendants, 15
servers/bartenders, one manager, two assistant managers and three dedicated
engineering/maintenance workers.
Site Design
The swimming pools, spas and children's areas will be located on the east side of the
site lot closer to Avenida Obregon. The restaurant building and Morgan House
generally separate these pools from the west side of the site where the water slides,
wave pool and lazy river are proposed to be located.
The area will be secured by various decorative fencing or structures. Fencing is
proposed to be primarily six foot high decorative metal picket fencing. The existing
masonry wall in front of the Morgan House along Avenida Obregon will be retained and
used as part of the perimeter fencing. A new decorative security fence will be
installed between the pool area and Tennis Villas. This new fence will be similar in
location and design to the existing fencing around the Morgan House.
U11
The pedestrian entry to the water feature will be on Avenida Obregon located
approximately in the middle of the frontage in the area where an existing turnaround
exists. This turnaround will be maintained and used for loading and unloading of
guests using the facility. All pedestrian entrance and exiting will be at this controlled
point. A new drop off area is proposed in front of the Spa La Quinta as well as some
relocated parking spaces.
Presently, between the sunken tennis court and Spa La Quinta to the south, there is an
ungated 20 foot wide emergency Fire Department vehicular access from Avenida
Obregon to the Tennis Club and restaurant building areas.. This ungated access will be
maintained to the north end of the Tennis Club building to provide emergency access
to this area. At this point, access will be gated to prohibit unauthorized access to the
water feature but will allow emergency access.
Also as a part of the proposal, a raised median (10 feet wide and 50 feet long) with a
turn -around area would be constructed on Avenida Obregon, just south of Avenida
Fernando, to control and facilitate vehicle circulation and access in this part of the
Resort. Private property owners and their guests adjacent to Avenida Obregon will still
have unrestricted access through this entry to their properties. A recommended
condition allows the City to require installation and operation of vehicle gates just
south of the median in the future if needed to control parking and traffic going to the
water feature. The private property owners adjacent to Avenida Obregon would
continue to have full access through the street if such a gate is required in the future.
This new entry will require removal of nine perpendicular Resort parking spaces and
relocation of the adjacent Resort wall on the east side of Avenida Obregon, adjacent to
the new median.
The site grading will generally be at the same or in many areas slightly lower than the
adjacent grades. For example, adjacent to the Tennis Villas to the north in the area of
the current connecting walkway, the finish surface next to the lazy river is shown four
feet below the walk on the Tennis Villas site and 6.5 feet below the finish pads. On
the south side of the site next to the Tennis Villas the proposed grade is approximately
the same as the Villa's side. The splash pool is 6.5 feet below the pad of the Tennis
Villas located just to the south. The proposed elevations of the lazy river and splash
pool were lowered in response to resident concerns.
Architecture/Buildings/Structures
The existing Tennis Club building near the northwest corner of the site will be
expanded slightly to provide tennis locker rooms and a tennis video pro -shop office.
These facilities are currently within the 4.7-acre site on the west side of the restaurant
building.
The current "L" shaped restaurant and bar in the middle of the site will be retained and
used as part of the facility. A portion of the building at the northwest corner
containing restrooms, lockers, library and the tennis video pro -shop office will be
removed with those services relocated to the expanded Tennis Club.building as noted
h}•
above. Adjacent to the west side of the restaurant a small one-story first aid station
and game room (45 feet by 34 feet) will be constructed. A basement will be provided
and is noted to be for pool equipment.
Anew one-story building approximately 117 feet long by 34 feet deep (approximately
2,000 square feet) will be constructed at the facility entry adjacent to Avenida
Obregon. The building height will not exceed 15 feet. It will function as the secured
entry and exit into the facility as well as housing restrooms, a retail area, office, and
maintenance and service rooms.
All new buildings and additions will architecturally match the surrounding existing
buildings and utilize white smooth trowel texture plaster, red clay barrel tile roofing,
divided light windows and exposed rafters.
The remaining structures on the site will consist primarily of trellises and pool cabanas.
The trellises will be constructed of wood (minimum 2"x 6") and be supported by
concrete columns or attached to buildings. The pool cabanas will have plaster -finished
walls, a standing seam metal roof, and wood construction and be fitted with canvas
flaps on the fronts which can be opened and closed.
As a part of the proposal, two artificial rock formations will be constructed at the west
end of the site. The larger of the two will be the southernmost formation at 28 feet
high measured from the finish grade at the base of the formation. It will house three
enclosed water slides that empty into an adjacent pool which is to the east of the
structure. These three slides will be interior slides. This structure is approximately
180 feet from the closest Tennis Villa to the north; 28 feet from "the closest two-story
Tennis Villa to the. south; and 25 feet from the tennis court to the west. To the north,
outside the adjacent Tennis Villas, small patio areas are provided next to the water
feature property line. To the south there are no outdoor living spaces for the two-story
residential units directly facing the site. The finish grade at the base of this structure
is approximately one-half foot lower than the adjacent to the closest Tennis Villa to the
south.
The second rock formation is located to the north of the above -described structure and
will be 18.5 feet high, measured from the base of the formation and will contain wave
making equipment for the adjacent wave pool to the east. This structure is
approximately 62 feet from the closest Tennis Villa to the north, 138 feet from the
closest Tennis Villa to the south, and 38 feet from the tennis court to the west. The
finish grade at the base of this formation adjacent to the Tennis Villas to the north is
approximately 4.5 feet lower than the Villa's yards. Movie projector equipment will
also be housed in this structure for use with a removable screen on the outside of the
foundation facing east towards the pool for evening summer movies. The Resort
currently shows outdoor movies during the summer months.
The exterior of these structures will be medium to dark rock -colored gunite sculptured
to appear like rock and mimic the nearby mountains. Small trees and shrubs will be
interspersed in planters at various elevations on the structures. The applicant has
indicated that no tall trees would be placed on the structures.
The lazy river, which allows people to tube along its length, will meander in an irregular
circle around the wave pool, its artificial rock formation, and a portion of the lounging
area. This river will meander adjacent to the Tennis Villas to the north with distances
generally between 18 to 35 feet away. The water surface of the river is proposed to
be approximately six feet lower than the grade of the adjacent Tennis Villa yards to the
north. The children's pool area is located just west of Avenida Obregon and adjacent
to the east side of the Morgan House. The nearest Tennis Villa is approximately 12.5
feet away. --
Morgan House
The Morgan House has been listed on the 1997 Mellon and Associates Historic Survey
as a historic resource,that is eligible for listing as a Historic Landmark at the City, State
and Federal levels. ''A thorough evaluation of the house has been completed by
Architectural Resources Group (ARG) as a part of the Addendum for this modification
to the Resort. The house is located near the northeast corner of the site and proposed
to be retained in place but not used due to its non-compliance with current earthquake
standards. No changes to the Morgan House are proposed as part of this proposal,
and no future plans have been indicated for this building. The Morgan House will not
be utilized in any way in connection with the Signature Pool facilities. The adjacent
freestanding one-story garage and storage structure at the northwest corner of the
Morgan House is not noted by the Mellon and Associates or ARG reports as an historic
structure and will be removed. A decorative safety fence is proposed around the
house to ensure the'public's safety. The new fence will be similar in location and
design to the existing fencing.
The setting for the Morgan House currently consists of a childrens' play area and
jungle gym covered with a blue canvas shade structure immediately to the east, a
temporary trailer and wall to the north, tennis courts and tennis court fencing to the
west, and a swimming pool, tent structures, and fencing to the south. The proposed
modifications would place similar facilities in the same general proximity to the Morgan
House. There will not be a negative change in the character of the Morgan House's
setting. Rather, the proposed design of the buildings to be constructed within the Site
Development Permit area will be consistent with the Morgan House's appearance. The
decorative fencing surrounding the Morgan House will have a more attractive
appearance than the fencing which currently surrounds the House, and the blue canvas
tarp and. jungle gym would be removed.
r
lr.
Landscaping
Landscaping plans show an extensive use of trees and shrubs with an emphasis on
color. Planting materials are to a great extent low-water use plants. Specific tree
types and locations are shown with sizes varying from 24-inch to 48-inch box size.
One of the main trees to be used throughout the site is the Date Palm tree with 15
feet of clear trunk height. California Fan palms will be used extensively and will be
between 15 to 25 feet clear trunk height.
Shrub planting species are noted as a mixture of tropical -type color and desert. The
plans show specific locations for the various shrubs and ground covers. Little use of
turf is indicated on the plans.
Parking/Circulation
The applicant is not proposing to provide new parking spaces for the Signature Pool
area. The applicant states that it is not increasing the number of hotel rooms and
users of the water feature will be Resort guests and La Quinta Club members who are
already using the existing facilities.
During in -season and other busy periods, the Resort requires employees to park at an
off -site parking lot on Calle Tampico and provides shuttles to and from the Resort.
This feature will continue to be utilized when the water feature is in operation.
Additionally, shuttles for guests to the water feature and adjacent Spa La Quinta from
the main parking lot to the east, the valet area and other parts. of the Resort, will be
available to reduce the need to drive cars to the site from other areas of the Resort.
When in use, the gated or manned station on Avenida Obregon will allow directing of
traffic to the most appropriate parking area to ensure parking problems in the water
feature area are avoided, and Avenida Obregon remains accessible to emergency
vehicles and property owners who use the street for access:
In order to widen a portion of the street to provide a. median and controlled access on
Avenida Obregon at Avenida Fernando, nine perpendicular parking spaces are being
removed on the east side of Avenida Obregon. They are installing five perpendicular
spaces as shown just south of the adjacent Spa La Quinta, along with new decorative
street paving in front of the Spa's entry which currently has five parking spaces..
These spaces will be eliminated with the area used as a passenger loading and
unloading zone. This new parking area to the south is presently a landscape planter.
Due to its 20 foot wide width, Avenida Obregon does not allow parallel parking on
either side of the street.
Prior to the Planning Commission meeting, the applicant submitted to staff a report,
which was distributed to the Planning Commission, documenting current traffic
volumes on February 9, 2007 along Avenida Fernando, Avenida Obregon and the main
Resort entrance drive (Attachment 5). The report also included an on -site visual
parking use survey between 10 a.m. and 10 p.m. on February 9, of the 1,005 on -site
parking spaces available. This survey did not include the remote 230 space employee
parking lot on Calle Tampico.
. C�t�
In summary, the study found that with the 70% occupancy of the 800 rooms available
on that day, the Resort was operating within their traffic capacities. Additionally, the
highest overall parking demand observed was 52% of the parking spaces in the
morning just before the 10:00 a.m. checkout time. The areas of highest parking
demand were the main parking area next to the Las Flores Ballroom, and around the
Spa La Quinta building on Avenida Obregon. There were parking lots with available
parking spaces within 200 to 300 feet of the areas with the highest parking demand.
Issues/Analysis:
As noted, no additional parking facilities are proposed to be provided for this use. The
applicant states there will not be an increased parking demand that will exceed the
existing parking capacity because the pool feature is geared to increasing the Resorts
occupancy during the 48% off-season summer month occupancy when parking is
readily available. Also, based upon their research relating to Resort facility usage, the
applicant states Citrus Club members who potentially could use the proposed water
feature primarily use the Resort for golf and fitness and make very minimal use of the
existing pools. Lastly, less than 20% of these members have qualified children who
could potentially use,the pool feature (Attachment 6).
As a part of the Avenida Obregon entry median area south of Avenida Fernando, staff
is recommending the Community Development Director have the right to require the
gates be installed and operated during periods of increased parking due to high water -
feature attendance (Condition NoA 5.A.1.c.). Once required by the City and until the
gates are installed, the Resort will provide a person to man the entry and control traffic
allowed to enter the area. During operation of the gates or when it is manned, this
entry area will also become the drop-off turnaround for water feature users.
Avenida Obregon is a 20-foot wide private street that does not allow parallel parking
on either side. It is; red -curbed and signed as a fire lane with no parallel parking
allowed. During peak use periods; there have been times when guests have parallel
parked along the street violating the fire lane restriction as well as making use of the
street difficult.. In the past; the City Code Compliance Department has received
complaints regarding illegal parking on the street. As a result, monitoring of the area
has resulted in the issuance of five citations in the last 11 months. Regular monitoring
of the street for parking violations is done by the City Code Compliance Department.
The gate requirement noted above is intended to alleviate this problem.
Staff is also recommending that if the City determines, due to parking problems in the
immediate area of the water feature operation, up to three parking management,
studies over three years after the beginning of operation, be completed to determine
how to resolve any parking issues. Implementation of improvements recommended by
the studies is required within one year of their requirement by the City (Conditions
Nos. 23-25)•
As a part of the Addendum, an acoustical analysis of mechanical equipment use and
expected operational' conditions was prepared (Attachment 1). In summary, the
findings of the study show that the proposed Signature Pool facilities will operate in
compliance with current City noise standards. Furthermore, the amount of noise
increase over existing noise -levels near the proposed Signature Pool will not be
significant. The applicant will be required to comply with the City's Noise Ordinance
at all times.
The Morgan House is located within the area near the northeast corner of the site. As
noted above, the house will remain in place but be fenced off in order to protect both
the public and Resort employees from a seismic induced collapse. The setback of the
fencing from the house will be determined by the type of fencing. An open decorative
fence will require a slightly bigger setback while a solid engineered fence will allow the
fence to be closer to the building. Staff has recommended Condition of Approval No.
81 requiring an attractive safety/security fence be installed as a temporary measure
(until the structures seismic instability is corrected or it is demolished) with the design
and location submitted to the Community Development and Building and Safety
Directors for approval. Additionally, a historic resources monitor or structural engineer
is recommended to be on site whenever demolition or construction vibration or noise is
occurring within 100 feet of the building to ensure its safety (Condition No. 82).
With regards to the safety fencing location, the applicant has submitted an engineering
report prepared by an adobe specialist with recommendations on where fencing should
be placed to ensure that a collapse of the building will not endanger nearby persons.
The fence location varies depending on whether the fence is structurally engineered
and constructed of a solid material or not. In either case, the location of the safety
fence will easily fit within the site plan of the applicant's proposal.
As noted above, the historic context of the Morgan House on the Resort grounds will
not be degraded beyond that which presently exists. When the house was originally
constructed, the area surrounding it was to a great extent undeveloped. Over the
years, development of the Resort and surrounding residential development has
encroached upon the house. The house is essentially surrounded by fences and walls
that either keep persons in nearby areas there or away from the house. Therefore, the
installation of these safety fences will not affect the historic context of the house and
its surroundings.
The Resort presently operates an on -site shuttle service throughout the Resort that will
continue when the Signature Pool facilities are operational. Recommended Condition
of Approval No. 28 in;part requires shuttle service be available to the water feature to
assure guests that access is readily available if they need to park in the main parking
lots to the east or elsewhere on the Resort site.
The area proposed for the Signature.Pool is presently used almostexclusively for
Resort recreation and with the installation of the proposed water:features, the area will
continue to. be used for that purpose.
G ,rt
In order to provide fire protection access to the two artificial rock structures on the
west side of the site, the Fire Department is recommending as a condition of'approval
that a fire truck gate and access to the west side of the site be provided on Calle
Mazatlan where the tennis court is adjacent to the street (Condition No. 105). The
gates will allow Fire Department vehicles and personnel access to the artificial rock
structures from!the west. This would require a 20 foot wide portion of the existing
fences between the three courts be removed or hinged. The net for the fourth court
(No. 12) adjacent to the water feature will need to be removed to provide a fire vehicle
turnaround, unless an alternative (i.e. removable net poles, access through adjacent
Villa Drive, etc.) is agreed upon by the Fire Department. The fire access from Avenida .
Obregon that exists will remain.
Planning Commission Action:
The Planning Commission held a Public Hearing to consider this request at its meeting
of February 13, 2007. The applicant's presentation included a brief history of the
Resort and its development as well as a description of the proposed Signature Pool
facility. The applicant noted that it has approximately 1,600 employees. With the
increased summer and shoulder month's occupancy, they predict the new facilities will
help retain those employees during the Resort's traditionally slow period. Also, they
noted the facilities will allow them to compete with other regional resorts that now
have these types of amenities. They noted that they made numerous changes to their
design to address concerns they had previously heard from surrounding property
owners, such as: enclosing all of the water slides;, lowering the grades; lowering the
water surface in the lazy river and the splash pool to help retain sound; and reducing
the height of the rock formations.
During that hearing, approximately 33 people spoke, nearly all in opposition to the
request. A number of letters, photographs and other documents were submitted to
the Planning Commission (Attachment 7). The speakers and the letters noted
concerns such as: increased traffic in an area that is already at times congested;, noise
from the water feature users; construction noise and inconveniences;, blocking of
views by the taller rock formation; loss of tennis facilities; and loss of the Resort's
charm.
The adjoining Homeowners' Association has hired the law firm of Guralnick & Gilliland,.
LLP to prepare a letter in opposition to the proposal. This letter also includes technical
reports. addressing traffic, parking and noise (Attachment 7). In response to this letter
and reports, the City's traffic and noise consultants have submitted written responses
(Attachment 8).
The City Attorney has noted that the Guralnick letter is based upon the erroneous
assumption that the City is proposing to adopt a Negative Declaration in connection
with this application. This is incorrect. The environmental documentation which has
been prepared for this proposal is an "Addendum." This was prepared in accordance
with CEQA Guideline 15164. The Addendum builds on the analysis completed in EIR
No. 41 and the subsequent environmental documents. This is appropriate because
C__9
ti•
what is proposed is a modification to a 4.7-acre portion of an existing 62-acre project
(the La Quinta Resort), which project has already undergone extensive and voluminous
environmental review under the California Environmental Quality Act. The question
isn't whether or not there will be any impacts from the Signature Pool facilities.
Instead, the question.is whether the replacement of Resort amenities proposed in this
application will cause significant impacts beyond those previously outlined in the
extensive prior environmental review. The Addendum concludes that with the
proposed modifications to the Signature Pool area, the Resort as a whole will have not
greater impacts than what has already been identified and accepted. In this regard, it
is important to note that the proposal involves no increase in the number of rooms
available for rent. Instead, its purpose is to have more efficient usage of the existing
capacity of the Resort.
The Planning Commission, with Commissioner Daniels absent,discussed the various
issues brought up as well as their ideas and concerns. In addition to neighborhood
concerns, items discussed by one or more of the Commissioners included: whether the
Signature Pool facilities were too intense for the location; how the facility would be
operated; the Resort's right to evolve and make changes; impacts on the surrounding
property owners; and possible additional Conditions of Approval, including
improvements to the,berm along Eisenhower Drive. and the existing pathway.
The Planning Commission on a 4-0 vote adopted Resolution 2007-007 recommending
certification of an Addendum to Environmental Impact Report #41 and subsequent
CEQA compliance documents for Environmental Assessment 2006-573.
Then, on a motion by Commissioner Quill, the Planning Commission recommended
approval of Site Development Permit 2006-865 (SDP). The vote was 2-2 with
Commissioners Alderson and Barrows casting negative votes. The Commission was
informed by the City. Attorney that City's policy is when there is a. tie vote and a
commissioner is absent, the item is normally continued to the next meeting so that the
absent commissioner can break the tie vote. However, the policy allows the
Commission to provide a different disposition if they can do so in a successful motion.
Because the Commission action on the SDP was simply a recommendation to the
Council, the Commission adopted a motion 4-0 directing that the request be sent to
the City Council noting their action and the Conditions of Approval that had been
suggested by Commission Chair Quill. Specifically, they requested the following
additional Conditions of Approval be considered by the City Council if it is determined
that the SDP be approved:
1. That a comprehensive landscaping, irrigation and fencing plan to resolve
problems and improve the appearance be prepared for the Eisenhower Drive
frontage and southern perimeter adjacent to the Bear Creek Bike Path for review
and approval by the Community Development Director. The plan shall be
implemented and completed prior to issuance of the Certificate of Occupancy
for the Signature Pool facility.
2. That a security operations plan be submitted to the Community Development
Director for approval prior to issuance of first building permit. The plans should
include items such as security in the pool facility and Avenida Obregon areas
during operation and after hours, control of guests in residential areas, etc.
3. That trees on the rock formations shall be limited to small trees that do not
obstruct views and are compatible with the local mountain habitat.
Architecture and Landscaping Review Committee (ALRC):
The ALRC reviewed this request at its meeting of December 6, 2006, and on a 3-0
vote recommended approval of the request with conditions recommended by staff
(Attachment 9).
Historic Preservation Commission (HPC):
On January 18, 200,.the Historic Preservation Commission reviewed the provisions
proposed to retain the Walter Morgan House at the Resort as part of their proposed
water feature. The HPC requested the following additional information be submitted:
1. Retrofit costs to make house safe to occupy.
2. Future plans for the house at this time.
3. Plan for maintaining the house if not retrofitted.
4. Discussion of how the building could be used as part of the Resort.
This information is required to be submitted and approved by the HPC prior to any
alterations to the Morgan House other than demolition of the adjacent detached
modern -era outbuilding.
Public Notice:
This application was advertised in the Desert Sun newspaper on February 8, 2007. All
property owners in and within 500 feet of the site were mailed a copy of the Public
Hearing notice as required by the La Quinta Municipal Code. Other persons sent
notices included those who sent the City letters or a -mails prior to the publishing of the
hearing notice. As. of this writing, a number of letters have been received and are
attached for your review (Attachment 10). Generally, the majority of the
correspondence has been negative citing issues such as increased traffic and, parking
problems, increased noise, loss of views, loss of the Resorts original ambiance, and
construction disturbance.
Findings:
The Findings as required by Section 9.210.010 (Site Development Permits) of the
Zoning Code can be made as noted below.
S
1. Compliance with the General Plan - The SDP site within the La Quinta Resort is
designated by the General Plan and applicable Specific Plan 121 E, Amendment #5 as
Tourist Commercial which includes recreational uses. This designation permits the
Resort and related recreational uses such as the proposed Signature Pool water.
feature. Furthermore, the 4.7-acre site has been used for various resort -related
recreational uses, including a previous "Signature Pool" where the sunken tennis courts
presently exist. Therefore, the proposal is in compliance with the General Plan and
Specific Plan.
2. Compliance with the Zoning Code - The City Zoning Map and applicable Specific
Plan 121 E, Amendment No. 5 zone the 4.7 acre site within the La Quinta Resort as
Tourist Commercial. This designation permits the Resort and related recreational uses
such as the proposed Signature Pool water feature. Applicable development standards
are complied with based on the proposed plansand recommended Conditions of
Approval.
3. Compliance with CEQA - The La Quinta Community Development Department
has caused to be prepared Environmental Assessment 2006-573 (an Addendum to
Final Environmental Impact Report (EIR) Number 41 and to a series of subsequently
approved environmental review documents) for this Site Development Permit in
compliance with the requirements of.the California Environmental Quality Act of 1970,
as Amended.
The Community Development Department has determined that the proposed
modifications to the La Quinta Resort do not require a subsequent EIR, Supplemental
EIR or a Negative Declaration/Mitigated Negative Declaration, since the circumstances
described in Section 15162 of the California Environmental Quality Act Guidelines do
not exist, as there will be no new or more significant impacts than those disclosed in
the prior EIR No. 41 and the CEQA compliance documents approved subsequently.
The modifications proposed, and the circumstances under which the modifications
would be carried out, do not require substantial changes to the previous EIR, or the
Subsequent Environmental documents, due to the involvement of new significant
environmental impacts or a substantial increase in the severity of previously identified
significant effects. In addition, there is no new information of substantial importance
which would trigger. the requirement of a subsequent EIR, supplemental EIR or
Negative Declaration/Mitigated Negative Declaration in accordance with Section.
15162(a)(3). Therefore, upon certification of Environmental assessment 2006-573,
the proposal will be in compliance with CEQA requirements.
4. Architectural Design - The architectural design of the proposed facilities,
including, but not limited to the architectural style, scale, building mass, materials,
colors, architectural details, roof style, and other architectural elements, are compatible
with other plans approved for construction on the Resort grounds and other
surrounding development in the City.
5. Site Design - The site design of the facilities, including, but not limited to
entries, interior circulation, pedestrian amenities, and other site design elements have
been established by the previous development of the 4.7-acre area on the Resort
grounds. The center tennis court area has been used for a pool in the past and, with
this project, Will be again used for that purpose. The proposed facilities will be
compatible with surrounding hotel development and with the quality of design
prevalent in the City.'
6. Landscape Design — The proposed landscaping includes, but not limited to the
location, type, size, color, texture, and coverage of plant materials is designed so as to
provide relief, complement buildings, visually emphasize prominent design elements
and vistas, screen undesirable views, and provide a harmonious transition between
adjacent land uses. It will provide an overall unifying influence, enhance the visual
continuity of the facilities, complement the surrounding area and comply with City and
CVWD water efficiency requirements, ensuring efficient water use.
7. Sign Programs A comprehensive sign program, including on -site facility and
Resort directional signage is required upon approval of this proposal prior to issuance_
of the first building permit. Resort area directional signage will include.shuttle routes
and stops.
Conclusion:
The Resort has grown and continuously evolved over the years. It began with 20
casitas' and one restaurant. Overtheyears it has been expanded and been modified
to include 62 acres and over 800 rooms, along. with extensive recreational activities
including golf, tennis, fitness, biking; and water activities. The Signature Pool proposal
is an evolution of the recreational activities at the resort.
expected to generate (Attachment 11). Staff will review this letter and provide a
report at the public hearing.
FINDINGS AND ALTERNATIVES:
The Findings for approval can be made as noted above and in the attached
Resolutions. The alternatives available to the Council include:
1. Adopt a Resolution of the City Council certifying an Addendum to the
Environmental Impact Report and subsequent CEQA compliance documents and
approving Site Development Permit 2006-865, subject to the Conditions of
Approval; or
2. Deny the request; or
3. Provide staff with alternative direction.
Respectfully submitted,
DouglasA. Evans
Community Development Director
Approved for submissio by:
AK
Thomas P. Genovese, City Manager
Attachments:
1. Addendum (EA 2006-573) Note: Previously distributed to City Council
and Errata to Addendum attached
2. Location Map
3. Plan exhibit booklet — City Council only
4. Signature Pool description
5. La Quinta Resort & Club Current Traffic Volumes and Parking Conditions
6. Letter from Paul J. McCormick dated January 11, 2007
7. Items submitted to. Planning Commission at meeting of February 13, 2007
8. Noise and Traffic Consultant's response letters
9. ALRC minutes for the meeting of December 6, 2007
10. Letters received from public — Separate attachment due,to size
ATTACHMENT #5
Endo Engineering Traffic Engineering Air Quality Studies Noise Assessments
January 8, 2007
Mr. David Urban
Vice President of Planning and Development
CNL Hotels & Resorts, LLC
CNL Center II at City Commons
420 S. Orange Ave., Suite 700
Orlando, Florida 32801-3313
SUBJECT: La Quinta Resort and Club EA 2006-573 and Site Development
Permit 2006-865 Traffic Impact Analysis
Dear Mr. Urban; .
The La Quinta Resort has been successful, partially because the Specific Plan provides for
a flexible development that is capable of responding to changing market conditions.
However, to effectively compete as a destination resort hotel in the region, the La Quinta
Resort must continue to revitalize and enhance the ancillary on -site facilities that serve
resort guests. The La Quinta Resort must also pursue new recreational amenities that will
appeal to a wider demographic in the leisure market and increase guest room bookings on
an annualized basis. The intent of the currently proposed project is to do that by
capitalizing on the facilities 'at the resort that make it successful, and introducing new
facilities that provide an attractive recreational experience for a more family -oriented market
in the summer months, when the resort occupancy is typically lowest. In this manner, the
proposed project will permit the resort to more fully utilize a higher percentage of its vested
entitlements.
The La Quinta Resort Specific Plan provides zoning and development regulations for a
range of land uses on the 622t acre La Quinta Resort site. The proposed project is a
request for a Site Development Permit to replace a portion of the existing tennis courts and
dedicated children's play areas as well as the existing hotel swimming pool with a major
water feature. The proposed changes are designed to reduce the seasonal variation in the
occupancy rate of the guest rooms by attracting younger families with children to the resort
during the summer months and holidays when schools are not in session.
An initial application submittal package was forwarded to the City of La Quinta for EA
2006-573 and Site Development Permit 2006-865. To complete the application submittal,
the City asked that the potential implications of the proposed project on parking,
circulation, and local traffic conditions be addressed. The following pages evaluate and
document the potential parking, circulation, and local traffic impacts associated with the
proposed modifications to the existing ancillary recreational facilities on 7.4 acres at the La
Quinta Resort & Club in the City of La Quinta.
28811 Woodcock Drive, Laguna Niguel, CA 92677-1330
Telephone: (949) 362-0020 FAX: (949) 362-0015
Project Description
The proposed project will replace a portion of the existing tennis courts, the dedicated
children's play areas, and the main hotel swimming pool (located in the western portion of
the La Quinta Resort) with a major water feature. As shown in Figure 1, the proposed
improvements will include: an arrival plaza and waterfall fountain at an entry building, a
new formal signature swimming pool and whirlpool with ten adjacent cabanas, a water
slide (constructed of sculpted gunite with rock veneer), a wave pool with a video projection
screen, a splash -down pool, a lazy river (which passes through a canyon, a cave, and
under a stone veneer bridge), and a toddler pool with a nearby pop jet fountain and play
structure for youngsters. A small enclosed game (arcade) room would be provided as well
as a lounge terrace, a loggia, wood decks, paths, extensive landscaping, decorative
plantings, and new lighting fixtures. Although the existing resort facilities do not include a
maintenance storage area, one will be provided with the proposed project. The entire area
will be enclosed within a gated pool enclosure fence that will allow fire lane access.
The proposed modifications will affect Parcel 1 of Parcel Map. No. 29724 and Lots 2, 3
and 6 of Tract No. 28545-1 in Riverside County. The project will replace nine of the
existing tennis courts (in Lot 6) and the existing tennis stadium and center court as well as a
restroom building (in Parcel 1), and the outdoor swimming pool (in Lot 3). The existing
bar/restaurant, tennis/fitness clubhouse, and the Morgan House (which is currently closed)
will remain on -site. Upon project completion, thirteen of the twenty three existing tennis
courts will remain for resort guests and club members.
The proposed modifications will not alter any of the hotel rooms or change the existing off-
street parking supply. Although the number of parking spaces is expected to remain
essentially unchanged, twelve parking spaces may need to be relocated to accommodate the
gated entry improvements required along Avenida Obregon.
To control the flow of traffic near the proposed water feature, improvements will be
constructed along Avenida Obregon, south of Avenida Fernando. These improvements
will include a raised median (10 feet wide and 50 feet long) with a turn -around area
designed to facilitate the loading and unloading of hotel guests and club members using the
water feature. In the event that, after monitoring the water feature in operation, the City of
La Quinta requires Avenida Obregon to be gated to control access to the water feature, the
raised median on Avenida Obregon can accommodate a parking attendant station.
The proposed La Quinta Resort and Club water feature amenity will be open daily between
Memorial Day and Labor Day from 10:00 AM to 6:00 PM. It will be open on weekends
through the remainder of the year. In addition, the water feature will be open during
Thanksgiving week, from Christmas through New Year's Day, on, Presidents' Day
weekend, and for one to three weeks during Spring Break.
The proposed water feature is designed to be a private gated ancillary recreational amenity
for use by guests of the La Quinta Resort. The proposed water feature will not be open to
the general public and is not intended to function as a theme park or public water slide park.
Public water slide parks sell tickets to the public and allow unlimited access to water slides,
wading pools, refreshment stands, and picnic areas.
The major water feature and other related ancillary recreational facilities to be constructed,
are designed to help the resort appeal to and attract a wider and better balanced share of the
marketplace. The new amenities are expected to attract younger families to the resort and
generate more guest room bookings, particularly in the summer months, when the average
monthly occupancy rate of the resort typically drops.
c :�
cn
W co
co C
C/) CD
CD
'all Ci� - 8
7— -1,11 ,
14
3j-
71
--w
J
opus DA opiumv
I
Use of the water feature will be limited to hotel guests staying at the La Quinta Resort Hotel
and a select number of individuals who participate in the exclusive Club Membership
Program associated with the La Quinta Resort & Club. Unlike the existing tennis and
exercise facilities, the water feature will not be made available in a joint facilities sharing
program with other hotels. To do so would eliminate the incentive for guests of other
hotels to book rooms at the La Quinta Resort Hotel.
The Existing La, Quinta Resort
The La Quinta Resort & Club is a legendary retreat and meeting destination resort,
renowned for 80 years for its charm and serenity. It features internationally recognized
golf courses and aworld-class spa and fitness center. It offers a variety of indoor and
outdoor recreational amenities including: 23 tennis courts, 42 pools, 52 hot tubs, five
restaurants and 800 guest rooms tucked away in charming Spanish -style casitas.
Approximately 200 nearby tennis villas participate in a rental program administered by the
hotel during the peak season.
The La Quinta Resort appeals primarily to business travelers, conference attendees, and
mature leisure travelers who appreciate the tranquillity. Hotel guests tend to frequent the
golf or tennis facilities, take advantage of the Spa La Quinta, and enjoy the upscale dining
establishments on -site. The proposed project would promote a more balanced customer
mix of business travelers and leisure guests, groups, families, and individuals. Although
individual business travelers typically book rooms on weekdays, families tend to book
vacations during the months when schools are not in session (the off-peak season at the La
Quinta Resort) and on weekends.
In the peak season (January through April) the hotel occupancy is relatively high and the
resort often achieves full occupancy on the weekends. However, the average monthly
occupancy rate in the off-peak season is substantially lower, indicating a need to appeal to a
wider demographic in the leisure market. The provision of a new major water feature on -
site P o
J
site is viewed as a means of improving the hotel occupancy, particularly in the summer
months, without increasing the existing entitlements of the La Quinta Resort Specific Plan.
The proposed change in the ancillary recreational amenities will allow the La Quinta Resort
to make more consistent year-round use of its existing entitlements.
Historical Occupancy Rates
Seasonal variations in destination resort hotel occupancy rates are typical. Figure 2 shows
the average monthly occupancy rates for the La Quinta Resort since the year 2003.
Occupancy rates for the La Quinta Resort and Club, reviewed for the four-year interval
from 2003 through 2006, indicate that during the peak season (January through April) the
resort is operating with average monthly occupancy rates of 75 percent, with the guest
rooms achieving full occupancy on weekends. However, during the off-peak period
(between Memorial Day and Labor Day) and during the December holiday season, the
resort experiences a substantial drop in the average monthly demand for room bookings.
The average monthly occupancy rate for the summer months (June, July, and August) over
the last four years was 48 percent.
During the summer months, traffic volumes on the streets of La Quinta are also
substantially lower than the traffic volumes during the peak season (winter and spring).
Any change in the ancillary recreational facilities that would effectively increase the demand
for guest rooms on an annualized basis and substantially increase the average occupancy
gill
�11%
yd_
02
V
Jd902
o
C
10
a
3
�d9
�a
V
0
dS
y
rates during the summer months would be beneficial and promote the long-term economic
viability.of the resort.
La Quinta Resort Club Memberships
Although the existing tennis and fitness facilities on -site are utilized by hotel guests, they
are also available to individuals who are not hotel guests (non -hotel guest users) through an
exclusive Club Membership Program affiliated with the La Quinta Resort & Club. The
proposed water feature will be predominantly used by hotel guests, but will also be
available to club members. Club memberships permit non -hotel guests to access the resort
fitness facilities and participate in an array of programs and activities including: golf
practice, use of three clubhouses, tennis privileges, and concierge services. Club members
are also entitled to preferred pricing on all resort golf courses, at all resort restaurants, on
rooms for guests and family, and at the Spa La Quinta.
All of the club members have access to the resort facilities. Memberships are available in
different classes, with and without golf privileges. There are currently a total of 476 golf
memberships, and 386 non -golf memberships. The average age of the current club
members exceeds 55 years. All memberships allow the member, the member's spouse and
their children under the age of 23 years to share the membership privileges, which will
include access to the proposed water feature. There are no plans to change the structure of
the existing club membership program or create a new club membership program in the
future solely to permit access to the ater feature. Although the water feature would
provide an additional incentive to become a club member, the cost of club membership
includes a minimum of $15,000.00 (to initiate a non -golf club membership) plus a monthly
fee of $210.00. Given the cost of club membership, it is unlikely that many club
memberships would be sold solely to permit access to the water feature.
The existing tennis and fitness facilities are accessible to club members and their guests
who are not club members (upon payment of a nominal forty dollar fee). Club members
will not be allowed to bring any guests into the water feature who are not club members
(unless they are registered guests of the La Quinta Resort Hotel).
Destination Resort Hotels
Major resort hotels are self-contained multi -use developments providing a variety of
supportive ancillary facilities such as conference facilities and meeting/banquet rooms in
addition to guest rooms to accommodate business travelers, conventions, and meetings.
Destination resort hotels cater to the tourist and vacation industry, often providing a wide
variety of recreational facilities and programs (such as golf courses, tennis courts, beach
access, swimmingpools, fitness rooms, day spas, and other amenities) to improve
occupancy rates.
Destination resort hotels have special characteristics that distinguish them from traditional
hotels. Rather than functioning simply as a convenient place for guests to stay while
visiting an area, destination resorts are primary attractions. The accommodations at a given
facility, as well as the complete range of on -site amenities that are available, appeal to
various segments of the marketplace and attract guests year after year, thereby increasing
hotel occupancy.
Typical resort hotels provide luxury accommodations with more than 250 guest rooms and
in-house restaurants, cocktail lounges, gift and retail shops, and other on -site amenities and
guest services such as a fitness centers, health spas, golf courses, tennis courts, beaches,
and/or other recreational attractions and programs. Resort hotels often provide various
rd
forms of guest transportation services for trips to and from the nearest airport, golf
courses, or other attractions. Because of the trip interactions between the various ancillary
facilities, destination resort hotels tend to exhibit lower trip generation rates on weekdays
than more traditional hotels, where daily activities require the use of a vehicle for travel to
and from the hotel
The Economics of Water Features at Resorts
Destination resort hotels are sensitive to fluctuations in the leisure market, the economy,
and the demographic composition of the market area. The overall competitiveness of a
hotel is determined by many economic and demographic factors that affect its market share
(such as the number of existing competitors and recent hotel openings, the amenity
offerings of competitors, and the number of families with children in the area who might
visit).
Resorts can reduce the adverse effects of seasonality and weather on room bookings by
providing indoor/outdoor water features to capture year-round revenues thereby reducing
lost business due to bad weather. Hotels with indoor waterparks have demonstrated that
they can extend their peak seasons and fill rooms on weekends and during school breaks
by providing a venue that is weather-proof. Families have been willing to drive 200 miles
to spend a weekend at a resort with an indoor waterpark Z
Potential Short -Term Impacts on Traffic and Parking
The proposed project would generate short-term increases in construction -related traffic on
area roadways within and surrounding the La Quinta Resort & Club. Construction traffic
will utilize Avenida Fernando and Avenida Obregon to access the project site. Specific
details regarding the number and type of construction vehicles required, and the length of
the construction period will not be available until contractors are engaged who can provide
detailed estimates. ;
The vehicles of the construction crew, and the heavy construction equipment required
during demolition and construction activities, are expected to be parked in a construction
staging.area on the. Palm Grove parcel (on the southwest corner of Avenida Oregon and
Avenida Fernando): In the event that additional space is needed as a back-up/overflow site
for construction vehicles, it will be provided at a different location, to ensure that
construction vehicles do not park along Avenida Fernando.
Debris (that is generated by the demolition of the existing facilities required to accommodate
the proposed improvements) may be removed from the site by truck and deposited in the
closest landfill. To minimize the number of off -site truck trips, an effort will be made to
balance earthwork quantities on -site and some of the demolition debris may be deposited
(with any excess material generated during the excavation process) within the Slide
Mountain structure.
The building materials and equipment required as well as the requisite landscaping materials
to implement the project will be transported to the site in trucks that will utilize Avenida
Fernando and Avenida Obregon for access. Short-term construction -related traffic will be
1. Austin -Foust Associates, Inc., "Resort Hotel Traffic Study", December 29, 1986.
2 . Coy, Jeff, "What Are the Risk Factors of a Hotel Waterpark Investment;" Hospitality Net - Industry
News, December. 15, 2005, (http://www.hospitalitynet.org/news/4025800html), Viewed October 3,
2006.
5
j noticeable to resort guests and nearby residents who utilize Avenida Fernando and Avenida
Obregon for access to/from their homes.
Even though the additional truck traffic may be a nuisance, it will only be generated for a
short period of time and the roadways to be used by the trucks have been adequately
designed and improved to accommodate trucks. A centerline will be added to the road
surface on Avenida Obregon and the street will be improved, as shown in Figure 3 or
Figure 4. The roadways surrounding the La Quinta Resort, including both Avenida
Fernando and Avenida Obregon, have the available capacity to serve the level of additional
traffic anticipated during the construction process. Therefore, construction -related traffic
impacts are not expected to be significant.
Long -Term Employee Traffic Impacts
Employees are currently required to park off -site, at a parking lot along Calle Tampico, and
are transported by shuttle to the La Quinta Resort & Club. The shuttles operate on a 24-
hour basis. Once the existing recreational facilities are replaced with the proposed water
feature, the number of hotel employees will increase slightly. The staffing required for the
portion of the resort to be modified with the water features is expected.toincrease from 16
today to 48 employees in the future. The highest staffing for the water feature is, expected
to occur during the summer, when the overall staffing of the resort,is lower. There is
adequate off -site parking available in the remote Calle Tampico employee parking lot to
accommodate the increase in employee parking demand that is anticipated with the
proposed project.,
The projected increase in the number of employees is not expected to substantially increase
the traffic in or around the hotel grounds or increase the off-street parking demand at the
hotel. It may incrementally increase the demand for off-street employee parking spaces at
the remote lot adjacent to Calle Tampico. It may also incrementally increase the number of
shuttle trips to and from the resort from the remote lot. These increases are not considered
significant, since substantially larger seasonal variations in the resort staffing currently go
unnoticed by surrounding residents, as the demand for rooms at the resort fluctuates from
season to season and from weekdays to weekend days.
The water feature may require incrementally more maintenance than the existing recreational
facilities on the 7.4-acre site. Maintenance personnel will use golf.carts or walk.A
maintenance storage area will be constructed to facilitate maintenance of the water feature.
A truck will deliver chemicals to condition the water two or three times per week, during
off-peak hours in the warmer summer months. The need for chemicals to condition the
water should be somewhat lower during the cooler winter months.
Traffic Impacts Associated with Increased Guest Room Bookings
The proposed water features are unique to the area and have the potential to attract a
substantial number of hotel guests from a wider demographic population, particularly in the
summer months. This increase in hotel guests will increase traffic volumes and pedestrian
volumes in the area during the summer months. The surrounding community experiences
lower traffic volumes in the summer months. As a result, the surrounding street system
has available unused capacity in the summertime, a portion of which would be utilized by
the additional hotel guests.
Since access to the water feature will be limited to hotel guests and club members (guests of
the hotel guests will not be allowed), the increase in guest room bookings associated with
the proposed water feature would not exceed the current capacity of the existing resort hotel
AVENIDA FERNANDO EXISTING MEDIAN cuRe
z EX. MEDIAN
PROP. STRIPING----
-
CURB &'
71
EXIST R€C ITIT ONAL
MONUMENT TO BE RELOCATED, EX CURB
... � v &. Gum.
EX-R/W
w o
I; . -EXISTING WALL
w f2.
PROPOSED WALL
STING POOL
ECT IN PUCE
EXl FH TO BERELOCATED o TO BE REMOVED
EX. WEDGE CURB 'S :WALL
& GUTTER TO BE 20' 10` 20
REMOVED 12' EX. R.. 33' EX. R/W : PROPOSED WEDGE
CURB & GUTTER EX. WEDGE CURB
L & GUTTER TO BE
3
- REMOVED
3 PROPOSED R/W
EXISTING I EXISTING PARKING STALLS (12)
o
PALM GROVE VI TO BE RELOCATED TO ALTERNATE N LOCATION ON RESORT SITE
PROPOSED WEDGE �� �i FACE OF BUILDING WALL
CURB & GUTTER
PROPOSED \ ;' ^ - PARKING ATTENDANT
MEDIAN CURB STATION / CALL BOX
EXISTING
EXISTING WALL RESORT VILLA
PROPOSED GATE PROPOSED GATE
PROPOSED u
FENCE PROP. STRIPING
EXISTING WEDGE A ,°y PROP, PARKING STALL W/ WHEEL STOP SCALE:
CURB & GUTTER Q ^� EXISTING PARKING STALLS Figure 4
EX. vnuLTs I �' ENTRY EXHIBIT
SIGNATURE POOL
' 18. LA QUINTA RESORT & SPA
(12) (1r) (n') CITY OF LA QUINTA
I:\41312\EXHIBITS\EXH-ENTRY.dwg 10/02/06
n n �
rooms. Therefore,' regardless of the extent to which the water feature increases the demand
for rooms at the resort, the resulting hotel traffic during the summer months will not exceed
the peak season traffic volumes that are currently being generated by the resort in the peak
months of January'through April.
The existing peak season traffic volumes generated by the resort hotel are accommodated
by the existing street system within and surrounding the La Quinta Resort. Thus, the
proposed project will allow the hotel to make better use of its existing entitlements without
generating new traffic impacts.
The demand for access to the water feature during the peak winter months is not expected
to be substantial. The average ambient winter temperatures in La Quinta during the daytime
are mild, but not warm enough to attract a substantial number of families to the hotel on
weekdays in the winter months when schools are in session. On winter weekends, the
resort is already operating at full occupancy. Consequently, no increase in the demand for
guest room bookings could be accommodated on winter weekends.
When children are home from school for the holidays in December, the resort hotel
typically experiences a significant drop in occupancy. Therefore, any increase in guest
bookings associated with the water feature, while not expected to be substantial, could be
accommodated by the unused capacity of the surrounding street system that results from the
historical drop in room bookings at the resort that is typical of December.
The parking demand associated with resort hotels is complex and subject to substantial day-
to-day and seasonal variations, as room occupancy levels and activity levels at the resort
vary. The use of restaurants and bar facilities at the resort can include a substantial number
of people who are not staying at the hotel. The hourly parking accumulation of the
restaurants at the La Quinta Resort tends to peak during the dinner hours (between 6:00
p.m. and 9:00 p.m.) with a sustained demand caused by the low turnover of patrons. The
water feature will be open in the daytime hours (when the hotel and restaurant parking
accumulation is lowest). The water feature will close at 6:00 p.m., to coincide with the
time when the parking demand associated with the restaurants and hotel rises.
Traffic Impacts Associated with Club Memberships
During the peak season, the guest room occupancy and the corresponding number of motor
vehicle trips generated by the La Quinta Resort reach the levels associated with the existing
entitlements. If the occupancy rate were to remain constant throughout the year, there
would be no need for the proposed water feature. Unfortunately, it vanes on weekdays
compared to weekends and fluctuates from month to month with the seasons. Many
resorts with seasonal gaps in their business offer club membership programs to non -hotel
guests to generate revenue in the off season to cover the costs associated with keeping the
resort open and fully staffed. Those resorts offering the most attractive recreational
amenities are often the most successful at selling club memberships.
Tennis and exercise facilities, which are readily available in the vicinity of the La Quinta
Resort, may not attract as many club members as the major water feature proposed.
Fortunately, the most desirable months in which to use the water feature correspond to the
season with the lowest traffic volumes and parking demand at the La Quinta Resort &
Club. Furthermore; any traffic and parking impacts on Avenida Obregon would primarily
affect the La Quinta Resort & Club. That provides an incentive for the resort to manage
traffic and parking in a manner that minimizes the potential for impacts associated with the
proposed water feature.
7
n * '}
UO3
The proposed water feature may attract more club member traffic on an annual basis than
the existing tennis amenities on -site. However, usage of the tennis facilities on -site
generally peaks in the cooler winter months, whereas the water feature usage will peak in
the warmer summer months. Once the novelty of the water feature fades somewhat, the
demand for access'to the water feature may be largely self-regulating. Since the demand
for access to the water feature will be relatively low during the winter months (when the
demand for the tennis amenities is high), the peak traffic season club member usage may
not increase appreciably.
Potential Parking Impacts
Avenida Fernando and Avenida Obregon are private streets that are open to the public.
Even when the hotel is operating at moderate occupancy rates, the available parking spaces
on Avenida Obregon fill quickly. During periods of peak parking demand, there are few
unoccupied on -street parking spaces available along Avenida Obregon. ,
When the resort guest rooms are fully booked during the winter months, the availability of
parking on Avenida Obregon for club members visiting the tennis facilities has been a
concern. Steps have been taken by the La Quinta Resort to resolve this parking issue and
minimize the potential for overflow parking. These steps included: increased patrolling, the
use of improved signage, and the creation of no -parking zones. During the most recent
peak season, there were only two complaints received by the resort regarding the
availability of parking along Avenida Obregon. In both cases, parking was available to the
club member on -site, albeit not in close proximity to the tennis facilities. A shuttle service
is available for club members when parking is not available in close proximity to the
amenity they are visiting.
During the peak winter months, the La Quinta Resort Hotel operates near its full occupancy
with very few off-street parking spaces unoccupied. As a result, the number of parking
spaces available in the peak season which could be used by club members who wish to
visit the water feature is limited. Club member traffic to/from the water feature in the -- -.
winter or early spring, when traffic volumes are typically at their peak in La Quinta, could
be limited by the cooler weather and the age of the club members (which averages 55+) and
their families. Given the reduced traffic volumes on the streets of La Quinta in the summer
months and the reduced traffic demand resulting from lower occupancy rates at the hotel,
the potential for significant traffic impacts as a result of the limited number of club members
who will utilize the water feature in the summer months should be low.
Since the water feature may initially generate more interest than the existing tennis facilities, _
there is the potential for the proposed project to attract motorists who may pass by or even
park along Avenida Obregon briefly to view the new water features. To control parking
along Avenida Obregon, a parking management program should be developed which
requires parking permits and can be enforced through the ticketing of violators and the
towing of vehicles parked without a permit. Permits should be issued to hotel guests and
club members at the front desk. of the hotel. During the off-season summer months, some
of the off-street parking permits on -site may be made available to a limited number of club
members with water feature access privileges. If the number of club members visiting the
water feature exceeds the number of available parking spaces on Avenida Obregon, club
members may not be issued Avenida Obregon parking permits. Instead they may be
directed to park in the main front lot (approximately 1,000 feet from the water feature)
where a shuttle or golf cart will be made available for access to the water feature.
Even with parking controlled on Avenida Obregon, allowing access to the water feature
through the club membership program may result in increased traffic volumes on Avenida
Obregon. Appropriate signage should be provided, clearly indicating that parking along
Avenida Obregon is by permit only. Children should be accompanied by adults when
accessing the water feature. However (unless they are lodging in close proximity to the
water feature) older children may arrange to be dropped off and later picked up by their
parents along Avenida Obregon. A designated passenger loading zone should be provided,
where children destined to/from the water feature can be safely dropped off and picked up
by their families. This zone can also serve as a shuttle drop and loading point.
The improvements proposed along Avenida Obregon will include a raised median, south of
Avenida Fernando, that can accommodate a parking attendant station/call box and provide a
vehicle turn around area. After monitoring the situation, the City of La Quinta may require
Avenida Obregon to be gated. If required, gates can be added across Avenida Obregon,
south of the turn around area, as shown in Figure 4.
While there is no way to accurately predict how much parking will be needed when the
water feature is completed, several conclusions can be drawn from the current parking
conditions in the vicinity. The restaurants on -site increase the parking accumulation during
the evenings. The hotel guests utilize the parking at night. More rooms are booked in the
winter and spring than in the summer months. Consequently, the shared parking provided
at the resort is more likely to have spaces available during the summer months and during
the daytime hours before dinnertime. These are the periods when the water feature is most
likely to be utilized.
If the parking demand exceeds the available parking supply on -site on peak days in the
future, steps should be taken to ensure that club members and hotel guests do not park in
the adjacent neighborhood. To reduce the parking accumulation on peak days in the
vicinity of the water feature (along Avenida Obregon), club members may not be issued
parking permits. Club members destined for the water feature may be instructed to park in
the main lot and use the shuttle to access the water feature. Avenida Obregon may be gated
to control access to, the available parking. If necessary, additional off-street parking spaces
should be made available at a remote location served by golf carts or a shuttle.
Summary of Findings
1. The average monthly occupancy rate at the La Quinta Resort is substantially lower
during the summer months (Memorial Day through Labor Day) and during the
December holiday season. During the summer months, traffic volumes on the streets
of La Quinta are also substantially lower than the traffic volumes during the peak
season (winter and spring).
2. The provision iof a new water feature on -site is being proposed as a means of
improving the hotel occupancy, particularly in the summer months, without increasing
the existing entitlements of the La Quinta Resort Specific Plan. The proposed changes
in the ancillary recreational amenities will allow the La Quinta Resort to make more
consistent year-round use of its existing entitlements.
3. The proposed water feature is designed to be a private ancillary recreational amenity for
use by guests of the La Quinta Resort that will not be open to the general public. Use
of the water feature will be limited primarily to guests staying at the La
Quinta Resort Hotel and a select number of individuals who participate in the exclusive
Club Membership Program.
4. Club members will not be allowed to bring friends, grandchildren or relatives into the
water feature (other than their spouse and children 23 or younger).
9
5 . The La Quinta; Resort will not permit widespread use of the proposed water feature by
non -hotel guests through a facilities sharing program with other hotels, as this would
reduce the incentive to stay at the La Quinta Resort Hotel
6. For the most part, the number of occupied guest rooms will determine the number of
trips that will be generated by the resort and also establish the demand for off-street
hotel parking. The proposed modifications will not alter the number of hotel rooms or
the existing off-street parking supply.
Recommendations
To minimize the potential for the parking accumulation to overflow the available parking
supply on -site on', peak days in the future, steps should be taken to ensure that club
members and hotel guests do not park in the adjacent neighborhood. The following
recommendations have been identified to reduce the potential for adverse impacts related to
an excessive parking accumulation in the vicinity of the water feature.
1. The construction specifications should include a requirement that construction -related
parking shall not be permitted along Avenida Fernando and shall occur only in
designated construction staging areas.,
2. In the event that additional space is needed as a back-up/overflow construction staging
area, it will be provided at a designated location to ensure that construction vehicles do
not park along Avenida Fernando.
3. To control parking along Avenida Obregon, a parking management program should be
developed which requires parking permits and can be enforced through the ticketing of
violators and the towing of vehicles parked without a permit. Permits should be issued
to hotel guests and club members at the front desk of the hotel. If the number of club
members visiting the water feature exceeds the number of available parking spaces on
Avenida Obregon, club members should not be issued Avenida Obregon parking
permits. During periods when parking for the water feature is only permitted in the
main lot, a shuttle or golf cart transportation shall be made available and hotel guests
and club members shall be informed of its availability.
4..Appropriate signage should be provided, clearly indicating that parking along Avenida
Obregon is by permit only.
5. A designated passenger loading zone should be provided along Avenida Obregon, near
the the water feature entry, where children destined to/from the water feature can be
safely dropped off and picked up by their families. This zone can also serve as a
shuttle drop and loading point.
6. Since the main parking lot for the hotel is located approximately 1,000 feet from the
proposed water feature, signage should be provided to clearly identify the path to be
used between the main parking lot and the water feature.
7. If the parking demand exceeds the available parking supply on -site on peak days in the
future, steps should be taken to ensure that people do not park in the adjacent
neighborhood. If required, additional off-street parking should be provided at a remote
location which is accessible by shuttle and golf carts.
n°>r
8. If the City of La Quinta, after monitoring the situation, requires Avenida Obregon to be
gated, gates should be installed across Avenida Obregon (south of Avenida Fernando)
and the proposed turn around area.
Conclusions
1. The proposed water feature is not expected to substantially increase the La Quinta
Resort trip generation during the peak winter or early spring months, when traffic
volumes on City streets typically are at their peak levels.
2. Once the novelty of the water feature fades, the demand for access to the water feature
may be largely self-regulating. Since the demand for access to the water feature will be
relatively small during the winter months (when the demand for the tennis and other
amenities is high) the water feature may not increase peak season club member usage
appreciably, even without restrictions on club member access to the water feature.
3. The La Quinta Resort Hotel has a peak parking demand during dinnertime (6:00 p.m. to
9:00 p.m.) and overnight (from 10:00 p.m. to 6:00 a.m.). Generally, the number of
occupied guest rooms determines the number of trips generated by the resort and the
magnitude of the demand for off-street hotel parking. The proposed modifications to
ancillary recreational amenities will not alter any of the hotel rooms or the existing off-
street parking supply. The water feature will have peak activity levels in the middle of
the day, when the parking accumulation associated with the La Quinta Hotel and
restaurants is low. The water feature will close by 6:00 p.m., when the parking
demand and accumulation associated with the restaurants and hotel rooms increases.
We trust that this information adequately addresses concerns regarding the potential traffic
and parking implications of the proposed modifications at the La Quinta Resort & Club to
replace the tennis/pool facilities with a new water feature. Should questions or comments
arise regarding the findings and recommendations herein, please do not hesitate to contact
our offices. We look forward to discussing our findings and conclusions with you.
Cordially,
ENDo ENGINEERING QRpfESSIONq
Grego E 0R mot. tic `� ,.dc�
Principal TR 1161
Vicki Lee Endo, P.E. to 131I2oa8
Registered Professional rtlRfft�
Traffic Engineer TR 1161 Pj'4jf Of FRV\t O�\,\P
11
�t7
J i. a
j Mr. Gregory Endo received his Bachelors and Masters degrees and has completed three years of
research in pursuit of,a Doctorate degree in Physics at the University of California, Irvine. Mr.
Endo has also been involved in computer modeling applications as they relate to environmental
engineering for more than 20 years.. Mr. Endo has adapted existing programs and developed new
ones for use by environmental, planning, and traffic engineering consultants to model
transportation, air quality, and acoustic systems. During the past fifteen years, Mr. Endo has
expanded the transportation planning capabilities of Endo Engineering by integrating the use of
computer modeling in the planning process. He was responsible for the circulation modeling of the
Cathedral City General Plan, Desert Hot Springs General Plan, Coachella General Plan, and
numerous specific plans, in the Coachella Valley using the Coachella Valley Area Transportation
System (CVATS) Model'. His primary responsibilities include maintaining liaison with clients and
local agencies, project management for multi -disciplinary projects, and special studies integrating
opportunities and constraints with development feasibility and alternative analyses.
Education
Advancement to Doctoral Candidacy in Physics, University of California, Irvine, 1979
Master of Arts in Physics, University of California, Irvine, 1979
Bachelor of Arts in Physics, University of California, Irvine, 1976
Relevant Work Experience
Endo Engineering - Principal, Computer Modeling Applications
Linscott, Law and Greenspan, Engineers - Traffic Programming
Consultant
Phillips, Brandt, Reddick, Inc. - Air Quality and Noise Programming
Consultant to Environmental Systems Research Group
University of California, Irvine; School of Engineering -
Computer Consultant of Air Pollution Exercise (APEX)
Special Skills
Computer modeling for transportation planning and traffic engineering
applications.
Computerized modeling of noise impacts and the design of appropriate
barriers as mitigation using techniques developed by the FHWA
and Caltrans.
Computer modeling of air quality using the California Line Source
Dispersion Model developed by Caltrans.
Professional Societies
Sigma Pi Sigma- Physics Society
Southwestern Region TRANPLAN Model Users Group
Publications
"Generation of a Closed, Field -Reversed Magnetic Configuration by an Electron Beam
Launched from a Magnetized Cathode," Bulletin of the American Physical Society,
October 1979, with Scott Robertson.
"Cross -Field Injection of an Intense Ion Beam into a Toroidal Magnetic Field," Bulletin
of the American Physical Society, October 1979, with Scott Robertson and Frank
Wessel.
"An Intense Pulsed Magnetically Insulated Deuteron Source," Applied Physics Letters,
Vol. 35, No. 11, December 1979, with Scott Robertson.
"Spheromak Configuration Generated by Rotating Relativistic Electron Beam," Bulletin
of the American Physical Society, October 1980, with Scott Robertson.
"Experimetital Study of a High Current Betatron," Bulletin of the American Physical
Society, September 1981, with A. Fisher, H. Ishizuka, J. Schneider, G/ Barak, N.
Rostoker.
"Mechanics;" Physics Laboratory Manual, Oct. 1982, with Dr. F. Potter.
"Circuits," Physics Laboratory Manual, Jan. 1983, with Dr. F. Potter.
"Oscillations," Physics Laboratory Manual, Mar. 1983, with Dr. F. Potter.
"Optics," Physics Laboratory Manual, June 1983, with Dr. F. Potter.
C39
Mrs. Vicki Lee Endo graduated from the University of California at Irvine School of Engineering in
1975. She has been a registered Professional Traffic Engineer in the State of California for 25
years and is a member of the Institute of Transportation Engineers. Mrs. Endo has served as a
project manager and principal investigator on more than 1,000 air quality impact assessments, noise
impact studies and traffic studies for projects throughout California. Her analytical specialties
include technical research, the analysis of transportation, acoustic, and air resource systems, and the
preparation of technical studies, environmental impact reports, environmental assessments,
development feasibility studies, opportunities and constraints' studies, and other planning
documentation. Mrs. Endo founded Endo Engineering in 1982 to satisfy the growing demand for
technical analyses in the three inter -related disciplines of traffic, air quality and noise with state-of-
the-art computer capabilities.
Education
Registered Professional Traffic Engineer TR 1161, 1982
Engineer -In -Training Certificate 51225,1981
Certification in Transportation Systems Management, University
of California, Irvine, 1977
Bachelor of Science in Civil and Environmental Engineering,
University of California, Irvine, 1975
Relevant Work Experience
Endo Engineering - Principal, Professional Engineer
Linscott, Law and Greenspan, Inc., Engineers - Transportation
Engineer II
William Kunzman and Associates - Associate Traffic Engineer
Phillips, Brandt; keddick, Inc. - Environmental Engineer,
Senior Project Manager in Environmental Systems Research Group
University of California, Irvine; School of Engineering -
Engineering Aide, Air Pollution Research
Special Skills
The modeling and assessment of acoustic, air quality, and circulation
impacts.
The design of appropriate mitigation measures.
The management and preparation of proposals, planning documents,
technical reports, and environmental impact reports.
Professional Societies,
Institute of Transportation Engineers - Member
Publications
"Left Turn Pocket Length Requirements", Institute of Transportation
Engineers Technical Notes, 1980 with William Kunzman.
G 7 0
I FEB 1312007
ATTACHMENT 6
is Engineering, Air Quality Studies Noise Assessments — -
February 12, 2007
Mr. Doug Evans
Planning Director
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Subject: La Quints Resort & Club Current Traffic Volumes and Parking Conditions
Endo Engineering has been asked to document current peak season 24-hour traffic volumes
and parking conditions on a peak occupancy day at the La Quinta Resort & Club. As a
result, Counts Unlimited, Inc. was retained to make 24-hour machine traffic counts on
Friday, February 9, 2007 along Avenida Fernando, Avenida Obregon, and the main resort
entrance drive and conduct a visual parking accumulation survey on-sitebetween 10:00 AM
and 10:00 PM. The parking survey included the 1,005 parking spaces available within the
La Quinta Resort & Club site, but did not include the remote employee parking lot on Calle
Tampico.
Current Peak Season Traffic Volumes
Figure 1, shows the daily traffic volumes for a peak season weekday when the resort had 70
percent of the 800 rooms occupied and two events scheduled in the ballroom for 300 people
throughout the day. ! As shown therein, a total of 5,077 daily motor vehicle trips were
generated by the resort on February 9, 2007, of which 381 occurred during the peak hour
(between 5:00 PM and 6:00 PM). A total of 2,897 vehicles per day utilized Avenida
Fernando (west of Eisenhower Drive) to access the resort. A total of 2,180 vehicles per day
utilized the main resort driveway, south of Avenida Fernando, to access the resort. Both of
the access roadways are currently operating at a fraction of their total daily capacity.
Based upon the La Quinta Resort Hotel bookings from the year 2005 and 2006, the highest
average hotel occupancy occurs during the months of February and March. With .a total of
800 hotel rooms, a 70'percent occupancy at the La Quinta Hotel would mean that 560 of the
rooms were occupied during the traffic count interval. The hotel check-out time is 10:00
AM and the check -in time is 11:00 AM. Based upon the rM average trip generation rates
for hotels (Land Use Code 310), 560 occupied hotel rooms would be expected to generate
5,000 daily trips, with' 392 trips in the evening peak hour. This appears to be consistent with
the 5,077 daily trips and 381 peak hour trips identified at the La Quinta Resort & Club with
the traffic counts.
28811 Woodcock Drive, Laguna Niguel, CA 92677-1330
Phone: (949) 362-0020 FAX: (949) 362-0015
U l i
i
Calle Mazatlan _
11
LL
41
1.+,_'
O
C c
`°
m O
. a
V
A
C
cr)0
a„
M
LL
d .ch £
c
o
v
o
mY C
y
LL L L
a
E
''
m
ur m
f
to c
m
o
_
c
O/ V
N
m
o
L. c
$
,,°, a
�
f
a
m
V
o
�
m O
4.0
N
~
F
__
n
0 i�
m
o
g
o
ti
O C ^ � O O O
,y 7 m N
O CD..J
m
s
z
paidnoo0 SUPPed a;IS-uO JO WOOJOd
H
d
C1
N CL
0)0)
ir c
.X
I-
ca
a
a
V
U
O
(D N O O O o.
c7 N .-
Vosaa e;ulna e-I ae saaedg 6UPPed pgdn3ao;o jagwnN
m
a
0
0
co
._
r.■
Current Parking Conditions On -Site
Counts Unlimited, Inc. conducted a visual survey of the parking spaces at the La Quinta
Resort on February 9, 2007 from 10:00 AM until 10:00 PM to determine the location of the
parking lots being used the most by the resort guests, the portion of the parking supply
being utilized, and how the parking demand changed through the day. A total of 1,005
parking spaces were identified on -site, as shown in Figure 2. An additional 230 employee
parking spaces are available in a remote parking lot adjacent to Calle Tampico which are
accessed by resort shuttle.
The overall parking demand observed at the La Quinta Resort was found to be highest at
10:00 AM with a steady decrease through the day, as shown in Figure 3. The number of
occupied spaces on -site ranged from a high of 52 percent to a low of 37 percent, at 8:00
PM. A minimum of 48 percent of the total on -site parking supply was available at all times
during the parking survey.
The demand for parking space was highest in the vicinity of parking generators such as the
Spa, the Las Flores ballroom, and the restaurants, as shown in Figure.4. Activities in these
areas create localized parking demands that are higher than the average demand throughout
the resort During the period immediately before checkout, the parking lot near the Las
Flores Ballroom was observed to be approximately 95 percent full. However, under-utilized
parking areas were -located within 200 to 300 feet. Similarly, the parking spaces in the
immediate vicinity of the spa were full during the morning and early afternoon and the
nearest available parking spaces were located within 200 to 300 feet At the northern end of
Avenida Obregon, less than one-half of the available parking spaces were occupied at any
time during the day:
The areas with many available parking spaces throughout the day were located primarily
along the periphery of the resort. The two parking lots along Eisenhower Drive and the
parking lot serving. the Spa Villas were typically less than 25 percent full. The parking
provided along Los Articles appeared appropriate for the area, with the supply just
exceeding the demand throughout the survey period.
Although there were no vehicles that obstructed the flow of traffic along the site access
streets, there were some illegally parked vehicles observed in front of the La Quinta Spa.
One vehicle was parked for an extended period of time adjacent to a handicapped space in
the blue striped no -parking area. Two other vehicles were parked along the red curb,
opposite the entrance to the La Quinta Spa. Available parking spaces were consistently
Observed within 200 to 300 feet of the illegally parked vehicles.
Summwry of Findings
The La Quinta Resort access roads are operating well within their traffic capacities. No
significant points of congestion along the access roads were observed. The trip generation.
for the site appears to be very consistent with that predicted with the ITE trip generation
rates for hotels.
The highest overall parking demand observed was 52 percent of the available on -site
Parking supply. Localized areas of high parking demand were observed in the main parking
area (near the Los Flores Ballroom) and around the La Quinta Spa. There were parking lots
with available parking spaces located within 200 to 300 feet of the areas with the highest
parking demand.
The parking demand appeared highest during the morning, before check-out. The parking
demand slowly diminished through the day until only 37 to 38 percent of the parking
spaces were occupied after 8 PM.
During the hours of operation of the proposed water feature, the parking demand observed
along Avenida Obregon was less than 50 percent of the 33-space parking supply in the
immediate vicinity. The on -site parking supply appears to be sufficient to meet the parking
demand generated by the La Quinta Resort & Club.
We trust that this supplemental information assists the City in their review of the potential
traffic and parking implications of the proposed modifications at the La Quinta Resort &
Club. Should questions or comments arise regarding the findings and recommendations
herein, please do not hesitate to contact our offices. We look forward to discussing our
findings and conclusions with you.
Cordially,
ENDO ENGINEERING
Gregory Endo
Principal
Vicki Lee Endo, P.E.
Registered Professional
Traffic Engineer TR 1161
Attachment — Traffic Count Data
3
0 6_3 -
City of La Quinta
Avenida Obregon
S/Avenida Fernando
24 Hour Directional V
09-Feb-
Counts Unlimtied, Inc.
25424 Jaclyn Avenue
Moreno Valley, CA 92557
(951)247-6716
Start 07 Northbound Hour Totals
Tim Vd u.....i__ ea-__
Southbound Hour Totals
Page 1
LQOBSFE
Site Code: 009068
Date Start 09-Feb-07
Date End: 09-Feb-07
Combined Totals
12:00
..._...... ...._...__..
- 0
12
..........
mmm,
' tenon
momm
Anemoon
Momin
Afternoon
2
16
12:15
3 '
14
-
2
17
12:30
1
20
0
22
12:45
0
15
4
61
2
15
6
70
10
131
011.00
0
10
1
19
01:15
0
10
1
7
01:30
3
8
2
15
01:45
1
12
4
40
0
15
4
56
8
96
02:00
0
16
0
10
02:15
0 •
13
0
9
02:30
0
11
0
- 26
02AS
0
11
0
51
0
12
0
57
0
108
0300
0
14
0
9
03:15 -
0
20
0
19
03:30
0
13
-
0
16
03:45
0
16
0
63
1
12
1
56
1
119
04:00
1.
15
1
7
04:15
1
18
0
11
04:30 -
1
10
0
25-
04:45
0 '-,
13
3
56
1
10
- 2
53
5
109
05:00
0
12
0
12
05:15
2
15
0
13
05:30
0
12
0
17
05:45
0
11
2
50
1
21
1
63
3
113
06:00
1
16
3
11
06:15
3
14
2
5
06:30
4
11
4
7
06:45
6
7
14
48
3
6
12
29
26
77
07:00
6
8
3
4
07:15
10
7
,8
4
07:30
11
6
1t
5
-
07A5
8
3
35
24
9
8
31
21
66
45
08:00
2
6
7
11
08:15
10
2
14
7
08.30
14
7
21
2
08:45
16
1
42
16
34
3
76
23
118
39
09:00
. 8
4
10
10
-
091.15
12
7
6
8
09:30
10 -
2
14
7
09A5
9 !
2
- 39
15
14
7
44
32
83
47
10:00
11
4-
11
8
10.115
12
-9
15
7
10[30
18
2
9
6
10:45
15
2
56
17
5 -
8
40
29
96
46
11:00-
16
3
a
5
11:15
18
3
-
- 14
1
11:30
15
1
5-
2.
11:45
7-.-i
9
01
60
71
8
21
35
'101
95
17
CombinedTotal
cv.i
�qV 4ju
446 zoz
4aa 252 499 511 947
707
�, 707
751
751 1458
_AM Peak
10:30
08:15
`
VOL
69
79
P.H.F.
0.958
0.581
PM Peak
03:15
0015
Vol.
64
73 -
-- P.H.F.
..
0.800
0.702
Percenta
e
36.6%
63.4%
33.6%
66.4%
ADT/AAD
T
ADT 1,458
AADT 1,458
Counts Unlimtied, Inc. Page 1
25424 Jaclyn Avenue
Moreno Valley, CA 92557
City of La Quinta (951) 247-6716 LQMEWEI
La Quinta Hotel Main Entrance Site Code: 009068
W/ Eisenhower Drive Date Start: 09-Feb-07
24 Hour Directional Volume Count Date End: 09-Feb-07
Start 0 07eb- Eastbound Hour Totals Westbound Hour Totals Combined Totals
Timc Fri Lb....:.... epn......... EL....:.... ed_� •__:__ ..._— _ _ _ .. ... _. .
12:00
__...... ...
1 .-
30
..._...... ...............
...v...n.
1
rvmu.vm
16
mVlnm
N1O111W11
momm
Hne n
12:15
4
13
1
17
-
12:30
o
9
1
19
12:45
1
.12
6
64
2
14
- 5
66
11
130
- 01:00
4
17
2
16
01:15
0
12
1
13
01:30
.1
15
1
14
01'.45
5
12
10
56
2
16
6
59
16
115
02:00
1 .
17
2
19
-
02:15
1
11
0
14
02:30
2
21
1
27
- 02A5
1
14
5
63
2
24
5
84
10
147
-03,00
1.
15
3
8
03:16
0 -
5
4
17
03i30
1 !
17
5
21
03:45
3
15
5
52
1
15
13
61
18
113
04:00
2
14
5
16
,
04:15
5
6
4
22
04:30
6
15
6
18
-
04.45
5 -- j.
19
18
54
6
21
21
T7
39
131
05:00
2
19
1
24
05:15
4 -
21
3
26
05:30
5 1
16
3
30
05:45
2
- 21
13
77
7
24
14
104
27
181
06:00
5 -
18
7
22
06:15
2
20
14
20
06:30
5 -
25
6
15
06.45
9
24
21
87
5
19
32
76
53
163
07:00
3
22
11
11
07:15
9
35
3
13
07:30
7
20
17
13
07.45
11
16
30
93
19
22
50
59
80
152
08:00
12
20
16
6
08:15
17
7
12
13
08:30
13
8
13
.8
WAS
10
12
52
47
11
14
52
41
104
88
09:00
11
18
21
11
09:15
16 `
19
6
16
0920
15
�'
22
20
21
09:45
15
9
57
68
12
16
59
64
116
132
10-00
15
13
14
9
- 10:15
16
9
7
14
10:30
19
8
20
6
10:45
-
16
10
66
40
15
6
56
35
122
75
11:00
13
7
11
5
11:15
19
6
12
4
. 11:30
20
4
20
- 5
11:45
12
4
64
21
14
1
57
15
121
- 36
l ulul
a4r izu 34t ,722
370
741 370 ,. 741 717 1463
Combined
Total
1069 ', 1069
1111
1111 2180
_ AM Peak-
10:45 -
07:30
-
Vol.
68 -
64
-
P.H.F.
- 0.850.
0.762
PM Peak
06:30
05:00
Vol.
106
104 ..
P.H.F.
0.757 -
0.867 -
Percentag
e
32.5% 67.5%
33.3%
66.7%
ADTJAAD
T
ADT 2,180 AADT 2,180
-
Counts Unlimtied, Inc.
25424 Jaclyn Avenue
Moreno Valley, CA 92557
City of La Quinta (951) 247-6716
Avenida Fernando
W/ Eisenhower Drive
24 Hour Directional Volume Count
Start 0 07eb- Eastbound Hour Totals
Tim. Ri RA.,
Westbound Hour Totals
Page 1
LQFEWEI
Site Code: 009068
Date Start 09-Feb-07
Date End: 09-Feb07
Combined Totals
12:15
...--.... ...._...__..
3
27
._,,.....
,,,.o,,,,,,,,,
,„,,,um
„ngwoon
moron
Anemoon
Momin
Afternoon
6
27
12:15
2
33
0
29
12:30
2
41
3
33
-
12:45
01:00
-4
29
11
130
1
37
10
126
21
256
1
30
3
36
01:15
3
28
1
31
01.30 -
3
- 27
2
36
01:45
1 -
22
8
107
2
27
8
132
16
239
02:00
6
30
2
28
02:15
1
27
0
29
_ 02:30
3
34
1
36
02.45
03:00
1.
31
-
11
122
-3
30
6
123
17
245
1
36
2
28
03:15
2
40
3
34
03:30
1 ..
34
- 3
31
- 03AS
04:00
3 1
35
7
145
1
31
9
124
16
269
4
33
5
27
04:15
1
24
.6.
34
04:30
3
42
-
5
26
04:45
5.—
37
13
136
6
31
22
118
35
254
05:00
1
50
10
25
05:15 -
4
5o
-
6
23
05:30
10
47
13
36
05:45
10
32
25
179
17
26
46
110
71
289
06:00
8
28
15
23
06:15
7
28
6
20
06:30
6
14
13
8
06'.45
07-00
8
23
29
93
13
25
47
76
- 76
169
16.
20
20
11
07:15
26
23
33
17
0730
15 !
14
41
10
07:45
17
7
74
64
54
14
148
52
222
116
- 08:00
23
10
38
10
08:15
23 i-
11
42
13
08.130
32
13
55
14.
08:45
09:00
17
8
95
42.
59
11
194
48
289
90
18
8
'24
15
09:15
33
15
-
19
9
09:30
33 1
13
32
22
09:45
26
12
110
48
40
18
115
64
225
112
10:00
- - 32
17
.. 21
17
10:15
32. i
16
26
16
1030
32
13
28
12
-
10:45
37
9
133
55
30
14
105
59
238
114
11:00
40
14
27
6
11:15
40
9
31
5
11:30
44
2
25
5
1'1'.45
T.....1
27
61
161
311
22
1 1
105
171
256
- 48
Combined
--.
....� w. noc
-
ow
1U4U
B1D -1U49 1482 2201
Total
1819
1819
1864
1864 3683
-AM Peak
10:45
08:00
Vol
161
194
-
P.H.F.
0.915
0.822
PM Peak
-`
04:45
-
00:45
Vol.
184
742
P.H.F.-0.920
0.934
Percentag
e
36.7% -
63.3%
43.7%
56.3"h
-
ADT/AAD
T
ADT 3,683
AADT 3,683
(( )
J r
U
Counts UnlimGed, Inc, Page 1
25424 Jaclyn Avenue
Moreno Valley, CA 92557
Avenida
City La Quinta (951) 247-6716 LQFEEOB
Fernando Site Code: 009068
E/ AvenidaaObrebregon Date Stan:.09-Feb-07
24 Hour Directional Volume Count Date End: 09 Feb 07
Stan U9-F7 a 0Eastbound Hour Totals Westbound Hour Totals Combined Totals
Time Fri Momin Afternoon Momi ' A
12:00
2
17
emoon
Morning
Afternoon
Morning
Afternoon
Moming
Afternoon
12:15
1
- 26
1
3
21
34
-
-12:30
1
25
0
25
12:45
01:00
3
36
7
104
1
22
5
102
12
206
01:15
0
0
21
26
1
1
27
.
01:30 -
0
.: 11
0
24
20
.
01:45
02:D0
0
0
24
21
0
82
1
17
3
88
3
170
62:15
0
22
0
1
17
22
02:30
0
23
0
35
02:45
03:00
0 -
0
25
20
0
91
0
20
1
94
1
185
03:15
0
,.
38
0
0
17
40
03:30
0
28
0
18
03.45
04:00
0
24
0
110
0
22
0
97
0
207
0
30
0
16
04:15
0
23
2
19
04:30
1
- 23
1
26
04:45
05:00
2-
20
3
96
1
17
4
78
7
174
2
24
0
18
05:15
7
25
1
17
05:30
0
22
1
21
- 05:45
06:00
1
16
10
87
0
23
2
79
12
166
2
23
0
21
. 06:15
- 1
19
1
10
06:30
3
17
4
8
06'.45
07:00
6
7
12
12
71
8
10
13
49
25
120
14
2
7
07:15
4
12
5
9
07:30
10
6
7
6
07:45
08:00
15
7
36
39
15
8
29
30
65
69
12
10
13
12
08:15
16
5
18
y
08:30
21
8
11
9
08:45
18
3
67
26
29
7
71
37
138
63
09:00
16
5
16
10
09:15
18
7
12
13
09:30
25
2
16
13
.
09:45
10i0D
21
5
80
19
17
13
63
49
143
68
10:15
-10:30
29
18
8
13
15
22
12
8
23
5
9
7
10: 5
11:00
23
5
93
31
20
10
66
37
159
68
34
4
13
3
11:15
27
2
- 18
2.
11:30
30
1
11
1
1:45
11:45
21
1
112
8
13
2
55
8
inn
167
16
Combined
512
raa 31Z 748 732 1512
Total
1184-
'. 1184
1060
'1060 2244
AM Peak
10:45
08:45
Vol.
114
78
P.H.F.
0.838
0.675
47
PM Peak
03:15
02:30
Vol.
120
112 .
P.H.F.
.0.789
0.700
Percentag
e
35.5%
64.5%
29.4%
10.6%
ADTIAAD
T
ADT 2,244
AADT 2,244
-
'ATTACHMENT V,
RESORT&CLUB
January 11, 2007.
City of La Quinta,
Planning Board
Dear Mr. Evans:
It has come to our attention that some members of the planning Board are of the opinion
that the addition of the Signature Pool at La Quit, will create more membership demand
at.that resort. We have reached a different conclusion based on membership
demographics and general use patterns over the past several years.
Typically, the Citrus members use the resort for tennis and fitness. with the reduction of
the number of courts from 23 to 13, it is very likely that there will be fewer members
coming to the resort to play tennis. The fitness facilities will not be expanded, so we
anticipate that there will be no additional membership demand to use these facilities.
As a general rule, Citrus members make very minimal use of the existing pool. The
primary users of the pool are hotel guests. Additionally, Citrus club usage of the new
Signature Pool is limited to members only. Membership is defined as a Member, his or
her spouse and their unmarried children, under the age of 23 who are living at home,
attending school ona full-time basis or in the military. Our current records indicate ifiat
70% of Citrus members are over the age of 50 (with 30% over the age of 61)Less th
20% of all members have children under the age of 23 with the majority these
an
e being
Young adults. Therefore, with the activities of the Signature pool targeted towards younger children, we believe that the children of the Club members will have a nominal
affect on the usage of the Pool.
For these reasons and those articulated in previous meetings, we continue to believe that
the Signature Pool will drive resort occupancy, but not create any further member usage
of the resort.
Should you have questions or need additional information, please let us know.
P
fe President and General Manager
Quinta Resort and Club
49-499 Eisen]m Drive. U Wn,, Calif--- 92253
www-laquinnnsnrtt„m 7}%7WLSGJ:i I17 F.n-7GI1.56i.571A
Veneklasen Associates
"\ Consultants in Acoustics & Audio -Visual Design
ATTACHMENT 8
The La Quinta Resort
Pool Area Modification
Acoustical Impact on Property Line Noise
January 8, 2007
Prepared for:
CNL Desert Resort, LLP
Hotel Development Company
450 South Orange Avenue
Orlando, Florida 32801
By:
VENEKLASEN ASSOCIATES, INC.
1711 Sixteenth Street
Santa Monica, CA 90404
(310) 450-1733
Aaron Betit
Senior Associate
Robert Robey
Managing Principal
i
1711 Sixteenth Street • Santa Monica California 90404 • tel: 310.450.1733 fax: 310.396.3424 • w .veneklasenxom
Veneklasen Associates
Acoustical Analysis Report —January 8, 2007
Page 2
1.0 Executive Summary
This Acoustical Analysis Report is based upon the mechanical equipment in the mechanical schematic
drawings dated August 18, 2006, for the proposed La Quints Resat Pool Modification Project and the
expected operational conditions documented by CNL Hotels & Resorts Inc. The findings of this study
show that the proposed project will operate in compliance with the City of La Quints's Noise
Ordinance. In addition this report shows that the amount of noise increase over existing noise levels,
near the proposed Signature Pool Project, will not be a significant increase.
A Company Profile, outlining Veneklasen Associates expertise in the field of acoustical impact analysis
is included in Appendix U.
2.0 A brief Introduction to Environmental Acoustics
Sound is the physical phenomenon of complex minute variations of atmospheric pressure. Because
of the range of sound pressure level detectable by the human ear, sound pressure level (SPL) is
represented on a logarithmic scale known as decibels (dB). A sound levelof0 dB is approximately
the threshold of human hearing and is usually not audible, even under extremely quiet (laboratory -
type) listening conditions. A SPL of 120 dB begins to be felt inside the ear as discomfort and pain at
approximately 140 dB.
Sound levels are reported in terms of total sound energy, Sound Power Level, or amount of minute
pressure variations, Sound Pressure Level. Sound Power Level is a unit of energy and therefore
does not change over distance. Sound Pressure Levels are minute variations in atmospheric pressure
that cause the ear drum, or microphone diaphragm to vibrate and be heard, or measured as sound.
Noise limits and measurements are provided in terms of Sound Pressure Levels and therefore vary
over distance. For a point source in the far field, to convert from sound power level to sound
pressure level, the generally accepted formula, documented in metric units in ISO standard 9316 is:
SPL = P WL +20*log (r)+3
Where
SPL = Sound Pressure Level
PWL = Sound Power Level
r = Distance in Feet
3 is a correction factor that assumes hemispherical radiation.
Additional losses are provided by barriers and air absorption.
Because decibels are logarithmic, they cannot be added or subtracted linearly. Instead, it is
necessaryto add the values logarithmically. For example, if two sound sources each produce 100
dB, when they are operated together they will produce 103 dB, not 200 dB. Four 100 dB sources
operating together again double the sound energy, resulting in a total SPL of 106 dB, and so on. In
addition, if one source is IOdB louder than another, the two sources operating together will produce
the same SPL as if the louder source were operating alone. Thus, a 100 dB source plus an 80 dB
source produce 100 dB when operating together. Two useful rules to remember when comparing
SPLs are: (1) most people perceive a 10 dB increase in SPL between two noise events to be about a
doubling of loudness, and (2) changes in SPL of less than approximately 3 dB between two events
are hard for humans to detect.
vrsvw.veneklasen.com
-L� Veneklasen Associates
i Acoustical Analysis Report— January 8, 2007
Page 3
The image below reports some typical noise levels for reference:
Common Sound Levels
y� Measuredind ((A)
0 20 40 60 80 100 120 140
10 30 50 70 90 110 130.
Frequency, or pitch, is a physical characteristic of sound and is expressed in units of cycles per
second or hertz (Hz). The normal frequency range of hearing for most people extends from about 20
to 20k Hz. The human ear is more sensitive to middle and high frequencies, especially when the
noise levels are quieter. As the noise levels get louder, the human ear starts to hear the frequency
spectrum more evenly. To accommodate for this phenomenon a weighting system has been
developed to evaluate how loud a noise level is to a human. The frequency weighting called "A"
weighting is'typically used for quieter noise levels which de-emphasizes the low frequency
components, of the sound in a manner similar to the response of a human ear.
Sound levels vary with time. For example, the sound increases as an aircraft approaches, then falls
and blends into the ambient or background as the aircraft recedes into the distance. Because of this
variation, it is often convenient to describe a particular noise "event" by its highest or maximum
sound level (Lmax). Note Lmax describes only one dimension of an event; it provides no
information on the cumulative noise exposure generated by a sound source. In fact, two events with
identical Lmax may produce very different total exposures. One may be of very short duration,
while the other may be much longer. -
For the evaluation of community noise effects of long term noise sources such as traffic, aircraft, or
mechanical equipment the Day -Night Average Sound Level (DNL) and Community Noise
Equivalent Level (CNEL) are used. DNL averages sound levels at a location over a complete 24-
hour period,'with a I0-decibel adjustment added to those noise events occurring between 10:00 p.m.
and 7:00 a.m. (local time) the following morning. The 10:00 p.m. to 7:00 a.m. period is defined as
nighttime (or night) and the 7:00 a.m. to 10:00 p.m. period is defined as daytime (or day). The
CNEL metric is similar to the DNL metric in that it produces a penalty for the nighttime hours, but
it also includes an evening hour penalty adjustment. Thus ambient noise measured between 7:00
a.m. and 7:00 p.m. has no penalty, a +5 dB adjustment must be made to noise measured between
7:00 p.m. and 10:00 p.m. and a 10+ dB penalty is added to noise measured between 10:00 p.m. and
7:00 a.m.
Sound from a point source propagates similar to the waves caused by throwing a stone into a pond.
At the initial point of the disturbance the energy is strongest and dissipated over a small surface
www.veneklasen.com
WVeneklasen Associates
Acoustical Analysis Report — January 8, 2007
Page 4
area. As the wave moves outward away from the initial point of disturbance, the circumference of
the wave increases. Neglecting friction, the total energy remains the same but it is distributed over a
greater surface area. Therefore for any specific point at the wave even though the total energy
hasn't changed, the energy is less as the distance from the source increases. Under typical
conditions the reduction in noise level is 6 dB per doubling of distance.
3.0 Purpose of Report
Veneklasen Associates, Inc. (VA) was contracted to assess if the noise associated with the La
Quinta Resort Pool Modification Project would be within the limits of the La Quinta Noise
Ordinance. In addition VA was asked to determine the incremental amount of noise increase even if
the total noise level remains less than the standard established in the City's Noise Ordinance.
4.0 Site Description
.The project site is located in La Quinta, California. The proposed project will replace existing
tennis courts with a new pool, water slide, wave pool, and lazy river. Mechanical equipment to
operate the water features will be housed in two 'Mountain' mechanical rooms to the southwest and
northwest of the project site and a game room at the south of the site. Because of the change in land
use, the occupancy noise is expected to change around the new Signature Pool area. However, since
the functions in the Children's Play area will not change, the noise contributions from this area are
not expected, to change from the current existing conditions.
The site is bounded by the following uses: existing tennis courts, residential units, and spa facilities
to the south, existing tennis courts andresort villas to the southwest, existing tennis courts to the
west, existing tennis villas and a palm grove to the north, and Avenida Obregon to the east. The
closest residences to the project site are indicated in Figure 2.
5.0 Noise Criteria
The noise limits for the mechanical equipment are clearly documented in the City of La Quinta
Municipal Code. Section 9.100.210.0 "Noise Control" states:
"It is unlawful for any person at any location within the city to create any noise, or to allow
the'creation of any noise on property owned, leased, occupied or otherwise controlled by
such person, when such noise causes the noise level, when measured on any adjacent
property to exceed:
I. The noise standard for a cumulative period of more than thirty minutes in any hour,
2. The noise standard plus five dB(A) for a cumulative period of more then fifteen
minutes in any hour,
3. The noise standard plus ten dB(A) for a cumulative period of more then five minutes
in any hour,
4. 'The noise standard plus fifteen dB(A) for a cumulative period of more then one minute
in any hour, or
5. The noise standard plus twenty dB(A) for any period of time."
The Municipal Code states "If the noise consists entirely of impact noise, simple tone noise, speech
or music, or any combination thereof, each of the noise levels specified in the table in this section
shall be reduced by five dB(A)." Because there are a number of noise sources, the majority not
being tonal, and the evaluated noise is a combination of all noise sources, the Municipal Code does
not require a qualitative penalty. _
The Exterior Noise Standard for residential property lines is set at L5e 60 dB(A) during the expected
hour of operation for the pool area. Thus the combination of mechanical equipment and occupancy
noise cannot exceed Lye 60 dB(A) at the closest property line. A short term limit daytime (L„ ,.) of
80 dB(A) also applies to the project.
www.veneklasen.com
_ Veneklasen Associates
Acoustical Analysis Report— January 8, 2007
Page 5
The combination of noise produced by the equipment serving the Pool Area and the ambient noise
level cannot exceed Ls0 50 dB(A) at the closest property line during nighttime hours. As indicated
in Section 2.0 any noise level below 10 dB will not increase the existing noise level. Since the
limiting noise criterion is 50 dBA the mechanical equipment can be 40 dB or less, regardless of the
nighttime ambient noise level and comply with the City's Noise Ordinance. Thus the nighttime
noise limit for the mechanical equipment is 40 dBA.
6.0 Mechanical Equipment
This acoustical analysis is based on the Bid Set Drawings dated December 18, 2006 provided to VA.
The mechanical equipment that are expected to be noise sources include the pumps, and the air
handling unit within the South Mountain Mechanical Room, the condensing unit anddraftinducer
on the top of the South Mountain, the air handling unit in the Game Room Mechanical Room, the
condensing unit on the roof of the Game Room Mechanical Room, the condensing unit and draft
inducer on the roof of the North -Mountain Mechanical Room and the air handling unit in the North
Mountain Mechanical Room.
With the exception of CU-1, CU-2 and HP-1, all equipment will be housed in mechanical rooms.
The construction of the mechanical equipment rooms is also documented in the Bid Set Drawings.
Both the North and the South Mountains will be constructed of 12" reinforced Masonry or 12" thick
poured in place concrete with sculpted gunite rockwork to give the appearance of a mountain. The
mechanical equipment for the game room will be below grade housed in a poured in place
basement. The floor separating the mechanical equipment from the game roomabove will be 4"
poured concrete on top of a 2" metal deck.
All the equipment in the North Mountain will be shut down when the park is closed, at 6:OOPM.
The majority of the other mechanical equipment will operate 24 hours a day with the exception of P-
603, P604, and P-605 in the South Mountain and P-303; P-803, P-203, P-204, and BL-201 in the
Game Room. This equipment will shut down at 6:OOPM. Although much of the mechanical
equipment will be shut down during nighttime operating conditions i.e. will shut down at 6:00PM,
VA assumed all mechanical equipment would be operating during nighttime hours as an unlikely
worst case scenario.
The maximum operational noise levels for the equipment provided by the manufacturer and
assumed for this analysis are documented in the attached Appendix I. The data provided does not
show any excessive low frequency noisegeneratedby the equipment, and Cloward H2O indicated
that the equipment would not generate any low frequency noise beyond what was documented by
the manufacturer.
6.1 Expected Use
CNL Hotels'& Resorts Inc. provided the worst case expected occupancy information for the future
pool area. Based on this information VA understands there would be a maximum bather load of
1,390 and a total chair count of 793. VA assumed that approximately 50% of the chairs and
approximately 50% of the bathers are unique occupants, resulting in a maximum occupancy of
1,100 people. The pool area is intended to be open from 10:00AM to 6:OOPM; peak load times are
expected to be mid morning to early afternoon (approximately 11:OOAM to 3:OOPM). Occupancy
usage is expected to be approximately 20% from November to March, 30% from April to May
approximately 80% from July to August, approximately 60% for September and approximately 30%
for October.
CNL Hotels;& Resorts provided VA with the assumption that approximately 20% of the occupants .
would be in the Formal Pool area, with the majority of the occupants being adults (900%). It was
assumed that approximately 53% of the occupants would be in the. Active Pool area, with a 50% -
50% mix of adults and children in this area. The remainder of the occupants are expected to be in
Children's Play Area with approximately 25% of the occupants being adults and the remainder
_ being children.
www.veneklasen.com
�J27
Venekiasen Associates
i Acoustical Analysis Report —January 8, 2007
Page 6
Activity levels of the occupants were based upon activity levels used for similar type projects in
VA's past experience (e.g., playgrounds, cocktail parties, and pools). For adults, VA assumed that
approximately 25% would be producing noise at conversational levels. It was also assumed that
approximately half of the children would be actively generating noise at slightly elevated levels. -
7.0 Noise Measurements
VA performed noise measurements at several locations around the project site on September 28,
2006 to document the existing typical daytime ambient noise levels around the project site. The
locations were selected to evaluate the general ambient noise conditions at the quietest locations.
These measurements were used to assume the ambient conditions throughout the project site. VA
used Bruel and Kjaer model 2260 type I precision sound level meter to conduct the noise
measurements. The measurement locations are documented in Figure 1. The overall Leq values
and duration of the measurement are indicated in the table below:
Table 1— L.dB(A) at Measurement Locations
Time
Location I
Location 2 -
Location 3
11:00
60
64
62
12:0056
54
54
1:00
57
55
57
2:00
57
54
57
Controlling noise sources were activities on the tennis courts and traffic on Eisenhower Drive
Site observations and measurements showed that the ambient conditions surrounding the area were
relatively close. For this reason ambient measurements at location 1 in Figure 1 were used to
assume ambient conditions at location 3 in Figure 2. This is expected to be a 'most stringent'
assumption,as street traffic from Avenida Obregon would if anything increase the ambient noise
level at location 3.
Figure I —Noise Monitor Locations
www.veneklasen.com
(N I O
Veneklasen Associaies
Acoustical Analysis Report —January 8; 2007
Page 7
8.0 Noise Predictions - Mechanical
VA used manufacturer's reported noise levels for the equipment operating under the conditions
indicated in the project mechanical drawings dated December 18, 2006 to construct a computer
model. The computer model uses ISO standard 9613 to predict the expected noise contribution of
the mechanical equipment. The general calculation methods described in ISO standard 9613 are
briefly summarized in the Introduction to this report.
Calculations were performed at the nearest property line of the proposed site change. Therefore,
noise reductions from barriers and existing buildings outside of the project's property line would not
need to be a factor and thus were not included in the model. The computer model included 3D
representations of proposed buildings and terrain changes based on the Bid Set Project Drawings
dated December 18, 2006.
The predicted noise level caused by the mechanical equipment at the locations indicated in figure 2
is set forth N the tables below:
Table 2 - Daytime Analysis
Lowest
Mechanical
Total Noise Level
Change
Location
Measured
Equipment
(Ambient+
in Noise
1't"tting
Pass/Fail
Noise
Mechanical
Criteria
Ambient
Contribution
E ui men[)
Level
I
56 dBA
25 dBA
56 dBA
0 dBA
60 dBA
Pass
2
54 dBA
39 dBA
54 dBA
0 dBA
60 dBA
Pass
3
-' 56 dBA
>20 dBA
54 dBA
0 dBA
60 dBA
Pass
Table 3 - Night Time Analysis .
Location
Mechanical Equipment.
Noise Contribution
Limiting Criteria
Pass/Fail
1
25 dBA
40 dBA
Pass
2
39 dBA
40 dBA
- Pass
3 -
>20 dBA
40 dBA
Pass
8.1 Noise Predictions — Operational -
VA used an average of noise levels of children and adult activities at cocktail parties and
playgrounds measured for a number of previous projects to calculate the expected noise levels at the
closest property lines. The sound power levels assumedarereported below in terms of levels
generated by a single person.
Table 4 — Sound Power Levels used for OCennancv Analvsis
Occupant
Sound Power Level for a Single Person
Adult Typical Conversational Level
73 dBA
Child Slightly Elevated Voice
81 dBA
Using these levels and the percentages documented in section 4.1, VA calculated the average (L5o)
and maximum (".) noise levels at the expected maximum occupancy. Our calculations were
based on ISO standard 9613. The general calculation methods described in ISO 9613 are briefly
summarized in the Section 2.0 of this report. The expected noise contributions from maximum
occupancy are documented in the table on the page following. Figure 2 shows the locations
itemized in the table.
. . www.veneklasen.com
Veneklasen Associates
i Acoustical Analysis Report— January 8, 2007
Page 8
Tahle 5 — F.xnerted Noise Contrihutinn from Pool Area MaYimnm nerimanry
Location '
1,50 -
Long Term Criteria
(Lso)
L,9,,,
Short Term Criteria (L..)
1
58 dBA
60 dBA
63 dBA
80 dBA
2
58 dBA
60 dBA
63 dBA
80 dBA
3
52 dBA
60 dBA
57 dBA
80 dBA
Figure 2 — Calculated Noise Level Locations
Location I
.w_ 7-
'a
w
i
1,6ca6'on 2 � 4
-.Location 3
Table 6 below shows the expected change in hourly Leq levels from the existing ambient noise level
to the combination of ambient noise level and noise from human sources after the project is
implemented.
Table 6 - Change in Noise Level of Existing Ambient Considering Maximum Occuoanev Noise
Location
Existing Ambient
Calculated L,, from
Sum of Existing
Change In Ambient
'L-
Pool Activity
Ambient and
Noise Level
Expected Pool
Activity
1
56 dBA
58 dBA
60 dBA
+4 dBA
2
54 dBA
58 dBA
60 dBA
+6 dBA
3
56 dBA
52 dBA
57 dBA
+1 dBA
www.veneklasen.com
G! 0
WVeneklasen Associates
Acoustical Analysis Report— January 8, 2007
Page 9
8.2 Noise Predictions — Combination
The combination of ambient noise level, mechanical noise, and maximum expected occupancy noise
will not exceed the City's Noise Ordinance. The expected sum of mechanical, occupancy, and
ambient noise at the three identified locations is reported in the table below.
Table 7 - Expected Noise Level Changes from Occupancv and Mechanical Equipment Noise
Location
. Ambient
Noise Level
Calculated
from Pool
Activity
Mechanical
Equipment Noise
Contribution
Sum of Ambient,
Mechanical, and
Occupancy Noise
Change In
Ambient Noise
Level
1
56 dBA
58 dBA
25 dBA
60 dBA
+4 dBA
2
54 dBA
58 dBA
39 dBA
60 dBA
+6 dBA
3
56 dBA'
52 dBA
>20 dBA
57 dBA
+1 dBA
9.0 General Discussion -
'Me noise levels from daytime pool activity and mechanical equipment documented in Section 7.2
will be in compliance with the City's Noise Ordinance.
In addition to a Noise Ordinance assessment of a project's noise impact upon surrounding
properties, a comparison of the increase in ambient noise levels is sometimes utilized in some
acoustical analysis reports. An increase of 5 dB over ambient noise levels would be about the level
of perceived change by most people and is typically considered a noticeable increase, but not a
significant increase. A 10 dB or more increase above the existing ambient noise level is generally
perceived as a doubling in loudness and typically is considered a significant increase.
As can be seen from Table 7 in section 7.2, the expected change in operation will not result in a
significant increase to any of the adjacent residences. Under the worst case scenario, the increase in
ambient noise level at Location 2 only may result in a noticeable increase.
For the purposes of this report the noise generated by the Signature Pool project would only be
deemed a substantial increase over existing noise levels if it met either of the following
significancethreshold tests: 1) It increased noise by 10 dB or more over the existing background
ambient; or 2) It exceeded the requirements in the Citys Noise Ordinance. In this case, this report
demonstrates that neither threshold is exceeded. Thus there is no significant increase in noise levels
over the existing ambient noise level.
10.0 Conclusion:
The noise contributions from daytime pool activity are expected to increase the ambient noise level
at the nearest property lines under the heaviest expected occupancies. However, the increase in
noise above the existing ambient noise levels will not be substantial.
Additionally, noise generated by the Signature Pool project is expectd to be within the limits defined
by the City of La Qunita Noise Ordinance.
Nighttime operations, essentially pool filtering equipment, will also operate well below the noise
limits defined in the City's Noise Ordinance.
www.veneklasen.com
Veneklasen Associates
i Acoustical Analysis Report— January 8, 2007
Page 10
Appendix I
Equipment Noise Limits
The noise limits identified in the table below are based on the manufacturer's data and the
operating conditions scheduled on the mechanical drawings.
Equipment
Tag
Sound Power
Level(PWL) or
Distance if SPL
Maximum Sound Level per Octave Band Center fre uenc
dBA
63 Hz
125 Hz
250 Hz
500 Hz
IkHz
2k Hz
4k Hz
8k Hz
CU-1
PWL
80
-
79
79
76
76
68
67
65
CU-2
PWL -
90
84
82
89
87
86
83
77
62
HP-l*
PWL
80
-
79
79
76
76
68
67
65
Pumps
SPL @ 3'.
85
-
-
-
-
-
-
-
Mtn Drag
Inducer
SWL
-
79
83
78
78
77
65
60
Game Room
Draft Inducer
PWL
-
71
75
70
73
68
57
52
AH-I Inlet
PWL
78
68
58
56
58
54
53
43
AH-1 Discharge
PWL
86
75
73
72
72
68
66
59
AH-1 Casing
PWL
-
77
66
57
56
56
52
41
34
AH-2Inlet
PWL
-
86
79
68
67
67
65
63
53
AH-2 Discharge
PWL
-
94
86
83
83
81
79
76
69
AH-2 Casin
PWL
-
85
77
67
67
65
63
51
44
AH-3lnlet
PWL
-
78
68
58
56
58
54
53
43
AH-3 Discharge
I PWL
-
86
75
73
72
72 -
68
66
59
AH-3 Casin
PWL
-
77
66
57
56
56
52
41
34
• Indicates sound data assumed based on operating conditions. Manufacture sound data
should be confirmed in compliance with assumptions prior to installation.
www.veneklasen.com
(. r, rn
Veneklasen Associates
`l Acoustical Analysis Report —January 8, 2007
Page 11
Appendix II
Company Profile
Founded in 1947, Veneklasen Associates is one of the largest acoustical, audio-visual, environmental noise, and
vibration consulting firms in the Western United States. Technical and scientific diversity, in combination with
a premium placed by each individual within our firm on customer service, is our firm's hallmark. Our staff is
carefully balanced, representing professionals with degrees in acoustics, physics, engineering and architecture.
With 25 employees, we are large enough to represent a wealth of expertise to be shared, and small enough to
assure that each project is supervised by a principal or senior associate.
Western Electro-Acoustic Laboratory (WEAL), a division of Veneklasen Associates, was founded by Paul S.
Veneklasen in 1947 following his participation in acoustical research at Harvard University's Electro-
Acoustical Laboratory and the University of California, Los Angeles. It is one of only two laboratories west of
the Mississippi accredited by the National Institute of Standards and Technology for both laboratory and field
acoustical testing. WEAL provides laboratory support for Veneklasen Associates as well as a wide range of
testing services and research opportunities for industry. ,
Some of the previous environmental impact noise assessment analysis studies that VA has previously worked
on include:
20,000-seal Concert Venue (EIR) ClearChannel Entertainment
Tampa, Florida "
Aquarium of the Pacific ,HOK
Long Beach, California -
Beverly Hills Hotel
Beverly Hills, California
Chapman College - School of Film & Television
Orange, California
Harvard/Westlakc School
North HoRyKood, California
Hinson ICTF Expansion,
Long Beach, California
HS&P, Lompoc Facility
Sanm Barbara, California
Hyperion Treatment Plant
Solids Technology & Resource Recovery Division
Los Angeles, California
SPMilling Company (EIR) -
San Lit Obispo, California
Molecular Biology Classroom Building, UCLA
Los Angeles, California
Waterson Expressway (EIR)
Louisville, Kentucky
Multiple Substations
Southern California
Two Major Theme Parks(EIR)
Southern California
Gensler
ABACUS
Latham & Watkins
Southern California Edison
County of Santa Barbara/forch Operating Company
Montgomery Watson/ Los Angeles Metropolitan Water Distrito
ESA
Jones & Stokes
Vollmer Associates
Southern California Edison
Confidential
www.veneklasen.com
Veneklasen Associates
Acoustical Analysis Report — January 8, 2007
Page 12
Appendix III
Acoustical Terminology
deciBel
A unit for describing the amplitude of sound, equal to 20 times the
logarithm to the base 10 of the ratio of the pressure of the sound
measured to the reference pressure, which is 20 microPascals. deciBels
are denoted "dB".
A -weighted sound
The sound pressure level in deciBels as measured on a sound level meter
pressure level
using the A -weighting filter network. The A -weighting filter de-
•
emphasizes the very low and very high frequency components of the
'
sound in a manner similar to the response of the human ear and gives
good correlation with subjective reactions to noise. A -weighted deciBels
are denoted "dBA" or "dB(A)".
Equivalent Sound Level
The sound level containing the same total energy as a time -varying signal
over a given sample period. Equivalent sound level, denoted "Lro" is
typically computed over 1, 8 and 24-hour sample periods.
The Day -Night Level,
Denoted "La,;', the Day -Night Level is calculated by averaging
_
equivalent sound levels recorded over a 24-hour period after the addition
of a ten deciBel weighting to sound levels measured at night, between
10:00 p.m. and 7:00 a.m.
" Percentile level
Denoted L,,, percentile level indicates the time -average sound level that is
exceeded for "n" percent of the total measurement period. Unless
otherwise stated, A -weighting is understood. Example: Lw indicates the
-
average sound pressure level that was exceeded 90%of the measurement
period.
www.veneklasen.com
DEMETRIOu,
JEFFRET Z 13. SFNNGER
S}EpNEN A OM GUERC10
L1ICNAEL A FRA 1
Re LA)DLU6 COBS
JGNN E NACKEL01
6RUw D. LANGA
JENNIFER T.TAGGAFIT
TAMMY N. J.NONG
DEL GU MCIO, SPRINGER & FRANCIS;-T
r-p -- n
S AT
#9
601 SOUTH GRAND AVENUEwOTH FLOOR
ATTACHMENT
LOS ANGELES. CAUFORMA 9001 7A613
_
••• \
(213)624SA07
ROONM J. D UEu (19191 s1oo �>�
-.
FOC11ARD A. DEL W ROO MIM Cal
FAX Q13162A0176
r.
VrNWD0SFFgRN.CON
ENALADOREW Coate -
March 2, 2007
SODMS
-,$FRINGVAeDOVrdW.COM
VIA FACSIMILE and FIRST -GLASS MAIL
(760)777-7101
Donald Adolph, Mayor
Members, City Council
CITY OF LA QUINTA
78-495 Calle Tampioo
La Quinta, CA 92253
Re:
Dear Mr. Mayor and Counciimembers:
This firm represents Richard R. Fredericks, the owner of the single-family
residence located at 49-875 Avenida Obregon, La Quinta, California. Recently, Mr.
Fredericks became aware of CNL Desert Resorts, LLP's ("CNL") application for
approval of the La Quinta Resort & Club Signature Pool ("Water Park. The proposed
plan for the Water Park will clearly overburden Mr. Fredericks' access rights along
Avenida Obregon. It Is,therefore Imperative that the City of La Quinta ("City? refrain
from approving such.. Should the City permit the construction of the Water Park, we will
file a complaint against the City for inverse condemnation for the taking and damaging
of these private property rights.
1. Mr. Frederlcks' property KlgnLs mcwae mcceas rzasvn■v3
....A A.,..;A9 Cnrnnnrin
Mr. Fredericks' residence is situated on Avenida Obregon immediately south of
La Quinta Resort & Club (°Resort"), between Avenida Fernando and Calle Mazatlan.
Mr. Fredericks' title to his property Includes an easement for ingress and egress on
Avenida Obregon and it Is this right of access that is presently in danger of being
damaged.
A. Mr. Fredericks' Access Easement Originates from the Subdivision
Plan of 1928.
Mr. Frederick's access easement on Avenida Obregon dates back to 1928 when
Walter H. Morgan ("Morgan"), the famed developer of the La Quinta Resort, laid out
plans for a subdivision of a large parcel of land in the vicinity of the Resort. In May
5
LZ
va/UZ/Ur--1'1:UU r'AA L14 044 U1Iv
Donald Adolph, Mayor
Members, City Council
CITY OF LA QUINTA
March 2, 2007
Page 2
1928, he recorded a subdivision map In Book 8, Page 90 of Records of Survey of
Riverside County (hereinafter, "1928 Record of Survey"), attached hereto as Exhibit 'A.'
The 1928 Record of Survey depicts lots numbered 1 through 36. Mr. Fredericks'
Property is Lot 24, situated on Avenida Obregon.
Mr. Fredericks' Property was one of the first lots sold; it was conveyed to Mabel
G. Carruthers In October 19281 The grant deed expressed Morgan's plan for
subdivision, and imposed a number of restrictions reflecting that plan. Three other lots
fronting Avenida Obregon were also sold in 1928 and 1929, namely Lots 33, 34 and
35 z Excepted from each lot was the area within Avenida Obregon, "to be used for road
purposes.'
Attached hereto as Exhibit "B" Is a 1934 aerial photograph depicting Avenidas
Obregon and Fernando,' and the Resort. Carruthers' house Is on the extreme left,
facing a clearly defined Avenida Obregon. Avenida Fernando Is on the right hand side,
providing access to the well developed orange groves on both the north and south sides
of the street.
Further, Morgan's own residence, commonly known as "Walter Morgan House,"
evidences the apparent use of Avenida Obregon before the recordation of the 1928
Record of Survey. The Walter Morgan House was designed by Gordon Kaufmann, the
one and the same designer of the Resort, and was constructed in 1926-1927. Attached
here to as Exhibit "C" is a copy of Primary Record from Department of Parks and
Recreation, State of California, the Resources Agency. The House has been
designated as a City of La Quinta Landmark for its historic and artistic values. It
underwent few superficial alterations on the interior, and the original exterior of the.
house is intact. The structures fronts Avenida Obregon, with the driveway access to
that road Thus, Morgan's own residence evidences that Avenida Obregon was well In
use before he recorded his plans for subdivision.
A conveyance from the grantor necessarily carries with it, by operation of law, an
easement for access across all of the lands of the grantor that were used as roads at
that time. (Civ. Code § 1104.) Accordingly, the original deed from Morgan to
Carruthers carried with it an easement for access along Avenidas Obregon and
Fernando. Subsequent conveyances of title to Lot 24, Including- the conveyance to Mr.
Fredericks, carried with them this easement right for road purposes.
' Morgan was the president of Desert Development Company, the grantor of the title to CafruthM,
which carried out Morgan's subdivision plans-,
2 Today, the Resort owns the Lots 33, 34 and 35. Lot 35, in particular, is the historic residence.
commonly known as. 'La Casa.'
r
V41VL/-Vt 1/:V9 rAA 11.) 0i4V114—. UC=IAluu,C1—.aL - -- 1¢J VV4 .----.
Donald Adolph, Mayor
Members, City Council
CITY OF LA QUINTA
March 2, 2007
Page 3
B. The Resort's Lots Fronting Along Avenida obregon All Contained an
,Exception for Road Purposes.
Morgan's intent to preserve Avenida Obregon from lot owners' claims of fee
simple In the road is apparent. In fact, Desert Development Company s grant deed to
the Resort's predecessor In interest, La Quinta Properties Company, specifically
excepted Avenida Obregon from the conveyance. Attached here to as Exhibft "D" is a
true and correct copy of the grant deed dated 1937, from Desert Development
Company to La Quinta Properties Company. That grant encompassed a large tract of
land surrounding Mr. Fredericks' and the Resort properties, and that portion of the land
containing Avenida Obregon is described as "Parcel 2. 3 The legal description of Parcel
2 contained the following exception;
Also excepting from said Property an easement over the
portions thereof shown as roads on said Record of Survey
above referred to.
The record of survey "above referred to" is described in the deed as the "Record
of Survey on File in Book 9, Page 65 of Records of Surveys, Records of Riverside
County, California' C1930 Record of Survey'. A true and correct copy of that Record of
Survey is attached hereto as Exhibit "E." This Record of Survey is dated 1930, and is
substantially identical to the 1928 Record of Survey.. Avenida Obregon was one of the
roads shown in both the 1928 and 1930 Records of Survey. Thus, the deed from
Desert Development Company to La Quinta Properties Company contained an
exception for a road easement over Avenida Obregon.
Accordingly, La Quints Properties Company acquired title to Avenida Obregon
subject to the easemert. As a result, all of the subsequent conveyances, Including the
conveyance to the Resort, did not convey fee simple title, but Instead conveyed Avenida
Obregon subject to the easement.
The Water Park will substantially increase the Resort occupancy, and the traffic
on Avenida Obregon will be even more intolerable than it already is. Since 1997 when
the zoning change reduced the northern portion of Avenida Obregon to its present
substandard width, (approximately 20 feet), the travel on the road has been difficult,
Of course, excepted from this tract of land are Mr. Ftedericks' lot (Lot 24), Le Casa premises (Lot
35), David Uewellyn's lot (Lot 34) and Cyrus Peirce's property (Lot 33) as they were an conveyed
separately to different Individuals. However, as stated above, the Resort is the fitted owner of Lots 33, 34
and 35, and the Resort acquired these lots also subject to road easement over Avenida Obregon.
03/02Y97.. 17:10 FAX 213 624 0174-- DEXETRIUU-Hr.. AL
1005
Donald Adolph, Mayor
Members, City Council
CITY OF LA QUINTA
March 2, 2007
Page 4
frustrating and dangerous. Avenida Obregon is already heavily congested with slow
moving golf carts, service vehicles making deliveries to the Resort, and pedestrians who
cross the road to and from various Resort facilities on either side of the road with tittle
regard for the vehicular traffic. The City has previously been notified of such hazardous
conditions of Avenida Obregon in Mr. Fredericks' Notice dated May 31, 2006. The
construction of the Water Park can only add to the already difficult and dangerous
conditions of Avenida Obregon. This added burden on Avenida Obregon will render
travel on that road unreasonable to the point of obliterating Mr. Fredericks' property
rights. Furthermore, a gate that is conditionally required to be constructed on Avenida
Obregon would clearly obstruct Mr. Fredericks' access on Avenida Obregon to the
north.
Of course, the above impacts to the existing, already congested, Avenida
Obregon would apply to any project that would increase the traffic on Avenida Obregon.
Accordingly, in the event the project applicant proposes changes In the project, please
be advised that any project which results in additional vehicular and pedestrian traffic
would necessarily have the same consequences.
Thus, the City's approval of CNL's application for the construction of the Water
Park, or any other project that substantially Increases the burdens upon this private
roadway, would result in the taking and damaging of Mr. Fredericks' property rights.
III. Conclusion.
Accordingly, the City must deny CNL's application for the Development Permit
and prevent construction of the Water Park. If the City does approve the Water Park
construction, we will Institute an inverse condemnation action, and seek a writ of
mandamus. Should you have any questions, please do not hesitate to contact us.
/on• 4n,iv vn11r�
JZBS/bmr
Enclosures
cc: Richard R. Fredericks (w/ Encl.)
Brand Cooper, Esq. (w/ Encl.)
Martin Mueller, Esq. (w/ End.)
Julie Rosser, Esq. (w/ Encl.)
Tammy M. J. Hong, Esq. (w/o Encl.)
L_
a
zGi4
zap
LU
0 d��S`` 0
C =g
of
WLLWhm
Z Qp0
F0
�ri
LL
� Q Q
J
pLL
W
m
wag
W FE
La
I
ovuwu W W ll�'PLGLNNid�'J WaW /uwlw Pw WTI Pwidad •Jl w'JT �MA� W VOi1'� awa..�
EXHIBIT "A„
y
rl-
I
i
1 T
r
a r
if
r
F
fa
L
4 �
I [
y
Y
t
b-'
'
P p dl ry
2
!
4
�AJ[VLlul 11:11 rAA Z14 UZ4--0174 DEMETRIOU,ET AL
A2,
AIL
1@008 --
14
01
_- U41Uziur rf:u P'A3 213 624--0174 DENETRIMET AL - Z009
�)r�r�it/,i�:t ra�}►.�:r '' TdnbmfLl .:-� - ..
• - ItRHP Status �O¢dq S '
2ttterttsfPr9aa
pegs .. I w 3 -
-Rowures Name or Nz Walter Morgan &—we - -
PIP. Other idendfler:
r1102. La rodon: O Not for PtMeatkin 13IAsaatrlated s Cpmp Rlverslde
h. VSRs 7.5• oudd La Nina pate 19BO T 8S , R 06E. SW 1r4 at $Ev4 of sea 36
e. Address 49499 Ms wet Drive city Lg_Qulata
d. UTat: !Give more than one far largo and/or Know feature) - Zone , mrj
e_ Other Locadonal Dam: (e.g, parcel A, legal description, directions to resource, elevation,additional UTMs, eta, as
I
aP3a. Description: (Describe rasdUrce and its meioe elements. Ulellele dealgn, (nateriala, oaddltion, eherations, site, setting, an
twundarlas.)
This Spanish Colonial Revival style house with Monterey Itiflumes is situated at the northwest end
pf the La
Quinta Hotel and Resort property, just north of the Tennis Club pool. Designed by Gordon Kauhn
n. it was
built in 1926-27. Its ground plan is rectangular, with a projected room at the first floor western clev
Ltion. A
two-story building, odented on a north -south axis, with a garage structure at its northeast comer, it
side -gabled, with red the roof, deeply overhanging eaves and exposed rafter's. The walls are adobe c
vered
with planes. The front of the house (cast elevation) dos a slightly projecting north bay mptaining fo
mal cot)ry,
a single door with a wide fasola grotto surround with scalloped detailing at lintel topped by a sioopl
entablature. Above entry. at second story level, is a rectuWar decorative We vent. The sottthemp
contains
at second story level a French door which opens onto a shallow balcony with wrought iron railing
supporting entablature. At the northern and of the eastern fiicade, a single story building with a po
covered
by a shed roof supported by square c01ttmos extends to the east. The extension has a window in the
ddle of
its south facade. (See Continuation Sheet)
'PUN Reaomos Attributes: Wat sCV WL= and codes)
apse Reeaurced Prosanet ®9uadmg OStrueaae
WRA".i. aced. rh'>,i. ....a...
•p11. ttepoft Auden: (CRa survey ropoMothw amecas or'norw-)
Elementof Distrim OOther 11301stas, etc.)
PSb.. Desorlption of Photo) IVI t,
date, etc,)
ape.
-P7. Owner and Address: i
L
56_1_40 PGA Blvd.
La Ouinta. CA 92253
P—Private
-Pa. Retarded by:(Name, aflilie*n. address)
Pam D'Cowor/Marcy Roth
M social
eve: side CA
-P9. Dana Recorded: /1
6797
'P 10. Survey Type- lnoscgibe)
-Attaciu enta: ONONE OLocation Map ❑Sketch MAP M bontinuation sheet 0Suildng, Struaare and Ibis= Record
Afeheeolaaical Record O District Record 0 Lkvrw Feature Record Q MAIPng Stadun Renard ❑ Rank ArtRecord C3AstfactRecord
OPhatograph Record ❑Othw: fustl
DM 523A 111951 1EXHIBIT "Cos -Rs Inraaaer; �. n
i 0 .0
.... ...... .m ..... -vcr- airs 11 m=IIQUU,BT AL Q010--- -
P•as 2 of r3 •NRHP Etame Code
.FW*orrw Nasre oP*,. v>a.r llww.eiw Trn,.h:A -
e r. n.sW„c ...v.
62. Common Name:
63. OrkII081 Uan: Rteidrru�e a4. Ptaseen Uae: C--Commercial
•as. Archkoctural Sipe: menial Coloniai Ratriyal arch MQDtgV intlnonees
vac- Construction FdoMY: (Constrvedon date. alteratI06% and date of aaeradons.l
Built In 1926-27, this house was designed by Gordon Kaufmann and built by local craftsmen with
local mawfacmre. The exterior of the house is intact; ulterior has few, superficial altdrations.
sal. MdVMT ON, 13Yas ❑Unknown Odar OdginsIL*—don:
saa. nef�ad Fesetrm:
Ban. Archi occ Gordon &Hb= b. Budder: 1liiimown
aato. sianiao.nce: ' Theme Residential As itecture Area La Quinra
Period of Signiflamca �926-2� - hr"any Typo Residence APpdcahsa Criteria
(ekmm hnpm rmn in terms of sistoddal of nCNtectural Contest as doted by theme, vadod. and aeoaraoW aCnpe. Also address Ims
The Walter Morgan House appears eligible for designation as a City of La Qliinta Landmark under 1
C. i.e_, it embodies distinctive characteristics of a style, type, poiod or method of construction, is a
example of the use of indigenous materials or craftsmanship or is representative of a notable work o
acclaimed builder, designers or atriiite ct. The house also appears eligible for the National Register (
places under Criterion C., i.e., it embodies "the distinctive characteristics of a type, period, or med
construction, or that represent the work of a master, or that possess high artistic values, or that repo
significant and distinguishable entity whose cpmponeats way lack individual distinction." Located a
outsldm of the La Quints. Hotel property, the house was designed in the Monterey style and sited tc
complement the desert laudscape and the region's climate, factors whieb led to the evolution of a "C
Style" desert lifestyle, Tate structure possesses a high degteo of architectural integrity as an imact e1
the work of prominent Southern California architect Gordon Kaufmann. The house may also be elil
the National Registrar carder Criterion B for its association with Walter Morgan, developer of the La
Hotel.
B11. Additional Resource Atfrlbutes: -print attributes and codes)
0512, Refsrarreasr
13i3. Remarks:
(sketch Map with north arrow
*3%. Eirduetorh , Pain O'CmmoC
Data of Ewbiatlona 09/01/1997
1Trsa specs rs.ened for
of
an
d of
sent a
the
e of
for
w.rmadon
---..... v<'or - 11;14 CAA 4i4--JM24 U114
St}iRdpF:t.Wormk A R>
owe 3 ai 3_ •neawded by PA
.oasd,.c. Manta w n: —w—after—WOESBILi
VENfURIOU.ET AL
°h w9a .
nlrnnnnr/Marcy Roth* mate 10/191190 ®camimadm ❑updeta
pia, (font.) The house's'south elevation has an extedor cbiubey topped by a decorative finish vi
the vents and brick crown. A shed roof with red tiles covers a porch and rests on a wood beam
supported by three heavy Doric columns. The chinmey is flanked at first floor level by two doors
at second floor level by a casement window on its eastern side.
The west elevation (rear of the building with view towards mountains) has a balcony running I"
facade at second story level, with square wood slatted railing and wood posts supporting porch re
and exposed rafters on tuudersideofbaleony. At second floor, French doors open onto balcony at
northern end, whole two small casement windows occur at southern end. On first floor, French dt
occur at the motthem end and a large casement casement window sits in mid -center of southern u
The north elevation has casement windows with unpainted wood sub at second floor level, topppe
wood planking to the eaves. First floor north elevation has a door at east end and three irregulari,
placed casement windows. A low wall extending north from the west and of facade, partially and
a courtyard formed by north wall of male ceding, northern addition (originally the garage) and
third low wall running east -west. Features of the courtyard interior include a shad roofed arcade
west wall of the garage, tilt -faced ci sular' gutter openings below the flat roof of the west elevatit
and a fireplace built into the northern courtyard wall.
The exterior of Morgan House retains its historic fabric slid character -defining features in their
entirety, interiors of the house also retain their original configuration and most of the original fit
Of
non
r
v c. ,., y-,yc rnn G1v-0G4 U114
UEMETRIOU,ET AL _
0 0-12- —
DSSEgT DUTEl.Opairr CONFAHTGNUIT DUD U.s.).H.s, ta.SO Oannaltd.
TO
LA qu1NTA PAOFENr113 CCYPAHY 1
OESEAf Dg7CLOPNENf CouPAVI, a corporation, orgaplted under the Santa of Lhs
State or CaLIComia, sits its prina1pel Plana of business at Los Angeles, California,
and H. 7, BWMJ , RECCITTR Car covert Development GomPeny, in 000glderetiun or Ten
Oellam 1t10-001 to them in hand paid, rocs Lpt or ehiah Is horoby aekoowledgod, do
hereby groat to LA gVINTA PROMITIES CONPAMy, a 0017Vgretlo0, whose patmaneat addreas
to 1036 security building, LOP'Augelaa. California, all right, title end Interest
or the Grantors In and to the reel prapee'CY in tits County Or Niveraide. State of
Cellrosnia; deaorlbed as
In the COoaholls Valley dassbary, District ooec>ts11pj7alle7 CoWty water Dlatridt,
teschslim YaLley Mosquito Abetapeot District.. doeaDellsTKILOY Stars plater Dtatrist,
County of Nlrsrside, state at California, and daaorlbed on rollawat
` PIQ(CEL #I s
ya The Southwest quarter of the Southeast quarter of hootlonsl Setting, 30. TownsNLp
5 anutb,, aonge a Nast, San garoordlon Morldien, on shown by United states Gmar®eat
Surrey;
EIOCPTING rhererrom the East 30 feat thsroot As atgvayod to Me County or
Ai.erelde; by Goad regarded Novomber 3, 1990. in bask 656 page fig of DOOds, rep Ords
of Nlseraids County, CdlltO plea
Argo E10EPfINO thereftaml m easement for public highway and public utility
purposes over the parties %barest conveyed to thr County Or ALTO mid# by Dead recordad
rsbrusry 18. 1930, to Hook 256 pegs Sal of arfiafei Aaaoras, of amid mtvepeidm County.
PARCEL del
AL1 %list Portion of She Naar limit of the Southwest quarter of rngtional &action
3e. Tow6chip 8 South, Range 6 last, Box Bernardino Nerldlen, as show by United
Stated Ccaerhasat Survey, da0ertbed no foliose-
Beginning at the 6outbggat corner or the Southeast gaaptar of the mid Southwest
qI quartar(
+ Thence •vat sladg ilia South boundary line or laid Section to, 1319.65 test to 6
1/16 Section Line of maid Section 361
Thome North De of, Neat along amid 1/la section line, 1595 tests
Thence Rest 13g0 teat to the quarter Station line of said SaatLDn 36;
Thence South 0'. 01, Last slang said quarter Savtlen lists. 1,096 foot to the
paLat of beginning,
Said property in slog eh'wc. upon genera of survey on file In gook 9 page 65
of Records or Survey, Regards of Riverside County, California,
1:-:E1Tta71 therefrom the fgll"ing described portions thcra0fl-
(e) beginning at a point or. Asia quarter Section line, Crum which the 3uartor
acs adrner an the Boa tb'epe0dsty' list of mid mention 36. besro South 0' 01' Nast.
` 5{feet{ -
�Theses s401:.930 feet;
Thinas North 01 O1' ►set, b13,1 forts
Thence gnat 930 root to sold quarter Seetto•, lines
Them■ South 0' O1' Stet along bald tusrtar section lino, Z15.1 feet to the
point of beginning:
(bl Reflecting at a point on said quarter as"tiOh line which Deers North 0v all
goat, 250 root from the Ruartar Section 'other on the South boundary or said Section
3d;
Thence North 0' 01, beat. IS5 feat(
Thence Anet 230 feet;
r� Thenee South 0' Oil Cant, leg feet)
Thence lost 230 foot to the point of bdgtunings
(a) ComweplAs at a point 00 the bouts boundary of amid Station 36, which beam
4162t 636 fast treat tits 4mrter Session 40rnmT on the said south boundary or said
&action 661
Thence North 0' Olt West, 30 coat tar the point of beginning;
Thence continuing North 0' 011 Nome, 609.g0 redo; -
Theme. North am' 39' beet, 356 fats
Them. South 0' 01' Nast, 599.90 feat to a. paint 30 rest North of tta South
line of saidSoutheastquarter of 6satlan DO;
Theses WOOL Usi fact .tat the Vold' 0r beginning;
1d) Beat Ming at a patut an said quarter Scotto, line whim F, beep. North 0e all
tang, 433'rest from the qws-sor saotlon corner 0d the "auto boundary of soil Settloa
So;
Trance goat 930 fast;
Thenee North 0' cI, Feat. Rte.9 feat(
There. East 230 Cott to said quarter mention Line;
EXHIBIT "D"
UJ/UZ/UY 11:13 r'AA Z],J- UZ4 U174—VhXh1'1t1UU,hT AL
Tbempe south 0' of Yost al mug emit Qddrt6� Ssotiod line, E69.9 femt'to tTe l
point or bogladt'454 ,
lei Bmglnalog at o point on gala quarter 9i410n lta. wblob baere North, 0' O1'
',got. uo9_40 root frcm the quarter Sett Laa murmur ad the South bomdeky of 6944
e&atlon 56;rootYy I
. Thaoas Was% EDO root to s point an the center LSD& of a a0 L reeds i
Theme North 90 01' He" alon6 the Beater ling of said reed, 150 Testy
Tmence East "afoot to sold Quarter $motion 11n.;
Chunge South 04 01, Sto% along gold 11unrter 364tloa lime, 150 tpet to the
point or ;0:LnAimL; -
,/ AL80. 1LCEYTIH9 Cram gala prvDsrty en aaeeee m! over the portion, thereof ions eheraaC aho'as
JY11�` roeda on 6p1d liege`"yr Survey, &Love -%Carted to; F ;
PARCEL /a,
The wathwast gygrtar of ohs egutm,aet Quarter of yrsatlgnal Semind 36, =gat fipi
a South. Range 6 East, San Bernardino ggyldLan, se aDann by UnIZAA Bingen Ganrmedt Ii .
6urvq. •�
The Eortbmxt quarter of the SouCHMart goes er or fbyblenal 81496sa 34. TOHuehlPi
6 South, psags 6 "go. San Bernaralvg msELHrsm, na shorn D7 Lmita6 Btataa Gov erpamt
. Svrvay.
1(4— tL I6t
no SOathesat Quarter Of the NOXV12"Ot.gue eti Of P.rantteted Beaten 56, Tbaaahty,
5 South. Haase 6 Eest, Sag Burnsville merinlaa, 4hown b7 Vatted Rjatea Government '
survey;
. MUTING therefrom the 9outb Do flat yberaof SnaLY6ea 15,plyay YnlBnoky656 %ga
tg,iverdd to the Count of RLversldm by Visit roaarged Ravember 30
6o of Doede, reoalda or Rlvereldei aognty, C$1101rnl4s
ALS9 Elglipl N9 therefram Ad 650"Out for Publlo D160wny and pYD11e atld r.
rarpoeve over the portion tharvot aovva7ed %4 the County Of Riveroldg b&v 3eor4e0rded
rebroary LA. load La Book Rey pe90 zoo at official Nsourdo of sold Bilk re tda Cgog"
VAROSL /6[
go Vbwanij
She Sar1haesS�gdsSamrOf the Sautbovat boraardlna Neslalao,aaseshown byobnited States ti anal nGOvernna019
5 South.'Beng 4
Sans;:
YYDEPCINO Ohet+irgm MG North a0 feet god Nast 39 foot Wersot s.• aonrayed to
th, County of Riveratds, by Deed regarded November 3, 1995, in Boot dig yoga be or
aeaae, rsaards or Marston County, Celltarela: and ubllg utility '
LISO ="TlN9 therotrm an nsement top public 01�,.sy P ,
y outdo
•purposai Over those FOftiung itbarcofS6onP yedEto and 8os11the ttE5f4g�q g5}69TDDILICIRI
r&carded y%bru.ry 18, 1936, i
kieos6s of said N1verLLda ComV.
1
U Tun southsaet am of Lite 8mtbhemae gm2ear of Eraotlaael
8eotdon ove ivasat p
5 South, gang, 0 Best. San tlei'tiordjflO VATJA1Ldm, as obool by United Stet 9v6yamtDm
baroey:
11201WING tbtradro . the Meat 39 poet %1f rear am vammyM to the *mtrecard@ Olt
'
RSvassL.da, by Dead r&wrdsd November B. 1g65 1D Book $55 pegs do of bests, ;
RLvarailu Coust7, Californle;
Also no"Tus; thereftem an Mellott Car p9bb1•b hrgaga y sad Vabl.1n nbt11t7
furpowa ever tho Portion thereof gov'vtyAA to %be County of RtversLds,•by Deeo Veaordedj
February %G. 1936 In Book 263 Pase. $21 at 9TTLo1d gannets or sold plvgral6e condor. i
rARCYL is.
1
The Northwest quarter nr proatlwaal SeatLon 53. TenvbELO.g. South, Range 6 Eaet,
boa H&lasr6lRa Yer1d1a0., as shows by ITAited SXstes Gmagrongsdt SMOyi
EYCEPPING thoafrom the 3outbo-ot auerlor et tfi. Kont'Na1st qugrt5x or Bald
3&CtLan 36. -
The Hot half Of the pertness% quarAor Or Praatlaq&1 Rectum 06, Tonnsbip 6 1oathl
Rgngs A Sant, Ben B6rnardlao RerlAibd. Wmh"OL b7 VaLLed on"46 0aeoroment Sur
0 IPTINO callift"M the Spate 50 riot of shd Ydst .� feet tBereoT as Oon'tAybed i
to the �gubty of Rtvsrmtdg, by Valid r000t4b4 NovgmbeY' 3; YdaS !O Book 65e pogo VB Of !
'gee., records of Rlvereldo County, Cal19bro4a.
• PLNCRL r10.
Tug Nartbwtm% amarier of the sou11irlA Quarter of by U&L9n1 Statesn Sd, TgwneElDi
6 South. Range 6 Yast, Ban Rotnerdlao•YirldtYa. on &hem by 9a1tw stator uavmramant
i
Survey I
.yyCryrlNa tnarlemm tA% Iogt 30 le1t tag Ref It 5odvago to the toasty Of I
givereido. by Dead regarded November 5, leEg Sa 93Ok 65d y+g/ do of 016dd, Raoorde OT '
Rirnr&!ga Cowty, CallrornLe. !
roe.-- d oz4 U179-_.-_.._LIEMEMIOU. ET AL
Q 014
g •JIJ
.PARdEL fill
All that portion of Lhe ScatLeeft gasrb4r or TWO14.0041 Section j4. Te•net},1p 6
South, Fa". 6 Mot, Sea BorndTaloO R4rf4Ya3, eb eh"M by United Steeee Ou.ttumsht
Su,vp, described asfolloxal
Ca®sneing st a point .. the 3nstatIr lion of'oel4 SotithWast 4hartar rrm which
the Southeast comer thereof hears Stout Do. all %apt, 1791-.38 feet;
T114004 South g9- 59' West, 724 r"t Tar Lbe point of beginning.
Tha4c•,Sw%b 00' DL• East and P4rrl1-e3, with the .Seat ilhe 6V wale e99thweat
quorser 67 feat; -
Thedoe South 09e 39' East, la feet;
TMRot Mart -le 004 01' West, By f44t4
Thents North 89F 69t East, 15 feet " tNw potat or 5rEfAQll61
MMMIGIM AMD RESERIM puwnfram Smmfvasa tudebre 69 water from roe14 paeul(ea.
wl;lah •aid to atnrya Meb44 of Wdtsr SABA- us RulrbraEad to'6rsEtrora doL".Y free•,Ot 'host
or aharga through uLautaas et""thut{os JWfitNe to pruoa4Ns or Gradtorn "latuing MIA
wall, as reserved is 0444 from Eater S."WWOd at dE'to. DOeext Dovalapmmtt Company,
a corporation, regarded May 15, 19311 14 BuOV- B7 peZ. 1L9- or OHiOS,91 h.'OU dd of
Riverside County. California. w
The Southeast gesrter of the Southwest gaoatar or rasoClunal. R•otiion 31, TomdsRIV
b South, Range 7 East, Sea SarmardlaodieVI-MM, as 41imm by VClted!Stetes 9owaiLwaat'
survey,
3=1"IM0 Cbenrr= the South 30 test end East 30 feet thwwar L4cla4ad 1h pub). -Se
hlgbways.
Said Property is also shofar an Liasmsed-land Gurvayor's Vag m rttla In Book 9
pegs 4 of Bdoug4v of Survey. tenures or RL•wrOids Oouaty. Calitornt.. +.
PARCEL f16.
'The Northeast tuartsk, of the Roabbeest quarter of Frectludsi eecelaa 31, Town'
ship n South.. Range 7 Rest. SRO BaraOd43a11 peridlas, as wbows by 04yte4 Stares
09vetwveot Barvsyt
1="VLRG th4rerram the Narih 30 toot and Cost d0 teat tbsraof tacLadsd in
puhl le astd.prph.prss.
yertY SO ■1w shown un Lie4w1eb Lana-Surra7or*s Wap w ILlo to Eaok 9,
pegs 4 of deaoydd of Sorter, raoards of 1110taldo ConfitY. Orldforuia.
PARCEL alas
The Natthsest quarter of t114 504ch"tt quarter of FCwOLladel SocLjon 41, Teyn-
shlp 3 South, ROSSO 7 Eeat, 3e13 WelOrddeo Morldian, s4 san•n by VOLt Stdte.
0overoasot Survey;
z=W— ill thcrtfrm %no Worth 60 fast ibsiaur 14claded In "Clio hi6hwnyi
ALSO FR IM21O ShOr•riom tbs portion thereof aanvsye4 to the Oouuty of
g3vara L4• ray road purpo344, by mesa "Barded. Use mber. Is. 1930 in Book 867 deg, 154
of Docile, LVOards of RLverside County, edi Lfurhie.
Selo property is also shows an LLOoussd bend SurvIMIN 130 on file in Bank 9
page 4 at Regards of Survey, records Of R17arvide County, Calirotelw.
PARCEL M;
Ths.eoutheawt kusrter or the mawtheest gaortem, at rreatloneL mention al, 9amshlP
6 South. Seuge 7 Raat, Bad Bnrmemr4liw Yatidasn, Be abort by United Stets§ Govdrdilint
ucEpTim,$Fho+rrm the South alltest therOot Ssel0440 in pdtrlie higdesyi
ALSO =9VTiN0 tbrvrrm the porbtod thereof aodv%YOd to tan County of Riverside
for rued ourpoess, by owed raouraed heamttler 10, 1970 In Book gag pose au of Deads,
records of Riverside, 0ountY, CalLtera•1a.
Said property is slag above on Lionge4 Land gurverar's Rap on file In Beak 9
page 4 of Reaoido or Survey• regards of Sl"VoLds County, Caltrgraia.
PAKIL J14;
The horehreat quarter of Frhation4l Section 31.. TowAskiy 0 South. Raags 7 lent,
Sea wsynwrdlmo Rarl4isn, OR abawa DY onLFea-Stete4 4marnamht Sul+aY;
Excepting thsrafrm the North a0 f"r, Sauth 30 rest sea wnet e9 !e441 thereat
1401od.4 In publLe bL4bseYw1 ,
LIAO =Fre and tberarroes the portion tbereor convapvd to the Ceudtr of Riverside,
' :or road purposes, tY Dead roosted V.;aedber 3:4. 1900. in Rook g67 page 134 of weeds,
rawr4a of Riverside DountY. Celiforgfa.
Seta property is h1wo..ehawn un i:loodeed 16hd Sorv4yor'n Rep oh file in Book 9
• page 4 or Records of Survey, resardw of Riterafdv Coun4F, 0411torale. .
SCBYSCT to a lease-4at4d 004604r.30-. 1.9E9 and rbaotdsa Ovocmberi 6, Legg, L4 Book
is page 115 or Leaves. "cards at Rfvbyef" County, CellfoiujO, by wh Leh Cement
Derelopnent Oodpauy, a eorporstiou, Lr4ew.'tc The shuthorm40rla4'7er Cowsooy. e
carp>rw en, a ewr:Pln per..i at lead to ba wad rsr Pub -.trued 45d a�Jedear7 111411d1Fge,
:>r s tern c: 4e years from Rovbaber 39, .ago, to Rprember 30. 1974, red ea bnausl
,
"" �.•.•ir 41-&0 rAd----GLO 044 u114 __.--DEMETRIOU,ET AL -
v,-fir j.F, 1
-... tIm
ib
1: �'=—.i tab-'�"lf-- •-•�?•.'i�i. .,� e :.. :. �
`/ _. _.•:..w5r•.:Wn'�;-". 'Tyr_-- F--.;!"}•tii=�.'ji�'S°�%e�`_+�'y�'r/. �x•..�s
or handed.
IN .Ni k'As^ 4 -T . w
regaLntdda, •4t'i�sk
M
,.
mEb3ned'aad' ham?i>�'ek.
•• daI
dent ana%`+deta4¢;-y'„ _
1•Pd-
Ma beCeunto sex'1oN#nd;•'��
day of ,.pr11, 1,90;
f
-Q 015
a
. X. :ti
" .• lFip;- • . •`'..Y' .
LCdNFaKASB'SEAlA 'In t��..'v �xxtSTi-'3.zn:_:-� l.•- 't l'.. •i•;' r. ,
State at CaLltura Las 1 PUD11a
Caaatr of we "41411,56. a Nctery
On tale Rletn day or AprLl, 1V57, before d:d. Wendell Y' Eutbm ,
III, aM for gold �oua q'. perao¢e11y eppeat'ed Cyrus Ia Lsee, KApdn tp `de to be the
PCaaldefollt and a. O'Sr kdoKeeOv Known to m! to La the SeerdLsf9 of Osdart Lavr•Lapuent
Coopway. the corporak:lon that ■ aimed the within end foregoing 6e1[rm°eno apldpaye�oa�
to ae to as the persons "Do Oneeuted-LDa rlthia Lne trWNNt of
Wore io Meld, sod acknowledged La as that much dorpdtatlo6_asapLL9a eha dame.
EIWUS my band end Ottid4la Sealryea4a11 P. BKdbard, 1
Wotary PobLld in mild Tor mail
iNC'I'ABId1 BEAU Codety end State,
utsts at CalLrorala, 4 -
401 or lee Ahgaleelse, _ a notary PnDlld
an this loth may or aprL', ludseasyi2 e` °. SsdwasedS ly4'Bre+Lae 'es Resalnr for
in and for amid Sauaty dad State, pe 7. pPPs
,wesri Oevalopaeat CWpaOY. Ksowa to a, for Proved to Ed an the as b DL -1 to be LM
p,rmoa waosd name Is subscribed to the wlthla leatratteaL, and aeKnD lddgad to me that
,
he esdooted the am$.
IN WITNiSS MWAXOP, I have hereunto ■d% my bead sad afrizsd AT Ottle Lal Small
the day and year 11 this eart1ficsts first 6 Y-rltt:mu.
Notary
PCbuo la. add Tor sold
�
(KOTAn1Ai STAL1 Cavaty mad stets.
:
:
yA
Rsd ale ed for N°Wrd Kay 19, 1931. et 8 D'd1adK A. Nr aL nd4oedt or to un
Prrpaled Cc, CUPlsd In hooK Kb. Sal me Otfiat,L weaatdoI pass $73 es aaq, Neaords or'
rt
ctvorsdde County. Cal ltorol e• TLOK A. Nome, Neaordar.
Compare rose 13'`A 1 k.
Compo,"d; CopytsL 1. Forremd^. r L. TS'aa, j
c
UCffiG'11ilUU,ET AL
O16
916s•
� JaecQ� f�\ta
rA,
' �..�Yy, \' f ESN\\`•
J'
e aw =� A- ✓
._ A" NDED. 11AG W 3 SNOWING
A
PORTION a Tw EAST HALF
SOUTH
WEST QUARTER cr SECTION 36
T. 5 5. R. 6 E. S. D fl M
�...syed s1 fhs Rsy..ss! d
S'rP!-IZRyFIION6eN
-
owo-.4N ♦V rUL40R dvi1 G9slmo.a .
fLvC J CJLIFO.INM
-
MW
,b��frlwrYrnllM/w.+M+��Fr✓.d.'�
aw.rw,�yM ,4tMI.�vJ!�.\.!.M.G.� .M.IJ/kI16�NPu✓
f6\wY:v���YiY.ram.^f../.\.V�M.walvr.wJSM.wD+� ,
auiryss��w.�b-- ir.I�fr..w..�,w,r.rwew.$.•.iu..,sr
EXHIBIT "Ell
Vol u9i ur t7:tq-kAL 213 U24 0174 _- ,.DEMETRIOU.ET AL - - - ==-0017
P
! + _ Q all
ti t
Nt W +mi rg2�
^ I_�j
far
Ot
f _oar e
It
I
I ,
_. i I
ATTACHMENT 10
LETTERS
FEB 2 2 2007
�tfitrrs66j 9(a� CI IV DE EA UWNiA
CITY MANAGER DEPT
February 22, 2007
Honorable Donald Adolph
Mayor
City of La Quinta
Post Office Box 1504
La Quinta, California 92247-1504
Re: Proposed Signature PoollWater Park
Dear Mayor Adolph:,
Wifflam L fnget �✓
77-600AvrnidaTanando
!n Quiat4 California 92247
(760)564-2747
At last Tuesday evening's City Council meeting I was prepared to stick it out until the
bitter end, even when things didn't look so good. But I was unprepared to be rewarded
for my patience; not because of the decision rendered by the council for which we are
exceedingly grateful, but because of your pointed questions and observations to Paul
McCormick which struck at the very heart of the whole controversial matter. I'm not
sure everyone picked up on it, but it really hit home to my wife and I who have lived here
for more than 20 years.
Whatever weariness I may have felt around 1:30 a.m. early Wednesday morning was
replaced with a burst of energetic optimism after your conversation with Mr. McCormick.
Your remarks were a perfect anecdotal rebuke to Mr. McCormick and, in particular, his
employer, about their philosophy of ownership of the hotel and its unique assets.
I told my wife that I was heartened when you made your point about the golfers on one of
the PGA West courses who were obviously not members and then I nearly came out of
my chair and cheered when you wouldn't let McCormick off the hook when he tried to
explain away the incident as a likely membership promotional courtesy. It was a perfect
illustration that the hotel owners feel that they can do whatever they like, regardless of
the rules and consideration for its members, much less the surrounding property owners.
I can only imagine.what they would have done with the development and operation of
their Signature Pool left to their own devices.
I have been in the commercial real estate business for 33 years, mainly in Los Angeles.
As a result of my business I am familiar with CNL. I don't know if you are aware of this,
but the acronym, CNL; stands for Commercial Net Lease. In the lexicon of the real estate
investment business; the common term "net lease", has implied significance. It means
Mayor Donald Adolph'
February 22, 2007
Page 2
that an investor is particularly interested in the true, take-home income generated by an
investment, undiluted by a responsibility for recurring or variable expenses required by
any given property. This investment approach reveals much about CNL and explains
volumes about why they have not been proactive in making improvements until - --
absolutely necessary. I can just imagine what it must be like for McCormick when he
submits his budgets for capital improvement expenses.
The condition of the berm along Eisenhower at Tampico is another perfect example. It
has, evidently, been a topic of discussion for a long time without any action. It would
have been so easy for the Resort to voluntarily enhance that condition a long time ago if
only as a gesture to the community. The fact that it is now willing, even eager to make
the improvements, so unrelated to its proposed Signature Pool, is so transparent that it is
almost revolting.
The sad fact is that CNL, and its predecessor KSL, are not worthy stewards of these
assets and they have not earned the right to presume endorsement on new projects
requiring discretionary approval.
But until early last Wednesday morning, after 20 years of living at this address, I have
never heard anyone say as much so effectively as you as Councilman Sniff did. I was so
exhilarated and grateful I felt compelled to write this note to thank you very much for
your efforts.
William L. Puget
WLP1bp
P.S. If you actually made it to your 7:30 tee time Wednesday morning, I hope you "
were able to persuade your companions to give you a couple of extra strokes under
the circumstances.
February 21, 2007
Mayor Adolph
And Council Members
City ofLa Quinta
78-495 Calle Tampico
La Quinta, CA 92253
n
�1nn
ENTEP1)V1SES
HFOF I N C o p P 0 R A'r L D p=PT—
Clk
I owe you an apology for my blundering comments on Tuesday Evening. I have been in
beingess Governor of Rot Years, active in professional, civic and service organizations, such as
Rotary h►ternational. In my lifetime I have given over 2000
instructional, inspirational and motivational speeches. Tuesday evening was not one of
those times, as I was called to the podium my left hearing aid went dead and just before I
reached the podium my right hearing aid went dead. To say the least I was frustrated a
little disoriented and thus a blundering idiot. I know you said something to Mr. Mayor
at the end of my "presentation" but I was not looking at you so I could not read your lips,
that would have helped me at that time. Again I apologize.
Having said the above, your undertaking of permit 2006-865 is a monumental challenge.
I have served on planning and economic development commissions and am aware of the
intricacies involved in your decision and needless to say I am very pro business.
I have had the opportunity to study the documents available to me, evaluating the
environmental, ecological, parking architectural, landscaping and decibel information
I fully understanding the property owners, home owners and tennis players positions
and although I have empathy for their position I feel it is the responsibility of La Quinta
Resort to develop their, property to its highest and best use. in fact it is the obligaallytion of
the Resort to maintain their occupancy level and improve that
n resorts under construction and the current destination resorts withisition n heirs here of e
influence. I have noted that La Quinta Resort has made several changes in their plans to
make themselves a good neighbor and it is my understanding that there are working
further to satisfy all
time. concerned but unfortunately you cannot please all the people all the
This family water facility will make the Resort more attractive and will enhance their
Occupancy rate and thus allow the Resort to offer first class personal service while
maintaining a stable work force.
- "PILOZ 12 602489
1025 S. Palm Canyon Road •Palm Springs
California 92262 • TEL 760.320.5303 rnx 760.320.4743
I hope that you find a positive position to this request and approve,the Resolution during
Your meeting in March, it will be good for La Quint..
I admire the way You have approached this very controversial issue, your intensity
devotion and courage are very obvious. No matter what the decision ,
Legal Departments and all concerned have done a complete and s
the
investithe City plannergation.
P. S. I do not spend my tune in Coachella" but rather fow to five days in La
sharing time with a beautiful intelligent woman and enjoying all the services of the
City. Quinta
11C. # LA002583 PA008219 602489 •y"`
1025 S. Palm Carryon Road • Patm S rin s P g , California 92262 • ro_ 7%320.5303 FAX 760.320.4743
26 February 2007
Dear Mayor Adolph
i thank you for,.your support on the question of the water park
proposed by the La Quinta hotel. We appreciated your straight
thinking and your strong leadership of the council.
eecr,�
Late in the evening the question was asked how many people will
be eligible to use the Water Park facilities proposed by the
hotel. Management prevaricated and never did give a definitive
number that I could hear. At a meeting last summer they stated
that there were'then 2500 members. Since then there have been
reports of memberships given to purchasers at Legacy Villas and
Pointe Happy. So you would have to conclude that there are more
than stated. This compounds traffic and parking problems that
have not been adequately addressed. This is the kind of negative
responses we get when we bring up problems of noise, traffic and
parking. Essentially evasion or denial.
Another subject that was mentioned but not discussed is the
assumption that.this proposed facility will bring more money into
the city. And indeed it may if it was successful. But consider
this. The Santa Rosa Cove HOA generates 1.4 million dollars in
property tax revenue. That results in $98,000 being returned to
the City of La Quinta each year. And we have been doing this for
over 25 years. I think our quiet neighborhood deserves to be
protected from the chaos of a water park. The hotel management
has promoted an.atmosphere of being a struggling little community
asset that needs help to survive in a world of Wal-Mart type
competition. I'm sure you know that this is not a Mom and Pop
operation. It is a part of a multi billion dollar corporate
business that frequently runs rough shod over private interests.
Our home owners need the help of the city to protect our homes
from that type of treatment and we feel our long term tax support
makes us deserving of that help.
Sincerely,
Philip schks
1_:.J
- Page 1 of 1
6UAAA
Dear Mayor Adolph, I am providing one set of very recent pictures that speak for themselves. It is not okay to C*
continue to block traffic and wilfully ignore the health and safety of the citizens of this City. it is not okay for CA
seventy foot container vans to block traffic, block emergency. access on either Fernando or O
Obregon. The /
Resort wants to impose a water feature on an area that cannot support a wading pool. I would respectfully
request that you circulate these recent photos (as recent as yesterday) and please ensure that they too are
made part of the record. Please also take note of the fad that Fernando does not meet the Code requirement alplery
of a private primary entrance street as it was measured last week and is 36 feet wide. I need not provide the
dimensions on Obregon as they are already well known- Please also share with our el i'ected re�gardi uncilpersons
the information I have provided you relative to the misrepresentations made by the app' ng my
access issues. Finally, I would request that the Council to notice at 50 additional f the fact that at the
y Mwgres Luncheon un
attended, where you spoke last summer, that the applicant and their children are going to get there in
xpected from
Legacy Villas who would enjoy the water feature. How these people
a safe manner and avoid seventy foot trucks has not been addressed other than speculation. One thing is
certain. If these children walk they will do so on the road as there are no sidewalks on either Fernando or
Obregon. I remind all of my elected representatives Thank zoning
compliance
Fredericks health and safety are required
findings for the issuance of a conditional use pe Y
Steve Davis
77-500 Avenida Fernando
La Quinta, CA 92253
To: La Quinta City Council
/.
RECEIVED C� /
2007 FEB 28 PR 2 19 ✓�(jv
The attached should be self explanatory. As shl Y �F LA QpU eliverin it
to you. Please do not do anything or approve anything which" l✓i�ctlr�herwise g
worsen an already absurd situation on Fernando. I do not believe you have the right to do
so_
The noise, exhaust and traffic on Fernando is overwhelming as it is. I can't
imagine anybody approves of the trucks or overuse on that road.
I have been forced to bring an action against certain entities related to or among the
La Quinta Resort. You have been noticed a copy of the Complaint.
Please do not do anything which will force me to assert whatever rights I may have
via the City., I have tried to be a decent member of this community. Fernando is a part of
my property. I am unwilling to allow the Resort to take it through overuse and I will fight
any efforts of the Resort to enlist the City. I am particularly bothered by the fact that the
traffic consultants never contacted me or the Pugets. I am similarly bothered by the City's
willingness to accepta, 1977 EIR.
I am available at 510-393-2414. Nobody from the Resort or the City has ever
contacted me or the Pugets.
Sincerely,
Steve Davis
2/27/07
The attached summarizes the events of Monday, February 26, 2007.
At 7 am a medium size Penske yellow truck and a
2. New Century 53 foot container truck with a red cab lined up on
Fernando. It took ten minutes for the trucks to access the Resort
driveway. During that time the trucks were idling exhaust and noise
directly down my driveway into my front yard and house. Mr.
Markson was out on Fernando directing traffic_
I was particularly bothered by this as similar truck patterns had occurred Saturday
and Sunday. I was also bothered within the context of Mr. McCormick's presentations to
the la Quinta Planning Commission and City Council. It seemed to me that Mr.
McCormick had been I was further bothered by the fact that
he had indicated a desire to route shuttle buses down Fernando with homeowners from
developments with no easement rights on Fernando. I went and bought a camera.
3. At 9:30 am a Speedway delivery truck, medium size, with a broken
exhaust system arrived. This truck was spraying exhaust
everywhere. It was very loud. It smelled up my yard. I took
pictures of it idling and reversing on Fernando. I took pictures
labeled 3a, 3b, 3c, and 3d. Picture 3a clearly shows the exhaust
spewing from the truck.
4. At 9:30 am a Freightliner truck parked idling the wrong way on
Fernando. The truck said American Fish. The driver left the truck.
Se pictures 4a, 4b, 4c, 4d, and 4e. I took pictures of cars exiting the
Resort driveway in reverse, backing out blind onto Fernando with
their views blocked by the truck. See 4c, and 4d.
5. At 10:13 am an Enterprise truck stops face in the Resort driveway.
Lots of exhaust. Backs around to park. Lots of noise.
6. At 10:20 a 70 foot long truck with a 55 foot container arrives and
takes over ten minutes to reverse into Resort driveway. Extreme
noise and exhaust on my property. Traffic is backed up in both
directions. See pictures 6a, b, c, d, e, f, g, h, i, j, k, and 1. Truck
leaves at 10:38 am. Cannot have unloaded that much.
7. 10:50 am. Two Fed Ex trucks. One a 55 foot container truck.. I got
pictures of second truck at my driveway, reversing on Fernando.
See 7a and 7b.
8. 11:35 am Scully, Triple L Restaurant truck with a 53 foot container.
Took 15 minutes to reverse into Resort Driveway. Went onto my
driveway apron several times. Loss prevention was there but could
not prevent it. Two trucks and several cars lined up idling in both
directions on Fernando. Lots of fumes and noise. Took pictures 8a,
b, c, d, e, f, g, h, I, j, k,1, m, n, o, p, q, r, s, t, u, v, w, x, y. Pictures
81, m, n, o, p, q and r show traffic impact which is frequent on
Fernando. Pictures 8s, t, u, and v are the trucks that were idling on
Fernando while the Scully truck reversed. These trucks also
reversed in past my driveway. Pictures 8w, x,•and y show how
inaccessible the Resort driveway becomes when just one large truck
arrives.
9. 11:40 am out of film. I went to get new camera On Fernando
idling were two Roadway medium size trucks. The drivers were out
of the trucks walking down the Resort driveway.
Gone for the rest of the afternoon.
10. Return at 4 pm. At 4:30 pm a large Roadway truck arrived and.
reversed down Fernando. Took pictures. At 4:58 pm same truck
moves out of driveway into Resort delivery bay. I took pictures.
1 4 .9
-Page 1of/1 --
Wanda Wise -Latta
From: Nancy White fnindoli@comcast.netj
C
Bent: Sunday, March 04, 2007 8:24 AM
To: Wanda Wise -Latta
C //
Subject: water park
Dear Ms. Latta,
this is again an email for the mayor and .council which I hope you shallconvey
to them. Thank you, Nancy White
Dear Mayor Adolph, .
I feel a little like a broken record but one dares not letdown one's guard
relative to the proposed water park. It was such a wonderful ,albeit extremely
late, moment when the votes were cast last month by you and the other council
members ,but disheartening to know that we all had to continue to fight this
monster. People hesitate to rewrite letters, deliver the same comments etc, so
many, I tear, will simply be discouraged and worn down by this interminable
process. I stayed up later at the council meeting than I even stay up on New Years
Eve and I don't know how many times I can do that! Even that night many
potential speakers gave up and left so I fear the attrition will continue.
We all, of course, got our meeting notices from the city,however, we have no
compromise plan to which to react. The notice still says 4.7 acres so.it sounds as
though there won't be any site reduction...so what can the compromise be? Maybe
2 water slides instead of g, maybe a 25' high fake mountain instead of a 281? I feel .
sure the Hilton people; while appearing not to be too bright, are smart enough to
have overstated their case to begin with in order to be able to say later that they
compromised while ending up with exactly what they wanted in the first place. I
spent 13 years on the Planning Commission In Ann Arbor, Mi and I know this is
one of the oldest tricks in the book ..... i.e. ask for more than you know you can getl
Car salesmen do it, home sellers do it and developers do itl
The last letter I wrote you begged you to save the integrity of this glorious old
hotel and resort, which in turn reflects on the city of La Quinta. I must beg you
again to get rid of this project altogether at the proposed location. Leave the
tennis facility as it is, leave beautiful center court as it is, ... challenge this water
park find a home somewhere else more in keeping with the nature of the beast.
Thank you for your time and patience and service to La Quinta.
Nancy White
Page 1 of 1
Wanda Wise -Latta �tCl
from: Mittelbusher@aol.com L
Sent: Monday, February 26, 2007 12:54 PM * /
To: Don Adolph C�t✓
Subject: Signature Pool�'—
Dear Mayor Adolph, lJ�
I am a tennis member of the resort and my wife 1 stayed until the vote last Tuesday night. A large group of tennis
members plus year round residents of the Tennis Villas and Santa Rosa Cove want to thank you for your vote to
decline the Site Development Permit to build the Signature Pool.
We all were impressed with the promise that you elicited from the Resort that if the Signature Pool were built and
if in fad the allowable noise levels exceeded City Code, the resort would dose the pool until the noise level
conformed to the maximum allowed of 60db.
Please see the anticipated noise levels in the attached E-mail which were taken from Page 52 of the Addendum
for the La Quinta Resort Signature Pool. Since the Resort seemed so sure the maximum noise levels would not
Violate City Code, HOW ABOUT ASKING THEM IF THEY WOULD AGREE TO SHUT DOWN CONSTRUCTION
IF THE NOISE LEVELS GO ABOVE THE 60db.
After reading condition 1 under the chart, I think it would be most interesting to heartheir answer.
Thank you again for your no vote. It will be remembered by a lot of full time residents like ourselves.
Ed Mittelbusher "
77-333 Caile Mazatlan
AOL now offers free email to everyone. Find out more about whars free from AOL at AOL.com.
if#HNf#fftifff Y#iNf##ff#t#RR#f#NRR
AOL now offers free email to everyone. Find out more about whars free from AOL at httplAvww.aol.com.
n MCN/1!V'1
Mr. Doug Evans
March 8 2007
Community Development Department Director
Historic Preservation Commission
78-495 Calie Tampico
LEE
9 2007LaQuinta
CA92253
uaur+rnRE:
°n�iEK
Appreciation
History of La Quinta Resort and the
Proposed Signature Pool at La Quinta.Resort and Club
Dear Director Evans, ,
Thank you and your Committee for your outstanding leadership that has preserved the identity of our
city yet allowed positive direction and admirable progress to La Quinta. It was interesting to learn
that the City of La Quinta was founded in 1982, 56 years after La Quinta Resort was built, and is the
only city in America named after a resort.
We are writing you due to your dedication to serve as an advisory body to the City Council in all
matters relating to identification, protection, restoration and retention of historic sites within the City.
We are deeply concerned residents that live on the 18'e Fairway of the Mountain Course at Santa
Rosa Cove. We are also members of The La Quinta Resort and Club.
As you know, La Quints means "Country Retreat" and the La Quinta Resort advertises the Resort
as... "a famous popular destination (escape) world-wide since 1927 ... La Quinta Resort is known
for its lush grounds that offers breathtaking beauty and serenity, excellent golf and tennis facilities
... " and continues to mention some famous guests along with additional historic information. The
same historic information is also stated on the Guest Activity Marquee posted for group meetings
and locations set on the back corner side of the KSL offices across from the Flores Ballroom and
Parking Lot.
On the enclosed copy of La Quinta Resort's History it tells about the Spanish Conquistadors and
mentions that before that time the Cahuilla Indians referred to our area as the "Land of Eternal Sun,
which it is! They state that La Quinta means five and "a secluded country retreat. "
Would it be possible for the Historic Preservation Commission to walk around the La Quinta Resort
and Club properties and experience the unique and wonderful historic attributes we as a city have
inherited, while at the same time considering the magnitude of losing it forever - losing its historic
ambient identity by not retaining and preserving this historic site?
Could your commission ponder some practical issues as they consider our historic resort ...
1. What will be the effect of the long treasured views of the mountains when they are
obliterated?
2. How will the construction activity, for two years, effect the citizens that purchased their
properties because of the views, tranquility, and historic ambiance which indeed sets it apart
from other resorts in the world.
3. Will La Quinta Resort lose its stellar identity?
4. Should a water park physically dominate and destroy an historic Country Retreat, La Quinta
Resort, our city's namesake?
We can appreciate the fact that Hilton wants to create activity here in the summer. However, when
Hilton purchased the management for twenty years, La Quinta Resort and Club was, and still is, a
resort. Resorts such as winter ski areas, beaches, Carribean, etc., expect down periods. With their
world-wide web and marketing we have been delighted to see an incredible increase in occupancy
this year. People are starved for the type of ambiance that, regrettably, is offered in few safe havens
like the La Quinta Resort.
We attended the first public meeting regarding the above mentioned water park and witnessed many
misrepresentations of facts presented by CNL representatives and the CNL Attorney in his closing
remarks. (Incidentally, Morgan Stanley recently purchased La Quinta Resort & Club from CNL.)
For instance, CNL said they had had meetings to advise owners of their plans for the Signature Pool
yet very few received the notice of the meetings until after the fact or had an opportunity to see the
plans. The meetings were held in the summer when few were here or even knew about them.
We want to preserve the historic value of this area. At the same time we support the Hilton, yet, it
is most difficult to understand how something like the water park can be approved to be in the
middle of our area when it excludes member privileges.
Sadly, and regrettably, we were told that the only way members could take our grandchildren to the
water park is to purchase a room so they could use the facility that day! However, we, members,
would be allowed to use it along with our children up to age 23 providing they live at home full time.
How many children or young adults live in Santa Rosa Cove, Los Estados, The Enclave or Mountain
Estates?
Also, we were told that the decision is final and that there will be no exceptions. Can you imagine
what it will be like (after several years of dominating inconveniences and noise) to tell our
grandchildren they are not allowed to use the water park when they hear the activity all over our
area and even across the street and surrounding gated communities?
There is so much more. Thank you for taking your valuable time to review concerns of many of us
that are effected. We hope you will encourage Council Members to look at the complete picture so
they can vote with a clearer understanding of what was glossed over in the presentations, the impact
of loss of an historical landmark known world-wide as a "country retreat," the historic and radical
change it will bring to the "world renown La Quinta Resort" which our City is named after.
Mos�l�.�ll/.cQ
David E. and Barbara S. Waddell
49-489 Avenida Vista Bonita
La Quinta, CA 92253
TEL 760-777-1176; FAX 760-771-6768
Copy of La Quinta Resort's "Our History" included
i24
` LS
—�lUl a':/
Fts 2 T 1007
Edwin M. Mitt Ter
Honorable Mayor Adolph
City Council Members
78-495 Calle Tampico
La Quinta, CA 92253 February 27, 2007
At the City Council meeting on February 20, 2007, I proposed a solution to the impasse between the La Quinta
Resort and the adjacent property owners in the Tennis Villas, Mountain Estates, The Enclave, Los Estados, and
Santa Rosa Cove. My solution is to move the La Quinta Resort's kiddie water park portion of their Signature Pool to
the area now occupied by the Renker pool.
To support my solution I am enclosing pages from Architect Ruhnau Ruhnau Clarke's'schematic design for the
proposed Palm Desert Aquatic Complex. Palm Desert got the name right as the proposed project is more than a pool
and less than a full-blown water park.
I have scaled the site plan on the architect's page 3. (0.5 inches equal 40 feet) The complex minus the parking area
measures 288 feet east to west and 254 feet south to north. This area totals 73,150 square feet or 1.67 acres. If you
eliminate the Competition Swimming Pool and Administrative/ Locker Building leaving only the water park
features, the required area is 43,000 square feet. Before reading on, please check the Water Features listed on the
architect's page 'I. Looks very familiar, doesn't it? Without demoiishing the San Femando Casha, the Renker Pool
area is over 47,600 square feet. My solution works and the benefits I listed back on February 20, 2007 are enhanced
by not having to demolish the San Fernando casita.
At the end of the last council meeting, you asked the Resort and the property owners to meet and work out a
compromise. In a compromise both sides give up somethirw. If my solution is built both sides get what they want.
The Resort gets their water slides, lazy river, flow rider, (more fun than a wave pool) and a children's pooh, play
structure and property owners maintain the tranquil environment they envisioned when they bought their residences.
Let's not forget the Tennis Members. They get to keep playing on the Resort's 23 courts.
The Resort's Iconic Stadium court is preserved and the Pacific life Tournament competitors will continue to stay and
practice at the Resort.
Therefore I respectfully ask the you study Mr. Clarke's site plan and renderings I have enclosed, recognize the
benefits, and on the next vote, please vote to. decline the La.Quinta Resort's Site Development Permit for their
Signature Pool at its present location.
SmcerC�
Edwin M. Mittel usher "
77-333 Calle Mazatlan
La Quinta, CA, 92253
^^5
C
ill
K
x
m
o.
o
d
U
d
y
l6
v
s
y
l6
O
;�
7
y
ID
>
(C
Y
v
L>
i
Q
{a
41
O
E
=
.a
i
sd
r
N
@
R
ma
m
d
C
v
3
r
d'.yY
ap
tm
Ci 2
U
y�
Q
C
£ C'-�
l6.
p.
.G
4)
<ra
C
G
>
qLL
rnwa
CN
y
w
��`$
a
3
a
o 0'
LU
o
_
L
!i
OS
t6T
y
0
o�
d
m
a=-'
ao
N
U)
via
0
J
Q
g
LL
0
_I
Q
IL) 0,
N42)
+!�
w
W
Y
Q
.,
9
i
G1
cr
a+
LL
Q
cc
_3
0
rL-
Q)
LL
C
8
�
EV
w
J
N_
C
<.a
8
R
�J
t
5
a
At
i
m
li
M
9 x
Commissioner Allan Wilbur March 8, 2007
Historic Preservation Commission
78495 Calle Tampico
La Quinta, CA 92253
RE: Appreciation
History of La Quinta Resort and the
Proposed Signature Pool at La Quinta Resort and Club
Dear Commissioner Wilbur,
Thank you and your Committee for your outstanding leadership that has preserved the identity of our
city yet allowed positive direction and admirable progress to La Quinta. It was interesting to learn
that the City of La Quinta was founded in 1982, 56 years after La Quinta Resort was built, and is the
only city in America named after a resort.
We are writing you due to your dedication to serve as an advisory body to the City Council in all
matters relating to identification, protection, restoration and retention of historic sites within the City.
We are deeply concerned residents that live on the 18' Fairway of the Mountain Course at Santa
Rosa Cove. We are also members of The La Quinta Resort and Club.
As you know, La Quinta means "Country Retreat" and the La Quinta Resort advertises the Resort
as... "a famous popular destination (escape) world-wide since 1927 ... La Quinta Resort is known
for its lush grounds that offers breathtaking beauty and serenity, excellent golf and tennis facilities
..." and continues to mention some famous guests along with additional historic information. The
same historic information is also stated on the Guest Activity Marquee posted for group meetings
and locations set on the back corner side of the KSL offices across from the Flores Ballroom and
Parking Lot.
On the enclosed copy of La Quinta Resort's History it tells about the Spanish Conquistadors and
mentions that before that time the Cahuiila Indians referred to our area as the "Land of Eternal Sun, "
which it is! They state that La Quinta means five and "a secluded country retreat. "
Would it be possible for the Historic Preservation Commission to walk around the La Quinta Resort
and Club properties and experience the unique and wonderful historic attributes we as a city have
inherited, while at the same time considering the magnitude of losing it forever — losing its historic
ambient identity by not retaining and preserving this historic site?
Could your commission ponder some practical issues as they consider our historic resort ...
1. What will be the effect of the long treasured views of the mountains when they are
obliterated?
2. How will the construction activity, for two years, effect the citizens that purchased their .
properties because of the views, tranquility, and historic ambiance which indeed sets it apart
from other resorts in the world. ^ (�
3. Will La Quinta Resort lose its stellar identity?
MAR 9 2007
ON V DP LVg%A
CDMMIRIITY DEVELOPMENT
DEPARTMENT
4. Should a water park physically dominate and destroy an historic Country Retreat, La Quinta
Resort, our city's namesake?
We can appreciate the fact that Hilton wants to create activity here in the summer. However, when
Hilton purchased the management for twenty years, La Quinta Resort and Club was, and still is, a
resort. Resorts such as winter ski areas, beaches, Carribean, etc., expect down periods. With their
world-wide web and marketing we have been delighted to see an incredible increase in occupancy
this year. People are starved for the type of ambiance that, regrettably, is offered in few safe havens
like the La Quinta Resort.
We attended the first public meeting regarding the above mentioned water park and witnessed many
misrepresentations of facts presented by CNL representatives and the CNL Attorney in his closing
remarks. (Incidentally, Morgan Stanley recently purchased La Quinta Resort & Club from CNL.)
For instance, CNL said they had had meetings to advise owners of their plans for the Signature Pool
yet very few received the notice of the meetings until after the fact or had an opportunity to see the
plans. The meetings were held in the summer when few were here or even knew about them.
We want to preserve the historic value of this area. At the same time we support the Hilton, yet, it
is most difficult to understand how something like the water park can be approved to be in the
middle of our area when it excludes member privileges.
Sadly, and regrettably, we were told that the only way members could take our grandchildren to the
water park is to purchase a room so they could use the facility that day! However, we, members,
would be allowed to use it along with our children up to age 23 providing they live at home full time.
How many children or young adults live in Santa Rosa Cove, Los Estados, The Enclave or Mountain
Estates?
Also, we were told that the decision is final and that there will be no exceptions. Can you imagine
what it will be like (after several years of dominating inconveniences and noise) to tell our
grandchildren they are not allowed to use the water park when they hear the activity all over our
area and even across the street and surrounding gated communities?
There is so much more. Thank you for taking your valuable time to review concerns of many of us
that are effected. We hope you will encourage Council Members to look at the complete picture so
they can vote with a clearer understanding of what was glossed over in the presentations, the impact
of loss of an historical landmark known world-wide as a "country retreat," the historic and radical
change it will bring to the "world renown La Quinta Resort" which our City is named after.
Most St���a�i�
David E. and Barbara S. Waddell
49-489 Avenida Vista Bonita
La Quinta, CA 92253
TEL 760-777-1176; FAX 760-771-6768
Copy of La Quinta Resort's "Our History" included
La Quinta Resort and Club I About La Quinta I History
Pagel of 2
RESERVATIONS PACKAGES TEE TIMES - GALLERY - PRESS - DISCOVER CLUB - CONTACT
Y
+�b �OWMf 4GNM �_
ANNIVERSARY
ABOUT LA GUINTA
General Information
Brochures
Directions
Weather
Awards
History
Send a Postcard
Employment
La Quinta Resort Leasing
California lifestyle Realty
ACCOMMODATIONS
History
SPA LA GUINTA
GOLF
Once referred to by the Cahuilla Indians as the "Land of the Eternal Sun," the area we now know as La
Quinta is rich in history dating back hundreds of years. In the early 16th century, Spanish conquistadors,
TENNIS
led by Captain Juan Bautista D'Anza, established La Quinta as the fifth base along a route from Mexico to
ACTIVITIES & RECREATION
the San Gabriel Mission. La Quinta was the Spanish equivalent to the number five. Quinta, in Mexico, also
RESORT DINING
means a secluded country retreat, which Is exactly what was later developed.
MEETINGS & INCENTIVES
In 1926, Walter Morgan, the youngest son of a wealthy San Francisco businessman, decided to build a
WEDDINGS As CELEBRATIONS
small, secluded retreat in the north end of what was then known as Marshall Cove. Morgan, with the help of
CLUB MEMBERSHIP
C.N. Sinclair of Indio, constructed six adobe cottages, an office, and a lobby and dining facility. The hotel
SHOPPING
opened in February 1927 and represented a total Investment between $150,000 and $200,000. Morgan's
goal was to lure Hollywood's rich and famous to a hideaway where they could attend social functions, or
VACATION HOME RENTALS
- simply relax and enjoy the beauty and peacefulness of their own little "casita." The resort, with its original
- - - - ---
2U casitas, was the site of the Coachella Valley's first golf course.
Hollywood's brightest stars were regular patrons. Frank Capra came to the hotel to write a movie script and
n:o��I nose
the result, "It Happened One Night," became such a success, Capra declared the spot his good luck charm
111/2007
and returned to the same casita to write other scripts. Other regulars at the resort included Bette Davis,
_ ------
Clark Gable, Errol Flynn, Katherine Hepburn, Eddie Cantor, Greta Garbo, and Shirley Temple.
I7cpanure Dnln
"escaped"
An international clientele of political dignitaries, business leaders and sports heroes often to La
Quinta for recreation and relaxation amid an atmosphere of exclusivity and privacy.
search .,
The only hotel to have an incorporated city named after it, the 640-casita La Quinta Resort ✓k Club has
preserved the charm and serene ambiance of its glorious past while offering guests the finest in resort
amenities and services, including five resort golf courses, one of the nation's top tennis clubs, a full -service
spa and fitness center, exclusive dining and resort shopping.
49-499 Eisenhower Drive
P.O. Box 69
La Quinta, CA 92253
Phone: 760.564.4111
Phone: 800.598.3828
Fax: 760.564.5768
Email Directory
http://www.laquintaresort.com/about/history.asp 3/8/2007
a V :�
PLANNING COMMISSION
STAFF REPORT
DATE: MARCH 13, 2007
REQUEST: FINDING OF GENERAL PLAN CONFORMITY FOR LA QUINTA
REDEVELOPMENT AGENCY'S ACQUISITION OF
APPROXIMATELY 19.9 ACRES OF LAND FOR THE
CONSTRUCTION AND OPERATION OF AFFORDABLE HOUSING
AND COMMERCIAL/RETAIL USES
LOCATION: SOUTH SIDE OF HIGHWAY 111, EAST OF DUNE PALMS ROAD
(APN: A PORTION OF 649-030-016 AND 017)
APPLICANT: LA QUINTA REDEVELOPMENT AGENCY
BACKGROUND:
California Government Code Section 65402 requires that a jurisdictions planning
agency (i.e., Planning Commission)- review and report upon whether a proposed
acquisition of real property for public purposes is consistent with the adopted
General Plan.
PROPOSED PROJECT:
The City of La Quinta's Redevelopment Agency approved the acquisition of
approximately 19.9 acres of property located on Highway 1 1 1, pursuant to an
Assignment of Agreement for Purchase and Sale and Escrow Instructions and First
Amendment to Agreement for Purchase and Sale and Escrow Instructions on March
6, 2007. The property is located on the south side of Highway 111, east of Dune
Palms Road (Attachment 1). The acquisition would allow the construction and
operation of affordable housing .and commercial/retail uses.
FINDINGS:
The Planning Commission is required to determine whether the proposed acquisition
of property for public purposes is consistent with the adopted General Plan.
Several current General Plan policies are applicable and are referred to for
conformance determination as follows:
LAND USE ELEMENT: The adopted General Plan Land Use Element designates the
site and surrounding properties as Regional Commercial (RC), which permits major
commercial land uses as well as affordable housing that service the local and
regional population. The Element indicates the need to maintain compatible high
quality land uses. This project will not alter the surrounding land use designations,
and is consistent with the Element.
CIRCULATION ELEMENT: This Element indicates the need to establish and maintain
a transportation and circulation network that efficiently, safely and economically
moves people, vehicles, and goods using facilities that meet the current demands
and projected needs of the City, while maintaining and protecting its residential
resort character. This project will improve the existing circulation network and will
facilitate safe, efficient traffic circulation in that vicinity.
OPEN SPACE ELEMENT: No key planning issues or policies are identified.
PARK AND RECREATION ELEMENT: No key planning issues or policies are
identified.
ENVIRONMENTAL CONSERVATION ELEMENT: No key planning issues or policies
are identified.
NATURAL RESOURCES: This element provides several policies and programs
designed to protect and preserve the unique and/or valuable resources, including
biologic resources. The area at issue is disturbed. To the extent applicable, this
project will be subject to the requirements the Coachella Valley Fringe -Toed Lizard
Fee Mitigation Program.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT: No key planning issues or
policies are identified.
ENVIRONMENTAL HAZARDS ELEMENT: This Element indicates that the site is
within an area that is susceptible to wind-blown sand, collapsible soils, potential
liquefaction hazard, and seismically induced settlement. If the property is acquired,
the construction of any affordable housing will meet all applicable engineering
requirements, and the street and landscape improvements will reduce the potential
for blowsand in the vicinity of the subject property.
CULTURAL RESOURCES ELEMENT: No key planning issues or policies are
identified.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007-_, confirming findings of conformity
with the La Quinta General Plan for a potential acquisition, construction and
operation of affordable housing and that a portion of the property would be
developed for commercial/retail uses ,for property located on the south side of
Highway 111 east of Dune Palms Road.
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, CONFIRMING
FINDINGS OF CONFORMITY WITH THE LA QUINTA
GENERAL PLAN FOR A POTENTIAL ACQUISITION OF 19.9
ACRES BY THE REDEVELOPMENT AGENCY OF PROPERTY
LOCATED ON THE SOUTH SIDE OF HIGHWAY 111, EAST
OF DUNE PALMS ROAD IN THE CITY OF LA QUINTA,
CALIFORNIA
APPLICANT: LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, California Government Code Section 65402 requires that a
jurisdiction's planning agency (i.e., Planning Commission) review and report upon
whether a proposed acquisition of real property for public purposes is consistent with
the adopted General' Plan; and
WHEREAS, the La Quinta Redevelopment Agency, as a local agency as
defined under Government Code section 65402, is considering acquiring approximately
19.9 acres of property located on Highway 1 1 1, pursuant to an Assignment of
Agreement for Purchase and Sale and Escrow Instructions and First Amendment to
Agreement for Purchase and Sale and Escrow Instructions; and
WHEREAS, at this time it is contemplated that a portion of the property
would be used for the construction and operation of affordable housing and that a
portion of the property would be developed for commercial/retail uses; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
(the "Planning Commission") did on the 13th of March, 2007, review and report upon
whether a proposed acquisition of real property for public purposes conforms with the
adopted General Plan; and,
WHEREAS, upon hearing and considering all testimony and arguments, if
any, of all interested persons wanting to be heard, said Planning Commission did make
the following findings of approval to confirm conformity with the La Quinta General
Plan:
1 . The proposed acquisition is consistent with the objectives, policies, general land
uses and programs of the City of La Quinta General Plan for the reasons stated
in the staff report.
2. The proposed acquisition conforms with public convenience and the general
welfare by providing for extensive public improvements, conforms to good land
Planning Commission Resolution 2007-_
General Plan Conformance Review
Adopted: March 13, 2007
use practice by encouraging a long-range, comprehensive approach to the
development of major services and commercial development conforms to the
City's obligation to provide affordable housing in compliance with its RHNA
allocation.
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 constitute the findings of the Planning
Commission in this case;
2. That it does determine that the potential acquisition of the property conforms to
the City's General Plan for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 13th day of March, 2007, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
PAUL QUILL, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California