1990 02 27 PCPLANNING COMMISSION - CITY OF LA QUINTA
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
February 27, 1990 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALL
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE
CONTINUED TO THE NEXT COMMISSION MEETING.
Beginning Resolution No. 90-008
Minute Motion No. 90-004
HEARINGS
1. Item ................
CONTINUED HEARING -SPECIFIC PLAN 89-014
PLOT PLAN 90-434 (EA 89-150)
Applicant ...........
TRANSPACIFIC DEVELOPMENT COMPANY
Location ............
AREA BOUNDED BY WHITEWATER STORM
CHANNEL ON THE NORTH, HIGHWAY Ill ON
THE SOUTH, ADAMS STREET ON THE EAST,
AND WASHINGTON STREET ON THE WEST.
Request .............
APPROVAL OF A COMMERCIAL SPECIFIC
PLAN TO ALLOW CONSTRUCTION OF A
COMMERCIAL SHOPPING CENTER WITH
APPROXIMATELY 617,600+ OF FLOOR
AREA ON 60+ ACRES AND APPROVAL OF A
PLOT PLAN TO ALLOW CONSTRUCTION OF
PHASE I AND III OF THE PROJECT (FIVE
MAJOR STORES AND RETAIL SHOPS) IN THE
C-P-S ZONE.
Action ..............
Resolution 90-
Minute Action 90-
BJ/AGENDA.2.27 - 1 -
2. Item ................ AMENDING THE ZONING ORDINANCE TO
DROP ZONES WHICH THE CITY DOES NOT' USE
Applicant ........... CITY OF LA QUINTA
Location ............ CITY-WIDE
Request ............. ZONING TEXT AMENDMENT ELIMINATION OF
UNUSED ZONING DESIGNATIONS
Action .............. RESOLUTION 90-
PUBLIC COMMENT
This; is the time set aside for citizens to address the
Planning Commission on matters relating to City planning
and zoning which are not Agenda items.
Persons wishing to address the Planning Commission under
Public Comment and scheduled Agenda items should use! the
form provided. Please complete one form for each item you
intend to address and submit he form to the Planning
Director prior to the beginning of the meeting. Your name
will be called at the appropriate time.
When addressing the Planning Commission, please state your
name: and address. The proceedings of the Planning
Commission meeting are recorded on tape and comments of
each person shall be limited.
CONSENT CALENDAR
Minutes of the regular Planning Commission meeting held
January 23, 1990.
BUSINESS SESSION
1. Item ................ TENTATIVE TRACTS 23269
Applicant ........... Triad Pacific Development Corporal -ion
Request ............. Review of proposed architectural
elevations for additional unit.
Action .............. Minute Motion 90-
OTHER - None
ADJOURNMENT
BJ/AGENDA,2.27 - 2
002
ITEMS FOR FEBRUARY 27, 1990, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. All Agenda items.
2. Distribution of street address illumination information.
3. Identification of future Commission Agenda items.
ITEMS IDENTIFIED FOR FUTURE AGENDAS
a. Downtown Parking District
b. Height limits along Washington Street
C. PGA West Specific Plan
d. Commercial Noise Study
e. Life safety support design, including access and
circulation, public and private
f. Discussion regarding forming committee to up -grade Cove
BJ/AGENDA2. 27 - 3 ,y V 130 3
PH-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE:
FEBRUARY 27, 1990, CONTINUED FROM FEBRUARY
13, 1990
CASE NO:
SPECIFIC PLAN 89-014
PLOT PLAN 90-434 (EA 89-150)
APPLICANT:,
TRANSPACIFIC DEVELOPMENT COMPANY
ARCHITECT:
MCCLELLAN/CRUZ/GAYLORD & ASSOCIATES (MCG)
ENGINEER:
SANBORN/WEBB, INC.
REQUEST:
APPROVAL OF A COMMERCIAL SPECIFIC PLAN TO
ALLOW CONSTRUCTION OF A COMMERCIAL SHOPPING
CENTER WITH APPROXIMATELY 617,595+ SQUARE
FEET OF FLOOR AREA ON 60+ ACRES AND APPROVAL
OF A PLOT PLAN TO ALLOW CONSTRUCTION OF PHASE
I AND III OF THE PROJECT (FIVE MAJOR STORES
AND RETAIL SHOPS) IN THE C-P-S ZONE.
LOCATION:
AREA BOUNDED BY WHITEWATER STORM CHANNEL ON
THE NORTH, HIGHWAY 111 ON THE SOUTH, ADAMS
STREET ON THE EAST, AND WASHINGTON STREET ON
THE WEST.
BACKGROUND:
This item was previously considered at the meeting of February
13, 1990. While there was little audience comment, the
Applicant. had questions regarding a number of the conditions.
After discussing a portion of the conditions, it was determined
that it would be best to continue the hearing and resolve as
many items as possible.
Staff has met with the Applicants and as a result, resolved a
number of issues. The attached Resolution and Conditions of
Approval have been modified as necessary.
Attached is the previous Staff Report and description of the
proposed project.
FINDINGS:
The findings necessary to approve this request can be made and
are contained in the draft resolution.
BJ/STAFFRPT.044 - 1 -
a,,, _ UUY
RECOMMENDATION:
Staff recommends:
1. That: the Planning Commission adopt Planning Commission
Resolution 90- recommending to the City Council
approval of Specific Plan 89-014 subject to conditions,
and confirmation of the environmental determination; and,
2. Thal: the Planning Commission, by minute motion approve
Plot Plan 90-434, subject to the attached conditions.
Attachments:
A. Planning Commission Staff Report dated February 13, 1990.
B. Draft Planning Commission Resolution recommending
Specific Plan 89-014
C. Draft Conditions of Approval for Plot Plan 90-434
BJ/STAFFRPT.044 - 2 -
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C4 , A
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 13, 1990
CASE NO: SPECIFIC PLAN 89-014
PLOT PLAN 90-434 (EA 89-150)
APPLICANT: TRANSPACIFIC DEVELOPMENT COMPANY
ARCHITECT: MCCLELLAN/CRUZ/GAYLORD & ASSOCIATES (MCG)
ENGINEER: SANBORN/WEBS, INC.
REQUEST: APPROVAL OF A COMMERCIAL SPECIFIC PLAN TO
ALLOW CONSTRUCTION OF A COMMERCIAL SHOPPING
CENTER WITH APPROXIMATELY 617,595+ OF FLOOR
AREA ON 60+ ACRES AND APPROVAL OF A PLOT PLAN
TO ALLOW CONSTRUCTION OF PHASE I OF THE
PROJECT (FOUR MAJOR STORES AND RETAIL SHOPS)
IN THE C-P-S ZONE.
LOCATION: AREA BOUNDED BY WHITEWATER STORM CHANNEL ON
THE NORTH, HIGHWAY 111 ON THE SOUTH, ADAMS
STREET ON THE EAST, AND WASHINGTON STREET ON
THE WEST.
GENERAL PLAN
DESIGNATION: MIXED COMMERCIAL AND COMMERCIAL PARK WITH A
NON-RESIDENTIAL OVERLAY.
EXISTING
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-150 HAS BEEN
PREPARED IN CONJUNCTION WITH THESE
APPLICATIONS PER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT REQUIREMENTS. THE INITIAL STUDY
INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL
IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED
BY IMPOSITION OF MITIGATION MEASURES. THESE
HAVE BEEN RECOMMENDED AS CONDITIONS OF
APPROVAL IN THE DRAFT RESOLUTION. THEREFORE,
A NEGATIVE DECLARATION HAS BEEN PREPARED FOR
THIS PROJECT.
BJ/STAFFRPT.041 - 1 -
SURROUNDING
LAND USES
ZONING:
DESCRIPTION
OF SITE:
NORTH - WHITEWATER STORMWATER CHANNEL RUNS
PARALLEL TO THE NORTH PROPERTY LINE. BEYOND
THE CHANNEL, LAND IS VACANT: W-1, R-1, AND
R-3.
SOUTH - AUTOMOBILE DEALERSHIP AND VACANT
LAND; C-P-S.
EAST - VACANT LAND WITH ADAMS STREET
UNIMPROVED; C-P-S.
WEST - VACANT LAND; C-P-S.
THE PROPERTY IS TRAPEZOID -SHAPED,
CONTAINING 60+ ACRES. THE PROPERTY HAS
FRONTAGE ON THREE STREETS AS FOLLOWS:
1. WASHINGTON STREET - 687 LINEAL FEET
2. HIGHWAY 111 - 3566 LINEAL FEET
3. ADAMS STREET (PRESENTLY UNIMPROVED) -
1311 LINEAL FEET
THE SITE IS VACANT EXCEPT FOR AN UNFINISHED
BANK BUILDING NEAR THE INTERSECTION OF
HIGHWAY 111 AND WASHINGTON STREET. THE
TOPOGRAPHY IS RELATIVELY LEVEL WITH SOME
SANDY KNOLLS NEAR ADAMS STREET AND HIGHWAY
111.
POWER POLES BORDER THE SITE ON ALL THREE
STREETS. THE 46TH AVENUE (WESTWARD HO DRIVE)
ALIGNMENT TRANSVERSES THE SITE AS AN
UNIMPROVED STREET EASEMENT AND NEEDS TO BE
VACATED.
AN EARTHEN BANK OF THE WHITEWATER STORM
CHANNEL ABUTS THE PROJECT SITE ON THE NORTH.
ALONG WASHINGTON STREET, A RAISED BRIDGE
CROSSES THIS CHANNEL, WHILE ALONG ADAMS
STREET A LOW WATER CROSSING WILL BE UTILIZED.
007
BJ/STAFFRPT.041 - 2 -
APPLICATIONS BEING CONSIDERED:
1. Specific Plan 89-014: The commercial specific plan is to
allow a 617,595 + square foot commercial center with a
variety of uses. The known uses would include a
supermarket, drugstore, home improvement center, several
large retailers, restaurants (drive thru and sit down)
financial institutions, two service stations (one with a
car wash), a major discounter, retail shops, and as
alternatives, a bowling alley, family entertainment
center and/or movie complex.
The project is described as a three phase endeavor with
the west side of the site, up to the home improvement
center being Phase 1. Phase II would be the center
portion of the site, while Phase III would begin at the
east end of the Major "B" and include Major "A", which
would be the largest individual user in the project.
2. Plot Plan 90-434: The Plot Plan request submitted
includes Phase 1 and 3 described above. The plans for
these phases show a detailed site plan layout for the
entire two phases. However, the satellite buildings are
only indicated as pad locations. Architectural
elevations and details have been provided only for the
main buildings along the northern boundary. Therefore,
further action through approvals of plot plan or
conditional use permit applications as required by the
C-P-S Zone requirements will be necessary prior to the
construction of the satellite pads. The initial
construction of these two phases would consist of 284,505
square feet of floor space.
SITE DESIGN/LANDSCAPING:
Due to linear nature and short depth of the site, the main
buildings are laid out in a linear pattern parallel to Highway
111. The majority of the parking is in the front between the
buildings and Highway 111. A number of satellite pads (17+)
near Highway 111 and Washington Street are proposed. The uses
will consist of retail, financial, tire store, service
stations, and/or eating establishments. The service stations
are spread out at the extreme west (next to Washington Street)
and east (corner of Adams Street and Highway 111) ends of the
site.
As required by the General Plan and Draft Highway 111 Specific
Plan, the plan provides for a 50-foot landscaped setback along
Highway 111 and extensive setbacks along Washington Street and
Adams Street. Screening of the parking lot area is proposed by
the use of shrubbery and berming on all streets. Depending on
this design, some short walls may be needed in some areas to
achieve the required screening.
0
BJ/STAFFRPT.041 - 3 - 003
Parking lot trees are provided throughout the paved areas to
provide shade and mitigate the stark look of the parking area
as required in the Draft Highway 111 Specific Plan. Along the
north property line adjacent to the Wash, a ten foot landscape
area is shown, planted with an Oleander hedge. Due to
residential zoning across the Wash and loading area facing this
area, it may be necessary to construct a sound barrier wall
along the Wash. The required Acoustical Study will in part
determine whether this is needed.
The submitted plans indicate a "theme plaza" at Adams Street
and Washington Street intersections with Highway 111. At the
Washington Street "Plaza" the Applicant has indicated a
willingness to install a fountain or art work to provide an
"Art in Public Places" element.
The areas graded but not initially improved are conditioned to
be planted with an appropriate ground cover and irrigated to
mitigate blowing sand and dust.
TRAFFIC/CIRCULATION/PARKING:
Since the majority of the frontage is on Highway 111, most of
the access points are located on the Highway. However, access
is proposed to all streets as follows:
1. Highway 111
A. Three new signals at 1/4-mile intervals (at Adams
Street, Simon Drive and to align with Washington
Square project access on south side). These are to
be full turning movements. Existing signal at
Washington Street/Highway 111 to be upgraded.
B. Five right-in/right-out only driveways to be
located between Adams Street and Simon Drive signal.
C. One right -in only driveway approximately 250-feet
east of Washington Street. This driveway is not
recommended for approval by the Engineering and
Planning and Development Department.
2. Washington Street
A. One right-in/right-out only driveway. The
Applicant has asked for full turning movements at
this location. However, due to heavy traffic,
proximity to Washington Street bridge and
intersection the Engineering Department and
Planning and Development Department recommend that
this not be permitted.
°•_ QOg
BJ/STAFFRPT.041 - 4 -
3. Adams Street
A. Three full turning movement driveways. The
northerly most driveway is primarily to provide
ingress for delivery trucks utilizing rear loading
areas.
All access to Highway 111 is subject to Caltrans approval since
the road is a State Highway.
A minimum 30-foot wide access aisle runs parallel to the north
property line behind the main buildings. Truck and delivery
traffic will utilize this access, entering on Adams Street and
exiting on Washington Street. The Fire Marshal has indicated
that adequate emergency access may necessitate some
modification to this aisle and construction of its entire
length when Phases 3 is completed.
The collector aisle adjacent to the south side of the main
building is shown at 30-feet wide which is needed. The
collector aisle adjacent to the pad sites is shown at 24-feet
wide and should be widened. A condition has been recommended
to do this.
The service station adjacent to Washington Street needs to
modify its circulation by moving its access to the Washington
Street driveway access further to the east. This will increase
stacking -area in the driveway and minimize traffic congestion
at this location. Stacking problems in the driveway are likely
due to large amounts of traffic utilizing this driveway and
large capacity of service station (according to the Applicants
48 vehicles can be accommodated at one time at gas pumps and
3-4 vehicles at car wash). Additionally City review is needed
at this area of the site to insure that traffic flow will not
be impeded due to diagonal entry intersection from the
southeast.
A number of aisles on either side of the pad aisle (that runs
adjacent and parallel to Highway 111) in the Phase 3 area do
not align (in a north/south direction) and could cause traffic
conflicts. This will need to be revised so that they align.
The Applicant indicates that the number of parking spaces has
been provided based on the Urban Land Institutes minimum 4/1000
square feet of building area standard. However, a detailed
analysis has not been submitted. According to the Applicants
2471 spaces are required and 3159 spaces are provided which is
5.1/1000. Prior to issuance of the first building permit, an
analysis will need to be submitted to the Planning and
Development Department to verify compliance. Adjustments to
building sizes may have to be made. Prior to each subsequent
phase beginning construction, a new parking analysis based on
existing usage and potential demand will be required to be
submitted to the City for approval. Again, adjustments to
building sizes may be required.
BJ/STAFFRPT.041 - 5
LAND USE/ZONING:
The Specific Plan as submitted indicates a number of different
uses such as commercial and retail uses, specialty shops,
personal services, entertainment facilities, restaurants,
drive -through eating establishments and service station/light
auto services. The C-P-S Chapter in the Zoning -Ordinance lists
an extensive number of permitted and conditional uses. These
uses will dictate what is permitted in the center.
ARCHITECTURE:
The architectural theme of the main buildings proposed is
somewhat Southwest or Santa Fe with exterior materials
consisting of exterior plaster, concrete block (precision and
diamond projection), tile accents, and multi shade clay tile
roofing. Colors are Santa Fe type earth tones, ranging from
beige to pale blue.
While the front elevations are architecturally treated except
for the easterly most major, the rear and side elevations are
limited to painted precision block with a stucco band across
the top. Maximum building height shown is 32-feet for the
major tenants with the lower retail areas 18-feet high. Due to
southern exposure of the store fronts, a continuous covered
walkway is utilized to provide shade.
No architectural plans have been submitted for any of the
satellite pads or service stations. A design concept for the
Draft Highway ill Specific Plan is that each center contains a
unified architectural style. Therefore, future buildings
should conform to the Southwest/Santa Fe style presented.
Although conceptual signage criteria have been indicated, no
complete program has been provided. This will need to be done
prior to installation of the first sign.
DESIGN REVIEW BOARD:
The Design Review Board reviewed the architectural plans at
their meeting of January 3, 1990, and found the plans
conditionally acceptable. The following items are the
recommendation of the Board:
1. Architect to provide a more detailed sketch
of the sections.
2. More, and possibly a rounding of the arches.
3. Details to be provided for the fast food
stores.
4. Blow up the design details (vignettes).
5. Detailed security lighting on the rear
buildings.
O11
BJ/STAFFRPT.041 - 6 -
6. Major building on the east end to be designed
to be integrated with the other buildings.
The Applicant has submitted revised elevations which address
numbers 1 and 2.
MARKETING STUDY:
The Applicant has submitted a marketing study as required by
the Municipal Code for a commercial specific plan. The purpose
of their study as stated by the Applicant is to provide an
assessment of the near term retail commercial development
demand for the subject site. The study indicates that a total
supportable retail development of over 322,000 square feet is
estimated to exist at the project site. This increases to over
442,000 square feet in 1991 and to over 549,000 square feet at
buildout. The report is attached for your review.
RELATIONSHIP TO GENERAL AND SPECIFIC PLANS:
The General Plan indicates the majority of site as mixed
commercial with a non-residential overlay. This overlay
requires all development to be commercial as is proposed. A
small portion of the site near Adams Street and the Wash is
shown as commercial park which is heavy commercial and light
industrial use designation. The utilization of the site for
general commercial uses is deemed compatible.
The westerly end of the project site is covered by the
Washington Street Specific Plan. With the conditions as
recommended by Staff, the project will be in conformance with
the Specific Plan.
The project has been primarily designed to conform to the Draft
Highway 111 Specific Plan. With the conditions recommended,
the project would comply with the Specific Plan draft policies
except the clustering of service stations.
ANALYSIS:
The overall project concept is acceptable to Staff. However,
as noted above in the report, there are a number of items which
need to be addressed or revised. Due to its location bordering
two major arterials, circulation and traffic considerations
dictate that the project be thoroughly reviewed prior to
construction. This includes on -site as well as off -site
traffic movements.
The landscaping provided complies with applicable requirements
and will insure an attractive streetscape. The parking lot
trees will provide shading and minimize heat buildup.
BJ/STAFFRPT.041 - 7 -
Compatibility of the project with the property to the north
must be maintained. This will necessitate a substantial
landscape screen and possible noise (from trash and truck
traffic) attention.
The Design Review Board felt the project is architecturally
acceptable with some modification. To date, some of those
changes have been implemented. The remaining changes will need
to be done prior to issuance of any building permits.
FINDINGS:
The findings necessary to approve this request can be made and
are contained in the draft resolution.
RECOMMENDATION:
Staff recommends:
1. That the Planning Commission adopt Planning Commission
Resolution 90- recommending to the City Council
approval of Specific Plan 90-014 subject to conditions,
and confirmation of the environmental determination; and,
2. That the Planning Commission, by minute motion approve
Plot Plan 90-434, subject to the attached conditions.
Attachments:
1. Location Map
2. Environmental Assessment 89-150
3. Traffic Impact Analysis
4. Retail Development Opportunities Market Study
5. Comments from various Departments and agencies
6. Plan exhibits
7. Draft Planning Commission Resolution recommending
SP 89-014
8. Draft Conditions of Approval for PP 90-434
0.13
BJ/STAFFRPT.041 - 8 -
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I. BACKGR04ND
1. Name of Proponent:
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ENVIRONMENTAL CIECKLIST FORM
2.
Address and Phone Number of Proponent: o.i3�7"7 GYPyK.}`�Gfr�a $L.# 3aD
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Date of Checklist:-�'1O
4.
Agency Requiring Checklist: op
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Name of Proposal, if applicable: 5 UP�2 LQ
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II. ENVIRONMENTAL IMPACTS
(Explanation of all 'Yes" and "Maybe" answers is required
on attached sheets.)
1.
Earth. Will the proposal result in:
Yes Maybe No
a. Unstable earth conditions or in changes in
`
geologic substructures?
b. Disruptions, displacements, compaction or
`
overcovering of the soil?
c. Change in topography or ground surface
relief features?
d. The destruction, covering or modification of
any unique geologic or physical features?
e. Any increases in wind or water erosion of soils,
either on or off the site?
--'
f. Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake?
_
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides,_ ground failure, or similar hazards?
2.
Air. Will the proposal result in:
a. Substantial air emissions or deterioration of
`
ambient air quality?
V
b. The creation of objectionable odors?
c. Alteration of air movement, moisture or
temperature, or any change in climate,
\
either locally or regionally?
3.
Water. Will the proposal result in:
a. Changes in currents, or the course or direction
of water movements, in either marine or fresh
`
waters?
V
b. Changes in absorption rates, drainage patterns,
`
or the rate and amount of surface water runoff?
c. Alterations to the course of flow of flood
`
waters?
d. Change in the amount of surface water in any
`
water body?
._
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
_
f. Alteration of the direction or rate of flow
`
of ground waters?
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
`
aquifer by cuts or excavations?
_ _
4.- Ua5
(3)
w
I
Yes Maybe No
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
1
i ' Exposure of people or property to water
V
related hazards such as flooding or
tidal waves?
0. Plant Life. Will the proposal result in:
a. Change in'the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
plants)?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
C. Introduction of new species of plants into
an area, or result in a barrier to the
normal replenishment of existing species?
_
d. Reduction in acreage of any agricultural
crop?
_ _— ` 4
�L
S. Animal Life. Will the proposal result in:
a. Change in the diversity of species, or numbers
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthie
organisms, insects or microfauna)?
Nq
b. Reduction of the numbers of any unique, rare,
`
or endangered species of animals?
y
c. Introduction of new species of animals into an
area, or result in a barrier to the migration
`
or movement of animals?
Y
d. Deterioration to existing fish or wildlife
habitat? _
6. Noise. Will the proposal result in:
a. Increases in existing noise levels?
I
b. Exposure of people to severe noise levels?
7. Light and Clare. Will the proposal produce new
li&Wt or g are
8. Land Use. Will the proposal result in a substantial
alteration of the present or planned land use of an
area?
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
resources?
V
b. Substantial depletion of any renewable
natural resource?
10. Risk of Upset. Does the proposal involve a risk
—
of an exp oston or the release of hazardous sub-
stances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event
`
of an accident or upset conditions?
V
11. Population. Will the proposal alter the location,
_
distribution, density, or growth rate of the
human population of an area?
_
12. Housing Will the proposal affect existing housing,
demand
`
or create a for additional housing?
_
13. Transportation/Circulation. Will the proposal
resu t in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities, or
_
demand for new parking?
rep
a
Yes Maybe No
C. Substantial impact upon existing transportation
`
systems?
V
d, Alterations to present patterns of circulation
or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
_
f. Increase in traffic hazards to motor vehicles,
`
bicyclists or pedestrians?
y
14.
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
\.
d. Parks or other recreational facilities?
_
e. Maintenance of public facilities, including
`
roads?
v
f. Other governmental services?
15.
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
_
sources of energy, or require the development
of new sources of energy?
16.
Utilities. Will the proposal result in a need
Tor new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
b. Communications systems?
c. Water?
-
d. Sewer or septic tanks? _
a. Storm Storm water drainage?
f. Solid waste and disposal?
_ _ V
17.
Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
_
b. Exposure of people to potential health hazards?
18.
Aesthetics. Will the proposal result in the
o s� trucizon of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
`
to public view?
_ V
19.
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea-
tional opportunities?
_ V
20.
Archeological/Historical. Will the proposal result
in an ilteraiaon—significant archeological
or historical site, structure, object or building?
21.,
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory.
Yes Maybe No
b. Does the project have the potential to achieve
short-term, to the disadvantage of long-term, en-
vironmental goals! (A short-term impact on the
environment is one which occurs in a relatively
brief, definitive period of time while long-term
impacts will endure well into the future.)
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable?
(A project may impact on two or more separate
resources where the impact on each resource is
relatively small, but where the effect of the
total of those impacts on the environment is
significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
IV. DETERMIILITION
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
— I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described an an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
— I find the proposed project MAY have a significant effect
on the environment, and an ENVIROPAfENIAL IMPACT REPORT is
required.
Date: 2-s;-qo
1f11. � r
:.
V
V
ois
ENVIRONMENTAL ASSESSMENT 89-150
(SPECIFIC PLAN 89-014 & PLOT PLAN 90-434)
ONE ELEVEN LA QUINTA CENTER
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
REGIONAL LOCATION:
The project is located in the City of La Quinta which is
located in the western portion of the Coachella Valley in
central Riverside County. La Quinta is one of nine
incorporated cities that form a strip of urban development
beginning with Palm Springs and Desert Hot Springs and
continuing southeast approximately 35 miles to the City of
Coachella.
PROJECT LOCATION:
The site is located at the intersection of Highway Ill and
Washington Street, covering approximately 62 acres of the north
quadrant: of the intersection and extends along Highway 111 east
to Adams Street (see attached map). The site is bounded on the
north by the Whitewater Storm Channel, an earthen channel. To
the south is State Highway 111, which is presently two lanes
each way, with a center turning lane. To the east is the
future Adams Street, proposed to have a total 88-foot
right-of-way. To the west is Washington Street, presently one
lane each way with a center left turn lane.
The surrounding properties to the north, west, and east are
vacant. Most of the property to the south, except for a car
dealership, is vacant.
The entire development has been planned for build -out in two to
three phases.
LEGAL DESCRIPTION:
Portions of Section 19 and 30, Township 5, South, Range 7 East.
EXPLANATION OF ANSWERS FOR ENVIRONMENTAL CHECKLIST FORM
EARTH
l.b. & c. Since the site is presently native desert, except for
a vacant bank structure (no parking lot), it can be
expected that overcovering of the soil and change in
topography and surface relief features will occur. The
overcovering will probably occur in phases while rough
grading of the entire site (resulting in a change in
topography) will occur with the initial construction.
BJ/DOCSS.005 - 1 - J,., 01
Mitigation Measures for #l.b. & c.
A. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with the grading plan.
The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on plans as
required by City Engineer.
B. The Applicant shall have a registered civil engineer
prepare the grading plan. The engineer who prepares the
grading plan shall: 1) provide written certification
prior to issuance of any building permits that the
constructed rough grade conforms with the approved
grading plans and grading permit; and, 2) provide written
certification of the final grade and verification of pad
elevations prior to receiving final approval of the
grading.
C. Any earthwork on contiguous properties shall require a
written authorization from the owner (slope easement) in
a form acceptable to the City Engineer.
1.e. with proposed phasing of the project, there will be some
undeveloped land until the project is completed.- The
area may be subject to erosion of soils due to wind and
water. Additionally, during the grading and construction
phases there may be soil erosion due to winds.
Mitigation Measures for l.e.
A. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire site which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include but not be limited to:
1. The use of irrigation during any construction
activities;
2. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of the
site; and
tI
BJ/DOCSS.005 - 2
3. Provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the
Director of Public Works and Planning and
Development. All construction and graded areas
shall be watered at least twice daily while being
used to prevent the emission of dust and blowsand.
B. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and blowsand nuisance
and shall be either planted with interim landscaping or
provided with other wind and water erosion control
measures as approved by the Planning and Development and
Public Works Departments.
l.g. La Quinta, like most of Southern California, is located
in a seismically active region which includes two major
fault zones (the San Andreas and San Jacinto) and a
number of minor fault zones. Therefore, the possibility
of geological hazards such as surface rupture,
liquefaction, lateral spreading and landslides exists.
Mitigation Measures for l.g.
A. See mitigation measure No. A for 1. b. & c.
B. Construction shall comply with all local and State
building code requirements as determined by the Building
Official.
i:F
a.b. Due to the size of the project (549,000 square feet of
building area and 3135+ parking spaces), it is likely
there will be some air pollutant emissions and/or
deterioration of ambient air quality. Furthermore, due
to the wide variety of uses, there may be objectionable
odors created.
The attached supplement documents air quality impacts and
provides mitigation measures which must be met.
Further Mitigation Measures for #2.a.b.
A. See measures for Al & A2 for 1.e.
WATER
3.b. Due to the construction of buildings and paving of
parking and pedestrian areas, it can be expected that
there will be a change in water absorption rates,
drainage patterns, surface runoff on the site.
BJ/DOCSS.005 ' 3
3.c. & i. Although the site borders the Whitewater Storm
Channel on the north, the project will not detrimentally
impact the Channel. The Coachella valley Water District
will require concreting of the enbankment along the
Channel and the site will drain on -site storm water to
the Channel through approved drainage devises. No
mitigation measures needed.
Mitigation Measures for #3.b.
A. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith.
B. Applicant shall provide subterranean storm drain
facilities that will remove run-off from the 100-year
storm without causing ponding or flooding of the on -site
parking lots and access roads, Highway 111, Washington
Street, and Adams Street.
3.h. The Coachella Valley Water District (CVWD) has indicated
they can provide water for the project without a
substantial problem. New on -site distribution facilities
will need to be provided for expansion of the system.
Grading, landscaping and irrigation plans will need to be
reviewed by CVWD to insure efficient water use. No
mitigation measures needed.
PLANT LIFE
4. Although construction on the site will eliminate the
native desert vegetation, there are no rare or endangered
plants that will be affected. Additionally, the plants
anticipated to be planted are common to the area and
planted extensively in the Valley. No mitigation
measures needed.
ANIMAL LIFE
5.b. The property is within the habitat area of the Coachella
Valley Fringe -Toed Lizard (Uma Inornata), which has been
designated as an endangered species by the Federal
Government. A Section 10-A permit may be obtained which
allows disturbing of the site.
Mitigation Measures for #5.b.
A. Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
BJ/DOCSS.005 - 4 -
022
NOISE
6.a. & b. It can be expected that there will be an increase in
existing noise levels on and surrounding the site due to
construction and subsequent operation of the shopping
center. There may be noise impacts on future persons
both in the center and to the north across the Channel
(zoned residential).
Mitigation Measures for #6.1. & b.
A. A noise study shall be prepared by a qualified acoustical
engineer to be submitted to the Planning and Development
Department for review and approval prior to submission of
building plans for plan check or issuance of grading
permit, whichever comes first. The study shall
concentrate on noise impacts on building interior areas
from perimeter streets, and impacts on the proposed
residential uses to the north across the Wash and provide
mitigation of noise as required in the General Plan. The
study shall recommend alternative mitigation measures for
incorporation into the project design. Study shall
consider use of building setbacks, engineering design,
building orientation, noise barriers, (berming,
landscaping and walls, etc.) and other techniques.
LIGHT AND GLARE
7. There will be parking lot, sign, landscaping, building
and security lighting utilized within the project.
Mitigation Measures for #7
A. Exterior lighting for the project shall comply with the
"Dark Sky" Lighting Ordinance. Plans shall be approved
by the Planning and Development Department prior to
issuance of building permits. All exterior lighting
shall be provided with shielding to screen glare from
adjacent streets and residential property to the north,
to the satisfaction of the Planning and Development
Department.
RISK OF UPSET
10. The project includes two gasoline service stations which
will store gasoline and oil on -site. These items involve
:risk of explosion.
mitigation Measure for #10
A. Project will be required to comply with all applicable
local, County, and State requirements for service
stations.
BJ/DOCSS.005 - 5 - �� 023
HOUSING
12. There may be a small increase in demand for housing due
to employment in the center. However, the great majority
of employees most likely will come from the existing
employment base in the Valley.
Mitigation Measures for #12
A. None required. For those employees that may be brought
in, from outside the area, the existing housing market
provides a variety of housing types and price ranges.
TRANSPORTATION/CIRCULATION
13.a.b.c.d.f. With approximately 549,000+ square feet of
building area and 3,135 parking spaces there can be
expected to be an impact on the transportation system on
and surrounding the site. A traffic impact analysis has
been prepared which provides an analysis of traffic
impacts and mitigation measures which could be imposed as
conditions of approval. Furthermore, the Engineering
Department has recommended the following mitigation
measures.
Mitigation Measures for #13.a.b.c.d.f.
A. The Applicant shall construct street improvements in
- accordance with the City Engineer's requirements and the
La Quinta Municipal Code, General Plan, and the following
general criteria:
Washington Street, from Highway ill to the
Whitewater Channel bridge: half -width General Plan
street improvements in accordance with the
Washington Street Specific Plan, plus two
southbound lanes, plus median island.
Adams Street, from Highway 111 to the Channel:
half -width General Plan street improvements, plus
50% cost responsibility for the median island,
transitions as needed beyond the limits of the
development site.
B. Applicant shall design loading docks that front along the
Whitewater Channel in a manner that ingress to the docks
occurs only from Adams Street and egress occurs only at
Washington Street.
02
BJ/DOCSS.005 - 6 -
C. The Applicant shall have street improvement plans
prepared by a registered civil engineer. The street
improvements, including traffic signs and markings, and
raised median islands (if required by the City General
Plan) shall conform to City standards as determined by
the City Engineer and adopted by the La Quinta Municipal
Code (3" AC over 4" Class 2 Base minimum for residential
streets). Street design shall take into account the soil
strength, the anticipated traffic loading, and street
design life.
D. A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111,
and all Caltrans requirements shall be implemented.
E. The right-of-way dedications for public streets shall be
as follows:
Washington Street: 60-feet half -street plus
additional right-of-way for extra lanes at
Washington/Highway 111 intersection, all as needed
on eastside of the centerline of the adopted
Washington Street Specific alignment.
Highway 111: 60-feet half -street minimum, or as
required by Caltrans, plus additional right-of-way
for extra lanes at Washington/Highway ill
intersection as needed.
Adams Street: 44-foot half -street plus additional
right-of-way for extra lanes at Adams/Highway 111
intersection as needed.
F. Access to the site from public streets shall be as
follows:
Full access to Highway 111 shall occur only at two
signalized intersections that match up with Simon
Drive and the future access drive to Washington
Square on the southside of Highway 111.
Full access to Adams Street shall occur at three
locations only,none of which may be closer than
250-feet from the Highway ill intersection
centerline.
Right turn in/out access only to Washington Street
shall occur at one location only no closer than
450-feet from the Highway 111 intersection
centerline.
i) 2
BJ/DOCSS.005 - 7 -
Right turn in/out access only to Highway 111 may
occur at six locations (if approved by Caltrans),
none of which shall be closer that 600-feet from
the Washington Street intersection centerline or
closer than 250-feet from the Adams Street
intersection centerline.
G. Applicant shall construct a low water crossing through
the Whitewater Channel on Adams Street (25%
responsibility).
H. Traffic signals are required at the following
intersections; the Applicant shall pay for a proportional
share of these signals as follows:
Highway 111/Washington Street,
100% front-end funding, 75% reimbursement
Highway 111/Simon Drive,
100% front-end funding, 50% reimbursement
Highway 111/Washington Square,
100% front-end funding, 50% reimbursement
Highway 111/Adams Street,
100% front-end funding, 50% reimbursement
Applicant may seek reimbursement from the City in a
manner approved by the City Council.
Prior to issuance of a building permit, a site plan
showing on -site parking area striping, directional arrows
and stop signs shall be submitted for approval by the
City Engineer.
PUBLIC SERVICES
14.a.b.e.f. There will be an incremental increase in demand
for police and fire protection. The Fire Marshal has
indicated this project will contribute to the need for
additional equipment, personnel, and/or facilities.
Additionally, with the construction and widening of new
roads, it can be expected that there will be additional
maintenance of roads required.
Mitigation Measures for #14.a.b.e.f.
A. Development shall comply with all requirements of the
Fire Marshal.
B. If required by the Fire Marshal, Applicant shall
contribute to fire mitigation fund, or participate in
assessment district to provide needed equipment,
personnel and/or land.
BJ/DOCSS.005 - 8
U��
C. City should budget adequate funds to provide maintenance
of public facilities.
ARCHAEOLOGICAL/HISTORICAL
20. There is a possibility that the site contains significant
archaeological finds, due to the historical use of the
City by ancient Cahuilla Indians. An archaeological
assessment has been prepared for the site and indicates
several archaeological sensitive areas.
Mitigation Measures for #20
A. Mitigation measures as recommended by archaeological
survey of the site shall be implemented prior to any
disturbing of site. Applicant shall pay costs of
carrying out mitigation measures.
MANDATORY FINDINGS OF SIGNIFICANCE
21.a. As discussed in #5.b., construction of the project will
disturb a portion of habitat area of the Coachella Valley
Fringe -Toed Lizard, which has been designated as an
endangered species by the Federal Government. However,
through the establishment of the Coachella Valley
Fringe -Toed Lizard Preserve near Thousand Palms,
mitigation of the impact is achieved.
Mitigation Measures for #21.a.
A. See mitigation measure for #5.b.
027
BJ/DOC:iS.005 - 9 -
DISCUSSION OF ENVIRONMENTAL EVALUATION
r
2.a.b. AIR
Discussion & Migation Measures
AIR QUALITY ANALYSIS
OF THE PROPOSED
III LA QUINTA CENTER PROJECT
0
Prepared for.
Transpacific Development Company
535 Anton Boulevard, Suite 150
Costa Mesa, California 92626
Contact: Keith A. Holmes
Prepared by:
Michael Brandman Associates
606 South Olive Street, Suite 600
Los Angeles, California 90014
(213) 622-4443
Contact: Jo Anne Aplet, Director of Air Quality Programs
r, 0 21
February 9, 1990
AIR QUALITY ANALYSIS
OF THE PROPOSED
111 LA QUINTA CENTER PROJECT
Prepared for.
Transpacific Development Company
535 Anton Boulevard, Suite 150
Costa Mesa, California 92626
Contact: Keith A. Holmes
Prepared by:
Michael Brandman Associates
606 South Olive Street, Suite 600
Los Angeles, California 90014
(213) 622-4443
Contact: Jo Anne Aplet, Director of Air Quality Programs
February 9, 1990
,, U1g
TABLE OF CONTENTS
INTRODUCTION ................................................. 1
EXISTING CONDITIONS ........................................... 1
Regional Setting .............................................. 1
Climate of the Basin ...................................... 1
Local Climate and Meteorology .............................. 2
Meteorological Influences on Air Quality ....................... 2
Air Pollution Constituents .................................. 3
Existing Regional Air Quality .................................... 5
Attainment Status ........................................ 5
Existing Local Air Quality ....................................... 6
PROJECT IMPACTS ............................................... 9
Short -Term Construction Emissions ................................ 9
Exhaust Emissions From Construction Equipment ................. 9
Fugitive Dust Emissions ................................... 10
Long -Term Mobile Emissions ................................... 11
Regional Air Quality ..................................... 11
Local Air Quality ....................................... 11
Long -Term Stationary Emissions ................................. 14
Land Use Utilities ....................................... 14
CONFORMITY WITH THE REGIONAL AIR QUALITY
MANAGEMENT PLAN (AQMP)..................................... 15
Regional Plan Conformity ...................................... 16
Job/Housing Balance ....................•...................... 17
CUMULATIVE IMPACTS .......................................... 17
i
JB/4870002.TOC
TABLE OF CONTENTS (Continued)
baa
MITIGATION MEASURES ......................................... 18
Short -Term (Construction) Emissions .............................. 18
Long -Term Emissions ......................................... 19
LEVEL OF SIGNIFICANCE AFTER MITIGATION ....................... 20
REFERENCES ................................................... 20
ii
O31
LIST OF TABLES
Table
1 Summary of Annual Air Quality Data
Palm Springs Air Quality Monitoring Station ....................... 7
2 Summary of Annual Air Quality Data
Indio Air Quality Monitoring Station ............................. 8
3 Project -Related Mobile Source Pollutant Emissions ................. 12
4 Maximum Carbon Monoxide Concentrations
CALINE4 Modeling Results .................................. 13
5 Project -Related Stationary Source Pollutant Emissions ............... 15
LIST OF EXHIBITS
Exhibit
Following
Paue
1 Southeast Desert Air Basin
Monitoring Stations Operating During 1988 ......................... 1
2 Project Area Surface Wind Climatology ........................... 2
3 Ambient Air Quality Standards ................................. 5
iii
IB/4870002.TOC
'1 032
AIR QUALITY ANALYSIS OF THE PROPOSED
111 LA QUINTA CENTER' PROJECT
The following report on possible air quality impacts of the proposed 111 La Quinta Center project
in La Quinta, California, was prepared for Transpacific Development Company by Michael
Brandman Associates (MBA). The project is designed as a major multi -use commercial center
and would offer a multitude of integrated commercial and retail services, specialty shops, personal
services, entertainment facilities, restaurants, and drive -through eating establishments. Included
in the project plan are road improvement measures for State Route 111 which would benefit
traffic flow. The proposed project as planned would have a total building square footage of
548,000 to be completed under three phases of development. An additional 70,000 square feet
is available: for future construction that would bring the total to 618,000. The following analysis
of air quality impacts from project -generated mobile and stationary source pollutant emissions was
performed assuming the worst -case situation of full buildout.
REGIONAL SETTING
The project site is located in the Southeast Desert Air Basin of California, an area encompassing
Imperial County and the desert portions of Riverside, San Bernardino, Los Angeles, and Kern
counties (Ekbibit 1).
Climate of the Basin
The Basin is entirely within California's hot desert climatic zone covering the southeastern part
of the state, east of the Sierra and Peninsular ranges. The climate of the Basin is controlled
primarily by the position and strength of the semi -permanent high pressure cell over the Pacific
and the intervening topography of the nearby mountain ranges. The combination of the stable,
subsiding air mass in summer and the partial "rainshadow" in winter combine to make the and
climate. Winters are mild and summers very hot. The region, cut off from the moisture of Pacific
JB/4870002
1 (J33
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Gaseous pollutant or multipollutant
monitoring site
Paticulate sampling only
Discontinued during year
.e7ooa¢2 aw
Southeast Desert Air Basin
Monitoring Stations During 1988 r+.& o zo FAWS
111 La Quinta Center A Exhlbit 1
air masses, receives very little rain. The summer convectional rain, slight as it is, has to come all
the way from the Gulf of Mexico.
Local nate and Meteorolo¢r
The proposed project lies in the City of La Quinta in the Coachella Valley of Riverside County.
The valley, is bounded by the Little San Bernardino Mountains to the north and east, the San
Jacinto Mountains to the west, and the Santa Rosa Mountains to the south. Rainfall averages
just 3.14 inches a year at La Quinta, and the sun shines 90 percent of the time it is above the
horizon. Annual average daytime temperatures range from 107.0 degrees Fahrenheit F in July
to 71.0 degrees F in January. Low temperatures average 75.1 degrees F in summer. In wintertime
during calm, clear nights, overnight low temperatures average 40.1 degrees F.
Winds across the project area are an important meteorological parameter since they control both
the initial rate of dilution of locally generated air pollutant emissions, as well as controlling their
regional trajectory. Predominant wind patterns for the La Quinta area generally follow those of
the Coachella Valley. On a synoptic scale, prevailing northwesterly winds are caused by the
Pacific Iiigh, an anticyclone high pressure cell over the Pacific Ocean. Locally, however, there
is a tendency for a diurnal mountain/valley wind cycle to predominate local wind patterns.
Exhibit 2 shows the daily and seasonal wind patterns for the La Quinta area taken at the nearby
Thermal Airport. The prevailing daytime winds flow upvalley from the southeast. Predominant
nighttime winds tend to be more northerly from downslope flow off the surrounding mountains.
This directional flow is most dominant in summer and spring. Peak daytime winds average
approximately 7.6 miles per hour (mph) in the summer, decreasing to 0.8 mph during winter. The
strongest winds occur at night on an annual basis, peaking at an average of 11.0 mph in spring.
Local microscale air movement is widely dispersed and highly disorganized by strong vertical
motion (updrafts) and horizontal wind fluctuations (topographical frictional effects).
Meteorological Influences on Air Quality
One of the major factors affecting the dispersion of air pollutants in the area is wind. Wind
affects air pollutant concentrations through mechanical mixing and horizontal convective mixing.
Mechanical mixing is the vertical and lateral mixing produced by wind shear and terrain.
2 035
JB/4870002
PST
1AM
4
7
10
1 PM
4
7
10
THERMAL AIRPORT
LATITUDE 33°38' N LONGrIUDE: 116*19 W
PERIOD: December 1950 - November 1953 LEVEL: Surface
MONTHLY THREE HOURLY RESULTANT WIND DIAGRAM
Direction (shown by arrows), Speed (mph)
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
SEASONAL THREE HOURLY, DAILY AND YEARLY
RESULTANT WIND SUMMARY
WINTER
(OM J#w fal
SPRING
(Ms. b. MM
SUMMER
(Jm Jul AWJ
FALL
MOM OOL Nov.)
ANNUAL
(�
W.
(�
w
Wed
(�I
O(,0
U9M
(doo
ETime(PST)
(MOM
1 AM
349
5.4
344
9.2
340
7.6
345
6.6
3"
72
4 AM
347
5.0
3"
7.4
344
5.4
345
5.7
345
5.9
7 AM
345
4.4
340
6.8
1 344
3.1
1 345
4.4
1 342
4.6
10 AM
338
2.1
013
0.7
142
3.5
247
0.5
109
0.3
1 PM
244
0.8
163
1.6
147
7.6
165
3.9
158
3.3
4 PM
162
0.6
287
0.6
150
4.7
163
3.1
160
2.0
7 PM
345
0.84.4
343
8.8
341
6.3
339
5.0
342
6.1
10 PM
347
5.3
343
11.0
338
9.4
346
1 7.4
343
a.3
DAILY
345
3.2
342
5.3
1 354
2.1
343
1 2.8
345
1 3.3
�woora�?ie0
California Air Resources Board
Aerometrie Data Division 4/84
Project Area
Surface Wind Climatology Exhibit 2
PST
1 AM
4
7
10
1PM
4
7
10
Mechanical mixing is, therefore, especially effective near ground level where the wind shear and
the terrain roughness have the greatest influence. Vertical mixing through this process is normall%
limited to a few hundred feet. In general, the stronger the wind and the rougher the surrounding
terrain, the more effective mechanical mixing will be in dispersing pollutants. Horizontal
convective mixing is perhaps a more important means of dispersing air pollutants. An increase
in the mean windspeed will effectively lower the downwind ambient concentration of pollutants
by diluting the pollutant emissions.
Other important meteorological conditions that affect pollutant concentrations are temperature
inversions. Vertical convective mixing of air pollutants is frequently limited by the presence of
a temperature inversion layer. Temperature generally decreases with altitude in the lower
atmosphere (0 to 11,000 feet). A temperature inversion is an atmospheric condition in which the
temperature actually increases with altitude, or decreases less rapidly than normal. Such
temperature inversions may result either from large-scale subsidence due to the Pacific High or
from nocturnal radiation transfer. Nocturnal radiation inversions are a distinct factor during clear
morning hours in winter.
A temperature inversion layer generally inhibits vertical air movement, preventing upward mining
and dispersion. The mixing layer between the ground surface and the bottom of the inversion
layer is characterized by the "mixing height." This height frequently increases during the day as
the inversion layer erodes from solar radiation. Nocturnal (or winter) inversions often break up
completely by midmorning. Summer inversions, which are distinctly related to the strengthening
of the Pacific High, often take until late afternoon to break up.
A combination of low mixing heights and low windspeeds produces situations with the highest
concentrations of pollutants. Conversely, air pollution levels are lowest when there is no inversion
and moderate to strong windspeeds (10 mph or greater).
Air Pollution Constituents
The air quality of the Basin depends on the emission of primary pollutants, the formation of
secondary pollutants, the regional ambient air quality, and the previously discussed topographical
and meteorological factors that influence the atmospheric transport of pollutants. By definition,
primary pollutants are those emitted directly from a source into the atmosphere and include
JB/4870002
carbon monoxide (CO), oxides of nitrogen (NOx), reactive organic compounds (ROC), sulfur
dioxide (Sq), and particulates (TSP, PMto). Secondary pollutants are distinguished by their
formation in atmospheric chemical and photochemical reactions, often involving primary
pollutants. Examples of such secondary pollutants include ozone (03) and secondary Phlto
formations such as nitrate and sulfate particulates.
During summer's longer daylight hours, plentiful sunshine provides the energy needed to fuel
photochemical reactions between nitrogen dioxide and reactive organic compounds which result
in ozone formation Ozone is a colorless toxic gas which irritates the lungs and damages materials
and vegetation. To reach high levels of ozone requires adequate sunshine, early morning
stagnation in source areas, high surface temperatures, strong and low morning inversions, greatly
restricted vertical mixing during the day, and daytime subsidence that strengthens the inversion
layer. The most frequent ozone transport route is from source areas in the South Coast Air Basin
to receptor areas inland to the east.
In the winter, temperature inversions occur close to ground level during the night and early
morning hours. At this time, the greatest pollution problems are from carbon monoxide and
nitrogen oxides. High carbon monoxide concentrations occur on winter days with strong surface
inversions and light winds. Carbon monoxide transport is extremely limited. Highest
concentrations are associated with areas of highest traffic density.
High nitrogen dioxide levels usually occur during the autumn or winter on days with summer-
like weather conditions. These conditions include low inversions, limited daytime mixing, and
stagnant windflow, conditions. Although days are clear, sunlight is limited in duration and
intensity. Photochemical reactions necessary to form ozone are incomplete.
Atmospheric particulates are made up of fine solids or liquids such as soot, dust, aerosols, fumes.
and mists. A large portion of the total suspended particulate matter (TSP) in the atmosphere is
finer than ten microns (PMto). These small particulates cause the greatest health risk since they
can more easily penetrate the defenses of the human respiratory system. PM10 can irritate the
respirator), system by itself and in combination with gases.
4
As with ozone, a substantial fraction of PMia forms in the atmosphere as a result of chemical
reactions.. Peak concentrations of both ozone and PMio occur downwind of precursor emission
sources.
EXISTING REGIONAL AIR QUALITY
Ambient air quality is presently sampled at 17 monitoring stations throughout the Southeast
Desert Air Basin (Exhibit 1). Air quality concerns for the Coachella Valley portion of the
Southeast Desert Air Basin are the responsibility of the South Coast Air Quality Management
District (SCAQMD). Monitoring of ambient concentrations of air pollutants is conducted by the
SCAQMD at Banning, Palm Springs, and Indio.
Contaminant levels in air samples are compared to national and state standards to determine air
quality. These standards are set by the U.S. Environmental Protection Agency (EPA) and the
California Air Resources Board (CARB) at levels to protect public health and welfare with an
adequate margin of safety. There are national and state standards for ozone, carbon monoxide,
nitrogen dioxide, PMio (suspended particulate matter 10 microns or less in diameter), sulfur
dioxide, and lead. The SCAQMD also measures for compliance with two other state standards:
sulfate and visibility. Standards are depicted on Exhibit 3.
ttain enit Statu
One requirement of the California Clean Air Act (1988) is for the California Air Resources Board
(CARB) to establish criteria and to designate areas of the state as attainment, nonattainment, or
unclassified for any state standard. In June 1989, CARB adopted criteria and designations for
each area based on those criteria. An attainment designation for an area signifies that pollutant
concentrations did not violate the state standard for that pollutant in that area. A nonattainment
designation indicates that a pollutant concentration violated the state standard at least once,
excluding those occasions when a violation(s) was caused by an exceptional event, as defined in
the criteria. The designation of attainment or nonattainment for each pollutant by the EPA with
respect to national standards is based on similar criteria as required by the Clean Air Act
Amendments (1977).
JB/4870002 5 039
California
National
.gyp.
Ozone
0.09 ppm,1-hr. avg.>a)
0.12 ppm, 1-hr. avg.
0.12 pCarbon 7avg.
Monoxide
9.0 ppm, 8-hr. avg.>b)
9 ppm, 8-hr. avg. e)
9 pp
20 ppm, 1-hr. avg.
35 ppm, 1-hr. avg.
35 ppm, 1-hr. avg.
Nitrogen Dioxide `
0.25 ppm, 1-hr. avg.>g)
0.53 ppm, annual avg. f)
0.53 ppm, annual avg. 0
SulfurDioxidei
0.05 ppm, 24-hr. avg.>= with
0.03 ppm, annual avg.
0.50 ppm, 3-hr. avg.
ozone>=0.10 ppm,1-hr. avg.
0.14 ppm, 24-hr. avg.
or TSP>=ug/m3, 24-hr. avg.
0.25 ppm, 1-hr. avg.>cf
Suspended
30 ug/m3 annual geometric
50 ug/m3, annual h)
50 ug/m', annual h)
Particulate
mean>
arithmetic mean
arithmetic mean
Matter(PM fOj!
50 ug/m', 24-hr. avg.>d)
150 ug/nP, 24-hr. avg.
150 ug/m3, 24-hr. avg.
Sulfates
25 ug/m', 24-hr. avg.>=
Lead
1.5 ug/m'. 30-hr. avg.>=
1.5 ug/m', calendar
1.5 ug/ms, calendar
quarter
quarter
Hydrogen
0.03 ppm, 1-hr. avg.>=
SuMde
Nny/Chloride"
0.010 ppm, 24-hr. avg.>=
Wsibli ty-
In sufficient amount to reduce
Reducing
the prevailing visibility to less
Particles
than 10 miles at relative
humidity less than 70%,1 obs.
E11aed a Mad 9.'1W. TM stadwd w w9,;.u* 0.10 PPm ter ev¢a..
EOsdti3O Daoambw 15. 19M TM stardatG wwe pevlaMly 10 pPR 12�awr ge and a0 ppm tMur awrepa
Eft d Odoba 5. 19K Th. abrdad was Pevlou* .S ppm 1-h" avwaga
Eft d &9 M 19. 19M The standrds were prevbuly 90 uW TSP. annual gewWb mesm and 100,,WW TSP, Nwwaga
Eeediw SaptwMri3. 1995- Mandwd changed lmm>10 h-9.3pprr*W>9ppm(>a93ppag.
E%dNe Ady i, igM strdad charged lmm>t00 uyrVO (>.0032 ppn4 wp .053 ppm P.053s ppm(.
ERect"Marklk 9V,standarddwWhan>.25ptmto>25ppm
ESacbm J* 1. 199. The stadam% w prwouslin
Pdrvy -AwwM gewetrip mean TSP>75 ugrmr and 24-hour avw" TSP> 280 ugnd.
$ern -Mood gear mean TSP>BO uyml and M4"wage TSP> 150 uym+.
Nde: Wm . pwb pw rr M" by Yok A
uym . nidegra Pw mtw nadw.
> grsebr gun
SOURM:
C.Wd is Aittwou Bosh.191&
4870002-3290
Ambient Air Quality Standards LOLL
ill La Quinta Center 3 0 �'f' 0 Exhibit 3
The Southeast Desert Air Basin is designated by CARB as nonattainment of state standards for
ozone and PMto (particulate matter less than 10 microns in diameter). The western half of the
Basin, including the Coachella Valley, is designated by the EPA as nonattainment of the national
ozone standards.
Levels for carbon monoxide, nitrogen dioxide, sulfur dioxide, and lead are designated as being in
attainment of national and state standard limits in all areas of the Southeast Desert Air Basin.
EXISTING LOCAL AIR QUALITY
The City of La Quinta lies within the national and state nonattainment areas for ozone and the
state nonattainment area for PMro. The multipollutant monitoring station in Palm Springs best
characterizes baseline air quality in the La Quinta area. The particulate monitoring station in
Indio best characterizes PMro levels for the area (see Exhibit 1). Ozone is monitored in Indio
on a limited basis. Air quality readings at the Palm Springs and Indio stations from 1984 through
1988 are shown in Tables 1 and Z respectively.
Ozone levels exceed state and national standards a number of times each year. The exceedances
are almost always limited to the summer season when meteorological conditions are most
conducive to its formation. As discussed, the majority of ozone exceedances in the local area are
due to transport from sources in the heavily populated South Coast Air Basin. Motor vehicle
usage in the Coachella Valley contributes fractionally to the ambient ozone concentrations
observed
The state PMro standard is often exceeded. The South Coast Air Basin generates a high
percentage of PMra through secondary airborne chemical reactions of pollutants that are
transported into the area by prevailing winds. Locally created sources include fugitive dust
generation from wind erosion of unpaved roads, agricultural tilling, sand and gravel aggregate
piles, and heavy construction operations. Peak particulate levels are usually associated with desert -
wide dust storms.
JB/4870002 6 1
TABLE 1
SUMMARY OF ANNUAL AIR QUALITY DATA
PALM SPRINGS AIR QUALITY MONITORING STATION
Ozone (q)
State standard (1-hr. avg. 0.09 ppm)
Federal standard (1-hr. avg. 0.12 ppm)
Maximum concentration (ppm)
# of days state standard exceeded
# of days federal standard exceeded
Carbon Monoxide (CO)
State: standard (1-hr. avg. 20 ppm)
Federal standard (1-hr. avg. 35 ppm)
Maximum concentration 1-hr. period (ppm)
# of days state standard exceeded
# of days federal standard exceeded
Nitrogen Dioxide (Nq)
State standard (1-hr. avg. 0.25 ppm)
Federal standard (0.0534 AAM in ppm)
Maximum 1-hr. concentration (ppm)
# of days state standard exceeded
# of days federal standard exceeded
Total Suspended Particulates (TSPf
State standard (24-hr. avg. 150 ug/m3)
Federal standard (24-hr. avg. 260 ug/m3)
Maximum 24-hr. concentration
% samples state 24-hr. standard exceeded
% samples federal 24-hr. standard exceeded
Suspended Particulates (PMto)°
State standard (24-hr. avg. 50 ug/m3)
Federal standard (24-hr. avg. 150 ug/m3)
Maximum 24-hr. concentration
% samples exceeding state 24-hr. standard
% samples exceeding federal 24-hr. standard
0.20
0.24
0.18
0.17
0.20
92
81
80
74
99
36
25
31
33
35
4 5
5
5 4
0 0
0
0 0
0 0
0
0 0
113
291
175
0
7
3
0
1
0
NM
NM
NM
0.11
0
0
180 145
121°
25.0
0
77
13.3
0
AAM = annual arithmetic mean
NM = not monitored
ppm = parts per million
4m3 = micrograms per cubic meter
a The state TSP standard was superseded by the state PMto standard in 1986, and the federal
TSP standard was superseded by the federal PMto standard in 1987.
b Sampling period: September through December.
Source: South Coast Air Quality Management District Air Quality Data--1984, 1985, 1986.
1987, and 1988.
7
JB/4870002.X
Carbon monoxide and nitrogen dioxide levels are well below national and state ambient air quality
standards. Motor vehicle usage and industrial emissions are low enough in the area to maintain
ambient concentrations in attainment status. However, on clear winter days at busy intersections.
the local impacts of carbon monoxide emissions may reach measurable levels.
The California Environmental Quality Act (CEQA) indicates a project would be considered to
have a significant impact on air quality if the project violates any ambient air quality standard.
contnbutes measurably to an existing air quality violation, or exposes sensitive receptors to
substantial levels of pollutants. The determination that a project would have a significant impact
on air quality and any subsequent finding, including a Statement of Overriding Considerations,
must be made by the lead agency.
The potential air quality impact of the proposed 11112 Quinta Center project have been analyzed
utilizing the emission factors developed by the California Air Resources Board. Emissions from
major projects fall into three major categories:
e Short -Term Construction Emissions: Airborne dust and emissions from heavy
equipment during the construction phases of the proposed project.
e Long -Term Mobile Emissions: Vehicle emissions resulting from traffic traveling
to and from the proposed project.
e Long -Term Stationary Emissions: Stationary emissions resulting from offsite
electrical power generation associated with the various land uses of the project.
SHORT -'!GERM CONSTRUCTION EMISSIONS
The preparation of the study area for facility construction would produce two types of air
contaminants: exhaust emissions from construction equipment and fugitive dust generated as a
result of soil movement. These construction impacts could be expected during each phase of
development. The emissions produced during grading and construction activities are short-term.
Fugitive dust emissions could be troublesome to workers and at nearby residences depending upon
prevailing wind conditions, even though prescribed wetting procedures are followed.
9 043
L M I, 3'11L.K 0II 1 Il Ii - 1I. I
Exhaust emissions from construction activities include those associated with the transport of
workers and machinery to the site, as well as those produced onsite as the equipment is used.
Appendix G presents exhaust emission. factors, as determined by the EPA, for various types of
equipment used during construction operations. Exhaust emissions vary substantially from day to
day depending on the level of activity and cannot be quantified without appropriate data on the
numbers and types of equipment needed However, it can be expected that, even during peak
periods of construction of the proposed project, emissions related to construction equipment
would contribute only incrementally to ambient levels of pollutants of local concern such as carbon
monoxide and nitrogen dioxide. Of regional concern, emissions of ozone precursor pollutants,
such as NOx and Reactive Organic Gases (ROG), would incrementally add to the area's ozone
levels. However, the amounts associated with the short-term construction exhaust emissions would
not contribute measurably to the existing total ambient levels and would be considered
insignificant
Fugitive Dust Emissions
Heavy construction is a source of dust emissions that may have substantial temporary impact on
local air quality. Building and road construction are the prevalent construction categories with
the highest emissions potential. Emissions during the construction of the proposed project are
associated with land clearing, blasting, ground excavation, cut and fill operations, and the
construction of the particular facility itself Dust emissions vary substantially from day to day
depending on the level of activity, the specific operations, and the prevailing weather. A large
portion of the emissions result from equipment travel over unpaved roads at the construction site.
The EPA estimates that each acre of soil disturbed creates about 110 pounds of dust per workday
during the construction life of any project. This value depends on soil moisture, silt content, wind
speed, construction density, and many other factors. Through watering and other dust control
measures, dust emission rates can be expected to be reduced by about 50 percent. For the
proposed 111 La Quinta Center, an estimated 64 acres of total area will be either excavated,
graded, or both through the duration of the construction phase. Applying an estimated 36-month
development period, broken into three phases of development, an average of 2 acres of dirt would
be moved or graded per month. Based on EPA estimates, the grading would generate approxi-
10
i
MMMM IIIIRAIII�IIIAI�IIIInt�1�
mately 4,400 pounds (2.2 tons) of dust per month at peak construction of the project. It should
be noted that this estimate is very general and conservative (worst -case). This figure does not
account for dust -control measures (e.g. watering). Without mitigation, fugitive dust emissions
represent significant sources of total suspended particulate matter and PMio-
LONG-TERM MOBILE EMISSIONS
Vehicle usage and the resultant emissions were assessed in this study with the California Air
Resources Board (CARB) computer model, Urbemis 2, specifically designed to quantify the
number of the trips generated by a given land use and the associated emissions. Input variables
include the types and extent of the land uses, trip generation rates, speed, temperature, etc.
Based on the proposed land rises, as well as other data derived from the traffic consultant, the
number of trips and pollutant emissions were calculated for the proposed facilities. The projected
vehicle trips and emissions are summarized in Table 3 (computer output sheets are included in
Appendix G).
As indicated in Table 3, the proposed project -under worst -case conditions would have the
potential to generate up to 4,860 pounds per day of carbon monoxide, 453 pounds per day of total
organic gases, and 619 pounds per day of nitrogen oxides. Total organic gases (TOG) are greater
than the reactive organic gases (ROG). Therefore, TOG generated by the project overstates the
impact on ozone. As previously indicated, ambient air quality measurements taken over the past
several years at the Palm Springs and Indio air quality monitoring stations (Tables 1 and 2) exceed
both the state and national standards for ozone. Since the project would contribute to an already
existing violation of the ozone standard, the project -related ozone precursor pollutant (ROG and
NOx) emissions would, without mitigation, have a significant impact on regional air quality.
Local Air Qualify
The impact of the proposed project on local air quality with respect to carbon monoxide was
assessed through the use of the Caltrans CALINE4 Air Quality Model, which allows microscale
carbon monoxide (CO) concentrations to be estimated along each roadway corridor or
intersection. The intersections modelled were State Route 11I/Washington St. and State Route
11 a, P. �' 3
IB/4870002
Ill/Adams St., the two highest LOS areas. CO emissions from traffic volumes for existing
conditions, future cumulative conditions with the proposed project, and future cumulative
conditions without the proposed project were analyzed.
TABLE 3
PROJECT -RELATED MOBILE SOURCE POLLUTANT EMISSIONS
(lbs/day)
Total Emissions
Vehicle Trip
Land Use Trips Rate TOG CO NOx
Market
5,329
125/TSF
79.4
851.0
108.6
Drug Store
1,100
40.1/TSF
16.4
175.7
22.4
Home Improvement Ctr.
1,223
30.7/TSF
18.2
195.3
24.9
Other Retail
19,836
40.1/TSF
295.7
3,167.9
404.1
Service Station
748
748/I'SF
11.2
119.5
15.2
Restaurant
2.12
534.8/1'SF
326
350.7
441
Total 30,375 453.5 4,860.1 619.3
TSF = 1,000 square feet
Source: Barton-Aschman Associates 1989 and Michael Brandman Associates 1990.
The traffic configuration provided by the project's traffic consultant correspond to the planned
548,000-square-foot construction space. The updated traffic configurations for the project, with
the additional 70,000 square feet, were not available at the time of this analysis. However, as an
extreme worst -case assumption, the CALINE4 dispersion modeling was performed using twice the
predicted traffic volumes. Therefore, project generated CO emissions under full development
would be substantially below the CO concentrations calculated under the worst -case scenario.
Computer readouts for the CALINE4 model appear in Appendix G. A brief discussion of input
to the model follows. Table 4 presents the results of the analysis for the worst -case wind angle
and windspeed condition and is based upon the following assumptions:
12
e, r
TABLE 4
MAXIMUM CARBON MONOXIDE CONCENTRATIOW
(parts per million)
Receptor
Carbon Monoxide Concentrations (1 hr.l°
Distance
Receptor
Cumulative Cumulativc
From
Direction
Future Future
Intersection
From
With Without
Intersection (m)
Intersection
Existing Project Project
State Route Ill/Washington Street
21.2
NE
4.8
12.2
11.8
42.4
NE
4.5
8.1
7.9
212
SE
4.8
12.7
12.3
42.4
SE
4.4
8.4
8.2
212
SW
4.7
12.2
11.6
42.4
SW
4.4
8.1
7.8
21.2
NW
4.8
11.6
11.1
42.4
NW
4.4
8.2
8.0
State Route Ill/Adams Street`
212
NE
4.0
10.0
9.4
42.4
NE
4.0
6.9
6.6
212
SE
4.0
10.3
9.7
42.4
SE
4.0
7.1
6.8
21.2
SW
4.0
9.9
9.5
42.4
SW
4.0
6.9
6.7
21.2
NW
4.0
9.5
9.2
42.4
NW
4.0
6.9
6.6
a The national standard is 35 ppm (1-hour average), and the state standard is 20 ppm (1-hour
average).
b Background CO levels of 4.0 ppm have been added to the 1-hour average concentration.
c The intersection does not presently exist.
Source: Barton-Aschman Associates 1989 and Michael Brandman Associates 1990.
13
IB/4870002.X
• The modeling locations selected represent the intersections/interchanges with the
highest traffic volumes in proximity to residential or other sensitive receptors.
Concentrations at eight receptor points are modelled at each location.
approximately 20 and 40 meters from the intersection in each quadrant formed
by the intersection.
• The calculations assume a meteorological condition of almost no wind (1.0
meter/second), a flat topographical condition between the source and receptor,
and a mixing height of 1,000 meters.
• CO concentrations are calculated for the 1-hour averaging period and then
compared to the state and national 1-hour standards.
• Concentrations are given in parts per million (ppm) at each of the receptor
locations.
• The average speed was assumed to be 25 mph for arterial roadways. Emission
factors for 1990 and 1993 were available from CARB.
• Ambient (background) CO concentrations that represent the second worst -case
CO concentrations measured in Palm Springs in 1988 were added to the model
results. The background concentration is 4.0 ppm for the 1-hour average
(CARB 1988).
As indicated in Table 4, carbon monoxide concentrations at the 16 receptor locations would not
violate state or national 1-hour standards, even when predicted traffic volumes are doubled. The
project under full development would not have a significant impact on local air quality. However,
as discussed previously, the project -related emissions of ozone precursor pollutants (nitrogen
oxides and reactive organic gases) would incrementally contribute to the already existing poor
regional ambient air quality, which would be considered to be a significant impact.
LONG-TERM STATIONARY EMISSIONS
Land Use Utilities
The stationary source emissions resulting from offsite electrical power generation associated with
the distribution of land uses of the proposed 111 La Quints Center project were quantified with
the procedure described in the South Coast Air Quality Management District (SCAQMD) Air
Quality Handbook for Preparing Environmental Impact Reports (1987). The stationary emissions
for the proposed project at buildout are summarized in Table 5 (computer printout in Appendix).
14
TABLE 5
STATIONARY SOURCE EMISSIONS
(lbs/day)
Pollutant
Land Use Size CO NOx SOx Particulates HC
Market
42,630
1.28
7.24
0.72
0.24
0.08
Drug Store
27,462
0.24
1.24
0.10
0.04
0.02
Home Improvement Ctr.
39,900
0.16
0.74
0.04
0.02
0.02
Other Retail
495,050
4.16
22-24
1.92
0.64
0.42
Restaurants
12,000
034
1.88
0.18
0.06
0.02
Service Station
1,000
Da
0.04
AA
AM
—0
Total
6.16 33-36 2.98 1.00 0.56
Source: Michael Brandman Associates 1990 and SCAQMD 1997.
Offsite emissions of pollutants generated from the utility requirements of the proposed project
would not add measurably to existing ambient levels and thereby make an insignificant
contribution on a regional basis.
AIR QUALITY MANAGEMENT PLAN (AQMP)
The federal Clean Air Act (1977 amendments) required that designated agencies in any area of
the nation not meeting national clean air standards prepare a plan demonstrating the steps needed
to bring the area into compliance with all standards by December 31, 1987. Congress has not yet
updated the Clean Air Act to set a new deadline, although many regions, particularly in California,
still have air quality significantly more degraded than the allowable standards.
Air pollution control in the La Quinta area is under the jurisdiction of the South Coast Air
Quality Management District (SCAQMD). However, the area is located in the Southeast Desert
Air Basin. The only federal standard which is exceeded in either Palm Springs or Indio is the
15
JB/4870002
Lkg
ozone standard, which was exceeded on 35 days in 1988, the most recent year for which there are
complete data. State standards for ozone are exceeded in Palm Springs, and the state PMto
standard is exceeded in both Palm Springs and Indio.
An air quality plan was prepared for the Southeast Desert Air Basin in 1978. No amendments
have ever 'been developed for that plan. The 1978 air plan found that the ozone problem in the
Coachella Valley was a result of transport from the adjacent South Coast Air Basin rather than
a result of locally -generated pollutants, and relied on emission -reduction programs in the South
Coast to achieve clean air in the Southeast Desert Since that time, a new PMto standard was
adopted at both the state and national levels. This pollutant, for which California standards are
regularly exceeded in the Southeast Desert Basin, has not been addressed in an air quality plan.
Therefore, no finding of consistency can be made for control of either ozone or PMto. Population
has also increased in the region since the 1978 plan was prepared Some ozone precursors are
generated locally, although the principal impact of these pollutants may be farther downwind.
The South Coast Air Quality Management District has been conducting air monitoring and
modeling studies in the Coachella Valley to better determine the impact of local emissions on
local air quality. Determination of whether a federal plan update is required is the responsibility
of the EP,A. Meantime, the City of La Quinta has issued the same project review requirements
distributed by the Southern California Association of Governments for demonstrating conformity
with the South Coast Air Quality Management Plan.
GROWrF1 MANAGEMUgT PLAN
In the South Coast Air Basin, the designated air planning agencies are the SCAQMD and the
Southern California Association of Governments (SCAG). The two agencies adopted a revised
AQMP on March 17, 1989. The plan projects attainment for all national standards by the year
2007. The Air Quality Management Plan, which applies only to Orange County and the non
desert portions of Los Angeles, Riverside and San Bernardino counties, incorporates the SCAG-
prepared Regional Mobility Plan and Growth Management Plan. These two plans apply to all
areas of the four counties covered by the AQMP and to Ventura and Imperial counties. The
Growth Management Plan sets job/housing balance targets for subregions throughout the planning
areas. These targets are intended to foster housing growth in employment -rich areas and
16 "J, 0 5 g
employment growth in housing -rich areas. These shifts are projected to reduce vehicle miles
traveled, resulting in less congestion and fewer air emissions from motor vehicles.
In the South Coast Air Basin, commercial shopping centers that employ at least 1,000 people or
are larger than 500,000 square feet are subject to review to demonstrate that they conform to
the subregional job/housing balance goals established in the Growth Management Plan. The
project review guidelines issued by the City of La Quinta require that projects be consistent with
job/housing balance targets.
Underlying the term job/housing balance is the concept that if an area's housing and employment
opportunities are balanced, the majority of people living in the area can work there. If people
work near their residences, vehicle miles traveled and congestion on freeways will be reduced and
air quality will be improved.
Southern California would be considered balanced if there were 1.2 jobs for every household
within each subregion. However, the region is presently imbalanced in many subregions, and is
expected to become more imbalanced in the future. Employment opportunities exceed housing
units in some areas and housing units greatly exceed the number of jobs in others.
The current job/housing ratio in the Riverside Desert subregion where the project is located is
0.71. However, SCAG has projected that employment opportunities will increase somewhat to
a ratio of 0.75 by the year 2010. SCAG's target of 0.77 would encourage additional employment
Based on an assumption of three employees for every 1,o00 square feet, and a total square
footage of 618,000, the project would generate approximately 1,854 additional jobs. No residences
are included in the project Therefore, the project hhs a favorable job/housing balance, and
additional mitigation is not required to achieve conformity to regional goals.
Long -tern emissions associated with the proposed I11 La Quinta Center project, after mitigation,
will not contribute to an increase in regional emissions. Emissions from all other past, present,
and reasonably foreseeable future projects would cumulatively add to the region's already poor
air quality, unless mitigated
JB/4870002 17 J.- ()1J1
Prior to the issuance of building permits for new commercial or industrial uses, the applicant shall
provide evidence to the City of La Quinta, demonstrating compliance with all SCAQMD
regulations.
SHORT-TERM (CONSTRUCTION)
The following measures would be effective in reducing short-term ozone precursor pollutants (Le.,
NOx) and PMto emissions associated with the construction phase of the project:
1. Reduce the engine size of construction equipment. (Reducing engine size may
decrease peak -hour emissions but may lengthen the construction period and thus
increase total construction emissions.)
2. Electrify equipment where feasible.
3. - Maintain equipment in tune, per manufacturer's specification.
4. Install catalytic converters on gasoline -powered equipment.
5. Implement engine timing retard.
6. Substitute gasoline -powered for diesel -powered equipment, when possible.
1. The applicant shall implement suppression measures for fugitive dust Measures
shall include wet suppression techniques for ground soil, immediate replanting
and irrigation of landscaped areas, wind breaks (perimeter wall as first
construction), coverage requirements for stockpiled materials and loaded trucks,
and onsite vehicle speed limits of 15 mph. These measures, as well as other:
deemed necessary by the City of La Quinta, Engineering Division, shall be
incorporated as conditions of the required Erosion and Dust Control Plan to be
submitted by the developer with any application for construction.
2. Disturbed areas shall be revegetated and/or stabilized as soon as possible.
18
N5 2
I. Construction activities shall be curtailed during periods of high ambient pollutant
concentrations Ambient PM,, concentrations are highest during days with
strong winds (greater than 20 mph).
2. Activity management measures shall be implemented, such as the rescheduling
of planned activities, to reduce short-term impacts.
LONG-TERM Ea1IISSIONS
The project will incorporate parking facility designs to reduce local emissions. In conjunction with
planned improvements to Highway 111 which will increase traffic flow and reduce emissions, long-
term impacts will be reduced to a level of insignificance.
The proposed project would contribute on a project -specific basis to short-term construction
emissions of particulates that cannot be mitigated to a level below significance. This is considered
an unavoidable adverse impact. The project has incorporated transportation control measures to
reduce the local and regional impact of motor vehicle emissions. Measures contained in the
adopted 1989 AQMP for reducing emissions associated with projected growth will further reduce
vehicular emissions associated with the project. Therefore, the project would not contribute to
a long-term increase in regional emissions and the long-term impact of the project, after
mitigation, has been reduced to a level of insignificance.
Fi •u _•nr•r inn ia• • • •u ,
California Air Resources Board. 1989 (June). California Surface Wind Climatology.
Jerry Coffey, City Engineer, City of La Quinta, Engineering Division.
National Oceanic and Atmospheric Administration. 1982 (Sep). Monthly Normals of
TeL=xature Precipitation and Heating and Cooling Degtee Days 1951-80 California,
National Climatic Data Center.
19
JB/4870002
.J. , 053
South Coast Air Quality Management District, 1984-19M Air Quality Data
South Coast Air Quality Management District 1987 (Apr). Air Qua(Uy Handbook For Preparing
Envircinmental Impact Rep
20 , ; 5 t
APPENDICES
055
CONSTRUCTION EMISSIONS
Emission Factors for Heavy -Duty
Diesel -Powered Construction Equipmenta)
POLLUTANT (gm/hr)
Type Of
Equipment
Carbon
Monoxide
Exhaust
Hydrocarbons
Nitrogen
Oxides
Sulfur
Oxides
Particulates
Tracktype
157.01
55.06
570.70
62.3
50.7
Tractor
Wheeled
1622.77
85.26
575.84
40.9
61.5
Tractor
Wheeledb)
--
--
--
158
75
Dozer
Scraper
568.19
128.15
1740.74
210
184
Motor
68.46
18.07
24.43
39
27.7
Grader
Wheeled
259.58
113.17
858.19
82.5
77.7
Loader
Tracktype
91.15
44.55
375.22
34.4
26.6
Loader
Off -Highway
816.81
86.84
1889.16
206
116
Truck
Roller
137.97
30.58
392.9
30.5
22.7
Miscel-
306.37
69.35
767.3
64.7
63.2
laneous
a) Source: EPA-AP-42, Volume II, September 1985
b) The wheeled dozer HC/CO/NOx emissions are included in the off -highway truck
cdtegory.
(? 5
Emission Factors for Heavy -Duty
Gasoline -Powered Construction Equipment
POLLUTANT (gm/hr)
Evapo- Crank -
Carbon Exhaust rative case
Type of Mono- Hydro- Hydro- Hydro- Nitrogen Sulfur Partic-
Equipment oxide carbons carbons carbons Oxides Dioxide ulates
Wheeled
Tractor
4320 . ; ,
164; , . , , ,
30.9 .- „
- 32.6
195.
7.03
10.9
Motor
5490
186
30.0
37.1
145
7.59
9.4
Grader
Wheeled
7060
241
29.7
48.2
235
10.6
13.5
Loader
Roller
6080
277
28.2
55.5
164
8.38
11.8
Miscel
7720
254
25.4
50.7
187
10.6
11.7
laneous
Dust Emissions
1.2 tons per acre are of construction per month of activity, or 110 lbs. per
acre per working day.
Source for all above data: EPA-AP-42, Volume II, September 1985
f)57
I
Project Name : LA QUINTA CTR
Date : 02-08-1990
Analysis Year = 1995 Temperature = 60
EMFAC7 VERSION EMFAC7C ... 1/4/87
Unit Type
Trip Rate
Size
Tot
Trips Days Op.
Market
125.0/1000
Sqf
43
5329
1
rug Store
40.1/1000
Sqf
27
1100
1
ome Improvement Ctr
30.7/1000
Sqf
40
1223
1
Other Retail
40.1/1000
Sqf
495
19836
1
^ervice Station
748.0/1000
Sqf
1
748
1
estaurant (Fast Food)
534.8/1000
Sqf
4
2139
1
Residential
Commercial
Home -Work Home -Shop Home -Other
Work
Non -Work
Trip Length 8.8
3.2
5.2
8.1
5.5
Started Cold 88.2
40.1
58.0
77.2
27.0
rip Speed 35
35
35
30
30
Percent Trip 27.3
21.2
51.5
Vehicle Fleetmix
Vehicle Type
Percent Type
Leaded
Unleaded
Diesel
Light Duty Autos
72.8
1.5
95.9
2.6
Light Duty Trucks
14.3
2.4
94.9
2.8
Medium Duty Trucks
4.3
5.9
94.2
0.0
Heavy Duty Trucks
3.9
33.3
66.7
N/A
Heavy Duty Trucks
3.9
N/A
N/A
100.0
Motorcycles
0.9
100.0
N/A
N/A
Project Emissions Report in Lb/Day
Unit Type
TOG
CO
NOX
Market
79.4
851.0
108.6
Drug Store
16.4
175.7
22.4
Home Improvement Ctr
18.2
195.3
24.9
Other Retail
295.7
3167.9
404.1
Service Station
11.2
119.5
15.2
Restaurant (Fast Food)
32.6
350.7
44.1
REPORT FOR FILE : lllwashl
1. Site Variables
U=
1.0
M/S
BRG=
10.0
DEGREES
CLASS=
F STABILITY
MIXH=
1000.0
M
SIGTH=
10.0
DEGREES
ZO=
108.0
CM
VD=
0.0
CM/S
VS=
0.0
CM/S
AMB=
0.0
PPM
TEMP--
8.0
DEGREE (C)
2. Link Description
LINK
*
LINK COORDINATES (M) *
EF
H
W
DESCRIPTION
*
X1 Y1 X2 Y2 *
TYPE
VPH
(G/MI)
(M)
(M)
---------------*-----------------------------*------------------------------
north
0 0 0 400
AG
530
9.9
0.0
24.0
n. east
0 0 400 0
AG
810
9.9
0.0
27.7
C. south
0 0 0 -400
AG
480
9.9
0.0
24.0
west
0 0 -400 0
AG
930
9.9
0.0
27.7
* MIXW
* L
R
STPL DCLT ACCT SPD
EFI
IDT1
IDT2
LINK * (M)
(M)
(M) (SEC) (SEC) (MPH) NCYC
NDLA
VPHO
(G/MIN)
(SEC)
(SEC)
------- *--------•--------------------------------------•-----------------------
A. 0
0
0 0.0 0.0 0 0
0
0
0.0
0.0
0.0
B. 0
0
0 0.0 0.0 0 0
0
0
0.0
0.0
0.0
�. 0
0
0 0.0 0.0 0 0
0
0
0.0
0.0
0.0
0
0
0 0.0 0.0 0 0
0
0
0.0
0.0
0.0
3. Receptor Coordinates
X
Y
Z
RECEPTOR
1
15
15
1.3
RECEPTOR
2
30
30
1.3
RECEPTOR
3
15
-15
1.3
RECEPTOR
4
30
-30
1.3
RECEPTOR
5
-15
-15
1.3
RECEPTOR
6
-30
-30
1.3
RECEPTOR
7
-15
15
1.3•
RECEPTOR
8
-30
30
1.3
MODEL RESULTS FOR FILE lllwashl
*
PRED
*WIND *
*
CONC
*
BRG *
RECEPTOR
*
(PPM)
*(DEG)*
----------
*-------*----- *
RECPT
1
*
0.8
*
263
RECPT
2
*
0.5
*
258
RECPT
3
*
0.8
*
277
RECPT
4
*
0.4
*
282
RECPT
5
*
0.7
*
82
RECPT
6
*
0.4
*
12
RECPT
7
*
0.8
*
98
RECPT
8
*
0.4
*
102
COCN/LINK
(PPM)
A B C D
0.2
0.1
0.0
0.6
0.1
0.0
0.0
0.3
0.0
0.1
0.2
0.6
0.0
0.0
0.1
0.3
0.0
0.5
0.2
0.1
0.2
0.0
0.0
0.2
0.2
0.5
0.0
0.1
0.1
0.3
0.0
0.0
J, , N 6 Q
REPORT FOR FILE : lllwash2
1. Site Variables
U= 1.0 M/S
BRG- 10.0 DEGREES
CLASS= F STABILITY
MIXH= 1000.0 M
SIGTH= 10.0 DEGREES
ZO=
108.0
CM
VD-
0.0
CM/S
VS=
0.0
CM/S
AMB=
0.0
PPM
TEMP--
8.0
DEGREE (C)
2. Link Description
LINK
*
LINK COORDINATES (M) *
EF
H
W
DESCRIPTION
*
X1
Y1
X2
Y2 *
TYPE
VPH
(G/MI)
(M)
(M)
--------------- *-----------------------------
*----------
---------------------
. north
0
0 0
400
AG
6600
8.1
0.0
24.0
�. east
0
0 400'
0
AG
12290
8.1
0.0
36.6
C. south
0
0 0
-400
AG
8840
8.1
0.0
24.0
west
0
0 -400
0
AG
14100
8.1
0.0
36.6
* MIXW
* L
R
STPL
DCLT
ACCT SPD
EFI
IDT1
IDT2
LINK * (M)
(M)
(M)
(SEC)
(SEC) (MPH)
NCYC
NDLA
VPHO
(G/MIN)
(SEC)
(SEC)
------- *---------------------------------------------------------------------
A. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
B. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
�. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
3. Receptor Coordinates
X
Y
Z
RECEPTOR
1
15
15
1.3
RECEPTOR
2
30
30
1.3
RECEPTOR
3
15
-15
1.3
RECEPTOR
4
30
-30
1.3
RECEPTOR
5
-15
-15
1.3
RECEPTOR
6
-30
-30
1.3
RECEPTOR
7
-15
15
1.3.
RECEPTOR
8
-30
30
1.3
'�' (161
MODEL RESULTS FOR FILE lllwash2
*
PRED
*WIND
*
*
CONC
*
BRG
*
RECEPTOR
*
(PPM)
*(DEG)*
----------*-----
-*-----*-
RECPT
1
*
8.2
*
265
*
RECPT
2
*
4.1
*
251
*
RECPT
3
*
8.7
*
275
*
RECPT
4
*
4.4
*
289
RECPT
5
*
8.2
*
85
ZECPT
6
*
4.1
*
68
RECPT
7
*
7.6
*
95
RECPT
8
*
4.2
*
152
COCN/LINK
(PPM)
A
B
C
D
--------------
1.7
1.1
--------
0.0
5.3
1.0
0.2
0.0
2.8
0.0
1.1
2.3
5.3
0.0
0.2
1.4
2.8
0.0
4.7
2.3
1.3
0.0
2.3
1.4
0.4
1.7
4.7
0.0
1.3
0.1
0.1
1.5
2.5
REPORT FOR FILE : 111wash3
1. Site Variables
U= 1.0 M/S
BRG= 10.0 DEGREES
CLASS= F STABILITY
MIXH= 1000.0 M
SIGTH= 10.0 DEGREES
ZO=
108.0
CM
VD=
0.0
CM/S
VS=
0.0
CM/S
AMB=
0.0
PPM
TEMP--
8.0
DEGREE (C)
2. Link Description
LINK
*
LINK COORDINATES (M)
*
EF
H
W
DESCRIPTION
*
Xl
Y1
X2
Y2
* TYPE
VPH
(G/MI)
(M)
(M)
---------------*-----------------------------*------------------------------
north
0
0 0
400
AG
6430
8.1
0.0
24.0
o. east
0
0 400
0
AG
11.200
8.1
0.0
36.6
C. south
0
0 0
-400
AG
8320
8.1
0.0
24.0
west
0
0 -400
0
AG
13540
8.1
0.0
36.6
* MIXW
* L
R
STPL
DCLT
ACCT SPD
EFI
IDT1
IDT2
LINK * (M)
(M)
(M)
(SEC)
(SEC) (MPH)
NCYC
NDLA
WHO
(G/MIN)
(SEC)
(SEC)
-------*---------------------------------------------------------------------
A. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
B. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
^. 0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
0
0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
3. Receptor Coordinates
X
Y
Z
RECEPTOR
1
15
15
1.3
RECEPTOR
2
30
30
1.3
RECEPTOR
3
15
-15
1.3
RECEPTOR
4
30
-30
1.3
RECEPTOR
5
-15
-15
1.3
RECEPTOR
6
-30
-30
1.3
RECEPTOR
7
-15
15
1.3
RECEPTOR
8
-30
30
1.3
IV
MODEL RESULTS FOR FILE iliwash3
*
PRED
*WIND
*
COCN/LINK
*
CONC
*
BRG
*
(PPM)
RECEPTOR
*
(PPM)
*(DEG)*
A
B
C
D
----------*-------*-----*-----------------------
RECPT
1
*
7.8
*
265
*
1.7
1.0
0.0
5.1
RECPT
2
*
3.9
*
251
*
1.0
0.2
0.0
2.7
RECPT
3
*
8.3
*
275
*
0.0
1.0
2.1
5.1
RECPT
4
*
4.2
*
289
*
0.0
0.2
1.3
2.7
RECPT
5
*
7.6
*
85
*
0.0
4.2
2.1
1.2
RECPT
6
*
3.8
*
65
*
0.0
2.0
1.3
0.5
RECPT
7
*
7.1
*
95
*
1.7
4.2
0.0
1.2
RECPT
8
*
4.0
*
152
*
0.1
0.1
1.4
2.4
f16 t
REPORT FOR FILE : llladam2
1. Site Variables
U=
1.0
M/S
BRG=
10.0
DEGREES
CLASS=
F STABILITY
MIXH=
1000.0
M
SIGTH=
10.0
DEGREES
ZO=
108.0
CM
VD=
0.0
CM/S
VS=
0.0
CM/S
AMB=
0.0
PPM
TEMP=
8.0
DEGREE (C)
2. Link Description
LINK
*
LINK COORDINATES (M) *
EF
H
W
DESCRIPTION
*
X1 Y1 X2
Y2 *
TYPE
'VPH
(G/MI)
(M)
(M)
--------------- *----------------------------- *------------------------------
. north
0 0 0
400
AG
2230
8.1
0.0
24.0
-. east
0 0 400
0
AG
10540
8.1
0.0
36.6
C. south
0 0 0
-400
AG
3330
8.1
0.0
24.0
. west
0 0 -400
0
AG
11800
8.1
0.0
36.6
*
MIXW
*
L
R STPL DCLT ACCT SPD
EFI
IDT1
IDT2
LINK *
(M)
(M)
(M) (SEC) (SEC) (MPH)
NCYC
NDLA
VPHO
(G/MIN)
(SEC)
(SEC)
------- *---------------------------------------------------------------------
A.
0
0
0 0.0 0.0 0
0
0
0
0.0
0.0
0.0
B.
0
0
0 0.0 0.0 0
0
0
0
0.0
0.0
0.0
C.
0
0
0 0.0 0.0 0
0
0
0
0.0
0.0
0.0
0
0
0 0.0 0.0 0
0
0
0
0.0
0.0
0.0
3. Receptor Coordinates
X
Y
Z
RECEPTOR
1
15
15
1.3
RECEPTOR
2
30
30
1.3
RECEPTOR
3
15
-15
1.3
RECEPTOR
4
30
-30
1.3
RECEPTOR
5
-15
-15
1.3
RECEPTOR
6
-30
-30
1.3
RECEPTOR
7
-15
15
1.3
RECEPTOR
8
-30
30
1.3
REPORT FOR FILE : llladam3
1. Site Variables
U= 1.0 M/S
BRG= 10.0 DEGREES
CLASS= F STABILITY
MIXH= 1000.0 M
SIGTH= 10.0 DEGREES
ZO=
108.0
CM
VD-
0.0
CM/S
VS=
0.0
CM/S
AMB=
0.0
PPM
TEMP=
8.0
DEGREE (C)
2. Link Description
LINK *
LINK COORDINATES (M)
*
EF
H
W
DESCRIPTION *
X1
Yl
X2
Y2
* TYPE
VPH
(G/MI)
(M)
(M)
---------------- *-----------------------------
*------------------------------
north
0
0 0
400
AG
1760
8.1
0.0
24.0
.. east
0
0 400
0
AG
9830
8.1
0.0
36.6
C. south
0
0 0
-400
AG
3000
8.1
0.0
24.0
west
0
0 -400
0
AG
10700
8.1
0.0
36.6
* MIXW
* L R
STPL
DCLT
ACCT SPD
EFI
IDT1
IDT2
LINK * (M) (M)
(M)
(SEC)
(SEC) (MPH)
NCYC
NDLA
VPHO
(G/MIN)
(SEC)
(SEC)
------- *--------•--------------------------------------•-----------------------
A. 0 0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
B. 0 0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
�. 0 0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
0 0
0
0.0
0.0 0
0
0
0
0.0
0.0
0.0
3. Receptor Coordinates
X
Y
Z
RECEPTOR
1
15
15
1.3
RECEPTOR
2
30
30
1.3
RECEPTOR
3
15
-15
1.3
RECEPTOR
4
30
-30
1.3
RECEPTOR
5 .
-15
-15
1.3
RECEPTOR
6
-30
-30
1.3
RECEPTOR
7
-15
15
1.3
RECEPTOR
8
-30
30
1.3
U6"
MODEL RESULTS FOR FILE llladam3
*
PRED
*WIND
*
COCN/LINK
*
CONC
* BRG
*
(PPM)
RECEPTOR
*
(PPM)
*(DEG)*
A
B
C
D
----------*-------*-----*------------------------
RECPT
1
*
5.4
* 265
*
0.5
0.9
0.0
4.1
RECPT
2
*
2.6
* 251
*
0.3
0.2
0.0
2.2
RECPT
3
*
5.7
* 275
*
0.0
0.9
0.8
4.1
RECPT
4
*
2.8
* 289
*
0.0
0.2
0.5
2.2
RECPT
5
*
5.5
* 85
*
0.0
3.7
0.8
1.0
RECPT
6
*
2.7
* 70
*
0.0
1.9
0.5
0.2
RECPT
7
*
5.2
* 95
*
0.5
3.7
0.0
1.0
RECPT
8
*
2.6
* 152
*
0.0
0.1
0.6
1.9
'. , ob
MODEL RESULTS FOR FILE llladam2
*
PRED
*WIND
*
COCN/LINK
*
CONC
*
BRG
*
(PPM)
RECEPTOR
*
(PPM)
*(DEG)*
A
B
C
D
----------*--------*-----*-----------------------
RECPT
1
*
6.0
*
265
*
0.6
1.0
0.0
4.5
RECPT
2
*
2.9
*
251
*
0.4
0.2
0.0
2.4
RECPT
3
*
6.3
*
275
*
0.0
1.0
0.9
4.5
RECPT
4
*
3.1
*
289
*
0.0
0.2
0.6
2.4
RECPT
5
*
5.9
*
85
*
0.0
4.0
0.9
1.1
RECPT
6
*
2.9
*
70
*
0.0
2.1
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City of La Quinta
Highway 111 & Washington Street
RETAIL DEVELOPMENT OPPORTUNITIES
Market Study Review and Assessment
Prepared for
TRANSPACIFIC DEVELOPMENT COMPANY
DRAUGHON ASSOCIATES
Realty Development Services
14241 E. Firestone Blvd., Fourth Floor
La Mirada, CA 9D638
November 8, 1989
DRAUGHON ASSOCIATES
Introduction
The purpose of this study is to provide an assessment of the near -term retail commercial development
opportunity for a 61.7-acre site located in the City of La Quinta. The findings of this study are subject to
further modification should market conditions change. Nevertheless, the estimates provided herein are
considered reasonable in that they are derived from data obtained from previous studies prepared for the
City.
An objective of this study is to provide the City a more definitive projection of the supportable demand for
retailing activity within the Highway 111 corridor and at the subject site. At the same time, this report seeks
to provide some sense of consistency and/or continuity between the previous projections and the updated
estimates. As discussed in subsequent sections of this report, a measure of consistency is difficult to
achieve. This is due to the changing characteristics of the retail market coupled with the differing
objectives and parameters of the various studies.
This study examined the broad demographic and economic growth experience in the upper Coachella
Valley as provided by Agajanian & Associates in 1987 and 1989. An investigation of other relevant reports
including a Laventhol & Horwath analysis prepared for a site in the immediate vicinity of the subject
property was made. Finally, a detailed demographic analysis prepared in August 1989 by Derrigo
Demographic Studies was evaluated.
The Derrigo report is considered to be the most appropriate barometer for projecting the near -term retail
commercial opportunity. The report focuses on current residential developments, building permits and
planning activities within a defined geographic area. Due to its near -term focus it is considered to be more
reliable in estimating growth than the prior studies which attempt to identify long-term trends. As a result
there is a substantial reduction in the generalizations which are necessary to long-term projections.
Summary of Findings
1. The overall pace of retail commercial growth in the Valley has perhaps lagged the pace of
population growth when the 'tourist' market segment is deducted from the evaluation. When
evaluated in terms of supportable square feet on an expenditure potential basis, the retail growth
has in fact lagged behind population growth which is a typical pattern of development.
2. The projected near -term population growth is substantially higher than that estimated within the
parameters of the long-term studies.
3. The propensity for 'regional' retailing within the La Quinta Highway 111 corridor is much higher in
the near -term due to both the higher estimates of population growth and to the changing
characteristics of retail market segmentation with its inherent expansion of trade areas.
4. The La Quinta Highway 111 corridor is well positioned to capture a significant portion of the
regional serving community retailing activities. This opportunity can be greatly enhanced by
developing critical mass and market synergy early as to avoid being 'pre-empted' by other retal
nodes.
5. The supportable retail square footage per the retail expenditure potential for the subject site is
commensurate with or in excess of the proposed development program indicating a strong level of
potential support for both the Initial phase and subsequent phases of development.
DRAUGHON ASSOCIATES.
Area Development Characteristics
The Coachella Valley constitutes an important subregional economy within the greater San Bernardino and
Riverside counties region. The area extends from Palm Springs to Indio and Coachella to the southeast.
This subregion has historically been predominated by tourist oriented retail commercial activities.
The area's economy in recent years however has been rapidly expanding. This expansion has Included a
significant increase in community and regional retailing activity to serve the area's growing seasonal and
nonseasonal (permanent) population.
While the City of Palm Springs was the principal resort community within the Valley, the cities of Cathedral
City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta and Indio have consequently benefited as they
gained recognition as being part of the Palm Springs resort market area. Current development trends in
fact continue southeastward beyond the communities neighboring Palm Springs.
The cities of Palm Desert, Indian Wells and La Quinta are experiencing among the highest population
growth rates in the Valley. This trend is projected to continue through to the mid- 1990's. It is anticipated
that the City of La Quinta will be a major beneficiary of this growth.
At the same time, the expanding retail commercial activity is expected to continue to locate primarily along
Highway 111. This will continue to occur in subregional nodes at the intersections of major north -south
arterial roadways located along the corridor. Additional nodes in the Valley are emerging in close proximity
to Interstate Highway 10.
Site Locational Attributes
The subject site is located at the northeast corner of the Highway 111 and Washington Street intersection.
Comprised of approximately 61.7 acres, the site represents over 20.5% of the City of La Quinta's Highway
111 Corridor market area. The predominate market segment to be served by the corridor is anticipated to
be community/regional along with a large measure of tourist commercial.
The site is extremely well positioned at the intersection of the two major arterials in the City which provide
excellent local and regional access. The she possesses clear unobstructed visual access along both
arterials and has over 3,450 feet of frontage directly onto Highway 111. Additionally, the site's configur-
ation is particularly well -suited for community/regional retailing due to its long rectilinear shape and its well
proportioned depth which is in the general range of from 600 to 800 feet.
The overall scale and diversity of the planned center should enable the development to achieve a high level
of market synergy. This will likely extend its trade area well beyond that of its smaller scale competitors.
Also, it should result in the center 'capturing' a substantial share of the local market and a significant
portion of the regional market.
Market Segmentation and Emerging Trends
A primary criterion for delineating the retail trade area is to specifically define the type of retail activity to be
evaluated. The process of delineating a trade area has become increasingly complex in recent years. This
is due in part to the rapidly changing retailing environment coupled with economic and social pressures.
O72
2
DRAUGHON ASSOCIATES
Previous distinctions between neighborhood, community, regional, and super regional retail markets are
becoming less discernible as new retailing trends emerge. The Urban Land Institute (ULI) in its
'Developmental Trends 1988' identifies the following retail development trend characteristics. First, the
historically defined neighborhood center in expanding terms of size, goods and services provided, as well
as the market area served. Second, the traditional community/strip centers and regional centers appear to
be merging in terms of their respective sizes, goods and services and trade areas.
These trends are particularly applicable to the City of La Quinta's Highway 111 corridor and to the subject
site. The emerging heterogeneous community center appears to be in for even further segmentation in
terms of the variety of 'types' of centers to be developed. The new centers currently consist of off -price
malls, fashion centers, home improvement center, auto malls, entertainment -oriented malls, etc. The
centers are anchored by a variety of kinds of stores such as'warehouse/wholesale' retailers, superstores,
discount stores, sport and health facilities, and entertainment complexes. Personal service and other
service oriented businesses like banks, Insurance and real estate agencies, medical and other professional
practices make up over 27 percent of the tenancy while accounting for just 8 percent of the leasable area.
This redefined community center has demonstrated its competitiveness with the historical regional centers.
Like the regional centers, the community centers are characterized by destination retail stores which carry
a wide variety of general merchandise, as well as apparel and specialty goods. As a result of these
changing characteristics, this study has combined the community and regional market segments as
addressed in Agajanian & Associates studies for the purpose of our evaluation. Additionally, the 'tourist'
market segment has been substantially eliminated from our review given the lack of speck data which
might identify the likely measure of overlapping utilization by the permanent population.
Trade Area Definition
Predicated on the market segmentation characteristics identified above, the trade/market area for the
subject site is more appropriately delineated as a 5 to 10 mile distance. The specific demarcation may be
either greater than or less than the area identified depending on the relative location of duplicative and/or
competitive centers.
The above trade area delineation reflects an expansion of the 3 mile primary market area (PMA) utilized in
previous studies and reports provided to the City. The delineation is however consistent with the
demographic analysis prepared for the site by Derrigo Demographic Studies, dated August, 1989. The
demographic analysis focuses on the near -term population growth in the PMA for a two year period from
August 1989 to August 1991 and extends beyond as necessary to accommodate the absorption of the
housing units currently planned.
The trade area is identified to consist of an approximate 64,093 nonseasonal population with a 100,411
seasonal population within a 5-mile area, and a 116,697 nonseasonal with a 179,896 seasonal population
within a 10-mile area.
The previous studies by comparison utilized a projected population of 47,486 for the year 1990 (assumed
to be nonseasonal). This figure was projected to increase to 61,206 by 1995.
Projected population growth in the trade area by August 1991 will place the nonseasonal and seasonal
population at 101,256 (+58%) and 137,574 (+37%) respectively within a 5-mile area. The 10- mile area will
total 176,264 (+51 %) nonseasonal and 239,463 (+33%) seasonal in the same period. However, the total
DRA UGHO N ASSOCIATES
projected population at the buildout of all the currently proposed units will increase these numbers by
42.1 % and 55% for nonseasonal within 5 and 10 mile areas respectively. The projected seasonal
populations will increase by an additional 31 % and 40% within the 5 and 10 mile areas respectively.
Population Growth
As addressed in the previous studies, population growth is used as a major indicator of economic growth
and market support. The studies identified varying ranges of projected growth depending on various
reporting sources, geographic delineation, economic outlooks, time frames and historical trends.
Generally the projected growth rates emphasized the historical trends and more particularly those of the
period from 1980. While there is some measure of acknowledgment to the atypical economic conditions
which were prevalent during the 1980 to 1984 period, the projections nevertheless negate this factor in their
computation of future growth rates.
There is a measure of consistency between the previous studies and the Derrigo analysis. The near -term
population growth is indicated at rates much higher than either the historical rates or the mid -and long-term
rates. The 1987 Agajanian report indicated that the population projections for La Quinta anticipated a rapid
(21 %) annual growth rate to 1990. Thereafter the rate is anticipated to level off at approximately 5%. The
report indicated that the projected short-term growth rate of 10% appeared optimistic in light of historical
trends. Nevertheless, short-term growth has in most cases exceeded the projections and appear likely to
continue to do so. More significant however is the recent growth and projected short-term growth in the
delineated market area. These factors will most directly affect development opportunities in the La Quinta
Highway 111 corridor and the subject site in the immediate period.
Retail Goods Supportable Demand
An analysis prepared in April 1985, by Laventhol & Horwath evaluated the supportable demand for retail
goods in the Highway 111 corridor. The analysis assumed the PMA was limited to 3 miles. The analysis
indicated that the supportable retail development in the 3-mile PMA increased from 1.1 million square feet
in 1985 to 2.0 million in 1990 and to 3.5 million in 1995. The basis for this assumption was the conversion
of the retail expenditure potential of the trade area population Into supportable square footage of retail
space per data provided in the Urban Land Institute, Dollars and Cents of Shopping Centers, 1984.
The same methodology was updated for this assessment and applied to the expanded trade area to
include the redefined community center market segment. The revisions indicate the total supportable
demand in the redefined market area to be from between 3.8 million to 6.7 million square feet in 1991. It
should be noted that these estimates reflect the total square footage which can be supported by PMA
residents' expenditures. While a portion of these expenditures may be actually expended outside the PMA
(leakage), another portion may be expended in the PMA by outside residents (capture).
Conclusions
The estimated population growth in the delineated market area is projected to increase far more in the near
term than the previous estimates of 10.5%. The two year growth projected by Derrigo Demographic
Studies indicated an increase in the permanent population of 58% in a 5-mile area and of 51% in a 10-mile
area. This coupled with a corresponding increase in the seasonal population will likely result in a
commensurate increasing measure of retail market demand and support.
J, 11 J/
DRAUGKON ASSOCIATE:
Additionally, the previous low estimates of the regional retailing activity near -term growth were predicated
on somewhat narrowly defined assumptions as to market characteristics and competitive boundaries. We
believe the major share of all retail commercial activity will be in the broadly expanded neighborhood,
community and regional market segments with a major portion serving the community -regional market.
The propensity for this growth is clearly reflected in attached Retail Expenditure Potential and Supportable
Retail Square Footage exhibits.
A total supportable retail development of over 322,000 square feet is estimated to exist at the subject site.
This amount Increases to over 442,000 square feet in 1991 and expands to over 579,000 at buldout. These
estimates are rounded to the nearest 1,000 square feeL As proposed, the center will provide approximately
453,090 square feet of retail space which reflects 17.2% of the 5-mile fa Quinta Highway 111 market share
and 12.1 % of the respective 10-mite market share. The proposed development Is approximately 68% to
78% of the total estimated supportable demand for the site.
The retail development opportunity for the Highway 111 corridor and the subject site can be easily
supported by the current PMA expenditure potentials. Assuming the project commences construction in
1990, a strong rate of preleasing can be expected for the Initial phase of development (approximately
179,195 square feet). Subsequent phases should proceed immediately so that the entire center might be
fully operational by 1995.
1) 75
DRAUGH014 ASSOCIATES
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MEMBER AGENCIES
Cathedral City
Coachella
Desert Hot Springs
Indio
La Quinta
Palm Desert
Palm Springs
Rancho Mirage
Riverside County
Mr. Stan Sawa
Principal Planner
City of La Quinta
78105 Calle Estado
P. O. Box 1504
La Quinta, CA 92253
RE: Specific Plan 89-014
Dear Mr. Sawa:
RECEIVED
J N 12 1990
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
January 9, 1990
Thank you for allowing SunLine Transit Agency to review the 111
La Quinta Commercial Center Plans. SunLine Transit Agency
currently operates -service on both State Highway III and on
Washington Street. Bus service is currently provided at fifteen
to thirty minute frequencies on Highway ill and sixty minute
headways on Washington Street. We therefore ask that bus
turnouts be built upon both of these streets as close to the
intersection of Washington and Highway 111 as possible. These
improvements should also include a passenger waiting shelter on
both Highway 111 and Washington Street. The stop on Washington
Street should be located as close to the intersection as is
feasible. The stop on Highway 111 should be located on the west
side of the approved proposed signal, as close as is feasible.
SunLine Transit Agency has suggested standards for bus turnouts
and passenger waiting shelters. We will be happy to work with
the City and with the developer to create an acceptable design.
We wish to bring to the City of La Quinta's attention that all
four corners of the intersection of Washington and Highway Ill
now have :some development proposed for them. This is a major
concern to SunLine Transit Agency in that Washington and Highway
Ill is a major transfer point for our system. As I have
described earlier, we currently operate bus service on Washington
Street and on Highway 111. However, given the design of the
081
32-505 Harry Oliver Trail • Thousand Palms, California 92276 • (6191343-3456
Mr. Stan Sawa
January 9, 1990
Page 2
intersection, passengers wishing to transfer from one route to
another at this location must walk great distances. In addition,
the intersection is not conducive to pedestrian crossings.
We understand that there is a project funded by Measure A which
will study the redesign of this intersection. We strongly
encourage the City of La Quinta to meet with SunLine Transit
Agency as they redesign this intersection and as they review the
three proposed projects on the three undeveloped corners of this
intersection so that some design can be built to facilitate
transfer activity between bus routes in addition to other
pedestrian traffic. We feel that this is a very necessary step
to preserve the safety of not only bus users but other users of
the developments.
If at all possible, an off -site transfer location should be
designed into one of the four corners and/or a pedestrian flyover
should be considered for this intersection.
We realize that this is a major project. We also realize that
the responsibility for such an -improvement should be borne by all
four developers in the area. Therefore, we ask the City to take
the lead in pulling together developers, SunLine and city
engineers to design a safe and effective transit stop location.
Yours Very Truly,
SUNLINE TRANSIT AGENCY
Debra Astin
Senior Planner
DA/cmb
(18 2
e
SOUTHERN CALIFORNIAN COMPANY
1981 LUGGNIA AVENUE • REDWJDS. CAUFORNIA
MAIUNG ADDRESS: BOX 3003, REDLANDS, CAUFORNIA 923Mb9982
January 2, 1990
City of La Quanta RECEIVED
78-105 Calle Estade
La Quinta, Ca 92253
ATTENTION: Stan Sawa I ^.'! - 8 1990
RE: specific Plan No. 89 014 CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
Thank you for inquiring about the availability of natural gas service for your
project. We are pleased to inform you that Southern California Gas Company has
facilities in the area where the above named project is proposed. Gas service to
the project could be provided from a 6" gas main in Highway III and Washington
Street without any significant impact on the environment. The service would be in
accordance with the Company's policies and extension rules on file with the
California Public Utilities Commission at the time contractural arrangements are
made.
You should be aware that this letter is not to be interpreted as a contractural
commitment to serve the proposed project, but only as an informational service.
The availability of natural gas service, as set forth in this letter, is based
-upon present conditions of gas supply and regulatory policies. As a public
utility, the Southern California Gas Company is under the jurisdiction of the
California Public Utilities Commission. We can also be affected by actions of
federal regulatory agencies. Should these agencies take any action which affects
gas supply or the conditions under which service is available, gas service will be
provided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average/Use Per Meter) Yearly
Single Family
Multi -Family 4 or less units
Multi -Family 5 or more units
799 therms/year dwelling unit
482 therms/year dwelling unit
483 therms/year dwelling unit
These averages are based on total gas consumption in residential units served by
Southern California Gas Company, and it should not be implied that any particular
home, apartment or tract of homes will use these amounts of energy.
b. Commercial
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction. Calculations would need
to be made after the building has been designed.
To insure the existing facilities are adequate to accommodate the new development,
an engineering study will be required. Detailed information including tract maps
and plot plans must be submitted to the Gas Company Market Services Representa-
tive, 1-800-624-2497, six months prior to the actual construction of the natural
gas pipeline.
We have developed several programs which are available, upon request, to provide
assistance in selecting the most effective applications of energy conservation
techniques for a particular project. If you desire further information on any of
our energy conservation programs, please contact our Area Market Services Manager,
P.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497.
Sincerely,
Roger Bau
Technical Supervisor
RLBrmc
ccr Environ Affairs - ML209B
I
ATE ESTABLISHED IN 1918 AS A PUBLIC AGENCY
�1�f3TRlCt
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOA 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651
DIRECTORS OFFICERS
TELLIS CODENAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN P. POWELL iKEITH H. AINSWORTH. ASSISTANT GENERAL MANAGER
DOROTHY M. NICHOLS REDWINE AND SHERRILL, ATTORNEYS
THEODORE J_FISH January 5, 1990
File: 0163.1
RECENLA-)
Planning Commission IA(J 1 Q ��9Q
City of La Quinta
Post Office Box 1504 CITY Ot- LA QUINTA
La Quanta, California 92253 PLANNING & DEVELOPMENT DEPT,
Gentlemen:
Subject: Specific Plan 89-014, Portions of
Section 19 and 30, Township 5 South,
Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by the Coachella Valley Stormwater
Channel :and may be considered safe from stormwater flows except in rare
instances.
There may be erosion of the banks of the Coachella Valley Stormwater Channel
during periods of unusual rainfall and discharge. The developer shall construct
concrete slope protection on the banks of the Stormwater Channel to prevent
erosion. Plans for concrete slope protection shall be submitted to the
Coachella Valley Water District for review.
A portion of this area is adjacent to the right-of-way of the Coachella Valley
Stormwater Channel. We request that the developer be required to install
suitable facilities to prohibit access to this right -of' -way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right-of-way of the
Coachella Valley Stormwater Channel. This includes, but is not limited to,
surface improvements, drainage inlets, landscaping, and roadways.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
TRUE CONSERVATION
USE WATER WISELY A' 08
Planning Commission -2- January 5, 1990
The district will need additional facilities to provide for the orderly
expansion of its domestic water system. These facilities may include wells,
reservoirs and booster pumping stations. The developer will be required to
provide land on which some of these facilities will be located. These sites
shall be shown on the tract map as lots to be deeded to the district for such
purpose.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
There are existing district facilities not shown on the development plans.
There may be conflicts with these facilities. We request the appropriate public
agency to withhold the issuance of a building permit until arrangements have
been made with the district for the relocation of these facilities.
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
om Levy
General Manager -Chief Engineer
RF:lmf
cc: Don Park
Riverside County Department
of Public Health
79-733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
Planning & Engiineering Office
79.733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
Tot City of La Quint&
Planning Division
RE: Specific Plan 89-014
Commercial Center
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
January 16, 1990
JAN 17 1990
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714)787.6606
With respect to the review/approval of the above referenced
document, the Fire Department has the following comments;
The "First -In" (initial attack) fire stations are located within
2-1/2 to 3 miles, and have a response time of five to six
minutes. The response times of emergency vehicles could be
delayed during peak travel hours at intersections receiving a
Level of Service of-"E" or "F"
This project will contribute to the need for additional
equipment, personnel, and/or facilities. Impacts associated with
capitol improvements such as land, buildings, and equipment can
be mitigated with appropriate budget action, and/or developer
participation in a fire protection mitigation program or
assessment district.
The proposed project will have a cumulative adverse impact on the
Department's ability to provide an acceptable level of service.
These impacts are due to the increased number of emergency or
public service calls generated by additional buildings and human
population. The continuing costs necessary for an increased
service level could be mitigated by an increase in the Fire
Department's operating budget.
All questions regarding the meaning of these comments should be
referred to the Fire Department Planning & Engineering Staff.
Sincere04
ennis Dawson
Deputy Fire Marshal
�18 7
Planning & Engineering Office
79.733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
TO: Jerry Herman
Planning Director
City of La Quinta
RE: Specific Plan 89-014
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 2, 1990
RECEi 'F_
FEB - 1990
CITY Ur LA QUiNTA
PLANNING & DEVELOPMENT DEPT.
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
As per your request, the payment of fire protection impact
mitigation fees by the project proponents have been included with
the Fire Department conditions for the above referenced project.
Since the City does not have an adopted mitigation fee program
for fire protection impacts, the formula used to calculate fees
for this project was based upon the current standards used in
determining resource requirements. A fire station is required
for each 2,000 dwelling units or 3.5 million square feet of
commercial/industrial occupancy. This project is proposing to
construct 548,716 square feet of commercial area which is 15.7'%
of 3.5 million square feet. The costs today to provide a fire
station is estimated at $1,500,000 which includes land,
building,and engine. The percentage of impact of this project to
the cost of a fire station is $235,500 , (15.7% x $1,500,000.).
The Riverside County Fire Department has a fire protection
impact mitigation fee program that is uniformly applied to all
projects in the unincorporated areas and within the Cities that
have adopted those fees by ordinance. These fees are utilized to
mitigate the impacts associated with capitol improvements or
one-time costs such as land, buildings, and equipment. If
desired, we can propose such a program for adoption by the City.
Please let me know if you need any additional information
regarding this specific project or our fee program.
Sincerely,
'Z4'�
cp4u h
Dennis
Dawson
Deputy
Fire Marshal
cc: City Manager
Chief Regis
a. ;. I1'sS
Planning & Engineering Office
79.733 Country Club Drive, Suite F
lndiq CA 92201
(619) 342.8886
TOt City of La Quinta
Planning Division
RE: Specific Plan 89-014
Commercial Center
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 2, 1990
RECEN-kD
EFq -11990
Of I ur LA QUINTA
PLANNING & DEYP.OP" EK DEPT.
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the conditions of approval for the above
referenced project, the Fire Department recommends the following
conditions and/or mitigations;
1. All water mains and fire hydrants providing the required
fire flows shall be constructed in accordance with the
City Fire Code in effect at the time of development.
2. Buildings shall be constructed so that the required fire
flow does not exceed 3500 gallons per minute, or
additional mitigation measures approved by the Riverside
County Fire Department and the City of La Quinta will
be required.
3. Prior to the issuance of building permitst the project
proponents shall pay a fire protection impact mitigation
fee of f235,500.
All questions regarding the meaning of the conditions shall be
referred to the Fire Department Planning S Engineering staff.
Ray Regis
Chief Fire Department Planner
By 0' a m-k
Dennis Dawson
Deputy Fire Marshal
l
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN 1. NEWMAN
FIRE CHIEF
February 13, 1990
Planning & Engineering Office
79.733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
TOt City of La Quinta
Planning Division
REs Plot Plan 90-434
Phase 1 and 3 of SP 69-014
RECEIVE®
FEB 131M
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPI.
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
With respect to the conditions of approval for the above
referenced plot plan, the Fire Department requires that the
following fire/life safety measures be provided in accordance
with the La Quinta Municipal Code, Uniform Fire Code and other
recognized fire protection standards[
ACCESS
1. Prior to the use/occupancy of the "Major A" building of Phase
III, the access road proposed along the northern boundary of the
project shall be completed as required to provide through
circulation.
2. All future building expansions shall be subject to a site
plan review/approval prior to issuance of building permits.
3. A minimum unobstructed width of 24 feet shall be maintained
for all access roads, with certain areas designated as fire
lanes.
WATER
4. The water mains shall be capable of providing a fire flow of
5000 gpm and an actual fire flow available from any two adjacent
hydrants shall be 2500 gpm for 2 hours duration at 20 psi.
5. A combination of on -site and off -site Super hydrants (6" x 4"
x 2-1/2" x 2-1/2") shall be located not less than 25' or more
than 165' from any portion of the building(s) as measured along
approved vehicular travelways.
t. 09 Q
i
Planning Division
REs PP 90-434
2/13/90
Page 2
6. The required water system including fire hydrants shall be
installed and accepted by the Coachella Valley Water District
prior to any combustible material being placed on the site.
7. Prior to issuance of building permits, the applicant/developer
shall furnish one blueline copy of the water system plans to the
Fire Department for review/approval. Plans shall conform to the
fire hydrant types, location spacing, and the system shall be
designed to meet the fire flow requirements. Plans shall be
signed/approved by the local water company and a registered civil
engineer with the following certifications "I certify that the
design of the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
GENERAL
e. Prior to the issuance of building permits, the developer shall
deposit $235,500 as a mitigation for fire protection impacts.
9. Buildings shall be constructed so that the fire flow required
for any individual building or unseparated area does not exceed
3500 gpm.
10. Final conditions and requirements with regards to type of
construction, area separations, or built-in fire protection
systems will be addressed when the building plans are reviewed. A
plan check fee must be paid to the Fire Department at the time
building plans are submitted.
All questions regarding the meaning of these conditions should be
referred to the Fire Department Planning 6 Engineering Staff at
(619) 342-8886.
Sincerely
RAY REGIS
Chief Fire Department Planner
By j cLG'_
Dennis Dawson
Deputy Fire Marshal
a, ), I!jl
x 0^ CHAMBER
February 5, 1990
Mr. Stan Sawa, Principal Planner
City, of La Quinta
La Quinta, CA 92253
RE: Case No. - Specific Plan 89-014
Dear Stan,
Our Board of Directors reviewed the above referred to case
with the following conclusions:
1. The Chamber does not see where the three areas of
concern set forth in your Development Review will
adversely affect the immediate area surrounding the
development or the City of La Quinta in general.
2. The Chamber sees the proposed new commercial
development a plus for La Quinta in the form of
additional tax revenues.
3. The Chamber believes business entities such as the
bowling alley and movie theater would draw outsiders
to the La Quinta area.
The Executive Board and Board of Directors agree to support
this project.
SiTrely,
'o
Jimrotherton, Jr., President
La Quinta Chamber of Commerce
RECEIVE®
FEB - 6 Iggp
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
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3. Commissioner Moran moved and Commissioner
Bund seconded the motion to adopt Planning
Commission Resolution 90-007 recommending to
the City Council approval of Tentative Tract
25499 subject to conditions. Unanimously
adopted with Commissioner. Steding being
absent.
E. Specific Plan 89-014 and Plot Plan 90-434; a
request of Transpacific Development Company to
approve a commercial specific plan to allow
construction of a commercial shopping center with
approximately 617,600 of floor area on 60 + acres
and approval of a Plot Plan to allow construction
of Phase I and III of the project (five major
stores and retail shops in the C-P-S Zone).
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioners questioned staff regarding the
left turn off of Washington Street and
possible traffic problems, up -grading of the
Washington Highway 111 signal, landscaping
medians on Highway 111, and the sound wall
between this project and the Spanos project.
3. Senior Engineer Steve Speer addressed the
Commission regarding questions concerning
landscape medians on Highway 111, the timing
of the bridge improvements and financing, the
traffic plan, and interior circulation
4. Chairman walling opened the public hearing.
Applicant Michael Shovlin, owner of the
project; Peter Adams, President Transpacific;
Rick Manners, MCG Architects; George
Parmenter, Traffic Engineer addressed the
Commission regarding different aspects of the
project.
5. Following further discussion regarding the
above topics and the apparent problems that
needed to be solved in regard to the
Conditions of approval, it was moved by
Commissioner Zelles and seconded by
Commissioner Moran to continue the hearing_ to
February 27, 1990 to give the Applicant time
to meet with Staff and resolve- concerns
regarding the Conditions of Approval. In
addition, the Planning Commission would meet
with the Applicant at the next study session
at 3:00 P.M. to expedite: the project.
Unanimously approved with Commissioner
Steding being absent.
1 U.�
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
February 27, 1990
I.
II.
III
7:00 P.M.
CALL TO ORDER
A. The meeting was called to order at 7:00 P.M. by
Chairman Walling. The Flag Salute was led by
Commissioner Zelles.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Moran, Bund,
Steding and Chairman Walling.
B. Staff Present: Planning and Development Director
Jerry Herman, Principal Planner Stan Sawa,
Department Secretary Betty Anthony.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. CONTINUED HEARING: Specific Plan 89-014 and Plot
Plan 90-434. A request of Transpacific Development
Company to approve a commercial shopping center
with approximately 617,595 + of floor area on 60
+ acres and approval of a Plot Plan to allow
construction of Phases I and III of the project
(five major stores and retail shops in the C-P-S
Zone).
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
BJ/MIN2/27.DFT
- 1 -
102
F
2. Chairman Walling opened the public hearing.
Mr. Peter Adams, President Transpacific
Development Company spoke to thank the
Commission and Staff for their cooperation in
helping to develop this project. He
questioned Condition #44 and asked that it be
deleted. Mr. Rick Manners, MCG Architects
for the project described the changes that
were made since the last meeting.
3. Chairman Walling closed the Public Hearing.
4. Following discussion among the Commission,
Staff and the Developer regarding
landscaping, signs, and street accesses,
Conditions of Approval #4, 26, 27F, 55C, and
67. were revised.
5. There being no further discussion
Commissioner Zelles moved and Commissioner
Bund seconded the motion to adopt Planning
Commission Resolution 90-008 recommending
approval of Specific Plan 89-014 to the City
Council subject to the revised conditions.
Unanimously approved on a roll call vote.
6. It was moved by Commissioner Zelles and
seconded by Commissioner Bund to approve Plot
Plan 90-434 by minute motion. Unanimously
approved.
B. Amending the Z ing ordinance to drop zones which
the City no longer uses. A City initiated request
to eliminate certain zoning ordinance which have
not been used in the past and will probably not be
used in the future.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
BJ/MIN2/27.DFT
Chairman Walling opened the Public Hearing.
Audrey Ostrowski addressed the Commission
regarding not eliminating Industrial Zoning
from the City. There being no one else
wishing to speak, Chairman Walling closed the
Public Hearing.
- 2 -
103
01
�T��
G�d2%
3. Commissioner Moran moved and Commissioner
Bund seconded the motion to adopt Planning
Commission Resolution 90-007 recommending to
the City Council approval of Tentative Tract
25499 subject to conditions. Unanimously
adopted with Commissioner Steding being
absent.
E. Specific Plan 89-014 and Plot Plan 90-434; a
request of Transpacific Development Company to
approve a commercial specific plan to allow
construction of a commercial shopping center with
approximately 617,600 of floor area on 60 + acres
and approval of a Plot Plan to allow construction
of Phase I and III of the project (five major
stores and retail shops in the C-P-S Zone).
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioners questioned staff regarding the
left turn off of Washington Street and
possible traffic problems, up -grading of the
Washington Highway 111 signal, landscaping
medians on Highway 111, and the sound wall
between this project and the Spanos project.
3. Senior Engineer Steve Speer addressed the
Commission regarding questions concerning
landscape medians on Highway 111, the timing
of the bridge improvements and financing, the
traffic plan, and interior circulation
4. Chairman Walling opened the public hearing.
Applicant Michael Shovlin, owner of the
project; Peter Adams, President Transpacific;
Rick Manners, MCG Architects; George
Parmenter, Traffic Engineer addressed the
Commission regarding different aspects of the
project.
5. Following further discussion regarding the
above topics and the apparent problems that
needed to be solved in regard to the
Conditions of approval, it was moved by
Commissioner Zelles and seconded by
Commissioner Moran to continue the hearing_ to
February 27, 1990 to give the Applicant time
to meet with Staff and resolve- concerns
regarding the Conditions of Approval. In
addition, the Planning Commission would meet
with the Applicant at the next study session.
at 3:00 P.M. to expedite the project.
Unanimously approved with Commissioner
Steding being absent. 1., 1 O1
Water
9. The water mains shall be capable of providing a fire flow
of 5000 gpm and an actual fire flow available from any
two adjacent hydrants shall be 2500 gpm for 2-hours
duration at 20 psi.
10. A combination of on -site and off -site Super hydrants (6"
X 4" X 2-1/2" X 2-1/211) shall be located not less than
25•-feet or more than 165-feet from any portion of the
buildings(s) as measured along approved vehicular
travelways.
11. The required water system including fire hydrants shall
be installed and accepted by the Coachella Valley Water
District prior to any combustible material being placed
on the site.
12. Prior to issuance of building permits, the
Applicant/Developer shall furnish one blueline coy of the
water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant
types, location spacing, and the system shall be designed
to meet the fire flow requirements. Plans shall be
signed/approved by the local water company and a
registered civil engineer with the following
certification:
"I certify that the design of the water system is
in accordance with the requirements prescribed by
the Riverside County Fire Department."
13. Prior to the issuance of building permits, the Developer
shall deposit $235,500 as a mitigation for fire
protection impacts.
14. Buildings shall be constructed so that the fire flow
required for any individual building or unseparated area
does not exceed 3500 gpm.
15. Final conditions and requirements with regards to type of
construction, area separations, or built-in fire
protection systems will be addressed when the building
plans are reviewed. A plan check fee must be paid to the
Fire Department at the time building plans are submitted.
BJ/CCONAPRVL.039 - 2 - 1.
PLANNING COMMISSION RESOLUTION 90-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT
89-150 AND APPROVAL OF SPECIFIC PLAN 89-014.
CASE NO. SP 89-014 - TRANSPACIFIC DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 13th day of February, 1990,
continued to the meeting of February 27, 1990, hold a
duly -noticed Public Hearing to consider the request of
Transpacific Development Company for a commercial shopping
center on a 60+ acres located on a site bounded by the
Whitewater Storm Channel on the north, Highway ill on the
south, Adams Street on the east, and Washington Street on the
west, more particularly described as:
A PORTION OF THE NORTHEAST QUARTER OF SECTION 30,
T5S, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19,
T5S, R7E, S.B.B.M.
WHEREAS, said Specific Plan request has complied
with the requirements of "The Rules to Implement= the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
conducted an initial study and has determined that, although
the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the
Conditions of Approval will mitigate 'chose project impacts to
levels of insignificance; and,
WHEREAS, mitigation of various -physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 89-014, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; 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
the recommendation for approval of said Specific Plan:
1. The proposed Specific
and policies of the
Specific Plan.
Plan is consistent with the goals
La Quinta General. Plan and adopted
BJ/RESOPC.043 - 1 -
10F
2. The Specific Plan is compatible with the existing and
anticipated area development.
3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Ouinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 89-150, indicating that the
proposed Specific Plan will not result in any significant
environmental impacts as mitigated by the recommended
Conditions of Approval;
2. That it does hereby recommend to the City Council
approval of the above -described Specific Plan request for
the reasons set forth in this Resolution, and subject to
the: attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 27th day of
February, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
BJ/RESOPC.043 - 2 -
PLANNING COMMISSION RESOLUTION 90-
CONDITIONS OF APPROVAL - PROPOSED
SPECIFIC PLAN 89-014
FEBRUARY 27, 1990
PLANNING & DEVELOPMENT DEPARTMENT
1. The development shall comply with Exhibit 1, the Specific
Plan for Specific Plan 89-014,the approved exhibits and
the following conditions, which shall take precedence in
the event of any conflicts with the provisions of the
Specific Plan.
2. Exterior lighting for the project shall comply with the
"Dark Sky" Lighting Ordinance. Plans shall be approved
by the Planning and Development Department prior to
issuance of building permits. All exterior lighting
shall be provided with shielding to screen glare from
adjacent streets and residential property to the north,
to the satisfaction of the Planning and Development
Department. Parking lot light standards shall be a
maximum 30-feet in height.
3. Plan for adequate trash provisions for each phase as
constructed shall be approved by the Planning and
Development Department prior to issuance of building
permits. Plan to be reviewed for acceptability by
applicable trash company prior to City review.
4. Comprehensive sign program for center (business
identification, directional, and monument signs, etc.)
shall be approved by the Planning and Development
Department prior to issuance of building permit.
Included in approvals shall be applications for any
adjustments to sign provisions required.
5. Prior to issuance of any grading or building permits,
mitigation measures as recommended by Archaeological
Assessment UCRARU #1023 shall be completed at the
Applicant/Developers expense.
6. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o Caltrans
o City of La Quinta Public Works Department
o Planning and Development Department, Planning and
Building Divisions
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
BJ/CONAPRVL.038
� lUg
7.
Evidence of said permits or clearances from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
Provisions shall be made to comply with the terms and
requirements of the City's adopted Infrastructure Fee
program in effect at the time of issuance of building
permits.
Prior to issuance of any building permits, the Applicant
shall submit to the Planning Division for review and
approval a plan (or plans) showing the following:
a. Landscaping, including plan types, sizes, spacing,
locations, and irrigation system for all landscape
areas. Desert or native plant species and drought
resistant planting materials shall be incorporated
into the landscape plan.
b. Location and design detail of any proposed and/or
required walls.
C. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
Preparation of the detailed landscape and irrigation
plans shall be in substantial conformance with the
approved preliminary landscape plan on. file with the
Planning and Development Department. The plans submitted
shall include the acceptance stamps/signatures from the
Riverside County Agricultural Commissioner's Office and
Coachella Valley Water District (CVWD).
9. Screening of parking lot surface shall be provided from
all adjacent streets through use of bermi.ng, landscaping
and,/or short decorative walls.
10. Handicap access, facilities and parking shall be provided
per State and local requirements.
11. Prior to issuance of first building permit, parking
analysis shall be submitted to Planning and Development
Department to verify compliance of parking spaces
provided based on Urban Land Institute Guidelines. Prior
to each subsequent phase beginning construction a new
parking study based on existing usage: and potential
demand shall be submitted. In each study„ building size
adjustments shall be made if it is determined that a
parking deficiency exists.
BJ/CONAPRVL.038 - 2 - J" loo
12. Project may be constructed in phases. Plans showing
exact phasing shall be approved by the Planning and
Development Department prior to issuance of building
permits. All perimeter street sidewalks, landscaping,
and screening along Highway 111 shall be put in with the
applicable phase, except at the time the first two phases
are complete, the last phase improvements shall be
completed. This will also apply to landscape buffer
and/or walls along north property line.
13. Bus turnouts and bus waiting shelters shall be provided
on Washington Street and Highway 111 as requested by
Sunline transit when street improvements are installed.
14. Minimum landscaped setback along Washington Street shall
be 34-feet.
15. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire site which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include but not be limited to:
A. The use of irrigation during any construction
activities;
B. Planting of cover crop or vegetation upon graded
but undeveloped portions of the site; and
C. Provision of wind breaks or wired rows, fencing,
and/or landscaping to reduce the: effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the
Director of Public Works and Planning and
Development. All construction and graded areas
shall be watered at least twice daily during
construction to prevent the emission of dust and
blowsand.
16. Construction shall comply with all :Local and State
building code requirements as determined by the Building
Official.
17. Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
BJ/CONAPI3VL.038 - 3
18. A noise study shall be prepared by a qualified acoustical
engineer to be submitted to the Planning and Development
Department for review and approval prior to submission of
building plans for plan check or issuance of grading
permit, whichever comes first. The study shall
concentrate on noise impacts on building interior areas
from perimeter streets, and impacts on the proposed
residential uses to the north across the Wash and provide
mitigation of noise as required in the General Plan. The
study shall recommend alternative mitigation measures for
incorporation into the project design. Study shall
consider use of building setbacks, engineering design,
building orientation, noise barriers, (berming,
landscaping and walls, etc.) and other techniques.
19. Street dedications, bikeways, easements, improvements,
landscaping with permanent irrigation system and
screening, etc., to satisfaction of City, shall be
provided by Applicant/Developer for any site(s) where
dedication of land for public utilities and/or facilities
is required.
20. All air quality mitigation measures as recommended in the
Negative Declaration shall be complied with.
21. Prior to the issuance of a grading permit, the Applicant
shall prepare and submit a written report to the Planning
and Development Director demonstrating compliance with
those conditions of approval and mitigation measures of
SP 89-014 and EA 89-150 which must be satisfied prior to
the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and
submit a written report to the Planning and Development
Director demonstrating compliance with those Conditions
of Approval and mitigation measures of EA 89-150 and SP
89-014 which must be satisfied prior to the issuance of a
building permit. Prior to final building inspection
approval, the Applicant shall prepare and submit a
written report to the Planning and Development Director
demonstrating compliance with all remaining Conditions of
Approval and mitigation measures of EA 89-150 and SP
89-014. The Planning and Development Director may
require inspection or other monitoring to assure such
compliance.
22. The 24-foot wide aisle next to satellite pads, that runs
parallel to Highway 111 shall be widened to 26-feet, with
aisle adjacent to south side of main building narrowed
from 30-feet to 28-feet.
23. Southerly access of Washington Street service station to
main driveway shall be relocated further to the east or
otherwise modified to minimize traffic movement, turning,
and stacking conflicts to satisfaction of the City.
BJ/CONAPRVL.038 - 4 - J.
24. On -site intersection located between pad "N" and "A" in
Phase I area shall be redesigned to eliminate
intersection which crosses in front of pad "N" (creates
traffic confusion and hazards) to satisfaction of
Engineering and Planning and Development Department.
25. In Phase 3 area, short parking aisles near Highway 111
(perpendicular) shall be revised to align with long
aisles to north (to eliminate traffic movement conflicts).
26. All buildings in center shall be designed with unified
architectural theme utilizing matching exterior
materials, colors, roofs, etc.
27. All conditions of the Design Review Board shall be met as
follows:
1. Architect to provide a more detailed sketch
of the sections.
2. More, and possibly a rounding of the arches.
3. Details to be provided for the fast food
stores.
4. Blow up the design. details (vignettes).
5. Detailed security lighting on the rear
buildings.
6. Major building on the east end to be designed
to be integrated with the other buildings.
28. For major tenants and TBA's other than pedestrian doors,
no overhead or similar door shall open to the north or
towards any residentially zoned property.
29. Applicant/Developer shall work with City and provide and
install work of art (sculpture, fountain, etc.) at theme
plaza at corner of Highway 111 and Washington Street.
Art work to be approved by Arts in Public Places
Commission or other body as determined by City.
30. Decorative screen wall shall be provided around recycling
center.
31. Variety in setbacks and siting shall occur in development
of pads.
32. Walkway for pedestrian access from public sidewalk to
parking lot shall be provided at intersection of
Washington Street and Highway 111 and Adams Street and
Highway 111.
BJ/CONAPRVL.038
-112
33. No outside cart or other storage shall be permitted
unless completely screened in a City approved area,
excluding cart return areas within parking lot area.
34. Parking lot stripping plan including directional arrows,
stop signs, no parking areas, parking spaces shall be
approved by Planning and Development and Engineering
Departments prior to issuance of building permits.
35. Plot Plan or Conditional Use Permit applications, as
deemed necessary by C-P-S Zone requirements, shall be
processed for each pad site.
36. The Planning Commission shall conduct annual reviews of
this Specific Plan. During each annual review by the
Commission, the Developer/Applicant shall be required to
demonstrate good faith compliance with the terms of the
Specific Plan. The Applicant/Developer of this project
hereby agrees to furnish such evidence of compliance as
the City, in the exercise of its reasonable discretion,
may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good
faith compliance with the requirements of the Specific
Plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months
at a time.
37. Temporary access from signalized Highway 111 access to
Phase 1 shall be paved as required by Engineering
Department and Fire Marshal.
38. All outside storage areas shall be completely screened
with architecturally compatible materials„ so as not to
be visible from adjacent streets, properties parking lots.
39. "Plaza" area shall be provided in front of shops between
Major "A" and "B". Plaza to include landscaping,
hardscape, street furniture, and accent feature(s).
40. All. compact spaces shall be clearly marked "compact cars
only".
41. Circulation of aisle next to pads in Phase 1 parallel to
Washington Street and Highway 111 shall be revised to
eliminate all 90-degree and abrupt turns to satisfaction
of Planning and Development Department.
FIRE MARSHAL:
42. All, water
fire flows
City Fire
BJ/CONAPRVL.038
mains and fire hydrants
shall be constructed in
Code in effect at the time
- 6 -
providing the required
accordance with the
of development.
113
43. Buildings shall be constructed so that the required fire
flow does not exceed 3500 gallons per minute, or
additional mitigation measures approved by the Riverside
County Fire Department and the City of La Quinta will be
required.
44. Prior to the issuance of building permits, the project
proponents shall pay a fire protection impact mitigation
fee of $235,500.
ENGINEERING DEPARTMENT:
45. The: Applicant shall have a registered civil engineer
prepare the grading plan. The engineer who prepares the
grading plan shall:
A. Provide written certification prior to issuance of
any building permits that the constructed rough
grade conforms with the approved grading plans and
grading permit.
B. Provide written certification of the final grade
and verification of pad elevations prior to
receiving final approval of the grading.
46. The Applicant shall submit a copy of the proposed
grading, landscaping and irrigation plans to the
Coachella Valley Water District for rev:Lew and comment
with respect to the District's Water Management Program.
47. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with the grading plan.
The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
48. All. underground utilities located in the right of way
shall be installed, with trenches compacted to City
standards, prior to construction of any street
improvements. A soils engineer retained by the Applicant
shall provide certified reports of soil compaction tests
for review by the City Engineer.
49. The Applicant shall pay all fees charged by the City as
required for processing, plan checking and construction
inspection. The fee amount(s) shall be those which are
in effect at the time the work is undertaken and
accomplished by the City.
BJ/CONAPR.VL.038 - 7 -
11
Y
50. A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111,
and all Caltrans requirements shall be implemented.
51. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements.
52. Prior to issuance of any building permit, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
53. The right-of-way dedications for public streets shall be
as follows:
A. Washington street: 60-feet half -street plus
additional right-of-way for extra lanes at
Washington/Highway 111 intersection„ all as needed
on eastside of the centerline of the adopted
Washington Street Specific alignment.
B. Highway 111: 60-feet half -street minimum, or as
required by Caltrans, plus additional right-of-way
for extra lanes at Washington/Highway ill
intersection as needed.
C. Adams Street: 44-feet half -street: plus additional
right-of-way for appropriate transition and turning
lanes at the intersection of Highway 111 as
required by the City Engineer to compliment the
future Primary Arterial street improvements south
of Highway 111.
54. Access to the site from public streets shall be as
follows:
A. Highway 111, as approved by Caltrans.
B. Adams Street
1.) Full access to Adams Street shall occur at
three locations only, none of which may be
closer than 250-feet from the Highway 111
intersection centerline. The northerly
access shall be constructed at a location
that provides adequate sight distance in both
directions.
BJ/CONAPR'.VL.038
- 8 -
C. Washington Street
1.) Right turn-in/out access only to Washington
Street shall occur at one location only, no
closer than 450-feet from the Highway 111
intersection centerline.
The City will consider, and may conditionally
approve, a left -turn access to the site for
southbound traffic on Washington if the
Applicant's traffic engineer can provide
satisfactory evidence that all traffic safety
concerns of the City Engineer have been
adequately addressed. All improvements that
are needed to provide safe access shall be
at the Applicant's expense.
55. Applicant shall pay 100% of the cost for design and
construction of the following street improvements:
A. In general, the Applicant is responsible for all
street improvements on the "development side" of
the street centerline for all streets adjacent to
the development site, unless specifically
conditioned otherwise. All street improvements,
including street lighting, shall be designed in
accordance with the requirements of the City
Engineer and Caltrans where appropriate.
B. Washington Street: From Highway 111 to the
Whitewater Channel bridge: half -width General Plan
street improvements and appurtenant conforms and
amenities including an 8-foot wide sidewalk, plus
additional turning lanes at the Highway ill
intersection in accordance with the Washington
Street Specific Plan.
C. Highway 111: From Washington to Adams Streets: as
a minimum, Caltrans may require more, half -width
General Plan street improvements and appurtenant
conforms and amenities, plus turning lanes at the
intersections, plus transitions as needed beyond
the limits of the development site.
D. Adams Street: From Highway 111 to the Whitewater
Channel: half -width street improvements and
appurtenant conforms and amenities, plus turning
lanes and appropriate transitions as needed at
Highway 111 intersection.
56. Applicant shall accept responsibility for preparation of
street plans at locations determined by City Engineer.
BJ/CONAPRVL.038 - 9 -
57. Applicant shall participate in 50% of the cost to design
and construct a low water crossing through the Whitewater
Channel on Adams Street; half of the .Applicant's cost
responsibility is eligible for reimbursement.
58. The City reserves the right to add additional public
facilities as needed to the Mello -Roos District being
formed to fund the public facilities in the project
area. The Applicant has no fiscal responsibility for
improvements added to the District by the City that are
not a Condition of Development for this Specific Plan.
59. Traffic signals, including interconnect, are required at
the following intersections; the Applicant shall pay a
proportional share for the design and construction of
these signals as follows:
A. Highway 111/Washington Street
100% front-end funding, 75% reimbursement
B. Highway 111/Simon Drive
100% front-end funding, 50% reimbursement
C. Highway 111/Washington Square
100% front-end funding, 50% reimbursement
D. Highway 111/Adams Street
100% front-end funding, 75% reimbursement
60. The Applicant shall pay 7.25% of the cost to design and
construct the Washington Street bridge expansion across
the Whitewater Channel.
61. The Applicant shall provide subterrain storm drain
facilities that will remove run-off from the 100-year
storm without causing ponding or flooding of the on -site
parking lots and access roads, Highway 111, Washington
Street, and Adams Street.
62. Applicant shall provide 20-foot wide drainage easement(s)
as required by the City Engineer that cross the site from
Highway ill to the Whitewater Channel to permit
installation of a subterrain storm drain pipe to drain
the property south of Highway 111. Easement(s) will not
interfere with any structures shown on the approved Plot
Plan.
63. The Applicant shall relocate all existing overhead
utility lines that are adjacent to the site on the
"development" side of the street centerline, or cross the
site, to underground facilities. All future utilities
that will serve the site shall also be located
underground. Power lines rated above 12,500 volts are
excluded from the undergrounding requirement.
BJ/CONAPRVL.038 - 10 -
117
64. Applicant shall design loading docks that front along the
Whitewater Channel in a manner that ingress to the docks
occurs only from Adams Street and egress occurs only at
Washington Street.
65. Trash dumpsters located in within public view shall be
partially recessed below grade and aesthetically
landscaped on three sides and aesthetically gated on the
fourth, or as otherwise approved by the Planning and
Development Department. The dumpster top and landscaping
shall not exceed 42-inches in height.
66. The Applicant shall dedicate easements for public
landscape and sidewalk purposes between the street right
of way and perimeter wall along the site boundary
streets. The landscape improvements shall be designed
and installed by the Applicant in accordance with the
City Engineer's requirements. The width of the
landscaped easement/setback areas shall be as follows:
A. Washington Street - 34-feet
B. Highway ill - 50-feet
C. Adams Street - 10-feet.
The Applicant, through C.C.& R.'s placed on future
property owners located in the development, shall
implement a method to fund and administer maintenance of
the landscaped setback area and contiguous parkways.
67. The Applicant may obtain reimbursement from the
Mello -Roos District for those portions of the
improvements specifically noted in these Conditions as
eligible for reimbursement, if the District is
successfully formed and if the improvements are installed
at the Applicant's expense prior to availability of bond
proceeds.
If the improvements are funded with bond proceeds from
the Mello -Roos District, the Applicant is relieved of the
annual benefit assessment for those portions of the
improvements specifically noted in these Conditions as
eligible for reimbursement.
68. The Applicant shall dedicate land for an Imperial
Irrigation District substation prior to final approval of
any land division map prepared for this commercial site.
69. Applicant shall pay all fees and costs, including wages
and overhead, incurred by the City attributable to this
commercial development as it pertains to the City Lead
Agency role in plan preparation, administration, plan
checking and inspection of the public improvements on
Highway 111.
BJ./CONAP:RVL.038
CONDITIONS OF APPROVAL - PROPOSED
PLOT PLAN 90-434
FEBRUARY 27, 1990
PLANNING .AND DEVELOPMENT DEPARTMENT:
1. The development of the site shall generally be in
conformance with the Exhibits contained in the file for
Plot Plan 90-434, unless otherwise amended by the
following conditions.
2. The approved Plot Plan shall be used within one (1) year
of the approval date; otherwise, it shall become null and
void and of no effect whatsoever. "Be used" means the
beginning of substantial construction which is
contemplated b this approval, not including grading,
which is begun within the one-year period and is
thereafter diligently pursued to completion. A one year
time extnsion ma be requested as permitted by Municipal
Code.
3. All applicable conditions of Specific Plan 89-014 which
pertain to this Plot Plan shall be met prior to issuance
of any permits.
4. This approval is for Phases 1 and/or 3 as noted on
approved plans for specific Plan 89-014. All pad
structures including service stations shall be subject to
approval of separate plot plan or conditional use permit
applications as required by Municipal Code:.
5. 46th Avenue right-of-way shall be vacated prior to
issuance of any building permits.
CITY FIRE MARSHAL:
Access
6. Prior to the use/occupancy of the "Major All building of
Phase III, the access road proposed along the northern
boundary of the project shall be completed as required to
provide through circulation.
7. All. future building expansions shall be subject to a site
plan review/approval prior to issuance: of building
permits.
8. A minimum unobstructed width of 24-feet shall be
maintained for all access roads, with certain areas
designated as fire lanes.
BJ/CCONAPRVL.039 - 1 -
14" 11 Q
Water
9. The water mains shall be capable of providing a fire flow
of 5000 gpm and an actual fire flow available from any
two adjacent hydrants shall be 2500 gpm for 2-hours
duration at 20 psi.
10. A combination of on -site and off -site Super hydrants (6"
X 4" X 2-1/2" X 2-1/2") shall be located not less than
25-feet or more than 165-feet from any portion of the
buildings(s) as measured along approved vehicular
travelways.
11. The required water system including fire hydrants shall
be installed and accepted by the Coachella Valley Water
District prior to any combustible material being placed
on the site.
12. Prior to issuance of building permits, the
Applicant/Developer shall furnish one blueline coy of the
water system plans to the Fire Department for
review/approval. Plans shall conform to the fire hydrant
types, location spacing, and the system shall be designed
to meet the fire flow requirements. Plans shall be
signed/approved by the local water company and a
registered civil engineer with the following
certification:
"I certify that the design of the water system is
in accordance with the requirements prescribed by
the Riverside County Fire Department."
13. Prior to the issuance of building permits, the Developer
shall deposit $235,500 as a mitigation for fire
protection impacts.
14. Buildings shall be constructed so that the fire flow
required for any individual building or unseparated area
does not exceed 3500 gpm.
15. Final conditions and requirements with regards to type of
construction, area separations, or built-in fire
protection systems will be addressed when the building
plans are reviewed. A plan check fee must be paid to the
Fire Department at the time building plans are submitted.
BJ/CCONAPRVL.039 - 2 -
� ^y rl
CC
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
February 13, 1990
I.
ii
III
7:00 P.M.
CALL TO ORDER
A. The meeting was called to order at: 7:00 P.M. by
Chairman Walling. The Flag Salute was led by
Commissioner Moran.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Moran, Bund, and
Chairman Walling.
Commissioner Moran moved to excuse Commissioner
Steding from the meeting. Commissioner Bund
seconded the motion.
B. Staff Present: Planning and Development Director
Jerry Herman, Principal Planner Stan Sawa,
Department Secretary Betty Anthony.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. CONTINUED HEARING: Tentative Tract 25402; a
request to subdivide 35.66 gross acres into 61
residential lots and other miscellaneous lots.
1. Planning Director Jerry Herman presented a
request by the Applicant to table the matter.
2. Chairman Walling stated that he had a
conflict of interest and turned the meeting
over to Vice Chairman Moran who opened the
continued Public Hearing. No one wished to
address the Commission at this time.
BJ/MIN2/:L3.DFT
EIM
3. A motion was made by Commissioner Zelles and
seconded by Commissioner Burd to table the
matter at the request of the Applicant.
Unanimously approved.
CONTINUED HEARING: Tentative Tract 23971, Amendment
41: A request to amend Conditions of Approval
#6.a., #14, and #30.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department. He also reminded the
Commission regarding past actions limiting
construction along Washington Street to one
story.
2. Commissioner Moran asked if' the Acoustical
Study that had been received was based on
todays levels or future. It: was stated that
it was based on future projections.
3. Chairman Walling questioned the visibility of
two-story units and asked if there were any
procedures to guard against homeowners adding
a second story addition in the future.
Planning Director Herman stated that at
present enforcement of this limitation may be
a problem.
4. Commissioner Moran stated that in the past
the Commissioners wanted to protect the
Washington Street Corridor: by limiting
construction so that a low profile image was
created.
5. Commissioner Zelles stated he felt that the
150-foot setback mitigated the negative
affect of a two-story unit.
6. Commissioner Bund questioned the acoustical
problem of a two-story unit and felt that two
story units should be allowed if the project
was exceptional in design.
7. Chairman Walling stated that the General Plan
does not specifically disallow two-story
units, but a precedent does need to be set as
to whether a two-story should be allowed, and
if so, what should be the criteria for
allowing such.
BJ/MIN2/13.DFT - 2 -
-1 22
8. Following further discussion it was moved by
Commissioner Zelles and seconded by
Commissioner Bund to adopt Planning
Commission Resolution 90-005 recommending to
City Council amendment to Condition #6.a. and
#14 as recommended by Staff and also amend
Condition #30 to permit six two story split
level houses along Washington Street.
Roll call vote: Ayes: Commissioners Bund,
Zelles, Chairman Walling. Noes:
Commissioner Moran. Absent:: Commissioner
Steding.
C. CONTINUED HEARING: Zoning Ordinance Amendment
90-012; a revision of the current Parking Ordinance.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the continued Public
Hearing. No one wishing to comment on the
Amendment, Chairman Walling closed the
hearing.
3. Following discussion, Commissioner Moran
moved and Commissioner Zellers seconded the
motion to adopt Planning Commission
Resolution 90-006 recommending to the City
Council adoption of Zoning Ordinance
Amendment 89-012. Unanimously adopted with
Commissioner Steding being absent.
D. Tentative Tract 25499, Sunrise Desert Partners; a
request to subdivide 88.5 acres into 33 residential
condominium lots to allow for development of 409
condominium units.
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report. a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the public hearing.
Allan Levin, representing the Applicant spoke
briefly regarding the project. No one else
wishing to address the Commission, the
hearing was closed.
BJ/MIN2/13.DFT - 3 - 3
3. Commissioner Moran moved and Commissioner
Bund seconded the motion to adopt Planning
Commission Resolution 90-007 recommending to
the City Council approval of Tentative Tract
25499 subject to conditions. Unanimously
adopted with Commissioner Steding being
absent.
E. Specific Plan 89-014 and Plot Plan 90-434; a
request of Transpacific Development Company to
approve a commercial specific plan to allow
construction of a commercial shopping center with
approximately 617,600 of floor area on 60 + acres
and approval of a Plot Plan to al -low construction
of Phase I and III of the project (five major
stores and retail shops in the C-P-S Zone).
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioners questioned staff: regarding the
left turn off of Washington Street and
possible traffic problems, up --grading of the
Washington Highway 111 signal, landscaping
medians on Highway 111, and the sound wall
between this project and the Spanos project.
3. Senior Engineer Steve Speer addressed the
Commission regarding questions concerning
landscape medians on Highway 111, the timing
of the bridge improvements and financing, the
traffic plan, and interior circulation
4. Chairman Walling opened the public hearing.
Applicant Michael Shovlin, owner of the
project; Peter Adams, President Transpacific;
Rick Manners, MCG Architects; George
Parmenter, Traffic Engineer addressed the
Commission regarding different aspects of the
project.
5. Following further discussion regarding the
above topics and the apparent problems that
needed to be solved in regard to the
Conditions of approval, it was moved by
Commissioner Zelles and seconded by
Commissioner Moran to continue the hearing to
February 27, 1990 to give the Applicant time
to meet with Staff and resolve concerns
regarding the Conditions of Approval. In
addition, the Planning Commission would meet
with the Applicant at the next study session
at 3:00 P.M. to expedite the project.
Unanimously approved with Commissioner
Steding being absent.
BJ/MIN2/13.DFT - 4 -
IV. PUBLIC COMMENT
Audrey Ostrowski, P. O. Box 351, La Quinta, addressed the
Commission requesting that a committee be established to
help clean up the Cove area.
V. CONSENT CALENDAR
There being no corrections Commissioner Zelles moved and
Commissioner Bund seconded the motion to approve the
minutes of January 23, 1990. Unanimously approved.
VI. BUSINESS SESSION
A. Specific Plan 84-003; a request of Rufus Associates
for a one year extension of time for a specific
plan which allows an 86-room hotel (The Orchard) on
37.5 + acres.
1. Principal Planner Stan Sawa presented the
information contained in the :Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Lawrence A. Diamant, trustee I -or the project
addressed the Commission regarding their
desire to see the project completed.
3. Gary Lohman of Rufus Associates and Tom
Burke, proposed owner also spoke regarding
their desire to see the project completed.
4. There being no further discussion,
Commissioner Moran moved and Commissioner
Zelles seconded the motion to adopt Minute
Order 90-003 approving a one year extension
of time subject to the revised conditions.
Unanimously approved.
VII. ADJOURNMENT
A motion was made by Commissioner Moran and seconded by
Commissioner Zelles to adjourn to a regular meeting on
March 13, 1990, at 7:00 P.M. in the La Quinta City Hall,
78•-105 Calle Estado, La Quinta, California. This meeting
of the La Quinta Planning Commission was adjourned at
10:35 P.M., February 13, 1990.
BJ/MIN2/:13.DFT - 5 -
b
PH-2
TO:
FROM:
DATE:
SUBJECT:
BACKGROUND:
MEMORANDUM
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
PLANNING & DEVELOPMENT DEPARTMENT
FEBRUARY 27, 1990
AMENDING THE ZONING ORDINANCE TO DROP ZONES WHICH
THE CITY DOES NOT USE
When the County Zoning Ordinance was adopted for use within the
City, there was some thought that many of the zones contained
within the County Zoning Ordinance might some day be used by
the City. This has not been the case. Many of the unused
zones pertain to various rural or agricultural uses. Others
relate to manufacturing which the City has not reserved (in the
General Man) any land for. The Staff has been observing what
a waste the unused zones create in our Zoning Ordinance. The
time has now come to eliminate the unused zones.
ANALYSIS,:
The following zones have been proposed to be eliminated from
the Zoning Ordinance on the basis that they have not been used
in the past and will probably not be used in the future:
9.24
R-R
Zone
9.28
R-R-O
Zone
9.36
R-1-A
Zone
9.40
R-A
Zone
9.36
R-3-A
Zone
9.64
R-T-R
Zone
9.92
I-P
Zone
9.96
M-I
Zone
9.100
M-4
Zone
9.104
M-2
Zone
9.108
M-R
Zone
9.112
M-R-A
Zone
9.120
A-P
Zone
9.124
A-2
Zone
9.128
W-2
Zone
9.132
R-D
Zone
9.136
N-A
Zone
9.140
W-2-M
Zone
BJ/MEMOTB.018
(Rural -Residential)
(Rural -Residential, Outdoor Advertising)
(One Family Dwelling -Mountain Resort)
(Residential Agricultural)
(General Residential Mountain Resort)
(Mobilehome Subdivision -Rural)
(Industrial Park)
(Light Manufacturing)
(Medium Industrial)
(Heavy Industrial)
(Mineral Resources)
(Mineral Resources & Related
Manufacturing)
(Light Agricultural with Poultry)
(Heavy Agricultural)
(Controlled Development Areas)
(Regulated Development Areas)
(Natural Assets)
(Controlled Development Area with
Mobilehomes)
- 1 -
1y
There is some thought that if Bermuda Dunes were to be annexed
and the area north of the Interstate, some use might be made of
the manufacturing zones. However, it is proposed that if the
annexation comes to pass, the County zones do not provide
enough protection. New zones would need to be created to fit
what La Quinta actually wants to create in these new zones.
RECOMMENDATION:
Discuss the proposed zones to be eliminated from the
Ordinance. If satisfactory, then adopt the attached Resolution
recommending to the City Council that the proposed zones be
eliminated from the Zoning Ordinance.
BJ/MEMOTB.018 - 2
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
ADOPTION OF NEGATIVE DECLARATION NO.
90-153, AND APPROVAL OF THE AMENDMENT
TO THE ZONING ORDINANCE, ELIMINATING
ZONES WHICH ARE NOT IN USE (LISTED
BELOW).
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 27th day of February, 1990, hold
a duly noticed Public Hearing to consider the request of the
City to eliminate zones in the Zoning Ordinance not presently
in use; and,
WHEREAS, said amendment of the Zoning Ordinance has
complied with the requirements of "The Rules to Implement the
California Environmental Quality Act of 1970" (County of
Riverside, Resolution No. 82-212, adopted by reference in the
City of La Quinta Ordinance No. 5), in that the Planning
Director conducted an initial study, and has determined that
the Amendment to the Zoning Ordinance eliminating unused zones
will not have a significant adverse impact on the environment;
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 to justify the approval
of the Zoning Ordinance Amendment:
1. That it is unnecessary and counter productive to carry
zones in the Zoning Ordinance which are unlikely to be
used.
2. That the elimination of unused zones from the Zoning
Ordinance reduces confusion and allows the numbers to be
used for new zones which correlate more closely with the
General Plan.
3. The zones being eliminated from the Zoning Ordinance do
not have a corresponding land use designation in the
General Plan, which increases consistency between the
General Plan and the Zoning Ordinance.
4. That the general impacts of the Zoning Ordinance
Amendment were considered within the MEA prepared and
adopted in conjunction with the La Quinta General Plan
and were more specifically addressed by Environmental
Assessment 90-153 prepared in conjunction with the Zoning
Ordinance Amendment.
BJ/RESOPC.040 - 1 -
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case.
2. That the Commission does hereby confirm the conclusion of
the Environmental Assessment 90-153 relative to the
environmental concerns of the Zoning Ordinance Amendment.
3. That the Commission does hereby recommend to the City
Council the Zoning Ordinance Amendment for the reasons
set forth in this Resolution, to wit, the elimination of
unused zones listed as follows:
9.24 R-R Zone (Rural -Residential)
9.28 R-R-O Zone (Rural -Residential, Outdoor Advertising)
9.36 R-1-A Zone (One Family Dwelling -Mountain Resort)
9.40 R-A Zone (Residential Agricultural)
9.56 R-3-A Zone (General Residential Mountain Resort)
9.64 R-T-R Zone (Mobilehome Subdivision -Rural)
9.92 I-P Zone (Industrial Park)
9.96 M-I Zone (Light Manufacturing)
9.100 M-4 Zone (Medium Industrial)
9.104 M-2 Zone (Heavy Industrial)
9.108 M-R Zone (Mineral Resources)
9.112 M-R-A Zone (Mineral Resources & Related
Manufacturing)
9.120 A-P Zone (Light Agricultural with Poultry)
9.124 A-2 Zone (Heavy Agricultural)
9.128 W-2 Zone (Controlled Development Areas)
9.132 R-D Zone (Regulated Development Areas)
9.136 N-A Zone (Natural Assets)
9.1.40 W-2-M Zone (Controlled Development Area with
Mobilehomes)
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 27th day of
February, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
BJ/RESOPC.040 - 2 -
1-o
BI-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 27, 1990
APPLICANT: TRIAD PACIFIC DEVELOPMENT CORPORATION
OWNER: 119 LTD A CALIFORNIA LIMITED PARTNERSHIP
PROJECT: REVIEW OF ARCHITECTURAL ELEVATIONS FOR
ADDITIONAL UNIT FOR TRACT 23269 (LA QUINTA
HIGHLANDS)
LOCATION: SOUTHWEST CORNER OF FRED WARING DRIVE AND
ADAMS STREET
BACKGROUND:
The Conditions of Approval for Tract 23269 require all units to
be approved by the Planning Commission and City Council. Four
single family unit designs have already been approved and a new
design has now been proposed.
UNITS ALREADY APPROVED
Number of
Dwelling
Different
#
# Bdrms
Fmly Rm/Den Gar.
Sq. Ft.
Elevations
Stories
Plan
1
3
- - 2
1,221
3
1
Plan
2
3
- - 3
1,400
3
1
Plan
3
3
1 1 3
1,570
3
1
Plan
4
4
1 1 3
1,813
3
2
UNIT PROPOSED
Number of
Dwelling Different #
# Bdrms Fm1V Rm/Den Gar. Sq. Ft. Elevations Stories
Plan 5 3 1 1 3 2,299 3 2
BJ/STAFFRPT.043
ANALYSIS:
As can be seen, Plan 5 is a much larger unit than the already
approved units 1 to 5. This is the second two :story floor plan
proposed for this development.
The elevations of Plan 5 exhibit a similar architectural style
as units number 1 to $. Window detailing has :been included on
all three elevations of unit #5.
The Applicant proposes to use the same color materials for unit
5 as was used for units 1 to 4. These are desert colors and
were previously approved.
RECOMMENDATION:
Approve by minute motion the elevations for Unit 5 for Tract
23269.
The Conditions of Approval for this Tract also require the City
Council to consider this matter. A report of the above
Planning Commission action will therefore be referred to the
City Council as a consent calendar item.
Attachments: 1. Floor plan and elevations; for Tract
23269, Unit #6
BJ/STAFF.RPT.043 - 2
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MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING & DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 27, 1990
SUBJECT: ILLUMINIZED ADDRESS SIGNS
Attached is information on illuminized address signs received
from the Fire Department. The City of Indio requires
illuminized address signs in the single family zone.
This matter will be scheduled for a future Commission meeting
for discussion and Staff direction.
_13 7
BJ/MEMOJH.044 - 1 -
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
Planning & Engineering Office
46-209 Oasis Street, Suite 405
Indio, CA 92201
(619) 342-8886
Jerry Herman
Planning Director
City of La Quinta
Re: Zone Changes
Illuminized Address Signs
GLEN NEWMAN
FIRE CHIEF
October 10, 1989
Planning & Engineering Office
4080 Lemon Street, Suite 11L
Riverside, CA 92501
(714) 787-6606
If the City approves of the address illuminization proposal, I would recommend
the following; code changes:
Uniform Building Code Section 513 (addition to existing section): All dwelling
units are required to have internally illuminated address signs displayed in a
prominent location.
Uniform Fire Code Section 10.208 (c), (add subsection to existing section):
All dwelling units are required to have internally illuminated address signs
displayed in a prominent location.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By
Dennis Dawson
Deputy Fire Marshal
to
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ram.
TOLLMAR& CORPORATION
SPECIFICATIONS
Tollmark Brass Lighted Addresser
HOUSING: Brass Sheeting
Standard Box Stepped Box
Height 5�" 7"
Depth 2" 2"
Length M" 1-3 digits 11"
14V 4-5 digits 16"
NUMBERS: Height 4" Hevetica Bold or Baskerville Bold in
horizontal box.
LENS: White translucent acrylic with vinyl laminate,
graphics lit, background dark unless ordered
otherwise.
REFLECTOR: White PVC plastic extrusion
LIGHTING:
1-3 digits (2) 464 bulbs,
(1) socket
4-5 digits (4) 193 bulbs,
(2) socket, series
wired
POWER SOURCE
(not supplied) Low voltage
16 or 12 volt
standard
USE.
doorbell transformer (12
to 16 volts can
be used)
suitable for continuous usage**
4-5 digit box
1-3 digit box
Voltage
Supplied 12
Volts 16 Volts
12 Volts 16
Volts
AMPS
0.40 0.48
0.20
0.22
WATTS
4.80 7.68
2.40
3.52
MOUNTING: Standard hardware (1�" screws & anchors w/wirenuts)
is provided to surface mount. Box may be recessed
into wall, but must remain removable to change bulbs.
INSTALLATION: By others
** USE OF TRANSFORMERS NOT SUITABLE FOR CONTINUOUS USE, AND/OR
TRANSFORMERS OVER 16 VOLTS, OR UNDER 12 VOLTS, VOIDS WARRANTY
TOLLMARK CORPORATION
ORDER INFORMATION FOR TOLLMARK ADDRESS LIGHTS
When ordering, please provide the following items and/
or information.
1. Purchase order or verbal order, with full name of
purchasing agent or other person ordering.
2. Item being ordered (address light, parts, etc.)
3. For Steel Box COLOR: Brown, Black, Off -White or White.
4. For Brass Box FINISH & STYLE:
Finishes: Polished, Antique, or Verde
Styles: Standard or Stepped
STANDARD
EPPED
5. Graphics Style: Hevetica Bold or Baskerville Bold
0=693 0 g
HEVETICA BOLD
Graphics Background Color: Black or Brown (Graphics lit)
6. List of address numbers, lot numbers, and tract name
including number and phase.*
7. Name and phone number of site superintendent.*
8. UPS shipping address (can be construction trailer if
cross streets with corner coordinates are specified,
i.e., N, NW, SE, etc., along with city and zip code.
9. Owner of development if different than company
responsible for purchasing (i.e., release forms).
* Only where applicable
P.O. BOX 1750
CORONA, CA 91718
(174)735-9530
TOLLMARK CORPORATION
INDIVIDUAL PRICE LIST
TOLLMARK WOULD LIKE TO INTRODUCED YOU TO ILLUMINATED
ADDRESSES; AN INTELLIGENT AND CREATIVE WAY TO INDENTIFY ADDRESS
THE STANDARD LIGHT IS $39.95
THE STANDARD BRASS LIGHT IS $49.95*
THE STEPPED (Fancy) BRASS LIGHT IS $ 59.95*
***SHIPPING COSTS AND CALIFORNIA STATE SALES TAX
ARE INCLUDED IN THE ABOVE PRICES
* ALLOW 3 - 4 WEEKS DELIVERY
* PRICE DOES NOT INCLUDE INSTALLATION OR LOW -VOLTAGE TRANSFORMER
* THE TOLLMARK LIGHT MEETS MOST CITY LIGHTED ADDRESS ORDINANCES
* SEND CHECK OR MONEY ORDER WITH YOUR ORDER OR PAY COD
* COD CHARGES EXTRA
P.O. BOX 1750
CORONA, CA 91718-1750
(714)735-9530
* Polished Brass Add $ 1.50 / Standard Unit & $2.50 / Stepped Unit
I3
TOLLMARK CORPORATION
CONTRACTOR PRICE LIST
TOLLMARK CORPORATION WOULD LIKE TO INTRODUCE YOU TO
ILLUMINATED ADDRESS FIXTURES; AN INTELLIGENT
AND CREATIVE WAY TO IDENTIFY AN ADDRESS.
4-5 Digit
Standard Light
$29.95
Standard
Brass Light**
$39.95
Stepped (Fancy)
Brass Light**
$45.95
1-3 Digit $27.95 $31.95 $43.95
-PLEASE ADD CALIFORNIA SALES TAX TO THESE AMOUNTS (%6).
-CUSTOMIZED LIGHTS WILL BE BID ON AN INDIVIDUAL BASIS AND
WILL REQUIRED 50% DOWN PAYMENT FOR ORDER TO BE PLACED.
-PRICES QUOTED FOB FROM OUR PRODUCTION FACILITY.
-3 WEEK LEAD TIME REQUIRED WHEN ORDERING.
-PRICES DO NOT INCLUDE INSTALLATION OR TRANSFORMERS.
-MEETS MOST CITY LIGHTED ADDRESS ORDINANCES.
P.O. BOX 1750
CORONA, CA 91718-1750
(714) 735-9530
** Polished Brass Add $3.00/Standard Unit 3 $3.50/Stepped Unit
a ..✓�a.0 uaaarVL\ 1la✓�Vv�1VL.V
IMPORTANT
Toll.mark address lights operate on LOW VOLTAGE current only.
Attaching these units to regular household current (110 volts)
will destroy them and may lead to deadly electrical shock. Also,
do not insert unit into wall unless it can be easily removed for
changing bulbs and/or other maintenance.
TO
ADDRESS
FIXTURE
TO
HOUSEHOLD
CURRENT
S61"RCE
DOORBELL TRANSFORMER
LENS
CURE
YhUNT & BACK
OF HOUSING
The best power source is a standard 16
volt doorbell transformer. (Do not use
less than 12 volt or more than 16 volt
transformers). It should be installed
according to electrical code specifi-
cations. Wires carrying the low voltage
current, under most electrical codes, may
simply be pushed through a hole in the
wall at the site the unit will be mounted.
(Check with the local building inspector).
LIGHTING B
ACK
UNIT
LIGHT BULBS ?Q: SCREW HOLES
& SOCKETS =FOR MOUNTING
(1) Mount back of housing to wall:
Place back of housing with hollow
side towards wall level carefully
and mark hole position. Drill
marked positions with a 3/16 size
bit and insert screw anchors (B).
Pull low voltage wires from building
through back of housing. Place
mounting screws (A) through screw
holes and secure to wall.
MOUNTING
SCREW
SCREW
ANCHOR
HOUSING
FROM
SE GOE,'
HERE
TO BUILDING `i-u )
�` �J SCREW HOLE T
SECURE FRONT
WIRES & BACK OF
HOUSING
(2) Connect Wires:
Using wires nuts (C) connect low
voltage wares from house to wires
of lighting unit. One wire from
house should be attached to one
from unit.
(3) Place lens inside front of
housing. The lighting unit goes
in next and holds the lens in
place. Truck wires along top of
lighting unit and place the housing
front with lens and lighting unit
over housing back and secure with
housing screws (D)
WIRE
NUT D
HOUSING
II' SCREW
C
Effective 10-1-88
TWO OF EACH PER UNIT
/-
et
TOLLMARR CORPORATION
LIGTHED ADDRESS INFORMATION
(1) Tollmark lighted addresses are warrantied for one year
(new, homes only) against defects in materials and/or
workmanship.
(2) If you experience electrical problems with your unit first
check to me6 assure the bulbs are still good. If it is not
due to a burm,.a out bulb contact the customer service depart-
ment of your home's builder.
(3) Address lights and replacement parts can be purchased direct
from Tollmark Corporation. The only item we do not provide
are replacement bulbs. Use 193 or 194 wedge base bulbs for
14.5" address lights and 464 wedge base bulbs for 9.5" address
lights. Bulbs can be purchased from most auto part stores.
(4) To order address lights or parts call or write to:
Tollmark Corporation
P.O. BOX 1750
Corona, CA 91718
(714) 735-9530
Please Return This Form
To register the warranty on your address light
Name:
Address:
Zip:_
Telephone:( )
Move In Date:
Builder:
Tract Name
Tract No.6 Phase:
Lot No:
Send To: Tollmark Corporation
P.O. BOX 1750
Corona, CA 91718