2010 04 27 PCT
City of La Quinta
E. Planning Commission Agendas are now
available on the City's Web Page
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PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
APRIL 27, 2010
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2010-013
Beginning Minute Motion 2010-003
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
11. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of April 13, 2010.
V. PUBLIC HEARINGS:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have
requested the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item .................. CONTINUED - CONDITIONAL USE PERMIT 2009-124
Applicant........... T-Mobile West Corporation
Location............ 78-998 Miles Avenue - Family Heritage Church
Request ............. Consideration to Allow the Placement of a Fifty Seven
(57) Foot Tall Monopalm Tower and Equipment Enclosure
Within the Family Heritage Church Parking Lot.
Action ................. Staff Recommendation for Approval, with Conditions -
Resolution 2010
B. Item .................. SITE DEVELOPMENT PERMIT 2010-913
Applicant........... Shea Homes
Location............ East of the CVWD Dike #4, Between Avenues 60 and 62
Request............. Consideration of Architectural and Landscaping Plans for
Three Prototypical House Plans and Front Yard and
Common Area Landscaping Plans in Tract 35996 (Trilogy
Annex).
Action ................. Staff Recommendation for Approval with Conditions -
Resolution 2010-
C. Item .................. SPECIFIC PLAN 2008-085 AND ENVIRONMENTAL
ASSESSMENT 2008-600
Applicant........... City of La Quinta
Location............ South of Highway 111 Between Dune Palms Road and
Costco Drive
Request ............. Consideration of a Specific Plan for the Development of
up to 200 Affordable Residential Dwelling Units and
82,000 Square Feet of Automobile Sales and Related
Uses.
Action ................. Staff Recommendation for Approval to Council, as
submitted- Resolution 2010
VI. BUSINESS ITEM:
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
Vlll. COMMISSIONER ITEMS:
A. Report on City Council meeting of April 20, 2010, by Commissioner
Weber
B. Commissioner Wilkinson is scheduled to attend the May 4, 2010, City
Council meeting.
IX. DIRECTOR ITEMS:
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to be
held on May 11, 2010, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, April
27, 2010 was posted on the outside entry to the Council Chamber, 78-495 Calle
Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida
Bermudas, on Friday, April 23, 2010.
DATED: April 23, 2010
CAROLY WALKER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City Clerk's
office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a Planning
Commission meeting, please be advised that eight (8) copies of all documents, exhibits,
etc., must be supplied to the Executive Secretary for distribution. It is requested that this
take place prior to the beginning of the 7:00 p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
April 13, 2010
CALL TO ORDER
7:03 P.M.
A. A regular meeting of the La Quinta Planning Commission was called to
order at 7:03 p.m. by Chairman Alderson.
PRESENT: Commissioners Barrows, Quill, Weber, Wilkinson, and
Chairman Alderson
ABSENT: None
STAFF PRESENT: Planning Director Les Johnson, Planning Manager
David Sawyer, City Attorney Katherine Jenson,
Principal Planner Andrew Mogensen, Assistant
Planner Eric Ceja; and Executive Secretary Carolyn
Walker.'
Il. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT CALENDAR:
It was moved by Commissioners Weber/Wilkinson to approve the minutes of
March 23, 2010, as submitted. Unanimously approved.
V. PUBLIC HEARINGS:
A. Street Name Change 2010-020; a request by Farah Meadows — La
Quinta High School Senior Class advisor for consideration of a street
name change from Westward Ho Drive to Blackhawk Way for the
portion of Westward Ho Drive that is west of Dune Palms Road and
east of Adams Street.
Assistant Planner, Eric Ceja presented the staff report, a.copy of which
is on file in the Planning Department.
Planning Commission Minutes
April 13, 2010
Chairman Alderson asked if there were any questions of staff.
Commissioner Weber asked if the City of Indio had any comments on
this request. Staff responded that the request had been routed to the
City of Indio but no comments had been received.
Commissioner Weber asked if a cost estimate had been provided to
the applicant. Staff responded the applicant has been made aware of
the condition and was put in touch with personnel in the Public Works
Department regarding the estimate.
Chairman Alderson asked if any other neighbors had come forward
with comments. Planning Director Johnson referred him to the letter
from Mr. Chank (Attachment 3), a property owner on the north side of
the street who was in full support of the change.
There being no further questions of -the staff, Chairman Alderson
asked if there was any public comment.
^r.
Ms. Farah Meadows - Senior Class Advisor, La Quinta High School,
79-255 Westward Ho Drive, La Quinta CA 2:gave the background and
relayed to the Commission the reasons for the Senior Class request for
the name change. She also explained the school procedures they had
to follow to accomplish moving the request forward, including getting
approval .from the students, faculty, and the DSUSD School Board.
She told how every, Senior Class comes up with a gift for the school
and this year's seniorsand the administration were in support of the
name change. , She explained how excited the seniors were and said
their goal was to get everything changed before graduation on June
10, 2010. She said ,would definitely improve school spirit.
Ms. Brittney Boiko Senior Class President, 44-750 Seeley Drive, La
Quinta CA — said the Senior Class wanted to make a lasting impact on
the school and improve school spirit. They wanted to give the school
something that would make all the present and future students feel
better about going to their school. She added, changing the street
name may not seem like much, but it is a matter of student pride to
say, "you're on Blackhawk Way." She spoke about filling out
scholarship applications and how it would have made her very proud
to put Blackhawk Way, instead of Westward Ho Drive. She expressed
he pride, as Senior Class President, to look back and know her class
made such a huge impact.,
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April 13, 2010
Mr. Miles Black — Senior Class Member, 45-390 Desert Fox Drive, La
Quinta, CA — explained his high school expectations, what led him to
become a member of the Associated Student Body (ASB), and how
being involved in their activities made a difference in his perspective.
He said knowing that your Senior Class made this important change
has a lot of meaning and every time he visits, from college, he will be
proud that it was the Class of 2010 that made such an impact. He
added that teachers will be able to point out the name change and tell
students they can make an impact on future generations.
There being no additional questions, or public comment, Chairman
Alderson opened the matter for Commission discussion.
There being no further questions or discussion, it was moved and
seconded by Commissioners Weber/Barrows to adopt Resolution
2010-010 recommending approval of Street Name Change 2010-020
to the City Council as submitted. Unanimously approved.
B. Continued — Conditional Use Permit 2009-124; a request by T-Mobile
West Corporation for consideration to allow the placement of a fifty-
seven (57) foot tall monopalm tower and equipment enclosure within
the Family Heritage Church 'parking lot located at 78-998 Miles
Avenue.
Assistant Planner Eric Ceja presented the staff report, a copy of which
is on file in the Planning Department.
Chairman Alderson asked if there were any questions of staff
Commissioner Wilkinson said an e-mail he received stated it would not
be possible to co -locate on another tower. He asked for more specifics
on the towers and why it was not possible. Staff said there was an
explanatory letter included in the packet, but the applicant would be
more qualified to answer that question, but staff was told the existing
towers were too far south from the area that they are trying to
provide service to, on the north.
There being no further questions of the staff, Chairman Alderson
opened the public hearing and asked if the applicant would like to
speak.
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April 13, 2010
Mr. Jay Greenwood, T-mobile representative, 1594 N. Batavia Street,
Orange CA - introduced himself and stated he was taking over for
Maryann Harwood, who previously spoke to the Commission. He has
taken over the zoning process for this particular site and he was
available to answer questions. He then passed around a sample of the
bark and palm fronds which were to be used.
Chairman Alderson asked if the applicant had a maintenance
agreement, for the enclosure, with the church. Mr. Greenwood said
yes.
Chairman Alderson asked about graffiti;, removal'. Mr. Greenwood
responded T-mobile has somebody go out to every site, every month
for maintenance. Their lease' ; agreement states they do all the
irrigation and planting, and the church maintains all the landscaping
once it's planted.
Chairman Alderson asked about planting rotation and color of the
block wall. Mr. Greenwood responded_ they were planting
bougainvillea around the CMU.wall. He added that they had not yet
selected a color for the block wall;. however they would try to match
the color palette of the church:`
Chairman Alderson asked if the applicant had read all the conditions
and if he had a problem with any of them. Mr. Greenwood said he had
read them and had no;problem with them.
Chaiemarn ,.Alderson then complimented Mr. Greenwood on the
lowering of the tower from 70 down to 57 feet. He then asked if the
applicant had increased the number of fronds. Mr. Greenwood said
yes, they increased the number from 30 to 80.
Commissioner Wilkinson asked about re -location of the tower and Mr.
Greenwood's engineering credentials. Mr. Greenwood responded T-
mobilehad their own FIR (radio frequency) engineers and they say
none of those sites work.
Commissioner Wilkinson asked why there were unable to co -locate on
a different pole. Mr. Greenwood then responded by referring to
Attachment -7, and an explanation of service coverage. He pointed out
the locations of other carriers' towers and explained they were not in,
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April 13, 2010
an area that would provide optimum coverage; that to co -locate on
those towers would be of no benefit to anyone and would not provide
anymore significant coverage than what they have currently.
Commissioner Wilkinson asked if they had included all the existing
towers in the area, not just La Quinta. Mr. Greenwood said these
were all the existing towers that he could find and they were all the
existing towers that staff was aware of. Staff responded that was
correct.
Commissioner Wilkinson asked if there were additional towers in the
County or Bermuda Dunes that they were unaware of. Mr. Greenwood
said there could be, but he said he checked every other carrier's
website and there was nothing listed in Bermuda Dunes.
Commissioner Wilkinson commented on the adequacy of his own cell
service and asked how other companies were able to provide that.
Mr. Greenwood said he could not speak for other carriers and pointed
out that Commissioner Wilkinson had, at one time, indicated he had a
radio signal booster which could have helped.
Commissioner Wilkinson said he had that before the new tower went
into the area and now he does not use it. Mr. Greenwood commented
on a tower in a nearby golf course and suggested that might be
Commissioner Wilkinson's server.
Commissioner. Wilkinson asked if he couldn't co -locate on that tower.
Mr. Greenwood said they couldn't and referred him to the coverage
map; specifically the C-shape of the red zone, showing they would still
miss a significant portion of our coverage by co -locating.
Commissioner Wilkinson said he thought it would be more appropriate
if they could get an agreement to co -locate with another carrier. Mr.
Greenwood then discussed the fact that this had been thoroughly
looked into and then gave the Commission information on sites,
heights, and coverage. He commented they might be able to get a bit
more coverage, but wasn't sure if they would be able to get the height
needed.
Commissioner Wilkinson asked.if he researched the co -location tower
heights and service. Mr. Greenwood said they didn't, but he was
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April 13, 2010
referring to another 58 foot monopalm; the same height as the one
proposed. He said it would probably have to be at least 80 or 90 feet
high to get coverage where they need it and it's in the middle of a
residential area so they did not explore that. Commissioner Wilkinson
asked if he could check on this,and respond back to the Commission.
Mr. Greenwood said yes.
Commissioner Wilkinson commented on the :reduction of the tower
from 70 feet to 57 feet; which was an 18 :1'/2% variable and asked
Mr. Greenwood to comment on this variable. Mr. Greenwood
commented on the antennas in the area and'the height needed to
provide their signal.
Discussion followed regarding -'all the previous presentations, the
change in height of the cell tower and the photo simulations.
Commissioner Barrows commented on moving the cell tower closer to
the church and asked'.if there was a reason why that couldn't be
done. Mr. Greenwood said-,to;,move it within the site would have an
impact on coverage and pointed -out where the other grove of palm
trees was. He added it wouldn'tImaterially -impact the coverage.
Planning Director Johnson '-mentioned if there was a potential
relocation they would have 'to follow the Municipal Code setback
requirements for these types -of"facilities. If the tower would be
moved closer to Adams, there may be some potential issues because
of proximity to the perimeter of the property.
Discussion followed, regarding possible relocation sites and setback
limitations.
Commissioner Weber asked if Mr. . Greenwood would now be
responsible for this coverage area. Mr. Greenwood said he was for
this site, but they were currently looking at other cell sites within La
Quinta and he would be representing one or two of them.
Commissioner Weber commented he appreciated the height
adjustment, but asked how that could so readily be done and asked
Mr. Greenwood to confirm the height was 57 feet; which he did. He
also referred to the original submittal showing the 70 foot height and
the latest map showing the . difference with the reduction. He said
Planning Commission Minutes
April 13, 2010
when you reduce the height, you reduce the coverage area. He
explained how the RF engineers arrived at what height was needed.
Commissioner Weber inquired about the screening which included the
30 to 35 foot live palms, maintained by the church. Mr. Greenwood
said this would help with the visual massing so it looks more like a
natural stand of trees. Commissioner Weber said that was a great
idea.
Commissioner Weber asked about relocation sites which would be
acceptable with the setback requirements. Staff commented on the
pros and cons of various sites and discussion followed.
Chairman Alderson asked Mr. Greenwood if there was any way that
the signal could be increased on one of the surrounding area towers.
Mr. Greenwood said no and explained why that could not be done as
well as why they were not co -locating this tower.
Commissioner Wilkinson asked again about how others could provide
service in the same area and T-mobile could not. Mr. Greenwood said
the RF engineers have advised him that none of those sites work. He
said he could not speak for other carriers, only T-mobile.
There being no further questions of the applicant, Chairman Alderson
asked if there was any public comment.
Mr. Chris McFadden — 42-635 Melanie Place, Suite 102, Palm Desert
CA — architect of record and also serves on the board at Family
Heritage Church - introduced himself and said the re -location of the
tower to the south would not be acceptable to the church. He outlined
all the lighting and landscaping work the Church had done as well as
their future plans for the site. He added, they worked with T-mobile
on the choice of location and it will not affect the future development
of the church; which he briefly described. He said he could not speak
to the cell coverage issues, only to the aesthetics.
Commissioner Weber asked if the alternate location was not adequate
due to the proximity to the front. Mr. McFadden said yes, and
explained why. '
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Planning Commission Minutes
April 13, 2010
Commissioner Weber asked if there would be any limitations to placing
the tower on the actual building, or immediately adjacent. Planning
Manager Sawyer said there would be none, other than the structural
capacity of the building itself.
Mr. McFadden said the main building was a metal building and
structurally speaking could not accommodate the tower. The new
wings were done under the current code which ;would cause the tower
to be fairly close to Vista Dunes. It was conceivable, but this would
create another expense if it was a tower -type and attached to one of
their buildings.
Commissioner Weber asked about the grassy area to the south. Mr.
McFadden said that was a future building site and . explained the
church's development plans.
Commissioner Quill asked Mr. McFadden if the wall around the
facilities would be done in same slump stone similar to what was
already there. Mr. McFadden said yes, with some bougainvillea on it to
protect it from graffiti.
There being no. additional questions, or public comment, Chairman
Alderson opened the matter for Commission discussion.
Commissioner Weber said he 'still had concerns regarding coverage,
the proliferation of 'cell towers, additional cell tower locations, the
sensitivity of,',,the location due to the proximity of the residential
neighborhood, as`well as additional engineering questions.
Commissioner: Quill said the property owner had agreed on the
location. It is'a revenue source for the church and their representative
was there toprovide answers to the Commission. He did not have
any issues .with the application; especially since they had lowered the
height significantly and added the palm trees for visual blending.
Commissioner Wilkinson said he was not satisfied with the answers
about existing towers and co -location and he was not in support of
this.
Commissioner Quill commented that at the last ,meeting a resident -in -
opposition promised there would be additional residents attending the
Planning Commission Minutes
April 13, 2010
meeting and there were actually no residents in attendance.
Commissioner Wilkinson asked if notices went out. Staff responded
they followed all requirements for noticing and pointed out that the
neighbors that were in attendance, the last time, were informed of the
continuance date.
Chairman Alderson addressed Mr. Greenwood by asking if there had
been any improvements made in the design of these cell towers to
soften their appearance. He said he hadn't gotten any answers in the
previous meetings so he called the manufacturer and asked him. The
bottom line, of the conversation, was there's three things you can do
to customize a tower: 1) raise it, 2) lower it; or 3) add more than 50
fronds. He added he still had problems with 1) the appearance, 2) the
height, and 3) the reception issue; since others in the area are not
experiencing problems. He suggested the applicant should look into
how others in the area are receiving clear signals.
Commissioner Wilkinson said he was ready to recommend a motion
for denial of the application on the grounds of incompatibility with the
surrounding uses.
Commissioner Quill commented that the application would have to go
back through the whole application process if this is denied. He
suggested a continuance for the applicant to have time to return with
his RF engineer to answer the Commissioners' questions.
Commissioner Weber asked for clarification of the procedures and
what would be addressed at the continued meeting.
Planning Director Johnson explained the procedures and what issues
needed to be considered. He referred the Commissioners to look at
the resolution that was provided in the packet, on page 7 and
encourage them to carefully consider item 4 with regards to the
findings in the compatibility of surrounding uses and for that
consideration to be given if you actually proceed forward with the
motion for denial.
Commissioner Wilkinson asked for clarification.
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Planning Commission Minutes
April 13, 2010
City Attorney Jenson said in other words if you are going to move to
deny it; you can have your reasons, but you want to also make a
finding that it's not compatible with the neighborhood. That would
then be the legal basis for denial. You can then explain that you
would be doing that because of lack of information.
Commissioner Wilkinson commented he e-mailed his questions to Mr.
Greenwood and he felt there had been an adequate amount of time
allowed to answer those questions.
Chairman Alderson re -opened the public hearing portion of the
meeting.
A
Mr. Greenwood said he couldn't speak for other vendors..but they
have researched the cell sites there, but he could not respond to the
question of why Commissioner Wilkinson is able to get full coverage.
,According to their RF engineers, they need to have this tower to
provide adequate service for their customers.
Commissioner Weber commented on the fact that the previous request
was for a 70 foot tower=and now'it;ris_only 57 feet. He said the
applicant should request what they actually needed. It is the role of
the Planning 'Commission to safeguard and properly plan for the
community and :We require our applicants to come in with factual
knowledge.,, Her' said it troubled' him that their questions were not
answered and,:he...fett:_the applicant should have brought in a radio
frequency (RF)"expert to answer these questions.
Mr. Greenwood said ' he could bring in the RF expert but, if that's the
basis of the denial,.he forewarned the Commission that the expert's
going to tellthem the same thing and on that basis, they should just
deny the application so he can appeal it to the City Council.
There was no further discussion and it was moved and seconded by
Commissioners Wilkinson/Weber to adopt Resolution 2010-011
denying Conditional Use Permit 2009-124 due to lack of compatibility
with the surrounding neighborhood uses. AYES: Commissioners
Wilkinson and Weber NOES: Commissioner Barrows, Quill, and
Chairman Alderson ABSENT: None ABSTAIN: None.
(The motion did not carry.)
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April 13, 2010
Planning Director Johnson recommended the Commissioners identify
specifics they would like to see from the applicant; which he
paraphrased as 1) why they cannot co -locate on other existing towers
in the area as identified on the map, and 2) confirmation that the
towers identified in the exhibits are correct.
Commissioner Weber added he would like to have the rationale for the
height of 57 feet; since it was reduced from 70 feet.
Discussion followed as to whether the applicant should be required to
answer the question of why other carriers in the area are able deliver
service with the present towers. Staff explained the difficulties of
obtaining that information and the net result was Commissioner
Barrows suggested an RF engineer be in attendance in lieu of the third
party.
There was no further discussion and it was moved and seconded by
Commissioners Quill/Barrows to continue Conditional Use Permit
2009-124 to the meeting of April 27, 2010, to allow the applicant to
return with responses to the Commissioners' requests. Ayes:
Commissioners Barrows, Quill, Weber, and Chairman Alderson NOES:
Commissioner Wilkinson ABSENT: None ABSTAIN: None
(Note: the Public Hearing remains open)
C. Zoning Ordinance Amendment 2010-100; a request by City of La
Quinta for consideration of the following amendments to the La Quinta
zoning Ordinance: Adjust the Guesthouse Provisions in the Table of
Permitted Uses (9.409.040), Adjust the Guesthouse Provisions in the
Supplemental Residential Code (9.60.100), Prohibit Single -Family
Homes Within the Village Commercial District (9.65.020), Identify Golf
Cart Sales in the Table of Permitted Uses (9.80.040), Adjust the
Permitted Date for Christmas Tree Sales (9.100.080), Adjust the Used
Car Sales Regulations (9.100.300), Permit the Use of Seasonal Sales
Businesses (9.100.310), Address Multi -Tenant Office Sales
Businesses (9.100.310), and Address Multi -Tenant Office Complexes
with Interior Tenants in the Sign Code (9.160.050).
Principal Planner Andy Mogensen presented the staff report, a copy of
which is on file in the Planning Department.
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April 13, 2010
Chairman Alderson asked if there were any questions of staff. There
being no further questions of the staff, and the City being the
applicant, Chairman Alderson asked if there was any public comment.
There being no additional questions, or public comment, Chairman
Alderson opened the matter for Commission discussion.
Commissioner Wilkinson commented on the sale of Christmas Trees
the weekend of Thanksgiving and his concerns about 1) one holiday
interfering with another and 2) the problem of ithe trees drying out and
becoming a fire hazard.
Planning Director Johnson explained where the trees come from, when
they are cut, and their storage and care. He added there was only a
four -day difference, which was not significant, and included the fact
that the Fire Department had no comments. in addition, he noted that
the neighboring jurisdictions were selling trees at that time and there
would be no conflict with„ parking; even on the biggest shopping day
of the year. ,
Commissioner Wilkinson asked about -the location of the Commercial
Park Zoning District. Staff pointed out the various locations.
Commissioner Wilkinson asked if it was permissible to sell used cars in
the Commercial Park Districts.''Staff said yes and then explained what
was involved in'applying for those permits.
Commissioner Quill commented that it was a discretionary approval.
Staff responded thatwas correct.
Commissioner Wilkinson asked for an explanation of the updated
temporary sign code. Staff asked if he was referring to temporary
seasonal sales facilities; to which he responded yes. Staff gave an
explanation of different types of signs and banners; as well as code
requirements in other cities.
Commissioner Wilkinson asked about temporary businesses and their
effect on permanent businesses; using the example of the previous
flea market request. Staff responded this applied to interior tenants
and the Code change would ensure they get a City business license
with point -of -sales within the City of La Quinta. Staff could not
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April 13, 2010
comment on the competitiveness of a business -to -business
relationship.
Planning Director Johnson explained why the change was needed;
using the example of a seasonal Halloween costume shop. He said
the Municipal Code had not previously addressed a temporary
business coming in. This change would now allow a mechanism to
address any issues involved with those types of businesses.
There was no further discussion and it was moved and seconded by
Commissioners Barrows/Quill to adopt Resolution 2010-011
recommending approval to Council of Zoning Ordinance Amendment
2010-100 as submitted. Unanimously approved.
D. Zoning Ordinance Amendment 2010-101; a request by City of La
Quinta for consideration of the Following Amendments to the La
Quinta Municipal Code: Restrict the Placement and Maximum Time
Period of Permitted Temporary Signs Within the Public Right -Of -Way;
and Revise Table 9-17, to Remove Maximum Sign Size and height
Restrictions for Exempt Signs.
Planning Director Les Johnson presented the staff report, a copy of
which is on file in the Planning Department.
Chairman Alderson asked if there were any questions of staff.
There being no further questions of the staff, and the City being the
applicant, Chairman Alderson asked if there was any public comment.
There being no additional questions, or public comment, Chairman
Alderson opened the matter for Commission discussion.
Commissioner Wilkinson asked about 200 foot spacing of signs on
private property. Staff responded private property was exempt; unless
they had more than four signs.
City Attorney Jenson said the changes referred to public right-of-way
only.
Chairman Alderson commented only four signs were allowed on
private property. Staff responded that was correct. Five signs, or
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April 13, 2010
more, would require a Temporary Sign Permit and you would have to
post them 200 feet apart.
Commissioner Wilkinson asked if the number of signs allowed had
changed from 50 to 100. Staff said yes.
Discussion then followed regarding multiple sign requests, the impact
of a proliferation of signs, and the current average number of sign
requests
Commissioner Barrows asked for clarification of the amendment
recently approved by City Council, and if it would b6legally possible
to limit a candidate's allowance of signs.'
City Attorney Jenson respondedfitbecome problematic if you limit
individuals to a certain number of signs. She stated the'Planning
Commission was free to recommend `something else.
Discussion followed regarding the number`of signs allowed per
candidate, the fairness of all candidates having the same number of
signs, the current ordinance prohibiting the placement of temporary
signs within public right-of-way and public property, the change
extensionrof time period from`.45 to 60 days, garage sales signs and
the five-foot setback, as well as the removal of the garage sales signs.
Commissioner Weber then,'
hen commented on the City's ability to recoup
costs for temporary political signs ($100) which was woefully
inadequate considering the staff it took to address the situation. Staff
then explained the 50%'provision and why staff had requested the
percentage versus a. dollar amount.
Commissioner Weber commented about 1) visual clutter and blight, 2)
the ,adequacy of a 7-day requirement to clean up, 3) a limitation on the
number of signs, 4) some type of a cost recovery method for the
offenders to bear at least a portion of the burden, 5) 45 days versus
60 days, and 6) signs within site of City limits.
Staff gave some history,and commented on the reason for inclusion of
the language on signs posted outside of the City's jurisdiction and
how the current language would clarify that.
-14-
Planning Commission Minutes
April 13, 2010
Commissioner Barrows commented on keeping the 50% deposit and
the fairness to all candidates. Staff gave examples of previous
situations where the signs had not been removed.
Chairman Alderson had some background on these campaign signs
and commented on the importance of having those signs available for
public viewing. He commented on the number of signs, visual blight,
and the burden of the deposit on a potential candidate who is trying to
do some good for the community. He did say he would like to see the
$100 automatic rebate removed.
Commissioner Quill asked about Council's direction on the political
signs and the options available to the Commission.
Discussion followed on the history of the political sign issue before
Council and included staff's comments on the Planning Commission's
responsibility.
Commissioner Weber commented he was in favor of 1) the 7-day
removal plan, 2) 50 signs versus 100, 3) including language regarding
deposit and refunding the whole deposit, 4) prohibiting that signs in
the center median, 5) the setback off the right-of-way, 6) a maximum
time period of 45 days, and 7) not increasing the signs to 100 per
applicant.
Commissioner Barrows said should was supportive of 1) the existing
condition that signs are not allowed in the right of way, 2) no
increase in maximum time allowed, 3) not allowing more than 50 signs
per application, 4) clarification and prevention of signs from being
posted outside the City limits, and 5) if all signs are removed the
applicant should get their full deposit and if not, only 50%.
City Attorney Jenson asked Commissioner Barrows to clarify that she
thought there should not be any signs in the right of way.
Commissioner Barrows said that was the current code. City Attorney
Jenson said under our current code that is what the current law is and
you would carry that forward. Commissioner Barrows said yes, that
would be her motion.
-15-
Planning Commission Minutes
April 13, 2010
Discussion followed where Commissioners re -stated their positions
and the proposed changes.
Planning Director Johnson asked to clarify the changes which referred
to item 4 - the clarifying language about the perimeter, item 5 -
regarding the deposit; that it be 100% unless code enforcement action
is taken. Also that the existing, language regarding posting within the
public right-of-way, the number of signs and the duration of time,
would remain as currently shown in the Municipal Code.
There was no further discussion and it Was moved and seconded by
Commissioners Barrows/Wilkinson < 6, 'adopt Resolution 2010-012
recommending approval to Council' of Zoning Ordinance Amendment
2010-101 as noted above. Unanimously approved.
VI. BUSINESS ITEMS: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL
A. Chairman Alderson's letter regarding the Planners' Institute.
Vill. COMMISSIONER ITEMS:
A. Chairman' Alderson commented on his attendance at the April 7, 2010
Architecture and Landscaping Review Committee meeting
B. Chairman Alderson gave a report on City Council Meeting of April 6,
2010. (A brief, summary of the meeting was given followed by
discussion of several items.)
B. '` Chairman Alderson noted Commissioner Weber was scheduled to
report back on the April 20, 2010, Council meeting.
C. QuarterlyAttendance Record was provided and commented on.
D. Chairman Alderson reported on attendance at the recent Planners'
Institute - March 24-26, 2010. (Discussion of some of the sessions,
at the Institute, and next year's possible site, followed).
IX: DIRECTOR ITEMS: None
-16-
Planning Commission Minutes
April 13, 2010
X. ADJOURNMENT:
There being no further business, it was moved and seconded by
Commissioners barrows/quill to adjourn this regular meeting of the Planning
Commission to the next regular meeting to be held on April 27, 2010. This
regular meeting was adjourned at
9:24 p.m. on April 13, 2010.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
-17-
PH # A
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 27, 2010
CASE NO.: CONDITIONAL USE PERMIT 2009-124
APPLICANT: T-MOBILE WEST CORPORATION
REQUEST: CONSIDERATION TO ALLOW THE PLACEMENT OF A FIFTY-
SEVEN (57) FOOT TALL MONOPALM TOWER AND
EQUIPMENT ENCLOSURE WITHIN THE FAMILY HERITAGE
CHURCH PARKING LOT
LOCATION: 78-998 MILES AVENUE — FAMILY HERITAGE CHURCH
(ATTACHMENT 1)
PROPERTY
OWNER: FAMILY HERITAGE CHURCH
GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR)
ZONING: LOW DENSITY RESIDENTIAL (RL)
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
PROVISIONS OF SECTION 15332 (CLASS 32) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN
THAT THIS IS AN IN -FILL PROJECT SURROUNDED BY
URBAN SERVICES AND EXISTING IMPROVEMENTS
SURROUNDING
LAND USES:
NORTH:
LOW DENSITY RESIDENTIAL (RL)
SOUTH:
LOW DENSITY RESIDENTIAL (RL)
EAST:
LOW DENSITY RESIDENTIAL (RL)
WEST:
MEDIUM HIGH DENSITY RESIDENTIAL (RMH)
BACKGROUND:
Family Heritage Church was established in 1985, under Public Use Permit 1984-
001, and Plot Plan 1985-139. In 2005, the Church received approval to construct
two additional classroom buildings west of the main building (SDP 2005-825).
The church occupies 6.84 acres on the northwest corner of Adams Street and
Miles Avenue (Attachment 1). The Church and ancillary buildings are located in the
middle of the site; the northern and southern portions of the site remain graded and
maintained. The northern -most portion of the site is covered by crushed granite
rocks and boulders and serves as the Church's retention basin.
On February 23, 2010, the Planning Commission did hold a public hearing regarding
T-Mobile's request for a new monopalm tower and equipment shelter at this
location. Upon review of the original request, the Planning Commission identified a
number of items for the applicant to address including: reducing the tower's height,
screening/making the tower blend more into the site, justifying the request for a
new tower, and clarifying the service area to be covered. Subsequently, staff met
with the applicant and discussed the necessary items to be submitted.
UPDATE
The applicant has revised their original request and decreased the tower height (-13
feet) to a height of fifty-seven (57) feet, placed two additional palm trees near the
proposed tower location (30', 35'), and have provided a justification letter detailing
their efforts to co -locate on existing towers in the area.
The Planning Commission did consider the applicant's request for a monopalm
tower with a reduced height at their April 13, 2010 meeting. Upon review of the
request, the Planning Commission continued the item to their April 27, 2010
meeting to allow the applicant an additional opportunity to have a RF engineer
justify the towers' location and service area.
REQUEST:
T-Mobile, Inc. is requesting to install a fifty-seven (57) foot tall monopalm tower
(reduced from 70'►, three antenna arrays each with four (4) antennas, one (1)
microwave antenna, and an equipment enclosure within the Family Heritage Church
parking lot (Attachment 2 and 3). The applicant has received property owner
approval for the tower and is registered and licensed with the FCC (Attachments 4
and 5).
The monopalm tower is designed to resemble a "fan" palm. The proposed tower
will include a dense covering of eighty (80) total faux palm fronds intended to
screen the antenna arrays and panel and microwave antennas. Each palm frond is
approximately eight (8) feet in length and is attached securely to the top of the
tower. Examples of the proposed design are included in attachment 6.
Each antenna array can accommodate up to four panel antennas. Each antenna
array is approximately six (6) feet in length and will separate each of the four
attached antennas by two (2) feet (Attachment 2, pg. A-2). Each panel antenna is
2
approximately four (4) feet in length and will be painted to match the faux palm
fronds. The panel antennas are attached to the tower at a height of fifty (50) feet.
The proposed microwave antenna is two (2) feet in diameter. The microwave
antenna will be attached below the antenna arrays, at a height of forty (40) feet.
The microwave antenna will be painted to match the monopalm trunk and will be
screened by the placement of palm fronds (Attachment 2, pg. A-3). The proposed
antennas will increase service options in and around this portion of the City
(Attachment 7).
In addition to the placement of the monopalm tower, the applicant has proposed to
construct an unmanned equipment shelter at the site (Attachment 2, pg. A-2). The
equipment shelter will occupy two -and -a -half parking spaces, located adjacent to
the proposed tower. The equipment shelter will be enclosed by an eight (8) foot
high CMU block wall and will screen all the proposed mechanical and electrical
equipment associated with the tower and antennas (Attachment 2, pg. A-3). In
addition, the applicant has proposed to plant bougainvillea vines around the
perimeter of the enclosure to improve the aesthetic appearance of the enclosure
and to match the existing landscape palette at the site.
/110111 WOM k11l
Chapters 9.170 of the Zoning Code, regulates the use of Communication Towers
and Equipment. This section establishes setbacks and operational standards for
newly proposed towers and collocation of existing towers. The applicant has met
the intent of this code section and has complied with the setback, operations and
screening requirements set forth in this section.
The proposed equipment enclosure will occupy a total of three (3) parking stalls at
the site. Per the original church approval, and subsequent Site Development Permits
(SDP 2005-825), the church is over -parked by approximately sixty (60) parking
stalls. Staff has reviewed the City of La Quinta's Municipal Code and has confirmed
that the site is moderately over -parked. The loss of three (3) parking stalls to
accommodate the equipment enclosure is expected to have a nominal impact on
parking availability and circulation at the site.
The proposed height of the CMU wall enclosure is eight (8) feet. The applicant has
proposed the eight (8) foot high CMU wall to ensure proper screening of all
equipment within the enclosure; no equipment within the enclosure will be visible.
Per Section 9.60.030 (Residential Fences and Walls) the maximum wall height
within the buildable area of a site is twelve (12) feet. The proposed wall is in
compliance with the design and height requirements set in this section. The
proposed placement of the bougainvillea vines match the existing landscape palette
at the site and will improve the aesthetic appearance of the enclosure.
c
The proposed monopalm tower is designed to resemble a fan palm. The design of
the monopalm improves the aesthetic appearance of the tower and attempts to
mimic a palm tree. The applicant has proposed to place the monopalm tower
adjacent to five existing palm trees. The surrounding palm trees range in heights
between nineteen (19) feet and thirty (30) feet. In addition, the applicant has
agreed to install an additional two palm trees adjacent to the tower. One new
thirty-five (35) foot tall palm tree will be installed north of the proposed tower, and
one new thirty (30) foot tall palm tree will be installed just east of the proposed
tower (Attachment 3)• The applicant has also agreed to the Church's request to
place one additional palm tree at the southeast corner of the grass area. The intent
of the plantings is to balance the site and improve the aesthetics around the tower.
The proposed monopalm tower is fifty-seven (57) feet in height. The reduced height
is intended to minimize the towers' aesthetic impact on the surrounding properties
and neighborhoods. Per L.Q.M.0 Section 9.170.060, setbacks for towers are
established at a distance of the towers' height plus twenty-five (25) feet from
surrounding property line. Therefore, the proposed monopalm tower must be
located eighty-two (82) feet away from surrounding property lines (57' tower +
25' setback = 821. The intent of the setback standards is to minimize the tower's
impact on surrounding properties. The tower is located approximately 145 feet
from the western property line (Vista Dunes) and approximately 135 feet from the
eastern property line (Adams Street). The towers' location complies with all setback
standards set by the municipal code. Staff recommends that the Planning
Commission discuss with the applicant the potential for further reduction in the
towers' height or other screening options.
The towers' faux palm fronds extend approximately two (2) feet beyond the length
of the antenna arrays and help to screen the antennas and electrical wiring from
surrounding public views. The proposed microwave antenna will be screened from
public view by placing additional downward -facing faux palm fronds to cover the
antenna. The downward -facing palm fronds will extend approximately sixteen (16)
inches below the antenna.
The proposed height of the antennas will not cause significant radio frequency (RF)
interference with existing and approved telecommunication services in the area.
The proposed antennas will increase service options for customers within this
portion of the community. Attachment 7 provides visual representation of how
services are expected to increase; green areas show the greatest amount of service
improvement, while yellow and grey shows area expected to receive marginal
service improvements. Based on the comments made during the February 23, 2010
Planning Commission meeting, the applicant has prepared a justification letter and
have detailed their efforts to collocate on another tower (Attachments 8). As the
applicant explains, collocation at surrounding towers is not sufficient due to
existing "coverage in that area" and "the collocation site would not provide
adequate coverage to the west and north" (Attachment 8, pg. 2).
4
PUBLIC NOTICE AND AGENCY REVIEW:
This request was published in the Desert Sun newspaper on February 4, 2009, and
mailed to all affected property owners within 500 feet of site as required by
Section 9.200.110 of the La Quinta Municipal Code.
A copy of this request has been sent to all applicable public agencies and City
Departments on January 13, 2010. All written comments received are on file with
the Planning Department. Applicable comments received have been included in the
recommended Conditions of Approval.
CEQA:
The proposed Conditional Use Permit is categorically exempt from environmental
review pursuant to provisions of Section 15332 (Class 32) of the California
Environmental Quality Act, in that this is an in -fill project surrounded by urban
services and existing improvements.
STATEMENT OF MANDATORY FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2010 approving Conditional Use
Permit 2009-124, for the placement of a fifty-seven (57) foot tall monopalm tower,
three antenna arrays each with four (4) antennas, one (1) microwave antenna, and
an equipment enclosure for T-Mobile, Inc., subject to the attached Findings and
Conditions of Approval.
Prepared by:
/I06
ERIC A, s lan CEJt Planner
Attachments:
1. Location
2. Improvement Plans
3. Photo Simulations
4. Property Owner Approval
5
5. FCC Approval
6. Examples of Monopalm Towers
7. RF Coverage Map
8. Justification Letter
PLANNING COMMISSION RESOLUTION 2010-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE PLACEMENT OF A
FIFTY-SEVEN (57) FOOT TALL MONOPALM TOWER AND
EQUIPMENT ENCLOSURE WITHIN THE FAMILY HERITAGE CHURCH
PARKING LOT
CASE NO.: CONDITIONAL USE PERMIT 2009-124
APPLICANT: T-MOBILE WEST CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 23`d day of February, 2010, and continued to the 23`d
day of March, continued to the 131h day of April, and continued to the 27`h
day of April held a duly noticed Public Hearing to consider a request by T-
Mobile West Corporation, to allow the placement of a seventy (57) foot tall
monopalm tower and equipment enclosure within the Family Heritage Church
parking lot, located at 78-998 Miles Avenue, in the RL (Low Density
Residential) district, more particularly described as:
APN: 604-032-026
WHEREAS, on the 131h day of January, 2010, the Planning
Department mailed case file material to all affected agencies for their review
and comment, with all written comments received on file with the Planning
Department; and
WHEREAS, the Planning Department published the public
hearing notice in the Desert Sun newspaper on the 41h day of February,
2010, for the 23`d day of February, 2010, Planning Commission meeting as
prescribed by Section 9.200.110 (Public Notice Procedure) of the Zoning
Code, and by mailing a copy of said public hearing notice to all property
owners and residents within 500 feet of the site; and
WHEREAS, the placement of the monopalm tower near existing palm
trees, and the placement of additional palm trees, will minimize adverse
visual effects of the antennas and equipment on the surrounding area; and
WHEREAS, the communication facility will improve telecommunication
service options within the northern portion of the City of La Quinta; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
7
Planning Commission Resolution 2010-
Conditional Use Permit 2009-124; T-MOBILE WEST CORP.
April 27, 2010
heard, said Planning Commission did make the following mandatory findings
pursuant to Section 9.210.020 of the Zoning Code to justify approval of said
Conditional Use Permit:
1. Consistency with the General Plan: The design and improvements of
the proposed monopalm tower and equipment enclosure are consistent
with La Quinta General Plan (Chapter 7) that requires ,utilities and
communication facilities to blend in with the surrounding
improvements and insures residents have access to reliable services
such as wireless telephones. The placement of the monopalm tower at
this site will have a negligible impact on the surrounding public
thoroughfares and land uses.
2. Consistency with the Zoning Code: The placement of the monopalm
tower and equipment enclosure are consistent with current standards
of the Zoning Code (Chapter 9.90 and 9.170) in that the potential
adverse visual effects have been mitigated, and all perimeter setback
requirements have been met.
3. Compliance with CEQA: The placement of the monopalm tower and
equipment enclosure have been determined to be exempt from CEQA,
under Guidelines Section 15332 (Infill Development), in that the site is
developed as a community religious institution that is surrounded by
urban infrastructure improvements (e.g., roads, water, sanitation,
etc.).
4. Compatibility with Surrounding Uses: The proposed improvements are
located on an existing built site. The proposed monopalm and
equipment enclosure are consistent with the surrounding architectural
theme and public facility improvements.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the
findings of the Planning Commission for this Conditional Use Permit;
2. That it does hereby approve Conditional Use Permit 2009-124 for the
reasons set forth in this Resolution and subject to the attached
Conditions of Approval;
0
Planning Commission Resolution 2010-
Conditional Use Permit 2009-124; T-MOBILE WEST CORP.
April 27, 2010
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 27th day of April, 2010, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON
Planning Director
City of La Quinta, California
9
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this
Conditional Use Permit. The City shall have sole discretion in selecting its
defense council.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the
applicant shall obtain applicable permits and/or clearances from the following
agencies, if applicable or required:
• Riverside County Fire Marshall
• Public Works Department (Grading Permit, Improvement Permit)
• Planning Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District Coachella Valley
• Public Utilities Commission (PUC)
• Federal Communication Commission (FCC)
• Federal Aviation Agency (FAA)
The applicant is responsible for all requirements of the permits or clearances
from the above listed agencies and departments. When the requirements
include approval of improvement plans, the applicant shall furnish proof of
said approvals prior to obtaining City approval of the plans.
3. The applicant shall reimburse the City, within thirty (30) days of presentment
of the invoice, all cost and actual attorney's fees incurred by the City
Attorney to review, negotiate and/or modify any documents or instruments
required by these conditions, if the applicant requests that the City modify or
revise any documents or instruments prepared initially by the City to effect
10
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
these conditions. This obligation shall be paid in the time noted above
without deduction or offset and the applicant's failure to make such payment
shall be a material breach of the Conditions of Approval.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or
licensed to practice their respective professions in the State of California.
4. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of LQMC Section 13.24.040 (Improvement Plans).
5. The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies
and utility purveyors.
A. On -Site Non-Residential/Commercial Precise Grading Plan:
1 " = 20' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2007 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building and Safety Department. A copy of the reviewed assessment shall be
submitted to the Engineering Department in conjunction with the Conditional
Use Permit when it is submitted for plan checking.
In addition to the normal set of improvement plans, an "On -site Precise
Grading" plan is required to be submitted for approval by the Building
Official, Planning Director and the City Engineer.
11
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
"On -site Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs
& gutters, building floor elevations, parking lot improvements and ADA
requirements.
6. Upon completion of construction, and prior to record drawing submittal of
the improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved
by the City. Each sheet shall be clearly marked "Record Drawing" and shall
be stamped and signed by the engineer or surveyor certifying to the accuracy
and completeness of the drawings. The applicant shall have all approved
mylars previously submitted to the City, revised to reflect the as -built
conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the EOR. can make site
visits in support of preparing Record Drawings. However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"As -Built" conditions, the Engineer Of Record may submit a letter attesting
to said fact to the City Engineer in lieu of mylar submittal.
PROPERTY RIGHTS
7. Prior to issuance of any permitlsl, the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of
access easements to the City of La Quinta for the purposes of graffiti
removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over the best match existing. The
applicant shall establish the aforementioned requirements in the CC&R's for
the development or other agreements as approved by the City Engineer.
Pursuant to aforementioned, the applicant shall submit and execute an
"AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form
located at the Public Works Department counter prior to Certificate of
Occupancy.
12
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
PRECISE GRADING
8. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
9. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
10. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a soils
engineer, or by an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in
an amount sufficient to guarantee compliance with the approved Fugitive
Dust Control Plan provisions as submitted with its application for a grading
permit.
11. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded,
undeveloped land shall either be planted with interim landscaping, or
stabilized with such other erosion control measures, as were approved in the
Fugitive Dust Control Plan.
12. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC Section
9.60.240(F) except as otherwise modified by this condition requirement.
The maximum slope shall not exceed 3:1 anywhere in the landscape setback
area, except for the backslope (i.e. the slope at the back of the landscape lot)
which shall not exceed 2:1 if fully planted with ground cover. The maximum
slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when
the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the
13
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
maximum slope within the right of way shall not exceed 3:1. All unpaved
parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in, the first eighteen inches (18") behind the curb.
13. Building pad elevations on the rough grading plan submitted for City
Engineer's approval shall conform with pad elevations shown on the
Condition Use Permit 2009-124, unless the pad elevations have other
requirements imposed elsewhere in these Conditions of Approval.
14. Building pad elevations of perimeter lots shall not differ by more that one
foot higher from the building pads in adjacent developments.
15. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified
engineer or surveyor with applicable compaction tests and over excavation
documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
16. Stormwater handling shall conform with the approved hydrology and
drainage report for the Family Heritage Church project. Nuisance water shall
be disposed of in an approved manner.
UTILITIES
17. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
18. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
14
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
19. Underground utilities shall be installed prior to overlaying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements as required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction
for approval by the City Engineer. Additionally, grease traps and the
maintenance thereof shall be located so as to not conflict with access
aisles/entrances.
MAINTENANCE
20. The applicant shall comply with the provisions of LQMC Section 13.24.160,
and shall make provisions for continuous, perpetual maintenance of all on -
site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from its responsibility by the appropriate public agency.
FEE AND DEPOSITS
21. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
FIRE DEPARTMENT
22. An approved Fire Department access key lock box shall be installed next to
the approved Fire Department access door to the building. If the buildings are
protected with an alarm system the lock box shall be required to have
tampered monitoring. Required order forms and installation standards may be
obtained at the Fire Department.
23. The applicant shall install a portable fire extinguisher, with a minimum rating
of 2A-10BC, for every 3,000 square feet and/or 75 feet of travel distance.
Fire extinguishers shall be mounted 3.5 to 5 feet above finished floor,
measured to the top of the fire extinguisher. Where not readily visible, signs
shall be posted above all extinguishers to indicate their location.
Extinguishers must have current CSFM service tags affixed.
15
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
24. No hazardous material shall be stored and/or used within the building, which
exceeds quantities listed in 2007 CBC. No Class I, II, or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
25. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit
path marking shall be installed per the 2007 CBC.
26. Provide information indicting contact in events of emergency. Post
information on gate leading to wireless facility. Ensure that materials used for
posting are weather-proof resistant.
27. Nothing in the Fire Department's review shall be construed as encompassing
structural integrity. Review of this plan does not authorize or approve any
omission or deviation from all applicable regulations. Final approval is subject
to plan review and field inspection. All questions regarding the meaning of
the code requirements should be referred to the Fire Department at (760)
863-8886.
MISCELLANEOUS
28. The improvements to the site shall comply with the drawings submitted as
part of this Conditional Use Permit.
29. The applicant shall not occupy more than three (3) parking stalls for the
equipment enclosure improvements. The enclosure shall not extend past the
existing curb (to the north) and shall not extend into the drive aisle (to the
west). The enclosure shall be constructed of a decorative CMU block wall,
not to exceed a height of eight (8) feet, measured from finish floor.
30. The applicant shall make planting and irrigation improvements for the
planting of "bougainvillea" vines around the perimeter of the wall enclosure.
The applicant shall provide a planting area, with a depth of at least eighteen
(18) inches, along the western perimeter of the equipment enclosure to
accommodate planting and irrigation improvements.
31. None of the equipment, GPS antennas, cabinets, or other items associated
with this facility and contained within the equipment enclosure shall be
visible above the wall.
16
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONAL USE PERMIT 2009-124; T-MOBILE WEST CORP.
CONDITIONS OF APPROVAL - RECOMMENDED
April 27, 2010
32. The applicant shall install a single monopalm tower not to exceed fifty-seven
(57) feet in height measured from finish floor to the top of the towers fronds.
The tower shall contain a maximum of three antenna arrays, for a total of
twelve 112) panel antennas. The panel antennas shall not exceed a height of
fifty (50) feet.
33. The applicant shall ensure adequate screening of the microwave antenna.
The microwave antenna shall be painted to match the trunk of the tower and
shall be placed at a height of forty (40) feet. The applicant shall install
additional downward -facing palm fronds to obscure the view of the
microwave antenna. The final design of the screening material shall be
approved by the Planning Department Director.
34. No cables, conduit or other equipment on the monopalm tower pole shall be
visible. All electrical work for the proposed antennas shall be contained
within the monopalm tower cavity. All ground equipment shall be placed
within the equipment enclosure.
35. Prior to sign off of building plans, the applicant shall provide the Planning
Department with evidence that the tower can accommodate potential future
collocation capacity with adequate screening.
36. The applicant shall negotiate in good faith for shared use by third parties; an
owner generally will negotiate in the order in which requests for information
are received, except an owner generally will negotiate with a party who has
received an FCC license or permit before doing so with other parties.
37. The entire facility shall be maintained in a condition consistent with the
conditions of this approval with no visible deterioration of the faux palm
treatment and all landscaping including the required additional two (2) palm
trees in a live healthy status. If the facility is not so maintained this approval
is subject to revocation or other correcting actions as determined appropriate
by the City.
38. This permit shall expire on April 27, 2012, unless a one-year time extension
is applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the Zoning Code.
17
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ATTACHMENT # 4
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O1J NER AGIEW LIBTT R
OF AUTHOMATIION
•_M4L,4lV weslr Cbxp
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At no expense to owner, owner or authorized agent of owner, ("Owner') authorizes Reliant Land
Services. (Agent") acting as an agent for
. a subsidiary of T-Mobile USA Inc.,
a Delaware Corporation ("Applicant"), to apply for and obtain any and all necessary entitlements
including, but not limited to, building and zoning permits associated with the application by Applicant to
use the Property Location noted below ("Property") as a Telecommunications Site ("Ske"). Owner of the
Property also authorizes Agent to review and copy any Planning or Building Department records in regard
to the Property. It is understood that any applications may be denied, modified, or approved with
conditions and that such conditions or modifications must be complied with prior to issuance of zoning,
use, or building permits.
Additionally, Owner authorizes Agent no cost to the Owner, to perform any such tests necessary to
determine the suitability of the property for use as an Applicant's Site. Such tests include, but are not
limited to: soil tests, structural analysis, leadlasbestos test, environmental tests, and radio
frequency/coverage testing.
Agent: Reliant Land Services
Maryann Harwood, Agent for T-Mobile
1594 N. Batavia Street
Orange, CA 92867
Ph 847-571-2738 Fax 714-685.0125
Applicant: T-Mobile West Corporation, a Delaware Corporation
3 MacArthur Place, Suite #1100
Santa Ana, CA 92707
owner: Family Heritage Church of the Valley Inc., a California corporation
76998 Miles Ave
La Quinta, CA 92253
Assessor's Parcel No.: 604-032-026.7
Project Name & Number: Family Heritage Church IE25790A
Property Location: 78998 Miles Ave
La Quinta, CA 92253
Date: ! -k0aI—
tOwn
Aut onM Signature
Date a ��Authorized A ignature
27
Federal COI1'I11T MCationS CORM171sslon
6 + Wireless Telecommunications Bureau
' RADIO STATION AUTHORIZATION
LICENSEE: OMNIPOINT NY MTA LICENSE„ LLC
ATTACHMENT # 5
ATTN: DAN MENSER
OMNIPOINT NY MTA LICENSE, LLC
12920 SE 3M STREET
BELLEVUE, WA 98006
FCC Registration Number (FRN): 0002145696
Grant Date
02-28.2007
Market Number
1st Build-Oul Date
12-07.2003
C III Sign File Number
WPZY684 0002988544
Radio Service
CW - PCS Broadband
Effective Date Expiration Date Print Dale
0.5.22-2007 01.03-2017 11-03-2007
Channel Block Sub -Market Designator
C 2
Market Name
Los Angeles, CA
And Build -Out Date 3rd Build -Out Data 4th 13nild-S)u! Datc
OI-03-2007
Waivers/Conditions:
This authorization is subject to the condition that, in the even that system.' using the same frequencies as granted herein
are authorized in an adjacent foreign territory (C:mada/United States), future coordination of any base station
transmitters within72 km (45 miles) of the United Slates/Canada border shall be required to eliminate any
harmful interference to operations in the adjacent foreign territory and to ensure continuance of equal access to the
Frequencies by both countries.
This authorization is conditioned upon the full and timely payment of all monies due pursuant to Sections 1.2110 and
24.71 J of the Commission's Rules and the terms of the Canembsion's installnreat plan to set forth in'the Note
and Security Agreemf this authorization.
executed by the licensee. Failure to comply with Ibis condition will result in the automatic
cancellation of this authorization.
Pursuant to Order DA 03-617 (rel. March 3, 2003), the designauxl entity holding period for this license
is extended by 703 days, or until the licensee meets its five-year coast reyuirenent, whichever is sooner.
Pursuant to §309(h) of the Communications Act of' 1934, as amended, 47 U-S.C. §309(h), this license is subject to the
following conditions: This license shall not vast in the licensee any right to operate the station nor airy right in the trsc of
the frequencies designated in the license beyond the rem, thereof oar in any other manner than authorized right
herein. Neither
the license nor the right granted thereunder shall be assigned or otherwise transferreJ in violation of the Communications
Act of 19.14, as amended. See 47 U.S.C. § 310(d). This iicerne is subject in terms to the right of use or control conferred
by §700 of the Communications Act of 1934, m amended. See 47 U.S.C. §606.
view the geographic areas associated with the iicenso, go to the Universal Licensing System (ULS) lwrra page at
)9/wireless-tce.govAtls and select 'License Search". Follow the insmoctio" on how In search for license information.
Page 1 of 2
FCC bat -NIB
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David Weekly
(805) 934-4535 office
(805) 980=4703 fax `
(520) 730-7750 mobile
david.celltrees@verizon.net
Cell Trees Inc.
------ 5401 S. Canada Place
Tucson, AZ 85706
littp://wvv�%+i.celltreesinc.com
Project Information:
50' Palm Tree with 80 fronds by Cell Trees Inc -
David Week•ley
(1805) 934 4535 office
p805) 980-470�3 fax
(�SZO) 730 7750 mobile
david.celltrees@verizon.ne.t
u F .
Cell Trees Inc.
5401 S. Canada Plaee
Tuc-son, AZ 857�6
(520) 663-1330
ht41p://wGvvd.celdtmeesi c.com
ATTACHMENT # 7
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Reliant Land Services, Inc.
ATTACHMENT S
Authorized Agent for T-Mobile, USA
T-Mobile Project Number: IE25790
T-Mobile Project Name: Family Heritage Church
City of La Quinta
CUP 2009-124 Hearing Continuance
Additional Project Information and Justification
T-Mobile West Corporation. ("T-Mobile") is requesting approval of CUP 2009-124 for the
construction and operation of an unmanned wireless telecommunications facility (cell site), and
presents the following additional project information for your consideration.
Project Location
Address: 78998 Miles Ave
APN: 604-032-026
Project Representative
Name: Jay Greenwood
Address: 1594 N Batavia St, Orange CA, 92867
Contact Information: 949-375-0051
T-Mobile Contact
Linda Paul, Real Estate and Zoning Manager
3257 E. Guasti Rd. 4200
Ontario, CA 91761
909-975-3698
Revised Project Description
The proposed installation consists of (6) T-Mobile equipment cabinets mounted on a concrete pad; (1)
GPS antenna within a proposed 8 ft high 17 x 24 ft CMU wall enclosure with crawling vines and 8 ft
wide double corrugated metal access gates to match existing and chain link security Lid. (12) panel
antennas, (1) 2 ft parabolic antenna mounted on 57 ft high mono "fan" palm. The monopalm will have
80 palm fronds to help add visual interest and additional screening. The application was originally
submitted with a proposed tree height of 70 ft. The new height of 57 ft reflects a nearly a 20%
reduction in height.
T-Mobile is also proposing to add two (2) additional fan palms around the monopalm to create a more
natural look and feel. The new palms will be 35 and 30 ft in height.
We have also provided photo simulations for the lower monopalm and the additional trees. They are
attached for your reference.
Coverage
No service, or insufficient service, currently existing in the vicinity coverage gap exists south of 42nd
Ave and north of Vista Del Sol to provide coverage in the residential areas of Fred Waring & Adam St
and surrounding areas in La Quinta. T-Mobile and other carriers do have other facilities near our
35
r�
Reliant Land Services, Inc.
proposed location but these are being overloaded by customer use or are too far in distance to provide
coverage in the proposed location creating a significant gap in coverage.
Co -location Options
As is required by the municipal code, T-Mobile looked first at co -location options and found that there
are four (4) other existing facilities in the general area. After performing further RF analysis, it was
determined that none of these locations were viable due to the facts that (a) T-mobile already has
coverage in that area and (b) the co -location site would not provide adequate coverage to the west and
north. These areas, which represent a significant gap in coverage, will be serviced with the proposed
location. We have attached a coverage map showing the existing co -location sites in a near proximity
to the proposed site. As you will note, the area circled in red is that area that currently has insufficient
coverage and will be covered by the proposed location at the church site.
Alternative Site Analysis
The following locations were evaluated for possible locations for the facility:
• All Color Growers Nursery: 78790 Darby Rd, Bermuda Dunes. Location did not cover the RF
objective. Location of pole is closer to residential properties at this location.
• Vintage Nurseries: 78975 Darby Rd., Bermuda Dunes. Location did not cover the RF
objective. Location of pole is closer to residential properties at this location. Landowner is not
interested and has rejected the T-Mobile proposal.
• Fire Station 93: Could not meet the setback requirements to all property lines for a facility or
meet the height requirements to cover T-Mobile RF objective.
• Adams Street Park: Could not meet the setback requirements to all property lines for a facility
or meet the height requirements to cover T-Mobile RF objective.
• La Guinta Park: Location did not cover the RF objective. Area already covered by existing T-
Mobile site.
Automatically eliminated from consideration were any locations where unfavorable zoning exists,
there is no suitable space available, and developments standards cannot be met, or are owned by parties
that are uninterested in entering into a lease agreement with T-Mobile. Maryann Harwood, a
representative for T-Mobile, worked with staff to review all location options.
Facility Operations
T-Mobile will operate this facility in full compliance with the regulations and licensing requirements
of the Federal Communications Commission (FCC), Federal Aviation Administration (FAA) and the
California Public Utilities Commission (CPUC), as governed by the Telecommunications Act of 1996,
and other applicable federal and state laws.
In addition to the above compliance measures, T-Mobile also has a monthly landscape and facility
maintenance plan to cover the inside of the communication facility. In the case of this site, the church
will be responsible for the maintenance of the live trees and shrubbery around the CMU wall.
Please contact me at 949-375-0051 with any questions or requests for additional information.
Respectfully submitted,
Jay Greenwood
Authorized Agent for T-Mobile 36
PH#B
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 27, 2010
CASE NO: SITE DEVELOPMENT PERMIT 2010-913
APPLICANT: SHEA HOMES
ARCHITECT: BASSENIAN-LAGONI
LANDSCAPE
ARCHITECT: HSA DESIGN GROUP
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR THREE PROTOTYPICAL HOUSE PLANS AND FRONT
YARD AND COMMON AREA LANDSCAPING PLANS FOR TRACT
35996 (TRILOGY ANNEX)
LOCATION: EAST OF THE CVWD DIKE #4, BETWEEN AVENUES 60 AND 62
ENVIRONMENTAL
REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION
WITH ENVIRONMENTAL ASSESSMENT 2009-607 PREPARED
FOR GENERAL PLAN AMENDMENT 2009-120, ZONE CHANGE
2009-138, AND TENTATIVE TRACT 35996, WHICH WAS
CERTIFIED BY THE CITY COUNCIL ON MARCH 16, 2010. NO
CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED
WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT
ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21166 SINCE THIS PROJECT
IMPLEMENTS TENTATIVE TRACT 35996.
ZONING: MEDIUM DENSITY RESIDENTIAL (RM)
SURROUNDING
ZONING -
LAND USES: NORTH: MEDIUM -HIGH DENSITY RESIDENTIAL
TRILOGY PROJECT
SOUTH: LOW DENSITY AGRICULTURE/EQUESTRIAN
RESIDENTIAL - VACANT LAND
EAST: MEDIUM -HIGH DENSITY RESIDENTIAL - TRILOGY
PROJECT
WEST: OPEN SPACE - CVWD DIKE #4
BACKGROUND
The project site, consisting of 36 single family lots which will become a part of Trilogy,
was approved as Tentative Tract Map 35996 by the City Council on March 16 of this
year. The property is located south and west of the Trilogy project in south La Quinta
generally west of Monroe Street, between Avenues 60 and 62 (Attachment 1). The
9.02 acre site is a wedge shape vacant property bordered by an earthen CVWD Dike
#4 to the west, back yards of Trilogy residences to the east and north and vacant
property to the south (Attachment 2).
PROJECT REQUEST
Architecture:
The applicant has requested approval of three prototypical residential model plans from
their Trilogy Mariposa Collection for construction in the tract. Because these approved
plans are being constructed in Trilogy, the sales brochures and photographs of the
existing homes have been submitted for review (Attachment 3). These three plans are
part of the eleven plan types that have been offered for sale at Trilogy. Each of the
proposed plans is designed with three front elevationtrea utilize the three
hr eSpa nish add
treatments for each plan as described by the applicant
and Tuscan styles of architecture.
The three plan types are as follows:
1. Caspian
1,793 square feet
2 bedrooms and den
2 baths
2 + car garage
2. Monterey
1,943 square feet including a 255 square foot optional casita
2 bedrooms with optional casita
2 baths
2 car garage
3. Talea
2,387 square feet
2 bedrooms with optional bedroom at den
2.5 baths
2+ car garage
Architectural features, depending on the model include shutters, awnings, decorative
iron accents, popout window and door trim, and stone wall facades. Exterior materials
2
consist of plaster walls, some stone accents, and various shapes of concrete tile
roofing. Exterior colors vary from light to medium earth tones, with trim colors
ranging from white to brown.
Landscaping:
Preliminary retention basin and typical front yard landscaping plans have been
submitted for the project (Attachment 4). Two retention basins are provided within the
tract. They are proposed to be landscaped and be a visual amenity with the abutting
lots having a view of the basins.
Both basins use lawn on the flat bottoms with drip irrigated shrubs and trees on the
slopes and top perimeters. Desert Gold decomposed granite will cover all planter areas.
Plant materials consist of low and medium water users and include mostly plants from
the southwest desert area.
24"-36" box size Trees proposed are:
Sweet Acacia
Desert Museum Palo Verde
Hybrid Mesquite
Shrubs proposed include:
Creosote Bush
Mexican Bush Sage
Lantana
Encelia
Agave
Red Bird of Paradise
Red Yucca
Typical front yard planting plans have been submitted for the three house designs.
Planting consists of some lawn (29-33% of the front yard) with the remaining yard
shrub and tree planter areas. Generally, the lawn abuts the sidewalk and adjacent
driveway except for areas where a small planter abuts a portion of the sidewalk.
These percentages of lawn use are a reduction from the current 60-65% of the front
yard lawn area in the existing Trilogy development.
Each front yard will have two or three trees and numerous shrubs. Planter areas will
be covered with desert gold decomposed granite and coarse desert gold cobble, with
plants and trees drip irrigated.
Plant materials consist of low and medium water users and include plants primarily
from the southwest desert area.
3
24"-36" box size Trees proposed are:
Crape Myrtle
Desert Museum Palo Verde
Tipu Tree
Mexican Fan Palms (10' trunk height)
Shrubs proposed include:
Petite Pink Oleander
Yellow Oleander
Texas Ranger
Red Sage
Lantana
Rosemary
Yucca
Desert Spoon
Street side yards will be planted entirely in shrubs with no lawn used in those areas.
The plant design and some plant material are similar to that used in Trilogy to date.
Because of current Coachella Valley Water District and City irrigation water use
requirements, the amount of lawn has been reduced with shrub planters along portions
of lawn adjacent to the sidewalks.
ANALYSIS
Staff finds that the overall architectural style and design of the proposed homes are
acceptable. They have been constructed in Trilogy, are attractive, use quality
materials, and provide some energy efficient features, such as awnings and recessed
windows. Additionally, the home -buying public response has been positive.
In general, the landscape palette presented is acceptable. The proposed species of
plants provide diversity, while having the characteristics of being functional and low
water users. Accent trees and shrubs are fully utilized in complementing the
architecture and layout of the residential units. Many of the plants are southwest
desert species. Staff met with the applicant to review the plant palette to encourage
use of native type plants.
In order to increase the use of local native plants, Staff has recommended each
retention basin use a clump of California Fan Palms (Washingtonia filiera). These
would be attractive on the slope and perimeter area near the street.
The applicant has stated they feel it is important to maintain the streetscape theme
created in the original Trilogy development since this tract will become a part of it.
This means the applicant believes the use of lawn is necessary in front yards. The
amount of lawn area proposed has been reduced from that used in the existing Trilogy
4
development to comply with the decreased water use requirements of CVWD and the
City. Furthermore, as noted below the ALRC has recommended lawn along the
sidewalk be underground irrigated.
The planting and irrigation plans are required to comply with water use requirements
as stipulated by the City and the Coachella Valley Water District which will ensure
water conservation.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC):
The ALRC reviewed this request at its meeting of April 7, 2010, and on a 3-0 vote
recommended approval of the request with conditions (Attachment 5). The ALRC
concluded continuing to use previously approved architectural plans for Trilogy was
acceptable.
The ALRC did feel some minor revisions were needed to the typical front yard
landscaping plans to improve its use and aesthetics. These revisions were revising the
walk from the driveway to the front door of the residences to ease pedestrian
circulation, using underground irrigation for the lawn next to the sidewalks, replacing
the petite pink dwarf oleander next the front door, and increasing the planting in
exterior side yards next to streets. Recommended Conditions of Approval 3 through 6
address the concerns of the ALRC. Staff agrees with these conditions as they will
improve the residences and streetscape appearance.
PUBLIC NOTICE:
This application was advertised in the Desert Sun newspaper on April 10, 2010. All
property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the La Quinta Municipal Code. As of this writing, no comments
have been received.
FINDINGS:
The Findings for approval as required by Section 9.210.010 (Site Development
Permits) of the Zoning Code can be made as noted below.
Architectural Design- The architectural design of the plan types, including, but
not limited to the architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible
with other plans approved for construction in the surrounding Trilogy
development.
2. Compliance with CEQA- The Planning Department has determined that the
request has been assessed in conjunction with Environmental Assessment
2009-607 prepared for General Plan Amendment 2009-120, Zone Change
2009-138 and Tentative Tract 35996, which was certified by the City Council
5
on March 16, 2010, and there are no changed circumstances or conditions
proposed which would trigger the preparation of any subsequent environmental
analysis.
3. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian, equestrian and bicycle ways, pedestrian
amenities, and other site design elements have been established through
approval of Tract 35996 and is compatible with surrounding Trilogy
development and with the quality of design prevalent in the City.
4. Landscape Design- New home and project landscaping includes, but not limited
to the location, type, size, color, texture, and coverage of plant materials will be
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space. It will provide an overall unifying influence, enhance the visual
continuity of the project, complement the surrounding project area and comply
with City and CVWD water efficiency, ensuring efficient water use.
5. Compliance with General Plan- The project is in compliance with the General
Plan in that the property to be developed is designated for single-family
residences as proposed.
RECOMMENDATION
Adopt Minute Motion 2010 approving Site Development Permit 2010-913, subject
to the attached Conditions of Approval:
Prepared by:
Stan Sawa, Principal Planner
Attachments:
1. Location Map
2. Aerial View of Site and surrounding area
3. Proposed Residential Plans
4. Preliminary Landscaping Plans
5. Draft minutes of the ALRC meeting of April 7, 2010
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ATTACHMENT #5
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
April 7, 2009 10:01 a.m.
CALL TO ORDER
A. This regular meeting of the Architecture and Landscaping Review
Committee was called to order at 10:01 a.m. by Planning Manager
David Sawyer who led the Committee in the flag salute.
B. Committee Members Present: Jason Arnold, Ray Rooker, and
David Thorns
Committee Member Absent: None
C. Staff present: Planning Manager David Sawyer, Principal Planner
Stan Sawa, and Secretary Wonika Radeva
Il. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT CALENDAR:
Staff 'asked .if there were any changes to the Minutes of December 2,
2009. There being no comments or corrections it was moved and
seconded by Committee Members Thoms/Rooker to approve the minutes
as submitted. Unanimously approved.
V. BUSINESS) T ! E MS':
A. Site Development Permit 2010-913 a request submitted by Shea
Homes for consideration of Architectural and Landscaping Plans for
three prototypical residential plans for use in Tract 35996 (Trilogy
Annexation) located east of the CVWD Dike #4, between Avenues
60 and 62, and west of Trilogy project.
Principal Planner Stan Sawa presented the information contained in
the staff report, a copy of which is on file in the Planning
Department.
E
Architecture and Landscaping Review Committee
Minutes
April 7, 2010
Committee Member Arnold asked staff if the applicant was
proposing to remove the grass along the sidewalks by continuing
the planter and placing a smaller grassy area further in the center.
Committee Member Thorns said the grass was to be placed two
feet from the curb face, or if there was a sidewalk, it would be two
feet from the face of the sidewalk. Staff confirmed.
Committee Member Rooker suggested the applicant reverse the
design by placing the planter inward and the grass on the outside of
it. Committee Member Arnold said the applicant's proposed design
would prevent over spraying water on the sidewalk.
Perry Devlin, General Manager for Shea La Quinta, LLC., 60-800
Trilogy Parkway, La Quinta, CA 92253, introduced himself and
said a drip -type watering system could be used to prevent over
spray on the sidewalk if the landscape design was reversed.
Committee Member Rooker suggested the sidewalk from the entry
way of the house be continued all the way to the street for a more
formal and convenient pathway for visitors. He said stepping
stones could also be used inste"ad, of concrete in order to keep as
much landscaping as possible.
Committee Member Thorns asked the applicant if the Landscape
Architect for theproject was ,present. Mr. Devlin replied he was
not.
Committee Member Thorns said he agreed with Committee Member
Rooker's comment regarding the pathway to the front of the house.
He said the. sharp turn from the driveway onto the sidewalk leading
up to the "house was awkward. He discussed a few of the
proposed designs and how they could be softened or completely re-
designed.
Mr. Devlin said Shea Homes community consisted of a total of
1,203 units and the proposed project would add only 36 more
homes to it. He noted the proposed units were exactly like the
existing ones, except with less grass in order to comply with the
current water efficiency requirements. Mr. Devlin explained the
existing homes had been very well received by the public and the
HOA had 98 percent customer satisfaction from its members. He
said he reviewed all comments and feedback from the HOA and the
P:\Reports - ALRC\2010\ALRC_5-5-10\ALRC MIN 4-7-10_Draft 2.doc 10
Architecture and Landscaping Review Committee
Minutes
April 7, 2010
sidewalk to the front of the house had never been brought up as an
issue.
Mr. Devlin explained the HOA was in support of the further
development of the community because there was a keen interest
in maintaining a continuity of the existing architecture in the
execution of the project. He said he felt confident the HOA would
understand reasonable changes to the community's theme and
landscape design; however, they would like see as much
cohesiveness as possible to what was already built.
Committee Member Arnold asked if the HOA allowed homeowners
to upgrade their front yards. Mr. Devlin replied the HOA maintained
all front yards and no alterations were" allowed.
Committee Member Rookerreferenced the photographs of the
model homes submitted as Attachment #3 to the staff report
showing some of them with a separate pathway extending from the
front entrance of the house to the street. He asked why the
proposed plans did not indicate the same pathway which he found
to be much more formal and elegant. Mr. Devlin replied the
photographs were of the model homes which were designed
slightly, different for circulation purposes, to accommodate the
anticipated foot traffic of potential home buyers.
Committee `'.Member Thoms ;asked for clarification on the exact
location of the project in relation to the existing Shea Homes
community and if it would be fenced off from the street. Staff
explained the location and replied the wall would be extended to
enclose the proposed homes.
Committee :Member Thoms said he was not pleased with the
architectural design of the homes as there was no variation of the
setbacks from the street giving it a boring and track -home -like look.
He suggested front- and rear -loading the homes to avoid the
continuing track -home image of the community and to provide some
streetscape variation. He said an upscale community could present
a better architectural design.
Committee Member Arnold said Trilogy was a very high -end and
pristine development and the photographs provided did not
accurately depict the character of the community. Mr. Devlin
explained the photographs submitted represented an area of the
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Architecture and Landscaping Review Committee
Minutes
April 7, 2010
community that was very recently completed. He said the
developer had worked very closely with the HOA and the members
to ensure satisfaction and continuous improvement of the
architectural design. The homeowners' feedback showed that the
homes were very well received. He invited the Committee
Members to visit the site and offered to give them a tour around the
community to get a better feel for its character.
General discussion followed regarding architectural and driveway
design, variation in streetscape, and street curvature.
Committee Member Thoms asked if the applicant was simply
duplicating the units that had been previously built in the
community. Mr. Devlin confirmed.
Planning Manager Sawyer said, the applicant had stated that the
proposed project was designed to blend in with the existing homes.
He noted the Committee had made comments recommending
variations to the architectural design." He suggested, if desired, the
Committee could form the recommended ;architectural variations
into a motion for the Planning Commission'.
Committee Member Thoms moved to adopt Minute Motion 2010-
001, recommending approval of Site Development Permit 2010-913
as submitted, with the following recommendations:
e Soften i the pathway, to the front door so that it is not so
awkward.
• Re -design the''front yard; landscaping as well as hardscape.
• Adjust' the location of the home on the site to allow for
streetscape variations.
The motion died due to the lack of a second.
Committee Member Rooker said he did not agree with Committee
Member Thoms' recommendation to re -locate the homes on the site
to allow for streetscape variations. He said the tract map showed a
gentle curvature of the streets which accomplished the same effect.
Committee Member Rooker said he had concerns about the
pathway to the front entrance of the homes. He said he did not
want to widen the driveway as suggested by Committee Member
Thoms, he wanted to keep as much area as possible landscaped.
P:\Reports - ALRC\2010\ALRC_5-5-10\ALRC MIN_4-7-10_Draft 2.doc 12
Architecture and Landscaping Review Committee
Minutes
April 7, 2010
He recommended the pathway be either extended to the street,
connected to the driveway, or simply have stepping stones placed
in the landscaping.
He noted he would like to see the maximum amount of grass
allowed in the front and recommended the use of drip -type watering
system to address staff's concern of sidewalk overspray.
Committee Member Thorns said he agreed with staff's
recommendation to add palms to the retentionbasin. He said he
considered Oleanders to be freeway plants and inappropriate to be
placed at front entrances. He said there were five or six lots that
were corner lots with a side wall and the plans did not indicate
adequate landscaping on that side wall. He recommended
landscaping, such as bougainvillea, be placed along these side walls
as well as additional trees to soften the impact of the walls.
Committee Member Thorns said he, shared Committee Member
Rooker's concern about the front pathway to the proposed homes
and found his comments regarding the side walls landscaping to be
very appropriate.
Committee Member Thorns asked ;why there was grass in the
retention basin. Mr. Devlin explained that turf absorbed the
moisture best and it was easiest to maintain. Committee Member
Arnold commended the applicant on their choice of grass in the
retention basins.
Discussion followed regarding different types of possible cover
materials for retention basins and the maintenance issues
associated with each of them.
Committee''Member Arnold said he was pleased with the proposed
project.
There being no further discussion, it was moved and seconded by
Committee Members Rooker/Thoms to adopt Minute Motion 2010-
001, recommending approval of Site Development Permit 2010-913
as submitted, with the following recommended suggestions:
• Provide a better access to the front entrance of the home by
addressing the front pathway.
P:\Reports - ALRC\20IO\ALRC_5-5-10\ALRC MIN_4-7-10_Draft 2.doc 13
Architecture and Landscaping Review Committee
Minutes
April 7, 2010
• Add palm clusters to the basin area per staff's
recommendation.
• Use a watering system for the front turf area next to the
sidewalk that would not overspray the sidewalk.
• Replace the Oleanders by the front entrance with a different
type of plant that would be more appropriate for an entrance
plant.
• Add landscaping and trees to the side -yards and walls of the
cornerlots.
Unanimously approved.
Committee Member Thorns asked 'staff to ensure that the
Landscape Architect be present for future projects presented to the
Committee for review and consideration as his/her expertise would
be quite helpful.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None
VII. COMMITTEE MEMBER ITEMS:
A. Quarterly Attendance Report ,
Committee Member Thorns asked staff why the Quarterly Attendance
Report was included. Staff replied r the report was included quarterly to
keep the Committee informed of their attendance status.
VIII. PLANNING STAFF ITEMS: None
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Committee
Members Rooker/Thoms to adjourn this meeting of the Architecture and
Landscaping Review Committee to a Regular Meeting to be held on May 5,
2010. This meetinglwas adjourned at 10:46 a.m. on April 7, 2010.
Respectfully submitted,
MONIKA RADEVA
Secretary
P:\Reports - ALRC\2010\ALRC_5-5-10\ALRC MIN_4-7-10_Draft 2.doc 14
PH # C
STAFF REPORT
PLANNING COMMISSION
DATE: APRIL 27, 2010
CASE NO'S: DRAFT ENVIRONMENTAL IMPACT REPORT EA 08-600
SPECIFIC PLAN 08-085
REQUEST: CONSIDERATION OF A SPECIFIC PLAN FOR THE
DEVELOPMENT OF UP TO 200 AFFORDABLE RESIDENTIAL
DWELLING UNITS AND 82,000 SF OF AUTOMOBILE SALES
AND RELATED USES
LOCATION: GENERALLY LOCATED SOUTH OF HWY 111 BETWEEN DUNE
PALMS ROAD AND COSTCO DRIVE
APPLICANT/
PROPERTY
OWNER: CITY OF LA QUINTA REDEVELOPMENT AGENCY
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS COMPLETED A
DRAFT ENVIRONMENTAL IMPACT REPORT (SCH
#2008101109) UNDER ENVIRONMENTAL ASSESSMENT 2008-
600. THE DOCUMENT HAS BEEN PREPARED AND
CIRCULATED IN ACCORDANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
GENERAL PLAN: REGIONAL COMMERCIAL (RC); ±10 ACRES AND
COMMERCIAL PARK (CP), ± 10 ACRES
ZONING: REGIONAL COMMERCIAL (CR); ± 10 ACRES AND
COMMERCIAL PARK (CP), ± 10 ACRES
BACKGROUND
Site
The project site is approximately 22 acres in size, is generally rectangular in shape,
and is located on the south side of Highway 111, approximately 300 feet east of
Dune Palms Road. At the southern end of the property, there is a narrow
"panhandle" that extends approximately 260 feet west connecting the bulk of the
site to Dune Palms Road. The site is bounded on the north by Highway 111; on the
south by the Desert Sands Unified School District administration and service
facilities, including the District's school bus yard; on the east by existing
commercial development (the Komar Center/Costco); and on the west by a gasoline
station, a mini -storage facility, and Dune Palms Road.
Up until the 1940's, the site was undeveloped, at which point the eastern half of
the site was converted to agricultural uses with two accessory structures, likely
water tanks. The agricultural uses were terminated prior to 1974, at which point a
trailer park became operational in the northeastern section of the site. However, by
1980, residential occupancy at the trailer park had dwindled, with only a dozen or
so trailers remaining. The units remained until the early 2000's, when the final
trailers vacated the site and all remaining structures were removed. The La Quinta
Redevelopment Agency (RDA) purchased the property in 2007 to facilitate the
development of affordable housing and infill commercial development, both of
which are identified as goals in the adopted La Quinta Redevelopment Plan.
The northern portion of the project site is designated by the General Plan as
Regional Commercial and zoned Regional Commercial; the southern portion is
designated as Commercial Park by the General Plan and zoned Commercial Park.
PROPOSAL
The Specific Plan (Attachment 1) is the policy vision for the project site and
provides regulatory standards to ensure its implementation as the area develops. It
is deliberately designed to permit a degree of flexibility and to allow for changes in
local standards and the housing and commercial markets.
The Project as a whole is envisioned as a vibrant, dynamic development that serves
both the housing needs of low income residents of La Quinta, as well as La Quinta
shoppers and others in the area who desire a wider variety of commercial
opportunities with goods and services that are not currently available in the
immediate vicinity.
Development proposals will be subject to Site Development Review Approval by
the City of La Quinta and. each proposal will go through that review process at the
time they are proposed. Use and design elements of the specific development
proposals will be reviewed for consistency with the regulations and guidelines
established in this plan.
The site will consist of a northern commercial portion and a southern residential
portion. Each portion will be approximately 10 acres in size and be separated by a
street providing vehicular and pedestrian access through the site as well as
providing primary access to and from the residential portion and secondary access
to the commercial portion.
2
Residential
The residential portion of the project site will add up to 200 new affordable multi-
family housing units in a series of single and two-story buildings on the southern
half of the property. Preliminary plans propose a contemporary desert architectural
style and a design sensitive to the existing built environment surrounding the
project site. Site and building design is proposed to be "sustainability focused" in
an effort to reduce electrical and water consumption. The residences will be
developed as affordable multi -family apartment homes, with all units designated for
occupants at affordability levels as yet to be determined, but including very low-,
low-, and possibly moderate -income as defined by California Redevelopment Law.
The residential project will contain a mix of housing sizes to serve a variety of
residents. A new public road, currently identified as "A" Street, will provide access
to the residential project and a connection between Dune Palms Road to the west
and the adjacent Komar Center/Costco to the east. The development of "A" Street
will also include the construction of a traffic signal at Dune Palms Road. Pedestrian
paths will traverse the residential community facilitating easy access to Dune Palms
Road, Highway 111, and neighboring commercial developments.
Commercial
The commercial portion of the project site will provide up to 82,000 square feet of
automobile sales buildings and related uses. The development is envisioned to hold
up to three automobile dealerships with associated service facilities. Vehicular
access to the commercial portion will be provided at two entry points along
Highway 111. The commercial development is also proposed to have access to
"A" Street along its southern boundary as well as an emergency and service
vehicle access to the west immediately north of the existing mini -storage facility.
Phasing
It is anticipated the Specific Plan will be built out in two phases over a period of
approximately six years. Phase I is intended to include mass grading of the entire
site, "A" Street and associated vehicular and pedestrian circulation improvements,
on- and off -site drainage improvements, construction of the residential units and
two of the three potential auto -related commercial buildings. Phase II will consist
of constructing the remaining auto -related commercial building area and is expected
to begin approximately five years after the completion of phase one.
iMM,WM9
As noted, the actual development proposals are not part of this review and
therefore the analysis is limited to the "backbone" improvements proposed for the
site and the general standards included in the plan.
3
Circulation
The main entry for the commercial portion of the Plan area is a right -in, right -out
access via Highway 111 . The secondary entry point is to be located further east on
Highway 111 and will also be a right -in, right -out access. A third entry point is
proposed off of "A" Street near the Costco/Komar development. Finally, a fourth
entry point intended for emergency and service vehicles only is located north of the
adjacent mini storage facility providing access between Dune Palms Road and the
southwest corner of the auto/commercial component.
The residential community's primary entrance is from Dune Palms Road via the
proposed "A" Street, which will run between the commercial and residential
portions of the site. Adequate stacking space will be provided for entering and
exiting traffic, coordinating well with the site's internal circulation system. "A"
Street will be a two-lane road with turning lanes angled to align with an entry point
to a neighboring commercial center (Sam's Club) on the western side of Dune
Palms Road and will align with an existing driveway within the Costco/Komar
commercial development to the east. A signalized intersection at Dune Palms Road
will allow for left- and right -in, as well as left- and right -turns out. The Dune Palms
entry is further designed to accommodate the turning radii and maneuvering
capabilities of the Desert Sands Unified School District (DSUSD) busses and
delivery trucks that will utilize the new signalized entryway.
A benefit of the site's location is the close proximity to a number of shopping and
employment opportunities and public transit. This factor reduces the need for
residents to commute long distances for jobs, services, and shopping opportunities.
Public transit is available nearby with existing stops located near the intersection of
Highway 111 and Dune Palms Road. Pedestrian access routes will be located along
the eastern property line of the auto/commercial component that will extend from
Highway 111 south to "A" Street, and along "A" Street to provide access to the
adjacent retail establishments and Highway 111.
Within the Project, design concepts and delineated pathways are to be designed to
ensure a secure relationship between automobile traffic and pedestrians.
Sidewalks and pedestrian paths will allow for safe, easy pedestrian travel
throughout the project, as well as provide convenient access to Dune Palms Road,
the Costco/Komar Center and Highway 111.
Proposed project improvements also include modifications to the adjacent DSUSD
bus barn and storage yard and potential modifications to the Komar/Costco site
parking lot to facilitate pedestrian traffic accessing the development via "A" Street.
Proposed off -site improvements to the DSUSD property also include construction of
a sound wall and improved circulation and ingress and egress. Proposed
adjustments to the Komar/Costco parking lot include clear markings for delineation
of traffic flow and pedestrian access to and from "A" Street. This may be done
using additional landscaped curbs and a well marked walkway leading east from
4
the point where "A" Street terminates at the Komar/Costco parking lot.
Drainage/Hydrology
The subject property generally slopes from north to south and has historically
drained to the CVWD evacuation channel, which is located approximately 450 feet
to the southwest of the property. Development of the project site will likely
necessitate some modifications or improvements outside of the geographic boundary
of the Project.
Two stormwater drainage alternatives are proposed. The first alternative is the
possible extension of a storm water drainage improvement from the southeastern
corner of the site into the CVWD evacuation channel. The drainage pipeline would
cut through a portion of the Desert Sands Unified School District site that is
currently used as a retention basin. However, it is anticipated DSUSD could utilize
an outfall for drainage also, potentially allowing redevelopment of areas currently
dedicated to storm water retention. Drainage to the evacuation channel may be
done via one or two pipelines, depending upon the best engineering and design
options for the Project and the DSUSD property.
Construction of this improvement could allow storm water from the Project site,
and potentially the DSUSD property, to drain directly into the Evacuation Channel
following onsite treatment of the "first flush" flow as required by the National
Pollutant Discharge Elimination System ("NPDES") Permit.
Alternatively, storm water may be retained and treated onsite through a series of
best management practices ("BMPs") which may include:
■ Dry wells, ■ Catch/debris basins, and
■ Detention/retention basins, • Other BMPs as needed.
It should be noted that onsite treatment of first flush flows will be required
regardless of whether drainage directly to the Evacuation Channel is established. A
preliminary Water Quality Management Plan has been prepared for this Project.
Residential Land Use
The residential portion of the site is intended to be developed with affordable rental
multi -family residences. Units may range from one to three bedrooms, and be up to
three stories in design. Ultimately, the site plan may feature any number of
residential buildings to best meet the needs of the community while making
efficient use of the available land. The actual design of the project will be reviewed
for compliance with the use and development standards of the Plan through the
processing of a site development permit development.
5
Residential development is proposed to include a residential environment that
features a community clubhouse, swimming pool and connected open space with
pedestrian walkways to encourage outdoor activities and safe pedestrian travel
within the community. Additional recreational amenities may include tot lots,
benches, and barbeques. The development should be predominately landscaped
with regional native plants, but may include limited designated turf areas for
recreational use. Lighting features are planned to be integrated into the entire site
for safety and aesthetic purposes.
Uses permitted in the residential portion of the site are as listed under High Density
Residential (RH) District in Table 9-1 of LQMC Section 9.40.040.
Residential development standards are those applicable to the High Density
Residential (RH) District contained in LQMC Chapter 9.50, the density bonuses for
affordable housing provisions contained in LQMC Section 9.60.270 and all other
applicable supplemental residential development standards as set forth in the
LQMC, subject to the following exceptions:
■ Dwelling unit count shall not exceed 200.
■ Residential buildings shall not exceed a maximum total of 235,000 square
feet, including community facilities consisting of a pool area and community
center.
■ The minimum living area per residential unit shall be 700 square feet.
■ Minimum of 5 feet setback where residential is adjacent to non-residential
and does not abut a roadway.
The maximum fence height may be allowed to exceed the standard as set
forth in the LQMC where residential is adjacent to non-residential when
recommended by a noise attenuation study and approved by the Planning
Director.
■ The following minimum parking ratios, inclusive of handicapped and guest
parking, shall apply unless alternative parking standards are approved in
accordance with LQMC Chapter 9.150:
■ 1 .5 parking spaces/unit + .5 guest space/unit
• 1 space/employee for non-residential services and/or activities
These standards may be adjusted by up to 10% through the Site
Development Permit approval process.
If the total number of spaces required results in a fractional number, it shall be
rounded up to the next whole number.
Commercial Land Use
To encourage a commercial automotive sales development in the northern portion
of the Plan area that is compatible with the surrounding uses along Highway 111.
To achieve this, development of the site is to be integrated into the existing
commercial environment by utilizing high quality design features, architecture, and
landscaping that meets or exceeds all applicable standards. To ensure compatibility
between the commercial and residential portions of the Plan, as well as with the
intensity of the surrounding properties, the total amount of allowable commercial
building area is capped at a maximum of 82,000 square feet. This development
envelope is smaller than the site's potential footprint based on its current zoning.
While there is a limit to the amount of floor area that can be built, in order to
facilitate creativity and encourage design flexibility, there is no limit to the number
or configuration of buildings that may be constructed, as long as all applicable
regulations are adhered to.
To present a cohesive and attractive development, all buildings, parking areas, and
landscaping will be well integrated into the site and shall meet the City's applicable
Highway 111 Design Guidelines. Parking areas and buildings will have lighting
features appropriate for the design of the development while providing for public
safety. Fencing may be used to separate the commercial component from
surrounding uses as needed. Landscaping will feature native plants, and provide a
pleasing visual character on this well -traveled corridor.
Uses permitted in the commercial portion of the site are as listed under Regional
Commercial (CR) in Table 9-5 of LQMC Section 9.80.040 subject to the following
exceptions:
• Sales and service of new motor vehicles at a branded dealership is a
permitted use.
• Sales and service of branded pre -owned motor vehicles associated with an
on -site branded dealership is a permitted use (minor incidental sale of non -
branded pre -owned vehicles of similar class is permitted).
■ Sales and service of pre -owned motor vehicles not associated with an on -site
branded dealership is permitted subject to approval of a conditional use
permit.
• Static display of vehicles, associated with a permitted branded or non -
branded dealership, at grade within a front landscape setback so long as no
signage, banners, lights, balloons or other visible devices are used is
permitted subject to approval of a minor use permit. Vehicle display areas
shall not be allowed within the public right-of-way. Specific locations and
conditions of use shall be addressed through the site development permit
and minor use permit approval procedures.
Commercial development standards are those applicable to the Regional
Commercial (CR) District contained in LQMC Chapter 9.90, parking regulations in
Chapter 9.150 and all other supplemental non-residential development standards as
set forth in the LQMC, subject to the following exception:
7
• The total amount of commercial building square footage shall not exceed
82,000 square feet gross floor area.
• Vehicle display areas located within a front landscape setback shall be
located south of the public sidewalk and a minimum 5 foot landscape
separation shall be maintained between the sidewalk and the vehicle display
area.
PUBLIC AGENCY REVIEW
The project location and description, Notice of Preparation, and Draft Environmental
Impact Report were transmitted to responsible public agencies and parties of
interest for review and comment. All written comments received are on file with
the Planning Department. Agency comments received have been made part of the
Conditions of Approval for this case, to the extent applicable.
HISTORIC PRESERVATION REVIEW
On January 29, 2009, the City's Historic Preservation Commission (HPC) reviewed
and accepted the property owner's Historical/Archeological Resources Report. The
report included a record search, historical background, and field reconnaissance of
the property. Although, no cultural resources or other objects more than 50 years
of age were identified during the field survey, the records search found a significant
site within close proximity of the project site that dates back to a time somewhere
between 1000 and 2000+ years ago and noted that it is possible that subsurface
components of that site could extend into this project site.
The HPC accepted the report, subject to inclusion of the report's recommendations
which included monitoring of the project site during on- and off -site grubbing,
trenching and rough grading by qualified archaeological monitors, including a
Native -American monitor. The report's recommendations will be incorporated into
the conditions of approval for the future site development permit entitlements.
Additionally, it should be noted that the City has Certified Local Government status
through the Office of Historic Preservation, and its inventory and curation
methodology is accepted by the State.
SENATE BILL 18 (SB18) CONSULTATION REVIEW
The Specific Plan application requires that Tribal organizations be consulted with
regard to potential historic Native American sites. Eight Native American tribes, as
identified by the State NAHC dated November 17, 2008, were notified of the
project proposal; three tribes, the Torres Martinez Desert Cahuilla Indians, the Agua
Caliente Band of Cahuilla Indians, and the Cabazon Band of Mission Indians
responded to the notification. There were no comments that resulted in formal
consultation; however comments did include requests for typical checks of
archeological and tribal records, monitoring of all ground disturbing activities and
N
proper review, preservation and curation of disturbed cultural resources. As noted
elsewhere in this report, these comments were reviewed and addressed in the
City's Historic Preservation Commission's recommendation to the Planning
Commission and City Council.
CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEW
A Draft Environmental Impact Report (DEIR) has been prepared, consistent with
CEQA requirements (Attachment 2). The City of La Quinta (City) is the Lead
Agency and has the authority for preparation and certification of the DEIR.
Certification of the DEIR is an action that will be considered by the City Council,
while the Planning Commission is required to consider the DEIR in making its
recommendations.
The DEIR includes a detailed project description and a description of the
environmental setting. The DEIR addresses the topics of Aesthetics, Air Quality,
Biological Resources, Cultural Resources, Geology and Soils, Hazards and
Hazardous Materials, Hydrology, Land Use and Planning, Noise, Population and
Housing, Public Services and Utilities, Recreation, Transportation and Traffic, and
Water Quality and Resources. Potentially significant impacts were identified with
respect to Air Quality, Biological Resources, Cultural Resources, Hydrology, Noise,
Public Services and Utilities, Transportation and Traffic, and Water Quality and
Resources. With the adoption of the mitigation measures proposed in the DEIR, all
project impacts can be reduced to less than significant levels, with the exception of
certain traffic impacts, which remain significant, after mitigation measures are
considered as.noted below.
At certain locations, traffic conditions will operate at unacceptable levels of service
without the proposed project. This is the case for the following:
Intersections in 201 1;
• Highway 111/Washington Street, and
• Avenue 48/Washington Street
Roadway Segments in 2011;
• Dune Palms Road between Westward Ho and Highway 1 1 1
Roadway Segments in 2016;
• Dune Palms Road between Westward Ho and Highway 1 1 1,
• Highway 1 1 1 between Washington Street and Adams Street,
• Highway 1 1 1 between Adams Street and Dune Palms Road,
• Highway 111 between Dune Palms Road and Depot Drive,
• Highway 1 1 1 between Depot Drive and Jefferson Street, and
• Highway 1 1 1 between Jefferson Street and Madison Street.
A number of traffic related mitigation measures are included in the DEIR to reduce
9
impacts associated with the proposed project. However, even with these
mitigation measures some impacts associated with the project cannot be mitigated
to less than significant levels. This will occur at project build out in 2016, when
the following intersections will operate at unacceptable levels of service:
• Highway 1 1 1 /Jefferson Street,
• Avenue 48/Jefferson Street.
The improvements needed to reduce the impacts at these two intersections to less
than significant levels require improvements within the corporate limits of the City
of Indio. The City of La Quinta cannot compel these improvements and as a result
it must be assumed the impacts will remain significant and unavoidable, although
mitigation measures are included in the DEIR in an effort to reduce the impacts. As
noted later in this report, correspondence was received from the City of Indio. The
correspondence identifies that improvements completed at the Highway 111 &
Jefferson Street intersection and recent policy change may have resulted in these
two intersections no longer being identified as significant and unavoidable at
project build out. La Quinta staff is currently attempting to verify this information
and will provide the Commissioners with the most current information at the
meeting.
CEQA requires an alternatives analysis as part of the EIR process. Four alternatives
were identified for consideration in the DEIR: 1) No Project (required); 2) Less
Intense Mixed Use Alternative; 3) All Office Development Alternative; and 4) Retail
and Business Park Alternative. Analysis of each of these alternatives is detailed in
Section V of the DEIR. When considering all the alternatives, the Less Intense
Mixed Use Alternative is marginally environmentally superior to the proposed
project. However, all the alternatives will have similar impacts on the environment,
and none of the alternatives can reduce traffic impacts to less than significant
levels. Additionally, the reduction of the number of residential units from 200 to
144 in the Less Intense Mixed Use Alternative is a substantial reduction in the
project's ability to meet one of its primary goals of providing affordable housing in
accordance with the City's General Plan and its Regional Housing Needs
Assessment responsibilities.
In response to the distribution of the NOP and DEIR, letters of comment have been
received from the following:
• South Coast Air Quality Management District
• SunLine Transit Agency
• Native American Commission
• City of Indio
• Department of Toxic Substances Control
Copies of these letters are included in Attachment 3. Many of the comments have
been included as recommended conditions of approval for the project and formal
10
responses to all comments will be included in the Final Environmental Impact report
(FEIR) prepared for review and consideration by the City Council.
STATEMENT OF MANDATORY FINDINGS
Findings associated with the staff -recommended decision on this project have been
made, and can be found in the attached resolution.
PUBLIC NOTICE
The proposed project was advertised in the Desert Sun newspaper on April 16,
2010. All property owners within 500 feet from the subject property were mailed
notice of the public hearing on April 16, 2010. To date no comments have been
received from the public regarding this proposal. Any comments received prior to
the meeting will be presented to the Planning Commission.
RECOMMENDATION
1. Adopt Planning Commission Resolution 2010 recommending
approval of Specific Plan 08-085, subject to the attached conditions of
approval.
ATTACHMENTS
1. Highway 111 and Dune Palms Road Specific Plan
2. Draft Environmental Impact Report
3. Draft Environmental Impact Report — Response Comments Received
Prepared by:
David Sawyer, Plannin Manager
11
PLANNING COMMISSION RESOLUTION 2010-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF THE DUNE PALMS/HIGHWAY 111 SPECIFIC PLAN
TO ALLOW THE DEVELOPMENT OF UP TO 200
AFFORDABLE MULTI -FAMILY RESIDENTIAL UNITS AND
APPROXIMATELY 82,000 SQUARE FEET OF
AUTOMOBILE SALES FACILITIES AND RELATED USES
FOR THE PROPERTIES GENERALLY LOCATED SOUTH OF
AND ADJACENT TO HIGHWAY 111 AND
APPROXIMATELY 300 FEET EAST OF DUNE PALMS
ROAD
CASE NO.: SPECIFIC PLAN 08-085
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 27" day of April, 2010, hold a duly -noticed Public Hearing to
consider a recommendation to the City Council approving Specific Plan 08-085,
allowing the development of up to 200 affordable multi -family residential units and
up to 82,000 square feet of automobile sales an related uses for three properties
generally located south of and adjacent to Highway 111 and approximately 300
feet east of Dune Palms Road, more particularly described as:
APN's: 600-020-004, 600-020-005 and 600-020-011
WHEREAS, said Amendment have been filed concurrently with a
General Plan Amendment, Zone Change, Tentative Tract Map, Site Development
Permit and a Development Agreement and in whole represents the development
permit application for the project as contemplated; and,
WHEREAS, the Department has prepared a Draft Environmental
Impact Report ("Draft EIR"), State Clearinghouse #2008101109, in compliance
with the requirements of the California Environmental Quality Act (CEQA) of 1970,
as amended. The Draft EIR was presented to the La Quinta Planning Commission,
which reviewed and considered the information contained in the Draft EIR prior to
its recommendations to the City Council on the project applications; and
WHEREAS, the Planning Department did publish a public hearing
notice in the Desert Sun newspaper, on the 16`" day of April, 2010, as prescribed
by the Municipal Code, with public hearing notices mailed to all property owners
within 500 feet of the property in question; and,
12
Planning Commission Resolution 2010-
Specific Plan 2008-085
Dune Palms/Highway 111 Specific Plan
April 27, 2010
WHEREAS, the Historic Preservation Commission, at their meeting
held on the 29th, day of January, 2009, reviewed the historical and archaeological
resources report associated with the application, and adopted Minute Motion 2009-
001 , recommending approval of the survey to the Planning Commission, subject to
staff -recommended conditions; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the
Planning Commission did make the following mandatory findings to justify a
recommendation of approval of the Specific Plan Amendment:
Specific Plan 2008-085 is consistent with the goals, objectives and policies
of the General Plan. The Regional Commercial and Commercial Park land use
designations are appropriate for the proposed development, as it requires a
minimum 20 acre parcel size, allows a full range of commercial uses, as well
as high density housing consistent with what is identified in the Specific
Plan, as set forth in the goals and policies of the La Quinta General Plan Land
Use Element.
2. Specific Plan 2008-085 will not create conditions materially detrimental to
the public health, safety and general welfare. Development of the site as
proposed for residential and commercial use will not significantly impact
quality of life for area residents. The development of up to 200 affordable
multi -family residential units and up to 82,000 square feet of building(s) for
automobile sales and associates uses, are not determined to be a detriment
to the community, in consideration of the land uses contemplated in
conjunction with the City's General Plan land use designations for the
subject properties. No environmental or other hazards will be introduced into
the Project as a part, or a result, of its implementation.
3. Specific Plan 2008-085 is compatible with the zoning designations on
adjacent property. Under the Regional Commercial and Commercial Park
land use designation, new automobile sales are a listed permitted use and
affordable multi -family residential are also permitted, subject to the approval
of a specific plan. The proposed multi -family residential is similar to and
consistent with other neighboring projects, such as Wolff -Waters, and the
commercial activity will be consistent with other automobile uses along
Highway 111.
13
Planning Commission Resolution 2010-
Specific Plan 2008-085
Dune Palms/Highway 111 Specific Plan
April 27, 2010
4. Specific Plan 2008-085 is suitable and appropriate for the subject property,
as it allows for the continuation and expansion of commercial activity while
also introducing additional residential units to the community in close
proximity to amenities and services, such as public transit and schools. The
proposed development provides a degree of land use flexibility in allowing
both residential and commercial uses on the site, so as to respond to
fluctuating marketing and economic conditions.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does hereby recommend to the City Council approval of Specific Plan
2008-085, as referenced in the title of this Resolution, 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 City
of La Quinta Planning Commission, held on this the 27`h day of April, 2010, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
14
PLANNING COMMISSION RESOLUTION 2010-
CONDITIONS OF APPROVAL — Recommended
SPECIFIC PLAN 2008-085
ADOPTED: APRIL 27, 2010
rd9011ae7e\I
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map
recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Specific Plan 2008-085 shall comply with all applicable standard requirements,
conditions and/or mitigation measures for the Highway 111 & Dune Palms Specific
Plan Environmental Impact Report (SCH #2008101109) under environmental
assessment 2008-600.
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Director shall determine precedence.
3. All changes to the Specific Plan which are required under these conditions shall be
made in a revised document to ensure consistency. The project proponent shall
submit five (5) copies of the amended Specific Plan document to the Planning
Department within 30 days of City Council approval of the Specific Plan, or
issuance of a grading permit, whichever occurs first.
15
o.Io......- D,MOnln\A O7 In\QD no noc u..... 111 0. nD.d Dl rnA co Onno nOa A....
CITY OF LA QUINTA
78-495 CALLE TAMPICO, LA QUINTA, CA 92253
ATTACHMENT # 1
HIGHWAY 111 AND DUNE PALMS ROAD
On ` G SPECIFIC PLAN 08-085
• f'� J
City of La Quinta
April 21, 2010
ROSENOW SPEVACEK GROUP, INC.
www.webrsg.com
16
CITY OF LA QUINTA - HIGHWAY 111 AND DUNE PALMS ROAD SPECIFIC PLAN
TABLE OF CONTENTS
EXECUTIVESUMMARY....................................................................................................................1
SECTION 1: INTRODUCTION...........................................................................................................3
SECTION2: SETTING.....................................................................................................................10
SECTION 3: LAND USE PLAN........................................................................................................12
SECTION 4: DEVELOPMENT PLAN...............................................................................................15
SECTION 5: SPECIFIC PLAN ADMINISTRATION.........................................................................26
SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES................................27
APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION........................................................35
ATTACHMENTS...............................................................................................................................38
SRSG
17
CITY OF LA QUINTA
EXECUTIVE SUMMARY
This document, entitled Highway 111 and Dune Palms Road Specific Plan ("Plan") has been
written in compliance with the City of La Quinta ("City') General Plan and Municipal Code
("LQMC"), and meets the guidelines provided by the State of California for specific plans.
Development of Plan area is referred to herein as the "Project' and consequently, the Plan area
is also referred to as the Project site.
The Plan area is located directly south of Highway 111 just east of Dune Palms Road and is
approximately 22 acres in size. The information within establishes the policy vision for the Plan
area and provides for regulatory standards to ensure its implementation as the area develops.
It is deliberately designed to permit a degree of flexibility and to allow for changes in local
standards and the housing and commercial markets.
Development of the Plan area is intended to be a collaborative effort between the La Quinta
Redevelopment Agency ("Agency"), the La Quinta Housing Authority ("Authority') and private
developers ("Developers").
The northern portion of the Plan area is designated by the General Plan as Regional
Commercial and zoned as Regional Commercial; the southern portion is designated as
Commercial Park by the General Plan and zoned Commercial Park. It is bounded on the east
by an existing commercial development (Komar/Costco Center) and on the west by a service
station, an office complex and a mini -storage facility. The Desert Sands Unified School District
("DSUSD") service and administrative facility, including the school bus lot, is located to the
south.
The Project as a whole is envisioned as a vibrant, dynamic development that serves both the
housing needs of low income residents of La Quinta, as well as La Quinta shoppers and others
in the area who desire a wider variety of commercial opportunities with goods and services that
are not currently available in the immediate vicinity.
The residential portion of the Project will add up to 200 new housing units in a series of
buildings on the southern half of the property, and will use an architectural style compatible with
other desert architecture as well as the environment itself. The residences will be developed as
affordable apartment homes, with all units designated for occupants at affordability levels as yet
to be determined, but including very low-, low-, and possibly moderate -income as defined by
California Redevelopment Law. It will contain a mix of housing sizes to serve a variety of
residents from singles to families. The new public roadway, "A" Street, will provide access to
the neighborhood and a connection to both Dune Palms Road to the west and the adjacent
Komar/Costco Center to the east. Pedestrian paths will traverse the residential community
facilitating easy access to Dune Palms Road, Highway 111, and neighboring commercial
developments.
The commercial portion will provide up to 82,000 square feet of automobile sales and related
uses and be constructed on the northern portion of the site, meeting design standards of the
City as well as the corporate images of the future users. The development is envisioned to hold
up to three automobile dealerships with associated service facilities. Vehicular access to the
commercial portion will be provided at two entry points along Highway 111. The commercial
development will also have access to "A" Street along its southern boundary.
Both the commercial and residential components of the Project contribute towards satisfying
the needs of La Quinta residents and are expected to be long-term assets to the community.
Page 1 of 38
18
CITY OF LA QUINTA
The Plan presents the vision of the Project and the associated guidelines necessary to see that
vision through to implementation. Though a certain level of flexibility is provided, the standards
established by the Plan will ensure that the Project meets or exceeds the expectations of the
City and community at large. Development of the Project will be processed in accordance with
the City's development review and approval process as required by the LQMC.
DOCUMENT ORGANIZATION
The Plan has been organized into the following sections for clarity and easy reference as
described below.
1. Introduction. Offers the project summary, scope, and objectives.
2. Setting. Description of existing conditions.
3. Land Use Plan. Identifies the land use regulations and development standards
applicable to the Plan area.
4. Development Plan. Describes the general site plan, circulation, grading, utilities and
phasing of the Project and establishes design guidelines for its architecture and
landscaping.
5. Specific Plan Administration. Describes management of and changes to the Plan, as
well as other administrative items.
6. Relationship to the La Quinta General Plan. Overview of how the Plan's regulations,
standards and guidelines support the General Plan's goals, policies, and programs.
GRSG
Page 2 of 38
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CITY OF LA QUINTA
SECTION 1: INTRODUCTION
1.1 INTRODUCTION AND PURPOSE
This document is the Highway 111 and Dune Palms Road Specific Plan, which has been
created to facilitate the development of a project in accordance with the La Quinta General
Plan. The Plan establishes the design and development guidelines for the Project, so that it will
enhance the existing community and provide vibrant new retail and living environments in the
City.
The Plan was written to facilitate the development of a 22-acre area, with commercial uses in
the northern half and residential uses in the southern half. This document has been written
pursuant to LQMC Section 9.240.010 and in compliance with LQMC Section 9.70.030, which
requires that a specific plan be approved for developments larger than ten acres within the
Regional Commercial zone'. The vision presented within this document depicts the quality and
design desired at the site, is in accordance with the City's established Zoning Code and
General Plan, and conforms to the City's overall objective of preserving, maintaining, and
enhancing the high quality of life La Quinta residents enjoy.
Although the Plan addresses the composition and quality of the Project, it also provides policy
and regulatory provisions to guarantee consistency with existing City policies and standards. In
cases where the zoning and development regulation is non-specific within this document, the
zoning and development regulations shall be guided by the LQMC, particularly Title 9 — Zoning,
that is in effect at the time. A degree of flexibility is incorporated to allow future development to
respond to the changes in society and the economic marketplace, but consistency with other
City documents and policies shall remain.
The La Quinta Redevelopment Agency prepared the Plan so that it might expediently facilitate
the construction of the Project, creating employment and housing opportunities, and ensuring a
high -quality development. The Plan will be used to guide any and all development at the
Project site. All development plans, parcel or tract maps, or other entitlements shall be
consistent with the regulations of the Plan as well as all other applicable municipal regulations.
1.1.1 Enabling Legislation
The authority to prepare, adopt, and implement the Plan is granted to the City by the California
Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council the adoption of a specific plan or an amendment thereto. The
City Council may, following a public hearing, adopt a specific plan and/or amendment to the
Plan by either ordinance or resolution.
The Plan is a regulatory document that, once adopted by the City Council, will serve as the
Development Code for the Project. Upon completion of the specific plan adoption process,
future development must be consistent with the Plan and amendments thereto. Topics and
standards not addressed in the Plan shall be controlled by the General Plan and the LQMC.
northernportion of the site is within a Regional Commercial zone.
,The
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1W
CITY OF LA QUINTA
1.2 HIGHWAY 111/DUNE PALMS PROPERTY AND LOCATION
Approximately 22 acres in size, the Project site is located in the City of La Quinta on the south
side of Highway 111, approximately 300 feet east of Dune Palms Road. It is generally
rectangular in shape, measuring about 662 feet from east to west and 1,291 feet north to south.
At the southern end, there is a slight "panhandle" that extends about 260 feet west to connect
to Dune Palms Road. The site is bounded on the north by Highway 111 and on the south by the
DSUSD administration and service facilities, which includes a school bus lot. Directly to the
east is an existing commercial development (the Komar/Costco Center) and to the west lies
Dune Palms Road, existing office development, an existing mini -storage facility, and a service
station. On the opposite side of Dune Palms Road is another commercial development,
anchored by Sam's Club.
An aerial photo of the subject property and its surroundings is provided in Figure 1 below.
Fi ure 1: Project Aerial
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Page 4 of 38
21
CITY OF LA QUINTA
1.3 OWNERSHIP
The subject property consists primarily of parcel numbers 600-020-04, 600-020-05, and 600-
020-11 which are currently owned by the Agency, though they will be sold to private owners in
the future. Figure 2 shows the parcel map for the Project site 2.
Figure 2: Specific Plan Area Parcel Map
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Source: Nolte Associates, Inc.
1.4 SITE HISTORY
Up until the 1940's, the site was undeveloped for urban uses, at which point the eastern half of
the site was converted to agricultural uses with two accessory structures, likely water tanks3.
The agricultural uses were terminated prior to 1974, at which point a trailer park, including a
pool and two permanent structures, was operational in the northeastern section of the site.
However, by 1980, residential occupancy at the trailer park had dwindled, with only a dozen or
so trailers remaining. This minimal population remained until the early 2000's, when the final
trailers vacated the site and all remaining structures were removed. The Agency purchased the
property in 2007 to facilitate the development of affordable housing and infill commercial
development, both of which are identified as goals in the adopted Redevelopment Plan.
2 Lot Line Adjustment Number 09-501 was approved by the City Planning Department on October 6, 2009 and submitted
to the County of Riverside for recording.
3 The history of the site was established through the review of aerial photographs, as a part of the environmental site
G
essment performed by Earth Systems Southwest.
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CITY OF LA QUINTA
1.5 OVERVIEW
Development of the site will be comprised of two components, an auto sales oriented
commercial retail development on the northern 10 acres, and an affordable housing
development on the southern 10 acres with up to 200 units. The commercial portion is
envisioned as the location for up to three branded automobile dealerships, potentially with
associated service centers. Automotive sales and service is a natural extension of other
developments along Highway 111, the City's primary commercial corridor. With automotive
sales and service for luxury vehicles being limited in La Quinta and the eastern segment of the
Coachella Valley in general, this location will allow automobile owners to receive service
without having to commute to the western end of the Valley and beyond. Automotive sales and
service is not the only commercial use permitted by the Plan, however, other commercial uses
may require additional review under the California Environmental Quality Act ("CEQA").
In addition to the automobile/commercial component, the Plan further provides a unique
opportunity to increase the supply of affordable housing in the city - most importantly meeting
the needs of current and future residents, but also allowing La Quinta to continue to be a leader
in affordable workforce housing. The location of the affordable housing development south of
the commercial component provides insulation from Highway 111, while offering a wide range
of services and job opportunities within a short walking distance. The new community will be
available to very low- and low-income individuals and families, and may include some units
affordable to moderate -income residents as well. The City and the Agency both support
diversification of housing types, and continue to pursue their respective goals of fulfilling the
City's share of the Regional Housing Needs Allocation and meeting the requirements of
California Community Redevelopment Law, while maintaining the high quality of life La Quinta
residents enjoy.
As a part of the Project, a new public roadway, "A" Street, will be constructed, which will
intersect Dune Palms Road at the southern end of the site and traverse east/west between the
commercial and residential portions, ending at the neighboring Komar/Costco site. The
commercial portion of Project will be conveniently accessed directly from Highway 111 with
secondary access from "A" Street, while access to the residential portion will be via "A" Street.
The land use plan and "A" Street alignment are shown in the following Figure 3.
4 Term "branded" refers to a dealership being associated with a single vehicle manufacturer such as BMW or
Honda, not independent retailers of a variety of cars.
9PSG Page 6 of 38
23
CITY OF LA QUINTA
Figure 3: Conceptual Project Land Use Plan
Hwy 111
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The Project, and specifically the construction of "A" Street, will require the realignment and
reconstruction of the access driveway to the DSUSD service facility, located directly south of
the Project site. This driveway is the only entrance to the District's bus yard, which is used by
busses and staff vehicles, and not the general public. The existing driveway will be replaced by
the signalized "A" Street intersection at Dune Palms Road. A variety of DSUSD activities will be
served by this access point. The District's maintenance function, to include a number of service
vehicles, is located there. In addition, commissary or food service distribution functions are at
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24
CITY OF LA QUINTA
the location. Lastly, bus storage and maintenance takes place immediately south of the
residential area. Part of the daily maintenance routine is a pre -travel safety check which
includes testing lights and horns. Noise from the safety tests creates a significant design
constraint for the nearby residential buildings; however, mitigation measures will be
implemented to ensure interior noise levels comply with existing City standards.
The conceptual realignment of the access driveway to accommodate both DSUSD vehicles as
well as "A" Street traffic may require the acquisition of a small portion (approximately 7,000
square feet) of the adjacent mini -storage lot. This portion of the lot is currently used as a
retention basin, which will be relocated south of the access driveway.
1.5.1 Associated Activities
The Project will likely necessitate some modifications or improvements to property outside of
the geographic boundary of the Project. One off -site impact of the Project is the possible
extension of a storm water drainage improvement from the southeastern corner of the site to an
outfall structure to be built in the La Quinta Evacuation Channel. The drainage pipeline would
cut through a portion of the DSUSD site that is currently used as a retention basin. However, it
is anticipated DSUSD could utilize an outfall for drainage also, potentially allowing
redevelopment of areas currently dedicated to storm water retention. Drainage to the
Evacuation Channel may be done via one or two pipelines, depending upon the best
engineering and design options for the Project and the DSUSD property.
Construction of this improvement could allow storm water from the Project site, and potentially
the DSUSD property, to drain directly into the Evacuation Channel following onsite treatment of
the "first flush" flow as required by the National Pollutant Discharge Elimination System
("NPDES") Permit. Alternatively, storm water may be retained and treated onsite through a
series of best management practices ("BMPs") which may include:
■ Dry wells,
■ Detention/retention basins,
■ Catch/debris basins, and
• Other BMPs as needed.
It should be noted that onsite treatment of first flush flows will be required regardless of whether
drainage directly to the Evacuation Channel is established. A preliminary Water Quality
Management Plan has been prepared for this Project.
Other off -site improvements include modifications to the DSUSD bus barn and storage yard
and potential modifications to the Komar/Costco site parking lot to facilitate pedestrian traffic
accessing the development via "A" Street. Proposed improvements to the DSUSD property
include construction of a sound wall and improved circulation and ingress and egress.
Proposed adjustments to the Komar/Costco parking lot include clear markings for delineation of
traffic flow and pedestrian access to and from "A" Street. This may be done using additional
landscaped curbs and a well marked walkway leading east from the point where "A" Street
terminates at the Komar/Costco parking lot.
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CITY OF LA QUINTA
1.6 OBJECTIVES
As the preparer of the Plan, the Agency has identified the following objectives, as well as those
of the City.
La Quinta Redevelopment Agency Objectives:
■ Ameliorate blighted conditions
■ Increase economic vitality
• Promote job creation, private investment, and other positive economic indicators
• Increase the supply of affordable housing within the Redevelopment Project Area
• Develop a safe, vibrant housing community available to a range of singles and families
at affordable rates
City of La Quinta Objectives:
■ Ensure high -quality development that is consistent with the existing regional character
and design standards
• Ensure adequate infrastructure and public services
• Enhance compatible uses along Highway 111, a major commercial corridor
• Encourage infill development
• Promote land uses featuring sustainable practices
• Mitigate impacts to the highest degree feasible
• Diversify the housing types available to residents
• Meet Regional Housing Needs Assessment goals
The Project facilitated by the Plan contributes to meeting each of these objectives by ensuring
high quality standards are in place, while guiding the development types through the series of
development standards found in this document, the General Plan, and the LQMC. Further
discussion on development standards is provided in Section 3 of the Plan, and information on
how the Plan will foster a project meeting the General Plan's goals, policies, and programs is
provided in Section 6.
SRSG
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CITY OF LA QUINTA
SECTION 2: SETTING
The following section provides an overview of the land uses in the surrounding area, as well as
existing standards and provisions that apply to the property. In particular, this section describes
how the Project site is defined by the existing regulations as set forth in the General Plan and
LQMC.
2.1 SURROUNDING LAND USES AND ENVIRONMENT
The Project site is situated along the south side of Highway 111, the City's primary commercial
corridor and a well traveled route, providing access to many Coachella Valley communities.
Highway 111 features a wide range of commercial uses including offices, retail, services, and
restaurants, and is a vital component of the City's municipal revenues. The Komar/Costco site
directly to the east of the Project site features retail, service, and restaurant uses, as does the
Sam's Club development on the western side of Dune Palms Road. Several automotive
dealerships are also located along Highway 111, making the northern portion of the site an
ideal spot to expand the types of automotive sales featured within La Quinta.
The residential development on the southern portion of the site will be buffered from Highway
111 by the commercial component and from Dune Palms Road by the existing storage
buildings. The DSUSD administrative facility directly to the south of the proposed apartments is
an institutional use, which is active during the day, offering a quieter evening environment. This
urban location provides residents with employment, retail, and restaurant opportunities within
walking distance, and puts them within convenient proximity of a public transportation network
provided by SunLine Transit.
Nearby infrastructure is in place, including regional flood control facilities. The La Quinta
Evacuation Channel is located southeast of the Project, running adjacent to the DSUSD site.
Adjacent arterial roadways are largely developed, with full street improvements in place along
both Highway 111 and Dune Palms Road. The new "A" Street will provide convenient access to
the residential community from Dune Palms Road, and will also allow for vehicular and
pedestrian access to the Komar/Costco site so that community residents may easily patronize
the retail and restaurant establishments.
In both the commercial and residential developments, design guidelines and the project
approval process will ensure that the built environments created are not only compatible with
surrounding land uses but also functional with attractive aesthetics. This will be particularly
important for the residential component, which must rely on design and architecture to provide
a sense of community within the urban atmosphere; but as discussed, the proximity of the
development to convenient employment and retail opportunities will be a great asset to future
residents.
2.2 GENERAL PLAN LAND USE AND ZONING ISSUES
The Project site has General Plan land use designations of Regional Commercial (RC) in the
northern portion and Commercial Park (CP) in the southern portion. Its zoning designations are
Regional Commercial (CR) on the northern portion and Commercial Park (CP) in the southern
portion, as shown in the following Figure 4.
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Figure 4: Land Use and Zoning Designations
General Plan Designations Zoning Designations
The General Plan RC designation of the northern portion of the site permits a range of
commercial uses, as does the underlying CR zoning. LQMC Section 9.70.030 specifically lists
automobile oriented sales and service as a representative land use in the CR District, making
this use particularly well suited to the site.
The affordable housing land use proposed for the southern portion is a permitted use (LQMC
Section 9.80.040) and subject to the City's density bonuses for affordable housing provisions
(LQMC Section 9.60.270) which includes provisions for relief from certain development
standards including density limits. The density for the residential portion of the Project site is
based upon the underlying High Density Residential (RH) zoning, which allows up to 16 units
per acre, combined with the 35% density bonus provided for in LQMC Section 9.60.270,
resulting in a maximum potential build -out of 216 units for the approximately 10 acres. The
Plan, in consideration of the Project site's physical characteristics reduces this number to a
maximum of 200 dwelling units.
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SECTION 3: LAND USE PLAN
3.1 LAND USE DESIGNATIONS
Commercial
Purpose: To serve unmet local consumer need and augment the community's economy
through encouraging the development and preservation of a high quality automobile
sales and service related commercial area.
Intent: To encourage a commercial automotive sales development in the northern portion of the
Plan area that is compatible with the surrounding uses along Highway 111. To achieve this,
development of the site is to be integrated into the existing commercial environment by utilizing
high quality design features, architecture, and landscaping that meets or exceeds all applicable
standards. To ensure compatibility between the commercial and residential portions of the
Plan, as well as with the intensity of the surrounding properties, the total amount of allowable
commercial building area is capped at a maximum of 82,000 square feet. This development
envelope is smaller than the site's potential footprint based on its current zoning. While there is
a limit to the amount of floor area that can be built, in order to facilitate creativity and encourage
design flexibility, there is no limit to the number or configuration of buildings that may be
constructed, as long as all applicable regulations are adhered to.
To present a cohesive and attractive development, all buildings, parking areas, and
landscaping will be well integrated into the site and shall meet the City's applicable Highway
111 Design Guidelines5. Parking areas and buildings will have lighting features appropriate for
the design of the development while providing for public safety. Fencing may be used to
separate the commercial component from surrounding uses as needed. Landscaping will
feature native plants, and provide a pleasing visual character on this well -traveled corridor.
Residential
Purpose: To enhance the variety and availability of affordable housing units within the City and
thus assist the City and Agency in meeting the General Plan's Housing Element Goals and the
Agency's Housing Implementation Plan requirements.
Intent: To facilitate the development and preservation of a high density residential community,
consisting of up to 200 multi -family dwelling units and associated open space, and recreational
and community facilities. Towards this, the residential portion of the site is intended to be
developed with affordable rental multi -family residences. Units may range from one to three
bedrooms, and be up to three stories in design. Ultimately, the site plan may feature any
number of residential buildings to best meet the needs of the community while making efficient
use of the available land. The actual design of the project will be reviewed for compliance with
the use and development standards of the Plan through the processing of a site development
permit development.
The characteristics of a residential development consistent with the Plan should include a
pleasant residential environment that features a community clubhouse, swimming pool and
connected open space with pedestrian walkways to encourage outdoor activities and safe
pedestrian travel within the community. Additional recreational amenities may include tot lots,
benches, and barbeques. The development should be predominately landscaped with regional
5 City of La Quinta, Highway 111 Design Theme, October 1997.
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native plants, but may include limited designated turf areas for recreational use. Lighting
features should be integrated into the entire site for safety and aesthetic purposes.
3.2 LAND USE REGULATIONS
The following sections discuss the development parameters applicable within the Plan area.
These standards ensure that the overall vision for the Plan is maintained irrespective of the
individual developers and users of the site.
Section 3.2.1 contains the allowed uses and permitting regulations for the two land use
designations used in the Plan. These regulations establish the uses permitted within the
commercial and the residential portions of the Plan.
Section 3.2.2 contains the development standards for the two land use designations. These
standards address the location and design of the buildings, landscape, and amenities within
each land use designated area.
Any land use regulations or development standards not specifically addressed in the Plan shall
be governed by Title 9 of the LQMC.
3.2.1 Allowed Uses and Permitting Regulations
Commercial
Uses permitted in the area of the Plan designated Commercial are as listed under Regional
Commercial (CR) in Table 9-5 of LQMC Section 9.80.040 subject to the following exceptions:
• Sales and service of new motor vehicles at a branded dealership is a permitted use.
• Sales and service of branded pre -owned motor vehicles associated with an on -site
branded dealership is a permitted use (minor incidental sale of non -branded pre -owned
vehicles of similar class is permitted).
■ Sales and service of pre -owned motor vehicles not associated with an on -site branded
dealership is permitted subject to approval of a conditional use permit.
■ Static display of vehicles, associated with a permitted branded or non -branded
dealership, at grade within a front landscape setback so long as no signage, banners,
lights, balloons or other visible devices are used is permitted subject to approval of a
minor use permit. Vehicle display areas shall not be allowed within the public right-of-
way. Specific locations and conditions of use shall be addressed through the site
development permit and minor use permit approval procedures.
Note: Uses other than automobile sales may require additional environmental review per the
California Environmental Quality Act.
Residential
Uses permitted in the area of the Plan designated Residential are as listed under High Density
Residential (RH) District in Table 9-1 of LQMC Section 9.40.040.
Note: Uses other than multi -family dwelling units may require additional environmental review
per the California Environmental Quality Act.
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3.2.2 DEVELOPMENT STANDARDS
Commercial
Development standards for the area of the Plan designated Commercial are those applicable to
the Regional Commercial (CR) District contained in LQMC Chapter 9.90, parking regulations in
Chapter 9.150 and all other supplemental non-residential development standards as set forth in
the LQMC, subject to the following exception:
■ The total amount of commercial building square footage shall not exceed 82,000 square
feet gross floor area.
• Vehicle display areas located within a front landscape setback shall be located south of
the public sidewalk and a minimum 5 foot landscape separation shall be maintained
between the sidewalk and the vehicle display area.
Residential
Development standards for the area of the Plan designated Commercial are those applicable to
the High Density Residential (RH) District contained in LQMC Chapter 9.50, the density
bonuses for affordable housing provisions contained in LQMC Section 9.60.270 and all other
applicable supplemental residential development standards as set forth in the LQMC, subject to
the following exceptions:
• Dwelling unit count shall not exceed 200.
• Residential buildings shall not exceed a maximum total of 235,000 square feet,
including community facilities consisting of a pool area and community center.
• The minimum living area per residential unit shall be 700 square feet.
• Minimum of 5 feet setback where residential is adjacent to non-residential and does not
abut a roadway.
• The maximum fence height may be allowed to exceed the standard as set forth in the
LQMC where residential is adjacent to non-residential when recommended by a noise
attenuation study and approved by the Planning Director.
• The following minimum parking ratios, inclusive of handicapped and guest parking, shall
apply unless alternative parking standards are approved in accordance with LQMC
Chapter 9.150:
• 1.5 parking spaces/unit + .5 guest space/unit
■ 1 space/employee for non-residential services and/or activities
These standards may be adjusted by up to 10% through the Site Development Permit
approval process.
■ If the total number of spaces required results in a fractional number, it shall be rounded
up to the next whole number.
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SECTION 4: DEVELOPMENT PLAN
This section addresses the backbone elements of the project including circulation, site grading,
drainage, and flood control. It also identifies the primary utility and service providers and lists
guidelines for the architectural and landscaping design of the Project as well as sustainability
and other environmentally related measures to be incorporated. To implement the Plan, certain
discretionary permits (site development permits, conditional use permits, and/or minor use
permits) will be required. These permits will translate the standards and guidelines of the Plan
to the features that, once approved, will be constructed and ultimately implement the Plan. It is
at this stage of the planning process that decision makers will be able to ensure that the
residential and the auto/commercial components of the Project are compatible with each other
as well as with the surrounding community.
4.1 DEVELOPMENT GUIDELINES
The following subsections are meant to augment the overall vision of the Project to ensure the
most cohesive and attractive possible developments.
4.1.1 Fencing and Walls
Except as noted in Section 3.2.2 (Development Standards), all fencing and walls shall comply
with existing LQMC standards. The appearance and/or style of the walls utilized within the
Project should reflect the following qualities:
• Interior walls separating patios will be stucco or masonry.
• Walls separating recreational facilities from other segments of the development will
consist of wrought iron fencing and/or masonry.
• Perimeter fencing may be masonry, but may feature wrought iron with stucco pilasters.
■ If proposed, fencing for the automobile/commercial component should be designed to
reflect the broader themes of that part of the development, and integrate with the
surrounding environment.
4.1.2 Site Lighting
All lighting shall comply with the existing LQMC standards. All lighting shall be designed and
located so as to confine and direct light within the Project boundaries, which includes the
landscape buffer areas located along the street frontages. Lighting for the project shall be
consistent with lower lighting levels wherever practical.
The Plan envisions lighting designs that incorporate features and fixtures such as the following,
or alternatives that lead to equivalent lighting patterns:
Buildings and Open Spaces:
■ All poles should be of a decorative or non -glossy finish, utilizing paint powder coating or
an anodized surface.
■ Lighting fixtures should be designed to achieve ideal light distribution and minimize point
source glare.
• Commercial area lighting shall be designed to go to a security level lighting after
business hours.
• Fixtures should be mounted precisely to prevent glare from tilted fixtures.
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All building -mounted lights shall be partially or fully shielded as applicable to Section
9.100.150 of the LQMC, including but not limited to patio, balcony, securing, and entry
door lights.
All lights on the second and third floors should have extended drop shields so the light
source cannot be seen from any public streets.
Pedestrian scale lighting shall be required along Highway 111 per the City's approved
Highway 111 Design Standards and should also be required on all pathways and in
proximity to all community facilities.
Parking Areas:
• Lighting for parking lot areas should be LED or high pressure sodium fixtures mounted
on steel poles, finished as stated above.
• The maximum height for any light source shall be 22 feet above finished grade in the
commercial component or 16 feet in the residential component.
■ All lenses should be of a flush design.
■ Parking area lighting shall also be shielded so as to minimize impacts to residential
units.
4.1.3 Circulation
The Project is easily accessed from two arterial thoroughfares - Dune Palms Road to the west,
and Highway 111 to the north. Points of access for the commercial component should come
directly from driveway entrances along Highway 111, with the primary entry generally centered
on the northern property line. General Plan Exhibit 3.1 depicts the roadway build -out
designations and typical cross sections for arterials. Highway 111 is identified as a Major
Arterial, and has been improved to 6 lanes along the project frontage. Dune Palms Road is
designated as a Primary Arterial and has been improved to 4 lanes along the project frontage.
Secondary access points should be located near the northeastern corner of the site in the
commercial portion along Highway 111, as well as at the midway point along the western
Project border, connecting the Project to Dune Palms Road via the adjacent office
development. The latter access point is anticipated to provide limited access for emergency
and service vehicles, and will not be utilized by the general public.
Primary access to the residential component should be via the new signalized intersection on
Dune Palms Road and "A" Street that leads traffic through the Project site and ultimately
connects to the Komar/Costco center to the east. The commercial component would also have
access to "A" Street from its southern property line.
Lastly, a connection to the DSUSD facility to the south provides access primarily for school
busses, delivery vehicles, and employee vehicles from that facility to "A" Street and hence to
the arterial system at the signalized intersection on Dune Palms Road. This connection
replaces the current driveway used by DSUSD that accesses Dune Palms Road at a non -
signalized intersection immediately south of the Project. The vehicular circulation is illustrated
in Figure 5.
am
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Figure 5: Conceptual Vehicular Circulation
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Source: Prest Vuksic Architects
4.1.3.1 Entries to the Project Site
The residential community's primary entrance is from Dune Palms Road via the proposed "A"
Street, which will run along the western and northern sides of the Project. Adequate stacking
space will be provided for entering and exiting traffic, coordinating well with the site's internal
circulation system. "A" Street will be a two-lane road with turning lanes angled to align with an
entry point to a neighboring commercial center (Sam's Club) on the western side of Dune
Palms Road and will align with an existing driveway within the Costco/Komar commercial
development to the east. A signalized intersection at Dune Palms Road will allow for left- and
right -in, as well as left- and right -turns out. The main entry is further designed to accommodate
the turning radii and maneuvering capabilities of the DSUSD busses and delivery trucks that
will utilize the new signalized entryway. Upon entering the Project site, busses and other
DSUSD staff traffic will proceed straight ahead while those wishing to travel along "A" Street or
enter the residential development will turn left as shown in Figure 6.
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Figure 6: Conceptual Entrance from Dune Palms Road
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The main entry for the commercial portion of the Plan is a right -in, right -out access via Highway
111. The secondary entry point is to be located further east on Highway 111 and will also be a
right -in, right -out access. A third entry point is proposed off of "A" Street near the Costco/Komar
development. Finally, a fourth entry point intended for emergency and service vehicles only is
located north of the adjacent mini storage facility providing access between Dune Palms Road
and the southwest corner of the auto/commercial component.
4.1.3.2 On -Site Circulation System
The proposed "A" Street is the primary circulation connection within the Project, providing
primary access to the residential component. The commercial component, DSUSD, and the
neighboring commercial development can also be accessed via "A" Street. Both the
commercial and residential developments will have internal accessways that circumnavigate
the parcels, providing access to parking and links to "A" Street. The primary interior drives will
be a minimum of 26 feet in width.
A benefit of the site's location is the close proximity to a number of shopping and employment
opportunities and public transit. This factor reduces the need for residents to commute long
distances for jobs, services, and shopping opportunities. Public transit is available nearby with
existing stops located near the intersection of Highway 111 and Dune Palms Road. Pedestrian
access routes will be located along the eastern property line of the auto/commercial component
that will extend from Highway 111 south to "A" Street, and along "A" Street to provide access to
the adjacent retail establishments and Highway 111, as shown in Figure 7.
Within the Project, design concepts and delineated pathways should ensure a secure
relationship between automobile traffic and pedestrians. Sidewalks and pedestrian paths will
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allow for safe, easy pedestrian travel throughout the project, as well as provide convenient
access to Dune Palms Road, the Costco/Komar Center and Highway 111. Figure 7 below
depicts pedestrian access and circulation.
Figure 7: Conceptual Pedestrian Circulation
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4.1.3.3 Streetscape Treatment
Streetscape treatments on Highway 111, Dune Palms Road and "A" Street will be designed to
be both aesthetically pleasing and water efficient, with drought -tolerant planting types described
further in Section 4.9 of this Plan. Streetscapes will consist of walkways consistent with the
surrounding sidewalks, featuring drought tolerant planting beds to showcase water efficiency
and quality landscape design along the arterials. Where applicable, such as on Highway 111,
all other City landscaping standards shall apply.
The internal streetscape along "A" Street will feature sidewalks and drought tolerant
landscaping that integrates with the residential and commercial developments.
As discussed in Section 3.2.1 of the Plan, additional streetscape features may be incorporated
with the development of the auto dealerships along Highway 111; such as ground -level display
pads shall be permitted in the Highway 111 landscape setback area on which for -sale vehicles,
but no advertising devices, may be parked for greater visibility. Their specific locations shall be
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established in the appropriate discretionary permit and will be carefully' integrated with the
walkway and adjacent landscaping materials.
4.2 PHASING
It is expected that the project will be built in two phases. The multi -family residential component
is expected to be constructed in the first phase, along with most, if not all, of the off -site
improvements, including the storm water drainage system, which may include the outfall
structure(s) into the La Quinta Evacuation Channel. Concurrent with the residential
construction, it is anticipated that two limited automobile dealerships will be developed on the
commercial portion of the site. During the first phase, the dealerships will provide service
facilities and the sale of vehicles, possibly only certified pre -owned vehicles initially. A third
dealership will likely be built in the second phase, and all three dealerships will be expanded to
include the sales of both new and certified pre -owned vehicles. Construction of the first phase
is expected to begin in 2010. No date has been established for the construction of the second
phase, although it is estimated to begin approximately 5 years after the phase one dealerships
have begun operating. Final Phasing Plans will be part of future Site Development Permits.
"A" Street will be constructed to its ultimate configuration during Phase 1.
4.3 SITE GRADING
The existing terrain at the Project site is relatively flat with a small mound approximately 20 feet
above the surrounding terrain in the northeast quadrant of the property. The elevation
difference from the high point (+/- 76 feet) to the low point (+/- 52 feet) is approximately 25 feet.
It is anticipated that the entire site will be rough -graded at the onset of construction. The overall
height of the site will be very slightly raised in order to minimize the impacts of the Project on
neighboring uses. As a result, approximately 1,200 cubic yards of soil will be imported.
The Project area will be graded so that the general hydrological flow is to the southeast. As
discussed, the City is anticipating an off -site improvement which would involve an underground
conveyance system to bring storm water runoff from the Project site to the La Quinta
Evacuation Channel. It is anticipated that Project drainage can be discharged directly into the
nearby evacuation channel via this underground conveyance system. One or more dry wells
and/or small retention basins shall be included in the site design to prevent nuisance water
from entering the Evacuation Channel. Other on -site facilities will ensure that appropriate water
quality standards are met. Should the connection to the Evacuation Channel not be
constructed, on -site retention of storm flows shall be utilized.
A grading plan will be performed for the Project that identifies proposed land uses within the
site boundary, preliminary pad locations and elevations, contours, and retention/detention basin
locations as needed.
4.4 FUGITIVE DUST CONTROL / PM10
The Coachella Valley experiences periods of moderate to high wind conditions. Therefore, wind
blown dust and sand are a concern during local grading operations. The South Coast Air
Quality Management District and the Environmental Protection Agency have instituted a plan in
the Coachella Valley to reduce excess PM 10 (small particle dust). These provisions must be
adhered to during grading operations.
All standard City of La Quinta mitigation measures and conditions of approval will be utilized to
ensure that there is adequate PM 10 control in place.
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4.5 STORMWATER
In general, methods for filtration and removal of sediments, waste, oils and grease will be
consistent with all local, State and federal requirements. Given the nature of the use, project
design features for the auto dealer uses will be an important part of discretionary permits.
The provisions of the NPDES General Permit for Stormwater Discharges Associated with
Construction and Land apply to construction projects over 1 acre in size. Since the
development site is over 20 acres, a Notice of Intent ("N.O.I.") and NPDES permit containing a
Best Management Practices Plan must be prepared and filed. A Stormwater Pollution
Prevention Plan ("SWPPP") must also be prepared for the development and submitted to the
City of La Quinta. Erosion control will be addressed in the SWPPP.
The NPDES Permit for Municipal Separate Storm Sewer System for the White Water River
Region contains requirements for residential and commercial developments that may discharge
or affect storm water runoff in the White Water River Basin. Among other things, these
requirements oblige developers of new projects or redevelopment of "priority projects" to
prepare a Water Quality Management Plan ("WQMP"). This Project meets the requirements
established; therefore a WQMP will be prepared.
4.6 DRAINAGE AND FLOOD CONTROL
The following guidelines shall be used to implement a drainage and flood control plan.
4.6.1 Hydrology
The Plan area is covered by Flood Insurance Rate Map 06065C2234G revised August 28,
2008, which shows that the Project area is designated as Zone X, shaded and unshaded. Zone
X unshaded indicates that it lies outside the 500-year flood plain. Zone X shaded indicates
areas of 500-year flood. Off -site flows tributary to the site area have been intercepted and
retained by adjacent development and are considered negligible.
4.6.2 Regional Flood Control
The storm water drainage system in the City of La Quinta is administered by the Coachella
Valley Water District ("CVWD"). Generally speaking, the regional storm water drainage system
consists of improvements to the major natural drainage channels that run through the City. The
Project will include facilities to convey runoff from the 100-year storm event to the La Quinta
Evacuation Channel via underground pipes, or the Project will retain runoff in facilities located
on the site.
4.6.3 Temporary Measures
The drainage plan proposes to temporarily direct surface runoff via graded swales to two or
more retention basins during the development of the site and between construction phases for
the automotive/commercial part of the Project.
4.6.4 Permanent Measures
Drainage facilities will be provided within the private streets on the property, and/or through
naturalized drainage courses, leading to either a major storm drain connecting to the La Quinta
Evacuation Channel or to on -site retention facilities. Facilities will be sized to accommodate
100-year storm flows, consistent with City standards.
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4.6.5 Nuisance Water
A minimal amount of nuisance water is expected due to the use of drought -tolerant landscaping
where practical, and technologically advanced efficient irrigation systems. The overall drainage
plan will collect and convey all nuisance water into one or more dry well collection points or
small retention basins. These facilities will allow the nuisance water to be treated as necessary
and to percolate or evaporate, avoiding discharge to the Evacuation Channel.
4.7 UTILITIES
The utilities infrastructure that will serve the development is described below and is designed to
provide a coordinated system of infrastructure and public services to adequately serve the
project at full build out. This section identifies standards relative to land use for the site and
establishes the infrastructure and public service policies.
4.7.1 Sewer Plan
The Project is located within the jurisdiction of CVWD for sewer service. An existing 10-inch
sewer main is located within the Dune Palms Road right-of-way, and an 18-inch main is located
within the southern portion of the Highway 111 right-of-way. Service connection is proposed at
the northeast corner of the Project, connecting to the 18-inch main in Highway 111. Sewage
lines will be provided throughout the site as needed for adequate capacity.
4.7.2 Potable Water Plan
The development is located within the jurisdiction of the CVWD for water service. Existing 18-
inch water mains are located within both Dune Palms Road and Highway' 111 rights -of -way. A
main line will be installed on site, with service connection provided at the northeast corner of
the Project, in Highway 111.
4.7.3 Electrical Plan
Electric service is provided to the site by the Imperial Irrigation District (IID). All electrical
facilities will be underground. Distribution lines are located along the east and west property
lines. The available connections distribute 12,500 volts. Connections are expected to be from
existing service points. Service to the development is expected to be routine.
4.7.4 Natural Gas
Natural gas service is provided to the site by The Gas Company. A 4-inch main is located
within the north side of the Highway 111 right-of-way, and a second 4-inch main is located
within the west side of Dune Palms Road right-of-way. The point of connection is available
anywhere along the Project's frontage. Service to the development is assumed to be routine.
4.7.5 Telephone
Telephone service will be provided to the development by Verizon. The point of connection is
located within the Highway 111 right-of-way, where an existing underground line is located on
the north side. Service to the development is assumed to be routine.
4.7.6 Cable Television
Cable television service will be provided to the site by Time Warner. Underground lines exist
along both Highway 111 and Dune Palms Road. Service to the development is assumed to be
routine.
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4.8 GENERAL ARCHITECTURAL THEME
The design and architectural themes for the Project components have yet to be determined,
though they should generally follow the guidelines described below. The interpretation,
flexibility, including potential alternative design concepts, and incorporation of these guidelines
into the building design process shall be through the City's Site and Architectural Design
Review procedures.
4.8.1 Auto/Commercial
As described, permitted uses in the commercial part of the Project emphasize automotive sales
and service, specifically branded vehicle dealerships. The general architectural theme of these
facilities should reflect a sophisticated, technical atmosphere. Specifically, the design of
automobile sales and service facilities may be based upon corporate motifs employed by the
brands represented, although all design work should be of high quality that blends well visually
with surrounding uses on Highway 111. Characteristics may include:
• Clean, bright colors, particularly whites and silvers, and use of glass
• Use of geometric lines and angles in facades
• "Engineered" look to complement vehicles
Figure 8 provides a sampling of branded dealership design that may be similar to the Project.
Figure 8: Sample Designs of Branded Auto Dealerships
Materials and colors used should integrate with the overall appearance of Highway 111, while
allowing the user to incorporate necessary brand recognition strategies.
4.8.2 Residential
The buildings constructed on the site should generally have a Desert Modern/Contemporary
character, and maintain a consistent theme carried out by quality materials and imaginative
design that will complement the existing character of La Quinta.
A simple yet strong architectural vocabulary that will rely on strategically placed key details and
the careful selection of landscape materials should define the aesthetics of the development.
Architectural details may include balconies, recessed openings, low walls, courtyards, and
awnings. Other salient characteristics of the architectural character may include features such
as:
Architectural design that is unique in character, but consistent with surrounding area;
The use of articulated facades with balconies and patio areas;
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• Shaded walkways and sunscreen eyebrows;
■ Building integration with drought tolerant landscaping, such that the architecture
appears as an extension and outgrowth of the landscape;
■ Site planning and building designs that should be sensitive to views, privacy, adjacent
developments, and a coherent, multi -modal circulation network; and
• Mechanical elements of the buildings will be screened from view by walls, fences or
landscaping.
Selected materials and color palettes should complement the overall design of the
community and integrate with the neighboring developments to the highest degree
feasible.
4.9 LANDSCAPING
The landscape concept follows functionality, emphasizing water efficient materials coupled with
technologically advanced methods for ensuring the most efficient application of irrigation. Some
interior spaces, primarily open space portions of the residential community, will include some
turf landscaping for recreational purposes. Interior streetscapes may also incorporate a street
tree program to provide shade for pedestrians and contribute to the overall feel of the
community. Other portions of the site will incorporate drought -tolerant plant types consistent
with Coachella Valley Water District guidelines.
Irrigation of all landscaping shall be carefully monitored to ensure water use efficiency
4.9.1 Landscaping Guidelines
Landscape plans shall be approved through the City's site development permit process.
Landscaping features may include:
• Native/drought tolerant plants and • Turf in limited areas
trees ■ Trellising of climbing flora
Accessories to landscaping and open space design may include:
• Benches
• Shade structures
■ Screening walls
• Meandering walkways/paths
• Barbeques ■ Tot lots/play equipment
In addition to the plant palette and other allowable landscaping fixtures, the Project shall be
designed to be consistent with the City's Water Efficiency Ordinance (LOMC 8.13) and
incorporate the following features.
■ Ground cover should be used to protect soil from erosion, including gravels, rocks, or
plant materials.
• Plant materials should be located and designed to avoid interfering with motorist
sightlines.
• A variety of plant and groundcover colors, heights, and textures should be used to
provide visual stimulation.
■ Landscaping along Highway 111 should integrate with adjacent frontages and conform
to specific City guidelines (Highway 111 Design Guidelines) to provide continuity.
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• Utility equipment and trash containers should be screened from view.
4.10 EFFICIENCY MEASURES
Internal as well as exterior building designs and construction practices shall be guided by the
desire for long term energy efficiency to the highest degree feasible. Efficiency measures
associated with site design or building fixtures should enhance the appearance of the
community and integrate with the architecture. The Project shall utilize design, construction,
and operational measures to achieve the intent of the U.S. Green Building Council's Leadership
in Energy and Environmental Design (LEED) standards or comparable industry standards for
new construction. Such measures should include:
■ Exceeding the California Code of Regulations Title 24 requirements at the time of
building permit issuance by 20%
■ Energy efficient appliances and energy saving light bulbs
• Water efficient appliances and other water conservation techniques
• Drought tolerant landscaping as discussed above, along with efficient irrigation methods
• Efforts to reduce greenhouse gas emissions
■ Features to encourage alternative forms of transportation such as:
G � PSG
• Easy and safe pedestrian access to neighboring developments and public
transportation
• Bicycle racks
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SECTION 5: SPECIFIC PLAN ADMINISTRATION
The Plan is intended to be predominantly a policy document, though it does serve certain
regulatory functions with respect to permitted uses and development standards. As such,
administration of the Plan shall be guided by the following information.
5.1 ADMINISTRATION
The City shall administer the provisions of the Plan in accordance with the Government Code,
the Subdivision Map Act, the City General Plan and the LQMC. The City Planning Department
shall oversee and enforce the site development standards and design guidelines set forth by
this document.
Any administrative interpretation of the Plan may be appealed to the Planning Commission.
Any decisions of the Planning Commission may be appealed to the City Council.
Development procedures, regulations, standards and specifications contained in the Plan shall
supersede the relevant provisions of the LQMC, as they currently exist or may be amended in
the future. Any development regulation or building requirement not addressed in the Plan shall
be subject to all relevant City ordinances, codes and regulations.
5.2 DEVIATIONS/AMENDMENTS
Any changes to this document, or to projects considered for entitlement pursuant to this
document, shall be reviewed to see if they require an amendment to the Plan.
If the Planning Director determines that the deviation (a) is minor, (b) will not result in a
significant change to the projects as originally envisioned, and (c) is in compliance with the
spirit and intent of the Plan, the Director may approve the deviation, based on findings to that
effect that shall be documented in the project file.
Any amendment to the Plan shall be processed in accordance with Government Code Section
65453 and LQMC Section 9.240.010.
5.3 SEVERABILITY
Ail regulations, conditions, and programs contained herein shall be deemed separate, distinct,
and independent provisions of the Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of the Plan shall not be affected.
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SECTION 6: RELATIONSHIP TO LA QUINTA GENERAL PLAN POLICIES
The following section identifies goals, policies, and programs in the La Quinta General Plan that
are applicable to the Highway 111/Dune Palms Multi -use Project, followed by a response
indicating compatibility and/or consistency.
6.1 LAND USE GOALS, POLICIES AND PROGRAMS
Policy 5: "All land use development proposals shall be consistent with all applicable land use
policies and standards contained in the General Plan."
The Plan is consistent with the General Plan.
6.2 RESIDENTIAL GOALS, POLICIES AND PROGRAMS
Goal 1: "The maintenance and protection of residential neighborhoods to assure that future
housing needs are met."
The Plan proposes up to 200 units of housing to meet the City's needs in accordance
with the City's 2009 Housing Element Update.
Goal 2: "A broad range of housing types and choices for all residents of the City."
The Plan proposes low-, very -low, and potentially moderate -income housing units.
There are a limited number of high density multi -family housing units in La Quinta. The
proposed development will provide additional units of this type and it is intended that
these units will qualify toward the City's 2008-2014 Regional Housing Allocation Number
as recognized in the City's 2009 Housing Element Update.
Policy 2: "Encourage compatible development adjacent to existing neighborhoods and
infrastructure."
Although the site is not immediately adjacent to residential neighborhoods, the Plan
proposes building heights and site design to complement and be compatible with the
surrounding areas. Infrastructure facilities are readily available to serve the site.
Policy 5: "The City shall maintain residential development standards including setbacks, height,
pad elevations and other design and performance standards which assure a high quality of
development."
The proposed housing will meet all development standards as set forth by the City and
identified in the Plan.
6.3 ADEQUATE HOUSING RESOURCE GOALS, POLICIES AND PROGRAMS
Goal 1: "Provision of a diversity of housing opportunities that satisfy the physical, social, and
economic needs of existing and future residents of La Quinta".
The proposed Project will create new housing opportunities for existing and future
residents of La Quinta. In accordance with the City's 2009 Housing Element Update, the
units will qualify toward the City's 2008-2014 Regional Housing Allocation.
Program 1.4: "Direct new housing development to viable areas where essential public facilities
can be provided and employment opportunities, educational facilities, and commercial support
are available."
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The proposed Project is located within close proximity of employment opportunities,
educational facilities and commercial support.
Program 1.6: "Develop Medium, Medium High and High Density residential uses in the
appropriate designations as well as in locations within the Mixed/Regional Commercial and
Village Commercial designations that enhance creative site planning, promote the mixed -use
concept where applicable, provide opportunities for affordable and/or employee housing,
facilitate the efficient use of public facilities, and support alternative transit modes."
The proposed Project is High Density affordable housing and includes a community
center with multiple uses. It is within walking distance of shopping, employment and
transit service.
Program 3.2: "Encourage a mixture of diverse housing types and densities in new
developments guided by Specific Plans, around the Village and within the Mixed/Regional
Commercial area to enhance their people orientation and diversity through provision of
incentives use of density transfer and density bonus provisions."
The Plan prepared for the Project is within a Regional Commercial area and provides
high -density residential housing types.
Program 3.6: "Apply shared parking provisions in mixed -use areas as a part of the Village
Commercial and Mixed/Regional Commercial designation, and reduced parking requirements
for assisted housing devoted to Low and Very Low income households, and/or seniors, as well
- as second units for seniors and the disabled where applicable."
The Plan allows for reduced parking requirements for low- and very low- income
households.
6.4 AFFORDABLE HOUSING OPPORTUNITIES GOALS, POLICIES AND PROGRAMS
Goal 2: "A variety of housing opportunities that accommodate the needs of all income levels of
the population."
The proposed Project accommodates very low-, low-, and potentially moderate -income
levels. The units will qualify toward the City's 2008-2014 Regional Housing Allocation
Number as recognized in the City's 2009 Housing Element Update.
Program 1.3: "Continue to stimulate private developer and non-profit entity efforts in the
development and financing of Low and Moderate income housing, utilizing the Redevelopment
Set Aside Housing Fund or other resources available such as HOME funds, CHFA Single
Family and Multi -Family programs; HUD Section 208/811 loans and HOPE II and III
Homeownership programs to partially support the project. The City shall hold workshops and
pre -development meetings with the prospective proponents of affordable housing to advertise
the potential types of financial incentives available and the types of project characteristics
considered for assistance, in addition to expanding their website to include a summary of
available assistance programs and requirements".
The project developer is an experienced developer of affordable housing and is familiar
with available financial resources. The City has assisted the Project with the use of
Redevelopment Housing Fund revenue.
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6.5 HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS'
Goal 1.1: "Provide housing opportunities that meet the diverse needs of the City's existing and
projected population."
The expansion of affordable housing will provide greater housing opportunities and
options for residents consistent with the City's 2009 Housing Element Update.
Policy 1.2: "Focus housing growth within existing City boundaries until it is necessary to pursue
annexation or development in planning areas for affordable housing."
The proposed residential development is within the existing boundaries.
Policy 1.3: "Direct new housing development to viable areas where essential public facilities
can be provided and employment opportunities, educational facilities, and commercial support
are available."
The Project location is near a major commercial corridor (Highway 111), and there are
many employment opportunities and commercial support facilities.
Goal 2.1: "Assist in the creation and provision of resources to support housing opportunities for
lower and moderate income households."
The Agency's and City's assistance will result in a residential component that will be
entirely affordable to very low-, low-, and potentially moderate -income households.
Policy 2.2: "Support public, private, and nonprofit efforts in the development of affordable
housing."
The Agency and City have partnered with a private developer for the creation of the
affordable residential community.
Policy 6.1: "Promote higher density and compact developments that increase energy efficiency
and reduce land consumption."
The Plan facilitates up to 20 dwelling units per acre, minimizing certain impacts and land
consumption.
6.6 COMMERCIAL GOALS, POLICIES AND PROGRAMS
Program 1.2: "The City will encourage an integration of a wide range of support services at
employment centers, including child care, occupational health, fitness facilities and
convenience retail shops."
The Plan allows for recreational facilities, and is located adjacent to a retail center
offering employment opportunities.
6.7 OTHER LAND USE GOALS, POLICIES AND PROGRAMS
Goal 2: "The preservation of open space and recreational resources as a means of preserving
and enhancing the quality of life and economic base of the City."
Open space will be a focal point of the residential development and include a variety of
recreational opportunities.
' City of La Quinta, General Plan Housing Element, State of California Department of Housing and
Community Development Review Draft, August 12, 2009.
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Program 3.3: "The City shall encourage the use of native landscaping and "links" golf courses
which preserve natural open space areas."
The Plan includes a landscape palette that emphasizes native and other water efficient
planting types.
Policy 4: "The City shall continue to include park facilities planning in neighborhood planning
efforts."
The Plan proposes facilities within the open space which may include a tot lot and pool
to satisfy some of the recreation needs of the residents of the site.
6.8 TRAFFIC AND CIRCULATION GOALS, POLICIES AND PROGRAMS
Program 2.3: "On Major Arterials, the minimum intersection spacing shall be 2,600 feet in
residential areas, and may be 1,060 feet for commercial frontage. Intersection spacing may be
reduced to 500 feet at the Whitewater Channel and La Quinta Evacuation Channel. The design
speed shall be 60 miles per hour. Left turn median cuts may be authorized if turn pocket does
not interfere with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall be
measured between the curb returns):
• more than 250 feet on the approach leg to a full turn intersection;
• more than 150 feet on the exit leg from a full turn intersection;
• more than 250 feet between driveways
All access configurations shall require City Engineer review and approval."
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Program 2.4: "On Primary Arterials, the minimum intersection spacing shall be 1,060 feet. The
design speed shall be 50 mph. Left turn median cuts may be authorized if turn pocket does not
interfere with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall be
measured between the curb returns):
• more than 250 feet on the approach leg to a full turn intersection;
■ more than 150 feet on the exit leg from a full turn intersection;
• more than 250 feet between driveways
All access configurations shall require City Engineer review and approval."
The Plan recognizes Highway 111 to be a Major Arterial and Dune Palms Road to be a
Primary Arterial. The Traffic Study identifies intersection design and spacing.
Policy 4: "Encourage expansion of ridership and the service area of the public transit systems
operated by the Sunline Transit Authority within the City."
The Plan proposes residential development and employment opportunities within
walking distance of Sunline Transit routes and stops.
Program 5.1: "In order to locate jobs and housing near each other to reduce shorter work
commutes, make a concerted effort to increase City -based employment; encourage mixed -use
development with a residential component contiguous with or near to employment, centers;
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CITY OF LA QUINTA
facilitate use of the City's home occupation ordinance; and encourage major employers to
evaluate telecommuting opportunities, either home -based or at local centers, as well as part-
time options for employees."
The Plan proposes a residential development near employment centers along the
Highway 111 corridor.
Policy 13: "Continue to implement the Image Corridors in the City, and identify new image
corridors for streets brought into the City through annexation."
The Plan recognizes that both Dune Palms Road and Highway 111 are Image
Corridors, and includes revised Image Corridor setbacks and height standards.
Policy 15: "The City shall maintain building height limits along Primary, Secondary and Agrarian
Image Corridors in its Development Code."
The buildings will be limited in height according to current standards.
6.9 OPEN SPACE ELEMENT GOALS, POLICIES AND PROGRAMS
Policy 7: "The City shall encourage the preservation of open space in privately owned
development projects."
The open space in the residential segment proposed in the Plan accounts for more than
30% of the total area.
6.10 PARKS AND RECREATION ELEMENT GOALS, POLICIES AND PROGRAMS
Goal 2: "Sufficient parkland and recreational facilities to meet the active and passive
recreational needs of all residents and visitors."
The Plan proposes open space and several recreational facilities throughout the
development to serve Project residents.
6.11 ENERGY AND MINERAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: "The City shall encourage the incorporation of energy conservation features in the
design of all new construction and the installation of energy -saving devices in existing
development."
The Plan identifies energy conservation opportunities.
Program 1.2: "Passive design concepts which increase energy efficiency, such as the use of
landscaping materials and site orientation to provide shade and windbreaks, shall be
encouraged."
The Plan identifies design standards that incorporate active and passive features to
increase energy efficiency.
6.13 BIOLOGICAL RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 2: "Staff shall review all development applications for vacant land for their potential
impacts to existing wildlife and habitat. Agricultural lands shall be exempt from this requirement,
except as described."
A biological survey has been completed for the Project site.
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Policy 3: "Native, drought -tolerant desert plant materials shall be incorporated into new
development to the greatest extent practical. Invasive, non-native species shall be
discouraged."
The Plan provides for the use of native, drought -tolerant plants as noted in Section 4.9
of this Plan.
6.14 PALEONTOLOGIC RESOURCES GOALS, POLICIES AND PROGRAMS
Goal 1: "The identification and preservation of significant paleontologic resources which occur
in the City."
A paleontologic study has been performed for the site.
6.15 WATER RESOURCES GOALS, POLICIES AND PROGRAMS
Policy 1: "The City shall support the Coachella Valley Water District in its efforts to supply
adequate domestic water to residents and businesses."
The Project area will.be adequately served by the Coachella Valley Water District.
6.16 SURFACE WATER & STORM DRAINAGE GOALS, POLICIES AND PROGRAMS
Policy 2: "All drainage facilities identified in the Comprehensive Drainage Master Plan? shall be
constructed to conform to the requirements and standards of the city and CVWD."
Drainage facilities will be in conformance with all applicable city and agency standards.
Policy 3: "All new development shall include on -site retention/detention basins and other
necessary storm water management facilities to accommodate runoff from the 100-year storm."
The Plan addresses storm water management facilities within the Project area.
Policy 4: "The City shall assure that roadway storm water facilities are designed, constructed
and maintained in a manner which eliminates standing water and flooding."
All roadway storm water facilities will conform to City standards.
6.17 DOMESTIC WATER GOALS, POLICIES AND PROGRAMS
Policy 1: "The City shall assure that adequate, high -quality potable water supplies and facilities
are provided to all development in the community."
The Coachella Valley Water District will serve the Project area with potable water.
6.18 SANITARY SEWER GOALS, POLICIES AND PROGRAMS
Policy 1: "The City shall assure the provision of adequate sanitary sewer collection and
treatment services and facilities to all development in the community."
The Coachella Valley Water District will provide adequate sanitary sewer services to the
Project area.
City of La Quinta, Master Drainage Plan, March 2009.
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6.19 PUBLIC UTILITIES GOALS, POLICIES AND PROGRAMS
Policy 3: "All utility and electric wires up to 34.5 kilovolts serving new development shall be
installed underground."
All utility and electric wires will be installed underground.
Program 4.1 "To the greatest extent practical, all new utility equipment boxes, including but not
limited to traffic signal equipment, and electrical and telephone equipment, shall be located
either underground, or away from street corners and effectively shielded from public view.
Undergrounding of these facilities is preferred."
All utility equipment boxes will be underground to the greatest extent practical.
Program 1.2: "The Building Department shall ensure that all plumbing fixtures in new
development and remodeling projects conform to applicable California statutes and codes
especially dealing with water saving fixtures.
The residential development will implement water saving features, including appliances,
as applicable.
Policy 6: "All development plans shall be reviewed for their potential to create surface and
ground water contamination hazards from point and non -point sources.
The contamination hazards were evaluated in the EIR.
6.20 HAZARDOUS MATERIALS GOALS, POLICIES AND PROGRAMS
Policy 4: "To reduce the potential impacts of subsurface sewage disposal systems on human
health and the environment, the City shall encourage, to the greatest extent practical, the
connection of new development to the Coachella Valley Water District's sewage collection
system."
The development will be connected to the Coachella Valley Water District's sewage
system.
6.21 GEOLOGIC AND SEISMIC HAZARDS GOALS, POLICIES AND PROGRAMS
Policy 5: "To minimize the hazards associated with groundshaking and other seismic events, all
new structures shall be built in accordance with the latest version of the Uniform Building Code
(UBC) and/or International Building Code."
All buildings shall comply with the Uniform Building Code as adopted by the City of La
Quinta.
Policy 9: "All new development shall be required to minimize, to the greatest extent practical,
blows and other wind erosion hazards affecting properties downwind."
The Plan addresses wind and erosion control on the site and will minimize effects to the
greatest extent practical.
6.22 FLOODING AND HYDROLOGY GOALS, POLICIES AND PROGRAMS
Policy 5: "Drainage policies and development standards shall provide for a reduction in runoff
from developed lands and shall be consistent with local and regional storm water management
plans."
The City and CVWD are working together to implement runoff reduction.
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Program 5.1: "At the discretion of CVWD, new development shall continue to be required to
construct on -site retention/detention basins and other necessary storm water management
facilities that are capable of managing 100-year storm water flows. New development
immediately adjacent to the Coachella Valley Storm Water Channel shall continue to have the
option of discharging 100-year storm water flows directly into the storm water channel."
The City and CVWD have agreed to adequate management of site drainage.
6.23 NOISE GOALS, POLICIES AND PROGRAMS
Policy 1: "The City shall maintain noise standards in conformance with the Table 8.1,
Community Noise and Land use Compatibility."
The proposed Project will conform to all City noise standards.
6.24 HISTORIC PRESERVATION GOALS, POLICIES AND PROGRAMS
Program 3.2.1: "Require all proposed project sites to be surveyed by a qualified archaeologist,
historian, and/or architectural historian, as appropriate, to identify any potential cultural
resources that may be affected, unless the preponderance of the evidence demonstrates that
such survey is unnecessary".
An archaeological study was performed for the site.
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APPENDIX A: PROPOSED DEVELOPMENT DESCRIPTION
The Plan has been written to provide guidelines for the development of an approximately 10
acre commercial site and a 10 acre residential site with a new public roadway. At the time the
Plan was written, the Agency was the property owner and development plans for the Project
were not yet fully determined. The information contained in this Appendix provides a brief
overview of the development likely to be implemented, based upon current Agency agreements
and discussions.
A.1 PROPOSED PROJECT DESCRIPTION
The proposed development described in this section meets the objectives and intent of the
Plan, envisioning an automobile sales and service development on the northern portion of the
site and an affordable rental housing community to the south as described below. As described
in the Plan, the proposed Project will require the construction of new public roadway, "A" Street,
extending east -west through the site, to be classified as a Local Roadway, requiring
approximately 2.14 acres of the Project's total 22 acres. "A" Street will intersect with Dune
Palms Road at a new signalized intersection at the southwestern corner of the Project site, then
traverse the western and northern borders of the residential component, terminating to the east
into the neighboring Komar/Costco commercial development. "A" Street serves as a boundary,
separating the two land use components of the project.
A.1.1 Auto Commercial Concept
The proposed commercial component fronts on Highway 111, and is located directly north of
the residential uses, which will be buffered by "A" Street, as well as appropriate setbacks and
landscaping. The commercial component itself would serve to buffer the apartment homes in
the south from the traffic and noise of Highway 111. The primary use permitted in the Plan is
the sale and service of automobiles, thus two to three dealerships are proposed, utilizing a
shared entry from Highway 111. It is proposed that the dealerships will be new to the east
Coachella Valley, and the location will provide convenient sales and service for residents of La
Quinta and the greater area.
The main entrance to the commercial component is envisioned from Highway 111 and would
culminate in a roundabout feature directly south of the driveway entrance, in front of the
dealerships. This entry will generally be reserved for customers, although it also allows access
to a perimeter aisle which circumnavigates the parcel and provides limited access to "A" Street.
Delivery and service trucks will enter from a secondary entrance east of the main drive on
Highway 111. This second entry will provide more direct access to the southern end of the
parcel where parts and automobiles will be delivered.
The commercial site is anticipated to be developed in two phases. The first phase will be the
construction of two buildings - one on the east and one of the west side of the roundabout -
each of which will house dealership showrooms and offices, service bays, parts storage, and
small boutiques for branded accessories and merchandise. During the first phase, the
dealerships will likely focus on brand certified, pre -owned vehicle sales and vehicle service.
The parking and delivery areas, as well as all lot grading, will be completed during phase one.
The second phase of construction, expected to take place approximately five years after the
first phase, will add a third building at the southern point of the roundabout to accommodate a
third dealership. The existing dealerships would at that time be modified to include new
vehicles sales as well as the certified pre -owned vehicles. Any necessary re -alignment of
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parking and/or delivery areas on the southern end of the parcel will be completed during the
second phase of construction.
The architectural designs and stylistic tones of the dealerships will be visually appealing and
compatible with other Highway 111 uses, while conveying the images of the respective
corporate affiliations. Appropriate signage and brand images will be incorporated into the final
design of the commercial development such that the needs of the automobile franchises are
met, while the high aesthetic standards of La Quinta are adhered to.
A.1.2 Residential Concept
The proposed residential component will provide highly desirable affordable housing for
singles, couples and families with children, with a variety of unit sizes to accommodate the
needs of future residents. Up to 200 apartment homes will be designed to reflect a Desert
Modem architectural style, which features clean lines and colors to complement the desert's
beauty, as well as energy and water -saving features to enhance sustainability and lower
service costs to residents. Many of the buildings contain a mix of unit sizes and heights, not to
exceed two stories. Units would range from one to three bedrooms with a minimum size of 700
square feet and an estimated average size of 900 square feet. Buildings are proposed to be
primarily arranged in groupings to create a series of open spaces buffered from parking areas,
which will improve the safety of children at play and reinforce the pedestrian character of the
development. The overall site plan would maintain stylistic elements visually similar to those in
other areas of La Quinta, including meandering paths, drought resistant landscaping, and
compatible building design and detailing.
Because of the noise environment along the south edge of the residential development
stemming from the DSUSD bus yard, the proposed footprints of the buildings have been
designed so that they form a barrier or sound attenuation feature along the southern boundary.
The buildings immediately adjacent to the DSUSD property will be designed and built with extra
insulation/sound absorbing features along the southernmost walls to ensure that interior noise
levels meet City standards, notwithstanding the daily safety checks of the bus homs.
The Desert Modern architectural style of the residential development may be characterized by
elements such as:
• Articulated facades ■ Sunscreen eyebrows
• Primarily horizontal emphasis ■ Flat roofs
• Balconies and patio areas • Shaded walkways
The Desert Modern style compliments surrounding uses, while incorporating a contemporary
lifestyle image that will harmonize with the surrounding commercial uses.
A.1.2.1 Open Space and Recreation
The residential component is designed to maximize open space and areas for landscaping in
order to create a livable, enjoyable environment. To balance between function and aesthetic
features, buildings will be largely oriented towards open spaces and an activity area that is both
safe for children and visually appealing. The key central open space will extend through the
center of the residential site, from near the southwestern entrance near Dune Palms Road
toward the northeastern corner of the Project before A Street meets the Komar/Costo site. This
is the primary recreational area within the development and will be the only area where turf
landscaping in play areas will be implemented. The site design provides for ample drought-
RSG
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tolerant landscaping throughout the development. It is anticipated that roughly four acres of the
residential site will have landscaping of some kind. To minimize water usage but still offer
ample play areas for children, turf is expected to be used only in strategic play areas and kept
to a minimum to reduce water demand of the site. In total, under one acre of turf is anticipated.
The remaining open space, as well as the pan handle, will be landscaped with native and
drought tolerant plantings. Trees may also be strategically located within the residential
component.
The centralized open space core is proposed to be anchored by a pool and community center
in the southwestern area. Other features may include pedestrian walkways leading through the
central landscaping and turf areas, passive recreation areas, a tot lot, BBQ's, shade structures,
places to sit, or a community garden. This environment will encourage residents to enjoy
outdoor activities and allow space for adults to supervise children at play. Additionally, if
needed, the area provides the necessary emergency access for public safety vehicles.
A.1.2.2 Community Center
A community center for the development is proposed on site for the benefit of the residents.
The community center would likely be located near the main entrance to the residential
community to allow current and potential residents easy access to the leasing office. In addition
to management offices, the center may include meeting rooms, a computer room, game room
and a checkstand or similar facility for pool and recreational equipment. The meeting rooms
may be reserved by residents and used for a variety of needs such as club meetings or tutoring
sessions. Restrooms will also be available for residents enjoying the adjacent pool area.
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ATTACHMENTS
Attachment A: Resolutions and Conditions of Approval
9PSG Page 38 of 38
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ATTACHMENT # 3
RIVERSIDE COUNW FIRE DEPAWMM4T
IN COOPERATION WITH
THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION
John R. Hawkins - Fire Chief
210 West San Jacinto Avenue - Perds, CA 92570
(951) 940.6900 - www.rvdre.org
PROUDLY SERVING THE
UNWORPOMTEOARR49
April 13, 2010
OF RVTREIOT COUNrY
AND TNT =T WOF
City of Le Quints
Redevelopment Agency
BANNING
Res Johnson, !Tanning Director
BEAUMONT
78495 Celle Tampico
La Quints, CA 92263
CAUMEEA
CANTON LAKE
Re: Draft Environmental Impact Report for La Quints Specific Plan 08-085,
coACHEL"
(SCH 2O08101109)
DEssmT HOT SN ONGS
Dear Mr. Johnson,
INDUN WELLS
INDIO
Thank you for providing the Riverside County Fire Department the opportunity to
LA14E EI MNORE
review the Draft Environmental Impact Report for the Highway 111 and Dune
LAQUINTA
Palms project.
Momnor
With to the referenced the Riverside County Fire Department
MORTNOVAuer
respect project,
has no further comments. All of the impacts have been adequately addressed.
PAuA DESERT
The California Fire Code outlines fire protection standards for the safety, health,
KRRIS
and welfare of the public. These standards will be enforced by the Fire Chief.
RANCNO MRADE
Rvs=vxCSO
If I can be of further assistance, please feel free to contact me at (951) 94D-6349
SAN JACINTO
ore -mail at lason.neumann@-fire.ca.gov.
TEMECULA
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Department of Toxic Substances Control
Linda S. Adams
Secretary for
Environmental Protection
April 8, 2010
Mr. Les Johnson
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Maziar Movassaghi, Acting Director
5796 Corporate Avenue
Cypress, California 90630
Arnold Schwarzenegger
Governor
APR 12 2010
CITY OF LA OUINTA
NOTICE OF AVAILABILITY OF A DRAFT ENVIRONMENTAL IMPACT
REPORT FOR HIGHWAY 111 & DUNE PALMS SPECIFIC PLAN 08-085
PROJECT, (SCH# 2008101109), CITY OF LA QUINTA, RIVERSIDE COUNTY
Dear Mr. Johnson:
The Department of Toxic Substances Control (DTSC) has received your submitted a
draft Environmental Impact Report (EIR) for the above -mentioned project. The following
project description is stated in your document:" The project site is approximately 22
acres in size, is generally rectangular in shape, and is located in the City of La Quinta,
south of Highway 111, approximately 300 feet east of Dune Palms Road. The Specific
Plan proposes approximately 10 acres of residential development for affordable housing
on the southern half of the site. The project also includes the construction of a new
public roadway, "A" Street that will extend east -west from Dune Palms through the site.
The majority of the proposed project site is currently undeveloped and is completely
surrounded by existing development in all directions. To the north of the site is Highway
111 and existing commercial developments. To the east and west are also existing
commercial developments. The La Quinta Evacuation Channel and Desert Sands
Unified School District facility are located south of the site. A part of the site was
previously used as a mobile home park". DTSC has following comments:
1) The EIR should identify the current or historic uses in the project area that may
have resulted in a release of hazardous wastes/substances, and any known or
potentially contaminated sites within the proposed Project Area. For all identified
sites, the EIR should evaluate whether conditions at the site may pose a threat to
human health or the environment. Following are the databases of some of the
pertinent regulatory agencies:
• National Priorities List (NPL): A list maintained by the United States
Environmental Protection Agency (U.S.EPA).
57
® Printed on Recycled Paper
Mr. Les Johnson
April 8, 2010
Page 2 of 4
• EnviroStor: A Database primarily used by the California Department of Toxic
Substances Control, accessible through DTSC's website (see below).
• Resource Conservation and Recovery Information System (RCRIS): A database
of RCRA facilities that is maintained by U.S. EPA.
• Comprehensive Environmental Response Compensation and Liability
Information System (CERCLIS): A database of CERCLA sites that is maintained
by U.S.EPA.
• Solid Waste Information System (SWIS): A database provided by the California
Integrated Waste Management Board which consists of both open as well as
closed and inactive solid waste disposal facilities and transfer stations.
• Leaking Underground Storage Tanks (LUST) / Spills, Leaks, Investigations and
Cleanups (SLIC): A list that is maintained by Regional Water Quality Control
Boards.
• Local Counties and Cities maintain lists for hazardous substances cleanup sites
and leaking underground storage tanks.
• The United States Army Corps of Engineers, 911 Wilshire Boulevard,
Los Angeles, California, 96017, (213) 452-3908, maintains a list of Formerly
Used Defense Sites (FUDS).
2) The EIR should identify the mechanism to initiate any required investigation
and/or remediation for any site that may be contaminated, and the government
agency to provide appropriate regulatory oversight. If necessary, DTSC would
require an oversight agreement in order to review such documents. Please see
comment No.11 below for more information.
3) All environmental investigations, sampling and/or remediation for a site should be
conducted under a Workplan approved and overseen by a regulatory agency that
has jurisdiction to oversee hazardous substance cleanup. The findings of any
investigations, including any Phase I or II Environmental Site Assessment
Investigations should be summarized in the document. All sampling results in
which hazardous substances were found should be clearly summarized in a
table.
4) Proper investigation, sampling and remedial actions overseen by the respective
regulatory agencies, if necessary, should be conducted at the site prior to the
new development or any construction. All closure, certification or remediation
approval reports by these agencies should be included in the EIR.
58
Mr. Les Johnson
April 8, 2010
Page 3 of 4
5) If buildings or other structures, asphalt or concrete -paved surface areas are
being planned to be demolished, an investigation should be conducted for the
presence of other related hazardous chemicals, lead -based paints or products,
mercury, and asbestos containing materials (AGMs). If other hazardous
chemicals, lead -based paints or products, mercury or ACMs are identified,
proper precautions should be taken during demolition activities. Additionally, the
contaminants should be remediated in compliance with California environmental
regulations and policies.
6) Project construction may require soil excavation or filling in certain areas.
Sampling may be required. If soil is contaminated, it must be properly disposed
and not simply placed in another location onsite. Land Disposal Restrictions
(LDRs) may be applicable to such soils. Also, if the project proposes to import
soil to backfill the areas excavated, sampling should be conducted to ensure that
the imported soil is free of contamination.
7) Human health and the environment of sensitive receptors should be protected
during the construction or demolition activities. If it is found necessary, a study of
the site and a health risk assessment overseen and approved by the appropriate
government agency and a qualified health risk assessor should be conducted to
determine if there are, have been, or will be, any releases of hazardous materials
that may pose a risk to human health or the environment.
8) If it is determined that hazardous wastes are, or will be, generated by the
proposed operations, the wastes must be managed in accordance with the
California Hazardous Waste Control Law (California Health and Safety Code,
Division 20, Chapter 6.5) and the Hazardous Waste Control Regulations
(California Code of Regulations, Title 22, Division 4.5). if it is determined that
hazardous wastes will be generated, the facility should also obtain a United
States Environmental Protection Agency Identification Number by contacting
(800) 618-6942. Certain hazardous waste treatment processes or hazardous
materials, handling, storage or uses may require authorization from the local
Certified Unified Program Agency (CUPA). Information about the requirement
for authorization can be obtained by contacting your local CUPA.
9) If during construction/demolition of the Project Area, the soil and/or groundwater
contamination is suspected, construction/demolition in the area should cease
and appropriate health and safety procedures should be implemented.
10) If a site was used for agricultural, livestock or related activities, onsite soils and
groundwater might contain pesticides, agricultural chemical, organic waste or
other related residue. Proper investigation, and remedial actions, if necessary,
should be conducted under the oversight of and approved by a government
agency at the site prior to construction of the project.
59
Mr. Les Johnson
April 8, 2010
Page 4 of 4
11) DTSC can provide guidance for cleanup oversight through an Environmental
Oversight Agreement (EOA) for government agencies that are not responsible
parties under CERCLA, or a Voluntary Cleanup Agreement (VCA) for private
parties. For additional information on the EOA or VCA, please see
www.dtsc.ca.gov/SiteCleanup/Brownfields, or contact
Ms. Maryam Tasnif-Abbasi, DTSC's Voluntary Cleanup Coordinator, at
(714)484-5489.
12) Also, in future CEQA documents, please provide your e-mail address, so
DTSC can send you the comments both electronically and by mail.
If you have any questions regarding this letter, please contact Mr. Rafiq Ahmed, Project
Manager, at rahmed(a)dtsc.ca.gov or by phone at (714) 484-5491.
Sincerely,
Greg olmes
Unit Chief
Brownfields and Environmental
Restoration Program - Cypress Office
cc: Governor's Office of Planning and Research
State Clearinghouse
P.O. Box 3044
Sacramento, California 95812-3044
state clearinghouse aaopr.ca.gov
CEQA Tracking Center
Department of Toxic Substances Control
Office of Environmental Planning and Analysis
1001 1 Street, 22nd Floor, M.S. 22-2
Sacramento, California 95814
ADelacrl (@dtsc.ca.gov
Ms. Nicole Criste
City Planning Consultant
Terra Nova Planning and Research, Inc.
400 South Farrell Drive, Suite B-205
Palm Springs, California 92262
CEQA# 2841
CITY OF INDIO
100 CIVIC CENTER MALL • INDIO. CA 92201
760.391.4000 • FAX 760.391.4008 • WWW.INDIO.ORG
Community Development Department
March 30, 2010
APR - 2 l0iil
CITY OF LA 4UINTA
Mr. Les Johnson
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
RE: Draft Environmental Impact Report (DEIR)
Dear Mr. Johnson:
After review of the draft environmental impact report prepared for the project,
staff has identified several methodological issues with regard to the traffic
analysis. The following issues/concems are outlined below:
1. The traffic counts for the analysis were done `off season" (July 2008).
Page 31 of the Traffic Study indicates all traffic counts were factored up by
40% to adjust for both lower summer volumes and Highway 111
construction which had just begun. The AM and PM peak hour volumes
from the CVAG annual census counts on Avenue 48 east of Jefferson
Street in January 2008 and February 2009 are identical. In comparison to
the July 2008 turning movement count used in the Draft EIR analysis of
Jefferson Street and Avenue 48, the in -season volumes on Avenue 48 are
only 20% more than the July 2008 turning movement counts used in the
analysis. Adjusting the baseline traffic counts up by 40% unnecessarily
inflates the existing traffic volumes, and the volumes used in the analysis
of conditions in 2011 and in 2016.
2. Three intersections partially or totally in Indio are included in the traffic
analysis - Highway 111/Jefferson Street, Highway 111/Madison Street,
and Jefferson Street/Avenue 48. The project does not create any
significant impacts in the near term (2011) at any of these three
61
intersections. However in the 2016 analysis, there are significant
cumulative traffic impacts caused by the project at Highway 111/Jefferson
Street and at Jefferson Street/Avenue 48. Recommended mitigation
measures for both of these intersections are faulty as follows:
a. Highway 111 and Jefferson Street — Page III-144 recommends
paying a "fair share" contribution of 3.2% to install eastbound to
southbound right turn overlap phasing (green arrow). This right turn
green arrow has been in place for several years, and right turn
green arrow overlaps were added in the other three directions with
the City of Indio's Highway 111 bridge widening project completed
in mid-2009. While the traffic study is dated July 16, 2009, the
analysis of Highway 111 and Jefferson Street must be updated in
the March 2010 Draft EIR to reflect the existing improvements at
this intersection that include two left turn lanes, three through lanes,
and a single right turn lane with green arrow overlap for each leg.
The mitigation measure in the Draft EIR is not appropriate as it
already exists, and alternative mitigation for the cumulative traffic
impact must be developed.
b. Jefferson Street and Avenue 48 — Reducing the "off-
season"/Highway 111 construction factor of 40% to 20% at this
intersection may eliminate the significant traffic impact and the
need for mitigation at this intersection. If a significant cumulative
traffic impact remains, then it may be possible to mitigate project
traffic impacts by either installing only an eastbound right turn green
arrow overlap in the City of La Quinta or by installing only a
westbound right turn lane in the City of Indio. The portion of the
mitigation measure to add the eastbound right turn green arrow in
the City of La Quinta does not require any action from the City of
Indio. This improvement can be implemented at any time by the
City of La Quinta, and the project impacts cannot be considered
"significant and unavoidable" if only the eastbound right turn green
arrow overlap mitigates the significant impact.
3. With the Circulation Plan Update adopted by the Indio City Council in
September 2008, Level of Service "E" is acceptable in the City of Indio if
the costs of mitigation to achieve Level of Service "D" are unreasonable.
There are several utilities including large III) vaults/pedestals along the
north side of Avenue 48 just east of Jefferson Street in the area where the
westbound right turn lane has been proposed in the La Quinta Draft EIR.
This westbound right turn lane may also require right of way acquisition
from the adjacent mobile home park. Relocation of the utility facilities and
the potential right of way acquisition to accommodate the westbound right
62
turn lane may be very costly and, if so, then Level of Service "E" at this
intersection would potentially be acceptable to the City of Indio.
The City of Indio looks forward to working to resolving these issues with the City
of La Quinta. Please do not hesitate to contact Tom Brohard at (760) 541-4229
or myself at (760) 391-4120 if you have any questions regarding our comments.
Thank you for your cooperation regarding this matter.
Sincerely,
5earAA. Moore, AICP
Principal Planner
63
N0V 21 20Uq8
C" OF LA QUIPI?A
_. ?LANNING nportnT, -
November 19, 2008
Community Development Department
Mr. Les Johnson
Planning Director
78-495 Calle Tampico
La Quinta, Ca 92253
Re: Notice of Preparation of an EIR for Specific Plan 08-085
Dear Mr. Johnson:
The City of Indio appreciates the opportunity to provide comments in response to
the Notice of Preparation (NOP) of a Draft Environmental Impact Report for
Specific Plan 08-085 in the City of La Quinta. According to the NOP, the Specific
Plan proposes to construct up to 200 units of high density residential and 10
acres of auto related commercial development on the south side of Highway 111
east of Dune Palms Road near the westerly boundary of the City of Indio. The
Specific Plan also proposes to construct a public roadway bisecting the site and
providing direct access for the Komar Center to Dune Palms Road.
The proposed project could generate potentially significant traffic volumes on
weekdays and weekends on roadways and at intersections within the City of
Indio. To identify potentially significant traffic impacts and to develop appropriate
mitigation measures, the Draft EIR and the traffic impact study for the proposed
project must address each of the following questions:
1) Proiect Definition — What is the expected completion date of the overall
project? Will the phased project be analyzed for environmental impacts after
the expected occupancy of each phase? Are there any special project
amenities such as improved transit service that would decrease forecast
trips? Will clear documentation be provided to support these assumptions?
2) Baseline Conditions — How will the traffic study identify the overall study area
and the specific roadway segments and intersections to be evaluated? What
methodology will be used to document existing traffic volumes and operating
conditions? Will Saturday peak hour conditions be considered in addition to
AM and PM weekday commute hours? What adjustments will be made if
traffic counts were conducted in the summer when schools in the area were
M.
Comments on the NOP for the
SP 08-085
Page 2
closed and seasonal residents were elsewhere? What adjustments will be
made to expand traffic counts to reflect higher season winter traffic volumes?
3) Cumulative Projects — How will the listing of cumulative development projects
be developed? What assumptions will be made regarding vehicle trips
associated with these approved projects? Will an annual growth factor be
used to address traffic impacts from various minor developments and regional
growth? Will the project be analyzed on "opening day" for both project phases
and at build out of the General Plan of the Cities of La Quinta and Indio?
4) Facility Improvements - What roadway and intersection improvements will be
assumed to be in place when each phase of the proposed project opens?
What assumptions will be made regarding roadway and intersection
improvement projects that are planned but not currently funded? What
assumptions will be used for capacity enhancements typically given for
upgraded traffic signal systems and how will these be documented?
5) Proiect Trips — What methodology and references will be used to forecast
vehicle trips to and from the proposed project? What assumptions will be
made and what documentation will be provided for any internal trips within the
project site? What assumptions will be made and what documentation will be
provided for pass by trips captured from existing traffic volumes? Will the
assumptions for forecast trips for the proposed project be documented and
related to the existing auto dealerships in the City along Highway 111? How
will transit, bicycle, and pedestrian forecasts for the project be documented?
How will trips be assigned and distributed to the area roadways and
intersections, and how will these assumptions be documented? How will any
assumptions related to redistribution of Komar Center trips be documented?
6) Proiect Impacts — What criteria will be used to identify significant project
vehicle traffic impacts on street segments and intersections in the Cities of La
Quinta and Indio? Will the traffic study use the methodology identified in ITE's
Transportation Impact Analyses for Site Development for evaluation of traffic
impacts in the City of Indio? What realistic mitigation measures will be
considered for intersections such as Highway 111 and Jefferson Street which
will soon be constructed to its ultimate configuration? How will "fair share"
contributions for the project be developed? What mechanisms will be used by
the City of La Quinta to mitigate significant project traffic impacts in the City of
Indio? Will the study address traffic safety issues and impacts?
7) Site Plan — Will the traffic study evaluate sight distance, queuing, vehicle
storage requirements, and traffic access control at the proposed project
driveways? Will the project access driveways as well as the new east/west
roadway at Dune Palms Road be evaluated for new traffic signals? Will the
internal on site circulation be evaluated? Will the traffic study evaluate the
2 65
Comments on the NOP for the
SP 08-085
Page 3
overall number of parking spaces being proposed on site against both City
requirements and accepted traffic engineering practices? Will the traffic study
relate the number of forecast vehicle trips to the amount of parking to be
provided on site?
We look forward to reviewing the Draft EIR and the traffic impact study for
Specific Plan 08-085. If clarifications are needed regarding the issues raised in
this letter, please call Tom Brohard, our City Traffic Engineer, at (760) 391-4017.
Sincerely,
Renata Di Battista
Assistant Planner
City of Indio
3 66
NATIVE AMERICAN HERITAGE COMMISSION
915 CAF TOL MALL, ROOM W4
BACRAUMM CA 95614
(916) 65"M1
Fae (916) 657-SSW
Web site www.nahc.ca.gov_
e me11: de_naheepecbell.net
March 16, 2010
Mr. Les Johnson, Planner
CITY OF LA QUINTA
78-495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Johnson:
The Native American Heritage Commission (NAHC) is the state 'trustee agency'
pursuant to Public Resources Code §21070 for the protection and preservation of California's
Native American Cultural Resources.. (Also see Environmental Protection Information Center v.
Johnson (1985) 170 Cal App. P 604). The California Environmental Quality Act (CEQA - CA
Public Resources Code §21000-21177, amended in 2009) requires that any project that causes
a substantial adverse change in the significance of an historical resource, that includes
archaeological resources, is a 'significant effect' requiring the preparation of an Environmental
Impact Report (EIR) per the Cal'Ifomia Code of Regulations §15064.5(b)(c )(f) CEQA
guidelines). Section 15382 of the CEQA Guidelines defines a significant impact on the
environment as "a substantial, or potentially substantial, adverse change in any of physical
conditions within an area affected by the proposed project, including ... objects of historic or
aesthetic significance." In order to comply with this provision, the lead agency is required to
assess whether the project will have an adverse impact on these resources within the 'area of
potential effect (APE), and if so, to mitigate that effect. To adequately assess the project -related
impacts on historical resources, the Commission recommends the following.
The Native American Heritage Commission did perform a Sacred Lands File (SLF)
search in the NAHC SLF Inventory, established by the Legislature pursuant to Public
Resources Code §5097.94(a) and Native American Cultural resources were not identified
within the APE, as described. However, there are Native American Cultural resources in
close proximity to the APE. Early consultation with Native American tribes in your area is
the best way to avoid unanticipated discoveries once a project is underway. Enclosed are
the names of the nearest tribes and interested Native American individuals that the NAHC
recommends as 'consulting parties,' for this purpose, that may have knowledge of the
religious and cultural significance of the historic properties in the project area (e.g. APE).
We recommend that you contact persons on the attached list of Native American contacts.
A Native American Tribe or Tribal Elder may be the only source of information about a
cultural resource.. Also, the NAHC recommends that a Native American Monitor or Native
American culturally knowledgeable person be employed whenever a professional
archaeologist is employed during the 'Initial Study' and in other phases of the
environmental planning processes.. Furthermore we suggest that you contact the
California Historic Resources Information System (CHRIS) at the Office of Historic
67
Preservation (OHP) Coordinator's office (at (916) 653-7278, for referral to the nearest
OHP Information Center of which there are 11.
Consultation with tribes and interested Native American tribes and interested
Native American individuals, as consulting parties, on the NAHC list ,should be conducted
in compliance with the requirements of federal NEPA (42 U.S.C. 432143351) and Section
106 and 4(f) of federal NHPA (16 U.S.C. 470 [f)jet se), 36 CFR Part 800.3, the President's
Council on Environmental Quality (CSQ; 42 U.S.C. 4371 et seq.) and NAGPRA (25 U.S.C.
3001-3013), as appropriate. The 1992 Secretary of the Interiors Standards for the
Treatment of Historic Properties were revised so that they could be applied to all historic
resource types included in the National Register of Historic Places and including cultural
landscapes.
Lead agencies should consider avoidance, as defined in Section 15370 of the
California Environmental Quality Act (CEQA) when significant cultural resources could be
affected by a project. Also, Public Resources Code Section 5097.98 and Health & Safety
Code Section 7050.5 provide for provisions for accidentally discovered archeological
resources during construction and mandate the processes to be followed in the event of an
accidental discovery of any human remains in a project location other than a 'dedicated
cemetery. Discussion of these should be included in your environmental documents, as
appropriate.
The authority for the SLF record search of the NAHC Sacred Lands Inventory,
established by the California Legislature, is California Public Resources Code §5097.94(a)
and is exempt from the CA Public Records Act (c.f. California Government Code
§6254.10). The results of the SLF search are confidential. However, Native Americans on
the attached contact list are not prohibited from and may wish to reveal the nature of
identified cultural resources/historic properties. Confidentiality of "historic properties of
religious and cultural significance' may also be protected the under Section 304 of the
NHPA or at the Secretary of the Interior' discretion if not eligible for listing on the National
Register of Historic Places. The Secretary may also be advised by the federal Indian
Religious Freedom Act (cf. 42 U.S.C, 1996) in issuing a decision on whether or not to
disclose items of religious and/or cultural significance identified in or near the APE and
possibly threatened by proposed project activity.
CEQA Guidelines, Section 15064.5(d) requires the lead agency to work with the Native
Americans identified by this Commission if the initial Study identifies the presence or likely
presence of Native American human remains within the APE. CEQA Guidelines provide for
agreements with Native American, identified by the NAHC, to assure the appropriate and
dignified treatment of Native American human remains and any associated grave liens.
Although tribal consultation under the California Environmental Quality Act (CEQA; CA
Public Resources Code Section 21000 — 21177) is 'advisory' rather than mandated, the
NAHC does request 'lead agencies' to work with tribes and interested Native American
individuals as 'consulting parties,' on the list provided by the NAHC in order that cultural
resources will be protected. However, the 2006 SB 1059 the state enabling legislation to the
Federal Energy Policy Act of 2005, does mandate tribal consultation for the 'electric
transmission corridors. This is codified in the California Public Resources Code, Chapter
4.3, and §25330 to Division 15, requires consultation with California Native American tribes,
and identifies both federally recognized and non -federally recognized on a list maintained by
the NAHC
W.
Health and Safety Code §7050.5, Public Resources Code §5097.98 and Sec. §15064.5 (d)
of the California Code of Regulations (CEQA Guidelines) mandate procedures to be followed,
including that construction or excavation be stopped in the event of an accidental discovery of
any human remains in a location other than a dedicated cemetery until the county coroner or
medical examiner can determine whether the remains are those of a Native American. . Note
that §7052 of the Health & Safety Code states that disturbance of Native American cemeteries
is a felony.
during the course of proiect planning and implementation
Please feel free to contact me at (916) 653-6251 if you have any questions.
sn Contacts
Cc: State Clearinghouse
Nath ;merican Contacts
March 16, 2010
Riverside County
Cabazon Band of Mission Indians
David Roosevelt, Chairperson
84-245 Indio Springs Cahuilla
Indio , CA 92203-3499
(760)342-2593
(760)347-7880 Fax
Los Coyotes Band of Mission Indians
Francine Kupsch, Spokesperson
P.O. Box 189 Cahuilla
Warner , CA 92086
loscoyotes @ earthl i nk. net
(760)782-0711
(760) 782-2701 - FAX
Ramona Band of Cahuilla Mission Indians
Joseph Hamilton, Chairman
P.O. Box 391670 Cahuilla
Anza , CA 92539
admin@ramonatribe.com
(951) 763-4105
(951)763-4325 Fax
Torres -Martinez Desert Cahuilla Indians
Mary Resvaloso, Chairperson
PO Box 1160 Cahuilla
Thermal I CA 92274
mresvaloso@torresmartinez.
(760)397-0300
(760)397-8146 Fax
This list Is current only as of the date of this doCumenL
Torres -Martinez Desert Cahuilla Indians
Ernest Morreo
PO Box 1160
Thermal I CA 92274
maxtm@aol.com
(760)397-0300
(760)397-8146 Fax
Santa Rosa Band of Mission
John Marcus, Chairman
P.O. Box 609
Hemet I CA 92546
srtribaloffice@ aol.com
(951)658-5311
(951)658-6733 Fax
Cahuilla
Indians
Cahuilla
Augustine Band of Cahuilla Mission Indians
Mary Ann Green, Chairperson
P.O. Box 846 Cahuilla
Coachella , CA 92236
(760)369-7171
760-369-7161
Morongo Band of Mission Indians
Michael Contreras, Cultural Heritage Prog.
12700 Pumarra Road Cahuilla
Banning , CA 92220 Serrano
moontreras @ monongo-nsn.
(951)755-5025
(951)201-1866 - cell
(951)922-0105 Fax
Distribution of this list does not relieve any person of statutory responsibility as defined In Section 7050.5 of the Health and
Safety Code, Section 5097.94 of the Public Resources Code and Section 5097.98 of the Public Resources Code. Also,
federal National Environmental Policy Act (NEPA), National Historic Preservation Act, Section 106 and federal NAGPRA.
This list Is only applicable for contacting local Native Americans with regard to cultural resources for the proposed
SCHa4006101109; CEQA Notice of Completion; draft Emdornmental Impact Report (DEIR) for Specific Plan 08065;
located at S.R. 111 and Dunes Plams Road In the City of La Quints; Riverside County, California (Coachella Valley) 70
Nativ merican Contacts
March 16, 2010
Riverside County
Torres -Martinez Desert Cahuilla Indians
Diana L. Chihuahua, Cultural Resources
P.O. Boxt 1160 Cahuilla
Thermal I CA 92274
dianac@torresmartinez.org
760) 397-0300, Ext. 1209
(760) 272-9039 - cell (Lisa)
(760)397-8146 Fax
Cabazon Band of Mission Indians
Judy Stapp, Director of Cultural Affairs
84-245 Indio Springs Cahuilla
Indio I CA 92203-3499
jstapp@ cabazonind fans-nsn.
(760)342-2593
(760)347-7880 Fax
Ramona Band of Cahuilla Indians
Manuel Hamilton, Vice Chairperson
P.O. Box 391670 Cahuilla
Anza I CA 92539
admin@ramonatribe.com
(951)763-4105
(951) 763-4325 Fax
Agua Caliente Band of Cahuilla Indians THPO
Patricia Tuck, Tribal Historic Perservation Officer
5401 Dinah Shore Drive Cahuilla
Palm Springs, CA 92264
ptuck @ ag uacaliente-nsn.gov
(760)699-6907
(760) 699-6924- Fax
This list is current only as of the date of this document.
Augustine Band of Cahuilla Mission Indians
Karen Kupcha
P.O. Box 846 Cahuilla
Coachella , CA 92236
(760) 369-7171
916-369-7161
Cahuilla Band of Indians
Luther Salgado, Sr.
PO Box 391760
Anza , CA 92539
tribalcouncil@?cahuilia.net
915-763-5549
Cahuilla
Distribution of this list does not relieve any person of statutory responsibiilty, as defined In Section 7050.5 of the Health and
Safety Code, Section 5097.94 of the Public Resources Code and Section 5097.98 of the Public Resources Code. Also,
federal National Environmental Policy Act (NEPA), National Historic Preservation Act, Section 106 and federal NAQPRA.
This list Is only applicable for contacting local Native Americans with regard to cultural resources for the proposed
SCH64008101109; CEQA Notice of Completion; draft EmAommental Impact Report (DEIR) for Specific Plan 08-M;
located at S.R. 111 and Dunes Plams Road In the City of La Quints; Riverside County, California (Coachella valley)
1
s4fliffle
TRANSIT ACTNCY
A PublicAgenry
March 11, 2010
Mr. Les Johnson
Principal Planner
Department of Community Development
City of La Quinta
78-495 iaiie Tampico
La Quinta, CA 92253
Re: Draft EIR for Specific Plan 08-085
Dear Mr. Johnson:
MEMBERS: Desert Hat Springs Palm Springs Cothedrul City Rontho Mirage
Palm Desert Indian Wells la ouinta Indio Coachella Riverside County
Ili
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This letter responds to your request for comments regarding the Draft
Environmental Impact Report (DEIR) for Specific Plan 08-085, which proposes
the construction of up to ten acres of high density residential and ten acres of
commercial development, located at Highway 111 and Dune Palms Road, within
the City of La Quinta. SunLine Transit Agency (SunLine) staff has reviewed the
project and offers the following comments.
Based on our review of existing transit amenities in the vicinity, SunLine currently
provides service along Highway 111, served by Line 111, approximately a tenth
of a mile from the project site. We are not requesting inclusion of any transit
amenities, such as a bus stop or turn out, at the time. Furthermore. we offer
Americans with Disabilities Act (ADA) Complementary Dial -A -Ride paratransit
service for Coachella Valley residents, who may utilize service for medical
appointments and other activities; this service is only provided for qualified clients
within three-quarter (%) of a mile on either side of SunLine fixed routes.
SunLine requests that if the proposed development should impact any bus stops
and/or service provided by SunLine, the developer contact SunLine 15 days prior to
the beginning of construction. This will give SunLine sufficient time to schedule any
adjustments as well as inform passengers of any change in service. SunLine will
continue monitoring development activities within the vicinity of this project, and work
with City staff to require construction of transit amenities with future developments, if
warranted. 72
32-505 Harry Oliver Trail, Thousand Palms, California 92276 Phone 760-343-3456 Fax 760-343-3845 www.sunline.org
Mr. Lopez Pre Appli, ,n Review No. 10-01
Page 2
Should you have questions or concerns regarding this letter, please contact me at
760-343-3456, ext. 162.
Sincere
Brenda Ramirez
Assistant Transit Planner
cc: C. Mikel Oglesby, General Manager
Eunice Lovi, Director of Transit Planning
Robert Powell, Transit Planning Manager
Tim Jonasson, Public Works Director
73
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TRANSIT AGENCY years of service
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APublicAgency
MEMBERS. Desert Hot Springs palm Springs Cathedral City Rancho Mirage
Palm Desert Indian Wells La Duinta Indio Coachella Riverside County
November 13, 2008
it
i
Mr. Les Johnson, Planning Director
City of La Quinta aiv cr x. �o : �,,
Community Development Department C;y
P.O. Box 1504
La Quinta, CA 92247
Re: Specific Plan 08-085, Environmental Assessment 08-600
Dear Mr. Johnson:
This letter responds to your request for comments regarding the proposed
development located on the south side of Highway 111, approximately 300 feet
east of Dune Palms Road, within the City of La Quinta. SunLine Transit Agency
(SunLine) staff has reviewed the site plan and offers the following comments.
SunLine currently provides bus service to the proposed project site along Highway
111 on Line 111. Based on our review of existing transit amenities in the vicinity,
SunLine has an existing bus stop adjacent to the proposed development. Bus
stop #552 is located at the southeast corner of Highway 111 at Depot Drive,
traveling eastbound.
Given this, the developer for this project should not be required to construct
additional amenities, including bus turnout and bus shelter. Should the proposed
development impact the bus stop and/or service provided by SunLine, the
developer is required to contact SunLine 15 days prior to beginning of
construction. This will give SunLine sufficient time to schedule removal of any
bus stops, as well as inform passengers of any changes in service.
Should you have questions or concerns regarding this letter, please contact me at
760-343-3456, ext. 162.
Sincerely,
Alfonso Hernandez
Assistant Planner
cc: C. Mikel Oglesby, General Manager
Eunice Lovi, Director of Planning
Nicole Sauviat Criste, Planning Consultant 74
La Quinta Planning Consultant
San Diego Cities Sy5tei-
41 .725 Cook Sli=_et
Palm Desc�i C!-. 92�11
TIME WARNER CABLE
THE POWER OF YOU"
November 6, 2008
City of La Quinta
P.O. Box 1504
La Quinta, CA 92247-1504
ATTN: Les Johnson
received
NOV 7 2008
C V otter Quw a
Roaming DepafteW
RE: Initial Study of Speck Plan 08-085 — APN's 600-020-001, -004, -005, -011 &
- 012 City of La Quinta, Riverside County
To Whom It May Concern:
We have been asked by Terra Nova Planning & Research, Inc. to provide you with
maps of the purposed project area. I have checked our system maps and have
determined that we have system existing in the area referenced. We see no conflict
with the proposed construction project. Please provide any on -site and off -site
APPROVED plans, as they are available. I have enclosed our system maps of the
area.
If you have any further questions or require any further information, please feel free
to contact Bob Loots, area coordinator at (760) 674-5540.
Sincerely,
Lyn da Johnson
Cd struction Administrator
Enclosures: (1)
cc: Nicole Sauviat Criste/City planning Consultant
75
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Air Quality Management
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October 24, 2008
Mr. Les Johnson
Planning Director
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Johnson:
Notice of Preparation of a Draft Environmental Impact Report (Draft EIR) for the
Specific Plan 08-085 and Environmental Assessment 08-600
The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -
mentioned document. The SCAQMD's comments are recommendations regarding the analysis of potential air quality
impacts from the proposed project that should be included in the draft environmental impact report (EIR). Please send
the SCAQMD a copy of the Draft EIR upon its completion. In addition, please send with the draft EIR all
appendices or technical documents related to the air quality analysis and electronic versions of all air quality
modeling and health risk assessment files. Without all files and supporting air quality documentation, the
SCAQMD will be unable to complete its review of the air quality analysis in a timely manner. Any delays in
providing all supporting air quality documentation will require additional time for review beyond the end of the
comment period.
Air Quality Analysis
The SCAQMD adopted its California Environmental Quality Act (CEQA) Air Quality Handbook in 1993 to assist
other public agencies with the preparation of air quality analyses. The SCAQMD recommends that the Lead Agency
use this Handbook as guidance when preparing its air quality analysis. Copies of the Handbook are available from the
SCAQMD's Subscription Services Department by calling (909) 396-3720. Alternatively, the lead agency may wish to
consider using the California Air Resources Board (CARB) approved URBEMIS 2007 Model. This model is available
on the SCAQMD Website at: www.urbemis.com.
The Lead Agency should identify any potential adverse air quality impacts that could occur from all phases of the
project and all air pollutant sources related to the project. Air quality impacts from both construction (including
demolition, if any) and operations should be calculated. Construction -related air quality impacts typically include, but
are not limited to, emissions from the use of heavy-duty equipment from grading, earth-loading/unloading, paving,
architectural coatings, off -road mobile sources (e.g., heavy-duty construction equipment) and on -road mobile sources
(e.g., construction worker vehicle trips, material transport trips). Operation -related air quality impacts may include,
but are not limited to, emissions from stationary sources (e.g., boilers), area sources (e.g., solvents and coatings), and
vehicular trips (e.g., on- and off -road tailpipe emissions and entrained dust). Air quality impacts from indirect sources,
that is, sources that generate or attract vehicular trips should be included in the analysis.
The SCAQMD has developed a methodology for calculating PM2.5 emissions from construction and operational
activities and processes. In connection with developing PM2.5 calculation methodologies, the SCAQMD has also
developed both regional and localized significance thresholds. The SCAQMD requests that the lead agency quantify
PM2.5 emissions and compare the results to the recommended PM2.5 significance thresholds. Guidance for
calculating PM2.5 emissions and PM2.5 significance thresholds can be found at the following internet address:
http://www.aqmd.gov/ceqa/handbook/PM2 5/PM2 5.html.
76
Mr. Les Johnson -2- , .,ober 24, 2008
In addition to analyzing regional air quality impacts the SCAQMD recommends calculating localized air quality
impacts and comparing the results to localized significance thresholds (LSTs). LST's can be used in addition to the
recommended regional significance thresholds as a second indication of air quality impacts when preparing a CEQA
document. Therefore, when preparing the air quality analysis for the proposed project, it is recommended that the lead
agency perform a localized significance analysis by either using the LSTs developed by the SCAQMD or performing
dispersion modeling as necessary. Guidance for performing a localized air quality analysis can be found at
http://www.aqind.gov/ceqa/handbook/LST/1,ST.litilil.
It is recommended that lead agencies for projects generating or attracting vehicular trips, especially heavy-duty diesel -
fueled vehicles, perform a mobile source health risk assessment. Guidance for performing a mobile source health risk
assessment ("Health Risk Assessment Guidance for Analyzing Cancer Risk from Mobile Source Diesel Idling
Emissions for CEQA Air Quality Analysis") can be found on the SCAQMD's CEQA web pages at the following
internet address: http://www.aqmd.gov/cega/handbook/mobile toxic/mobile toxic-html. An analysis of all toxic air
contaminant impacts due to the decommissioning or use of equipment potentially generating such air pollutants should
also be included.
Mitigation Measures
In the event that the project generates significant adverse air quality impacts, CEQA requires that all feasible
mitigation measures that go beyond what is required by law be utilized during project construction and operation to
minimize or eliminate significant adverse air quality impacts. To assist the Lead Agency with identifying possible
mitigation measures for the project, please refer to Chapter I 1 of the SCAQMD CEQA Air Quality Handbook for
sample air quality mitigation measures. Additional mitigation measures can be found on the SCAQMD's CEQA web
pages at the following internet address: www.aqmd.gov/cega/liandbook/mitigation/MM intro.html Additionally,
SCAQMD's Rule 403 — Fugitive Dust, and the Implementation Handbook contain numerous measures for controlling
construction -related emissions that should be considered for use as CEQA mitigation if not otherwise required. Other
measures to reduce air quality impacts from land use projects can be found in the SCAQMD's Guidance Document for
Addressing Air Quality Issues in General Plans and Local Planning. This document can be found at the following
internet address: http7//www.aqmd.pov/prdas/acigLiide/aqguide.litiiii. In addition, guidance on sitting incompatible land
uses can be found in the California Air Resources Board's Air Quality and Land Use Handbook: A Community
Perspective, which can be found at the following internet address: littp-//www.arb.ca.gov/cli/liatidbook.pdf. Pursuant
to state CEQA Guidelines § 15126.4 (a)(1)(1)), any impacts resulting from mitigation measures must also be discussed.
Data Sources
SCAQMD rules and relevant air quality reports and data are available by calling the SCAQMD's Public Information
Center at (909) 396-2039. Much of the information available through the Public Information Center is also available
via the SCAQMD's World Wide Web Homepage htt •//w-,vw.agmd.gov).
The SCAQMD is willing to work with the Lead Agency to ensure that project -related emissions are accurately
identified, categorized, and evaluated. Please call Daniel Garcia, Air Quality Specialist, CEQA Section, at (909) 396-
3304 if you have any questions regarding this letter.
Sincerely,
c
Steve Smith, Ph.D.
Program Supervisor, CEQA Section
Planning, Rule Development and Area Sources
SS:DG:AK
RVC081021-12AK
Control Number
77