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2013 12 03 CCCity Council agendas and staff reports are now available on the City's web page: www. /a- quinta.org CITY COUNCIL AGENDA CITY HALL COUNCIL CHAMBERS 78 -495 Calle Tampico, La Quinta REGULAR MEETING ON TUESDAY, DECEMBER 3, 2013 3:00 P.M. CLOSED SESSION 1 4:00 P.M. OPEN SESSION CALL TO ORDER ROLL CALL: Councilmembers Evans, Franklin, Henderson, Osborne, Mayor Adolph PUBLIC COMMENT At this time, members of the public may address the City Council on any matter not listed on the agenda. Please complete a "request to speak" form and limit your comments to three minutes. The City Council values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CLOSED SESSION NOTE: Time permitting the City Council may conduct Closed Session discussions during the dinner recess. Persons identified as negotiating parties are not invited into the Closed Session meeting when acquisition of real property is considered. 1. CONFERENCE WITH THE CITY'S REAL PROPERTY NEGOTIATOR, FRANK J. SPEVACEK, PURSUANT TO GOVERNMENT CODE SECTION 54956.8 CONCERNING POTENTIAL TERMS AND CONDITIONS OF ACQUISITION AND /OR DISPOSITION OF REAL PROPERTY LOCATED AT DUNE PALMS ROAD AND HIGHWAY 111 (APN: 600 - 020 -053). PROPERTY OWNERS /NEGOTIATORS: GEORGE VELARDE 2. CONFERENCE WITH THE CITY'S REAL PROPERTY NEGOTIATOR, FRANK J. SPEVACEK, PURSUANT TO GOVERNMENT CODE SECTION 54956.8 CONCERNING POTENTIAL TERMS AND CONDITIONS OF ACQUISITION AND /OR DISPOSITION OF REAL PROPERTY LOCATED IN THE LA QUINTA CITY COUNCIL AGENDA 1 DECEMBER 3, 2013 VILLAGE, EAST OF DESERT CLUB DRIVE, SOUTH OF CALLE TAMPICO, NORTH OF AVENIDA LA FONDA (APN'S 770 - 123 -002; 770 - 123 -003; 770- 123 -004; 770 - 123 -006; 770 - 123 -010; 770 - 124 -002; 770 - 124 -003; 770- 124 -004; 770 - 124 -007; AND 770 - 124 -009). PROPERTY OWNER/ NEGOTIATOR: MARVIN INVESTMENTS, INC., WELLS MARVIN 3. CONFERENCE WITH THE CITY'S REAL PROPERTY NEGOTIATOR, FRANK J. SPEVACEK, PURSUANT TO GOVERNMENT CODE SECTION 54956.8 CONCERNING THE POTENTIAL TERMS AND CONDITIONS OF ACQUISITION AND /OR DISPOSITION OF REAL PROPERTY LOCATED AT SILVERROCK RESORT (APN'S 770 - 200 -026; 776 -150 -021; 776 -150 -023; 770 - 060 -056; 770 - 060 -057; 770 - 060 -058; 770 - 060 -059; 770 - 060 -061; 770 - 060 -062; 777 - 490 -004; 777 - 490 -006; 777 - 490 -007; 777 - 490 -012 AND 777 -490- 014). PROPERTY OWNERS /NEGOTIATORS: JOHN GAMLIN, MERIWETHER COMPANIES; ROBERT S. GREEN, JR., THE ROBERT GREEN COMPANY 4. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION - INITIATION OF LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9 (c) (ONE MATTER) RECONVENE AT 4:00 P.M. PLEDGE OF ALLEGIANCE PUBLIC COMMENT At this time, members of the public may address the City Council on any matter not listed on the agenda. Please complete a "request to speak" form and limit your comments to three minutes. The City Council values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA PRESENTATIONS PAGE 1 . LIBRARY AND MUSEUM QUARTERLY REPORT FOR JULY THROUGH 7 SEPTEMBER 2013 WRITTEN COMMUNICATIONS - NONE APPROVAL OF MINUTES 1 . MINUTES OF NOVEMBER 19, 2013 13 CITY COUNCIL AGENDA 2 DECEMBER 3, 2013 CONSENT CALENDAR Note: Consent calendar items are routine in nature and can be approved by one motion. 1. APPROVE FISCAL YEAR 2012/2013 CITY OF LA QUINTA ART IN PUBLIC PLACES ANNUAL REPORT 2. APPROVE FISCAL YEAR 2012/2013 CITY OF LA QUINTA DEVELOPMENT PROJECT FEE REPORT 3. DENY CLAIM FOR DAMAGES FILED BY JOAN CRUTCHFIELD; DATE OF LOSS — SEPTEMBER 13, 2013 4. EXCUSE BOARD MEMBER KEVIN McCUNE'S ABSENCE FROM THE NOVEMBER 6, 2013, ARCHITECTURAL AND LANDSCAPING REVIEW BOARD 5. EXCUSE COMMISSIONER MARK WEBER'S ABSENCE FROM THE NOVEMBER 26, 2013 PLANNING COMMISSION MEETING 6. APPROVE DEMAND REGISTER DATED NOVEMBER 19, 2013 BUSINESS SESSION 1. SELECT A REPRESENTATIVE TO THE CHAMBER OF COMMERCE WORKSHOP /INFORMATION EXCHANGE COMMITTEE 2. INTRODUCE ORDINANCE TO AMEND THE LA QUINTA MUNICIPAL CODE REGARDING TRUCK ROUTES [ORDINANCE 5181 A. TAKE UP ORDINANCE NO. 518 BY TITLE AND NUMBER ONLY AND WAIVE FURTHER READING B. INTRODUCE ORDINANCE NO. 518 ON FIRST READING STUDY SESSION PAGE 27 33 43 45 47 49 .• 71 1 . OVERVIEW OF UNMANNED AIRCRAFT SYSTEMS PROGRAM 81 REPORTS AND INFORMATIONAL ITEMS 1 . CVAG CONSERVATION COMMISSION (Evans) 2. CVAG ENERGY & ENVIRONMENTAL RESOURCES COMMITTEE (Evans) 3. GREATER PALM SPRINGS CONVENTION & VISITORS BUREAU (Evans) 4. ANIMAL CAMPUS COMMISSION (Franklin) CITY COUNCIL AGENDA 3 DECEMBER 3, 2013 5. CALIFORNIA JOINT POWERS INSURANCE AUTHORITY (Franklin) 6. COACHELLA VALLEY ECONOMIC PARTNERSHIP (Franklin) 7. COACHELLA VALLEY MOUNTAINS CONSERVANCY (Franklin) 8. JACQUELINE COCHRAN REGIONAL AIRPORT AUTHORITY (Franklin) 9. CHAMBER OF COMMERCE INFO EXCHANGE COMMITTEE (Henderson) 10. CVAG PUBLIC SAFETY COMMITTEE (Henderson) 11. CVAG TRANSPORTATION COMMITTEE (Henderson) 12. LEAGUE OF CALIFORNIA CITIES DELEGATE (Henderson) 13. RIVERSIDE COUNTY TRANSPORTATION COMMISSION (Henderson) 14. CVAG VALLEY -WIDE HOMELESSNESS COMMITTEE (Osborne) 15. IID ENERGY CONSUMERS' ADVISORY COMMITTEE (Osborne) 16. CVAG EXECUTIVE COMMITTEE (Adolph) 17. COACHELLA VALLEY WATER DISTRICT JOINT POLICY COMMITTEE (Adolph) 18. SO. CALIFORNIA ASSOCIATION OF GOVERNMENTS DELEGATE (Adolph) 19. SUNLINE TRANSIT AGENCY (Adolph) 20. INVESTMENT ADVISORY BOARD MINUTES DATED SEPTEMBER 83 1 1 , 2013 AND OCTOBER 9, 2013 DEPARTMENT REPORTS 1. COMMUNITY DEVELOPMENT — ART IN PUBLIC PLACES 87 STRATEGIC PLAN MAYOR'S AND COUNCIL MEMBER'S ITEMS RECESS THE CITY COUNCIL MEETING TO THE MEETING OF THE CITY AS SUCCESSOR AGENCY TO THE DISSOLVED LA QUINTA REDEVELOPMENT AGENCY, FOLLOWED BY A SPECIAL MEETING OF THE LA QUINTA HOUSING AUTHORITY MEETING RECONVENE AT 7:00 P.M. PUBLIC COMMENT At this time, members of the public may address the City Council on any matter not listed on the agenda. Please complete a "request to speak" form and limit your comments to three minutes. The City Council values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CITY COUNCIL AGENDA 4 DECEMBER 3, 2013 PAGE PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the City Clerk prior to consideration of that item. A person may submit written comments to City Council before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a 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. 1. ADOPT ORDINANCE NO. 517 TO REVISE TITLE 8 OF THE LA 101 QUINTA MUNICIPAL CODE AND ADOPT THE 2013 CALIFORNIA BUILDING STANDARDS CODE WITH LOCAL AMENDMENTS 2. ADOPT RESOLUTIONS TO DENY A GENERAL PLAN AMENDMENT 147 FROM LOW DENSITY RESIDENTIAL TO GENERAL COMMERCIAL AND ZONE CHANGE FROM LOW DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL FOR A 4.35 ACRE PARCEL LOCATED AT THE SOUTHWEST CORNER OF AVENUE 58 AND MONROE STREET [RESOLUTION 2013 -055 AND RESOLUTION 2013 -0561 3. ADOPT A RESOLUTION TO APPROVE USE OF FISCAL YEAR 197 2014/2015 COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS AND AUTHORIZE THE CITY MANAGER TO SUBMIT APPLICATIONS TO RIVERSIDE COUNTY ECONOMIC DEVELOPMENT AGENCY [RESOLUTION 2013 -0571 4. ADOPT RESOLUTIONS TO APPROVE A TENTATIVE TRACT MAP 205 AND SITE DEVELOPMENT PERMIT AND ACKNOWLEDGE A DETERMINATION OF EXEMPTION PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINE 15182 FOR THE CONSTRUCTION OF A 230 UNIT RESIDENTIAL PROJECT ON 42 ACRES WITHIN THE PGA WEST COMMUNITY SUBMITTED [RESOLUTION 2013 -058 AND RESOLUTION 2013 -0591 ADJOURNMENT The next regular meeting of the City Council will be held on December 17, 2013, commencing with closed session at 3:00 p.m. and open session at 4:00 p.m. at City Hall, 78 -495 Calle Tampico, La Quinta, CA 92253. CITY COUNCIL AGENDA 5 DECEMBER 3, 2013 DECLARATION OF POSTING I, Teresa Thompson, Deputy City Clerk, of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta City Council meeting was posted near the entrance to the Council Chambers at 78 -495 Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78 -630 Highway 1 1 1, and the La Quinta Cove Post Office at 51 -321 Avenida Bermudas, on November 27, 2013 DATED: November 27, 2013 TERESA THOMPSON, Deputy City Clerk Public Notices • The La Quinta City Hall is a handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 760 - 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 City Council, arrangements should be made in advance by contacting the City Clerk's office at 760 - 777 -7123. A one (1) week notice is required. • If background material is to be presented to the City Council during a meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the City Clerk for distribution. It is requested that this take place prior to the beginning of the meeting. • Any writings or documents provided to a majority of the City Council regarding any item(s) on this agenda will be made available for public inspection at the Planning Department's counter at City Hall located at 78 -495 Calle Tampico, La Quinta, California, 92253, during normal business hours. CITY COUNCIL AGENDA 6 DECEMBER 3, 2013 PRESENTATIONS: 1 La Quinta Public Library Quarterly Report July 2013 - September 2013 rirriflatinn The La Quinta Public Library circulated 56,995 items in the first quarter of 2013/2014. The circulation numbers are lower due to the change in our automation system and the re- opening of the Palm Desert Library. Average hourly circulation during this quarter was 91.7 items per hour. Comparisons 2007 2008 2009 2010 2011 2012 2013 July 10,599 21,560 22,161 23,328 23,631 20,248 21,447 August 10,323 17,900 20,298 21,417 21,612 23,223 17,994 September 9,096 16,741 20,272 20,565 22,473 21,850 17,554 Dnnr rmint This quarter 51,256 people visited the Library to check out materials, read newspapers and magazines, utilize the Internet service, attend programs, do homework, and purchase books from the Friends of the Library Book Store. Comparisons 2008 2009 2010 2011 2012 2013 July 12,268 15,260 19,511 16,636 19,740 17,881 August 11,772 15,077 18,368 17,742 19,396 16,339 September 13,783 16,967 19,844 18,788 19,218 17,256 New Borrowers In the period between July 1 and September 30, the staff issued 685 new Library cards. La Quinta Library had 29,588 active borrowers as of September 30, 2013. Active refers to functioning or usable cards. Public Computer Usage During this quarter, 9,080 computer sessions were logged on the Library's 28 public access computers. In addition to using the Library's public computers, many people enjoy the Library's free Wi -Fi service with their personal laptops. Weekly Programming A Preschool Storytime for children 3'/2 to 5 years old was held eight Tuesday mornings during the quarter. A total of 444 children attended. A weekly On- the -Lap Storytime for parents with babies and toddlers was held prior to the Preschool Storytime. There were eight programs attended by 395 participants. Thursday @ Three is a weekly series of free programs featuring professional performers and is sponsored by the Friends of the Library. Attendance of 834 people enjoyed the three July programs. The Library's Conversational Spanish classes began in July and ran through September 10, 2013. Attendance was 155 people for the eight sessions. Special Programs On August 23, 2013 the Library held a Stuffed Animal Sleepover. The event began when children brought stuffed animals to a special program. Following the program the animals stayed behind for a "sleepover." As soon as the Library closed our Library's teen volunteers photographed the animals doing traditional sleepover activities. The pictures were posted for the children see when they came to pick up their animals the next morning. A total of 88 people participated in the program. VoluntPPrs During this quarter 45 volunteers donated 567 hours of time. Volunteers worked in the book store, shelved returned books in the Library, helped with programs, and performed a myriad of other tasks. Friends of the Library The La Quinta Friends of the Library continue to offer support for many services including Family Movie Days, Reading Rewards and Thursday @ Three programs. Their financial support allowed us to bring in quality performers, offer incentives that contributed to the success of these programs. Networking with Other City Agencies During this quarter the Library provided monthly preschool story time at the Museum during August and September. Each program contains a variety of books, songs, and a make -it and take -it activity. 8 Ô¿ Ï«·²¬¿ Ô·¾®¿®§ Û¨°»²¼·¬«®» ôÉÒÅ ÔëÙÎÊÙÑÜÙÌ Ô·¾®¿®§ Ý±²¬®¿½¬ éñïñïí ¬± ïðñïñïí ¬± ïñïñïì ¬± ìñïñïì ¬± Û¨°»²¼·¬«®» øÔÍÍ×÷ çñíðñïí ïîñíïñïí íñíïñïì êñíðñïì Ì±¬¿´ Ô¿¾±® ú Þ»²»º·¬ üïðíôïììòëë üïðíôïììòëë ß«¬±³¿¬·±² ú Ý±«®·»® üïðôéëëòéç üïðôéëëòéç Ñ¬¸»® Ü·®»½¬ Ý±¬ üïôìçìòçë üïôìçìòçë Æ±²» ß¼³·²·¬®¿¬·±² üèôëèéòîð üèôëèéòîð Í¸¿®»¼ Ý±¬ üêôëëçòëî üêôëëçòëî Ô·¾®¿®§ Ý±²¬®¿½¬ Û¨°»²¼·¬«®» üïíðôëìîòðï üïíðôëìîòðï éñïñïí ¬± ïðñïñïí ¬± ïñïñïì ¬± ìñïñïì ¬± Ý±«²¬§ Û¨°»²¼·¬«®» çñíðñïí ïîñíïñïí íñíïñïì êñíðñïì Ì±¬¿´ Ð»®±²²»´ üïôçèìòéì üïôçèìòéì ×²«®¿²½» üèôçèêòìî üèôçèêòìî Ó·½»´´¿²»±« Û¨°»²» üëìòìí üëìòìí Í°»½·¿´ Ð®±¹®¿³ Û¨°»²» üêéçòðï üêéçòðï ß½½±«²¬·²¹ Ý±¬ üçîòéé üçîòéé Ì®¿ª»´ ¿²¼ Ý±²º»®»²½» üïíòìí üïíòìí Í«°°±®¬ Í»®ª·½» üïïôéìçòçí üïïôéìçòçí Ý±«²¬§ Û¨°»²¼·¬«®» üîíôëêðòéí üîíôëêðòéí ÌÑÌßÔ üïëìôïðîòéì ÛÈÐÛÒÜ×ÌËÎÛÍ üïëìôïðîòéì ç La Quinta Museum Quarterly Report July 2013 — September 2013 Visitors Attendance this quarter was 827 people including 214 children this is similar to the previous summer. Exhibits The Mysteriously Enchanting Salton Sea exhibit, which highlighted the attraction of the Salton Sea from the 30's to the 60's for boating, water skiing, fishing, camping, hiking, bird watching and boat racing, continued until September 21. The first floor gallery remained dedicated to local history including Cahuilla Indian and native animal dioramas as well as displays on the early resorts. Historic photos of the La Quinta Hotel and the Desert Club were added to the ongoing exhibit. Programming Preschool Story Time for children ages 3 to 5, held the first Wednesday of each month, was attended by a total of 70 children and adults. The story times followed by crafts, is a collaborative effort provided by the Museum and the Library. Cahuilla Camp for elementary school age children continued weekly sessions held on Wednesdays. Topics included food, shelter, clothing, basketry and games. The Museum's collection and displays enhanced the activities selected for each theme. Gift Shop Total gift shop sales this quarter were $762. iN Ô¿ Ï«·²¬¿ Ó«»«³ Û¨°»²¼·¬«®» ôÉÒÅ ÔëÙÎÊÙÑÜÙÌ Ó«»«³ Ð»®±²²»´ éñïñïí ¬± ïðñïñïí ¬± ïñïñïì ¬± ìñïñïì ¬± Ý±¬ çñíðñïí ïîñíïñïí íñíïñïì êñíðñïì Ì±¬¿´ Í¿´¿®·» üîçôêîëòðð üîçôêîëòðð Ì±¬¿´ Ð»®±²²»´ Ý±¬ üîçôêîëòðð üîçôêîëòðð Ó«»«³ éñïñïí ¬± ïðñïñïí ¬± ïñïñïì ¬± ìñïñïì ¬± Ð®±¹®¿³³·²¹ Ý±¬ çñíðñïí ïîñíïñïí íñíïñïì êñíðñïì Ì±¬¿´ Í°»½·¿´ Í°»¿µ»® üïôïëèòðð üïôïëèòðð Ð®·²¬·²¹ üîèêòéð üîèêòéð Ì±¬¿´ Ð®±¹®¿³³·²¹ Ý±¬ üïôìììòéð üïôìììòéð éñïñïí ¬± ïðñïñïí ¬± ïñïñïì ¬± ìñïñïì ¬± Ñ¬¸»® Ý±¬ çñíðñïí ïîñíïñïí íñíïñïì êñíðñïì Ì±¬¿´ Ì®¿ª»´ üëîòîë üëîòîë Í«°°´·» üîôðéëòëè üîôðéëòëè Ù·º¬ Í¸±° Í«°°´·» üïôêîëòëë üïôêîëòëë Ó·½»´´¿²»±« üîëòïë üîëòïë Ì±¬¿´ Ñ¬¸»® Ý±¬ üíôééèòëí üíôééèòëí ÌÑÌßÔ ÛÈÐÛÒÜ×ÌËÎÛÍ üíìôèìèòëí üíìôèìèòëí ïï ïî CITY COUNCIL MINUTES TUESDAY, NOVEMBER 19, 2013 A regular meeting of the La Quinta City Council was called to order at 3:01 p.m. by Mayor Adolph. PRESENT: Councilmembers Evans, Franklin, Henderson, Osborne, Mayor Adolph ABSENT: None PUBLIC COMMENT - None CLOSED SESSION 1. CONFERENCE WITH THE CITY'S REAL PROPERTY NEGOTIATOR, FRANK J. SPEVACEK, PURSUANT TO GOVERNMENT CODE SECTION 54956.8 CONCERNING POTENTIAL TERMS AND CONDITIONS OF ACQUISITION AND /OR DISPOSITION OF REAL PROPERTY LOCATED IN THE LA QUINTA VILLAGE, EAST OF AVENIDA MENDOZA, SOUTH OF CALLE TAMPICO, WEST OF AVENIDA NAVARRO AND NORTH OF AVENIDA MONTEZUMA (APN'S 773 - 076 -002; 773 - 076 -003; 773 - 076 -004; 773 - 076 -005; 773 -076- 010; 773 - 076 -011; 773 - 076 -012; 773 - 076 -013; 773 - 077 -013; AND 773- 077 -014). PROPERTY OWNER /NEGOTIATOR: HITZKE DEVELOPMENT CORPORATION, GINGER HITZKE 2. CONFERENCE WITH THE CITY'S REAL PROPERTY NEGOTIATOR, FRANK J. SPEVACEK, PURSUANT TO GOVERNMENT CODE SECTION 54956.8 CONCERNING THE POTENTIAL TERMS AND CONDITIONS OF ACQUISITION AND /OR DISPOSITION OF REAL PROPERTY LOCATED AT SILVERROCK RESORT (APN'S 770 - 200 -026; 776 - 150 -021; 776 - 150 -023; 770 - 060 -056; 770 - 060 -057; 770 - 060 -058; 770 - 060 -059; 770 - 060 -061; 770- 060 -062; 777 - 490 -004; 777- 490 -006; 777- 490 -007; 777- 490 -012 AND 777 -490- 014). NEGOTIATORS: JOHN GAMLIN, MERIWETHER COMPANIES; ROBERT S. GREEN, JR., THE ROBERT GREEN COMPANY 3. CONFERENCE WITH LEGAL COUNSEL, TWO (2) EXISTING LITIGATION MATTERS PURSUANT TO GOVERNMENT CODE SECTION 54956.9(a), CITY OF LA QUINTA V. PH RANCH LLC, ET AL, ORANGE COUNTY SUPERIOR COURT CASE NO. 30- 2013 - 00670755- CU- BC -CJC AND ARCH INSURANCE COMPANY V. CITY OF LA QUINTA, RIVERSIDE SUPERIOR COURT CASE NO. PSC1301939 CITY COUNCIL MINUTES NOVEMBER 19, 2013 13 4. CONFERENCE WITH LEGAL COUNSEL, EXISTING LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9(a), CITY OF LA QUINTA, ET AL. v. MATOSANTOS, ET AL., SACRAMENTO COUNTY SUPERIOR COURT CASE NO. 34- 2013 - 80001485 COUNCIL RECESSED TO CLOSED SESSION A T 3:03 P.M. MAYOR ADOLPH RECONVENED THE CITY COUNCIL MEETING AT 4:05 P.M. WITH ALL MEMBERS PRESENT. Council did not complete its discussions of all closed session items before breaking at 4:00 p.m. to call the regular City Council meeting to order. Therefore, Council will return to closed session at the conclusion of the open session portion of the meeting. Mayor Adolph led the audience in the pledge of allegiance. City Attorney Jenson reported the following actions taken by Council in Closed Session: o ARCH INSURANCE COMPANY v. CITY OF LA QUINTA, RIVERSIDE SUPERIOR COURT CASE NO. PSC1301939 MOTION — A motion was made and seconded by Councilmembers Henderson/ Franklin authorizing the City to file a cross - complaint against Arch Insurance Company if the City Attorney deems it advisable to do so when the City answers the Arch Insurance Company complaint. Motion passed unanimously. o CITY OF LA QUINTA, ET AL. v. MATOSANTOS, ET AL., SACRAMENTO COUNTY SUPERIOR COURT CASE NO. 34- 2013 - 80001485 MOTION — A motion was made and seconded by Councilmembers Evans/ Henderson to refrain from appealing the action in exchange for the State's waiver and non - pursuit of approximately $4,000 in costs. PUBLIC COMMENT Public Speaker: Allen Worthy — Mr. Worthy stated that he was in a car accident and while in recovery at Eisenhower Hospital was the victim of fraud resulting in his house and car being robbed by a former friend who he believes lives in Bermuda Dunes. The City of Palms Springs, Eisenhower Hospital, and the Police have ignored the crimes against him. Mr. Worthy asked Councilmembers to have a conference with Palm Springs City Council, and other desert City Councils to improve the coordination and communication regarding crime solving. CITY COUNCIL MINUTES 2 NOVEMBER 19, 2013 14 CONFIRMATION OF AGENDA Councilmember Franklin asked that Consent Calendar Item No. 3 be pulled for comment and separate vote. Mayor Adolph asked that Consent Calendar Item No. 7 be pulled for comment and separate vote. Council concurred. PRESENTATIONS 1. PUBLIC SERVICE ANNOUNCEMENT FOR CITIZENS ON PATROL (COP) PROGRAM La Quinta Assistant Police Chief Dave Walton presented the new 30- second public service video and explained the application process for interested citizens. Councilmember Evans suggested that the video include a website address that viewers can use to obtain more information about the COP program. She also suggested that the video be produced, dubbed or subtitled in Spanish. 2. COACHELLA VALLEY MOSQUITO AND VECTOR CONTROL DISTRICT Jennifer Hinke, Environmental Biologist, Coachella Valley Mosquito and Vector Control District, presented information about mosquito breeding, prevention and eradication. WRITTEN COMMUNICATIONS — None APPROVAL OF MINUTES MOTION — A motion was made and seconded by Councilmembers Henderson/ Evans to approve the minutes of October 15, 2013 as submitted. Motion passed unanimously. MOTION — A motion was made and seconded by Councilmembers Evans /Franklin to approve the special meeting minutes of October 19, 2013 as submitted. Motion passed unanimously. CONSENT CALENDAR 1. RECEIVE AND FILE TREASURER'S REPORT DATED SEPTEMBER 30, 2013 2. RECEIVE AND FILE REVENUE & EXPENDITURE REPORTS DATED SEPTEMBER 30, 2013 3. Pulled by Councilmember Franklin for separate vote > > > APPROVE ON SITE AND OFF SITE REPLACEMENT SUBDIVISION IMPROVEMENT AGREEMENTS FOR TRACT MAP NO. 32879, GRIFFIN RANCH, LENNAR HOMES OF CALIFORNIA, INCORPORATED CITY COUNCIL MINUTES NOVEMBER 19, 2013 3 M 4. ACCEPT SILVERROCK RESORT PARKING LOT AMERICANS WITH DISABILITIES ACT IMPROVEMENTS 5. ACCEPT CALLE SINALOA AND AVENUE 52 SIDEWALK INFILL IMPROVEMENTS 6. ACCEPT ON SITE IMPROVEMENTS ASSOCIATED WITH TRACT MAP NO. 31202 -3, RANCHO SANTANA 7. Pulled by Mayor Adolph for comment and separate vote > > > APPROVE CONTRACT CHANGE ORDER NO. 1 AND ACCEPT SILVERROCK RESORT IRRIGATION RELOCATION IMPROVEMENTS 8. APPROPRIATE FUNDS AND AWARD CONTRACT TO NEW CONSTRUCTION SOLUTIONS TO CONSTRUCT CITY HALL LIGHTING CONVERSION PROJECT 9. EXCUSE COMMISSIONER MICHELE LAWRENCE'S ABSENCE FROM THE NOVEMBER 4, 2013 COMMUNITY SERVICES COMMISSION MEETING 10. EXCUSE BOARD MEMBER DAVID PARK'S ABSENCE FROM THE OCTOBER 9, 2013 INVESTMENT ADVISORY BOARD MEETING 11. APPROVE PROFESSIONAL SERVICES AGREEMENT WITH DUDEK TO PROVIDE PROFESSIONAL ENGINEERING SERVICES FOR WASHINGTON STREET REHABILITATION IMPROVEMENTS 12. APPROVE DEMAND REGISTER DATED NOVEMBER 5, 2013 13. APPROVE DEMAND REGISTER DATED NOVEMBER 19, 2013 14. APPROPRIATE FUNDS, APPROVE PLANS, SPECIFICATIONS AND ENGINEER'S ESTIMATE, AND OBTAIN BIDS FOR HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS 1 AND 2 AT CITY HALL 15. AWARD DESIGN /BUILD CONTRACT TO DOUG WALL CONSTRUCTION FOR LA QUINTA COMMUNITY HEALTH AND WELLNESS CENTER 16. DENY CLAIM FOR DAMAGES FILED BY SANDRA ROGERS; DATE OF LOSS — AUGUST 25, 2013 17. RESOLUTION SUPPORTING THE ESTABLISHMENT OF DAILY INTERCITY RAIL SERVICE FROM LOS ANGELES TO THE COACHELLA VALLEY VIA THE INLAND EMPIRE [RESOLUTION 2013 -0501 CITY COUNCIL MINUTES 4 NOVEMBER 19, 2013 Icy 18. OVERNIGHT TRAVEL FOR ONE COUNCIL MEMBER TO ATTEND THE LOCAL GOVERNMENT COMMISSION'S 2013 ANNUAL AHWAHNEE CONFERENCE FOR ELECTED OFFICIALS HELD MARCH 15 -17, 2013 AT YOSEMITE NATIONAL PARK MOTION — A motion was made and seconded by Councilmembers Evans/ Henderson to approve the Consent Calendar as recommended with the exception of Item Nos. 3 and 7. Motion passed unanimously. Councilmember Franklin announced that she has a conflict of interest with Item No. 3 due to the proximity of this subdivision to her residence. MOTION — A motion was made and seconded by Councilmembers Evans/ Henderson to approve Consent Calendar Item No. 3 as recommended. Motion passed: ayes 4, noes 0, abstain 1 (Franklin). Mayor Adolph received clarification from staff regarding the need for the change order recommended in Item No. 7. MOTION — A motion was made and seconded by Councilmembers Evans /Franklin to approve Consent Calendar Item No. 7. Motion passed unanimously. BUSINESS SESSION 1. APPROPRIATE FUNDS TO THE COACHELLA VALLEY ECONOMIC PARTNERSHIP (CVEP) IN SUPPORT OF THE iHUB ACCELERATOR NETWORK PROJECT Chris Escobedo, Assistant to City Manager, presented the staff report, which is on file in the City Clerk's Office. Wesley Ahlgrin, CVEP Chief Operating Officer and Thomas Flavin, CVEP President /CEO explained the program and played a promotional video. Councilmembers Evans, Franklin, Osborne and Mayor Adolph expressed their support for the program after receiving clarification regarding the role of the Coachella Valley Enterprise Zone and Salton Sea organizations; status of commitments from other cities; future contribution requirements; the program schedule; confirmation of the program's focus on the east Valley; the GIS tool; and the benefits to La Quinta residents. Councilmember Henderson explained that she believes CVEP is following its mission to draw jobs to the Valley, but she said government forces things at times when it is not necessarily a good idea; she is leery of beginning a matching grant process that will involve additional future requests; there are municipal affairs CITY COUNCIL MINUTES 5 NOVEMBER 19, 2013 rA Council needs to address as a City; and economic development is important but the private sector /business community will have to step in and participate. For the reasons outlined, Ms. Henderson said that she could not support this expenditure. MOTION — A motion was made and seconded by Councilmembers Osborne /Evans to appropriate funds in the amount of $40,000 to be paid in January 2014 out of unassigned General Fund reserves to CVEP in support of the iHUB Accelerator Network Project, subject to local contributions from Riverside County, Coachella Valley Enterprise Zone, and the Cities of Coachella, Indio, Palm Desert and La Quinta totaling $200,000 in order to qualify for the federal planning grant. Motion passed: ayes 4, noes 1 (Henderson) 2. INTRODUCE ORDINANCE TO REVISE TITLE 8 OF THE LA QUINTA MUNICIPAL CODE AND ADOPT THE 2013 CALIFORNIA BUILDING STANDARDS CODE WITH LOCAL AMENDMENTS [Ordinance No. 5171 Building Official /Emergency Manager Butler presented the report, which is on file in the City Clerk's Office. James Frater, Riverside County Fire Marshall, provided additional information and responded to Councilmember's questions. In response to Councilmember Evans, Building Official Butler agreed to contact residents and business owners with planned or pending projects to encourage them to obtain their permits before the more stringent codes take effect. In response to Councilmember Henderson, Community Development Director Johnson said he would contact building associations to obtain data on the code changes necessary, and the unintended consequences resulting from the need to comply with SB 275 and AB32. MOTION — A motion was made and seconded by Councilmembers Franklin /Evans to take up Ordinance No. 517 by title and number only and waive further reading. Motion passed unanimously. City Clerk Maysels read the title of Ordinance No. 517 into the record: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AMENDING TITLE 8 OF THE LA QUINTA MUNICIPAL CODE BY ADOPTING BY REFERENCE THE 2013 CALIFORNIA BUILDING STANDARDS CODE AND CERTAIN SPECIFIED APPENDICES THEREOF, INCLUDING THE 2013 CALIFORNIA ADMINISTRATIVE CODE; 2013 CALIFORNIA BUILDING CODE; 2013 CALIFORNIA RESIDENTIAL CODE; 2013 CALIFORNIA ELECTRICAL CODE; 2013 CALIFORNIA MECHANICAL CODE; 2013 CALIFORNIA PLUMBING CODE; 2013 CALIFORNIA ENERGY CODE; 2013 CALIFORNIA HISTORICAL BUILDING CODE; 2013 CALIFORNIA FIRE CITY COUNCIL MINUTES 6 NOVEMBER 19, 2013 18 CODE; 2013 CALIFORNIA EXISTING BUILDING CODE; 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE; AND 2013 CALIFORNIA REFERENCED STANDARDS CODE, AND MAKING FINDINGS OF LOCAL CONDITIONS WITHIN THE CITY OF LA QUINTA WHICH MAKE CERTAIN AMENDMENTS TO THE CALIFORNIA BUILDINGS STANDARDS CODE REASONABLY NECESSARY. MOTION — A motion was made and seconded by Councilmembers Franklin /Evans to introduce Ordinance No. 517 on first reading as modified by the November 19, 2013 staff memo. Motion passed unanimously. MOTION — A motion was made and seconded by Councilmembers Franklin/ Henderson to set the public hearing for Ordinance No. 517 for December 3, 2013, the same meeting set for the second reading of the Ordinance. Motion passed unanimously. 3. APPROVE ART PURCHASE AGREEMENT WITH THE LA QUINTA HISTORICAL SOCIETY AND MARIA HUNT FOR COVE WELCOME SIGNS Community Services Director Hylton presented the report, which is on file in the City Clerk's Office. Councilmembers received clarification on the endurance of the digital laminate transfer in desert weather; the placement of the text in the darkest section of the landscape; the artwork copyright ownership and procedure for obtaining copies in the future; the reasoning for the two -post mounting rather than a monument; and lighting provided by solar energy. Public Speaker: Kay Wolff, La Quinta — Ms. Wolff said that the Cove Neighborhood Association instigated the replacement of the damaged signs and asked for Council's support of the artwork presented. MOTION — A motion was made and seconded by Councilmembers Henderson/ Franklin to approve an art purchase agreement among the La Quinta Historical Society, Maria Hunt, and the City for welcome signs into the Cove neighborhood and authorize the City Manager to execute the agreement. Motion passed unanimously. 4. APPROVE AGREEMENT BETWEEN CITY OF LA QUINTA AND COACHELLA VALLEY WATER DISTRICT (CVWD) FOR CONSTRUCTION OF A PARALLEL CANAL WITHIN SILVERROCK RESORT CITY COUNCIL MINUTES 7 NOVEMBER 19, 2013 Ill Public Works Director Jonasson presented the staff report, which is on file in the City Clerk's Office. Mark Johnson, CVWD Director of Engineering, provided additional information and responded to Councilmember's questions. In response to Councilmember Franklin, Public Works Director Jonasson said that PGA West residents would be notified about the project, particularly the trucking route and volume. Director Jonasson said that talks that began last spring with the Palmer course representatives regarding sign -off of the project are ongoing. In response to Councilmember Evans, Director Jonasson and Mr. Johnson said they would reexamine the truck route outlined in the report and redirect it to the suggested shorter route if feasible. Mr. Johnson said that the construction schedule is feasible but the unknown is the time involved in getting the necessary federal government approvals. MOTION — A motion was made and seconded by Councilmembers Franklin/ Henderson to approve an agreement between the City and CVWD for the construction of a parallel canal within SilverRock Resort, subject to minor modifications approved by the City Manager and the City Attorney. Motion passed unanimously. STUDY SESSION 1. DISCUSS MODIFICATIONS TO ROUNDABOUT AT JEFFERSON STREET/ AVENUE 52 AND INSTALLATION OF NEW ROUNDABOUT AT WESTWARD HO DRIVE /ROADRUNNER LANE Public Works Director Jonasson presented the staff report, which is on file in the City Clerk's Office. Scott Ritchie, President of RTE Traffic Engineering, provided additional information and responded to Councilmember's questions. Councilmember Franklin said that the Jefferson /Avenue 52 roundabout should be changed to single lanes in all four directions. Councilmember Osborne said that he supports whatever steps are necessary to make the Jefferson /Avenue 52 roundabout safer. Regarding a new roundabout at Westward Ho /Roadrunner, Mr. Osborne said that rather than building a new roundabout, the better solution would be to assign a School Resource Officer (SRO) to direct traffic there for the half hour in the morning when school traffic gets jammed. Councilmember Evans supports retraining drivers on the use of the Jefferson/ Avenue 52 roundabout because CIP funds do not exist for an expenditure of $1.8 CITY COUNCIL MINUTES 8 NOVEMBER 19, 2013 K11 million for the ultimate improvements. Ms. Evans said that the Westward Ho /Roadrunner area is congested in the morning and afternoon and she likes the SRO option if it does not compromise the safety of the school. Councilmember Henderson suggested that the situation would greatly improve once a decision is reached as to whether the Jefferson /Avenue 52 roundabout should be one -lane or two -lane, and then it's made very clear to motorists. Ms. Henderson said it would be worthwhile to explore the use of a SRO to control school traffic in the Westward Ho /Roadrunner area. Mayor Adolph said he drives through the Jefferson /Avenue 52 roundabout five -six time a day, and with the exception of a short time after it was first opened, he has never seen an accident there. He said traffic moves very fast along Jefferson and Avenue 52 and if they are forced into one lane, he believes there will be more accidents. The existing two -lane roundabout poses little problem for local drivers, most understand the need to slow down and to be cautious when entering with a truck. Mayor Adolph stated that he could not support the expenditure of $80,000 to modify and restripe this roundabout. Regarding the Westward Ho /Roadrunner intersection, Mayor Adolph agreed that assigning an SRO would be the solution because the area is empty except for a few minutes each day. Councilmember Henderson said that she would support a roundabout at Westward Ho /Roadrunner if it were fully funded by another agency. Councilmembers directed staff to return with options including the Police Department's response to the use of SROs or Community Service Officers for school traffic control. MAYOR ADOLPH RECESSED THE CITY COUNCIL MEETING AT 6:42 P.M. FOR A SHORT BREAK. MAYOR ADOLPH RECONVENED THE CITY COUNCIL MEETING AT 7:06 P.M. WITH ALL MEMBERS PRESENT. PUBLIC COMMENT-- None PUBLIC HEARINGS 1. ADOPT RESOLUTIONS TO APPROVE THE CONSTRUCTION OF A GOLF CLUBHOUSE ON 3.44 ACRES AT THE ANDALUSIA COMMUNITY [Resolutions 2013 -051 and 2013 -0521 City consultant Nicole Criste, Principal Planner, Terra Nova Planning and Research Inc., presented the staff report, which is on file in the City Clerk's Office. CITY COUNCIL MINUTES 9 NOVEMBER 19, 2013 PA Mayor Adolph declared the PUBLIC HEARING OPEN at 7:12 p.m. Public Speaker: Nolan Sparks, Operations Manager, Andalusia Community — Mr. Sparks said the Andalusia community is excited about the addition of a clubhouse and it has been a boom to house sales. Mayor Adolph asked on behalf of resident Judy Collins, when all the offsite landscaping in the area would be completed. Mr. Sparks said that it would be an estimated five years unless market conditions improve greatly. The landscaping work Ms. Collins is concerned about is property sited for future development and not required under any current Conditions of Approval. Mayor Adolph declared the PUBLIC HEARING CLOSED at 7:20 p.m. MOTION — A motion was made and seconded by Councilmembers Evans/ Henderson to adopt RESOLUTION 2013 -051 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 2003 -067, AMENDMENT NO. 3, FOR THE RELOCATION OF THE ANADLUSIA GOLF CLUBHOUSE. CASE NO.: SPECIFIC PLAN 2003 -067, AMENDMENT NO. 3. APPLICANT: CORAL OPTION I, LLC Motion passed unanimously MOTION — A motion was made and seconded by Councilmembers Evans /Franklin to adopt RESOLUTION 2013 -052 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2013 -927, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE ANDALUSIA GOLF CLUBHOUSE. CASE NO.: SITE DEVELOPMENT PERMIT 2013 -927. APPLICANT: CORAL OPTION I, LLC Motion passed unanimously 2. ADOPT RESOLUTIONS TO APPROVE THE 2014 -2021 LA QUINTA HOUSING ELEMENT [Resolution 2013 -053 and Resolution 2013 -0541 Community Development Director Johnson presented the staff report, which is on file in the City Clerk's Office. Mayor Adolph declared the PUBLIC HEARING OPEN at 7:28 p.m. Public Speaker: None Mayor Adolph declared the PUBLIC HEARING CLOSED at 7:28 p.m. CITY COUNCIL MINUTES 10 NOVEMBER 19, 2013 Pia MOTION — A motion was made and seconded by Councilmembers Evans /Franklin to adopt Resolution No. 2013 -053 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR GENERAL PLAN AMENDMENT 2013 -125. CASE NO.: ENVIRONMENTAL ASSESSMENT 2013 -631, 2014 -2021 LA QUINTA HOUSING ELEMENT UPDATE. APPLICANT: CITY OF LA QUINTA Motion passed unanimously. MOTION — A motion was made and seconded by Councilmembers Evans/ Henderson to adopt Resolution No. 2013 -054 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A GENERAL PLAN AMENDMENT UPDATING THE HOUSING ELEMENT. CASE NO.: GENERAL PLAN AMENDMENT 2013 -125. APPLICANT: CITY OF LA QUINTA Motion passed unanimously. 2. DISCUSS AMENDMENT TO CITY OF LA QUINTA MUNICIPAL CODE REGARDING TRUCK ROUTES City Manager Spevacek requested that Council move this item to the December 3, 2013 Council agenda. Councilmember Evans requested that it be scheduled as a Business Item. Council concurred. REPORTS AND INFORMATIONAL ITEMS As La Quinta's representative for 2013, Councilmember Evans reported on her participation in the following organizations meeting: • GREATER PALM SPRINGS CONVENTION & VISITORS BUREAU As La Quinta's representative for 2013, Councilmember Franklin reported on her participation in the following organizations meeting: • COACHELLA VALLEY ECONOMIC PARTNERSHIP • COACHELLA VALLEY MOUNTAINS CONSERVANCY As La Quinta's representative for 2013, Councilmember Henderson reported on her participation in the following organizations meeting: • CHAMBER OF COMMERCE INFO EXCHANGE COMMITTEE • CVAG PUBLIC SAFETY COMMITTEE • LEAGUE OF CALIFORNIA CITIES DELEGATE • RIVERSIDE COUNTY TRANSPORTATION COMMISSION CITY COUNCIL MINUTES 11 NOVEMBER 19, 2013 23 As La Quinta's representative for 2013, Councilmember Osborne reported on his participation in the following organizations meeting: • IID ENERGY CONSUMERS' ADVISORY COMMITTEE • IID BUDGET REVIEW COMMITTEE • CVAG CONSERVATION COMMISSION (attended as Alternate Rep) • CVAG ENERGY & ENVIRONMENTAL RESOURCES COMMITTEE (attended as Alternate Rep) As La Quinta's representative for 2013, Mayor Adolph reported on his participation in the following organizations meeting: • CVAG EXECUTIVE COMMITTEE • SUNLINE TRANSIT AGENCY Councilmembers congratulated Councilmember Henderson, who recently received the first Outstanding Public Service Award from the League of California Cities. Councilmember Henderson requested that a Closed Session Item be scheduled to discuss initiating litigation regarding Senate Bill 7, the prevailing wage legislation for charter cities. Council concurred. Councilmember Osborne requested that staff seek a business willing to install a car recharge station in Old Town. In response to Mayor Adolph, Katie Barrows, CVAG Director of Environmental Resources, explained that CVAG staff is developing a model single -use plastic bag ordinance. Once CVAG's Executive Committee approves the model ordinance, it will be distributed to Valley cities for consideration. Public Speaker: Neeta Quinn, La Quinta — Ms. Quinn connected the United Nations Agenda 21 with the plastic bag ordinance because it is more local control. Ms. Quinn supports the use of biodegradable plastic bags made in the U.S. rather than the banning of all plastic bags. She questioned the authority and make -up of CVAG (Coachella Valley Association of Governments). DEPARTMENT REPORTS Department Reports were received and filed. Copies are on file in the City Clerk's Office. City Manager Spevacek announced that City Hall now has free Wi -Fi for visitors' use. Mr. Spevacek said the California Department of Finance changed its negative position regarding two properties the City acquired from the former RDA for private development; and thanked City Attorney Jenson for her foresight and the strategy she devised in 2011 to make this happen. Lastly, Mr. Spevacek stated that the CITY COUNCIL MINUTES 12 NOVEMBER 19, 2013 24 December 3 d Council meeting agenda will include a public hearing and confirmed that there will be a quorum. Public Works Director Jonasson reported on community meetings with north La Quinta subdivision residents regarding their perimeter landscape maintenance. MAYOR'S AND COUNCIL MEMBER'S ITEMS Councilmember Osborne stated that he has heard a number of complaints about water on the road each morning on Avenue 48 near the school district and is concerned that it may be caused by a broken water pipe that may be eating away at soil beneath the road. Public Works Director Jonasson will alert the Coachella Valley Water District. Councilmember Henderson reported that on Madison Street between Avenue 54 and Airport Blvd., the median sprinklers are watering the street at night. Director Jonasson explained the ongoing problem with that area and will re- examine options. Councilmember Osborne said that economic development for La Quinta is changing. Highway 111 is filling up so economic development is no longer just about dining and shopping in La Quinta, it is also about regional jobs. The City of La Quinta has one of the lowest unemployment rates in the Valley and much of this is because residents have good paying jobs throughout the entire Valley. Unemployment rates in the Valley impact La Quinta retail sales thereby affecting the city's sales tax revenue. Mr. Osborne said economic development must be viewed regionally. He requested feedback from all Councilmembers to develop a current economic development philosophy because when this comes up for discussion in December or January, it cannot be the same old report. It has to address the new economy and the new challenges the city faces. M. Osborne said that La Quinta will become part of the East Valley Economic Development Group so the city and the city's representative to that Group must be prepared to state what it expects from this new Group, including La Quinta's position on matching grant contributions. Councilmember Franklin voiced her agreement with the need to have a united plan and someone in charge of implementing it. Councilmember Henderson expressed her concern about the lack of understanding of CVEP's (Coachella Valley Economic Partnership) budget or staffing and is concerned that another pseudo - government agency has been created. She said that she expects her tax payments to go to municipal affairs and she does not believe that taxes and elected officials are responsible for creating jobs. CITY COUNCIL MINUTES 13 NOVEMBER 19, 2013 411 Councilmember Evans noted that November 20th marks the two -year anniversary of Tom Genovese's passing. She acknowledged Mr. Genovese's contribution to the solid foundation of the City, which can be credited in part to his direction and leadership over the years. Mayor Adolph requested that Council consider reviving the tradition of donating funds to Martha's Kitchen and the Coachella Valley Rescue Mission to purchase turkeys for their Thanksgiving and Christmas community dinners. Councilmembers agreed to donate $500 to each organization for Thanksgiving meals and $500 to each organization for Christmas meals and directed the City Manager to make the arrangements. Mayor Adolph asked Councilmembers if the holiday open -house event held in past years was a worthwhile event to reinstate. The consensus of council was to hold off on hosting an open house for December holidays and reconsider it when they have a reason other than holidays to have an open house. MAYOR ADOLPH RECESSED THE CITY COUNCIL MEETING AT 8:35 P.M. TO THE MEETINGS OF THE SUCCESSOR AGENCY TO THE LA QUINTA REDEVELOPMENT AGENCY, THE FINANCING AUTHORITY, AND THE HOUSING AUTHORITY FOLLOWED BYA CONTINUANCE OF THE CITY COUNCIL CLOSED SESSION. MAYOR ADOLPH RECONVENED THE CITY COUNCIL MEETING AT 9:30 P.M. WITH ALL MEMBERS PRESENT. NO FURTHER ACTIONS WERE TAKEN IN CLOSED SESSION THAT REQUIRES REPORTING PURSUANT TO GOVERNMENT CODE SECTION 54957.1 (BROWN ACT) OTHER THAN THOSE ACTIONS REPORTED EARLIER BY THE CITY ATTORNEY AND RECORDED IN THESE MINUTES. ADJOURNMENT There being no further business, a motion was made and seconded by Councilmembers Henderson /Franklin to adjourn at 9:31 p.m. Motion passed unanimously. Respectfully submitted, Susan Maysels, City Clerk City of La Quinta, California CITY COUNCIL MINUTES 14 NOVEMBER 19, 2013 K -i CITY MEETING DATE: December 3, 2013 ITEM TITLE: APPROVE FISCAL YEAR 2012/2013 CITY OF LA QUINTA ART IN PUBLIC PLACES ANNUAL REPORT RECOMMENDED ACTION: AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 1 STUDY SESSION: PUBLIC HEARING: Approve the Fiscal Year 2012/2013 City of La Quinta Art in Public Places Annual Report. EXECUTIVE SUMMARY: • Per the Charter and Municipal Code, the City must expend or commit fees from the Art in Public Places program within two years of their receipt and must account for these fees in a separate fund. • Administrative expenses are limited to the lesser of $25,000 or 5 percent of total funds available in the account as of July 1 of any year. FISCAL IMPACT: None. BACKGROUND /ANALYSIS: The City's Art in Public Places fund is governed by the Municipal Code. The major financial requirements that must be measured annually to determine compliance are as follows: • A determination whether or not the fees have been committed for a use within two years of their collection. Fees collected may be used for: ✓ The cost of Artwork and its installation; MA ✓ The cost to purchase or lease art sites; ✓ Waterworks, landscaping, lighting and other objects, which are an integral part of the artwork; ✓ Frames, mats, pedestals and other objects necessary for the proper presentation of the artwork; ✓ Walls, pools, landscaping or other architectural or landscape architectural elements necessary for the proper aesthetic and structural placement of the artwork; ✓ Expenditures for maintenance and repair of the artwork; ✓ Administrative expenses to otherwise implement any provision in the Art in Public places program; ✓ Endowments; and ✓ Art replacement. • Review administrative expenses to ensure that they were reasonably assessed to implement this program and that administrative expenses do not exceed five percent of the total funds in the account on July 1St of any year or $25,000 in any fiscal year. In the event that the fees collected for the program have not been committed for a specific use as outlined in the previous section, the fees shall be distributed by the City to the person or entity who paid them or in any other manner permitted by law. Staff has prepared the analysis of the Art in Public Places fund, which disclosed no reimbursements due to contributors and no excess administrative costs (Attachment 1). During the 2012/13 Fiscal Year, the art pieces purchased were the Caleo Bay Bronze Sculpture, the Cush Tile, and the Mark Stephenson Civic Center Art purchase. Staff provided the report and attachment to the Desert Valley Builders Association on October 24, 2013, pursuant to their written request. On November 6, 2013, they provided a written response (Attachment 2), stating that the City has fulfilled its annual reporting obligations pursuant to the Mitigation Fee Act. ALTERNATIVES: As the report is in with the La Quinta Charter and Municipal Code, staff does not recommend an alternative action. Report prepared by: Robbeyn Bird, Finance Director Report approved for submission by: Frank J. Spevacek, City Manager Attachments: 1 . Art in Public Places Financial Analysis 2. Desert Valley Builders Association letter dated November 6, 2013 28 ßÌÌßÝØÓÛÒÌ ï îç íð íï ßÌÌßÝØÓÛÒÌ î íî CITY MEETING DATE: December 3, 2013 ITEM TITLE: APPROVE FISCAL YEAR 2012/13 CITY OF LA QUINTA DEVELOPMENT PROJECT FEE REPORT RECOMMENDED ACTION: AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 2 STUDY SESSION: PUBLIC HEARING: Approve the Fiscal Year 2012/13 City of La Quinta Development Project Fee Report. EXECUTIVE SUMMARY: • Per the Government Code, the City must expend or commit developer fees from Infrastructure, Quimby, and Development Impact Funds within five years of their receipt. • The City must account for these fees in a separate fund and report payments pursuant to development agreements entered into after January 1, 2004. • Staff has prepared the Fiscal Year 2012/13 City of La Quinta Development Project Fee Report ( "Report "), which provides an analysis of the Infrastructure, Quimby, Developer Impact fees and development agreement payments for Fiscal Year 2012/13 (Attachment 1). FISCAL IMPACT: None. BACKGROUND /ANALYSIS: The City has three developer project fees subject to the requirements of Government Code Section 66000 - Infrastructure, Quimby, and Developer Impact fees. Annually, the City must report on the following: 33 • A brief description of the type of fee in the account or fund; • The amount of the fee; • The beginning and ending balance of the account or fund. The amount of fees collected and the interest earned; • An identification of each public improvement on which fees were expended and the amount of the expenditures on each improvement, including the total percentage of the cost of the public improvement that was funded with fees; • An identification of an approximate date by which the construction of the public improvement will commence if the local agency determines that sufficient funds have been collected to complete financing on an incomplete public improvement, , and the public improvement remains incomplete; • A description of each interfund transfer or loan made from the account or fund, including the public improvement on which the transferred or loaned fees will be expended, and, in the case of an interfund loan, the date on which the loan will be repaid, and the rate of interest that the account or fund will receive on the loan. A schedule of development agreement payments received for Fiscal Year 2012/13 is attached (Attachment 2). A request was received from Desert Valleys Builders Association ( "DVBA ") to review Staff provided them with the report attachments on October 24, 2013. On November 6, 2013, a written response was received, indicating their approval (Attachment 3). ALTERNATIVES: As the report is in compliance with Government Section 66000 and DVBA has given their approval, staff does not recommend an alternative. Report prepared by: Robbeyn Bird, Finance Director Report approved for submission by: Frank J. Spevacek, City Manager Attachments: 1 . Development Project Fee Report 2. Development Agreement Report 3. DVBA Letter dated November 6, 2013 34 Ý·¬§ ±º Ô¿ Ï«·²¬¿ Ô¿ Ï«·²¬¿ Ü»ª»´±°³»²¬ Ð®±¶»½¬ Ú»» Î»°±®¬ ×²º®¿¬®«½¬«®» º»» øÚ«²¼ îîë÷ Ù±ª»®²³»²¬ Ý±¼» êêððð Ý¿´½«´¿¬·±² ÚÇ ïîñïí Ì¸» ·²º®¿¬®«½¬«®» º»» º«²¼ · «»¼ ¬± ¿½½±«²¬ º±® ¬¸» ¿½½«³«´¿¬·±² ±º ®»±«®½»ô °®±ª·¼»¼ ¬¸®±«¹¸ ¼»ª»´±°»® º»» º±® ¬¸» ¿½¯«··¬·±²ô ½±²¬®«½¬·±² ±® ·³°®±ª»³»²¬ ±º ¬¸» Ý·¬§ù ·²º®¿¬®«½¬«®» ¿ ¼»º·²»¼ ·² Î»±´«¬·±² èçó íçò Ì¸» º»» · ¾¿»¼ «°±² ¬¸» ¿¬¬¿½¸»¼ º±®³«´¿ ¿²¼ ¼¿¬¿ ¸»»¬ ¿²¼ ª¿®·» º®±³ °®±¶»½¬ ¬± °®±¶»½¬ò Þ»¹·²²·²¹Û²¼·²¹ ß½½±«²¬ Ü»½®·°¬·±²Ú«²¼ Þ¿´¿²½»ÚÇ ïîñïíÚ«²¼ Þ¿´¿²½» Î»ª»²«» ú Ñ¬¸»® Í±«®½» Ü»ª»´±°»® º»»ð ×²¬»®»¬ ·²½±³» éî Total Sources072 Û¨°»²¼·¬«®» ú Ñ¬¸»® Ë» Ì®¿²º»® ±«¬ ó Ý¿°·¬¿´ ×³°®±ª»³»²¬ Ð®±¶»½¬ Ú«²¼îììôéíé Total Uses244,737 Total Available267,801(244,665)23,136 Ú·ª» Ç»¿® Ì»¬ Ë·²¹ Ú·®¬ ×² Ú·®¬ Ñ«¬ Ó»¬¸±¼ Î»³¿·²·²¹ Ë²°»²¬ Ú«²¼ Î»°®»»²¬ Û²¼·²¹ Ú«²¼ Þ¿´¿²½»Ö«²» íðô îðïíÝ±³³·¬³»²¬Ë²°»²¬ Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððîéîôêçïéîôêçïð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððíéðôèîîéðôèîîð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððìíïôìëèíïôìëèð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððëïêôíðîïêôíðîð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððêîìôîðìîìôîðìð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððéîëôîçíîëôîçíð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððèïìôíéííôçêéïðôìðê Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððçéôðèíðéôðèí Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïðîôðíçðîôðíç Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïïîôéêîðîôéêî Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïîééìðééì Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïíéîðéî Ì±¬¿´ Û²¼·²¹ Ú«²¼ Þ¿´¿²½»îêéôèéíîììôéíéîíôïíê Î»«´¬ æ Ú·ª» Ç»¿® Í°»²¬ Ì»¬ Ó»¬ ·² ¿½½±®¼¿²½» ©·¬¸ Ù±ª»®²³»²¬ Ý±¼» êêððïò Ý¿°·¬¿´ ×³°®±ª»³»²¬ Ú¿½·´·¬·» Î»³¿·²·²¹ Ý¿°·¬¿´ ×³°®±ª»³»²¬ Ú¿½·´·¬·»ÚÇ ïîñïíÝ±³³·¬³»²¬û Ý±³°´»¬»û º«²¼»¼ ©·¬¸ º»» É¿¸·²¹¬±² Ü«¿´ Ô»º¬ Ì«®² Ô¿²»îììôéíéðïððòððûïððòððû Ì±¬¿´îììôéíéð íë Ý·¬§ ±º Ô¿ Ï«·²¬¿ Ô¿ Ï«·²¬¿ Ü»ª»´±°³»²¬ Ð®±¶»½¬ Ú»» Î»°±®¬ Ï«·³¾§ Ú»» øÚ«²¼ îîð÷ Ù±ª»®²³»²¬ Ý±¼» êêððð Ý¿´½«´¿¬·±² ÚÇ ïîñïí Ì¸» Ý·¬§ ¸¿ »¬¿¾´·¸»¼ ¬¸» Ï«·³¾§ Í°»½·¿´ ®»ª»²«» º«²¼ò Ì¸» º«²¼ · «»¼ ¬± ¿½½±«²¬ º±® ¬¸» ¿½½«³«´¿¬·±² ±º ¼»ª»´±°»® º»» ®»½»·ª»¼ «²¼»® ¬¸» °®±ª··±² ±º ¬¸» Ï«·³¾§ ß½¬ º±® °¿®µ ¼»ª»´±°³»²¬ ¿²¼ ·³°®±ª»³»²¬ò Ì¸» º»» · ¾¿»¼ «°±² ¬¸» ¿¬¬¿½¸»¼ º±®³«´¿ ¿²¼ ¼¿¬¿ ¸»»¬ ¿²¼ ª¿®·» º®±³ °®±¶»½¬ ¬± °®±¶»½¬ò Þ»¹·²²·²¹Û²¼·²¹ ß½½±«²¬ Ü»½®·°¬·±²Ú«²¼ Þ¿´¿²½»ÚÇ ïîñïíÚ«²¼ Þ¿´¿²½» Î»ª»²«» ú Ñ¬¸»® Í±«®½» Ü»ª»´±°»® º»»üð ×²¬»®»¬ ·²½±³» ìîôïêì Ý±²¬®·¾«¬·±² º®±³ °®±°»®¬§ ±©²»®ð Ó·½»´´¿²»±«ð Ì®¿²º»® ·²ð Total Sources42,164 Û¨°»²¼·¬«®» ú Ñ¬¸»® Ë» îôïèë Ì®¿²º»® ±«¬ Ý¿°·¬¿´ Ð®±¶»½¬èèôîèê Total Uses90,471 Total Available$8,290,177($48,307)$8,241,870 Ú·ª» Ç»¿® Ì»¬ Ë·²¹ Ú·®¬ ×² Ú·®¬ Ñ«¬ Ó»¬¸±¼ Î»³¿·²·²¹ Ë²°»²¬ Ú«²¼ Î»°®»»²¬ Û²¼·²¹ Ú«²¼ Þ¿´¿²½»Ö«²» íðô îðïíÝ±³³·¬³»²¬Ë²°»²¬ Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððêüìôçïèôðîïüìôçïèôðîïüð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððéîôîðçôçëìîôîðçôçëìð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððèéðèôìêïéðèôìêïð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îððçîðìôììïîðìôììïð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïðééôçééééôçééð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïïêïôíëíêïôíëíð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïîïçôìççïçôìççð Î»ª»²«» Ý±´´»½¬»¼ º®±³ îðïíìîôïêììîôïêìð Ì±¬¿´ Û²¼·²¹ Ú«²¼ Þ¿´¿²½»üèôîìïôèéðüèôîìïôèéðüð Î»«´¬ æ Ú·ª» Ç»¿® Í°»²¬ Ì»¬ Ó»¬ ·² ¿½½±®¼¿²½» ©·¬¸ Ù±ª»®²³»²¬ Ý±¼» êêððïò Î»³¿·²·²¹ Ý¿°·¬¿´ ×³°®±ª»³»²¬ Ú¿½·´·¬·»ÚÇ ïîñïíÝ±³³·¬³»²¬û Ý±³°´»¬»û º«²¼»¼ ©·¬¸ º»» Í»²·±® Ý»²¬»® ØÊßÝüéïçïððûïððû Í°±®¬ Ý±³°´»¨ Ô·¹¸¬ Î»¸¿¾ ú Û¨°¿²·±²ëíôëèðèíëôîçëêûïððû Í»²·±® Ý»²¬»® ßÜß ×³°®±ª»³»²¬ìììîèéôïííðûïððû Ý·ª·½ Ý¬®ô ÔÏ Ð¿®µô Ô·¾®¿®§ ßÜß ×³°®±ª»³»²¬ííôîèïîííôêìêðûëëû ÍÎÎ Ð¿®µ·²¹ Ô±¬ ßÜß ×³°®±ª»³»²¬çèïêíôðêéðûïðòëçû Ý±³³«²·¬§ Ð¿®µ Ô¿²¼ ß½¯«··¬·±²ðêôèîîôðïððûïððû Ì±¬¿´üèèôîèêüèôîìïôèéð íê ßÌÌßÝØÓÛÒÌ î Ý·¬§ ±º Ô¿ Ï«·²¬¿ Ü»ª»´±°»® ß¹®»»³»²¬ ß½¬·ª·¬§ ÚÇ ïîñïí øÏÌøåÊÖÙØÏÒÒÏÇÕÐ×ÚÙÈÙÒÏÎÑÙÐÊÝ×ÌÙÙÑÙÐÊÎÝÅÑÙÐÊÇÝËÌÙÛÙÕÈÙÚØÏÌÚÙÈÙÒÏÎÑÙÐÊÝ×ÌÙÙÑÙÐÊË ÙÐÊÙÌÙÚÕÐÊÏÝØÊÙÌôÝÐÉÝÌÅ ÕÐÝÛÛÏÌÚÝÐÛÙÇÕÊÖ÷ÏÈÙÌÐÑÙÐÊûÏÚÙëÙÛÊÕÏÐ Ü¿¬»Ð®±¶»½¬ Ð«®°±»ß³±«²¬×²¬»®»¬ »¿®²»¼Ì±¬¿´ ïðñçñîððêÐ´¿¦¿ Û¬¿¼±Ú»» ×² ´·»« ±º Ñ´¼ Ì±©² Ð¿®µ·²¹ Î»¯«·®»³»²¬ ï èðôððð îïôéìì î ðïôéìì ìï ßÌÌßÝØÓÛÒÌ í ìî CITY MEETING DATE: December 3, 2013 ITEM TITLE: DENY CLAIM FOR DAMAGES FILED BY JOAN CRUTCHFIELD; DATE OF LOSS — SEPTEMBER 13, 2013 AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 3 STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Deny the claim for damages filed by Joan Crutchfield; date of loss — September 13, 2013. EXECUTIVE SUMMARY: • A claim for damages was submitted by Joan Crutchfield on September 13, 2013. • The claim was forwarded to the City's claims administrator, Carl Warren & Company. • After review, Carl Warren & Company has recommended that the claim be rejected. FISCAL IMPACT: The claim was for $630. BACKGROUND /ANALYSIS: The claim is for estimated damage to the claimant's patio gutters and flashing. The claimant stated that leaves from City -owned trees clogged the patio gutters and during a major storm, rainwater backed up from the leaves resulting in water damage to both the gutters and flashing. Carl Warren & Company has recommended rejection of the claim. 43 ALTERNATIVES: As the City's claims administrator is relied on to perform an accurate and thorough preliminary assessment of the claim from a liability standpoint and has recommended rejection of this claim, staff does not recommend an alternative action. Report prepared by: Terry Deeringer, Human Resources /General Services Manager Report approved for submission by: Frank J. Spevacek, City Manager 44 CITY MEETING DATE: December 3, 2013 ITEM TITLE: EXCUSE BOARD MEMBER KEVIN MCCUNE'S ABSENCE FROM THE NOVEMBER 6, 2013, ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MEETING AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 4 STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Approve a request from Board Member Kevin McCune to be excused from the November 6, 2013, Architectural and Landscaping Review Board meeting. BACKGROUND /ANALYSIS: Board Member McCune requested to be excused from the November 6, 2013, Architectural and Landscaping Review Board meeting due to work - related circumstances. The Municipal Code does not allow a member to be absent from two consecutive regular meetings or three scheduled meetings within a fiscal year without causing his /her office to become vacant. A request may be made for Council to excuse a board member's absence after - the -fact, for extenuating circumstances, and the absence would then not be counted toward the limitation on absences. Board Member McCune has had only one other absence during this fiscal year and staff recommends this absence be excused by Council. ALTERNATIVES: Deny Board Member McCune's request to be excused. Denial of the request would result in the absence being counted toward his limitation on absences as noted above. Report prepared by: Les Johnson, Community Development Director Report approved for submission by: Frank J. Spevacek, City Manager «7 ìê CITY MEETING DATE: December 3, 2013 ITEM TITLE: EXCUSE COMMISSIONER MARK WEBER'S ABSENCE FROM THE NOVEMBER 26, 2013, PLANNING COMMISSION MEETING AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 5 STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Approve a request from Commissioner Mark Weber to be excused from the November 26, 2013, Planning Commission meeting. BACKGROUND /ANALYSIS: Commissioner Weber requested to be excused from the November 26, 2013, Planning Commission meeting due to being out of the area. The Municipal Code does not allow a member to be absent from two consecutive regular meetings or three scheduled meetings within a fiscal year without causing his /her office to become vacant. A request may be made for Council to excuse a commission member's absence after - the -fact, for extenuating circumstances, and the absence would then not be counted toward the limitation on absences. Commissioner Weber has had no other absences during this fiscal year and staff recommends this absence be excused by Council. ALTERNATIVES: Deny Commissioner Weber's request to be excused. Denial of the request would result in the absence being counted toward his limitation on absences as noted above. Report prepared by: Les Johnson, Community Development Director Report approved for submission by: Frank J. Spevacek, City Manager IN ìè CITY MEETING DATE: December 3, 2013 ITEM TITLE: APPROVE DEMAND REGISTER DATED DECEMBER 3, 2013 AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: 6 STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Approve Demand Register dated December 3, 2013. EXECUTIVE SUMMARY: None. FISCAL IMPACT: Demand of Cash: -- City $ 1,326,503.01 -- Successor Agency of RDA $ 1,530.00 -- Housing Authority $ 0.00 -- Housing Authority Commission $ 0.00 RArk'r.Pr)1IAln /ANAI VCIC- Between City Council meetings, there is a need to pay routine bills in order to avoid late fees being charged to the City, as well as payroll and related payroll taxes. These items are listed below: Warrants Issued: 101379 - 1013981 $ 18,856.57 101399 - 1014151 $ 133,759.53 101416 - 1014361 $ 275,897.75 Voids} $ (120.00) Wire Transfers} $ 304,634.09 114 Warrants Issued Continued: P/R 36908 - 369101 $ 138,949.87 P/R Tax Transfers} $ 72,044.69 101437 — 1015471 $ 384,010.51 $ 1,328,033.01 In the amounts listed above, there is one voided check — Check No. 99702. The vendor lost the check; therefore, a stop payment was requested and payment was reprocessed. The most significant expenditures being paid on the demand registers listed above are as follows: Significant Expenditures: Vendor: Account Name: Amount: O &J Landscape Const. Construction $237,433.21 O &J Landscape Const. Insurance Claim $189,065.31 CVAG TUMF Payables $ 65,910.48 CV Conservation Comm. MSHCP Mitigation $ 37,430.91 ALTERNATIVES: None. Purpose: SilverRock Irrigation SilverRock Damages Oct. -TUMF Fees Oct.- Mitigation Fees Report prepared by: Sandra Mancilla, Account Technician Report approved for submission by: Robbeyn Bird, Finance Director Attachments: 1 . Wire transfers 2. Demand Register 1'117 ëï ëî ëí ëì ëë ëê ëé ëè ëç êð êï êî êí êì êë êê êé êè CITY MEETING DATE: December 3, 2013 ITEM TITLE: SELECT A REPRESENTATIVE TO THE CHAMBER OF COMMERCE WORKSHOP /INFORMATION EXCHANGE COMMITTEE AGENDA CATEGORY: BUSINESS SESSION: 1 CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Approve the selection of a City Council Member to serve on the Chamber of Commerce Workshop /Information Exchange Committee for three consecutive meetings. EXECUTIVE SUMMARY: • The City Council has a policy of appointing one of its members to serve on the Chamber Workshop Information /Exchange Committee for three consecutive meetings to exchange information on City and Chamber matters. • The current Council representative, Henderson has completed the three meetings. • If the selection of a new representative is approved, they will attend the next bi- monthly meeting in January. BACKGROUND /ANALYSIS: The Chamber Workshop Information /Exchange Committee was established to enable both the Chamber and City to discuss such items as: commercial development, SilverRock Resort, housing activity, business development, marketing, special events, and other items of mutual interest. The Committee is comprised of Chamber of Commerce staff and representatives from the Chamber's Board of Directors as well as City staff and one City Council representative. The last Council appointee to this Committee was Council Member Henderson, who completed her third round of meetings in October. The rotation of appointees has been as follows: M-4 Council Member Terry Henderson (7/2/13) Council Member Linda Evans (12/18/12) Council Member Lee Osborne (5/15/12) Council Member Franklin (12/6/2011) Mayor Adolph (5/17/2011) If Council wishes to continue a rotation, a new Council representative should be appointed at this time. The next meeting will be scheduled in January, once an appointment is made. ALTERNATIVES: Postpone appointment of a Council Member as a representative to the Chamber of Commerce Information /Exchange Committee Workshop. Report prepared by: Edie Hylton, Community Services Director Report approved for submission by: Frank J. Spevacek, City Manager rill CITY MEETING DATE: December 3, 2013 ITEM TITLE: INTRODUCE ORDINANCE TO AMEND THE LA QUINTA MUNICIPAL CODE REGARDING TRUCK ROUTES AGENDA CATEGORY: BUSINESS SESSION: 2 CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: RECOMMENDED ACTION: Move to take up Ordinance No. amending Section 112.56.011 of the La Quinta Municipal Code to change the truck route designation list, by title and number only and waive further reading; and Move to introduce Ordinance No. amending Section 12.56.011 of the La Quinta Municipal Code as set forth in said Ordinance, on first reading. EXECUTIVE SUMMARY: • Truck routes restrict vehicles in excess of three tons to certain roads that are designed to accommodate them (Attachment 1). • Access to non -truck route roads is limited to deliveries /pick -up of merchandise or construction supplies. • Due to complaints from residents concerning noise and safety, staff recommends removing Adams Street, Dune Palms Road, and Blackhawk Way and adding Highway 111 to the list of approved truck routes in the Municipal Code. FISCAL IMPACT: Due to their heavier weight, truck traffic reduces pavement life over time, particularly on residential and collector streets. Therefore, limiting truck traffic to certain arterial streets helps reduce pavement rehabilitation costs. BACKGROUND /ANALYSIS: As required by the Municipal Code, the City Traffic Engineer has recommended, N and the City Council has adopted, an Ordinance designating certain City streets as truck routes in order to restrict access by vehicles in excess of three tons to roads that have been designed to accommodate them. Periodically, it is necessary to review these truck routes to determine if they are still appropriate and necessary based on development patterns, location of commercial corridors, and noise concerns from abutting properties. Numerous complaints have been received regarding noise generated by passing trucks on Adams Street, Dune Palms Road, and Blackhawk Way. Residents have also expressed concerns about trucks driving on roads that are heavily used by children walking to and from school. There are multiple schools adjacent to these roads such as La Quinta High School, John Glenn Middle School, and Amelia Earhart Elementary School with heavier pedestrian and vehicular traffic at the beginning and ending of the school day that make large truck traffic problematic. The City Traffic Engineer has reviewed these roads and has determined they are no longer appropriate to be designated as truck routes. Since most residential construction has been completed in this area of the City and commercial areas can more easily be accessed through remaining truck routes, staff believes the truck route classification for Adams Street, Dune Palms Road, and Blackhawk Way could be eliminated without impacting home construction or local businesses. The remaining truck routes are major through roads or are on commercial corridors where this designation remains appropriate. The City Traffic Engineer also recommends that Highway 1 1 1 be added to the truck route list since this was not done when the City took ownership from the State. ALTERNATIVES: Since this action will address a number of resident concerns while updating the City's truck routes, no alternatives are recommended. Report prepared by: Bryan McKinney, Principal Engineer Report approved for submission by: Timothy R. Jonasson, P.E. Public Works Director /City Engineer Attachment: 1. Vicinity and Truck Route Maps r`a ÑÎÜ×ÒßÒÝÛ ÒÑò ßÒ ÑÎÜ×ÒßÒÝÛ ÑÚ ÌØÛ Ý×ÌÇ ÝÑËÒÝ×Ô ÑÚ ÌØÛ Ý×ÌÇ ÑÚ Ôß ÏË×ÒÌßô ÝßÔ×ÚÑÎÒ×ßô ßÓÛÒÜ×ÒÙ Ì×ÌÔÛ ïîòëê ÑÚ ÌØÛ ÓËÒ×Ý×ÐßÔ ÝÑÜÛ ÉØÛÎÛßÍô ¬¸» Ý¿´·º±®²·¿ Ê»¸·½´» Ý±¼» ¿«¬¸±®·¦» ½·¬·» ¬± »¬¿¾´·¸ ¿²¼ ®»¹«´¿¬» ³¿¨·³«³ ¹®± ©»·¹¸¬ ´·³·¬ ±² ¬®»»¬ «²¼»® ·¬ »¨½´«·ª» ¶«®·¼·½¬·±²ô ¿²¼ ÉØÛÎÛßÍô °«®«¿²¬ ¬± ¿·¼ ¿«¬¸±®·¬§ô ¬¸» Ý·¬§ Ý±«²½·´ »¬¿¾´·¸»¼ ¿ Ì®«½µ Î±«¬» ²»¬©±®µ ·² ïççì ¿²¼ ®»¬®·½¬»¼ ½»®¬¿·² ¬®»»¬ ¬± ¬®«½µ «»ô ¿²¼ ÉØÛÎÛßÍô «°±² ®»ª·»© ±º Í»½¬·±² ïîòëêòðïï Ì®«½µ Î±«¬» Ü»·¹²¿¬»¼ô ¬¿ºº ¸¿ ¼»¬»®³·²»¼ ¬¸¿¬ ½»®¬¿·² ¬®»»¬ ¸±«´¼ ¾» ®»³±ª»¼ º®±³ ¬¸» ²»¬©±®µ ¬± °®±´±²¹ »®ª·½» ´·º» ±º ¬¸» °¿ª»³»²¬ ¿²¼ ¬± »²¸¿²½» ¬¸» ¯«¿´·¬§ ±º ´·º» ·² ¬¸» ¿¼¶¿½»²¬ ²»·¹¸¾±®¸±±¼ô ¿²¼ ¬¸¿¬ ±²» ²»© ¬®»»¬ ¾» ¿¼¼»¼ô ÒÑÉô ÌØÛÎÛÚÑÎÛô ¬¸» Ý·¬§ Ý±«²½·´ ±º ¬¸» Ý·¬§ ±º Ô¿ Ï«·²¬¿ ¼±» ±®¼¿·² ¿ º±´´±©æ ÍÛÝÌ×ÑÒ ïò Ý·¬§ ±º Ô¿ Ï«·²¬¿ Ó«²·½·°¿´ Ý±¼» Ì·¬´» ïîòëê · ¸»®»¾§ ¿³»²¼»¼ ¿ º±´´±©æ ¿÷ ß³»²¼ Í»½¬·±² ïîòëêòðïï Ì®«½µ Î±«¬» Ü»·¹²¿¬»¼ô »» ¿¬¬¿½¸»¼ Û¨¸·¾·¬þ ßþå ÍÛÝÌ×ÑÒ î ò ÛÚÚÛÝÌ×ÊÛ ÜßÌÛ æ Ì¸· Ñ®¼·²¿²½» ¸¿´´ ¾» ·² º«´´ º±®½» ¿²¼ »ºº»½¬ ¬¸·®¬§ øíð÷ ¼¿§ ¿º¬»® ·¬ ¿¼±°¬·±²ò ÍÛÝÌ×ÑÒ í ò ÐÑÍÌ×ÒÙæ Ì¸» Ý·¬§ Ý´»®µ ¸¿´´ô ©·¬¸·² ïë ¼¿§ ¿º¬»® °¿¿¹» ±º ¬¸· Ñ®¼·²¿²½»ô ½¿«» ·¬ ¬± ¾» °±¬»¼ ·² ¿¬ ´»¿¬ ¬¸®»» °«¾´·½ °´¿½» ¼»·¹²¿¬»¼ ¾§ ®»±´«¬·±² ±º ¬¸» Ý·¬§ Ý±«²½·´ô ¸¿´´ ½»®¬·º§ ¬± ¬¸» ¿¼±°¬·±² ¿²¼ °±¬·²¹ ±º ¬¸· Ñ®¼·²¿²½»ô ¿²¼ ¸¿´´ ½¿«» ¬¸· Ñ®¼·²¿²½» ¿²¼ ·¬ ½»®¬·º·½¿¬·±²ô ¬±¹»¬¸»® ©·¬¸ °®±±º ±º °±¬·²¹ ¬± ¾» »²¬»®»¼ ·²¬± ¬¸» Þ±±µ ±º Ñ®¼·²¿²½» ±º ¬¸» Ý·¬§ ±º Ô¿ Ï«·²¬¿ò ÐßÍÍÛÜô ßÐÐÎÑÊÛÜ ¿²¼ ßÜÑÐÌÛÜ ô ¿¬ ¿ ®»¹«´¿® ³»»¬·²¹ ±º ¬¸» Ô¿ Ï«·²¬¿ Ý·¬§ Ý±«²½·´ ¸»´¼ ¬¸· í®¼¼¿§ ±º Ü»½»³¾»®ô îðïí ¾§ ¬¸» º±´´±©·²¹ ª±¬»æ ßÇÛÍæ ÒÑÛÍæ ßÞÍÛÒÌæ ßÞÍÌß×Òæ éí Ñ®¼·²¿²½» Ò±ò ÁÁÁ Í»½¬·±² ïîòëêòðïï Ì®«½µ Î±«¬» Ü»·¹²¿¬»¼ ß¼±°¬»¼æ Ü»½»³¾»® íô îðïí Ð¿¹» î ÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁ ÜÑÒ ßÜÑÔÐØô Ó¿§±® Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ ßÌÌÛÍÌæ ÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁ ÍËÍßÒ ÓßÇÍÛÔÍô Ý·¬§ Ý´»®µ Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ øÝ×ÌÇ ÍÛßÔ÷ ßÐÐÎÑÊÛÜ ßÍ ÌÑ ÚÑÎÓæ ÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁ Óò ÕßÌØÛÎ×ÒÛ ÖÛÒÍÑÒô Ý·¬§ ß¬¬±®²»§ Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ éì Ñ®¼·²¿²½» Ò±ò ÁÁÁ Í»½¬·±² ïîòëêòðïï Ì®«½µ Î±«¬» Ü»·¹²¿¬»¼ ß¼±°¬»¼æ Ü»½»³¾»® íô îðïí Ð¿¹» í ÍÌßÌÛ ÑÚ ÝßÔ×ÚÑÎÒ×ß ÷ ÝÑËÒÌÇ ÑÚ Î×ÊÛÎÍ×ÜÛ ÷ ò Ý×ÌÇ ÑÚ Ôß ÏË×ÒÌß ÷ ×ô ÍËÍßÒ ÓßÇÍÛÔÍô Ý·¬§ Ý´»®µ ±º ¬¸» Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ô ¼± ¸»®»¾§ ½»®¬·º§ ¬¸» º±®»¹±·²¹ ¬± ¾» ¿ º«´´ô ¬®«»ô ¿²¼ ½±®®»½¬ ½±°§ ±º Ñ®¼·²¿²½» Ò±ò ø»²¬»® ²«³¾»®÷ ©¸·½¸ ©¿ ·²¬®±¼«½»¼ ¿¬ ¿ ®»¹«´¿® ³»»¬·²¹ ±² ¬¸» ø¼¿¬»÷ ¼¿§ ±º ø³±²¬¸÷ô ø§»¿®÷ô ¿²¼ ©¿ ¿¼±°¬»¼ ¿¬ ¿ ®»¹«´¿® ³»»¬·²¹ ¸»´¼ ±² ¬¸» ø¼¿¬»÷ ¼¿§ ±º ø³±²¬¸÷ô ø§»¿®÷ô ²±¬ ¾»·²¹ ´» ¬¸¿² ë ¼¿§ ¿º¬»® ¬¸» ¼¿¬» ±º ·²¬®±¼«½¬·±² ¬¸»®»±ºò × º«®¬¸»® ½»®¬·º§ ¬¸¿¬ ¬¸» º±®»¹±·²¹ Ñ®¼·²¿²½» ©¿ °±¬»¼ ·² ¬¸®»» °´¿½» ©·¬¸·² ¬¸» Ý·¬§ ±º Ô¿ Ï«·²¬¿ ¿ °»½·º·»¼ ·² Ý·¬§ Ý±«²½·´ Î»±´«¬·±² Ò±ò îððêóïïëò ÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁ ÍËÍßÒ ÓßÇÍÛÔÍô Ý·¬§ Ý´»®µ Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ ÜÛÝÔßÎßÌ×ÑÒ ÑÚ ÐÑÍÌ×ÒÙ ×ô ÍËÍßÒ ÓßÇÍÛÔÍô Ý·¬§ Ý´»®µ ±º ¬¸» Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ô ¼± ¸»®»¾§ ½»®¬·º§ ¬¸¿¬ ¬¸» º±®»¹±·²¹ ±®¼·²¿²½» ©¿ °±¬»¼ ±² ô °«®«¿²¬ ¬± Ý±«²½·´ Î»±´«¬·±²ò ÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁÁ ÍËÍßÒ ÓßÇÍÛÔÍô Ý·¬§ Ý´»®µ Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ éë éê EXHIBIT "A" 12.56.011 Truck Routes Designated. The following streets and portions of streets are designated and established as truck routes: Street Name of Portion Affected Adams Street In its entirety through the City Adams Street Airport Boulevard In its entirety through the City Avenida Bermudas Avenue 52 south to Eisenhower Drive Avenue 48 In its entirety through the City Avenue 50 In its entirety through the City Avenue 52 Avenida Bermudas east to City Limits Avenue 54 In its entirety through the City Avenue 58 In its entirety through the City Avenue 60 In its entirety through the City Calle Sinaloa Eisenhower Drive east to Avenida Bermudas Calle Tampico Eisenhower Drive east to Washington Street Dune Palms Road Miles Avenue south to Avenue 48 Eisenhower Drive In its entirety through the City Fred Waring Drive In its entirety through the City Highway 111 In its entirety through the City Jefferson Street In its entirety through the City Madison Street In its entirety through the City Miles Avenue In its entirety through the City Monroe Street In its entirety through the City Washington Street In its entirety through the City Westward Ho Drive Dune Palms Road east to Adams Street The City Traffic Engineer shall erect and maintain appropriate signs on those streets affected by this ordinance. Such signs shall be erected at all intersections of truck routes. and at all intersections of designated routes within the boundary lines of the city, or the terminus of the route. éé ßÌÌßÝØÓÛÒÌ ï éè èð CITY MEETING DATE: December 3, 2013 ITEM TITLE: OVERVIEW OF UNMANNED AIRCRAFT SYSTEMS PROGRAM AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: 1 PUBLIC HEARING: RECOMMENDED ACTION: Receive and file report on the unmanned aircraft systems program. EXECUTIVE SUMMARY: • The Federal Aviation Authority (FAA) is under congressional mandate to enable integration of unmanned aircraft systems (UAS) into civil airspace by 2015. • Community Safety Consulting Group (CSCG) is exploring the viability of a local UAS program utilizing a public aircraft less than 25 pounds to increase public safety resources. • These aircraft would supplement search and rescue activities, aid in responding to public safety emergencies, and assist with disaster preparedness efforts. FISCAL IMPACT: None. This is an informational item to educate the City Council on UAS and its associated laws and ordinances. BACKGROUND /ANALYSIS: A UAS is operated and under direct control of a pilot. The flight path of the aircraft uses geographic waypoints for navigation and provides a live video feed to the pilot. The aircraft is subject to FAA regulations and can be used to support public safety air and ground operations. 81 Í±«®½»æ ËòÍò ÜÑÌô Úßß Í·²½» ¬¸» »¿®´§ ïççðô «²³¿²²»¼ ¿·®½®¿º¬ §¬»³ ¸¿ª» ±°»®¿¬»¼ ±² ¿ ´·³·¬»¼ ¾¿· ·² ²¿¬·±²¿´ ¿·®°¿½»ò Ë²¬·´ ®»½»²¬´§ô ËßÍ ¸¿ª» «°°±®¬»¼ °«¾´·½ ±°»®¿¬·±² ´·µ» ³·´·¬¿®§ ¿²¼ ¾±®¼»® »½«®·¬§ ±°»®¿¬·±²ò Ì¸» ´·¬ ±º °±¬»²¬·¿´ «» · ²±© ®¿°·¼´§ »¨°¿²¼·²¹ ¿²¼ °«¾´·½ ±°»®¿¬±® ½¿² ²±© ¿½½» ¿ª·¿¬·±² ®»±«®½» ·² ¿ ³±®» ½±¬ »ºº»½¬·ª» ³¿²²»®ò Ì¸» Úßß · ®»ª¿³°·²¹ ·¬ ®»¹«´¿¬·±² ±² ËßÍ ¾»½¿«» ¬¸» ½«®®»²¬ ¬¿²¼¿®¼ °´¿½» ¬¸» «²³¿²²»¼ ¿·®½®¿º¬ ·² ¬¸» ¿³» ½¿¬»¹±®§ ¿ ³¿²²»¼ ¿·®½®¿º¬ô ©¸·½¸ ®»¯«·®» ¬¿²¼¿®¼·¦»¼ ¼»·¹² °»½·º·½¿¬·±² ¿²¼ ³¿¨·³«³ ¿º»¬§ ¿²¼ ®»´·¿¾·´·¬§ ±º ¿·®½®¿º¬ ±°»®¿¬·±²ò ÝÍÝÙ ¸¿ ½±²¼«½¬»¼ °®±¹®¿³ ±ª»®ª·»© º±® Í¸»®·ºº Í¬¿² Í²·ººô »ª»®¿´ ´±½¿´ °±´·½» ½¸·»ºô Ý±¿½¸»´´¿ Ê¿´´»§ ß±½·¿¬·±² ±º Ù±ª»®²³»²¬ Ð«¾´·½ Í¿º»¬§ Ý±³³·¬¬»»ô ¿²¼ ¬± ¬¸» Ý·¬§ Ý±«²½·´ ±º Ý±¿½¸»´´¿ ¿²¼ Ð¿´³ Ü»»®¬ò Ì¸»·® ¹±¿´ · ¬± °®±ª·¼» »¼«½¿¬·±² ±² ¬¸» ËßÍ ¿²¼ ¼·½« º«¬«®» ·²¬»¹®¿¬·±² ±º «²³¿²²»¼ ¿·®½®¿º¬ §¬»³ ©·¬¸·² ¬¸» Ý±¿½¸»´´¿ Ê¿´´»§ò ÝÍÝÙ · ½±³°®·»¼ ±º ®»¬·®»¼ °«¾´·½ ¿º»¬§ ±ºº·½·¿´ô ¿·®´·²» °·´±¬ô ¿²¼ ½±²«´¬¿²¬ º®±³ ¬¸» «²³¿²²»¼ ¿·®½®¿º¬ ½±³³«²·¬§ò Ñ² Ñ½¬±¾»® ïëô îðïíô Ú®¿²µ Ì¿§´±®ô ®»°®»»²¬·²¹ ÝÍÝÙô ®»¯«»¬»¼ ¿ ¬«¼§ »·±² ¾»º±®» Ý·¬§ Ý±«²½·´ ±² ¬¸· ·¬»³ò Î»°±®¬ °®»°¿®»¼ ¾§æ Ý¸®· Û½±¾»¼±ô ß·¬¿²¬ ¬± Ý·¬§ Ó¿²¿¹»® Î»°±®¬ ¿°°®±ª»¼ º±® «¾³··±² ¾§æ Ú®¿²µ Öò Í°»ª¿½»µô Ý·¬§ Ó¿²¿¹»® èî èí èì èë èê DEPARTMENT REPORTS: 1 P MEMORANDUM TO: Honorable Mayor and Members of the City Council FROM: Edie Hylton, Community Services Director DATE: December 3, 2013 RE: ART IN PUBLIC PLACES STRATEGIC PLAN The Community Service Department has prepared an analysis, inventory and recommendations for an update to the Art in Public Places Program Strategic Plan (attached). The recommendations were a result of information gleaned from community input, the analysis of the Art in Public Places records, and the current condition, location and diversity of the art work. Topics in this report include: • Purpose of the Program • Current inventory of the collection • Art Acquisition • Preventative Maintenance • Funding the Program • Recommendations • Art locations and an updated map The information has been shared with staff from both the La Quinta Arts Foundation and Palm Desert Art in Public Places to obtain additional feedback regarding the Art in Public Places Program and the Civic Center Art Purchases (art purchased at the La Quinta Art Festival). The report also includes specific topics such as De- accessioning Artwork, Art on Loan, and Art Donations to the City. The Strategic Plan recommends the placement of artwork throughout the City, including SilverRock Resort; utilize the Museum, Library, City Hall and La Quinta Park for more exhibits and cultural activities; and collaborate with La Quinta Historical Society, La Quinta Arts Foundation, and Old Town Artisans Studio. The City should seek to purchase a diversity of art work. Promote the public art program and collection through the City website, art maps, Facebook, and community partners as new pieces are purchased. Attachment: Art in Public Places Strategic Plan 87 èè èç ìÇÊÌÍÉ× éèêûè÷õóùìðûî çð ûÊÈûÙËÇÓÉÓÈÓÍÎèÔ×ìÇÚÐÓÙìÊÍÙ×ÉÉ ìçúðóùìêíù÷éé çï øíîûèóíîé øÍÎÛÈÓÍÎÉ ìÊ×Æ×ÎÈÛÈÓÆ×ïÛÓÎÈ×ÎÛÎÙ× çî ø÷ûùù÷ééóíî ø×ÛÙÙ×ÉÉÓÍÎ öÇÎØÓÎÕÈÔ×ìÊÍÕÊÛÏ çí ê×ÙÍÏÏ×ÎØÛÈÓÍÎÉ ê÷ùíïï÷îøûèóíîé çì ê÷ùíïï÷îøûèóíîé çë ùçêê÷îèóîæ÷îèíêã ûÊÈóÎìÇÚÐÓÙìÐÛÙ×Éûìì çê ùçêê÷îèóîæ÷îèíêã ùÓÆÓÙù×ÎÈ×ÊûÊÈìÇÊÙÔÛÉ×É çé ùçêê÷îèóîæ÷îèíêã çè ùçêê÷îèóîæ÷îèíêã çç ùóèãíöðûëçóîèû ûÊÈÓÎìÇÚÐÓÙìÐÛÙ×É ÷ÎÈÊÛÎÙ×ïÍÎÇÏ×ÎÈÉ ùÛÔÇÓÐÐÛöÛÏÓÐÃüôÛÌÌÃìÍÓÎÈ ø×É×ÊÈéÙ×Î×üðÛëÇÓÎÈÛùÛÊåÛÉÔ ðÛëÇÓÎÈÛôÓÕÔéÙÔÍÍÐïÛÉÙÍÈïÇÊÛÐ ðÛëÇÓÎÈÛùÍÇÊÈöÍÇÎÈÛÓÎÉ ÷ÛÕÐ×ÉüðÍÅ×¬ÉôÛÊØÅÛÊ× ø×É×ÊÈøÍÐÏ×ÎüûÏÍÊ×ê×ÉÈÛÇÊÛÎÈ øÍÎüêÛÎÙÔÍðÛëÇÓÎÈÛ úÊÓØÕ×êÛÓÐÓÎÕÉ åÛÉÔÓÎÕÈÍÎéÈÊ××È÷ÓÉ×ÎÔÍÅ×ÊøÊÓÆ×ûØÛÏÉ ùÓÆÓÙù×ÎÈ×ÊùÛÏÌÇÉ éÌÓÊÓÈÍÖðÛëÇÓÎÈÛúÊÍÎÂ×ê×ÐÓ×ÖïÛÌîÛÈÓÆ× ûÏ×ÊÓÙÛÎèÔ×Ï×ïÍÉÛÓÙÉîÛÈÓÆ×ûÎÓÏÛÐèÊÛÙÑÉ ðÛëÇÓÎÈÛïÍÇÎÈÛÓÎêÛÎÕ×Éø×ØÓÙÛÈÓÍÎùÍÇÊÛÕ× ÛÎØôÍÎÍÊéÇÎÛÎØïÍÍÎÚ×ÛÏ ï×ÏÍÊÓÛÐ éÈÛÎ¬ÉæÓÉÓÍÎð×ÛØ×ÊÍÖÈÔ×ìÛÙÑöÐÍÅÓÎÕìÊ×É×ÎÙ× é×ÎÓÍÊù×ÎÈ×Ê éÍÐÓÈÇØ×ôÓÉÈÍÊÓÙÛÐðÛëÇÓÎÈÛïÇÊÛÐ êÇÎÎÓÎÕöÊ××ü÷ÏÚÛÉÉÃéÇÓÈ×É öÊÓÈÂúÇÊÎÉìÛÊÑ øÛÎÙ×ÉÅÓÈÔðÛÎØÉÙÛÌ×ÉïÍÉÛÓÙÉõÛÈ×ÅÛÃÈÍÈÔ× ø×É×ÊÈóÎÚ×ÈÅ××Î÷ÛÊÈÔéÑÃéÌÊÛÃèÍÅ×ÊÉ åÛÐÑÈÔÊÍÇÕÔûÊÙÔéÙÇÐÌÈÇÊ× öÓÉÔèÊÛÌÅÓÈÔú×ÛÊüùÍÆ×íÛÉÓÉ íÐØèÍÅÎðÛëÇÓÎÈÛ æÓÐÐÛÕ×ú×ÐÐèÓÐ×ïÇÊÛÐÉ ÷ÎÒÍÃÈÔ×êÓØ×úÇÉéÈÍÌ èÓÏ×éÈÊ×ÛÏóóüæÓÐÐÛÕ×êÍÇÎØÛÚÍÇÈ ôÓÉÈÍÊÓÙïÇÊÛÐüðÛëÇÓÎÈÛïÇÉ×ÇÏ ÎêÛÎÙÔ ûÎØÛÐÇÉÓÛÎôÍÊÉ×ÛÎØêÓØ×ÊüûÎØÛÐÇÉÓÛ ìÍÊÈÛÐÍÖìÍÌÌÓ×É øÍÇÚÐ×øÓÌÌ×Ê éÓÕÎÛÐúÍÄ×ÉÚÃòÇÐÓ×ñÓÊÑ éÓÕÎÛÐúÍÄ×ÉÚÃïÛÊÓÛôÇÎÈ öÍÊÏÍÊ×ÓÎÖÍÊÏÛÈÓÍÎÊ×ÕÛÊØÓÎÕûÊÈÓÎìÇÚÐÓÙìÐÛÙ×É ìÐ×ÛÉ×ÙÍÎÈÛÙÈÈÔ×ùÍÏÏÇÎÓÈÃé×ÊÆÓÙ×ø×ÌÛÊÈÏ×ÎÈ ÍÊÅÅÅÐÛËÇÓÎÈÛÍÊÕÙÍÏÏÇÎÓÈÃÉ×ÊÆÓÙ×É ïðð CITY MEETING DATE: December 3, 2013 ITEM TITLE: ADOPT ORDINANCE 517 TO REVISE TITLE 8 OF THE LA QUINTA MUNICIPAL CODE AND ADOPT THE 2013 CALIFORNIA BUILDING STANDARDS CODE WITH LOCAL AMENDMENTS AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: 1 RECOMMENDED ACTION: Hold a public hearing and Adopt Ordinance No. 517 on second reading. EXECUTIVE SUMMARY: • The 2013 California Building Standards Code ( "the Code ") will be automatically effective for all building permits requested on or after January 1, 2014. • The City may adopt amendments to the Code, provided they are "reasonably necessary due to local climatic, geological, or topographical conditions." • The proposed amendments address hazards created by the City's arid climate, limited rainfall, high temperatures, surrounding mountainous terrain, and earthquakes. • Proposed amendments specific to the 2013 California Fire Code have been recommended by the Riverside County Fire Department. • The Ordinance eliminates redundant text, rescinds adoption of unneeded codes, and reformats text to improve readability. • If the City Council elects to take no action on this item, the Code will still take effect on January 1, 2014; existing City amendments will be invalid and unenforceable, requiring separate action to repeal them. FISCAL IMPACT: None. `11 BACKGROUND /ANALYSIS: The California Building Standards Commission ( "Commission ") recently adopted the Code, which will automatically apply statewide to all applications for building permits submitted on or after January 1, 2014. California Health and Safety Code Section 17958 authorizes local jurisdictions to amend the Code adopted by the Commission upon making express findings that such modifications are reasonably necessary due to local climatic, geological, or topographical conditions. Coinciding with the Commission's triennial adoption schedule, the City has adopted similar ordinances roughly every three years since 1985. While changes to the City's local amendments can be made at any time, the triennial adoption of the statewide code provides a convenient, regular opportunity to review and modify the affected portions of the Municipal Code for consistency and clarity. The most significant local amendment reduces the size of a non - residential building eligible for construction without automatic fire sprinklers. Where, historically the City allowed non - residential buildings as large as 5,000 square feet to not have sprinklers, the new provisions will require sprinklers in non - residential buildings 3,600 square feet or larger in size. California has required fire sprinklers in all new one- and two - family dwellings and townhouses, regardless of size, since 2011. In addition, although the City has adopted the Uniform Swimming Pool, Spa and Hot Tub Code and the Uniform Sign Code since 1985, the current proposal eliminates those adoptions because all necessary provisions for construction and code enforcement related to those items are now contained within other State and municipal codes. Other changes are primarily for typographical corrections, textual coordination, and cleanup of La Quinta Municipal Code section numbering. A summary of the proposed local amendments is attached (Attachment 1). If approved, the Ordinance will adopt the State - mandated Code with the City's local amendments. In accordance with State provisions, a public hearing is required in conjunction with the second reading of the proposed ordinance. ALTERNATIVES: If no action is taken on this item, the Code will take effect on January 1, 2014 with no local amendments, which would leave existing text in the La Quinta Municipal Code invalid and in conflict with State law. This would remove protections that the City deemed necessary in previous Code adoption actions and require subsequent action by the City to repeal the invalid provisions. Therefore, staff does not recommend an alternative. f[+Y' Report prepared by: Greg Butler, Building Official /Emergency Manager Report approved for submission by: Les Johnson, Community Development Director Attachment: 1 . 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[[450,1212,500,1273][12][,I,][Z@RC945.tmp]] [[600,1273,2300,1334][12][,I,][Z@RC945.tmp]]ïêò É·²¼±©´» ¾«·´¼·²¹ ¸¿ª·²¹ ¿² ±½½«°¿²¬ ´±¿¼ ±º º·º¬§ øëð÷ ±® [[600,1334,800,1395][12][,I,][Z@RC945.tmp]]³±®»ò [[450,1395,500,1456][12][,I,][Z@RC945.tmp]] [[450,1455,2301,1516][12][,I,][Z@RC945.tmp]]Ýò Ú·®» ¿°°¿®¿¬« ¿½½» ®±¿¼ò Í»½¬·±² ëðí ±º ¬¸» Ý¿´·º±®²·¿ Ú·®» Ý±¼» · [[450,1516,1776,1577][12][,I,][Z@RC945.tmp]]¿¼±°¬»¼ ·² ·¬ »²¬·®»¬§ ©·¬¸ ¬¸» º±´´±©·²¹ ¿³»²¼³»²¬æ [[450,1577,500,1638][12][,I,][Z@RC945.tmp]] [[600,1638,1551,1699][12][,I,][Z@RC945.tmp]]ïò Í»½¬·±² ëðíòïòï ±º ¬¸» Ý¿´·º±®²·¿ Ú· [[1512,1638,2300,1699][12][,I,][Z@RC945.tmp]]®» Ý±¼» · ¿³»²¼»¼ ¬± ¿¼¼ ¬¸» [[600,1699,1120,1760][12][,I,][Z@RC945.tmp]]º±´´±©·²¹ »¨½»°¬·±²æ [[750,1820,1026,1881][12][B,I,][Z@RCAD5.tmp]]Û¨½»°¬·±²æ [[992,1820,2300,1881][12][,I,][Z@RC945.tmp]] É¸»®» ¿°°®±ª»¼ ¾§ ¬¸» º·®» ½±¼» ±ºº·½·¿´ô º·®» [[750,1881,1629,1942][12][,I,][Z@RC945.tmp]]¿°°¿®¿¬« ¿½½» ®±¿¼ ¸¿´´ ¾» °» [[1605,1881,2300,1942][12][,I,][Z@RC945.tmp]]®³·¬¬»¼ ¬± ¾» »¨»³°¬»¼ ±® [[750,1942,1412,2003][12][,I,][Z@RC945.tmp]]³±¼·º·»¼ º±® ±´¿® °¸±¬±ª±´ [[1373,1942,2151,2003][12][,I,][Z@RC945.tmp]]¬¿·½ °±©»® ¹»²»®¿¬·±² º¿½·´·¬·»ò [[600,2064,1563,2125][12][,I,][Z@RC945.tmp]]îò Í»½¬·±² ëðíòîòî ±º ¬¸» Ý¿´·º±®²·¿ Ú· [[1525,2064,2301,2125][12][,I,][Z@RC945.tmp]]®» Ý±¼» · ¸»®»¾§ ¿³»²¼»¼ ¬± [[600,2124,1019,2185][12][,I,][Z@RC945.tmp]]®»¿¼ ¿ º±´´±©æ [[750,2246,1242,2307][12][B,I,][Z@RCAD5.tmp]]ëðíòîòî ß«¬¸±®·¬§ò [[1209,2246,2301,2307][12][,I,][Z@RC945.tmp]] Ì¸» º·®» ½±¼» ±ºº·½·¿´ ¸¿´´ ¾» ¬¸» ±²´§ [[750,2307,2301,2368][12][,I,][Z@RC945.tmp]]¿«¬¸±®·¬§ ¿«¬¸±®·¦»¼ ¬± ¼»·¹²¿¬» º·®» ¿°°¿®¿¬« ¿½½» ®±¿¼ô [[750,2368,2300,2429][12][,I,][Z@RC945.tmp]]º·®» ´¿²» ¿²¼ ³±¼·º§ ¬¸» ³·²·³«³ º·®» ´¿²» ¿½½» ©·¼¬¸ º±® [[750,2428,1379,2489][12][,I,][Z@RC945.tmp]]º·®» ±® ®»½«» ±°»®¿¬·±²ò [[600,2550,2301,2611][12][,I,][Z@RC945.tmp]]íò Í»½¬·±² ëðíòí ±º ¬¸» Ý¿´·º±®²·¿ Ú·®» Ý±¼» · ¼»´»¬»¼ ·² ·¬ »²¬·®»¬§ [[600,2611,1399,2672][12][,I,][Z@RC945.tmp]]¿²¼ ®»°´¿½»¼ ©·¬¸ ¬¸» º±´´±©·²¹æ 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[[900,665,1588,726][12][,I,][Z@RC945.tmp]]·³°´»³»²¬»¼ ¿ ¿°°®±ª»¼ ¾§ [[1566,665,2113,726][12][,I,][Z@RC945.tmp]] ¬¸» º·®» ½±¼» ±ºº·½·¿´ò [[600,786,1252,847][12][,I,][Z@RC945.tmp]]ìò ß ²»© Í»½¬·±² ëðíòé · [[1227,786,2300,847][12][,I,][Z@RC945.tmp]] ¿¼¼»¼ ¬± Í»½¬·±² ëðí ±º ¬¸» Ý¿´·º±®²·¿ Ú·®» [[600,847,1218,908][12][,I,][Z@RC945.tmp]]Ý±¼» ¬± ®»¿¼ ¿ º±´´±©æ [[750,969,1996,1030][12][B,I,][Z@RCAD5.tmp]]ëðíòé Ô±¿¼·²¹ ¿®»¿ ¿²¼ °¿»²¹»® ¼®±°ó±ºº ¿®»¿ò [[1962,969,2300,1030][12][,I,][Z@RC945.tmp]] Ñ² °®·ª¿¬» [[748,1030,2301,1091][12][,I,][Z@RC945.tmp]]°®±°»®¬·»ô ©¸»®» º·®» ¿°°¿®¿¬« ¿½½» ®±¿¼ ¿®» «¬·´·¦»¼ º±® [[750,1090,1282,1151][12][,I,][Z@RC945.tmp]]´±¿¼·²¹ ±® «²´±¿¼·²¹ [[1256,1090,2284,1151][12][,I,][Z@RC945.tmp]]±® «¬·´·¦»¼ º±® °¿»²¹»® ¼®±°ó±ºº ±® °·½µó [[750,1151,2301,1212][12][,I,][Z@RC945.tmp]]«°ô ¿² ¿¼¼·¬·±²¿´ »·¹¸¬ øè÷ º»»¬ ±º ©·¼¬¸ ¸¿´´ ¾» ¿¼¼»¼ ¬± ¬¸» [[750,1212,2176,1273][12][,I,][Z@RC945.tmp]]³·²·³«³ ®»¯«·®»¼ ©·¼¬¸ º±® ¬¸» º·®» ¿°°¿®¿¬« ¿½½» ®±¿¼ò [[450,1273,500,1334][12][,I,][Z@RC945.tmp]] [[450,1334,1448,1395][12][,I,][Z@RC945.tmp]]Üò ß½½» ¬± ¾«·´¼·²¹ ±°»²·²¹ ¿²¼ ®±±º [[1417,1334,2300,1395][12][,I,][Z@RC945.tmp]]ò Í»½¬·±² ëðìòï ±º ¬¸» Ý¿´·º±®²·¿ [[450,1395,2301,1456][12][,I,][Z@RC945.tmp]]Ú·®» Ý±¼» · ¿³»²¼»¼ ¬± ¿¼¼ ¬¸» º±´´±©·²¹ ´¿²¹«¿¹» ¬± ¬¸» »²¼ ±º ¬¸» º·®¬ [[448,1455,746,1516][12][,I,][Z@RC945.tmp]]°¿®¿¹®¿°¸æ [[450,1516,500,1577][12][,I,][Z@RC945.tmp]] [[600,1577,1572,1638][12][,I,][Z@RC945.tmp]]É¸»®» ¹®±«²¼ ´¿¼¼»® ¿½½» · ¬¸» ±²´ [[1534,1577,2301,1638][12][,I,][Z@RC945.tmp]]§ ³»¿² ¬± ®»¿½¸ ¬¸» ¸·¹¸»¬ [[598,1638,1490,1699][12][,I,][Z@RC945.tmp]]°±·²¬ ±² ¬¸» ¾«·´¼·²¹ô ¬¸» º·²·¸»¼ [[1468,1638,2300,1699][12][,I,][Z@RC945.tmp]] ¹®¿¼» ±² ¿´´ »¨¬»®·±® ·¼» ±º [[600,1699,2301,1760][12][,I,][Z@RC945.tmp]]¾«·´¼·²¹ ¸¿´´ ¾» º´¿¬ ¿²¼ º®»» ±º ¿²§ ±¾¬®«½¬·±² ¬¸¿¬ ©±«´¼ ·²¬»®º»®» [[600,1759,2301,1820][12][,I,][Z@RC945.tmp]]©·¬¸ ¹®±«²¼ ´¿¼¼»® °´¿½»³»²¬ò Ì¸· ¼·¬¿²½» º®±³ ¬¸» ¾«·´¼·²¹ ¬± [[600,1820,1302,1881][12][,I,][Z@RC945.tmp]]º·²·¸»¼ ¹®¿¼» ¸¿´´ ¾» ¼»¬»®³ [[1295,1820,1875,1881][12][,I,][Z@RC945.tmp]]·²»¼ ¾§ ¬¸» Ú·®» Ý¸·»ºò [[450,1881,500,1942][12][,I,][Z@RC945.tmp]] [[450,1942,1266,2003][12][,I,][Z@RC945.tmp]]Ûò Ú·®» °®±¬»½¬·±² ©¿¬»® «°°´·»ò [[450,2003,500,2064][12][,I,][Z@RC945.tmp]] [[600,2064,1551,2125][12][,I,][Z@RC945.tmp]]ïò Í»½¬·±² ëðéòëòë ±º ¬¸» Ý¿´·º±®²·¿ Ú· [[1512,2064,2300,2125][12][,I,][Z@RC945.tmp]]®» Ý±¼» · ¿³»²¼»¼ ¬± ¿¼¼ ¬¸» [[600,2124,1102,2185][12][,I,][Z@RC945.tmp]]º±´´±©·²¹ ´¿²¹«¿¹»æ [[750,2246,1695,2307][12][B,I,][Z@RCAD5.tmp]]ëðéòëòë Ý´»¿® Í°¿½» ß®±«²¼ Ø§¼®¿²¬ò [[1662,2246,2301,2307][12][,I,][Z@RC945.tmp]] ß íóº±±¬ øçïì ³³÷ ½´»¿® [[750,2307,2301,2368][12][,I,][Z@RC945.tmp]]°¿½» ¸¿´´ ¾» ³¿·²¬¿·²»¼ ¿®±«²¼ ¬¸» ½·®½«³º»®»²½» ±º º·®» [[750,2368,2301,2429][12][,I,][Z@RC945.tmp]]¸§¼®¿²¬ô Ú·®» Ü»°¿®¬³»²¬ ½±²²»½¬·±²ô »¨¬»®·±® º·®» °®±¬»½¬·±² [[750,2428,1557,2489][12][,I,][Z@RC945.tmp]]§¬»³ ½±²¬®±´ ª¿´ª»ô ±® ¿²§ [[1541,2428,2300,2489][12][,I,][Z@RC945.tmp]]±¬¸»® »¨¬»®·±® º·®» °®±¬»½¬·±² 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ëðèòï ±º ¬¸» Ý [[1202,1638,2219,1699][12][,I,][Z@RC945.tmp]]¿´·º±®²·¿ Ú·®» Ý±¼» · ¿³»²¼»¼ ¿ º±´´±©æ [[750,1759,1630,1820][12][,I,][Z@RC945.tmp]]É¸»®» ®»¯«·®»¼ ¾§ ±¬¸»® »½¬·±² [[1605,1759,2300,1820][12][,I,][Z@RC945.tmp]] ±º ¬¸· ½±¼» ¿²¼ ·² ¿´´ [[750,1820,1560,1881][12][,I,][Z@RC945.tmp]]¾«·´¼·²¹ ½´¿·º·»¼ ¿ ¸·¹¸ó®·» [[1536,1820,2300,1881][12][,I,][Z@RC945.tmp]] ¾«·´¼·²¹ ¾§ ¬¸» Ý¿´·º±®²·¿ [[750,1881,1350,1942][12][,I,][Z@RC945.tmp]]Þ«·´¼·²¹ Ý±¼»ô ¿²¼ ¾«·´¼ [[1329,1881,2300,1942][12][,I,][Z@RC945.tmp]]·²¹ ¹®»¿¬»® ¬¸¿² íððôððð ¯«¿®» º»»¬ [[750,1942,2300,2003][12][,I,][Z@RC945.tmp]]·² ¿®»¿ô ¿²¼ Ù®±«° ×óî ±½½«°¿²½·» ¸¿ª·²¹ ±½½«°·»¼ º´±±® [[750,2003,1523,2064][12][,I,][Z@RC945.tmp]]´±½¿¬»¼ ³±®» ¬¸¿² éë º»»¬ ¿ [[1500,2003,2300,2064][12][,I,][Z@RC945.tmp]]¾±ª» ¬¸» ´±©»¬ ´»ª»´ ±º º·®» [[750,2064,2300,2125][12][,I,][Z@RC945.tmp]]¼»°¿®¬³»²¬ ª»¸·½´» ¿½½»ô ¿ º·®» ½±³³¿²¼ ½»²¬»® º±® º·®» [[750,2124,2301,2185][12][,I,][Z@RC945.tmp]]¼»°¿®¬³»²¬ ±°»®¿¬·±² ¸¿´´ ¾» °®±ª·¼»¼ ¿²¼ ¸¿´´ ½±³°´§ ©·¬¸ 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®»¼«²¼¿²¬ ´¿²¹«¿¹» ©·¬¸·² ¬¸» ¿¼±°¬·±² ¾§ ®»º»®»²½» ½´¿«»ò ìðòÛ´·³·²¿¬» ½¸¿°¬»® º±®³»®´§ ±½½«°·»¼ ¾§ ®»´±½¿¬»¼ Î»·¼»²¬·¿´ Ý±¼»ò ìïòÛ´·³·²¿¬» ½¸¿°¬»® º±®³»®´§ ±½½«°·»¼ ¾§ ®»´±½¿¬»¼ Ù®»»² Þ«·´¼·²¹ Í¬¿²¼¿®¼ Ý±¼»ò ýýý ïìê CITY MEETING DATE: December 3, 2013 ITEM TITLE: ADOPT RESOLUTIONS TO DENY A GENERAL PLAN AMENDMENT FROM LOW DENSITY RESIDENTIAL TO GENERAL COMMERCIAL AND ZONE CHANGE FROM LOW DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL FOR A 4.35 ACRE PARCEL LOCATED AT THE SOUTHWEST CORNER OF AVENUE 58 AND MONROE STREET AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: 2 RECOMMENDED ACTION: Adopt a Resolution to deny General Plan Amendment 2013-126, subject to certain findings; and Adopt a Resolution to deny Zone Change 2013 -144, subject to certain findings. EXECUTIVE SUMMARY: • Hammer Family Trust ( "Applicant "), proposed an amendment to the La Quinta General Plan Land Use Map, to change a 4.35 acre parcel of land from low density residential to general commercial and also proposed a zone change for the area. • No development applications have been proposed for this parcel to date. • City staff reviewed the request and recommended approval based on the area's eventual need for, at a minimum, limited development of commercial services. • The Planning Commission recommends denial of the request based on the lack of a proposed development application, and no apparent change in circumstances since the last General Plan revision. FISCAL IMPACT: None. 147 BACKGROUND /ANALYSIS: In February 2013, the Applicant engaged in discussions with City staff regarding the property located at the southwest corner of Avenue 58 and Monroe Street (Attachment 1), and then filed the applications in May 2013. During staff review of the request and its potential impact on the surrounding area, several factors were considered in determining the scope of the request, including potential expansion of the site area to facilitate a larger grocery store within a neighborhood center. After discussing potential expansion scenarios, staff, at the request of the applicant, processed the application as submitted. Land Use Staff's review focused on commercial land use implications to the site and the surrounding area. Such a request should consider existing commercial sites and factors affecting their development potential, as well as how designation of additional commercial property would impact current land use patterns including the built environment. Staff considered the following factors when analyzing the request: • Appropriate Size: Historically, Neighborhood Commercial (NC) centers average 8 to 10 acres and includes 75,000 to 100,000 square feet of building area. Consequently, the size of this site at 4.35 acres limits its development potential to a smaller commercial operation, such as a convenience store or "quick stop" type commercial project. Although smaller in size, such a commercial development would be able to serve the area's need for convenience retail and automotive fuel services. • Land Use Suitability: The site is currently designated for low density residential development at up to 4 units per acre; however, current zoning restrictions applicable to southeast area properties would limit lot size to no less than 20,000 square feet. The site is also impacted by an Imperial Irrigation District transmission line tower, which affects its suitability for residential development. • Anticipated Demand: At present, there are nearly 70 acres of predominantly vacant land designated for commercial use within approximately one mile of the subject site. The majority of this land is in the County (Vista Santa Rosa), within the City's sphere of influence (SOI) and designated as commercial on the City's General Plan. Much of the SOI property is not designated by the County as commercial. Within the City, there are approximately 25 acres of undeveloped commercially zoned land in close proximity to the subject property. The expressed need for nearby grocery and /or other services could be partially addressed by a development of this scope and nature. 148 • Location: Commercial sites generally locate at major intersections, within an adequate service demand area. While the site is at a major corner, the surrounding area currently lacks substantial residential development. Although a site of this size has limitations and a larger site could allow for more development options, it could support a small convenience retail facility. • Economic Considerations: Considering that the area appears to have minimal commercial opportunities, and with the majority of the area's commercially designated lands in the County's jurisdiction, the City may wish to facilitate a current potential interest within City limits. Staff considered these factors with the site's locational advantages over similar commercial designated properties in the area. Expanding the amount of commercial land to the west and south of the subject property, in order to increase its commercial /mixed use development potential, was also explored. Other existing commercial designated properties in close proximity to the Avenue 58 and Monroe Street intersection also lends some reasonable support to the applicant's request, as the commercial designation of the subject property could result in the establishment of a stronger commercial node at this intersection. Based on these factors, development of the site with a small commercial facility could meet some of the area's demand for commercial services. Traffic The proposed change in land use warranted analysis of potential traffic impacts. The analysis (Attachment 2) concluded that the proposed land use change will not create significant impacts to the General Plan build out conditions at critical intersections and road segments in the vicinity of the project. However, a more detailed traffic impact study would be required during the entitlement process. PLANNING COMMISSION RECOMMENDATION: On November 12, 2013, the Planning Commission held a public hearing and voted, 3 to 1, to recommend denial of the General Plan Amendment and Zone Change requests. The Commission heard testimony, primarily in opposition to the proposal, from homeowners and representatives of Piazza Serena (Attachment 3). Staff also received multiple emails in the days leading up to the hearing in opposition of the proposal (Attachment 4). The Commission's decision was predicated on a lack of evidence that there is a current need for commercial services in the area, based in part that the applicant did not have a development proposal accompanying the request, and a lack of change in circumstances in the area since the last General Plan Update and land use analysis in February 2013. `« AGENCY and PUBLIC REVIEW: SB18 Review The General Plan Amendment was subject to review by Native American Tribal organizations, under SB 18 requirements. No consultation requests were received during the 90 -day tribal consultation request period. Public Agency Review This request was sent to all applicable City departments and affected public agencies on May 24, 2013. All written comments received from agencies are on file and available for review with the Community Development Department. Public Notice The proposed applications and Planning Commission recommendation were advertised in The Desert Sun newspaper on November 22, 2013. To date, no further comments have been submitted. Any further comment received will be provided at the City Council hearing. ALTERNATIVES: Alternative actions include granting approval of the request subject to staff's November 12, 2013 recommendation to the Planning Commission for approval; remanding the matter back to the Planning Commission for further consideration, with any specific direction as deemed appropriate by City Council; continuing the matter to a date specified by City Council; or, tabling the request for future consideration with a new hearing date to be determined. In the event City Council decides to approve the applications, staff has prepared the necessary support documentation. Report prepared by: Wallace Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1. Vicinity Map 2. Traffic Impact Analysis, dated September 24, 2013 3. November 12, 2013 Planning Commission meeting minutes 4. 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ßÌÌßÝØÓÛÒÌï Ê×Ý×Ò×ÌÇÓßÐ ÌØÛÐßÔÓÍ ÝÑËÒÌÎÇÝÔËÞ Ôß ÐÙßÉÛÍÌ ÏË×ÒÌßÎ×ÊÛÎÍ×ÜÛ ÝÑËÒÌÇ ÐÎÑÖÛÝÌÍ×ÌÛ ßÊÛÒËÛëè ÍÌÎÛÛÌ ßÒÜßÔËÍ×ß ÓÑÒÎÑÛ Î×ÊÛÎÍ×ÜÛ ÝÑËÒÌÇ Ôß ÏË×ÒÌß Ø¿³³»®Ú¿³·´§Ì®«¬ Ò ÙÐßîðïíïîêåÆÝîðïíïìì ïëç ïêð ATTACHMENT 2 TO: Tim Jonasson, Director of Public Works FROM: Nazir Lalai, City Traffic Engineer I RE: FOCUSED TRAFFIC IMPACT MEMO FOR GPA 2013-126; HAMMER FAMILY TRUST W111 The ninth edition of the Institute of Transportation Engineers Trip Generation Manual includes rates for single family housing, shopping centers and gas stations. The daily and peak hour trip generation associated with the uses permitted under the existing residential zoning and the proposed commercial uses are summarized in Table 1. LAND USE QUANTITY ITE DAILY AM Peak our PM Peak our CODE IN OUT IN OUT Single Family 9 SFDU 210 86 2 7 6 3 Residential Gas Station and Market Six Pumps 944 1014 37 36 42 42 � 4,000 SF I Shopping Center 1 13,500 SF 820 576 1 8 5 24 26 111.11 Based on count data available from the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis for the street system in the area, it was estimated that trips from the proposed uses on the 4.35 acres of property would be distributed as follows: data and other information from the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis. The Levels of Service were calculated for the followinla- The Existing Conditions and General Plan Build Out Levels of Service without project traffic are those documented in the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis. project related peak hour and daily traffic shown in Table I to the critical intersections and road segments shown in Tables 3 and 4 using the trip distribution shown in Table 2. 2 162 ïêí ïêì ïêë ïêê ATTACHMENT3 Ð®·²½·°¿´ Ð´¿²²»® É¿´´§ Ò»¾·¬ °®»»²¬»¼ ¬¸» ¬¿ºº ®»°±®¬ô ¿ ½±°§ ±º ©¸·½¸ · ±² º·´» ·² ¬¸» Ý±³³«²·¬§ Ü»ª»´±°³»²¬ Ü»°¿®¬³»²¬ò Ý¸¿·®°»®±² Þ¿®®±© ¼»½´¿®»¼ ¬¸» ÐËÞÔ×Ý ØÛßÎÒÙ ÑÐÛÒ ¿¬ éæîè °ò³ò Ð«¾´·½ Í°»¿µ»®æ Ó®ò É¿§²» Î»³¾±´¼ô Ü»ª»´±°»® ©·¬¸ Î»³¾±´¼ Ð®±°»®¬·»ô ÔÔÝòô îÏÌÊÒÝÐÚïìÔÕÐÊÌÏÚÉÛÙÚ¸·³»´ºô ¹¿ª» ¿ ¾®·»º ±ª»®ª·»© ±º ¬¸» °®±¶»½¬ô ¿²¼ ÝÐËÇÙÌÙÚÊÖÙûÏÑÑÕËËÕÏÐËÑÍÉÙËÊÕÏÐË îÉÜÒÕÛëÎÙÝÓÙÌñÌöÏÇÝÌÚûÉÒÈÙÌî÷ýçÙËÊÌÙËÕÚÙÐÊòÝíÉÕÐÊÝûýÔ ·²¬®±¼«½»¼ ¸·³»´ºô ¿·¼ ¬¸» ¿°°´·½¿²¬ ¸¿ ®»±´ª»¼ ¿´´ ·«» ¬¸» ÐÙß É»¬ ß±½·¿¬·±² ¿²¼ ®»·¼»²¬ ¸¿¼ ¿¼¼®»»¼ô ¿²¼ ©¿ 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Þ¿®®±©ò ÒÑÛÍæ Ý±³³··±² É»¾»®ò ßÞÍÛÒÌæ Ý±³³··±²»® É·´µ·²±²ò ßÞÍÌß×Òæ Ò±²»ò ÞËÍ×ÒÛÍÍ ÍÛÍÍ×ÑÒÔðÏÐÙ ÝÑÎÎÛÍÐÑÒÜÛÒÝÛ ßÒÜ ÉÎ×ÌÌÛÒ ÓßÌÛÎ×ßÔÔðÏÐÙ ÝÑÓÓ×ÍÍ×ÑÒÛÎ ×ÌÛÓÍ ïò Í¬¿ºº ²±¬»¼ ¬¸» Ý·¬§ Ý±«²½·´ ³»»¬·²¹ ±º Ò±ª»³¾»® ëô îðïí ©¿ ½¿²½»´´»¼ò úõìùûêïìÑëõêùñë ó Ò±²» ßÜÖÑËÎÒÓÛÒÌ Ì¸»®» ¾»·²¹ ²± º«®¬¸»® ¾«·²»ô ·¬ ©¿ ³±ª»¼ ¿²¼ »½±²¼»¼ ¾§ Ý±³³··±²»® Þ´«³ñÉ®·¹¸¬ ¬± ¿¼¶±«®² ¬¸· ³»»¬·²¹ ¿¬ çæïê °ò³ò Ó±¬·±² °¿»¼ «²¿²·³±«´§ò Î»°»½¬º«´´§ «¾³·¬¬»¼ô ÓÑÒ×Õß ÎßÜÛÊßô Í»½®»¬¿®§ Ý·¬§ ±º Ô¿ Ï«·²¬¿ô Ý¿´·º±®²·¿ ÐÔßÒÒ×ÒÙ ÝÑÓÓ×ÍÍ×ÑÒ Ó×ÒËÌÛÍ é ÒÑÊÛÓÞÛÎ ïîô îðïí ïéï ïéî Roger Greenwald 81805 Il Serenata Drive La Quinta, CA 92253 (858) 603-4228 City of La Quinta - City Council 78495 Calle Tampico La Quinta, CA RE: Zone Change 2013-144 To: City Council I am a homeowner located in the community located across 58Ave from the proposed development, and presented th arguments against approving this zoning change at the La Quinta planning commission meeting held on November 12, 2013. At that meeting I and severalof my neighbors presented our opinions that this rezoning was not necessary based upon the availability of appropriately zoned properties in proximity to the site under consideration, and that implementation of the zoning change would adversely affect our community. Objections raised were that we would suffer from increased light pollution, increased noise, increased pollutionwith deleterious health effects, increased crime, and reduced property values. Although the planning commission recommended denial of the project application we were also chided by one member of that commission for bringing only opinion and not facts. He stated quite emphatically that only facts could sway his position and that we did not have any in evidence. Fortunately I understood and took to heart this message. As it happens I am anoptical physicist by way of education, and work as a consultant in the medical deviceand diagnosticindustry. My day to day activitiesinvolve among other things performing research and evaluating risks based upon data. The purpose of this document and my continued opposition to this project is entirelybased upon data, and that data is attached to this document for your reading pleasure. The attached documents were unless otherwise stated obtained by searching the PUBMED database. If you are not acquainted with this resource here is what they say of themselves: “PubMed comprises more than 23 million citations for biomedical literature from MEDLINE, life science journals, and online books.” Light and sound measurements were taken by me using scientificinstruments and may be easily repeated and confirmed by city engineers should you find it necessary and prudent. Let’s look at the various claims in light of the literature. ïéí úÇÓÐØÓÎÕÍÖÛÕÛÉÉÈÛÈÓÍÎÛÎØÏÓÎÓÏÛÊÈÅÍÇÐØÓÎÙÊ×ÛÉ×ÌÍÐÐÇÈÓÍÎÛÎØÌÍÉ×ÛÔÛÂÛÊØÈÍÍÇÊÔ×ÛÐÈÔ In short, there is ample evidence in the scientific literature that living or working in proximity to gas stations raises the probability of a number of hazards including everything from cancer to genetic mutations to vision and hearing changes. Tab 1: The attached paper titled “Auditory brainstem response in gas station attendants” describes some of the effects of organic solvents that are constituents of gasoline. The study found that 19% of individuals working at gas stations had statistically significant alterations in the central hearing system. Tab 2: The attached paper titled “Changes in DNA Methylation Patterns in Subjects Exposed to Low-Dose Benzene” studied gas station attendants and urban traffic officers. They foundthat exposure to airborne benzene was higher in gas station attendants than in traffic officers. Their conclusion states: “our study showed for the first time that low-level benzene exposure is associated in normal subjects with DNA methylation changes that reproduce the aberrant epigenetic patterns found in malignant cells.” The changes described are common in leukemia. Tab 3: The attached paper titled “Increased Mitochondrial DNA Copy Number in Occupations Associated with Low-Dose Benzene Exposure” discovered mutations to subjects DNA based on exposure to low levels of benzene as found in gasoline. Tab 4: The attached paper titled “Long Term Occupational Exposure to Organic Solvents Affects Color Vision, Contrast Sensitivity and Visual Fields” is self explanatory after reading the title. Tab 5: The paper titled “Psychophysical Evaluation of Achromatic and Chromatic Vision of Workers Chronically Exposed to Organic Solvents” also examined gas station workers. As in the previous reference, they found the same types of visual degradation. Tab 6: The attached abstracttitled “Parkinson’s Disease and Occupation: Differences in Associations by Case Identification Method Suggest Referral Bias” finds that the risk of Parkinson’s is 2.6 times higher than the population average for gas station workers. Tab 7: The attached paper titled “Mortality of filling station attendants” found that the rate of cancers in filling station employees was elevated relative to the general population. In men there were increased rates of non-Hodgkin’s lymphoma and for esophageal and nervous system cancers. Tab 8: The attached paper titled “Toxicity and genotoxicity of wastewater from gasoline stations” describes toxic compounds found in properly treated runoff from gas stations. Tab 9: The attached paper titled “Is It Safe to Live Near a Gas Station?” was published in Scientific American. The article states: “Despite all the modern health and safety guidelines they must follow, gas stations can still pose significant hazards to neighbors, especially children. Some of the perils include ground-level ozone caused in part by gasoline fumes, groundwater hazards from petroleum products leaking into the ground, and exposure hazards from other chemicals that might be used at the station” ïéì ÇÓÐØÓÎÕÍÖÛÕÛÉÉÈÛÈÓÍÎÛÎØÏÓÎÓÏÛÊÈÅÍÇÐØÓÎÙÊ×ÛÉ×ÙÊÓÏ× The belief of my neighbors that gas stations and mini-marts would bring increased crime to our doors is well founded as well. It isn’t an opinion;it is demonstrated by independent research funded by the US Department of Justice. Tab 10: The attached paper titled “Multistate Study of Convenience Store Robberies” waspublished by the Justice Research and Statistics Association and was funded by a grant from the U.S. Department of Justice. The study states that “after taxicabs, convenience stores have the highest prevalence of workplace homicide and also have very high rates of robbery”. Tab 11: The attached paper titled “Robbery of Convenience Stores” was published by the U.S. Department of Justice. The study states that “Over the last 30 years there has been little change in the number of convenience store robberies.” It goes on to say that convenience stores not located in shopping centers or strip malls had a higher crime rate. This appears to this reader to indicate that rural locations such as the proposed site have the highest crime rates among convenience stores, which already get high marks for their elevated homicide and robbery rates. úÇÓÐØÓÎÕÍÖÛÕÛÉÉÈÛÈÓÍÎÛÎØÏÓÎÓÏÛÊÈÅÍÇÐØØ×ÙÊ×ÛÉ×ÌÊÍÌ×ÊÈÃÆÛÐÇ×É Given the likely increase in crime as discussed in section 2, the question of the effect of that crime on property values becomes open to investigation. Tab 12: The attached paper titled“Do Crime Rates Affect Housing Prices” explores that potential. The author concludes that “The hypothesis that crime affects housing prices negatively has been proved by this research.” Tab 13 shows the results of my mapping of crimes in La Quinta and thesurrounding areas over the past 30 days. The map clearly shows that Piazza Serena is located in a very low crime area. úÇÓÐØÓÎÕÍÖÛÕÛÉÉÈÛÈÓÍÎÛÎØÏÓÎÓÏÛÊÈÅÍÇÐØÓÎÙÊ×ÛÉ×ÎÍÓÉ×ÌÍÐÐÇÈÓÍÎ Why might agas station and mini-mart increase neighborhood noise? Cars and trucks. A simple calculation provided in the attachment shows that we’d expect an increase of around 200 cars per day just for the gas station. The mini- mart would likely have customers arriving by car that do not stop to refuel, thus making my numbers even more conservative. More importantly, these cars would not only arrive and depart during most people’s working hours, but would continue into the evening hours. Tab 14shows the sound level data that I measured recently using a sound meter /data logger. As expected, the sound levels are higher on weekdays than on the weekend – in large due to the increased traffic. The data shows that the noise level on a typical weekday is reduced by around 7pm. This corresponds to the end of the work day. However, a new gas station and mini-mart would do business well past 6pm. Even if restrictions limited hours to 11pm this would create significant additional noise into the evening hours when, after a day atwork we wish to relax in our yards. Of course gas stations and mini- marts are equally busy on weekends, so we’d say farewell to those quiet times as well. ïéë úÇÓÐØÓÎÕÍÖÛÕÛÉÉÈÛÈÓÍÎÛÎØÏÓÎÓÏÛÊÈÅÍÇÐØÓÎÙÊ×ÛÉ×ÐÓÕÔÈÌÍÐÐÇÈÓÍÎ Tab 15shows light level data that I collectedusing a lux meterbothin my yard and across the street from a small established gas station in La Quinta. In order to be fair I avoided large stations along the 111 corridor as these are exceptionally brightly lit.The station chosen is the Village Market located on Avenida Montezuma. Light measurements were taken from across the street at a distance similar to that from the proposed site to our houses. I additionally measured incident light in the parking lot across the street from the Circle K mini-mart also located in La Quinta Village. The measurements indicate that the light level in proximity to such a gas stationand/or mini-martis approximately 100 to 160 times that observed in our neighborhood at this time. ðÛÙÑÍÖøÇ×øÓÐÓÕ×ÎÙ× Finally,those of us expressingopposition to the project were chided at the last meeting for not having done due diligence before we purchased our houses: the implication being that we haveno basis for complaint. This seems to me to bea case of blaming the victims. I for one did look at the zoning maps before purchasing my house. You will not be surprised to learn that the property across the street from my housewas not zoned commercial. Perhaps Mr. Hammer and the Hammer Family Trust did not exercise due diligence when theypurchased this lot. If theyhad it would have been quickly discovered that the landwas not zoned for commercial use.A prudent buyer might have conferredwith the residents of Piazza Serena before purchasingthe land. If theyhad there would be no reason for surprise at our reaction to thisrezoningrequest. ïéê ïéé ïéè ïéç ïèð ïèï ïèî ïèí ïèì ïèë ïèê ïèé ïèè ïèç ïçð ïçï ïçî ïçí ïçì ïçë ïçê CITY MEETING DATE: December 3, 2013 ITEM TITLE: ADOPT A RESOLUTION TO APPROVE USE OF FISCAL YEAR 2014/2015 COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS AND AUTHORIZE THE CITY MANAGER TO SUBMIT APPLICATIONS TO RIVERSIDE COUNTY ECONOMIC DEVELOPMENT AGENCY AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: 3 RECOMMENDED ACTION: Adopt a resolution approving the use of Fiscal Year 2014/2015 Community Development Block Grant funds in the estimated amount of $145,000 for the Boys and Girls Club Fee Waiver /Reduction Program ($21,000); National Community Renaissance of California for center and lighting improvements at Vista Dunes Apartments ($19,310); and the City of La Quinta for certain American with Disabilities Act improvements at multiple City public parks ($104,690); and authorize the City Manager to submit applications to the Riverside County Economic Development Agency. EXECUTIVE SUMMARY: • The Community Development Block Grant (CDBG) Program provides funds to state and local governments for a variety of community development activities directed toward revitalizing neighborhoods, economic development, and providing improved community facilities and services. • Approximately $145,000 in CDBG funds are expected to be available to the City for FY 2014/2015. • Use of these funds is limited to projects that benefit either low- or moderate income persons; aid in the prevention or elimination of slums or blight; or meet a need having a particular urgency. • City- approved grant applications must be sent to the Riverside County Economic Development Agency (EDA) by no later than December 12, 2013. `RYA The exact amount of CDBG funding will be confirmed in the second quarter of 2014. • Five grant applications were received for Fiscal Year 2014/2015. A summary of the requests are attached (Attachment 1). FISCAL IMPACT: No fiscal impact is anticipated. Upon approval by Department of Housing and Urban Development and Riverside County, the City will be eligible for approximately $145,000 in funds for the project(s) identified in the Resolution. BACKGROUND /ANALYSIS: The City has participated in the CDBG program since 1983. The CDBG program, administered by the U.S. Department of Housing and Urban Development, is an important source of program funding for the City. The EDA administers the program, which includes distribution of annual funding to participating cities for eligible activities meeting national objectives. The CDBG program requires that each activity /project funded, must meet one of three national objectives: benefit to low- and moderate income persons; aid in the prevention or elimination of slums or blight; or meet a need having a particular urgency Five applications were submitted requesting CDBG funding for Fiscal Year 2014/2015. Requests for public service funds (public service funding is limited to a maximum of $21,000) were from the Boys and Girls Club of the Coachella Valley, Family Services of the Desert, and the Coachella Valley Housing Coalition (CVHC), and requests for capital improvements were submitted by the National Core Renaissance of California and the City's Public Works Department. Public Services CDBG funding can be used for certain public services, such as child care, recreation programs, and education programs. The maximum available for public service funds is limited each year by a program formula. Based upon estimated fund allocation for Fiscal Year 2014/2015, up to $21,000 is estimated for public services. The EDA has recommended a minimum funding requirement for CDBG programs at $10,000. The Boys and Girls Club of the Coachella Valley is requesting $30,000 to continue the membership fee waiver /reduction program, which assists low- and moderate - income families in utilizing day care and after school care services provided by the Boys and Girls Club in La Quinta. The fee waiver /reduction will allow approximately 118 students to utilize these services. `I:T. Family Services of the Desert is requesting $6,863 of CDBG funding to provide Mental Health services to low- income individuals and families of La Quinta who experience abuse and maltreatment within the family. The program will provide counseling, education, and intervention services. The Mental Health Counseling program will allow approximately 29 La Quinta residents to utilize these services. The CVHC is requesting $32,762 of CDBG funding for their after school program at Wolff Waters Place. The program is administered by CVHC and serves extremely low -, very low- and low- income families. Program activities include computer classes, tutoring, and homework assistance, which would serve approximately 103 school -age children who reside at Wolff Waters Place. Agency Amount Purpose Boys and Girls Club- La Quinta Unit $30,000 Fee Waiver /Reduction Program Family Services of the Desert $ 6,863 Mental Health Program CVHC $32,762 After School Programs The submitted public service applications propose providing financial assistance to La Quinta residents and students, allowing them to participate in the identified programs or services. Each program provides a great benefit to La Quinta residents and students. Historically, City Council has consistently awarded the public service funds to the Boys and Girls Club of La Quinta, which serves an unlimited group of students from all over La Quinta and not just one area of the City. City staff has monitored and audited use of these funds and has consistently observed proper use and benefit often exceeding the number of students originally identified in the application. Thus, staff supports continuing the awarding of CDBG public service funds to the Boys and Girls Club of La Quinta. Capital Improvements CDBG funding can be used for capital improvements, which include: construction, reconstruction, rehabilitation, handicapped accessibility improvements, and installation. Capital improvement funds can be used for facilities and improvements that are publicly owned, or that are owned by a non - profit agency that is open to the public and can be used anywhere in the city where the improvement will benefit low and moderate income persons or neighborhoods. An estimated allocation of $124,000 is available for Capital Improvements in Fiscal Year 2014/2015. The City's Public Works Department has requested $125,414 for miscellaneous American with Disabilities Act improvements at five of the City -owned public parks. The project will improve pedestrian safety and meets the Department of `DR, Housing and Urban Development's national objectives for the utilization of these funds. National Community Renaissance of California is a non - profit organization requesting $19,310 to install additional storage, fencing for children's play area, and upgrade certain lighting at Vista Dunes Apartment project. The proposed project will improve the use of the community center space for their afterschool program and improve general safety within the Vista Dunes community. Agency Amount Purpose City of La Quinta $125,414 Public Facility Improvement; i.e. construction of ADA improvements at Desert Pride Park, Eisenhower Park, Saguaro Park, Seasons Park, and Velasco Park. National $19,310 Improvements to the Vista Dunes Apartment Community Community Center, installation of security Renaissance fencing, and property lighting Historically, the City has not received more than one capital improvement request. Both capital improvement applications propose improvements to the addressed imminent health and /or safety problems of the projects. Staff recommends awarding capital improvement funds to both applicants, as the parks' American with Disabilities Act improvements have the potential to benefit low and moderate income individuals City -wide and the Vista Dunes Apartment improvements will specifically improve the safety of the low and moderate income Vista Dunes Apartments Community. ALTERNATIVES: City Council may approve and allocate funds to an alternate single applicant in each category, or an alternate combination of applicants and funding amounts in each category. AGENGY AND PUBLIC REVIEW: A public notice was published in The Desert Sun newspaper on November 22, 2013, announcing the availability of funds, the request for applications, and the public hearing dates. 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·³°®±ª»³»²¬ ¿¬ Ê·¬¿ Ü«²» ß°¿®¬³»²¬ò Ì¸» °®±°±»¼ °®±¶»½¬ ©·´´ ·²¬¿´´ ¿¼¼·¬·±²¿´ ¬±®Ý×ÙØÙÐÛÕÐ×ØÏÌÛÖÕÒÚÌÙÐÑËÎÒÝÅÝÌÙÝÝÐÚ «°¹®¿¼» ½»®¬¿·² ´·¹¸¬·²¹ò î¤Ð¿¹» îðì CITY MEETING DATE: December 3, 2013 ITEM TITLE: ADOPT RESOLUTIONS TO APPROVE A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PERMIT AND ACKNOWLEDGE A DETERMINATION OF EXEMPTION PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES FOR THE CONSTRUCTION OF A 230 -UNIT RESIDENTIAL PROJECT ON 42 ACRES WITHIN THE PGA WEST COMMUNITY SUBMITTED BY REMBOLD PROPERTIES, LLC. AGENDA CATEGORY: BUSINESS SESSION: CONSENT CALENDAR: STUDY SESSION: PUBLIC HEARING: 4 RECOMMENDED ACTION: Adopt a Resolution approving Tentative Tract Map No. 36537, subject to certain Findings and Conditions of Approval; and Adopt a Resolution approving Site Development Permit No. 2013 -924, subject to certain Findings and Conditions of Approval. EXECUTIVE SUMMARY: • The proposal includes a subdivision and construction of 230 single - family attached and detached units, and related project amenities and improvements (Attachment 1). • The Tentative Tract Map would subdivide the site into 130 single - family detached lots and 100 condominiums. The Site Development Permit proposes revisions to product types from the approved Site Development Permit . • The proposal is consistent with the PGA West Specific Plan. Staff supports the overall site, architectural, and landscaping design of the proposed project, as conditioned. • The Planning Commission recommends approval of the Tentative Tract Map and Site Development Permit and expressed support of the site and building design. `O FISCAL IMPACT: The proposed project is subject to a pre- existing development agreement, approved in 2008 for the Eden Rock development. This development agreement includes a transient occupancy tax mitigation payment that is assessed when each unit is sold. Based on a comparison of per -unit values for Eden Rock (264 units) and the Signature proposal (230 units), the transient occupancy tax mitigation revenue is not anticipated to vary significantly. BACKGROUND /ANALYSIS: The 41.95-acre project site comprises the former resort core area within PGA West (Attachment 2). Adjacent uses include a golf course and high -end residential, with the Palmer private clubhouse to the west and the Stadium clubhouse immediately to the east. PGA Boulevard is an existing private 4 -lane roadway. The site was originally designated for a 1,000 room hotel. In 2008, the site was approved for a 264 -unit development known as Eden Rock at PGA West. The applicant submitted the revised project based on changes in market conditions. Existing Specific Plan Although the project is changing, the existing specific plan development standards remain applicable. City staff and respective legal counsel determined that a specific plan amendment is not necessary for the project. Subsequently, a determination of substantial conformance was made by the Community Development Director. Site Plan /Tentative Tract The site slopes gradually from north to south. The overall site plan and circulation is illustrated on the cover sheet for Attachment 3. The Estates lots are located along the northern edge of the site, with the Hacienda lots primarily located along the southern site boundary. The Villas units are set in the central portion of the project. The site will be graded in a terraced configuration similar to the original approval. The street system provides for primary entry off PGA Boulevard at the west end of the site, with a secondary one -way egress only provided at the roundabout at Spanish Bay. Various common areas and amenities are provided throughout the site. These include a community building with swimming pool, BBQ area and bocce ball court. There is additional open space provided along meandering pathways located throughout the site. Tentative map grade elevations are generally consistent with those established with the original Eden Rock approval (Attachment 4). Sections are provided to represent the more significant grade variations between product types (Attachment 3, Sheet `zez: C12 and Section 2, Sheet L -1 1). In response to previously voiced homeowner concerns regarding view impacts, the project design includes lots along PGA Boulevard that provide a minimum 45 -foot building setback. These lots will also have units that orient the second story elements toward the interior of the project, providing a lower building profile viewed from outside the project along PGA Boulevard. Golf cart routing is accommodated via a gated cart access point at the east end of the project (Attachment 3, Sheet C11). This gate accesses Lot 136, which will ultimately serve as expanded parking for the Stadium clubhouse. The tentative map is conditioned to require an improvement schedule and access agreement for Lot 136, prior to final map recordation. Architecture Architectural plans are provided for the residential units, as well as the gatehouse, community building and pedestrian portal (Attachment 3, Sections 4 through 8). Architectural styles combine mild elements of Tuscan and Spanish Colonial /Andalusian design. These styles are consistent with the specific plan, and typical of those seen in many La Quinta projects. Landscaping /Lighting Landscaping throughout the project site consists primarily of desert and other low to moderate -water use plants (Attachment 3; Section 2, Sheets L -0 through L -19). The proposed landscape palettes are generally consistent with the specific plan. The project is conditioned to meet the requirements of the City's Water Efficient Landscape ordinance. PGA Boulevard landscaping has been designed based on input from the PGA West Master Homeowners Association. Lighting plans primarily address common parking areas for the Villas units (Attachment 3; Section 3, Sheets L -1 through L -6). Project lighting as conditioned is consistent with the City's outdoor lighting ordinance. PLANNING COMMISSION RECOMMENDATION: On November 12, 2013, the Planning Commission held a public hearing, and unanimously recommended to the City Council approval of the Tentative Tract and Site Development Permit, as recommended by staff. Testimony received voiced support for the proposed project. The Commission expressed its support of the site and building design, and complimented the developer and PGA West homeowners on their cooperative efforts (Attachment 5). AGENCY AND PUBLIC REVIEW: Public Agency Review: %INfl This request was sent to all applicable City departments and affected public agencies on August 1, 2013. All applicable comments received have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on November 22, 2013, and mailed to all property owners within the original PGA West project boundary. Staff has received correspondence from The Club at PGA West and Fairways Homeowners Associations (Attachment 6). Any new comments received will be provided prior to the hearing. ENVIRONMENTAL REVIEW Staff has determined that the proposal is exempt from further California Environmental Quality Act review under Section 15182 (Residential Projects Pursuant to a Specific Plan). A Determination of Substantial Conformance has been made for the Signature at PGA West, with respect to the previously approved Eden Rock at PGA West project, for which a Subsequent Environmental Impact Report (State Clearing House No. 2007061056) was certified by the La Quinta City Council on April 15, 2008. ALTERNATIVES: Alternative actions include approving the Tentative Tract and Site Development Permit with modified conditions of approval that address any specific concern of the Council, directing the matter back to the Planning Commission for further consideration as deemed appropriate by City Council, or, if any unforeseen concerns arise, continuing the matter to a date specified by City Council. Report prepared by: Wally Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1 . 2. 3. 4. 5. 6. Project Information Sheet Vicinity Map Site Development Permit Plan Set Tentative Map Plan Set November 12, 2013 Planning Commission meeting minutes All correspondence received `zef. 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Ì»²¬¿¬·ª» Ì®¿½¬ Ó¿° ÝËËÉÜÑÕÊÊÙÚÇÕÊÖËÊÝØØÑËÌÙÛÏÑÑÙÐÚÝÊÕÏÐËñÏÊÕÏÐÎÝËËÙÚ «²¿²·³±«´§ò ñÏÊÕÏÐÔýÑÏÊÕÏÐÇÝËÑÝÚÙÝÐÚËÙÛ±²¼»¼ ¾§ Ý±³³··±²»® É®·¹¸¬ñÞ´«³ ¬± ¿¼±°¬ Î»±´«¬·±² îðïíóðîê ®»½±³³»²¼·²¹ ¿°°®±ª¿´ ±º Í·¬» Ü»ª»´±°³»²¬ Ð»®³·¬ ®»½±³³»²¼¿¬·±²ò Ó±¬·±² °¿»¼ «²¿²·³±«´§ò Ý±³³··±²»® É·´µ·²±² ®»½«»¼ ¸·³»´º º®±³ ¬¸» ²»¨¬ ·¬»³ ±² ¬¸» ¿¹»²¼¿ ¾»½¿«» ±º ¸· ·²ª±´ª»³»²¬ ©·¬¸ ¬¸» °®±¶»½¬ò íò Û²ª·®±²³»²¬¿´ ß»³»²¬ îðïíóêîçô Ù»²»®¿´ Ð´¿² ß³»²¼³»²¬ îðïíóïîêô ¿²¼ Æ±²» Ý¸¿²¹» îðïíóïìì ¸¿ª» «¾³·¬¬»¼ ¾§ É·´´·¿³ Öò Ø¿³³»® ñ Õ·³ Óò Ø¿³³»® Ì®«¬»»æ Ø¿³³»® Ú¿³·´§ Ì®«¬ô °®±°±·²¹ ¿ ¹»²»®¿´ °´¿² ¿³»²¼³»²¬ º®±³ Ô±© Ü»²·¬§ ®»·¼»²¬·¿´ ø«° ¬± ì «²·¬ñ¿½®»÷ ¬± Ù»²»®¿´ Ý±³³»®½·¿´ ¿²¼ ÐÔßÒÒ×ÒÙ ÝÑÓÓ×ÍÍ×ÑÒ Ó×ÒËÌÛÍ í ÒÑÊÛÓÞÛÎ ïîô îðïí ìïí ìïì ìïë ìïê ìïé INS VIM o� 4auw F �¢��oE�6 MEMORANDUM O TO: Honorable Mayor and Members of the City Council FROM: Les Johnson, Community Development Director DATE: December 3, 2013 SUBJECT: PUBLIC HEARING 2 General Plan Amendment 2013 -126 Zone Change 2013 -144 Hammer Family Trust P [4 2-- �� (� -3- 13 Attached as part of this memorandum, please find email correspondence received regarding the subject general plan amendment and zone change applications. The emails were received by the Community Development Department after the staff report was completed and packets delivered to the City Council. CON RECEIVED i0-13 DEC 93 CHARLESHAWKINS�I�„ 8191311 Serenata Driv TY CLERK'S OUICE La Quinta, CA 922 760- 296 -3967 December 1, 2013 City of La Quinta, CA — Mayor Don Adolph and City Council Members 78495 Calle Tampico La Quinta, CA 92253 RE: General Plan Amendment 2013 -126 Zone Change 2013 -144 Property located at southwest comer of Avenue 58 and Monroe Street TO: Honorable Mayor Don Adolph and City Council Members, I am a homeowner living full time in the Piazza Serena development located immediately north across Avenue 58 from the above referenced General Plan Amendment and Zone Change proposal related to the 4.35 acre property owned by the Hammer Family Trust at the Southeast comer of Avenue 58 and Monroe Street in the City of La Quinta. This letter is to voice my opposition to the above referenced General Plan Amendment and Zone Change proposal. This zone change will definitely have a significant negative impact to the quality of life of all Piazza Serena residents. Following are some of the negative impacts: Increased commercial truck traffic volume will result in greatly increased road noise and road maintenance for the City. Increased auto traffic High intensity lighting flooding the area behind my back yard Increased crime Negative affect on our health from breathing gas station fumes and auto exhaust emissions Decrease already depressed property values Ingress /egress on Avenue 58 is only several feet across from my back yard Piazza Serena has 96 lots of which approximately 60 lots have yet to have a builder put houses on them. This zone change would severely delay or end future development of Piazza Serena. Piazza Serena would become an eye sore for the "Gem of the Desert". Negative impact to Piazza Serena and the City of La Quinta if this project were to be approved would be greater than any benefit it may accrue. d I OR V l A N N i N L Tustin, CA I San Diego, CA I Murrysville, PA 17542 Has, 17,h 5¢ccq Sul,, 100 T.,6., CA 92780 p714.505.6360 f714.505.6361 December 2, 2013 City of La Quinta Community Development Department Attn: Les Johnson, Director 78495 Calle Tampico La Quinta, CA RE: ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) Dear Mr. Johnson: IN 786.002 This letter is in regard to Environmental Assessment 2013 -629 (Initial Study (IS)) and attached Mitigated Negative Declaration (MND) associated with proposed General Plan Amendment (GPA) 2013 -126 and Zone Change (ZC) 2013 -144 (Hamner Family Trust). Sheppard, Mullin, Richter, and Hampton, LLP requested that T &B Planning, Inc. review the IS/MND for compliance with the California Environmental Quality Act (CEQA) (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.). T &B Planning, Inc. is a planning and environmental consulting firm founded in 1974; our firm has been providing CEQA compliance services since 1991. For a majority of our CEQA compliance clients, we act as the primary consultant responsible for managing the CEQA process, preparing CEQA documents, preparing and posting all CEQA notices, and representing the CEQA process and documents at public meetings and hearings. In short, we are CEQA experts. We offer our clients complete objectivity and technical proficiency. This is one of the reasons why every EIR prepared by T &B Planning has been upheld, even when faced with a legal challenge. I have been a CEQA consultant for 20 years, am co-owner and Vice President of T &B Planning, and am certified by the American Institute of Certified Planners (AICP). A majority of my CEQA compliance work is conducted in the Inland Empire and specifically Riverside County, so 1 am familiar with the geography and environmental context of the subject project. My comments presented below are from the perspective of an objective and non - biased third party. In summary, it is my professional opinion that the IS /MND is wholly inadequate to support approval of the proposed project. The IS /MND lacks the depth of analysis required for the City to conclude that the proposed General Plan Amendment (GPA) and Zone Change (ZC) will not have a significant effect on the environment, improperly defers analysis of environmental impacts that are clearly foreseeable, and does not set forth mitigation measures that are evidently necessary to eliminate or avoid significant environmental effects. As such, it would be in the best interest of both the City and the Project Applicant to suspend the public hearing process until a legally adequate CEQA document can be prepared, circulated for public review, and reviewed by the Planning Commission and City Council. www.rbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS A ENVIRONMENTAL ASSESSMENT 201.3 -629 (HAMNER FAMILY TRUST)- December 2, 2013 J Page 2 of 1 I P I ANN ING The IS/MND lacks the depth of analysis required for the City to conclude that the project will not have a significant effect on the environment The IS/MND does not meet the basic requirements of an adequately prepared CEQA document. There is no depth of analysis presented to enable informed public engagement or fully informed public decision - making. The IS/MND does not provide an analysis of every question asked on the IS Checklist. Instead, a very basic and generalized response is provided for each environmental subject topic. In CEQA practitioner terms, this is called a "naked checklist" and is materially deficient to determine the significance of a project's environmental effects. CEQA Guidelines Appendix G gives instructions on use of the checklist and instructs that at least a brief explanation is required for all answers, except for "no impact" answers that are supported by cited information sources. In practice, a generalized response for each topic area can sometimes be found adequate but only if enough information and reference sources are cited. That was not done in this IS /MND. The general answers provided in the IS/MND for each topic area are not backed up by adequate citations, references, or forms of reliable data upon which to make conclusions of impact significance. References to the City's entire General Plan and General Plan FIR are not specific. To be useful as reference sources, section and /or page numbers need to be cited at a minimum. Further, the IS/MND does not identify the significance criteria or thresholds that were used in the evaluation of each question. The IS/MND fails to provide evidence that its conclusions are fact -based and reliable, which renders the IS /MND inadequate by CEQA standards. Environmental analysis of implementing commercial development (a six -pump gas station with 4,000 s f market and 13.500 s.f. of additional commercial space) is improperly deferred Environmental. Assessment 2013 -629 does not include a thorough analysis of the environmental effects associated with implementing commercial development on this property. Instead, the IS/Iv1ND violates a basic premise of CEQA which requires that all reasonable consequences of a project be evaluated. CEQA Guidelines Section 15063(a)(1) requires that an Initial Study consider all phases of project planning, implementation, and operation. Deferring the analysis of reasonably foreseeable consequences of a proposed project and piecemealing projects into sequential parts is not permitted under CEQA because it deprives the decision - makers and the public an understanding of the full magnitude of the project's environmental impacts. Absent an analysis of the future consequences associated with changing this property's land use and zoning designations from Low Density Residential to General Commercial (GPA) and Neighborhood Commercial (ZC), the City, serving as CEQA Lead Agency, is unable to make a fully- informed decision about the GPA and ZC. Even the City's own IS (see Planning Commission Staff Report, Exhibit "B ") under Item 8 "Description of Project" (page 1) instructs to "Describe the whole action involved, including but not limited to later phases of the project and any secondary, support, or ojf- -site features necessary for its implementation. " The response to Item 8 does not follow this instruction and fails to describe "the whole action involved, including but not limited to later phases of the project.... " Further, IS Item 2 (page 3) explicitly instructs that the analysis must "take account of the whole action involved.... " The IS/MND, however, does not consider the whole action because it does not analyze the environmental effects associated www.tbplinning.con, PLANNING I DESIGN I ENVIRONMENTAL J GRAPHICS r 1 LJ ENVIRONMENTAL ASSESSMENT 2013 -629 ® (HAMNER FAMILY TRUST) December 2, 2013 Page 3 of 1 I PLANNING with constructing and operating commercial development on this property. This is a fatal flaw in the CEQA compliance process for this project. If the City approves the proposed GPA and ZC, then the Project Applicant would be required to submit additional discretionary approval applications to implement commercial development on the property. Although it is understood that these implementing applications are not proposed at this time, the development of this property with commercial development is a reasonably foreseeable consequence of the proposed GPA and ZC. Because CEQA requires the whole of an action and the reasonable consequences of a project to be evaluated, the "Project" as defined by CEQA in this case does not simply involve a land use and zoning designation mapping change. It must extend to the reasonable consequences of the action, which is commercial development. The only circumstance under which analysis of future development can be deferred is if the future development is unknown and speculative. In this case, the record shows the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3, and City Council staff report Attachment 2, Figure 1, "Site Plan "). This is a clear indication of a probable future project. Although the exact configuration of these uses on the property may not be known at this time, the development intensity is known, and is required to be fully studied in compliance with CEQA. Mitigation measures are not set forth to eliminate or avoid significant environmental effects. Because the IS/MND defers analysis of the GPA and ZC's reasonably foreseeable consequences (commercial development of a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses), mitigation measures that would be required to ensure that all impacts would be avoided or reduced to below significance levels is also inherently deferred. In the one case where the IS/MND does identify an impact and sets forth mitigation, the mitigation measure.is written in a way that also constitutes deferral. Mitigation Measure No. 1 under Section XV.b., Transportation /Traffic, requires a detailed traffic study to be prepared (in the future) and for fair share costs of critical intersections to be identified (in the future) and paid. This is a classic case of deferred mitigation, which is not allowed by CEQA. The cost of the intersection improvements can be estimated now and the fair share percentage of the Applicant's project also can be calculated now. Specific examples of failings of the environmental analysis: AESTHETICS a. Have a substantial adverse effect on a scenic vista? The checkmark under "Less than Significant Impact" implies that the subject property is either in or visible from a scenic vista; however, no such vistas are identified in the answer. It can be implied that the Image Corridor is the applicable "scenic vista." As. such, the answer states that "Development of the site as a commercial use will evoke a www.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 ® (HAMNER FAMILY TRUST) I December 2, 2013 PLANNI' Page4ofII di eren aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect" (emphasis added as underlined text). For fully informed decision - making, the subjective term "different" should be defined in terms of height, bulk, scale, surface coverage, setbacks, architectural requirements, etc. Even though a specific commercial development plan is not proposed at this time, there is enough information available in the City's Zoning Ordinance to present an objective and fact -based analysis of probable aesthetic effects on the Image Corridor. Also, no data is supplied to conclude that the "height limit restrictions for buildings" would in fact reduce the potential for view impacts. The height limitation in feet or other measurement should be disclosed in the answer. b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? The conclusion reached in the answer, second paragraph, is that "Impacts associated with scenic resources are expected to be generally insignificant. " This is not an adequate conclusion because the public has no idea what the term "generally insignificant" is intended to mean, or whether or not the property is even within the view of a state scenic highway. The checkmark indicates "No Impact" yet the descriptive answer introduces information that renders the conclusion ambiguous. c. Substantially degrade the existing visual character or quality of the site and its surroundings? No answer is given and no specific reference sources are cited on which to base the "No Impact" checkmark. d. Create a new source ofsubsiantial light or glare which would adversely affect day or nighttime views in the area? The conclusion reached in the answer, third paragraph, is that "impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land " The answer provides no substantive data upon which this conclusion is based, presents a "plan to plan" comparison (residential v. commercial) whereas CEQA requires an "existing conditions to plan" analysis, does not quantify the expected "minor increases in light generation" that would be permitted on the site by adhering to the City's Zoning Ordinance Section 9.100.150 "Outdoor Lighting," and does not acknowledge that commercial development and especially the reasonably foreseeable six -pump gas station could be a 24 -hour operation (with a CUP per Zoning Ordinance Section 9.80.040) with bright nighttime illumination. The checkmark indicates "No Impact" yet the descriptive answer includes information that indicates that there will indeed be a new source of artificial light (a commercial development). AGRICULTURE a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? The information given in this answer indicates a clear "yes" to the checklist question. Even though the property is not currently farmed, it is designated by the State as Prime Farmland; therefore, the IS/MND is obligated to give fact -based information about www. tbp lan n i ng. com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) L December 2, 2013 J Page 5 of 1 I PLANNING why the conversion of this land to a non - agricultural use does not constitute a significant impact to agriculture. No such evidence is provided. The response fails to make reference to the mitigation measures and mitigation monitoring and reporting program cited in the General Plan FIR to reduce impacts associated with the conversion of agricultural land to non - agricultural uses. AIR QUALITY The analysis of air quality is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3). Although the exact configuration of these uses on the property and the exact construction specifications may not be known at this time, the development intensity and resultant traffic volumes are known. Thus, air pollutant and greenhouse gas emissions must be calculated, disclosed, and evaluated against SCAQMD or other credible significance thresholds to determine if the proposed project would result in significant direct or cumulative impacts to air quality or climate change or obstruct implementation of the 2012 AQMP or plans, policies. Deferring the analysis is not permitted under CEQA. Further, the City's General Plan includes "Program SC- 1.4.a: Require all new development proposals to demonstrate consistency with the Greenhouse Gas Reduction Plan. " The IS/MND provides no information to enable decision - makers to consider if commercial development on this property would be consistent with the Greenhouse Gas Reduction Plan. BIOLOGICAL RESOURCES Every question is answered "No Impact," yet, the answer does not address questions a), b), c), or d), and gives only a cursory response to questions e) and f). There is not enough information provided to make fact - based conclusions that no impacts to biological resources would occur from developing this property absent the application of mitigation measures. CULTURAL RESOURCES The analysis of cultural resources is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). Because the analysis is deferred, the mitigation measures that are needed to ensure that potential impacts to cultural resources would be avoided or reduced to below significant are not identified. According to the City's General Plan EIR (Figure III -4), the property has a high potential for paleontological resource discovery. Additionally, the General Plan EIR requires as mitigation that all proposed project sites be surveyed to identify any potential cultural resources that may be affected. Because ground - disturbing construction activities are a reasonable consequence of the proposed GPA and ZC, the IS /MND is obligated to disclose the potential for discovery of subsurface resources and set forth mitigation www. rbpka ning. com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS A ENVIRONMENTAL ASSESSMENT 2013 -629. L ® (HAMNER FAMILY TRUST) December 2, 2013 J Page 6 of 11 P LA NN I N _.. measures that would be implemented should significant resources be discovered. Deferral of this information is not permitted under CEQA. GEOLOGY AND SOILS Again, the analysis of environmental impacts is deferred, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). A geotechnical report must be made available now to determine if the site is suitable for commercial development. Deferral of the geotechnical analysis to a future development application deprives the City Council and the public of the facts that are needed to make a fully informed decision about designating this property for commercial use. Furthermore, because a reasonable consequence of the GPA and ZC is the development and operation of a commercial center with a gas station (with inherent storage of large quantities of liquid fuels), the IS/MND fails to analyze the potential impacts associated with exposure of people or structures to potential risk of loss, injury, or death associated with potential seismic upset of the gas station. Deferral of this information is not permitted under CEQA. HAZARDS AND HAZARDOUS MATERIALS The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3 and City Council staff report Attachment 2, Figure 1, "Site Plan "). A gas station involves the transport and storage of a hazardous material (fuel). The IS /MND presents incorrect information that the proposed project would result in only "small quantities" of hazardous materials storage on the property. Detailed analyses of questions a) and b) are warranted. In addition, no citations or references are given to substantiate the checkmarks of "No Impact' under questions c), e), f), and g). The answers to these questions must be evaluated in more detail to ensure CEQA compliance. HYDROLOGY AND WATER OUALITY No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The IS/MND does not provide any information about drainage patterns, groundwater supplies, or water quality. The reasonably foreseeable consequence of the GPA and ZC is the development of this property as a commercial center with a gas station. At a minimum, the IS/MND needs to disclose the locations and capacities of existing storm drain systems to determine whether or not capacity is available to accommodate the development of this property with commercial uses. In addition, the IS/NIND is obligated to identify the receiving waters of the site's runoff and any water quality impairments that may be affected by the reasonably foreseeable development. Commercial development projects and particularly their parking lots are known to discharge heavy metals, organic compounds (i.e., hydrocarbons), oil, grease, trash, and debris in runoff water. Potential pollutants associated with landscaping areas also could include bacteria/viruses, nutrients, pesticides, sediments, and oxygen demanding substances. www.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS 11 i J A ENVIRONMENTAL ASSESSMENT 2013 -629 ® (HAMNER FAMILY TRUST) �@ , December 2, 2013 P LANNIf 0 Page 7 o 11 The IS/MND must disclose this information and evaluate potential impacts to facilitate informed decision - making. LAND USE AND PLANNING The answer to question b) is a circular reference.. In short, the answer states that should the GPA and ZC be approved, any future development project would need to comply with the new (commercial) designations. Instead, the answer to this question should provide a detailed analysis of the project's compliance with the existing, applicable land use plans, policies, and regulations, which it does not accomplish. According to the City's General Plan: "The General Plan is the foundation upon which all land use decisions are based. It is an information and planning guide that provides a framework for making informed decisions about the future of the City. All development proposals must be analyzed and tested for consistency with the goals, policies, and programs in every applicable element of the General Plan. " (General Plan p. 1 -5, "Using the General Plan "). "If a determination is made by the Planning Commission or the City Council that the proposed action is inconsistent with the General Plan, no further action shall be taken without the completion and processing of an EIR which would support a finding of overriding consideration. " (General Plan p. I- 7, "CEQA Review of Consistency). "An amendment to the General Plan constitutes a project under the California Environmental Quality Act (CEQA), and therefore is evaluated for its environmental effects and consistency with other elements of the General Plan. " (General Plan p. 1 -8, "Amending the General Plan: Application Procedures). As such, for any project proposing a GPA, the project's CEQA compliance document must identify any and all applicable General Plan policies that were adopted for the purpose of avoiding or mitigating an environmental effect, and evaluate the GPA's ability to provide an equal or better effect on the environment. Given that the City's General Plan was updated and approved earlier this year, its goals, objectives, and policies are assumed to be current, relevant, and applicable. The IS/MND fails to provide a detailed General Plan consistency analyses. At a minimum, IS/MND must discuss inconsistencies with the General Plan (see Pfeiffer v. City of Sunnyvale (2011) 200 Cal. AppAthe 1552), which it does not. Our review reveals that several General Plan policies would not be met by the proposed GPA. For example, Policy LU -4.1: Encourage compatible development adjacent to existing neighborhoods and infrastructure. The operation of a commercial center with six -pump gas station west of Monroe Street and south of Avenue 58 has the potential to result in aesthetic /lighting, air quality, hazards, and noise www.tbplenning.cotn PLANNING j DESIGN I ENVIRONMENTAL I GRAPHICS J i ENVIRONMENTAL ASSESSMENT2013 -629 (HAMNER FAMILY TRUST) December 2, 20t3 Page 8 of 1 I PLANNING effects on existing residential homes located immediately north of Avenue 58 and other adjacent properties designated for low density residential development. Policy CIA -1.6: Maintain LOS D operating conditions for all corridors and intersections unless maintaining this LOS would, in the City's judgment, be infeasible and/or conflict with the achievement of other goals. Development of the subject property as a commercial center would result in more traffic than the residential development studied by the General Plan. If the City does not apply a condition on the GPA to limit the buildout of this property to the intensity indicated in the traffic memorandum attached to the IS/MND, the City cannot assure that LOS D operating conditions would be met, without additional study and possibly additional mitigation. Program SC- 1.5.c: New development projects shall include vehicular, pedestrian and bicycle connections to the greatest extent possible, both through the project and connecting to adjacent projects. The provision of a new commercial development separated from commercially- designated properties on the opposite side of Monroe Street would, not facilitate vehicular or pedestrian interconnection between adjacent commercial properties or facilitate access between nearby businesses. Policy AQ -1.3 :. Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled. Commercial development of the subject property would generate more vehicular trips and associated mobile source air emissions than would residential development as called for by the existing General Plan. Policy AQ -1.6 :, Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The IS/MND improperly defers the Analysis of air quality emissions associated with commercial development of the property. Policy AQ -1.7 Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City's.GHG Reduction Plan. The IS/MND contains no information to indicate if commercial development of the property would be consistent with the GHG Reduction Plan. Policy N -1.3: New non - residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land The IS/MND improperly defers the analysis of noise effects associated with commercial development of the property. Furthermore, because the General Plan was prepared in a manner that balances land uses throughout the City and its sphere-of- influence, the IS /MND should consider the project's potential to cause indirect land use and planning effects on other nearby, vacant, commercially - designated properties. If the establishment of www.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS J ENVIRONMENTAL ASSESSMENT 2013 -629 a (HAMNER FAMILY TRUST) December 2, 2013 J Page 9 of 11 P l A N N I N c commercial uses on the subject property diminishes the viability of commercial market demand on other commercially- designated properties, those other properties could remain vacant for an extended period of time and disrupt the balance of land uses in the area. NOISE The analysis of noise is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3). Although the exact configuration of these uses on the property may not be known at this time, the development intensity and resultant traffic volumes are known. Thus, operational noise levels associated with vehicular noise and probable stationary noise sources associated with commercial development must be disclosed and evaluated to enable informed decision - making regarding the GPA and ZC. Properties designated for low density residential development area adjacent to this property and are considered sensitive noise receptors. Deferral of this analysis is not permitted under CEQA. PUBLIC SERVICES No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The IS /N4ND fails to provide any information about fire and police protection service capacities and their ability to service this property as a commercial development from existing facilities. Any new development requiring police and fire protection service will have some level of service impact, so the "No Impact" checkmarks are incorrect. TRANSPORTATION /TRAFFIC The detailed traffic study required in the mitigation measure should be prepared now and is not permitted to be deferred pursuant to CEQA Guidelines Section 15063(a)(1). Although the exact configuration of commercial uses on the property may not be known at this time, the development intensity and resultant traffic volumes are known, so there is no reason to defer the disclosure of detailed traffic analysis information. The analysis must evaluate the project's impact on the existing roadway network in addition to an analysis of future years. Determining impacts in year 2035 as the sole basis of significance is not permitted based on CEQA case law (see Sunnyvale West Neighborhood Assn. v. City of Sunnyvale City Council (2010) 190 Cal.App.4th 1351). Additionally, the last paragraph makes reference to incorrect street names, which adds confusion to the decision- making process. www.tbplanninng.com PLANNING J DESIGN I ENVIRONMENTAL I GRAPHICS .4 ENVIRONMENTAL ASSESSMENT 2013 -629 ® (HAMNER FAMILY TRUST) December 2, 2013 P LANNIJ page 10of 11 UTILITIES AND SERVICE SYSTEMS No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The IS/MNEi fails to provide any information about water and wastewater conveyance and treatment facilities and their capacity to service commercial development of this property. Similarly, the IS/MND provides no information about permitted landfill capacities or the volume of solid waste that would be expected from the commercial development. Any development connecting to domestic systems will have some level of impact, so the "No Impact" checkmarks are incorrect. Lastly, the answer refers to potential "conflicts" with Imperial Irrigation District facilities for overhead power lines, but does not disclose the nature of such conflicts. The conclusion is based on a plan to plan (residential vs. commercial) comparison, whereas CEQA requires an existing conditions to plan analysis. MANDATORY FINDINGS OF SIGNIFICANCE Regarding question a), the response defers the analysis of impacts to biological and cultural resources, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). Additionally, the checkbox of "Less than Significant with Mitigation" is not accompanied by any mitigation measures whatsoever, either in this section or in the body of the IS/MND. Regarding question b), the response is a circular reference, As discussed above under "Land Use and Planning," the IS /MND is obligated to provide a detailed analysis of the project's inconsistencies with existing, applicable land use plans, policies, and regulations. The IS/MND does not provide this information, which is a failing of the CEQA compliance process for this project. Furthermore, "fijf a determination is made by the Planning Corimtission or the City Council that the proposed action is inconsistent with the General Plan, no further action shall be taken without the completion and processing of an EIR which would support a finding of overriding consideration. " (General Plan p. 1 -7, "CEQA Review of Consistency). Regarding question c), the IS/MND fails to identify a cumulative study area and any cumulative projects upon which the analysis was based. CEQA Guidelines Section 15130(b) describes two acceptable methods for identifying a study area for purposes of conducting a cumulative impact analysis, and neither were followed. This, again, is a failing of the CEQA compliance process for this project. Regarding question d), no specific reference sources or citations are given for the conclusion and no analyses are presented to support the conclusion that the project would not adversely affect humans. The construction and operation of commercial development on this property has the potential to adversely affect nearby residents associated with artificial lighting, air pollutant emissions, and noise. Adjacent properties designated for low density residential development are sensitive receptors for these types of impacts. www.tbptanning.com PLANNING I DESIGN I ENVIRONMENTAL 1 GRAPHICS E ENVIRONMENTAL ASSESSMENT 2013 -629 �FIAMNER FAMILY TRUST) December 2, 2013 Page 11 of 11 P L A N N I N G In conclusion, the IS/MND needs substantive revision to meet the CEQA Statutes and Guidelines The IS/MND does not support the approval of the proposed project in its current form. My opinion is from the perspective of an objective, experienced, professional CEQA practitioner. Thank you for your time and consideration of these comments. Sincerely, T&B PLANNING, INC. J - Nti� Tracy Zinn Principal Cc: La Qunita City Council Attachment: IS /MND (Environmental Assessment 2013.629) www.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS EXHIBIT "A MITIGATED NEGATIVE DECLARATION Pursuant to the procedures of the City of La Quinta for the implementation of the California Environmental Quality Act, the City has completed an Initial Study for the project described below: Project: General Plan Amendment /Zone Change; Hammer Family Trust City Case No.s: Environmental Assessment 2013 -629 General Plan Amendment 2013 -126 Zone Change 2013 -144 Project Location: Southwest corner of Avenue 58 and Monroe Street, in the City of La Quinta Project Proponent: WILLIAM J. HAMMER /KIM M. HAMMER TRUSTEES; HAMMER FAMILY TRUST PO Box 278 Palm Desert, CA 92211 Project Description: The City of La Quinta is processing General Plan Amendment (GPA) and Zone Change (ZC) applications requested for a 4.35 gross acre site at the southwest corner of Monroe Street and Avenue 58, which is a partial holding of the Hammer Family Trust (map attached). The application proposes an amendment to the La Quinta General Plan Land Use Map, from the current Low Density Residential (Up to 4 units /acre) to General Commercial. A zone change application is also proposed, to change the underlying zoning of Low Density Residential (RU to Neighborhood Commercial (CN). At this time, no development application has been proposed. Summary of Impacts: Attached is the Initial Study prepared for the Hammer Family, Trust; General Plan Amendment 2013 -126 and Zone Change 2013 -144. The Initial Study reviews potential environmental effects associated with the proposed project. Please review the Initial Study for more information. Availability of Documents: The Initial Study and all documents referenced therein, are available for review at the City of La Quinta Community Development Department, located at 78495 Calle Tampico, La Quinta, CA 92253. 0 LJ C'J EXHIBIT "B" California Environmental Quality Act Initial Study (as required by Sec. 15063 of the Public Resources Code) To be completed by the lead agency 1. Project Title: Environmental Assessment 2013 -629 General Plan Amendment 2013 -126 Zone Change 2013 -144 2. Lead Agency Name and Address: City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Wally Nesbit, Principal Planner 760- 777 -7125 4. Project Location: SWC Monroe Street and Avenue 58, La Quinta. 5. Project Sponsor's Name and Address: Hammer Family Trust P.O. Box 764 Rancho Mirage, CA 92270 6. General Plan Designation: Low Density Residential (4 du /acre) 7. Zoning: Low Density Residential 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The City of La Quinta is processing General Plan Amendment (GPA) and Zone Change (ZC) applications requested for a 4.35 gross acre site at the southwest corner of Monroe Street and Avenue 58, which is a partial holding of the Hammer Family Trust The application proposes an amendment to the La Quinta General Plan Land Use Map, from the current Low Density Residential (Up to 4 units /acre) to General Commercial. A zone change application is also proposed, to change the underlying zoning of Low Density Residential (RL) to Neighborhood Commercial (CN). At this time, no development application has been proposed. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings: North: Vacant lands /existing SFR (Riverside County; Agriculture); Existing single family residential development JR 30092; City of La Quinta; Low Density Residential) South: Vacant lands /Single family residential (Low Density Residential) East: Monroe Street /Agriculture /Commercial land use designation (Riverside County) West: Vacant lands (Low Density Residential) LJ 11 E E I :1 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): None. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages. On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described -on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that althou It the proposed project could have a significant effect on the environment, g because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. 4 /E, 6V �- - /D 12 y f / __5 Signature Date Wallace Nesbit Principal Planner City of La Ouinta Printed name -2- EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project - specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project - specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project - level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant .Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an FIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross - referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program FIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. is Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. C) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance -3- SOURCES: La Quinta General Plan; Application materials; Project description I. a) -d) The proposed project will result in the potential for commercial development by changing the General Plan land use designation from Low Density Residential to General Commercial. The site is located at the southwest corner of Monroe Street and Avenue 58; both are designated an Image Corridor in the General Plan. Development of the site as a commercial use will evoke a different aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect. Image corridor height limit restrictions for buildings per the La Quinta Municipal Code will reduce the potential for view impacts. There are no significant trees, rock outcroppings or historic structures on the site. As such, at time of development proposals, the project proponent will be required to meet setback, landscaping and height limit requirements for the corridor, to improve the aesthetic appearance along Avenue 58 and Monroe Street frontage. Impacts associated with scenic resources are expected to be generally insignificant. Any new construction will create new light sources. The construction of commercial land uses will result in minor increases in light generation over residential development due to increased lighting from signs and commercial parking at the site. However, impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land. -4- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 1. AESTHETICS -- Would the project: a) Have a substantial adverse effect X on a scenic vista? b) Substantially damage scenic resources, including, but not limited X to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site X and its surroundings? d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? SOURCES: La Quinta General Plan; Application materials; Project description I. a) -d) The proposed project will result in the potential for commercial development by changing the General Plan land use designation from Low Density Residential to General Commercial. The site is located at the southwest corner of Monroe Street and Avenue 58; both are designated an Image Corridor in the General Plan. Development of the site as a commercial use will evoke a different aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect. Image corridor height limit restrictions for buildings per the La Quinta Municipal Code will reduce the potential for view impacts. There are no significant trees, rock outcroppings or historic structures on the site. As such, at time of development proposals, the project proponent will be required to meet setback, landscaping and height limit requirements for the corridor, to improve the aesthetic appearance along Avenue 58 and Monroe Street frontage. Impacts associated with scenic resources are expected to be generally insignificant. Any new construction will create new light sources. The construction of commercial land uses will result in minor increases in light generation over residential development due to increased lighting from signs and commercial parking at the site. However, impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land. -4- SOURCES: 2010 Important Farmland Maps; La Quints General Plan, Zoning Map and EIR II. a) -c) " The project site is shown as Prime Farmland on the State Department of Conservation 2010 Important Farmland Map of Riverside County. The site was historically a palm grove, and was at one time developed with several trailers, but is not currently in agriculture. Only a few scattered palm trees remain, along with a concrete slab, and the entire site has been disturbed by unknown activities. The development of the site will impact the ability of these lands to be used for agriculture. Overall, there is no significant agriculture in the area, and the land has been designated in the General Plan for urban uses. There are no Williamson Act contracts on or adjacent to the property. No impacts to agriculture are expected.' -5- C 2 Potentially Less Than Less Than No Significant Significant w! Significant Impact Impact Mitigation Impact 11. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide X Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources ' Agency, to non - agricultural use? b) Conflict with existing zoning for X agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to X their location or nature, could result in conversion of Farmland, to non- agricultural use? SOURCES: 2010 Important Farmland Maps; La Quints General Plan, Zoning Map and EIR II. a) -c) " The project site is shown as Prime Farmland on the State Department of Conservation 2010 Important Farmland Map of Riverside County. The site was historically a palm grove, and was at one time developed with several trailers, but is not currently in agriculture. Only a few scattered palm trees remain, along with a concrete slab, and the entire site has been disturbed by unknown activities. The development of the site will impact the ability of these lands to be used for agriculture. Overall, there is no significant agriculture in the area, and the land has been designated in the General Plan for urban uses. There are no Williamson Act contracts on or adjacent to the property. No impacts to agriculture are expected.' -5- C 2 f SOURCES: La Quinta General Plan and EIR; Project description III, a)-g) The proposed project site is located within the Salton Sea Air Basin (SSAB), which is governed by the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SCAB. As a land use action, the proposed General Plan Amendment and Zone Change will have no impact on air quality. The City will assess any future projects once they are proposed. Any project will be developed in accordance with all applicable air quality management plans, including the recently adopted 2012 Air Quality Management Plan (2012 AQMP). Mitigation Measures: -6- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the applicable air X quality plan? b) Violate any air quality standard or contribute substantially to an existing X or projected air quality violation? (SCAQMD CEQA Handbook c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air X quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to X substantial pollutant concentrations? e) Create objectionable odors affecting X a substantial number of people? f) Generate greenhouse gas emissions either directly or indirectly, that may X have a significant impact on the environment? (Project description) g) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhouse gases? SOURCES: La Quinta General Plan and EIR; Project description III, a)-g) The proposed project site is located within the Salton Sea Air Basin (SSAB), which is governed by the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SCAB. As a land use action, the proposed General Plan Amendment and Zone Change will have no impact on air quality. The City will assess any future projects once they are proposed. Any project will be developed in accordance with all applicable air quality management plans, including the recently adopted 2012 Air Quality Management Plan (2012 AQMP). Mitigation Measures: -6- E t. Impacts associated with traditional pollutants, such as ozone and PM,o, as well as greenhouse gas impacts will be calculated, and, if necessary, site specific mitigation measures devised and implemented with submittal of precise development plans for entitlement review. E 11 -7- I� i��l�' SOURCES: La Quinta General Plan and EIR; Project description -8- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, X either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service b) Have a substantial adverse effect on X any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on X federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, X Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? SOURCES: La Quinta General Plan and EIR; Project description -8- IV. a)-f) The City of La Quints is a participant in the Coachella Valley Multiple Species Habitat Conservation Plan. The Plan does not identify conservation areas in the vicinity of project site. The site is level and has been in a disturbed state for several years. The project area does not contain any riparian habitat. There are no wetlands within or adjacent to the project site. The City requires that all projects comply with the Migratory Bird Treaty Act. This City standard assures that any impacts to nesting birds are reduced to less than significant levels. There are no discernible tree stands or other features that would be a conducive habitat for nesting bird species. The proposed project area is within the area covered by the Coachella Valley Multiple Species Habitat Conservation Plan. The project site is not in a conservation area under the MSHCP, and as such is required to pay a mitigation fee. There will therefore be no conflict with the Plan, and no impact is expected. E E -9- LJ SOURCES: La Quinta General Plan and EIR; Project description V. a) -d) The City routinely requires that individual sites be studied for archaeological, historic and paleontological resources as projects are proposed. This policy will apply to any future projects proposed for this site, and should resources be identified, mitigation measures will be proposed. Given the disturbed nature of the site, overall impacts to cultural resources are expected to be less than significant. El Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in X the significance of a historical resource as defined in '15064.5? b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to '15064.5? (General Plan MEA p. 123 ff.) c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? (General Plan MEA p. 88 ff.) d) Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff.) SOURCES: La Quinta General Plan and EIR; Project description V. a) -d) The City routinely requires that individual sites be studied for archaeological, historic and paleontological resources as projects are proposed. This policy will apply to any future projects proposed for this site, and should resources be identified, mitigation measures will be proposed. Given the disturbed nature of the site, overall impacts to cultural resources are expected to be less than significant. El SOURCES: La Quinta General Plan and EIR VI, a) -d) There are no Alquist Priolo hazard zones on the site. The project site has been identified to be located in an area subject to potential liquefaction and should be a potential design consideration. Individual projects will be assessed for potential impacts relating to liquefaction and other hazards, if applicable, when development plans are submitted. New development of any kind in the City is required to connect to sanitary sewer services provided by the CVWD. No impacts associated with septic tanks are expected. The site is flat, is not adjacent to any hillside or slopes, and is hot susceptible to landslides. -]I- E 1 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to X potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake X fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? X iii) Seismic - related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or X the loss of topsoil? c) Be located on expansive soil, as X defined in Table 18 -1 -B of the Uniform Building Code, creating substantial risks to life or property? d) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? SOURCES: La Quinta General Plan and EIR VI, a) -d) There are no Alquist Priolo hazard zones on the site. The project site has been identified to be located in an area subject to potential liquefaction and should be a potential design consideration. Individual projects will be assessed for potential impacts relating to liquefaction and other hazards, if applicable, when development plans are submitted. New development of any kind in the City is required to connect to sanitary sewer services provided by the CVWD. No impacts associated with septic tanks are expected. The site is flat, is not adjacent to any hillside or slopes, and is hot susceptible to landslides. -]I- E 1 11 , !,i 3 �I` Any proposed project will be subject to soil erosion due to wind and water during its construction. The City will require PM10 Management Plans for grading, consistent with its standards for all projects, to assure that wind erosion is controlled. The City will also require best management practices relating to storm water management during and after the construction process, to assure that storm water is not polluted by soils from the site or up stream sources. These City requirements will assure that the impacts associated with soil erosion will be less than significant. The project site's soils are generally granular and considered to be non - critically expansive. The City requires Geotechnical Reports as part of any new development application to assess soil conditions on a given site r -12- -13- L E Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS - -Would the project: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through X reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? d) Be located on a site which is X included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or X physically interfere with an adopted emergency response plan or emergency evacuation plan? h► Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including -13- L E U where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? SOURCES: La Quinta General Plan and EIR; Project description VII. a) - h) Any development of the proposed project site will have minimal to no impact regarding hazards or hazardous materials. Projects proposed in the future will undoubtedly result in small quantities of hazardous materials being stored and used, but no large generator of such materials would be expected on site. Individual projects will be reviewed under CEQA, and impacts addressed during precise development review. There are no identified hazardous materials sites within the project area. There are no wildlands located adjacent or near the project site and the site is not located in an area at risk for wildland fires. -14- SOURCES: La Quinta General Plan and EIR; Project description 15- 11 E Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, X including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e► Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Place housing within a 100 -year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100 -year flood hazard X area structures which would impede or redirect flood flows? SOURCES: La Quinta General Plan and EIR; Project description 15- 11 E VIII. a)- e) Ultimate development of the site under the proposed land use designations is not expected to violate any water quality standards or waste discharge requirements. Any project will utilize ground water provided by the Coachella Valley Water District (CVWD) for potable /non - potable, and landscaping uses. CVWD's Urban Water Management Plan identifies sufficient water supplies, now and in the future, to serve its service area. The City also requires water conservation through landscaping irrigation controls, the installation of efficient fixtures, and appropriate landscaping design. Impacts associated with groundwater are expected to be less than significant. The City will assess any future proposed project on the site under CEQA when a project is submitted. It will apply its standard requirements, including compliance with NPDES, preparation of SWPPP and WQMP and Best Practices to all projects. fi -gi The site is not located in a flood zone as designated by FEMA. Further, no structures are planned, and no one will occupy the site for any period of time. No impact is expected. -16- SOURCES: La Quints General Plan and EIR; Project description Am IX. a) The project site and adjacent areas are generally vacant and construction of any mr future project will therefore not impact an existing community. b) The proposed land use change is being processed consistent with the City's standards and requirements for land use and zoning amendments. Any project submitted for the site will need to be consistent with the General Plan designation assigned to the property. c) The project site is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan, and all projects are required to comply with the requirements of the Plan. No impact is expected. -17- 1 L_J Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact IX. LAND USE AND.PLANNING - Would the project: a) Physically divide an established X community? b) Conflict with any applicable land use plan, policy, or regulation of an X agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Exhibit 2.1) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? General Plan MEA p. 74 ff.) SOURCES: La Quints General Plan and EIR; Project description Am IX. a) The project site and adjacent areas are generally vacant and construction of any mr future project will therefore not impact an existing community. b) The proposed land use change is being processed consistent with the City's standards and requirements for land use and zoning amendments. Any project submitted for the site will need to be consistent with the General Plan designation assigned to the property. c) The project site is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan, and all projects are required to comply with the requirements of the Plan. No impact is expected. -17- 1 L_J (t it I SOURCES: La Quinta General Plan and EIR; Project description X. a) & b) No mineral resources are expected to occur within the project area. There are no significant mineral resources in the vicinity of the project. The project site has been designated for urban use for a number of years, and the proposed commercial designation of the site will not alter the current impact potential. No impact will occur. _Ig- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a X locally- important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? SOURCES: La Quinta General Plan and EIR; Project description X. a) & b) No mineral resources are expected to occur within the project area. There are no significant mineral resources in the vicinity of the project. The project site has been designated for urban use for a number of years, and the proposed commercial designation of the site will not alter the current impact potential. No impact will occur. _Ig- SOURCES: La Quinta General Plan and EIR; Project description; ALUC letter XI. a) -fl Any project proposed for the site will be assessed under CEQA upon submittal in the future, including the preparation of noise analyses when required. These studies will provide mitigation where appropriate and necessary. The project site is not' located within the noise contours of any airport or airstrip. -19- 11 L' J Ll Potentially Less Than Less Than No Significant Significant wf Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: al Exposure of persons to or X generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or X generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose. people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? SOURCES: La Quinta General Plan and EIR; Project description; ALUC letter XI. a) -fl Any project proposed for the site will be assessed under CEQA upon submittal in the future, including the preparation of noise analyses when required. These studies will provide mitigation where appropriate and necessary. The project site is not' located within the noise contours of any airport or airstrip. -19- 11 L' J Ll r'I; ;, SOURCES: La Quinta General Plan and EIR; Project oescripuon XII. a) -c) The ultimate development of 4.35 acres of commercial in lieu of single family housing will not result in substantial population growth, or the need for additional housing. There may be some effect on increased housing starts in the area due to availability of commercial services, but it would be negligible. The site is currently vacant, and development of the project would not displace people. No impacts associated with population and housing are expected. -20- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact X". POPULATION AND HOUSING - Would the project: a) Induce substantial population X growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? SOURCES: La Quinta General Plan and EIR; Project oescripuon XII. a) -c) The ultimate development of 4.35 acres of commercial in lieu of single family housing will not result in substantial population growth, or the need for additional housing. There may be some effect on increased housing starts in the area due to availability of commercial services, but it would be negligible. The site is currently vacant, and development of the project would not displace people. No impacts associated with population and housing are expected. -20- SOURCES: La Quinta General Plan and EIR; Project description XIII. a) No impacts on public services are anticipated. Any project proposed will be required to contribute the required development impact fees, which include police and fire service facilities improvements, as well as park maintenance. Commercial development may have a reduced impact on schools and parks. The project proponent will be required to pay school fees in place at the time of development to mitigate potential impacts to schools. -21- �J E Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service . ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities ? - X SOURCES: La Quinta General Plan and EIR; Project description XIII. a) No impacts on public services are anticipated. Any project proposed will be required to contribute the required development impact fees, which include police and fire service facilities improvements, as well as park maintenance. Commercial development may have a reduced impact on schools and parks. The project proponent will be required to pay school fees in place at the time of development to mitigate potential impacts to schools. -21- �J E F ELI 11 ovum co: La uwma uenerai rian ana tit; rroiect description XIV. a) & b) As stated above under Public Services, no impacts are expected as the proposed land use amendments would accommodate commercial development, which would have no impact on existing or future need for recreation facilities. -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use X of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Project description; General Plan Exhibit 5.1) b) Does the project include X recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Project description) ovum co: La uwma uenerai rian ana tit; rroiect description XIV. a) & b) As stated above under Public Services, no impacts are expected as the proposed land use amendments would accommodate commercial development, which would have no impact on existing or future need for recreation facilities. -22- SOURCES: La Quinta General Plan and EIR; Project description; city trattic memo (as cited); Sunline Transit letter dated 6111/13 XV. a) -g) The traffic memo' identifies that the proposed project will generate approximately 576 daily trips as commercial land use, as opposed to 86 daily trips under the current residential land use designation. The future uses analyzed for the site assumed a gas station with six pumps and a 4,000 square foot market as well as 13,500 square feet of buildings housing additional commercial uses. The existing "Focused Traffic Impact Memo for GPA 2013 -126, Hammer Family Trust" La Quinta Public Works, 9/24/13 -23- rI E Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service X standard established by the county congestion management agency for designated roads or highways? c► Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due X to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? f) Result in inadequate parking X capacity? g) Conflict with adopted policies, X plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?) SOURCES: La Quinta General Plan and EIR; Project description; city trattic memo (as cited); Sunline Transit letter dated 6111/13 XV. a) -g) The traffic memo' identifies that the proposed project will generate approximately 576 daily trips as commercial land use, as opposed to 86 daily trips under the current residential land use designation. The future uses analyzed for the site assumed a gas station with six pumps and a 4,000 square foot market as well as 13,500 square feet of buildings housing additional commercial uses. The existing "Focused Traffic Impact Memo for GPA 2013 -126, Hammer Family Trust" La Quinta Public Works, 9/24/13 -23- rI E E residential zoning would allow the construction of nine single family dwelling units. The traffic memo concluded that rezoning of the 4.35 acre site from single family residential to commercial uses will not create any significant impacts to the General Plan Build Out conditions at critical intersections and road segments in the vicinity of the project. The project will need to pay fair share for the cost of the improvements to critical intersections identified in the 2035 General Plan Environmental Impact Report, with those costs to be determined in a more detailed traffic impact study to be prepared during the entitlement process. Therefore, impacts associated with the proposed project will be less than significant. The proposed project will include a single public cul -de -sac accessing Calle Conchita, a designated public right -of -way, at a 90 degree angle. Calle Conchita accesses Madison Street. No hazards from design features are expected, but would be assessed once a precise development project is submitted. The proposed project will be required to meet City parking requirements, and will include pedestrian sidewalks along all developed streets. The proposed project will have no impact on transit facilities. Mitigation Measures 1. Any precise development project submittal shall require a detailed traffic impact study to be prepared during the entitlement process. The project proponent will need to identify and pay fair share for the cost of the improvements to critical intersections identified in the 2035 General Plan Environmental Impact Report, as determined by the City Traffic Engineer. -24- SOURCES: La Quints General Plan and EIR; Project description 2 XVI. a) -g) Development of the site will have no impact on utilities. The project site is served by CVWD for water and wastewater treatment, and development of a 4.35 acre commercial site will have no impact on their facilities. Stormwater retention will Adk MW -25- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE X SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction X of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction X of new storm water drainage facilities or expansion of existing facilities; the construction of which could cause significant environmental effects? d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the X wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with X sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and X local statutes and regulations related to solid waste? SOURCES: La Quints General Plan and EIR; Project description 2 XVI. a) -g) Development of the site will have no impact on utilities. The project site is served by CVWD for water and wastewater treatment, and development of a 4.35 acre commercial site will have no impact on their facilities. Stormwater retention will Adk MW -25- i I be required on -site with any entitlement submittal and be designed to control the 100 year storm, so that storm flows do not impact City streets. Burrtec will provide waste management services to the site when developed. They dispose of waste at several regional landfills which have adequate capacity to serve any proposed project. There may be conflicts with Imperial Irrigation District facilities for overhead power transmission, which exist along Monroe Street. This would equally affect any potential development of the site regardless of its land use designation, so no increased impact due to the proposed land use changes will occur. -26- XVII. a) Impacts associated with biological and cultural resources would be less than significant under this analysis. Any future project proposed on the site will be subject to more detailed review based on City requirements for development application review, and appropriate mitigation under CEQA would be required at that time, including the preparation of resource survey reports and implementation of their recommendations as mitigation requirements. XVII. b) The proposed project (land use and zoning changes) will be consistent with the City General Plan, if adopted, and will not affect the City's General Plan goals. -27- F7 I 11 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential X to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential X to achieve short -term, to the disadvantage of long -term environmental goals? c) Does the project have impacts that X are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have X environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) Impacts associated with biological and cultural resources would be less than significant under this analysis. Any future project proposed on the site will be subject to more detailed review based on City requirements for development application review, and appropriate mitigation under CEQA would be required at that time, including the preparation of resource survey reports and implementation of their recommendations as mitigation requirements. XVII. b) The proposed project (land use and zoning changes) will be consistent with the City General Plan, if adopted, and will not affect the City's General Plan goals. -27- F7 I 11 Any future project will be consistent with the General Plan, as amended. XVII. c) The development of the site will have less than significant cumulative impacts, because any future project will be required to comply with mitigation measures included with this initial study, related to Air Quality and Traffic. XVII. d) The proposed project will not have any significant impact on human beings. XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)13)(D)• In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. La Quinta General Plan, 2013 - City of La Quinta La Quinta General Plan EIR, 2013 - City of La Quinta b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 1. Requirement for site - specific Traffic Impact Study with project specific submittal. 2. Subsequent CEQA review for Air Quality impact assessment as part of any site specific project submittal. -28- Sheppardullin MEMORANDUM To: Mayor Don Adolph Councilmembers City of La Quinta Cc: Les Johnson, Community Development Director Wallace Nesbit, Principal Planner From: Jeffrey W. Forrest, Esq. Sheppard, Mullin, Richter & Hampton LLP 501 West Broadway, 19" Floor San Diego, California 92101 -3598 619.338.6500 main 619.234.3815 fax www.shepipardmullin.com Date: December 2, 2013 File Number: 28PK- 162958 Re: Legal Flaws in the Hammer Family Trust Project am a land use attorney who has been practicing law for 17 years. My practice focuses on land use, and in particular project compliance with the California Environmental Quality Act ( "CEQA "). I have reviewed the Draft Mitigated Negative Declaration ( "MND ") for the proposed Hammer Family Trust project, which proposes a rezone and General Plan Amendment ( "GPA ") to facilitate the conversion of 4.35 acres of Low Density Residential ("RU) in a low- density residential area to a high density Neighborhood Commercial ( "CN ") use on the corner of Monroe Street and Avenue 58 ('Project "). The Project is legally flawed for several reasons. First, there is no substantial evidence to support the findings the La Quinta Municipal Code ( "LQMC ") requires for a General Plan Amendment and a rezone. Second, the Hammer Family Trust MND fails to disclose the true environmental impacts of the project and otherwise comply with CEQA for several reasons identified in more detail below. Accordingly, the City of La Quinta ( "City ") Planning Commission properly concurred with the area residents, including the many residents from the Piazza Serena subdivision, that the City Council should not approve this Project. As you know, it is rare for the Planning Commission to reject a proposed project, particularly when one of their fellow commissioners' worked on the project. Nevertheless, the recommendation to reject this Project speaks loudly as to why it is not the right fit for the City of La Quinta and why the City should limit commercial development to the east side of Monroe Street where this four -lane road properly buffers the quiet residential areas from the busier commercial -zone area. During the November 12, 2013 hearing, several Piazza Serena residents expressed surprise and concern about the Project. The Draft MND had only been made public for 7 days before the Planning Commission hearing and not all the concerns that could be raised were raised during that hearing. This memorandum raises additional concerns. The residents raised specific concerns about the potential light, noise, traffic, neighborhood character /land use ' Commissioner Robert Wilkinson recused himself from the agenda item. SMRH :413907170.2 - -1- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Incompatibility, public health and safety, and air quality impacts of the Project.2 They also recommended the City simply follow its General Plan and allow commercial development to be constructed where it is planned on the East side of Monroe Street. Accordingly, Chairperson Katie Barrows, Vice Chair Robert Wright, and Commissioner Frank Blum properly recommended denial of the Project. There is No Substantial Evidence to Support the Permit Findings Rezone findings La Quinta Municipal Code section 9.220.010.E requires the City to make five findings and to support those findings with substantial evidence before approving a rezone. There is no substantial evidence to support the first finding that this project is consistent with the General Plan for the reasons discussed herein and in the Land Use and Planning discussion in the T &B Planning letter attached hereto as Exhibit A, which identifies several inconsistencies. With regards to the third finding, the zone change is not compatible with the zoning on adjacent properties. There is a significant difference between providing commercial services for residential areas on the west side of Monroe street by placing commercial projects on the west side, instead of the east side of Monroe Street because the 4 -lane Monroe Street provides an adequate buffer. Placing this commercial area on the east side will disturb the peace and quiet of the residential neighborhoods. The General Plan was careful to describe how and when it was appropriate to place commercial uses next to the Low Density Residential. In this case, the General Plan properly does not identify the subject site for commercial use. The General Plan describes Low Density Residential (up to 4 units per acre) as "These lands are typically developed a subdivisions, country club developments, or master planned communities. On lands used for equestrian purposes, lost must be a minimum of one acre. Clustered housing projects (including condominiums), providing common area open space, appropriately scaled commercial development serving the proiect or amenities are also appropriate under this designation with the approval of a Specific Plan." (GP at II -3.) Here, the proposed commercial development is not appropriately scaled because it is in addition to the commercial development already planned on the east side of Monroe Street. In addition, the commercial uses that serve a low density residential area have to be coordinated as part of a well - planned specific plan, not ad hoc rezoning of an individual lot. Here, the applicant is not within a specific plan and is not proposing to process a well - planned specific plan. Accordingly, the City's own General Plan proves that this is not a zoning change compatible with serving Low Density Residential areas. With regard to the fourth finding, the applicant stresses that the property is suitable for Neighborhood Commercial due to the existence of IID power lines, but is not suitable for residential -- "The site is also impacted by an IID transmission tower, which affects its suitability for residential development." (Exhibit B.) This is a red herring. As the photos of the vicinity show, there are transmission towers on both sides of the road, including towers in the existing low density residential area of Piazza Serena. Exhibit C.) Piazza Serena is a popular 2 CEQA requires the City to prepare specific response in a formal response to comments prior to any certification of the MND should the City Council decide to reject the Planning Commission recommendation and approve the Project. SMRH:413907170.2 -2- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE dismiss the public's concerns about the project by stating "the zone change was only the first step of this process and the surrounding residents would have many more opportunities to give their input on the project should it go forward." (Exhibit D.) Compliance with CEQA requires more than applicant is promising. Under CEQA, applicant's proposal is known as improper piecemealing. The reason it is improper is that the purpose of CEQA is for the general public and the City Council to understand the environmental consequences of a project before preliminary approvals are given that create momentum to approve the rest of the project permits at a later stage. Accountability and informed decision - making are absent where the environmental impacts are not disclosed. The term "project" in CEQA refers to the activity for which approval is sought, not to each separate governmental approval that may be required for the activity to occur. 14 Cal Code Regs §15378(c). Under CEQA's definition of a project, although a project may go through several approval stages, the environmental review accompanvino the first discretionary on 1ne environment to avoid tun environmental disclosure. See 14 Cal Code Regs §15003(h); emphasis added; Bozung v LAFCO (1975) 13 Cal. 3d 263, 283; California Unions for Reliable Energy v Mojave Desert Air Quality Mgmt. Dist. (2009) 178 Cal.App4th 1225, 1249. As a leading legal treatise on CEQA explains: [A] general plan amendment or rezoning to accommodate a development project is only an initial step in the approval process. Even though further discretionary approvals may be required before development can occur, the agency's environmental review must extend to the development envisioned by the initial approvals. It is irrelevant that the development may not receive all necessary entitlements or may not be built. Piecemeal environmental review that ignores the environmental impacts of the end result is not permitted. See Christword Ministry v Superior Court (1986) 184 Cal.App.3d 180, 193 (EIR should have been required for general plan amendment designating existing landfill site to permit various waste - disposal activities even though EIR would be required later if use permits were actually sought for such activities); City of Carmel -by- the -Sea v Board of Supervisors (1986) 183 Cal.App.3d 229, 251. (county violated CEQA by preparing negative declaration for rezoning and reserving preparation of EIR until later stage of approval); Citizens Assn for Sensible Dev. v County of Inyo (1985) 172 Cal.App.3d 151, 167 (county improperly prepared negative declaration for general plan amendment and rezoning for proposed shopping center followed by later negative declaration for subdivision map and road abandonment for same project, because, by bifurcating review, county failed to examine potential impacts of entire development). (CEQA CEB at Section 6.31.) Use of CEQA's tiering procedure does not permit the lead agency to defer an analysis of reasonably foreseeable significant environmental impacts to a later stage of review to avoid addressing those impacts in a first -tier CEQA document. (CEQA Guidelines § 15152(b).) While tiering allows the applicant and the lead agency to defer analysis of some of the details of later phases of long -term projects until they come up for approval, CEQA's information disclosure requirements are not satisfied by simply asserting that information will be provided in the future. (Santa Clarita Org. for Planning the Env't v. County of L.A. (2003) 106 Cal.AppAth 715, 723.) A significant environmental impact is ripe for evaluation in a first -tier CEQA document when it is a SMRH:413907170.2 -4- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE reasonably foreseeable consequence of the action proposed for approval and the agency has "sufficient reliable data to permit preparation of a meaningful and accurate report on the impact." (L.A. Unified Sch. Dist. V. City of Los Angeles (1997) 58 Cal.AppAth 1019, 1028.). The applicant provided that data when he indicated the City should assume he would construct the gas station and 13,500 square foot commercial building. There is even a conceptual site plan attached to the traffic analysis (See City Council Staff Report Attachment 2, Figure 1.) The impacts and corresponding mitigation should have been evaluated in the MND and not deferred to a subsequent permitting process. Chopping the project up into smaller phases to hide the true environmental impacts is exactly what the applicant is proposing. For example, if the applicant truly does not know what he will construct on the property when it is rezoned to Neighborhood Commercial, then the CEQA document must acknowledge that any size commercial structure consistent with the zoning and setback limits could be constructed. The CEQA document cannot assume that the maximum environmental impacts associated with a rezone approval are those that will flow from the construction of a 6 -pump gas station with 4,000 square feet of commercial and a separate 13,500 square foot commercial building. The project site is 4.35 acres and a Neighborhood Commercial center averages around 75,000 to 100,000 square feet on an 8 to 10 acre lot.' Therefore, if the MND is not going to analyze the specific impacts of the applicant's gas station project, it should analyze the impacts of a 43,5005 square foot commercial building that could be built there. If a 13,500 square foot commercial building generates 576 daily traffic trips, then a 43,500 square foot commercial building would generate 3,222 daily trips.6 The traffic report prepared for the MND assumed Mr. Hammer's gas station and 13,500 commercial project would generate a total of 1590 daily trips. Based on these facts, there is fair argument that the MND is underestimating the traffic generated by the rezone by 1,632 trips. Therefore, there is a fair argument that the project will generate sufficient traffic to cause the area intersections and the segment of Monroe Street from Avenue 54 to Airport Boulevard to fail at a level of service "E" instead of the satisfactory level of service "D" represented in the MND .7 Accordingly, there is a fair argument that the rezone will have a significant impact on traffic. Therefore, the City must analyze the environmental impacts of this unrestricted rezone project in a full Environmental Impact Report, not a MND. During the EIR analysis, the applicant would be forced to analyze the environmental impacts of locating the project at an alternative site, such as within the 70 acres of available commercial space. In short, the applicant cannot have it both ways. He cannot claim it is too speculative to analyze the impacts of the rezone because he has not filed an application for a specific site plan, but then limit the significance of the traffic impacts and other environmental impacts that which would flow from a 6 pump gas station with 4,000 square feet of commercial and a separate 13,500 square feet of commercial building. The environmental analysis must account for the greater impacts caused by an unrestricted rezone to Neighborhood Commercial or consistently analyze the site as a 6 pump gas station with 4,000 square feet of commercial and a separate 13,500 square foot commercial building. The environmental analysis must provide 4 Staff Report to Planning Commission at p. 2. (Exhibit B.) 5 4.35 acres X 100,000 SF = 43,500 SF. 6 See Table 1 of Attachment 2 to the MND entitled Memorandum from Nazir Lalani to Tim Jonasson regarding Focused Traffic Impact Memo For GPA 20013 -126; Hammer Family Trust dated September 24, 2013. (Exhibit E.) 7 See Tables 3 and 4 of Exhibit E. SMRH:41390717D.2 -5- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE the specific details of the mitigation that would flow from such a project, not defer them into the future. For example, the MND must accurately reflect that if a gas station would be constructed on the site, then there would be storage of large quantities of hazardous fuels. Instead, on page 14 of the MND, the applicant attempts to mislead the City Council by stating that "Projects proposed in the future will undoubtedly result in small quantities of hazardous materials being stored and used, but no large generator of such material would be expected on site." It is common knowledge that gas stations require the storage of large quantities of fuel in underground storage tanks, which can leak and contaminate soil and ground water, particularly in an area subject to liquefaction during an earthquake. The applicant is shifting the description of his project from section to section of the MND in an attempt to minimize and mislead the City Council and the public about the true environmental impacts of the project. Given these fundamental flaws in the CEQA analysis, we respectfully request that the City Council follow the Planning Commission recommendation and deny the Project. The table below and the attached letter from an expert environmental planner with 20 years of analyzing development projects' compliance with CEQA provides further details and substantial evidence of a fair argument that the Project fails to comply with CEQA and may have a significant impact on the environment. age o r > tgpre i Ma` F Cothments $ a8ecttonfHeading M; 3 Evaluation of The City's Environmental Assessment states that the Environmental explanation of each issue should identify: Impacts a) the significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance. The MND fails to identify the significance criteria used to answer the questions or the mitigation measures used to reduce the impact to less than significance. 4 Aesthetics The analysis does mt comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. In addition, the analysis uses an improper plan -to -plan analysis. CEQA requires the City to evaluate the proposed project compared to the conditions on the ground, not the residential proposed use described in the General Plan. 4 Aesthetics The MND fails to identify the significance criteria used to answer the question would the project have a substantial adverse effect on a scenic vista. The anal sis identifies that the site is in a rotected scenic vista SMRH:413907170.2 -6- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Pale or No '� SepdontHeacTirt� fiY } a'p aag4 77 Comments YFff S i.4 y,: 3 L C 17w ?' along Avenue 58 called an Image Corridor in the General Plan. According to General Plan Policy CIR -1.16, it is the policy of the City to: Continue to implement the Image Corridor treatments through the City (see GP Exhibit II -4).. The implementation programs for this policy include: Program 1.16.a: Standard for all Image Corridors shall be maintained in the City Municipal Code. [I note that there is no analysis in the MND regarding whether or not the proposed rezone complies with the Municipal Code standard for treatment of Image Corridors. The analysis appears to rely on a the general statement that whatever impact the commercial use will have on the Image Corridor, it will be no worse than a residential use. Such analysis does not inform the public or the City Council whether or not the development of the project site with a Neighborhood Commercial use (probably a gas station) with have a significant impact on the scenic vista. I would also note that the aesthetically pleasing landscaping treatments of a low density residential use will have a much less significant impact on the Image Corridor than an high- intensity use gas station.] Program 1.16. c: Secure easement adjacent to the public road right -of -way along Image Corridors to enhance vie protection and corridor accessibility. [I note that the City does not propose to condition the rezone on the applicant granting the City any right -of -way to enhance the view protections of this corridor despite the City identify both Monroe Street and Avenue 58 as Class 11 bike lands requiring on -road bike lanes (See GP Exhibit 11 -6) and a class ll Golf CartlNEV Path with Multi -Use Paths (See GP Exhibit II -7).] Given that the General Plan sets that standard that the City is required to secure easements and the applicant fails to provide such easements despite his request for a rezone to a much more intense land use than low density residential, there is a fair argument that this Project will have a significant impact on the Image Corridor and an EIR is required to fully analyze the impacts and provide alternatives that would mitigate the impact to below a level of significance. 5 Agricultural The analysis does not comply with CEQA for reasons discussed Impacts in the T &B Planning letter attached hereto as Exhibit A. In addition, the conversion of designated Prime Farmland will SMRH:413907170.2 -7- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE page or p result in a significant cumulative impact on Agricultural resources, which courts have held are a finite resource. Therefore, the MND should analyze the feasibility of mitigation options, such as the applicant providing agricultural conservation easements elsewhere. 6 Air Quality The analysis does not comply with CEQA for reasons discussed in the T&B Planning letter attached hereto as Exhibit A. In addition, the MND fails to identify the significance criteria used to answer the questions regarding whether the project would expose sensitive receptors to substantial pollutant concentrations, objectionable odors, or greenhouse gas emissions. The MND inappropriately piecemeals the analysis by concluding the land use change from a low density residential use to the high intensity neighborhood commercial use causes no environmental impacts. As explained in the CEQA section of this memo, under CEQA's definition of a project, although a project may go through several approval stages, the environmental review accompanying the first discretionary approval must evaluate the impacts of the ultimate development authorized by that approval This prevents agencies from chopping a laroe project into little ones each with a minimal impact on the environment, to avoid full environmental disclosure. See 14 Cal Code Regs §15003(h); emphasis added; Bozung v LAFCO (1975) 13 Cal. 3d 263, 283; California Unions for Reliable Energy v Mojave Desert Air Quality Mgmt. Dist. (2009) 178 Cal.App4th 1225, 1249. As a leading legal treatise on CEQA confirms this is improper with regards to a rezone or general plan amendment. CEQA CEB at Section 6.31; citing Christward Ministry v Superior Court (1986) 184 Cal.App.3d 180, 193; City of Carmel -by- the -Sea v Board of Supervisors (1986) 183 Cal.App.3d 229, 251; Citizens Assn for Sensible Dev. v County of Inyo (1985) 172 Cal.App.3d 151, 167. The construction, operation, water use, electricity use, an traffic associated with the development of a gas station or commercial structure will have a impact on air quality and the emission of greenhouse gases. The City's General Plan EIR properly concludes development will have such impacts. The City must limit the rezone to the project the gas station /commercial building project the applicant appears to be waiting to submit an application to build and analyze the si nificance of those air ualit im acts or else anal ze the air SMRH:413907170.2 -8- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Page et Ftgu[e } " E 9 a� A PR, T Seut+pn /Hea[>tngaraments : a >a} quality impacts from the construction and operation of a 43,500 SF commercial building that could be constructed on a 4.35 - acre Neighborhood Commercial lot. In addition, the City cannot defer its obligation to formulate and adopt air quality mitigation measures until a more specific development plan is proposed. (Citizens for Quality Growth v. City of Mount Shasta (1988) 198 Cal.App.3d 433.) Even if the mitigation measures are general, the City must devise and approve them along with the certification of this MND. (Sundstrom v. County of Mendocino (1988) 202 Cal.App.3d 296.) 9 Biological The analysis does not comply with CEQA for reasons discussed Resources in the T &B Planning letter attached hereto as Exhibit A. In addition, protocol bird surveys during nesting season were not performed and therefore there is no substantial evidence that the project will not have a significant impact on nesting birds protected by the Migratory Bird Treaty Act. The statement the City requires all projects to comply with the Migratory Bird Treat Act is both unenforceable and lacks any performance standard to give the City Council or the public any reasons to believe that the applicant will be required to follow enforceable measures designed to avoid a "take' of a protected Migratory Bird. The City should draft a mitigation measure that requires the applicant to perform a protocol surveys during bird nesting season prior to any grading or construction activities to locate any protected nesting bird, provide a physical buffer around such nests, a noise buffer around such nest to assure that construction does not exceed a set noise level that would disturb nesting birds, and an on -site with appropriate biological qualifications to detect when a protected bird's nesting behavior is being affected by construction activities and the authority at the site to stop construction when such construction activities begin to affect a nesting bird. CEQA does not permit the City to defer the specific details about a mitigation plan to comply with the Migratory Bird Treaty Act without establishing performance standards and providing evidence how a menu of mitigation measures can feasibly achieve those performance standards. 9 Biological CEQA permits the payment of a fee to mitigate cumulative Resources impacts to below a level of significance, but only if there is a program and funding in place to demonstrate how payment of SMRH:413907170.2 -9- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Page ar , FfgGrp yk , rR> , the fee will provide adequate and sufficient mitigation through the program. Here, the MND simply states that the project will pay a mitigation fee for developing within the Coachella Valley Multiple Species Habitat Conservation Plan without any explanation of whether that program is fully funded and capable of achieving actual and sufficient mitigation. 10 Cultural The analysis does not comply with CEQA for reasons discussed Resources in the T &B Planning letter attached hereto as Exhibit A. In addition, I note that the location of historic and cultural resource sites can be easily determined at this time. The City simply needs to look into its established databases to determine if there are cultural resources at the site. The loss of these resources would be considered a significant impact of the rezone action. There are reasonably foreseeable consequences of the action proposed for approval and the agency has "sufficient reliable data to permit preparation of a meaningful and accurate report on the impact." Therefore, the MIND impermissibly defers analysis and mitigation as the mitigation should have been evaluated 11 Geology and Soils The analysis does not comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. In addition, I note that CEQA does not permit the City to defer the details of the mitigation required to mitigate significant hazards from liquefaction without reference to a performance standard and providing the public and the City Council with substantial evidence to support how compliance with a menu of feasible mitigation measures is designed to achieve that performance standard. 12 Geology and Soils There is a discussion of providing PM 10 management plans prior to approval of grading. This would appear to be an air quality impact, not a geology and soils impact. See previous comment on air quality analysis and how deferral of mitigation without evidence of how a project can feasibly achieve the PM 10 air quality standards is improper under CEQA. 14 Hazards and The analysis does not comply with CEQA for reasons discussed Hazardous in the T &B Planning letter attached hereto as Exhibit A. SMRH:413907170.2 -10- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Ftg}tre ; , „ %lo. s� SertlonlHearJ�i�`g , C4tllment9 Materials The MND fails to identify the significance criteria used to answer the questions regarding Hazards and Hazardous Materials. In addition, the statement that "Projects proposed in the future will undoubtedly result in small quantities of hazardous materials being stored and used, but no large generator of such material would be expected on site" is a clear example of applicant's efforts to understate the true environmental impacts of the project. For the traffic impact analysis, he instructs the City to assume he is constructing limited commercial uses with a six pump gas station, in order to underestimate the traffic impacts. However, he petitions the City Council to ignore that gas stations would require the storage of large quantities of fuel in underground storage tanks, which can leak and contaminate soil and ground water. The applicant cannot have it both ways, if he wants to limit the traffic impact analysis by proposing a gas station use, then there must be a potentially significant impact associated with the underground storage of fuels associated with a gas station use. 16 Hydrology The analysis does not comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. In addition, the MND inappropriately concludes that there are no significant drainage impacts based on a statement that future projects will be required to comply with applicable regulation at that time. A determination that regulatory compliance will be sufficient to prevent significant adverse impacts must be based on a project- specific analysis of potential impacts and the effect of regulatory compliance. (Californians for Alternatives to Toxics v. Dept. of Food & Agric. (2005) 136 Cal.AppAth 1.) Therefore, it is premature for the City to conclude the regulatory program is sufficient to mitigate the impacts of this proposed rezone. This comment applies to all determinations of less than significant impacts in the MIND that are based on presumed regulatory compliance for future projects. 16 Water Supply The MND provides no evidence to support the statement that the Coachella Valley Water District's Urban Water Management Plan identifies sufficient water supplies, now and in the future, to serve its service area. Urban Water Management Plans are based upon the water demands generated by land uses identified in adopted land use plans. Even if the City Council were to assume that the water district has sufficient water supplies to service land use designations in the City's General Plan adopted in February 2013, there the applicant is requesting SMRH:413907170.2 -11- ATTORNEY - CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Pagel orA x i k 3 $. gu } y. k No= �, � s�e�tipnlHeaelmg C4mma"nts F ti� t t q S Y �r � tx ,cam, >... .1 -.. ,. 1, a. _•� , , - a that the City amend that General Plan to allow for a more water - intensive commercial use than the low- density residential use approved in the General Plan. There is no evidence cited in the MND to demonstrate that the water district foresaw or accounted for this change in land use when the water district adopted its Urban Water Management Plan. 17 Land Use and The Project is inconsistent with several General Plan goals and Planning policies further described in the T &B Planning letter attached hereto as Exhibit A. The General Plan described Low Density Residential (up to 4 units per acre) as "These lands are typically developed a subdivisions, country club developments, or master planned communities. On lands used for equestrian purposes, lost must be a minimum of one acre. Clustered housing projects (including condominiums), providing common area open space, appropriately scaled commercial development servinq the proiector amenities are also appropriate under this designation with the approval of a Specific Plan." (GP at 11 -3.) Here, the proposed commercial development is not appropriately scaled because it is in addition to the commercial development already planned on the east side of Monroe Street. In addition, the commercial uses that serve a low density residential area have to be coordinated as part of a well- planned specific plan, not ad hoc rezoning of an individual lot. Here, the applicant is not within a specific plan and is not proposing to process a well - planned specific plan. 19 Noise The analysis does not comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. In addition, I note that the MND fails to analyze the potentially significant impact of temporary noise impacts to wildlife from construction and permanent noise impacts from the introduction of noise generating land uses within and adjacent to the City's multiple species habitat planning area. Temporary/or permanent noise impacts could impact wildlife off -site so it is not a sufficient analysis to focus only on whether there are protected species on the site. 19 Noise Traffic is a significant source of noise. As explained herein, a consequence of developing the site at a more intense commercial use will increase traffic and therefore the noise impacts from that traffic on the surrounding uses, which are quiet low density residential neighborhoods. The juxtaposition of these land uses would result in potentially si nificant noise SMRH:413907170.2 -12- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE SMRH:4139071702 -13- Noa= stio�lHead(ng nmI is impacts. The Applicant and the City have sufficient traffic data to analyze the traffic - related noise impacts at this time and identify what mitigation (with performance standards) is required to allow development. Therefore it is not appropriate to defer that analysis to a future permitting process. Indeed, the City's General Plan requires a noise study with the Applicant's first development application. This is an inconsistency with a mandatory General Plan Policy that cannot be reconciled based on the current administrative record. 21 Public Services The analysis does not comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. 23 - 24 Traffic The analysis of the flaws in the traffic impact analysis are previously discussed above. Page II -105 of General Plan for the list of intersection improvements. The cost of these improvements can be estimated and the traffic volume from the commercial designation can also be known at this time. Therefore, there is no reason the fair share contribution toward these improvements cannot be made at this time. In addition, the analysis does not comply with CEQA for reasons discussed in the T &B Planning letter attached hereto as Exhibit A. 25 -26 Utilities and The analysis does not comply with CEQA for reasons discussed Service Systems in the T &B Planning letter attached hereto as Exhibit A. 27 -28 Mandatory The analysis does not comply with CEQA for reasons discussed Findings of in the T &B Planning letter attached hereto as Exhibit A. Significance 28 Earlier Analysis The City uses the General Plan and General Plan EIR in an attempt to avoid analyzing the projects impacts compared to the environmental circumstances on the ground at the site. Under CEQA Guidelines 15152(e), any tiering off the General Plan EIR's analysis is limited to circumstances where a project is consistent with the general plan and zoning. Tiering is also allowed where the rezone is used to achieve conformance with the existing General Plan. However, here, the applicant is proposing to amend the General Plan, not rezone to come into conformance with it. Therefore, it is improper for the applicant to use the General Plan EIR analysis to narrow the scope of the MND's review. Therefore, General Plan EIR tiering is not SMRH:4139071702 -13- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE SMRH.413907170.2 -14- f h } permitted in this circumstance. In addition, to the extent the MND uses the General Plan EIR for its analysis of this project, none of the special noticing procedure required by CEQA Guidelines 15153 have been followed. SMRH.413907170.2 -14- ATTORNEY- CLIENT PRIVILEGE AND ATTORNEY WORK PRODUCT DOCTRINE Exhibit A T &B Planning MND Comment Letter Dated December 2, 2013 [insert letter on page that follows] SMRHA13907170.2 -15- EXHIBIT A a 4 P L A N N I N G Tustin, CA i San Diego, CA I :Murrysville, PA 17542 East 17th Street, Suite 100 Tustin, CA 92780 p714.505.6360 f714.505.6361 December 2, 2013 City of La Quinta Community Development Department Attn: Les Johnson, Director 78495 Calle Tampico La Quinta, CA RE: ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) Dear Mr. Johnson: IN 786 -002 This letter is in regard to Environmental Assessment 2013 -629 (Initial Study (IS)) and attached Mitigated Negative Declaration (MND) associated with proposed General Plan Amendment (GPA) 2013 -126 and Zone Change (ZC) 2013 -144 (Hamner Family Trust). Sheppard, Mullin, Richter, and Hampton, LLP requested that T &B Planning, Inc. review the IS /MND for compliance with the California Environmental Quality Act (CEQA) (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6; Chapter 3, Section 15000 et seq.). T &B Planning, Inc. is a planning and environmental consulting firm founded in 1974; our firm has been providing CEQA compliance services since 1991. For a majority of our CEQA compliance clients, we act as the primary consultant responsible for managing the CEQA process, preparing CEQA documents, preparing and posting all CEQA notices, and representing the CEQA process and documents at public meetings and hearings. In short, we are CEQA experts. We offer our clients complete objectivity and technical proficiency. This is one of the reasons why every FIR prepared by T &B Planning has been upheld, even when faced with a legal challenge. I have been a CEQA consultant for 20 years, am co -owner and Vice President of T &B Planning, and am certified by the American Institute of Certified Planners (A1CP). A majority of my CEQA compliance work is conducted in the Inland Empire and specifically Riverside County, so I am familiar with the geography and environmental context of the subject project. My comments presented below are from the perspective of an objective and non - biased third party. In summary, it is my professional opinion that the IS/MND is wholly inadequate to support approval of the proposed project. The IS/MND lacks the depth of analysis required for the City to conclude that the proposed General Plan Amendment (GPA) and Zone Change (ZC) will not have a significant effect on the environment, improperly defers analysis of environmental impacts that are clearly foreseeable, and does not set forth mitigation measures that are evidently necessary to eliminate or avoid significant environmental effects. As such, it would be in the best interest of both the City and the Project Applicant to suspend the public hearing process until a legally adequate CEQA document can be prepared, circulated for public review, and reviewed by the Planning Commission and City Council. www. tbplr.n n in r. con, PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 ■ (HAMNER FAMILY TRUST) I December 2, 2013 P L A N N I O Paget of II The IS /MND lacks the depth of analysis required for the City to conclude that the project will not have a significant effect on the environment. The IS /MND does not meet the basic requirements of an adequately prepared CEQA document. There is no depth of analysis presented to enable informed public engagement or fully informed public decision - making. The IS/MND does not provide an analysis of every question asked on the IS Checklist. Instead, a very basic and generalized response is provided for each environmental subject topic. In CEQA practitioner terms, this is called a "naked checklist" and is materially deficient to determine the significance of a project's environmental effects. CEQA Guidelines Appendix G gives instructions on use of the checklist and instructs that at least a brief explanation is required for all answers, except for "no impact" answers that are supported by cited information sources. In practice, a generalized response for each topic area can sometimes be found adequate but only if enough information and reference sources are cited. That was not done in this IS/MND. The general answers provided in the IS /MND for each topic area are not backed up by adequate citations, references, or forms of reliable data upon which to make conclusions of impact significance. References to the City's entire General Plan and General Plan EIR are not specific. To be useful as reference sources, section and/or page numbers need to be cited at a minimum. Further, the IS /MND does not identify the significance criteria or thresholds that were used in the evaluation of each question. The IS /MND fails to provide evidence that its conclusions are fact -based and reliable, which renders the IS /MND inadequate by CEQA standards. Environmental analysis of implementing commercial development (a six -pump gas station with 4,000 s f market and 13.500 s.f. of additional commercial space ) is improperly deferred Environmental Assessment 2013 -629 does.not include a thorough analysis of the environmental effects associated with implementing commercial development on this property. Instead, the IS /MND violates a basic premise of CEQA which requires that all reasonable consequences of a project be evaluated. CEQA Guidelines Section 15063(a)(1) requires that an Initial Study consider all phases of project planning, implementation, and operation. Deferring the analysis of reasonably foreseeable consequences of a proposed project and piecemealing projects into sequential parts is not permitted under CEQA because it deprives the decision - makers and the public an understanding of the full magnitude of the project's environmental impacts. Absent an analysis of the future consequences associated with changing this property's land use and zoning designations from Low Density Residential to General Commercial (GPA) and Neighborhood Commercial (ZC), the City, serving as CEQA Lead Agency, is unable to make a fully - informed decision about the GPA and ZC. Even the City's own IS (see Planning Commission Staff Report, Exhibit "B ") under Item 8 "Description of Project" (page 1) instructs to "Describe the whole action involved, including but not limited to later phases of the project and any secondary, support, or off-site features necessary for its implementation." The response to Item 8 does not follow this instruction and fails to describe "the whole action involved, including but not limited to later phases of the project.... Further, IS Item 2 (page 3) explicitly instructs that the analysis must "take account of the whole action involved.... " The IS /MND, however, does not consider the whole action because it does not analyze the environmental effects associated www. r b pl Ann i ng. corn PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS A I ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY ['RUST) December 2, 2013 PL0.NNIryC Page 3ofII with constructing and operating commercial development on this property. This is a fatal flaw in the CEQA compliance process for this project. If the City approves the proposed GPA and ZC, then the Project Applicant would be required to submit additional discretionary approval applications to implement commercial development on the property. Although it is understood that these implementing applications are not proposed at this time, the development of this property with commercial development is a reasonably foreseeable consequence of the proposed GPA and ZC. Because CEQA requires the whole of an action and the reasonable consequences of a project to be evaluated, the "Project" as defined by CEQA in this case does not simply involve a land use and zoning designation mapping change. It must extend to the reasonable consequences of the action, which is commercial development. The only circumstance under which analysis of future development can be deferred is if the future development is unknown and speculative. In this case, the record shows the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3, and City Council staff report Attachment 2, Figure 1, "Site Plan "). This is a clear indication of a probable future project. Although the exact configuration of these uses on the property may not be known at this time, the development intensity is known, and is required to be fully studied in compliance with CEQA. Mitigation measures are not set forth to eliminate or avoid significant environmental effects Because the IS /MND defers analysis of the GPA and ZC's reasonably foreseeable consequences (commercial development of a six -pump gas station, 4,000 s.f. market, and 13,500 s.f of general commercial uses), mitigation measures that would be required to ensure that all impacts would be avoided or reduced to below significance levels is also inherently deferred. In the one case where the IS /MND does identify an impact and sets forth mitigation, the mitigation measure is written in a way that also constitutes deferral. Mitigation Measure No. I under Section XV.b., Transportation/Traffic, requires a detailed traffic study to be prepared (in the future) and for fair share costs of critical intersections to be identified (in the future) and paid. This is a classic case of deferred mitigation, which is not allowed by CEQA. The cost of the intersection improvements can be estimated now and the fair share percentage of the Applicant's project also can be calculated now. Specific examples of failings of the environmental analvsis: AESTHETICS a. Have a substantial adverse effect on a scenic vista? The checkmark under "Less than Significant Impact" implies that the subject property is either in or visible from a scenic vista; however, no such vistas are identified in the answer. It can be implied that the Image Corridor is the applicable "scenic vista." As such, the answer states that "Development of the site as a commercial use will evoke a www.tb to an n in g. coin PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS A ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) � December 2, 2013 PIANNIN -G Page 4ofII different aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect" (emphasis added as underlined text). For fully informed decision - making, the subjective term "different" should be defined in terms of height, bulk, scale, surface coverage, setbacks, architectural requirements, etc. Even though a specific commercial development plan is not proposed at this time, there is enough information available in the City's Zoning Ordinance to present an objective and fact -based analysis of probable aesthetic effects on the Image Corridor. Also, no data is supplied to conclude that the "height limit restrictions for buildings" would in fact reduce the potential for view impacts. The height limitation in feet or other measurement should be disclosed in the answer. b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? The conclusion reached in the answer, second paragraph, is that "Impacts associated with scenic resources are expected to be generally insignificant. " This is not an adequate conclusion because the public has no idea what the term "generally insignificant" is intended to mean, or whether or not the property is even within the view of a state scenic highway. The checkmark indicates "No Impact" yet the descriptive answer introduces information that renders the conclusion ambiguous. c. Substantially degrade the existing visual character or quality of the site and its surroundings? No answer is given and no specific reference sources are cited on which to base the "No Impact" checkmark. d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? The conclusion reached in the answer, third paragraph, is that "impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land. " The answer provides no substantive data upon which this conclusion is based, presents a "plan to plan" comparison (residential v. commercial) whereas CEQA requires an "existing conditions to plan" analysis, does not quantify the expected "minor increases in light generation" that would be permitted on the site by adhering to the City's Zoning Ordinance Section 9.100.150 "Outdoor Lighting," and does not acknowledge that commercial development and especially the reasonably foreseeable six -pump gas station could be a 24 -hour operation (with a CUP per Zoning Ordinance Section 9.80.040) with bright nighttime illumination. The checkmark indicates "No Impact" yet the descriptive answer includes information that indicates that there will indeed be a new source of artificial light (a commercial development). AGRICULTURE a. Convert Prime Farmland,, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? The information given in this answer indicates a clear "yes" to the checklist question. Even though the property is not currently farmed, it is designated by the State as Prime Farmland; therefore, the IS/MND is obligated to give fact -based information about www, t b planning. coq, PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 9 (HAMNER FAMILY TRUST) December 2, 2013 J 'Page 5 of 1 l P L A N N I N G why the conversion of this land to a non - agricultural use does not constitute a significant impact to agriculture. No such evidence is provided. The response fails to make reference to the mitigation measures and mitigation monitoring and reporting program cited in the General Plan EIR to reduce impacts associated with the conversion of agricultural land to non - agricultural uses. AIR QUALITY The analysis of air quality is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3). Although the exact configuration of these uses on the property and the exact construction specifications may not be known at this time, the development intensity and resultant traffic volumes are known. Thus, air pollutant and greenhouse gas emissions must be calculated, disclosed, and evaluated against SCAQMD or other credible significance thresholds to determine if the proposed project would result in significant direct or cumulative impacts to air quality or climate change or obstruct implementation of the 2012 AQMP or plans, policies. Deferring the analysis is not permitted under CEQA. Further, the City's General Plan includes "Program SC- 14a: Require all new development proposals to demonstrate consistency with the Greenhouse Gas Reduction Plan. " The IS/MND provides no information to enable decision - makers to consider if commercial development on this property would be consistent with the Greenhouse Gas Reduction Plan. BIOLOGICAL RESOURCES Every question is answered "No Impact," yet, the answer does not address questions a), b), c), or d), and gives only a cursory response to questions e) and f). There is not enough information provided to make fact - based conclusions that no impacts to biological resources would occur from developing this property absent the application of mitigation measures. CULTURAL RESOURCES The analysis of cultural resources is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). Because the analysis is deferred, the mitigation measures that are needed to ensure that potential impacts to cultural resources would be avoided or reduced to below significant are not identified. According to the City's General Plan EIR (Figure III -4), the property has a high potential for paleontological resource discovery. Additionally, the General Plan EIR requires as mitigation that all proposed project sites be surveyed to identify any potential cultural resources that may be affected. Because ground- disturbing construction activities are a reasonable consequence of the proposed GPA and ZC, the IS/MND is obligated to disclose the potential for discovery of subsurface resources and set forth mitigation 1ww.[bplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 ® (11AMNER FAMILY TRUST) December 2, 2013 Ptnael� Page 6 o 11 measures that would be implemented should significant resources be discovered. Deferral of this information is not permitted under CEQA. GEOLOGY AND SOILS Again, the analysis of environmental impacts is deferred, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). A geotechnical report must be made available now to determine if the site is suitable for commercial development. Deferral of the geotechnical analysis to a future development application deprives the City Council and the public of the facts that are needed to make a fully informed decision about designating this property for commercial use. Furthermore, because a reasonable consequence of the GPA and ZC is the development and operation of a commercial center with a gas station (with inherent storage of large quantities of liquid fuels), the IS /MND fails to analyze the potential impacts associated with exposure of people or structures to potential risk of loss, injury, or death associated with potential seismic upset of the gas station. Deferral of this information is not permitted under CEQA. HAZARDS AND HAZARDOUS MATERIALS The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f. of general commercial uses (see Planning Commission staff report, page 3 and City Council staff report Attachment 2, Figure 1, "Site Plan "). A gas station involves the transport and storage of a hazardous material (fuel). The IS /MND presents incorrect information that the proposed project would result in only "small quantities" of hazardous materials storage on the property. Detailed analyses of questions a) and b) are warranted. In addition, no citations or references are given to substantiate the checkmarks of "No Impact' under questions c), e), i), and g). The answers to these questions must be evaluated in more detail to ensure CEQA compliance. HYDROLOGY AND WATER QUALITY No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The IS /MND does not provide any information about drainage patterns, groundwater supplies, or water quality. The reasonably foreseeable consequence of the GPA and ZC is the development of this property as a commercial center with a gas station. At a minimum, the IS /MND needs to disclose the locations and capacities of existing storm drain systems to determine whether or not capacity is available to accommodate the development of this property with commercial uses. In addition, the IS/MND is obligated to identify the receiving waters of the site's runoff and any water quality impairments that may be affected by the reasonably foreseeable development. Commercial development projects and particularly their parking lots are known to discharge heavy metals, organic compounds (i.e., hydrocarbons), oil, grease, trash, and debris in runoff water. Potential pollutants associated with landscaping areas also could include bacteria/viruses, nutrients, pesticides, sediments, and oxygen demanding substances. wu w_[bpl an n in g. co in PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS 7 J YIANNING ENVIRONMENTAL ASSESSMENT 2013 -629 (IiAMNER FAMILY TRUST) December 2, 2013 Page 7 of 11 The IS/MND must disclose this information and evaluate potential impacts to facilitate infonned decision - making. LAND USE AND PLANNING The answer to question b) is a circular reference.. In short, the answer states that should the GPA and ZC be approved, any future development project would need to comply with the new (commercial) designations. Instead, the answer to this question should provide a detailed analysis of the project's compliance with the existing, applicable land use plans, policies, and regulations, which it does not accomplish. According to the City's General Plan: "The General Plan is the foundation upon which all land use decisions are based. It is an information and planning guide that provides a framework for making informed decisions about the future of the City. All development proposals must be analyzed and tested for consistency with the goals, policies, and programs in every applicable element of the General Plan. " (General Plan p. 1 -5, "Using the General Plan"). "If a determination is made by the Planning Commission or the City Council that the proposed action is inconsistent with the General Plan, no further action shall be taken without the completion and processing of an EIR which would support a finding of overriding consideration. " (General Plan p. t- 7, "CEQA Review of Consistency). "An amendment to the General Plan constitutes a project under the California Environmental Quality Act (CEQA), and therefore is evaluated for its environmental effects and consistency with other elements of the General Plan. " (General Plan p. 1 -8, "Amending the General Plan: Application Procedures). As such, for any project proposing a GPA, the project's CEQA compliance document must identify any and all applicable General Plan policies that were adopted for the purpose of avoiding or mitigating an environmental effect, and evaluate the GPA's ability to provide an equal or better effect on the environment. Given that the City's General Plan was updated and approved earlier this year, its goals, objectives, and policies are assumed to be current, relevant, and applicable. The IS /MND fails to provide a detailed General Plan consistency analyses. At a minimum, IS /MND must discuss inconsistencies with the General Plan (see Pfeiffer v. City of Sunnyvale (2011) 200 Cal. AppAthe 1552), which it does not. Our review reveals that several General Plan policies would not be met by the proposed GPA. For example, Policy LU -4.1: Encourage compatible development adjacent to existing neighborhoods and infrastructure. The operation of a commercial center with six -pump gas station west of Monroe Street and south of Avenue 58 has the potential to result in aesthetic /lighting, air quality, hazards, and noise ww w. c b p la a n i n p. com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS PLANNING ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) December 2, 2013 Page 8 of 1 l effects on existing residential homes located immediately north of Avenue 58 and other adjacent properties designated for low density residential development. Policy CIR -1.6: Maintain LOS D operating conditions for all corridors and intersections unless maintaining this LOS would, in the City's judgment, be infeasible and/or conflict with the achievement of other goals. Development of the subject property as a commercial center would result in more traffic than the residential development studied by the General Plan. If the City does not apply a condition on the GPA to limit the buildout of this property to the intensity indicated in the traffic memorandum attached to the IS /MND, the City cannot assure that LOS D operating conditions would be met, without additional study and possibly additional mitigation. Program SC- 1.5.c: New development projects shall include vehicular, pedestrian and bicycle connections to the greatest extent possible, both through the project and connecting to adjacent projects. The provision of a new commercial development separated from commercially- designated properties on the opposite side of Monroe Street would not facilitate vehicular or pedestrian interconnection between adjacent commercial properties or facilitate access between nearby businesses. Policy AQ -1.3: Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled Commercial development of the subject property would generate more vehicular trips and associated mobile source air emissions than would residential development as called for by the existing General Plan. Policy AQ -1.6: Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The IS /MND improperly defers the analysis of air quality emissions associated with commercial development of the property. Policy AQ -1.7 Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City's GHG Reduction Plan. The IS /MND contains no information to indicate if commercial development of the property would be consistent with the GHG Reduction Plan. Policy N -1.3: New non - residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. The IS/MND improperly defers the analysis of noise effects associated with commercial development of the property. Furthermore, because the General Plan was prepared in a manner that balances land uses throughout the City and its sphere -of- influence, the IS/MND should consider the project's potential to cause indirect land use and planning effects on other nearby, vacant, commercially- designated properties. If the establishment of www. tbpla n n in g. com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) December 2, 2013 Page 9 of 11 P IAN N I N commercial uses on the subject property diminishes the viability of commercial market demand on other commercially- designated properties, those other properties could remain vacant for an extended period of time and disrupt the balance of land uses in the area. NOISE The analysis of noise is deferred in its entirety, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). The development of this property with commercial uses is a reasonably foreseeable consequence of the proposed GPA and ZC. In this case, the record indicates the Project Applicant's intent to develop the property with a six -pump gas station, 4,000 s.f. market, and 13,500 s.f, of general commercial uses (see Planning Commission staff report, page 3). Although the exact configuration of these uses on the property may not be known at this time, the development intensity and resultant traffic volumes are known. Thus, operational noise levels associated with vehicular noise and probable stationary noise sources associated with commercial development must be disclosed and evaluated to enable informed decision - making regarding the GPA and ZC. Properties designated for low density residential development area adjacent to this property and are considered sensitive noise receptors. Deferral of this analysis is not permitted under CEQA. PUBLIC SERVICES No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The ISWND fails to provide any information about fire and police protection service capacities and their ability to service this property as a commercial development from existing facilities. Any new development requiring police and fire protection service will have some level of service impact, so the "No Impact" checkmarks are incorrect. TRANSPORTATION/TRAFFIC The detailed traffic study required in the mitigation measure should be prepared now and is not permitted to be deferred pursuant to CEQA Guidelines Section 15063(a)(1). Although the exact configuration of commercial uses on the property may not be known at this time, the development intensity and resultant traffic volumes are known, so there is no reason to defer the disclosure of detailed traffic analysis information. The analysis must evaluate the project's impact on the existing roadway network in addition to an analysis of future years. Determining impacts in year 2035 as the sole basis of significance is not permitted based on CEQA case law (see Sunnyvale West Neighborhood Assn. v. City of Sunnyvale City Council (2010) 190 Cal.App.4th 1351). Additionally, the last paragraph makes reference to incorrect street names, which adds confusion to the decision - making process. wwww, t bplann inq. com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) I December 2, 2013 P IANNING Page 10 of I UTILITIES AND SERVICE SYSTEMS No specific citations or reference sources are given to substantiate the checkmarks of "No Impact' under every question asked under this topic. The IS/MND fails to provide any information about water and wastewater conveyance and treatment facilities and their capacity to service commercial development of this property. Similarly, the IS /MND provides no information about permitted landfill capacities or the volume of solid waste that would be expected from the commercial development. Any development connecting to domestic systems will have some level of impact, so the "No Impact" checkmarks are incorrect. Lastly, the answer refers to potential "conflicts" with Imperial Irrigation District facilities for overhead power lines, but does not disclose the nature of such conflicts. The conclusion is based on a plan to plan (residential vs. commercial) comparison, whereas CEQA requires an existing conditions to plan analysis. MANDATORY FINDINGS OF SIGNIFICANCE Regarding question a), the response defers the analysis of impacts to biological and cultural resources, which is not permitted pursuant to CEQA Guidelines Section 15063(a)(1). Additionally, the checkbox of "Less than Significant with Mitigation" is not accompanied by any mitigation measures whatsoever, either in this section or in the body of the IS /MND. Regarding question b), the response is a circular reference. As discussed above under "Land Use and Planning," the IS /MND is obligated to provide a detailed analysis of the project's inconsistencies with existing, applicable land use plans, policies, and regulations. The IS /MND does not provide this information, which is a failing of the CEQA compliance process for this project. Furthermore, "fiff a determination is made by the Planning Commission or the City Council that the proposed action is inconsistent with the General Plan, no further action shall be taken without the completion and processing of an EIR which would support a finding of overriding consideration. " (General Plan p. 1 -7, "CEQA Review of Consistency). Regarding question c), the IS /MND fails to identify a cumulative study area and any cumulative projects upon which the analysis was based. CEQA Guidelines Section 15130(b) describes two acceptable methods for identifying a study area for purposes of conducting a cumulative impact analysis, and neither were followed. This, again, is a failing of the CEQA compliance process for this project. Regarding question d), no specific reference sources or citations are given for the conclusion and no analyses are presented to support the conclusion that the project would not adversely affect humans. The construction and operation of commercial development on this property has the potential to adversely affect nearby residents associated with artificial lighting, air pollutant emissions, and noise. Adjacent properties designated for low density residential development are sensitive receptors for these types of impacts. www.rbplanning.com. PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS ENVIRONMENTAL ASSESSMENT 2013 -629 (HAMNER FAMILY TRUST) December 2, 2013 PLANNING Page II of II In conclusion, the IS/MND needs substantive revision to meet the CEQA Statutes and Guidelines The IS /MND does not support the approval of the Proposed project in its current form. My opinion is from the perspective of an objective, experienced, professional CEQA practitioner. Thank you for your time and consideration of these comments. Sincerely, T &B PLANNING, INC. Tracy Principal Cc: La Qunita City Council Attachment: ISIMND (Environmental Assessment 2013 -629) w+aw.tbPlanuing.com PLANNING I DESIGN J ENVIRONMENTAL I GRAPHICS i :� J PH #3 PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 12, 2013 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2013 -629 GENERAL PLAN AMENDMENT 2013 -126 ZONE CHANGE 2013 -144 APPLICANT: WILLIAM J. HAMMER /KIM M. HAMMER TRUSTEES; HAMMER FAMILY TRUST REQUEST: CONSIDERATION AND RECOMMENDATION OF A GENERAL PLAN AMENDMENT AND ZONE CHANGE ON 4.35 ACRES, FROM LOW DENSITY RESIDENTIAL LAND USE TO COMMERCIAL LAND USE DESIGNATONS LOCATION: SOUTHWEST CORNER AVENUE 58 AND MONROE STREET (ATTACHMENT 1) RECOMMENDED ACTION: 1. Adopt Planning Commission Resolution 2013 - , recommending City Council certification of a Mitigated Negative Declaration under Environmental Assessment 2013 -629; 2. Adopt Planning Commission Resolution 2013 - _, recommending City Council adoption of General Plan Amendment 2013 -126; and, 3. Adopt Planning Commission Resolution 2013 - recommending City Council adoption of Zone Change 2013 -144 EXECUTIVE SUMMARY: The applicant proposes an amendment to the La Quinta General Plan Land Use Map, from the current Low Density Residential (Up to 4 units /acre) to General Commercial. A zone change application is also proposed, to change from Low Density Residential (RL) to Neighborhood Commercial (CN). At this time, no development application has been proposed. Staff's review of the request finds no significant impacts, and that the Planning Commission recommend approval of the request to the City Council. BACKGROUND & ANALYSIS: The applicant engaged discussions with City staff regarding the subject property in Page 1 of 4 February 2013, which resulted in a subsequent filing of the subject applications in May 2013. During initial review of the request and its relevance to the surrounding area, staff identified several factors for consideration in determining the scope of the request and potential expansion of the area to be considered. After investigation of several possible expansion scenarios, it was determined that staff would review the applicant's request as submitted. Land Use Staff review of this application focused on the land use implications of the site as a commercial property, and the surrounding area in general. A request for additional commercial land use designation(s) should address existing sites, the factors affecting their development potential, and how designation of additional commercial would impact current land use patterns. Many factors affect how commercial land use allocations are determined: • Appropriate Size - Historically, Neighborhood Commercial centers average around 8 -10 acres, 75 to 100 KSF. La Quinta's NC zoning will now allow mixed use residential and commercial, so larger properties may not necessarily equate to a corresponding increase in commercial building area. Based on this average, the size of the site, as proposed, will have limited potential to accommodate a standard neighborhood commercial center and will likely be limited to a smaller operation, such as a convenience store or "quick stop" type commercial development.. • Land Use Suitability — The site is currently designated for low density residential development at up to 4 units per acre; however, current zoning restrictions applicable to southeast area properties would limit lot size to no less than 20,000 square feet. The site is also impacted by an IID transmission fine tower, which affects its suitability for residential development. • Anticipated Demand - Generally, the Vista Santa Rosa community area is not anticipated to support more than two or three small commercial developments, assuming an average residential development density of 1 unit /ac. Commercial sites currently exist in this segment of the community that remain undeveloped despite the perceived need for commercial services in the area. At present, there are nearly 70 acres of predominantly vacant commercial land use within approximately one mile of the subject site, the majority being in the County (Vista Santa Rosa), which is a part of the City's sphere of influence. The commercial properties within the sphere of influence have been designated as such by the City as part of the pre - annexation zoning established in anticipation of future annexation efforts. The La Quinta General Plan includes program language requiring the establishment of a master plan for the Vista Santa Rosa Sphere of Influence. This effort could result in a different land use than what is currently Page 2 of 4 represented. With this being noted, the current lack of nearby grocery and /or gasoline accommodations to serve the area's current resident's expressed needs could be addressed by a development of this scope and nature. • Location - Commercial sites generally locate at major intersections, within an adequate demand radius (rooftops), and with supporting mixed use development. While the site is at a major corner, given the surrounding area's lack of transit accessibility, mobility characteristics, mixed land use opportunity, etc., a site of this size has limitations. • Economic Considerations - Considering that the area is seen to have minimal commercial opportunities, and with the majority of the area's commercially designated lands in County jurisdiction, the city may wish to facilitate a current potential interest within La Quinta's city limits. Staff considered these factors with the site's locational advantages over similar commercial designated properties in the area. Expanding the amount of commercial land to the west and south of the subject property, in order to increase its commercial development potential, was also explored. Concern was raised due to other existing commercial designated properties in close proximity to the Avenue 58 and Monroe intersection. However, this also lends reasonable support to the applicant's request, as the commercial designation of the subject property could result in the establishment of a strong er.commercial node at this intersection. Traffic The proposed change in land use warranted analysis of potential traffic impacts. Staff prepared a traffic memo, which was based on future use assumptions supplied by the applicant, to include a gas station with six pumps and a 4,000 square foot market, as well as 13,500 square feet of buildings housing additional general commercial uses (Attachment 2). It was also assumed that the existing residential zoning would represent the development of nine single family dwelling units. The memo concluded that the proposed land use change, from single family residential to commercial uses, will not create any significant impacts to the General Plan build out conditions at critical intersections and road segments in the vicinity of the project. However, a more detailed traffic impact study will be required during the entitlement process, to identify any project specific improvements as well as the project's fair share for the cost of improvements identified in the 2035 General Plan. AGENCY & PUBLIC REVIEW: SB18 Review The General Plan Amendment was subject to review by Native American Tribal Page 3 of 4 organizations, under SB 18 requirements. No consultation requests were received during the 90 -day tribal consultation request period. Public Agency Review This request was sent to all applicable City departments and affected public agencies on May 24, 2013. All written comments received are on file and available for review with the Community Development Department. Public Notice The proposed applications were advertised in The Desert Sun newspaper on November 1, 2013. To date, no comments have been received. Any written comments received subsequent to this report will be provided at the Planning Commission hearing. ENVIRONMENTAL REVIEW Based on California Environmental Quality Act (CEQA) requirements, an Environmental Assessment (EA) 2013 -629 was prepared. A Notice of Intent to adopt a Mitigated Negative Declaration was distributed and published in the Desert Sun on November 5, 2013, establishing a 20 -day public review period under CEQA, which ends November 26, 2013. No comments have been received to date during the circulation of the proposed Negative Declaration. Report prepared by: Wallace Nesbit, Principal Planner Report approved for submission by: Les Johnson, Community Development Director. Attachment: 1. Vicinity Map 2. Traffic Memo, dated 9124/13 Page 4 of 4 EXHIBIT C 5 ONN� I& � % 3 , - GaSle earth feet 9 rreters 2. EXHIBIT D CALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 12, 2013 A regular meeting of the La Quinta Planning Co 7:02 p.m. by Chairperson Barrows. PRESENT: Commissioners Blum, Weber, Chairperson Barrows ABSENT: None STAFF PRESENT: Community Developm( Manager David Sawyer, Planner Wally Nesbit, A; Kathy Jenson, "and'Secn Chairperson Barrows led the Commission in called to order at Chair Wright, and Les Johnson, Planning 3ineer Ed Wimmer, Principal ner Jay Wuu, City Attorney Motion= A motion was made and seconded by Commissioners Wright /Blum to approve .the Planning 'C'ommission Minutes of October 22, 2013, as submitted. Motion passed unanimously. PUBLIC HEARINGS 1. Conditional Use,Permit 2011 -136 submitted by Lowe's HIW, Inc. proposing permanent outdoor display and sales area for the Lowe's Home Improvement Warehouse. Location: Washington Park commercial retail center; 78 -865 Highway 111, La Quinta. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. PLANNING COMMISSION MINUTES 1 NOVEMBER 12, 2013 Chairperson Barrows noted for the record that staff had distributed a Memorandum to the Commission indicating that due to further collaboration with the applicant Condition of Approval No. 15 had been amended. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:13 p.m. Mr. Jesus Uccles, Store Manager of Lowe's HIW, Inc., La Quinta, CA - introduced himself, explained the purpose and intent behind the proposal and the types of merchandise to be displayed, and ansvyered the Commission's questions. Chairperson Barrows asked Mr. Uccles if amendment to Condition of Approval No. 15 Public Speaker: None Chairperson Barrows declared the PUBL Motion - A motion was made to adopt Resolution 2013 -02, submitted with staff's recom No. 15 to read as follow:, was in=_agreement with the Uccles replied he was. ❑ CLOSED at 7:1 6 p.m. mmissioners Weber /Wilkinson nal,Use Permit 2011 -136, as .nding Condition of Approval 15. Permanent improvements shall be added to the trailer sales area in order . of indicate to customers that the parking spaces utilized for trailer sales are not for customer parking. Improvements shall include, but are, not 7fimited tp - painted stripes, permanent bollards, and additional landscaping for screening purposes within the existing landscape planter adjacent to the trailer sales area. Design specifications shall be reviewed and approved by the Community'Development Director prior to trailers being located within the sales area. Motion 2. Tentative Tract Map 36537 and Site Development Permit 2013 -924 submitted by Rembold Properties, LLC. proposing the land division of 41.95 acres and the construction of 230 new single family attached and detached units, and related project amenities and improvements. Location: in the PGA West development, along the north and east side of'PGA Boulevard, west of the Stadium clubhouse on the former PGA West resort core site. PLANNING COMMISSION MINUTES 2 NOVEMBER 12, 2013 Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:28 p.m. Public Speaker: Mr. Wayne Rembold, Developer with Rembold Properties, LLC., Portland, OR - introduced himself, gave a brief overview of the project, and answered the Commissions' questions. Public Speaker: Mr. Howard Culver, PGA West ,resident, La Quinta, CA - introduced himself, said the applicant has resolved all issues the PGA West Association and residents had addressed, and was`in favor'of the project. Public Speaker: Mr, Steve Weiss, PGA< °West resident, La ',Quinta, CA - introduced himself, said the applicanfi h'as been extremely cooperative and responsive in addressing the residents' comments anti concerned, and everyone was very pleased and excited to see this project being built. Public Speaker: Mr. Robert Carlsbad, CA - introduced their efforts in cooperation the Commissions' question: Chairperson Barrows declared.the ifornia West Communities, veloper, thanked staff for aw process, and answered HEARING CLOSED at 7:37 p.m. Motion - A motion was made and seconded by Commissioners Wilkinson /Blum to adopt Resolution 2013 =025 recommending approval of Tentative Tract Map 36537 as'. 'submittedk, with staff's` recommendations. Motion passed unanimously _ _... Motion - A motion was made and seconded by Commissioners Wright /Blum to adopt Resolution 2013 -026 recommending approval of Site Development Permit 2013 -924, as submitted with staff's recommendations. Motion passed unanimously. Commissioner Wilkinson recused himself from the next item on the agenda because of his involvement with the project. 3. Environmental Assessment 2013 -629, General Plan Amendment 2013 -126, and Zone Change 2013 -144 have submitted by William J. Hammer / Kim M. Hammer Trustees: Hammer Family Trust, proposing a general plan amendment from Low Density residential (up to 4 units /acre) to General Commercial and PLANNING COMMISSION MINUTES 3 NOVEMBER 12, 2013 zone change on 4.35 acres, from Low Density Residential to Neighborhood Commercial. Location: southwest corner of Avenue 58 and Monroe Street. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 8:00 p.m. Public Speaker: Mr. Hayward Pardue, Representative of the Applicant, La Quinta, CA - introduced himself and answered the Commissions' questions. Public Speaker: Mr. Roger Greenwald, Resident f La Quinta, CA - introduced himself and said he was not in favor of the project as he was concerned about possible light pollution and increased noise levels. He said the area is currently very quiet and suggested the proposed commercial center be bwlt in ,other areas further to the west. He noted there weie a lot of residents that were opposed to the proposed project and quoted Mr. Spock from`Star Trek that "the needs of the many should outweigh the needs of the few." Public Speaker: Mr. Brett Pecano Piazza Serena resident, La Quinta, CA - introduced himself and said even though Commissioner Wilkinson recused himself, he found rt::unethical that Mr'- Wilkinson was involved with the proposed project and'''at` the s e am time served on the City's Planning Commission. He stated he.never would have purchased a home within the area had he known ;that a gas station could' be built in proximity to his residence in the future. He said the area has always been zoned residential and he was never made aware that ii could beirezoned to commercial. Public Speaker: Mrs. Pixie Scott, Piazza Serena resident, La Quinta, CA - mtroduced herself` said herresidence would be greatly impacted by the light pollution, noise levels, and,.' increased traffic from the proposed future commercial center. She expressed a concern about possible increase in crime as well as .the oil and,` "gas from a gas station being mixed in with the dust and dirt, and that-air would be carcinogenic. She noted the reasons she chose to purchase her hom e in Piazza Serena were mainly because of La Quinta's dark sky ordinance, the -lack of street lights and the quietness of the area. Public Speaker: Mr. Curt Starweather, Piazza Serena resident, La Quinta, CA - introduced himself, said the proposed commercial center would have an adverse impact on the safety and serenity of the community and its property values due to the increase in traffic, noise levels, light pollution, and possible crime. He stated that the negative economic impact for the immediate community would be substantially greater than any possible benefit this project could offer. He PLANNING COMMISSION MINUTES 4 NOVEMBER 12, 2013 suggested the proposed project be located at either one of the two commercial sites, already zoned as such, located at the intersection of Avenue 58 and Madison Street. He requested that the Planning Commission deny the proposed project. Public Speaker: Mr. Justin Bert, Senior Vice President with Capstone Advisors, and representative of the owner of the 60 remaining undeveloped lots at Piazza Serena, Carlsbad, CA - introduced himself and said the; proposed zoning and general plan designation were not compatible with the surrounding properties, as the area in question was surrounded by low density residential areas on all three sides. Mr. Bert noted that there has been no'`chenge in circumstance to warrant a zone change and a general plan amendment :,He said during the recent General Plan Update there were no seasons identified to change the existing low density residential zoning for t6t, property and there were plenty of already commercially zoned areas approximately 70 acres, t6 'the west that would be more appropriate for the proposed project Chairperson Barrows noted for,the record that a comment letter from Mr. Justin Bert, received on November 12; 2P, ;t was distributed to the Commission. Public Speaker: Mr. Charles W.'ElendeniAg+ Piazza'Serena resident, La Quinta, CA - introduced himself- =as the President,.of! the Board of Directors for the Piazza Serena community and, 'said the entires'community` was in opposition of the proposed project .,,4 He saidany commercial project in such proximity to a residential development would have an ,adverse economic impact on property values in an already troubled.,property; market environment that is barely beginning to recover He, noted'`there already was a convenient store located on Monroe Street: He stated a possible commercial center would destroy the quietness and "ser, pit y`of -,t,, e residential community and would increase crime. Me. Cl andening said'there was no need for a commercial project in the area and therewas inadequate "population to support it. He said that residents bordering Aven6e -58 were not notified of the proposed zone change and requested that the Planning Commission deny the proposed project. 16 Chairperson 'Barrows noted for the record that a comment letter from Mr. Clendening, received on November 12, 2013, was distributed to the Commission. Public Speaker: Mr. David V. Crouse, Piazza Serena resident, La Quinta, CA - introduced himself and said he retired to the Coachella Valley because he truly thought the City of La Quinta was the Gem of the Desert and he liked the quietness and serenity of the community. He expressed concerns regarding the potential increase in traffic and noise, and that the placement of a gas station PLANNING COMMISSION MINUTES 5 NOVEMBER 12, 2013 adjacent to an existing underground power line could be potentially hazardous. He stated that a commercial center at the proposed site was not warranted. Chairperson Barrows noted for the record that a comment letter from Mr. Crouse, received on November 12, 2013, was distributed to the Commission. Public Speaker: Mr. Joe Hammer, property owner and applicant, Indian Wells, CA - introduced himself, briefly described the history of the proposed site and the adjacent vacant land and their existing zoning designations. He said he was unaware the proposed project would be objected to;!' He noted he spent a lot of time speaking with homeowner from the Andalusia residential community and those residents expressed support for the project: Mr. Hammer explained the proposed commercial center would be very, well architecturally.,designed and he would not build anything that would jeopardize the value of acres of vacant land to the south and additional 40'acres of vacant land tb'the east that his family has owned for many years.` `He stated ;the northeast anId!'ssoutheast corners on Avenue 58 and Madison Street currently under the jurisdiction of the County of Riverside, would be developed 'as commercial centers in the future. He said the proposed :commercial project would be beneficial to the surrounding community and encouraged ,the Commission to approve the zone change so he would have an o "o ` pprtunity to move forward with the project. Mr. Pardue noted the'r'e "'Was a lot of interest from `developers for a commercial project in the area He said: the zonal change was only the first step of this process and tF e,-.surrounding,-,residents would have many more opportunities to give their input gwthe project should it go forward. Chairperson Barrows asked what community outreach was done for this project. Mr „Pardue said the major adjacent communities were contacted and made aware of the proposed project, including Trilogy and Andalusia. Public: Speaker: Mrs f!.e °S. ilva Segrist, Piazza Serena resident, La Quinta, CA - introduced',-L, herself, .said a future commercial development would not be beneficial to,.the exisj:ing residential community, but instead it would have an adverse impact. on' property values. She requested the Planning Commission ! deny the proposed zone change. Public Speaker: Mrs. Kim Hammer, property owner, Indian Wells, CA - introduced herself and said that for many years she resided behind a large commercial center and found it to be an asset and a convenience. She stated the proposed corner was a perfect location for a well thought out and aesthetically pleasing small commercial center and would very much benefit the community. PLANNING COMMISSION MINUTES 6 NOVEMBER 12, 2013 Public Speaker: Mrs. Pixie Scott, Piazza Serena resident, La Quinta, CA - reiterated her earlier statement that the surrounding residents were not in support of a commercial center in such close proximity to the existing residential community, and would like to keep the area dark, quiet, and serene as it currently exists. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 8:51 p.m. Motion - A motion was made and seconded by Commissioners Wright /Blum to 1. adopt Resolution 2013 -027 recommending approval of Environmental Assessment 2013 -629 as submitted with staff's recommendations. AYES: Commissioners Blum, Weber, Vice Chair Wright, and Chairperson Barrows. NOES: None. ABSENT: Commissioner Wilkinson. ABSTAIW'None. Motion - A motion was made and seconded by Commissioners Blum /Wright to deny General Plan Amendment 2013 -126 Eand, Zone Change 2013 -144 as submitted. AYES: Commissioners Blum, Vice Chair Wright, and Chairperson Barrows. NOES: Commisslon':Weber. ABSENT: Commissioner Wilkinson. ABSTAIN: None. BUSINESS SESSION - 1. There being n[ Blum /Wright to Respectfully submitted, - None meeting of November 5, 2013 was cancelled. mess, it was moved and seconded by Commissioners meeting at 9:16 p.m. Motion passed unanimously. MONIKA RADEVA, Secretary City of La Quinta, California PLANNING COMMISSION MINUTES 7 NOVEMBER 12, 2013 EXHIBIT E I ATTACHMENT # 2 • MEMORANDUM TO: Tim Jonasson, Director of Public Works FROM: Nazir Lalani, City Traffic Engineer NL' DATE: September 24, 2013 RE: FOCUSED TRAFFIC IMPACT MEMO FOR GPA 2013 -126; HAMMER FAMILY TRUST PROJECT LOCATION AND DESCRIPTION The Hammer Family Trust owns 4.35 acres of land located on the southwest comer of the intersection of Monroe Street and Avenue 58 as shown in Figure 1. The General Plan Amendment application by the owner proposes rezoning the 4.35 acre parcel from single family residential to commercial. The future uses under the rezoning would include a gas station with six pumps and a 4,000 square foot market as well as 13,500 square feet of buildings housing additional commercial uses. The existing residential zoning would allow the construction of nine single family dwelling units. TRIP GENERATION The ninth edition of the Institute of Transportation Engineers Trip Generation Manual includes rates for single family housing, shopping centers and gas stations. The daily and peak hour trip generation associated with the uses permitted under the existing residential zoning and the proposed commercial uses are summarized in Table 1. TABLE 1: PROJECT TRIP GENERATION LAND USE QUANTITY ITE CODE DAILY AM Peak Hour PM Peak Hour IN OUT IN OUT Single Family Residential 9 SFDU 210 86 2 7 6 3 Gas Station and Market Six Pumps 4,000 SF 944 1014 37 36 42 42 Shopping Center 1 13,500 SF 1 20 576 1 8 5 24 26 TRIP DISTRIBUTION Based on count data available from the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis for the street system in the area, it was estimated that trips from the proposed uses on the 4.35 acres of property would be distributed as follows: TABLE 2: TRIP DISTRIBUTION Road Segment Distribution Monroe Street North of Avenue 58 35% Monroe Street South of Avenue 58 20% Avenue 58 East of Monroe Street 20 % Avenue 58 West of Monroe Street 25% INTERSECTION LEVEL OF SERVICE ANALYSIS METHODOLOGY The peak hour Level of Service (LOS) for critical intersections and road segments were calculated using data and other information from the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis. The Levels of Service were calculated for the following: • Existing Conditions (2010) • Opening Day with Project Traffic (2015) • General Plan Build Out without Project (2035) • General Plan Build Out with Project (2035) The Existing Conditions and General Plan Build Out Levels of Service without project traffic are those documented in the General Plan Update (2035) Environmental Impact Report Traffic Impact Analysis. The Opening Day and General Plan Build Out Levels of Service with project traffic are based on adding project related peak hour and daily traffic shown in Table l to the critical intersections and road segments shown in Tables 3 and 4 using the trip distribution shown in Table 2. TABLE 3• INTERSECTION LEVEL OF SERVICE (LOS) Intersection Existing Existing Opening Future General General Day with Traffic Conditions Day with Traffic Plan Plan Out Control* (2010) Project Control Build Build (2010) LOS ** (2015) (2035) Out Out with (2035) (2035) LOS ** Without Project 1. Monroe Street: Ave 52 to Ave 54 A A C C Project (2035) A D D 3. Avenue 58: Monroe St. to Madison St. A (2035) LOS ** A 4, Avenue 58: Monroe St. to Jackson St. A A B LOS ** Peak Hour 1. Monroe St. and Ave 54 AWSC B C Signal C D 2. Monroe St. and Ave 58 AWSC A A Signal C D 3. Monroe St. and Ave 60 AWSC A A Signal C D 4. Madison St. and Ave 58 AWSC A A Signal C D * AWSC: All Way Stop Control ** LOS: Level of Service TABLE 4• ROAD SEGMENT LEVEL OF SERVICE (LOS) INTERSECTION Existing Opening General General Conditions Day with Plan Plan Build (2010) Project Build Out Out LOS* (2015) Without With LOS* Project Project (2035) (2035) LOS* LOS* 1. Monroe Street: Ave 52 to Ave 54 A A C C 2. Monroe Street: Ave 54 to Airport Blvd A A D D 3. Avenue 58: Monroe St. to Madison St. A A A A 4, Avenue 58: Monroe St. to Jackson St. A A B B *LOS: Level of Service FINDINGS The rezoning of 4.35 acres of land owned by the Hammer Family Trust from single family residential to commercial uses may cause the following changes in area traffic conditions: • For Project Opening Day conditions in 2015, critical intersections should continue to operate at LOS A except for Monroe Street and Avenue 54 where the LOS may change from B to C. • For General Plan Build Out conditions in 2035, the LOS at critical intersections will change from C to D. However, they will operate at an acceptable level of service with signalization and with all the improvements identified in the 2035 General Plan Environmental Impact Report. • For General Plan Build Out conditions in 2035, the LOS for critical road segments will change from A to B, C or D. However, they will operate at an acceptable level of service with all the improvements identified in the 2035 General Plan Environmental Impact Report. CONCLUSIONS The rezoning of 4.35 acres of land owned by the Hammer Family Trust from single family residential to commercial uses will not create any significant impacts to the General Plan Build Out conditions at critical intersections and road segments in the vicinity of the project. The project's fair share for the cost of the improvements to critical intersections identified in the 2035 General Plan Environmental Impact Report will have to be addressed in a more detailed traffic impact study to be prepared during the entitlement process. FIGURE 1: SITE PLAN 0 N 0 0 Z m c_h Z 110 > m r Tw- 0 71, go 0I i .4 z IPA JTM,-u -,rnT --------------- --- ----- EXHIBIT F EXHIBIT "A" MITIGATED NEGATIVE DECLARATION Pursuant to the procedures of the City of La Quinta for the implementation of the California Environmental Quality Act, the City has completed an Initial Study for the project described below: Project: General Plan Amendment /Zone Change; Hammer Family Trust City Case No.s: Environmental Assessment 2013 -629 General Plan Amendment 2013 -126 Zone Change 2013 -144 Project Location: Southwest corner of Avenue 58 and Monroe Street, in the City of La Quinta Project Proponent: WILLIAM J. HAMMER /KIM M. HAMMER TRUSTEES; HAMMER FAMILY TRUST PO Box 278 Palm Desert, CA 92211 Project Description: The City of La Quinta is processing General Plan Amendment (GPA) and Zone Change (ZC) applications requested for a 4.35 gross acre site at the southwest corner of Monroe Street and Avenue 58, which is a partial holding of the Hammer Family Trust (map attached). The application proposes an amendment to the La Quinta General Plan Land Use Map, from the current Low Density Residential (Up to 4 units /acre) to General Commercial. A zone change application is also proposed, to change the underlying zoning of Low Density Residential (RL) to Neighborhood Commercial (CN). At this time, no development application has been proposed. Summary of Impacts: Attached is the Initial Study prepared for the Hammer Family Trust; General Plan Amendment 2013 -126 and Zone Change 2013 -144. The Initial Study reviews potential environmental effects associated with the proposed project. Please review the Initial Study for more information. Availability of Documents: The Initial Study and all documents referenced therein, are available for review at the City of La Quinta Community Development Department, located at 78495 Calle Tampico, La Quinta, CA 92253. EXHIBIT 111311 California Environmental Quality Act Initial Study (as required by Sec. 15063 of the Public Resources Code) To be completed by the lead agency Project Title: Environmental Assessment 2013 -629 General Plan Amendment 2013 -126 Zone Change 2013 -144 2. Lead Agency Name and Address: 3. Contact Person and Phone Number: 4. Project Location: 5. Project Sponsor's Name and Address 6. General Plan Designation: 7. Zoning: City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Wally Nesbit, Principal Planner 760 - 777 -7125 SWC Monroe Street and Avenue 58, La Quinta. Hammer Family Trust P.O. Box 764 Rancho Mirage, CA 92270 Low Density Residential (4 du /acre) Low Density Residential 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The City of La Quinta is processing General Plan Amendment (GPA) and Zone Change (ZC) applications requested for a 4.35 gross acre site at the southwest corner of Monroe Street and Avenue 58, which is a partial holding of the Hammer Family Trust The application proposes an amendment to the La Quinta General Plan Land Use Map, from the current Low Density Residential (Up to 4 units /acre) to General Commercial. A zone change application is also proposed, to change the underlying zoning of Low Density Residential (RL) to Neighborhood Commercial (CN). At this time, no development application has been proposed. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings: North: Vacant lands /existing SFR (Riverside County; Agriculture); Existing single family residential development (TR 30092; City of La Quinta; Low Density Residential) South: Vacant lands /Single family residential (Low Density Residential) East: Monroe Street/Agriculture /Commercial land use designation (Riverside County) West: Vacant lands (Low Density Residential) -1- 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): None. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages. On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect l) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date Wallace Nesbit Principal Planner City of La Ouinta Printed name -2- EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project - specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project - specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project - level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross - referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program FIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed, Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. C) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. g) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance -3- SOURCES: La Quinta General Tian; Appucauon merenars, rIUJW� I. a) -d) The proposed project will result in the potential for commercial development by changing the General Plan land use designation from Low Density Residential to General Commercial. The site is located at the southwest corner of Monroe Street and Avenue 58; both are designated an Image Corridor in the General Plan. Development of the site as a commercial use will evoke a different aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect. Image corridor height limit restrictions for buildings per the La Quints Municipal Code will reduce the potential for view impacts. There are no significant trees, rock outcroppings or historic structures on the site. As such, at time of development proposals, the project proponent will be required to meet setback, landscaping and height limit requirements for the corridor, to improve the aesthetic appearance along Avenue 58 and Monroe Street frontage. Impacts associated with scenic resources are expected to be generally insignificant. Any new construction will create new light sources. The construction of commercial land uses will result in minor increases in light generation over residential development due to increased lighting from signs and commercial parking at the site. However, impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land. -4- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect X on a scenic vista? b) Substantially damage scenic X resources, including, but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing X visual character or quality of the site and its surroundings? X d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? SOURCES: La Quinta General Tian; Appucauon merenars, rIUJW� I. a) -d) The proposed project will result in the potential for commercial development by changing the General Plan land use designation from Low Density Residential to General Commercial. The site is located at the southwest corner of Monroe Street and Avenue 58; both are designated an Image Corridor in the General Plan. Development of the site as a commercial use will evoke a different aesthetic opposed to a low density residential use, but would not be considered a substantially adverse effect. Image corridor height limit restrictions for buildings per the La Quints Municipal Code will reduce the potential for view impacts. There are no significant trees, rock outcroppings or historic structures on the site. As such, at time of development proposals, the project proponent will be required to meet setback, landscaping and height limit requirements for the corridor, to improve the aesthetic appearance along Avenue 58 and Monroe Street frontage. Impacts associated with scenic resources are expected to be generally insignificant. Any new construction will create new light sources. The construction of commercial land uses will result in minor increases in light generation over residential development due to increased lighting from signs and commercial parking at the site. However, impacts associated with light are expected to be insignificant, whether the site is developed as commercial or residential land. -4- SOURCES: 2010 Important Farmland Maps; La Uwnta Uenerai Tian, coning iviap giro cm II. a) -c) The project site is shown as Prime Farmland on the State Department of Conservation 2010 Important Farmland Map of Riverside County. The site was historically a palm grove, and was at one time developed with several trailers, but is not currently in agriculture. Only a few scattered palm trees remain, along with a concrete slab, and the entire site has been disturbed by unknown activities. The development of the site will impact the ability of these lands to be used for agriculture. Overall, there is no significant agriculture in the area, and the land has been designated in the General Plan for urban uses. There are no Williamson Act contracts on or adjacent to the property. No impacts to agriculture are expected. -5- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would the roiect: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide X Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? b) Conflict with existing zoning for X agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to X their location or nature, could result in conversion of Farmland, to non- agricultural use? SOURCES: 2010 Important Farmland Maps; La Uwnta Uenerai Tian, coning iviap giro cm II. a) -c) The project site is shown as Prime Farmland on the State Department of Conservation 2010 Important Farmland Map of Riverside County. The site was historically a palm grove, and was at one time developed with several trailers, but is not currently in agriculture. Only a few scattered palm trees remain, along with a concrete slab, and the entire site has been disturbed by unknown activities. The development of the site will impact the ability of these lands to be used for agriculture. Overall, there is no significant agriculture in the area, and the land has been designated in the General Plan for urban uses. There are no Williamson Act contracts on or adjacent to the property. No impacts to agriculture are expected. -5- SOURCES: La Quints General Plan and tIH; erolect aescnpTion III. al -g) The proposed project site is located within the Salton Sea Air Basin (SSAB), which is governed by the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SCAB. As a land use action, the proposed General Plan Amendment and Zone Change will have no impact on air quality. The City will assess any future projects once they are proposed. Any project will be developed in accordance with all applicable air quality management plans, including the recently adopted 2012 Air Quality Management Plan (2012 AQMP). Mitigation Measures: -6- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation of the applicable air X quality plan? b) Violate any air quality standard or contribute substantially to an existing X or projected air quality violation? (SCAQMD CEQA Handbook c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air X quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to X substantial pollutant concentrations? e) Create objectionable odors affecting X a substantial number of people? f) Generate greenhouse gas emissions either directly or indirectly, that may X have a significant impact on the environment? (Project description) g) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhouse gases? SOURCES: La Quints General Plan and tIH; erolect aescnpTion III. al -g) The proposed project site is located within the Salton Sea Air Basin (SSAB), which is governed by the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SCAB. As a land use action, the proposed General Plan Amendment and Zone Change will have no impact on air quality. The City will assess any future projects once they are proposed. Any project will be developed in accordance with all applicable air quality management plans, including the recently adopted 2012 Air Quality Management Plan (2012 AQMP). Mitigation Measures: -6- 1. Impacts associated with traditional pollutants, such as ozone and PMMo, as well as greenhouse gas impacts will be calculated, and, if necessary, site specific mitigation measures devised and implemented with submittal of precise development plans for entitlement review. 7- SOURCES: La Quinta General Plan and EIR; Project description s- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, x either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service b) Have a substantial adverse effect on x any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on x federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the x movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or x ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an x adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? SOURCES: La Quinta General Plan and EIR; Project description s- IV. a)-f) The City of La Quinta is a participant in the Coachella Valley Multiple Species Habitat Conservation Plan. The Plan does not identify conservation areas in the vicinity of project site. The site is level and has been in a disturbed state for several years. The project area does not contain any riparian habitat. There are no wetlands within or adjacent to the project site. The City requires that all projects comply with the Migratory Bird Treaty Act. This City standard assures that any impacts to nesting birds are reduced to less than significant levels. There are no discernible tree stands or other features that would be a conducive habitat for nesting bird species. The proposed project area is within the area covered by the Coachella Valley Multiple Species Habitat Conservation Plan. The project site is not in a conservation area under the MSHCP, and as such is required to pay a mitigation fee. There will therefore be no conflict with the Plan, and no impact is expected. -9- SOURCES: La Quinta General Plan and EIR; Project description V. a) -d) The City routinely requires that individual sites be studied for archaeological, historic and paleontological resources as projects are proposed. This policy will apply to any future projects proposed for this site, and should resources be identified, mitigation measures will be proposed. Given the disturbed nature of the site, overall impacts to cultural resources are expected to be less than significant. 10- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in X the significance of a historical resource as defined in '15064,5? b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to ''15064.5? (General Plan MEA p. 123 ff.) c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? (General Plan MEA p. 88 ff.) dl Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff.) SOURCES: La Quinta General Plan and EIR; Project description V. a) -d) The City routinely requires that individual sites be studied for archaeological, historic and paleontological resources as projects are proposed. This policy will apply to any future projects proposed for this site, and should resources be identified, mitigation measures will be proposed. Given the disturbed nature of the site, overall impacts to cultural resources are expected to be less than significant. 10- SOURCES: La Quints General Plan and EIR VI. a) -d) There are no Alquist Priolo hazard zones on the site. The project site has been identified to be located in an.area subject to potential liquefaction and should be a potential design consideration. Individual projects will be assessed for potential impacts relating to liquefaction and other hazards, if applicable, when development plans are submitted. New development of any kind in the City is required to connect to sanitary sewer services provided by the CVWD. No impacts associated with septic tanks are expected. The site is flat, is not adjacent to any hillside or slopes, and is not susceptible to landslides. Potentially Less Than Less Than No Significant Significant w! Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to X potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake X fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? X iii) Seismic - related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or X the loss of topsoil? c) Be located on expansive soil, as X defined in Table 18 -1 -B of the Uniform Building Code, creating substantial risks to life or property? d) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? SOURCES: La Quints General Plan and EIR VI. a) -d) There are no Alquist Priolo hazard zones on the site. The project site has been identified to be located in an.area subject to potential liquefaction and should be a potential design consideration. Individual projects will be assessed for potential impacts relating to liquefaction and other hazards, if applicable, when development plans are submitted. New development of any kind in the City is required to connect to sanitary sewer services provided by the CVWD. No impacts associated with septic tanks are expected. The site is flat, is not adjacent to any hillside or slopes, and is not susceptible to landslides. Any proposed project will be subject to soil erosion due to wind and water during its construction. The City will require PM10 Management Plans for grading, consistent with its standards for all projects, to assure that wind erosion is controlled. The City will also require best management practices relating to storm water management during and after the construction process, to assure that storm water is not polluted by soils from the site or up stream sources. These City requirements will assure that the impacts associated with soil erosion will be less than significant. The project site's soils are generally granular and considered to be non - critically expansive. The City requires Geotechnical Reports as part of any new development application to assess soil conditions on a given site 12- -13- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS - -Would the project: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant public or the environm X reasonably foreseeabl 7into accident conditions in release of hazardous e environment? c) Emit hazardous emissions or handle X ha zardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? d) Be located on a site which is X included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or X physically interfere with an adopted emergency response plan or 4 emergency evacuation plan? 4 h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including 1 -13- where wildlands are adjacent to urbanized areas or where residences T T are intermixed with wildlands? SOURCES: La Quinta General Plan and EIR; Project description VII. a) - h) Any development of the proposed project site will have minimal to no impact regarding hazards or hazardous materials. Projects proposed in the future will undoubtedly result in small quantities of hazardous materials being stored and used, but no large generator of such materials would be expected on site. Individual projects will be reviewed under CEQA, and impacts addressed during precise development review. There are no identified hazardous materials sites within the project area. There are no wildlands located adjacent or near the project site and the site is not located in an area at risk for wildland fires. -14- SOURCES: La Quinta General Plan and EIR; Project description 15- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Place housing within a 100 -year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100 -year flood hazard X area structures which would impede or redirect flood flows? SOURCES: La Quinta General Plan and EIR; Project description 15- VIII. a)- e) Ultimate development of the site under the proposed land use designations is not expected to violate any water quality standards or waste discharge requirements. Any project will utilize ground water provided by the Coachella Valley Water District (CVWD) for potable /non - potable, and landscaping uses. CVWD's Urban Water Management Plan identifies sufficient water supplies, now and in the future, to serve its service area. The City also requires water conservation through landscaping irrigation controls, the installation of efficient fixtures, and appropriate landscaping design. Impacts associated with groundwater are expected to be less than significant. The City will assess any future proposed project on the site under CEQA when a project is submitted. It will apply its standard requirements, including compliance with NPDES, preparation of SWPPP and WQMP and Best Practices to all projects. f) -g) The site is not located in a flood zone as designated by FEMA. Further, no structures are planned, and no one will occupy the site for any period of time. No impact is expected. -16- SOURCES: La Quinta General Plan and EIR; Nrolect aescripuon IX. a) The project site and adjacent areas are generally vacant and construction of any future project will therefore not impact an existing community. b) The proposed land use change is being processed consistent with the City's standards and requirements for land use and zoning amendments. Any project submitted for the site will need to be consistent with the General Plan designation assigned to the property. c) The project site is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan, and all projects are required to comply with the requirements of the Plan. No impact is expected. 17- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? b) Conflict with any applicable land X use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Exhibit 2.1) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? General Plan MEA p. 74 ff.) SOURCES: La Quinta General Plan and EIR; Nrolect aescripuon IX. a) The project site and adjacent areas are generally vacant and construction of any future project will therefore not impact an existing community. b) The proposed land use change is being processed consistent with the City's standards and requirements for land use and zoning amendments. Any project submitted for the site will need to be consistent with the General Plan designation assigned to the property. c) The project site is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan, and all projects are required to comply with the requirements of the Plan. No impact is expected. 17- SOURCES: La Quinta General Plan and EIR; Project description X. a) & b) No mineral resources are expected to occur within the project area. There are no significant mineral resources in the vicinity of the project. The project site has been designated for urban use for a number of years, and the proposed commercial designation of the site will not alter the current impact potential. No impact will occur. 18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a X locally - important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? SOURCES: La Quinta General Plan and EIR; Project description X. a) & b) No mineral resources are expected to occur within the project area. There are no significant mineral resources in the vicinity of the project. The project site has been designated for urban use for a number of years, and the proposed commercial designation of the site will not alter the current impact potential. No impact will occur. 18- SOURCES: La Quinta General Plan ano tits; rroleci uescnpuu)i, , " . — Xl. a) -f) Any project proposed for the site will be assessed under CEQA upon submittal in the future, including the preparation of noise analyses when required. These studies will provide mitigation where appropriate and necessary. The project site is not located within the noise contours of any airport or airstrip. -19- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: a) Exposure of persons to or X generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or X generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? SOURCES: La Quinta General Plan ano tits; rroleci uescnpuu)i, , " . — Xl. a) -f) Any project proposed for the site will be assessed under CEQA upon submittal in the future, including the preparation of noise analyses when required. These studies will provide mitigation where appropriate and necessary. The project site is not located within the noise contours of any airport or airstrip. -19- SOURCES: La Quinta General Plan and EIR; Project description XII. a) -c) The ultimate development of 4.35 acres of commercial in lieu of single family housing will not result in substantial population growth, or the need for additional housing. There may be some effect on increased housing starts in the area due to availability of commercial services, but it would be negligible. The site is currently vacant, and development of the project would not displace people. No impacts associated with population and housing are expected. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population X growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? SOURCES: La Quinta General Plan and EIR; Project description XII. a) -c) The ultimate development of 4.35 acres of commercial in lieu of single family housing will not result in substantial population growth, or the need for additional housing. There may be some effect on increased housing starts in the area due to availability of commercial services, but it would be negligible. The site is currently vacant, and development of the project would not displace people. No impacts associated with population and housing are expected. -20- SOURCES: La Quints General Plan and EIR; Project description XIII. a) No impacts on public services are anticipated. Any project proposed will be required to contribute the required development impact fees, which include police and fire service facilities improvements, as well as park maintenance. Commercial development may have a reduced impact on schools and parks. The project proponent will be required to pay school fees in place at the time of development to mitigate potential impacts to schools. -21- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X SOURCES: La Quints General Plan and EIR; Project description XIII. a) No impacts on public services are anticipated. Any project proposed will be required to contribute the required development impact fees, which include police and fire service facilities improvements, as well as park maintenance. Commercial development may have a reduced impact on schools and parks. The project proponent will be required to pay school fees in place at the time of development to mitigate potential impacts to schools. -21- SOURCES: La Quinta General Plan and EIR; Project description XIV. a) & b) As stated above under Public Services, no impacts are expected as the proposed land use amendments would accommodate commercial development, which would have no impact on existing or future need for recreation facilities. -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use X of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Project description; General Plan Exhibit 5.1) b) Does the project include X recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Project description( SOURCES: La Quinta General Plan and EIR; Project description XIV. a) & b) As stated above under Public Services, no impacts are expected as the proposed land use amendments would accommodate commercial development, which would have no impact on existing or future need for recreation facilities. -22- SOURCES: La Quinta General Plan and EIR; Project description; City traffic memo (as cited); Sunline Transit letter dated 6/11 /13 XV. a)-g) The traffic memo' identifies that the proposed project will generate approximately 576 daily trips as commercial land use, as opposed to 86 daily trips under the current residential land use designation. The future uses analyzed for the site assumed a gas station with six pumps and a 4,000 square foot market as well as 13,500 square feet of buildings housing additional commercial uses. The existing ' "Focused Traffic Impact Memo for GPA 2013 -126, Hammer Family Trust' La Quinta Public Works, 9/24/13 -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing X traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service X standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due X to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? f) Result in inadequate parking X capacity? g) Conflict with adopted policies, X plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks) ?) SOURCES: La Quinta General Plan and EIR; Project description; City traffic memo (as cited); Sunline Transit letter dated 6/11 /13 XV. a)-g) The traffic memo' identifies that the proposed project will generate approximately 576 daily trips as commercial land use, as opposed to 86 daily trips under the current residential land use designation. The future uses analyzed for the site assumed a gas station with six pumps and a 4,000 square foot market as well as 13,500 square feet of buildings housing additional commercial uses. The existing ' "Focused Traffic Impact Memo for GPA 2013 -126, Hammer Family Trust' La Quinta Public Works, 9/24/13 -23- residential zoning would allow the construction of nine single family dwelling units. The traffic memo concluded that rezoning of the 4.35 acre site from single family residential to commercial uses will not create any significant impacts to the General Plan Build Out conditions at critical intersections and road segments in the vicinity of the project. The project will need to pay fair share for the cost of the improvements to critical intersections identified in the 2035 General Plan Environmental Impact Report, with those costs to be determined in a more detailed traffic impact study to be prepared during the entitlement process. Therefore, impacts associated with the proposed project will be less than significant. The proposed project will include a single public cul -de -sac accessing Calle Conchita, a designated public right -of -way, at a 90 degree angle. Calle Conchita accesses Madison Street. No hazards from design features are expected, but would be assessed once a precise development project is submitted. The proposed project will be required to meet City parking requirements, and will include pedestrian sidewalks along all developed streets. The proposed project will have no impact on transit facilities. Mitigation Measures: 1. Any precise development project submittal shall require a detailed traffic impact study to be prepared during the entitlement process. The project proponent will need to identify and pay fair share for the cost of the improvements to critical intersections identified in the 2035 General Plan Environmental Impact Report, as determined by the City Traffic Engineer. -24- SOURCES: La Quinta General Plan and EIR; Project description XVI. a)-g) Development of the site will have no impact on utilities. The project site is served by CVWD for water and wastewater treatment, and development of a 4.35 acre commercial site will have no impact on their facilities. Stormwater retention will -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE X SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction X of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction X of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the X wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with X sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and X local statutes and regulations related to solid waste? SOURCES: La Quinta General Plan and EIR; Project description XVI. a)-g) Development of the site will have no impact on utilities. The project site is served by CVWD for water and wastewater treatment, and development of a 4.35 acre commercial site will have no impact on their facilities. Stormwater retention will -25- be required on -site with any entitlement submittal and be designed to control the 100 year storm, so that storm flows do not impact City streets. Burrtec will provide waste management services to the site when developed. They dispose of waste at several regional landfills which have adequate capacity to serve any proposed project. There may be conflicts with Imperial Irrigation District facilities for overhead power transmission, which exist along Monroe Street. This would equally affect any potential development of the site regardless of its land use designation, so no increased impact due to the proposed land use changes will occur. -26- XVII. a) Impacts associated with biological and cultural resources would be less than significant under this analysis. Any future project proposed on the site will be subject to more detailed review based on City requirements for development application review, and appropriate mitigation under CEQA would be required at that time, including the preparation of resource survey reports and implementation of their recommendations as mitigation requirements. XVII. b) The proposed project (land use and zoning changes) will be consistent with the City General Plan, if adopted, and will not affect the City's General Plan goals. -27- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential X to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential X to achieve short -term, to the disadvantage of long -term environmental goals? c) Does the project have impacts that X are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current . projects, and the effects of probable future projects)? d) Does the project have X environmental effects which will cause substantial adverse effects on.human beings, either directly or indirectly? XVII. a) Impacts associated with biological and cultural resources would be less than significant under this analysis. Any future project proposed on the site will be subject to more detailed review based on City requirements for development application review, and appropriate mitigation under CEQA would be required at that time, including the preparation of resource survey reports and implementation of their recommendations as mitigation requirements. XVII. b) The proposed project (land use and zoning changes) will be consistent with the City General Plan, if adopted, and will not affect the City's General Plan goals. -27- Any future project will be consistent with the General Plan, as amended. XVII. c) The development of the site will have less than significant cumulative impacts, because any future project will be required to comply with mitigation measures included with this initial study, related to Air Quality and Traffic. XVII. d) The proposed project will not have any significant impact on human beings. XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. La Quinta General Plan, 2013 - City of La Quinta La Quints General Plan EIR, 2013 - City of La Quinta b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site- specific conditions for the project. 1. Requirement for site - specific Traffic Impact Study with project specific submittal. 2. Subsequent CEQA review for Air Quality impact assessment as part of any site specific project submittal. -28- ShoppardMullin December 2, 2013 VIA E -MAIL Mayor Don Adolph and Councilmembers City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Sheppard, MWlin, Richter & Hampton LLP 501 West Broadway, 19° Poor San Diego, California 92101 -3596 619.336.6500 main 619.234.3615 fax www.sheppardmullin.com 619.336.6502 direct Iforrest@ sheppardmullin.00m Re Number. 26DD- 172381 Re: Legal and Policy Concerns with Hammer Family Trust Commercial Project [GPA 2013- 126 and ZC 2013 -1441 Dear Mayor Adolph and La Quinta Councilmembers: This firm represents Capstone Advisors ("Capstone ") in land use related matters in the City of La Quinta. At the behest of several residents in Capstone's Piazza Serena residential subdivision who, like Capstone, are strongly opposed to the traffic and other environmental impacts associated with the Hammer Family Commercial project, Capstone asked me to review whether the proposed project is in compliance with state and local laws. am a land use attorney who has been practicing law for 17 years. My practice focuses on land use, and in particular project compliance with the California Environmental Quality Act ("CEQA "). I have reviewed the Mitigated Negative Declaration ( "MND ") for the proposed Hammer Family Trust project, which proposes a rezone and General Plan Amendment ("GPA ") to facilitate the conversion of 4.35 acres of Low Density Residential ( "Flu) in a low- density residential area to a high density Neighborhood Commercial ("CN ") use on the corner of Monroe Street and Avenue 58 ( "Project"). In addition, an expert environmental planner from T &S Planning with over 20 years of experience assisting projects with CEQA compliance in the Inland Empire has reviewed the project and found that it does not comply with CEQA's standards. Attached hereto is the T &B Planning comment letter and a memorandum detailing why the Project record lacks sufficient evidence to support the Rezone and GPA findings required by the La Quinta Municipal Code ( "LQMC ") and why the MND does not comply with CEQA. As you know the La Quinta Planning Commission has recommended against rezoning the Hammer Family Trust property to Neighborhood Commercial so soon after the City Council adopted its General Plan Update. Just 10 months ago in February 2013, the City Council adopted its General Plan Update finding that Low Density Residential was the appropriate use for this site. While there may be commercial interests in developing the site as a gas station, the Planning Commissioners found it compelling that there was already 70 acres of mostly vacant commercial land within 1 mile of the Project site, including property right across the Sheppardll ullln Mayor Don Adolph and Councilmembers December 2, 2013 Page 2 street. In short, the Commissioners recognized that City Planning staff got the zoning correct the first time in the General Plan and there is no need for a GPA at this time. Accordingly, the Planning Commissioners found no evidence to support the required LQMC section 9.220.010.E finding that there must be a change in circumstances since the existing zoning was imposed. The City Council should not upset the clear rules identified in the LQMC, the La Quinta General Plan, and CEQA in order to accommodate commercial developers at this site. Instead, if there is truly a market for additional commercial services in this area, then denying the rezone will simply direct those commercial development Interests to file an application to develop within the 70 acres of commercial land you recently made available to them. Under the Planning Commission's well - reasoned recommendation, everybody wins. The area residents maintain the peace and quiet they expected when the moved to this part of La Quinta, the City stays on the correct side of state and local laws, and commercial developers eventually profit from serving the La Quinta residents from the locations you properly zoned for them. The following are just a few of the legal and policy problems we identified with the Applicant's proposal: (1) The General Plan requires commercial areas that serve Low Density Residential areas to be part of a well - planned Specific Plan. The applicant is proposing an ad hoc, single lot rezone, not a comprehensive Specific Plan. "Low Density Residential ...lands are typically developed as subdivisions..., (GP at II -3.) (2) The City Council was correct to buffer the existing and planned low density residential neighborhoods on east side of Monroe from the commercial west side of Monroe with a four lane road with a landscaped median. Placing commercial projects on the east side of Monroe introduces noise, traffic and other commercial impacts to the peace and quiet of the existing and planned low density residential areas. * The Applicant failed to follow the General Plan Policy N -1.3 "New non- residential development located adjacent to ...residentially designated land, shall be reauired to submit a noise impact analysis in conjunction with the first Plannina Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land." * This Applicant did not provide the mandatory noise study. (3) The existing IID transmission towers are compatible with residential uses because photos of the vicinity show they are already part of the Piazza Serena residential development. (Exhibit C.) SheppardMu66in Mayor Don Adolph and Councilmembers December 2, 2013 Page 3 (4) Applicant violated CEQA when he chopped the project up into phases to conceal from you the magnitude of the project's true environmental impacts. Several courts have already found that CEQA does not permit a City to approve a rezone and GPA, without analyzing environmental impacts of the type of project that would follow. * City of Carmel -by- the -Sea v Board of Supervisors -- county violated CEQA by preparing MND for rezoning and delaying EIR until later stage of approval; * Citizens Assn for Sensible Dev. v County of Inyo -- county improperly prepared MND for general plan amendment and rezoning for proposed shopping center and delayed second MND for subdivision map until later stage of approval. County failed to examine potential impacts of entire development. * The Applicant ignored the City's own Initial Study instructions to "Describe the whole action involved, including but not limited to later phases of the orciect and any secondary, support, or off -site features necessary for its implementation." (5) Applicant is trying to have it both ways. The Applicant told City's traffic planner to assume that a 6 -pump gas station with 17,500 SF of additional commercial uses will be developed, but the rest of the MND claims not to know what will be developed and therefore fails to disclose the impacts from such a project. * For example, on page 14 of the MND, the applicant attempts to mislead the City Council by stating that "Projects proposed in the future will undoubtedly result in small quantities of hazardous materials being stored and used, but no large generator of such material would be expected on site." It is common knowledge that gas stations require the storage of large quantities of fuel in underground storage tanks, which can leak and contaminate soil and ground water, particularly in an area subject to liquefaction during an earthquake. * The applicant is shifting the description of his project from section to section of the MND in an attempt to minimize and mislead the City Council and the public about the true environmental impacts of the project. (6) CEQA requires the Applicant to commit to enforceable mitigation measures that satisfy a pre - established standard, but this Applicant wants City Council to grant him a commercial rezone and trust him that he will provide mitigation detail later. There is no legal reason to delay analysis and mitigation of any of the following: ShepparciMullin Mayor Don Adolph and Councilmembers December2.2013 Page 4 • Aesthetic Impacts to the area and Avenue 58 designated Image Corridor. ` Air quality and Greenhouse Gas impacts from a commercially -zoned project Agricultural impacts -- the project impacts prime farmland soils without providing any of the mitigation identified in the City's General Plan. • Cultural resources that may be discovered from grading the site. • Project impacts omarea storm drains, sewer, and water capacity, etc. • Project noise impacts in the required noise study. • A traffic analysis that compares Project traffic to existing traffic conditions. (7) The traffic study underestimates the congestion that will be added to the area roads because it does not represent the full build -out potential of its proposed zone. Given the fundamental flaws in the CEQA analysis, the violations of mandatory General Plan policies and the abundance of commercially zoned land within 1 mile of the project site, I respectfully request that the City Council follow the Planning Commission recommendation and deny the Project. Very truly yours, k ntg bid Je W. Forrest for SHEPPARD, MULLIN, RICHTER & HAMPTON LLP SMRH:414229267.3 Attachments oc: Les Johnson Wally Nesbit Justin Bert `i i / Wanda Wise -Latta From: Deborah Hoysan/Salvatore Nicrone <hoynic @gmail.com> C M Sent: Monday, December 02, 2013 5:26 PM To: Wanda Wise -Latta OT) Cc: David Crouse Subject: Planned minimart and status change of 58 /Monroe streets Wanda, My name is Sal Nicrone and I am a part-time in Piazza Serena on Residenza Court. I attended the last city council meeting regarding the above subject. When I left, I was under the impression the issue was resolved since the council voted against changing the zoning status. The board said that the corner of Madison and, 58 was already zoned commercial, so I don't see the need to change 58 /Monroe from residential to commercial. We do not need or want a gas station /minimart at that site, which would be almost directly in front of our development. In driving through the city of LaQuinta, I have not seen a gas station directly opposite an entrance to a development, and we don't want to start a.precedent at Piazza Serena. Thank you for your time and I hope this puts an END to this issue once and for all! Sal Nicrone nicronsa@icloud.com Sent from my iPad A December 3, 2013 To: City of La Quinta City Council 78495 Calle Tampico RE: Zone Change 203 -144 To: Council Members RICILWED ZG13 GEC 3 F11 2 23 CIIY OF LAQUIii A CITY CLERK'S OFFICE This whole zone change situation has been stressful for some of us in Piazza Serena. We have had less than a month to deal with this. Some of our owners still don't know about the proposed zone change. Before you vote I would like you to consider if it is good practice to build a commercial project in an area where there has been no residential building activity in 6 years with respect to Piazza Serena and Capistrano, longer if you consider the corner of 58th and Madison. No concrete proposal for 58th and Monroe has been submitted, only speculation. Please require a plan with tenants who are interested in having their places of business at this site before you approve this zone change. Charles W. Clendening 81790 Fiori Del Deserto La Quinta, CA December 2, 2013 To: City of La Quinta City Council 78495 Calle Tampico La Quinta, CA 92253 RE: Zone Change 2013 -144 To: Council Members I'm a home owner in the community of Piazza Serena, located on the corner of 58th and Monroe. I am opposed to this zone change and ask you to consider the following points. Traffic flow. All traffic flows down Madison from Trilogy, PGA West, Andalusia, Piazza Serena down to 52 or 50th on the way to CVS, Ralph, OldTown or continues to 111 to Home Depot, Costco for food and gas and shopping up and down 111. Everyone is use to this routine and it fulfills our NEEDS. 2. Madison and 58th. I moved to Piazza Serena in 2007, and on that corner there is commercial property ready to be developed. The sign on the corner has a picture of a super market with the caption "coming soon ". However, no developer has determined that the NEEDS are great enough to have a successful business. See page 3. 3. East of Monroe. There is no population to sustain a business. In fact, the goats located across from the Hammer Family project site out number people east of Monroe. What are you going to do with the goat rancher? 4. The communities of Andalusia, Piazza Serena and Capistrano have needs. Our NEEDS are not the same as the Hammer family. Look at vicinity map attachment 1. I have circled all the vacant lots ready to be built on. We NEED builders and buyers. We don't NEED a gas station and mini mart. My question to you is, have you ever been to this site? I ask this because one of the commissioners thought it was the corner of 58th and Madison. I urge you to VOTE NO. Charles W. Clendening 81790 Fiori Del Deserto La Quinta, CA ;aAi THE�PALMS - ;,COUNTRY CLUB ' k�y • , � � &i r Y 4 PGA.WEST ' �w t \ f A Y. 1J. a1 it li �:iJ z O .r .A 7 1_ MY r Nib �i � I'h �•5 �'4 � ;. fL� ". Y ; > r 5 1 ,: 1e F a 3. ♦ `' N@'t �. 4.1ry �♦ � �•l�. IFS a yy n9 "AcQ nlir ♦.- w a 5 µ, Jry� . ly � k Y aY�6fi irf rN� r 41 .v ml .♦ apt �u SS d. b. !`.1 � ♦ ice. e 6� ^al ] r Rr�j` 'QI�'ga rt � 8x1 }y �e •c.P,t � ❑'D MARINO INVESTMENTS December 3, 2013 Honorable Mayor and City Council Members City of La Quinta City Hall 78-495 Calle Tampico La Quinta, CA Att: Mr. Wallace Nesbit, Principal Planner Re: City of La Quinta December 3, 2oi3 City Council Hearing Agenda Public Hearings Item No. z Denial of GPA 126 and ZC 144 Property Located At SWC of 58th and Monroe Communication in Support of City Council Denial of GPA 126 and ZC 144 Honorable Mayor and Council Members, This is forwarded for the ownership of the commercially zoned property located at the SWC of Avenue 58th and Madison in La Quinta. We support Staffs recommendation of denial of GPA 126 and ZC 144 based on the Planning Commission's denial of such applications on November 12, 2013 for the following reasons, among others. Based on the City's file, the applicant has posited various potential uses for the site including incorporation into an adjacent project or gas station and service commercial use. However, this is mere conjecture given the applicant has not filed any development application with the City. Any City evaluation of the impacts of the GPA and ZC given the lack development specifics is speculative at best and is an inadequate basis for that evaluation. The site is significantly undersized for commercial use as indicated in the Staff Report and any future development proposal is likely to present presently unforeseen land use difficulties relating to the small site and related issues. It is unclear whether the City will be able to institute sufficient controls in connection with any future development application to mitigate these problems given the unsuitability of this site. Tel 949.975.0242 Fax 549.875.0243 www. merinoinveatmente. oom 3838 Birch Sweat Suits 200 Newport Beach CA 92SBO Letter To La Quinta City Council Re GPA 116 and ZC 144 December 3, 2013 To approve the GPA and ZC the City must find (i) there has been change in circumstances in general conditions of the property and (ii) the proposed new zoning is compatible with adjacent zone designations. As discussed in the Staff Report, the City's General Plan has been recently updated and there have been no changes in circumstances in general conditions. As discussed at length in the public comments to the Planning Commission and to the City Council, there are significant objections regarding impacts to the location of applicant's commercial uses adjacent to long - standing residential areas including significant air, noise, light, and health and safety issues. Given the intensity and scope of these impacts, it is unlikely these impacts can be mitigated to a level which is compatible with, and insignificant as to,adjacent residential areas. 3. The Site is Minimally Adequate for Commercial Use At 4.35 acres, the site is a fraction of the size of the typical 8-10 acre neighborhood commercial site, as indicated in the Staff Report, and has very limited development potential. The approximately seventy (7o) acres of already commercially zoned property in and around the City, some of which is located proximate to the site (such as our site at 58th and Madison), can be expected to provide neighborhood commercial development for community use within a far shorter foreseeable period. This indicates there is no unique urgency for the establishment of neighborhood commercial use at the applicant's site. Given the lack of development specifics by the applicant, it would appear the requested GPA and NC are "paper entitlements" intended more to support an increase in the value of the applicant's property than to progress it to actual neighborhood commercial use for community benefit. 4. Approving This GPA and ZC Is "Piecemeal Development" Based on the discussion above, approving the applicant's request for the GPA and ZC as "paper entitlements" without a pending development proposal is an inadvisable fast step in a process by which the City is requested to give the applicant expectations of commercial development rights for a property that is marginal for such purposes, has demonstrated incompatibility with surrounding residential areas, and has been only speculatively evaluated for future impacts based on wholly inadequate development specifics. This puts the cart before the horse in land use planning and erodes the City's ability to plan for and control properly designed and implemented commercial development in the area. 01 Letter la La Quinta City Council Re GPA i26 and ZC 144 becember;3, 2013 We respectfully request you deny approval of GPA 17,6 and ZC 144, affirming the Planning Commission's prior denial ofthose actions. 3' 2013 -144 Roger Greenwald 81805 II Serenata Drive La Quinta, CA 92253 (858) 803 -4228 City of La Quinta - City Council 78495 Calle Tampico La Quinta, CA RE: Zone Change 2013 -144 To: City Council 25- Nov -13 I am a homeowner located in the community located across 58th Ave from the proposed development, and presented arguments against approving this zoning change at the La Quinta planning commission meeting held on November 12, 2013. At that meeting I and several of my neighbors presented our opinions that this rezoning was not necessary based upon the availability of appropriately zoned properties in proximity to the site under consideration, and that implementation of the zoning change would adversely affect our community. Objections raised were that we would suffer from increased light pollution, increased noise, increased pollution with deleterious health effects, increased crime, and reduced property values. "\ Although the planning commission recommended denial of the project application we were also chided by one J member of that commission for bringing only opinion and not facts. He stated quite emphatically that only facts could sway his position and that we did not have any in evidence. Fortunately I understood and took to heart this message. As it happens I am an optical physicist by way of education, and work as a consultant in the medical device and diagnostic industry. My day to day activities involve among other things performing research and evaluating risks based upon data. The purpose of this document and my continued opposition to this project is entirely based upon data, and that data is attached to this document for your reading pleasure. The attached documents were unless otherwise stated obtained by searching the PUBMED database. If you are not acquainted with this resource here is what they say of themselves: "PubMed comprises more than 23 million citations for biomedical literature from MEDLINE, life science journals, and online books." Light and sound measurements were taken by me using scientific instruments and may be easily repeated and confirmed by city engineers should you find it necessary and prudent. Let's look at the various claims in light of the literature. Page 1 of 4 2013 - 144 25- Nov -13 1. Building of a gas station and mini -mart would increase pollution and pose a hazard to our health. In short, there is ample evidence in the scientific literature that living or working in proximity to gas stations raises the probability of a number of hazards including everything from cancer to genetic mutations to vision and hearing changes. • Tab 1: The attached paper titled "Auditory brainstem response in gas station attendants" describes some of the effects of organic solvents that are constituents of gasoline. The study found that 19% of individuals working at gas stations had statistically significant alterations in the central hearing system. • Tab 2: The attached paper titled "Changes in DNA Methylation Patterns in Subjects Exposed to Low -Dose Benzene" studied gas station attendants and urban traffic officers. They found that exposure to airbome benzene was higher in gas station attendants than in traffic officers. Their conclusion states: "our study showed for the first time that low -level benzene exposure is associated in normal subjects with DNA methylation changes that reproduce the aberrant epigenetic patterns found in malignant cells! The changes described are common in leukemia. • Tab 3: The attached paper titled "Increased Mitochondrial DNA Copy Number in Occupations Associated with Low -Dose Benzene Exposure" discovered mutations to subjects DNA based on exposure to low levels of benzene as found in gasoline. • Tab 4: The attached paper titled "Long Term Occupational Exposure to Organic Solvents Affects Color Vision, Contrast Sensitivity and Visual Fields" is self explanatory after reading the title. • Tab 5: The paper titled "Psychophysical Evaluation of Achromatic and Chromatic Vision of Workers Chronically Exposed to Organic Solvents" also examined gas station workers. As in the previous reference, they found the same types of visual degradation. • Tab 6: The attached abstract titled "Parkinson's Disease and Occupation: Differences in Associations by Case Identification Method Suggest Referral Bias" finds that the risk of Parkinson's is 2.6 times higher than _ the population average for gas station workers. • Tab 7: The attached paper titled "Mortality of filling station attendants" found that the rate of cancers in filling station employees was elevated relative to the general population. In men there were increased rates of non - Hodgkin's lymphoma and for esophageal and nervous system cancers. • Tab 8: The attached paper titled "Toxicity and genotoxicity of wastewater from gasoline stations" describes toxic compounds found in properly treated runoff from gas stations. • Tab 9: The attached paper titled "Is It Safe to Live Near a Gas Station ?" was published in Scientific American. The article states: "Despite all the modem health and safety guidelines they must follow, gas stations can still pose significant hazards to neighbors, especially children. Some of the perils include ground -level ozone caused in part by gasoline fumes, groundwater hazards from petroleum products leaking into the ground, and exposure hazards from other chemicals that might be used at the station" Page 2 of 4 2013 -144 25- Nov -13 l 5. Building of a gas station and mini -mart would increase light pollution. • Tab 15 shows light level data that I collected using a lux meter both in my yard and across the street from a small established gas station in La Quinta. In order to be fair I avoided large stations along the 111 corridor as these are exceptionally brightly lit. The station chosen is the Village Market located on Avenida Montezuma. Light measurements were taken from across the street at a distance similar to that from the proposed site to our houses. I additionally measured incident light in the parking lot across the street from the Circle K mini -mart also located in La Quinta Village. The measurements indicate that the light level in proximity to such a gas station and/or mini -mart is approximately 100 to 160 times that observed in our neighborhood at this time. 6. Lack of Due Diligence Finally, those of us expressing opposition to the project were chided at the last meeting for not having done due diligence before we purchased our houses: the implication being that we have no basis for complaint. This seems to me to be a case of blaming the victims. I for one did look at the zoning maps before purchasing my house. You will not be surprised to learn that the property across the street from my house was not zoned commercial. Perhaps Mr. Hammer and the Hammer Family Trust did not exercise due diligence when they purchased this lot. If they had it would have been quickly discovered that the land was not zoned for commercial use. A prudent buyer might have conferred with the residents of Piazza Serena before purchasing the land. If they had there would be no reason for surprise at our reaction to this rezoning request. Page 4 of 4 On I Wanda Wise -Latta ��eI From: Jeff Luehmann <jeffmeadow@northwestel.net> C Sent: Tuesday, December 03, 2013 7:32 AM To: Council Subject: Commercial re- zoning at Munroe and 58th Dear Mayor and Council I would like to show my support for this proposal after meeting with the proponents Monday evening in Piazza Serena. The only concern we have is the inclusion of a gas station in their proposal and we hope they might reconsider this aspect but all in all we find this to be a good opportunity to clean up some of these vacant lands in this area that have become a real hazard and eye sore. It would also be much appreciated if this City consider some enforcement to have other land owners adjacent to this property clean up their properties too. Sincerely Jeff Luehmann Piazza Serena Resident -- Original Message __ -- From Tim Hansen To: counci1(@1a-guinta.orq Sent: Tuesday, December 03, 2013 10:40 AM Subject: Development 58th & Monroe December 2, 2013 To: La Quinta Mayor and City Council From: Michele and Tim Hansen, Property Owners in Piazza Serrena We just learned about the proposal to rezone the property on the corner of 58`h and Monroe to commercial from residential. We invite the development of some kind of a community shopping district on this corner. The land across from our subdivision is notorious for being a garbage dumping ground, is infested with rats and will only be improved by this kind of development. If you would like to discuss this further with either of us you can reach us at 1- 760 - 289 -6340 or 907- 441 -4622. Thanks for the opportunity to comment. RECEIVED DEC '3 2013 CITY OF LA QUINTA PLANNING DEPARTMENT XP Q9&& 3 �cA`y OF9 MEMORANDUM TO: Honorable Mayor and Members of the City Council FROM: Les Johnson, Community Development Director DATE: December 3, 2013 SUBJECT: PUBLIC HEARING 4 Tentative Tract Map 36537 Site Development Permit 2013 -924 Signature at PGA West Attached as part of this memorandum, please find email correspondence received regarding the subject tentative tract map and site development permit applications. The emails were received by the Community Development Department after the staff report was completed and packets delivered to the City Council. JAMES BARNEY VIRGINIA BARNEY