PCRES 2014-034PLANNING COMMISSION RESOLUTION 2014 - 034
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND ASSOCIATED
MITIGATION MONITORING PROGRAM AND FURTHER
APPROVING A TENTATIVE PARCEL MAP, SITE
DEVELOPMENT PERMIT, TWO MINOR ADJUSTMENTS,
AND A SIGN PERMIT APPLICATION FOR THE LA
QUINTA SQUARE PROJECT
CASE NUMBERS: ENVIRONMENTAL ASSESSMENT
2014-1002, TENTATIVE PARCEL MAP 2014-1003 (TPM
36791), SITE DEVELOPMENT PERMIT 2014-1005, SIGN
PERMIT APPLICATION 2014-1001, MINOR
ADJUSTMENT 2014-0008, MINOR ADJUSTMENT 2014-
0009
APPLICANT: PREST VUKSIC ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 9th day of December, 2014, hold a duly noticed Public Hearing to consider
a request by Prest Vuksic Architects for approval of La Quinta Square, generally
located on the southwest corner of Highway 111 and Simon Drive, more
particularly described as:
APN: 643-220-007
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on November 28, 2014 as prescribed
by the Municipal Code. Public hearing notices were also mailed to all property
owners within 500 feet of the site; and,
Environmental Assessment 2014-1002
WHEREAS, said Environmental Assessment complies with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that the Community Development Director has
conducted an Initial Study (Environmental Assessment 2014-1002) and determined
that although the proposed project could have a significant effect on the
environment, there will not be a significant effect because revisions in the project
have been made by or agreed to by the project proponent and mitigation measures
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 2 of 10
have been incorporated. Therefore, the Community Development Director is
recommending that a Mitigated Negative Declaration of environmental impact and
associated Mitigation Monitoring Program be adopted; and,
WHEREAS, in connection with the approval of a project involving the
preparation of an initial study/mitigated negative declaration that identifies one or
more significant environmental effects, CEQA requires the decision -making body of
the lead agency to incorporate feasible mitigation measures that would reduce
those significant environmental effects to a less -than -significant level; and,
WHEREAS, the Community Development Department mailed and published a
Notice of Intent to adopt a Mitigated Negative Declaration in compliance with
Public Resources Code Section 21092 on the 16th day of November, 2014 to the
Riverside County Clerk; and,
WHEREAS, upon hearing and considering all testimony and arguments, if
any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify adoption of said
Environmental Assessment:
1 . That the Mitigated Negative Declaration has been prepared and processed
in compliance with the State CEQA Guidelines and the City's
implementation procedures. The Planning Commission has independently
reviewed and considered the information contained in the Environmental
Assessment, and finds that it adequately describes and addresses the
environmental effects of the project. Based upon the Initial Study, the
comments received thereon, and the entire record of proceeding for this
project, the Planning Commission finds that there are no significant
environmental effects resulting from this project.
2. The project will not be detrimental to the health, safety, or general
welfare of the community, either indirectly, or directly, in that no
significant impacts were identified by Environmental Assessment 2014-
1002.
3. The project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 3 of 10
plant or animal community, reduce the number, or restrict the range of,
rare or endangered plants or animals or eliminate important examples of
the major periods of California history, or prehistory.
4. There is no evidence before the City that the project will have the
potential for an adverse effect on wildlife resources or the habitat on
which the wildlife depends.
5. The project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental
goals, as no significant effects on environmental factors have been
identified under Environmental Assessment 2014-1002.
6. The project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the
City will not be significantly affected by the project.
7. The project will not create environmental effects that will adversely affect
the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk
potential or public services.
8. The Planning Commission has fully considered the proposed Mitigated
Negative Declaration and any comments received thereon, and there is no
substantial evidence in light of the entire record that the project may have
a significant effect on the environment.
9. The Planning Commission has considered Environmental Assessment
2014-1002 and said assessment reflects the independent judgment of
the City.
10. The City has on the basis of substantial evidence, rebutted the
presumption of adverse effect set forth in 14 CAL Code Regulations
753.5(d).
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 4 of 10
11. Based upon the Initial Study and the entire record of proceedings, the
Project has no potential for adverse effects on wildlife as that term is
defined in Fish and Game Code § 71 1 .2.
12. The location of the documents which constitute the record of proceedings
upon which the Planning Commission decision is based upon, are located
in the La Quinta City Hall, Community Development Department, 78-495
Calle Tampico, La Quinta, California, 92253.
Tentative Parcel Map 2014-1003 (TPM 36791)
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 13.12.130 of the Municipal Code to justify recommendation of said
Tentative Parcel Map:
A. The proposed tentative parcel map is consistent with the city General
Plan. The proposed map conforms to the design guidelines and standards
of the General Plan for General Commercial designated properties, as set
forth in the Land Use Element, in that it will facilitate the construction of
additional retail options while maintaining commercial development
standards including setbacks, pad elevations, and other design and
performance standards that assure a high quality of development.
B. The design or improvement of the proposed tentative parcel map is
consistent with the city General Plan in that its street and parcel design
are in conformance with applicable goals, policies, and development
standards, and will provide adequate infrastructure and public utilities.
C. The design of the tentative parcel map and the proposed improvements
are not likely to cause substantial environmental damage nor substantially
injure fish or wildlife or their habitat. The City of La Quinta Community
Development Department has determined that although the proposed
project could have a significant effect on the environment, there will not
be a significant effect because revisions in the project have been made by
or agreed to by the project proponent and mitigation measures have been
incorporated. Therefore, the Community Development Director is
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 5 of 10
recommending that a Mitigated Negative Declaration of environmental
impact and associated Mitigation Monitoring Program be adopted.
D. The design of the tentative parcel map and the proposed improvements
are not likely to cause serious public health problems. As conditioned,
the proposed tentative parcel map will not result in any increased hazard
to public health or welfare, as the design has been reviewed by the
appropriate responsible agencies for health and safety issues, with none
identified.
E. The site of the proposed tentative parcel map is physically suitable for the
type of development and proposed density of development. As
conditioned, the proposed design of the subdivision is physically
compatible with the site with regards to level topography for the type of
land use designation and potential development of the subject property,
and in consideration of existing commercial development in the
surrounding area.
F. As conditioned, the proposed tentative parcel map is consistent with all
applicable provisions of this title and the La Quinta Zoning Ordinance,
including, but not limited to, minimum lot area requirements, any other
applicable provisions of this code, and the Subdivision Map Act.
G. As conditioned, the design of the tentative parcel map will not conflict
with easements, acquired by the public at large, for access through or
use of property within the proposed subdivision, for access through or
use of the property within the subdivision in that none presently exist and
access is provided within the project and to adjacent public streets.
Site Development Permit 2014-1005
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.210.010 of the Municipal Code to justify approval of said Site
Development Permit:
1 . Consistencv with General Plan
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 6 of 10
The proposed development is consistent with the General Plan land use
designation of General Commercial. The City's General Plan policies
relating to General Commercial encourage a full range of commercial retail
uses within the City, and the proposed use maintains those policies.
2. Consistency with Zoning Code
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code in terms of architectural
style, building height, building mass, and landscaping. The site
development permit has been conditioned to ensure compliance with the
zoning standards of the Regional Commercial zoning district and other
supplemental standards as established in Title 9 of the La Quinta
Municipal Code.
3. Compliance with CEQA
The City of La Quinta Community Development Department has
determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect because
revisions in the project have been made by or agreed to by the project
proponent and mitigation measures have been incorporated. Therefore,
the Community Development Director is recommending that a Mitigated
Negative Declaration of environmental impact and associated Mitigation
Monitoring Program be adopted.
4. Architectural Design
The architecture and layout of the project is compatible with, and not
detrimental to, the existing surrounding commercial land uses, and is
consistent with the development standards in the Municipal Code. The
buildings are concluded to be appropriate for the proposed building
locations, and supplemental design elements (vibrant color palette, stone
veneer, column pop -outs, etc.) appropriately enhance the architecture of
the buildings.
5. Site Design
The site design of the project, including project entries, interior
circulation, pedestrian access and amenities, screening of equipment and
trash enclosures, exterior lighting, and other site design elements are
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 7 of 10
compatible with surrounding development and with the quality of design
prevalent in the city.
6. Landscape Design
The proposed project is consistent with the landscaping standards and
plant palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The project landscaping
for the proposed buildings, as conditioned, shall unify and enhance visual
continuity of the proposed buildings with the surrounding development.
Landscape improvements are designed and sized to provide visual appeal
while adequately screening the parking lot and drive through from public
view. The permanent overall site landscaping utilizes various tree and
shrub species to enhance the building architecture.
Sign Permit Application 2014-1001
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.160.090 of the Municipal Code to justify approval of said Sign Permit
Application:
A. The sign program is consistent with the purpose and intent of the La
Quinta Sign Ordinance
B. The sign program is in harmony with and visually related to:
a. All signs within the planned sign program, via the incorporation of
several common design elements such as materials, letter style,
colors, illumination, sign type or sign shape.
b. The buildings they identify by utilizing materials, colors, or design
motif included in the buildings being identified.
c. Surrounding development. Implementation of the planned sign program
will not adversely affect surrounding land uses or obscure adjacent
conforming signs.
C. Additional Area
a. To overcome a disadvantage as a result of an exceptional setback
between the street and the sign or orientation of the sign location;
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 8 of 10
b. To achieve an effect which is essentially architectural, sculptural or
graphic art
c. To allow a sign compatible with other conforming signs in the vicinity
Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009
WHEREAS, the Municipal Code requires a twenty foot building setback along
Simon Drive. The market building does not meet the building setback requirement
due to a two -foot encroachment; and,
WHEREAS, the Municipal Code has an Image Corridor requirement that limits
the maximum structure height to 22 feet for all buildings within 150 feet of
Highway 1 1 1. The restaurant building falls within the Image Corridor, and multiple
architectural projections, with a maximum height of 25'-6", do not meet the
maximum height requirement; and,
WHEREAS, Minor Adjustments are permitted to provide for minor deviations
from certain development standards. The applicant has proposed two Minor
Adjustments to address the two encroachments. With approval of the Minor
Adjustments, the proposal will meet all Municipal Code development standards;
and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.210.040 of the Municipal Code to justify approval of said Minor
Adjustments:
1 . Consistency with General Plan
Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 are
consistent with the La Quinta General Plan, in that the proposals do not
alter the approved land use for the property, or affect land use on
surrounding similar properties.
2. Consistency with Zoning Code
Minor Adjustment 2014-0008 and Minor Adjustment 2014-0009 are
consistent with the intent of the La Quinta Zoning Code, in that the
requested adjustments will be conditioned to comply with all other
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 9 of 10
development standards as
Municipal Code allows only
adjustments occur on two
requirement has been met.
required under said Zoning Code. The
one adjustment per lot; because the two
separate parcels within the center, this
3. Compliance with CEQA
Processing and approval of Minor Adjustment 2014-0008 and Minor
Adjustment 2014-0009 is in compliance with the California
Environmental Quality Act. The adjustment requested falls under CEQA
Guidelines Section 15305(a) as a "Minor Alterations to Land" - Class 5
Categorical Exemption.
4. Surrounding Uses
Approval of Minor Adjustment 2014-0008 and Minor Adjustment 2014-
0009 is not detrimental to the public health, safety and general welfare,
nor injurious or incompatible with other properties and land use in the
vicinity. The adjustments have no impact on health or safety issues, and
will not affect physical land use characteristics in the vicinity.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case;
SECTION 2. That is does hereby approve Environmental Assessment 2014-1002, a
Mitigated Negative Declaration of environmental impact and associated Mitigation
Monitoring Program, for the reasons set forth in this Resolution and as stated in the
original Environmental Assessment Checklist (Exhibit "A") attached hereto, and on
file in the Community Development Department.
SECTION 3. That it does hereby approve Tentative Parcel Map 2014-1003 (TPM
36791), for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
SECTION 4. That it does hereby approve Site Development Permit 2014-1005, for
the reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
Planning Commission Resolution 2014 - 034
Environmental Assessment 2014-1002, Tentative Parcel Map 2014-1003,
Site Development Permit 2014-1005, Sign Permit Application 2014-1001,
Minor Adjustment 2014-0008, Minor Adjustment 2014-0009
La Quinta Square (Prest Vuksic Architects)
Adopted: December 9, 2014
Page 10 of 10
SECTION 5. That it does hereby approve Sign Permit Application 2014-1001, for
the reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
SECTION 6. That it does hereby approve Minor Adjustment 2014-0008 and Minor
Adjustment 2014-0009, for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on this the 9th day of December, 2014, by the
following vote:
AYES: Commissioners Bettencourt, Blum, Fitzpatrick, Wilkinson and
Chairperson Wright.
NOES: None
ABSENT: None
ABSTAIN: None
ROT WGHT, Chairperson
Cit of La uinta, California
ATTEST:
?Sr J NSON, Community Development Director
ity of La Quinta, California
EXHIBIT "A"
NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION
To: From:
County Clerk
County of Riverside
Attention: Tammy Marshall
2724 Gateway_ Drive
Riverside, CA 92507
City of La Quinta
Attn: Les Johnson
78-495 Calle Tampico
La Quinta. CA 92253
Subject:
The City of La Quinta intends to adopt a Mitigated Negative Declaration for Environmental Assessment 2014-
1002 in compliance with Section 21092 et.seq. of the Public Resources Code, with respect to the project
more fully described herein.
Project Title: Environmental Assessment 2014-1002; Site Development Permit 2014-1005; Tentative
Parcel Map 2014-1003 (TPM 36791), Minor Adjustments 2014-0008 and 2014-0009
La Quinta Square
State Clearinghouse Number Lead Agency/Contact Person Telephone
N/A City of La Quinta/Les Johnson 760-777-7125
Project Location (include County):
Southwest corner of Highway 1 1 1 and Simon Drive, within the City of La Quinta, County of Riverside.
Project Description:
The project proposes a total of 30,270 square feet of building area, including: 1) 3,750 square foot fast food
restaurant with drive -through and 1,000 square feet of outdoor seating; 2) 17,020 square foot food market,
and 3) 8,500 square foot retail building. The project also includes parking lots, lighting, landscaping, and
drainage improvements. A Tentative Parcel Map is required to subdivide the property for the proposed land
uses, and minor adjustments to address setback and height requirements in the Regional Commercial zone
have also been requested.
The Community Development Department has prepared Environmental Assessment 2014-1002 for this
project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The
Community Development Director has determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect because revisions in the project have been
made by or agreed to by the project proponent and mitigation measures have been incorporated. Therefore,
the Community Development Director is recommending that a Mitigated Negative Declaration of
environmental impact and associated Mitigation Monitoring Program be adopted. The public is invited to
comment on the Mitigated Negative Declaration during the public review period beginning on November 18,
2014 and ending on December 9, 2014.
Planning Commission Hearing:
The La Quint# Planning Commission will consider the Mitigated Negative Declaration at a public meeting
tentatively,sc eduled for December 9, 2014, to be held at 7:00 p.m. in the City Council Chambers, located at
,78-495 C 11 Tampico, La Quinta, CA 92253.
November 6, 2014
Les 4dhd , Community Development Director Date
Environmental Checklist Form
Project title: Environmental Assessment 2014-635; Site Development Permit 2014-1005; Tentative
Parcel Map 2014-1003, Minor Adjustments 2014-0008 and 2014-0009
Lead agency name and address
Contact person and phone number
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Jay Wuu, Associate Planner
760-777-7125
Project location: 78611 Highway 111
La Quinta, California 92253
APN 643-220-007
Project sponsor's name and address: David Drake, Prest Vuksic Architects
44530 San Pablo Ave.
Palm Desert, CA 92260
General Plan: General Commercial
Zoning: CR (Regional Commercial)
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 proposed project is located at the southwesterly corner of Highway 111 and Simon Drive on a site
that currently includes a vacant commercial building and paved parking lot. The project proposes a total
of 30,270 square feet of building area, including: 1) 3,750 square foot fast food restaurant with drive -
through and 1,000 square feet of outdoor seating; 2) 17,020 square foot food market, and 3) 8,500
square foot multi -tenant retail building. The project also includes parking lots, lighting, landscaping,
and drainage improvements.
A Tentative Parcel Map is required to subdivide the property for the proposed land uses, and minor
adjustments to address setback and height requirements in the Regional Commercial zone have also
been requested.
All applications are herein referred to as "the project."
Surrounding land uses and setting: Briefly describe the project's surroundings:
North: General Commercial
South: General Commercial
East: General Commercial
West: General Commercial
Other public agencies whose approval is required (e.g., permits, financing approval, or participation
agreement.)
None.
-1-
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.
Aesthetics
Biological Resources
Hazards & Hazardous
Agriculture Resources Air Quality
Cultural Resources Geology /Soils
Hydrology / Water Land Use / Planning
Materials
Mineral Resources
Public Services
Utilities / Service
Quality
Noise Population / Housing
Recreation Transportation/Traffic
Mandatory Findings of Significance
Systems
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because 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 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 th; proposed project, nothing further is required.
kkI�(ILA
Date
_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 EIR, 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.
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-
Exhibit 1: Site Plan
-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 on a scenic
vista? (project materials; General Plan Exhibit II-
X
4, Image Corridors)
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a state
scenic highway? (California Scenic Highway
X
Mapping System, www.dot.ca.gov, accessed
October 15, 2014; aerial photography; project
materials)
c) Substantially degrade the existing visual
character or quality of the site and its
X
surroundings? (project materials; General Plan
Exhibit II-4, Image Corridors)
d) Create a new source of substantial light or
glare which would adversely affect day or
X
nighttime views in the area? (project materials;
La Quinta Municipal Code)
I. a) Less Than Significant Impact. The subject property is located in an urbanized
segment of Highway III that is dominated by regional commercial development.
Immediate street -level views include single -story commercial buildings, roadways,
parking lots, street lighting, landscaping, and other elements of the built environment.
The upper elevations of the rocky foothills of the Santa Rosa Mountains are visible to
the west and southwest (approximately '/4 to %z mile away). However, lower elevations
are blocked by intervening development, and the quality of scenic vistas from the
subject property is diminished. Proposed buildings and improvements are consistent
with surrounding development and will have a less than significant impact on scenic
vistas.
b) No Impact. The subject property is currently improved with a vacant single -story
commercial building, paved parking lots, and perimeter landscaping. No scenic
resources, such as trees, rock outcroppings, or historic buildings are located onsite.
Neither Highway I I I nor Simon Drive adjacent to the subject property is designated
as a state scenic highway. Highway 111 is an Image Corridor as defined by the City's
General Plan. The project will be required to comply with the requirements for
development along this Image Corridor, including limitations on building heights. The
proposed project will not damage scenic resources.
c) Less Than Significant Impact. The entire subject property was disturbed and
developed in 1982 with a car dealership and auto body/repair facility. The site
currently contains a vacant, approximately 30,000 square -foot, single -story
commercial building, paved parking lots, and 10±-foot wide perimeter landscaping on
the east, south, and west. The existing L-shaped building extends along the property's
entire Highway 111 and Simon Drive frontages.
-5-
The proposed project will result in 3 single -story commercial structures and related
improvements that are consistent with the existing visual character of the site and its
surroundings. The project can be expected to enhance the overall visual character over
existing conditions by removing the vacant building, amassing most of the buildings
toward the southern property boundary, and visually "opening up" the Highway 111
and (easterly) Simon Drive frontages. The proposed project will also widen existing
perimeter landscape buffers and increase the coverage of landscape materials.
Implementation of the project is expected to have a less than significant impact on the
visual character of the area.
d) Less Than Significant Impact. The project will generate light and glare from parking
lot lighting, landscape lighting, safety and security lighting on building exteriors, and
vehicles accessing the site. However, impacts will be consistent with existing light
generated by surrounding commercial development and traffic on Highway 111 and
Simon Drive. To assure proper shielding of light fixtures and minimize spillage onto
adjacent properties, the project lighting plan will be required to comply with Sections
9.100.150 (Outdoor Lighting), 9.150.080 (Parking facility design), and other
applicable sections of the Municipal Code.
0
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
II. AGRICULTURE RESOURCES:
Would the project:
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
X
the California Resources Agency, to non-
agricultural use? (Riverside Co. Important
Farmland May, 2010, CA Dept. of Conservation)
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract? (La Quinta
X
Zoning Map; Riverside Co. Williamson Act
Lands map, 2006, CA Dept. of Conservation)
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland, to
X
non-agricultural use? (General Plan Land Use
Map; project materials)
II. a, b, c) No Impact. The subject property is in an urbanized area and has been developed for
commercial uses for more than three decades. It is not designated as Prime Farmland,
Unique Farmland, or Farmland of Statewide or Local Importance by the California
Department of Conservation. The project will not conflict with zoning for agricultural
use or a Williamson Act contract, nor will it involve other changes that could result in
the conversion of farmland to non-agricultural uses.
-7-
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 quality plan? (2012 SCAQMD
X
AQMP; 2003 CV PM10 State Implementation
Plan; application materials)
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation? (CaIEEMod Version 2013 2.2;
X
SCAQMD CEQA Handbook; 2012 SCAQMD
AQMP; 2003 CV PM10 State Implementation
Plan; application materials)
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 quality
standard (including releasing emissions which
X
exceed quantitative thresholds for ozone
precursors)? (CaIEEMod Version 2013 2.2;
SCAQMD CEQA Handbook; 2012 SCAQMD
AQMP; 2003 CV PM10 State Implementation
Plan; application materials)
d) Expose sensitive receptors to substantial
pollutant concentrations? (CaIEEMod Version
2013 2.2; SCAQMD CEQA Handbook; 2012
X
SCAQMD AQMP; 2003 CV PM10 State
Implementation Plan; application materials)
e) Create objectionable odors affecting a
substantial number of people? (application
X
materials)
f) Generate greenhouse gas emissions either
directly or indirectly, that may have a significant
X
impact on the environment? (CaIEEMod Version
2013 2.2; SCAQMD CEQA Handbook; 2012
SCAQMD AQMP; 2003 CV PM10 State
Implementation Plan; application materials)
g) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
X
emissions of greenhouse gases? (CaIEEMod
Version 2013 2.2; SCAQMD CEQA Handbook;
2012 SCAQMD AQMP; 2003 CV PM10 State
Implementation Plan; application materials)
III. a) No Impact. The Coachella Valley, including the project area, is located within the
Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air
Quality Management District (SCAQMD). SCAQMD is responsible for monitoring
criteria air pollutant concentrations and establishing management policies for the
SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality
In
Management Plan (2012 AQMP) and the 2003 Coachella Valley PM10 State
Implementation Plan (2003 CV PMIo SIP).
The project will be developed in accordance with all applicable air quality
management plans. The AQMP is based, in part, on the land use plans of the
jurisdictions in the region. The proposed project is consistent with the goals and
policies of the City of La Quinta General Plan and, therefore, the project is consistent
with the intent of the AQMP. No impacts associated with compliance with applicable
management plans are expected.
b, c) Less Than Significant Impact. Criteria air pollutants will be released during both the
construction and operational phases of the proposed project. The California Emissions
Estimator Model (CaIEEMod) was used to project air quality emissions that will be
generated by the project. Table 1 summarizes short-term construction -related
emissions, and Table 2 summarizes ongoing emissions generated during operation.
Construction Emissions
The construction period includes all aspects of project development, including site
preparation, grading, hauling, paving, building construction, and application of
architectural coatings. It also includes demolition of the existing 30,000± square foot
building and paved parking lots. For analysis purposes, it is assumed that construction
will occur over a 6-month period from January 2015 to June 2015.
As shown in Table 1, emissions generated by construction activities will not exceed
SCAQMD thresholds of significance for criteria air pollutants. The data reflect
average daily emissions, unmitigated, over the 6-month construction period, including
summer and winter weather conditions. Construction emissions include the demolition
and removal of an existing 30,000 square foot building and parking lot pavement.
The data are conservative because they represent unmitigated emissions.
Implementation of standard reduction measures during construction will further reduce
emission levels. Such measures include, but are not limited to, the implementation of
dust control plans in conformance with SCAQMD Rule 403, proper maintenance and
limited idling of heavy equipment, and the use of low -polluting architectural paint and
coatings. Air quality impacts for criteria pollutants from construction of the proposed
project, therefore, are expected to be less than significant.
Table 1
La Quinta Square
Maximum Daily Construction -Related Emissions Summary
(hounds Der dav)
CO NO, ROG SO2 PMIo PM2.5
Construction Emissions) 48.22 59.28 15.79 0.07 21.31 12.81
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00
Exceed? No No No No No No
' Average of winter and summer emissions, unmitigated, 2015.
Source: CaIEEMod model, version 2013.2.2 output tables generated 10.3.14
-9-
Operational Emissions
Operational emissions are ongoing emissions that occur over the life of the project.
They include area source emissions, emissions from energy consumption (electric and
natural gas), and mobile source (vehicle) emissions. Table 2 provides a summary of
projected emissions during operation of the proposed project.
Table 2
La Quinta Square
Operation -Related Emissions Summary
CO NO,, ROG
S02
PM10
PM2.5
Operational Emissions' 213.96 38.73 30.09
0.15
9.74
2.92
SCAQMD Thresholds 550.00 100.00 75.00
150.00
150.00
55.00
Exceed? No No No
No
No
No
Average of winter and summer emissions, unmitigated, 2015.
Source: CaIEEMod model, version 2013.2.2 output tables generated 10.3.14
As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of
significance for any criteria pollutants. The data are conservative and reflect
unmitigated operations; implementation of standard reduction measures will further
reduce pollutant emissions. These include, but are not limited to, the use of low-VOC
architectural paints and coatings and energy -efficient appliances.
Non -Attainment
Historically, the Coachella Valley, in which the project site is located, has been
classified as a "non -attainment" area for PM10 and ozone. The proposed project will
contribute to an incremental increase in regional ozone and PM10 emissions.
However, given its limited size and scope, cumulative impacts are not expected to be
considerable. Project construction and operation emissions will not exceed SCAQMD
thresholds for PM10 or ozone precursors (NOx), and appropriate standard reduction
measures will be implemented that will further reduce emissions. The project will not
conflict with any attainment plans and will result in less than significant impacts.
d) Less Than Significant Impact. The nearest sensitive receptors are single-family
residences located on Washington Street (frontage road), approximately 90 meters
west of the project site.
To determine if the proposed project has the potential to generate significant adverse
localized air quality impacts, the mass rate Localized Significance Threshold (LST)
Look -Up Table was used. The City of La Quinta and subject property are located
within Source Receptor Area 30 (Coachella Valley). Given the project's size and
proximity to existing housing, the 2-acre site tables at a distance of 100 meters were
used.
Table 3 shows on -site emission concentrations for project construction and the
associated LST. As shown in the table, LST will not be exceeded under unmitigated
conditions for CO, NOx and PM10. PM2.5 will not exceed LST thresholds under
mitigated conditions, which includes best management practices and standard dust
-10-
control measures (SCAQMD Rule 403). Therefore, air quality impacts to nearby
sensitive receptors will be less than significant.
Table 3
La Quinta Square
Localized Significance Thresholds
CO NOx PM10 PM2.5*
Construction
48.22
59.28
21.31
6.75
LST Threshold
3,409.00
296.00
44.00
12.00
Exceed?
No
No
No
No
Emission Source: CalEEMod model, version 2013.2.2 output tables generated 10.3.14
LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD.
* Shows mitigated emissions for PM2.5. Mitigation measures include best management
practices and standard dust control measures such as site watering during earth moving
activities. These measures will also reduce PM10 emissions.
e) Less Than Significant Impact. The proposed project includes a fast food restaurant
and food market, which will generate odors from food, grease, and oils. Future
operations in the multi -tenant retail building could also generate odors; however, they
can be expected to be limited and consistent with general commercial uses. The
proposed project is consistent with surrounding land uses, and impacts will be less
than significant.
f, g) Less Than Significant Impact. The project will generate greenhouse gas (GHG)
emissions during construction and operation. Construction -related emissions will be
temporary and will end once the project is built. As such, impacts to air quality
resulting from the emission of greenhouse gases associated with construction activities
will be less than significant. Construction -related emissions will be minimized during
construction by limiting idling times of construction equipment, adequate maintenance
of heavy machinery, and efficient scheduling of construction activities to minimize
combustion emissions.
Operation of the project will create ongoing greenhouse gases through the
consumption of electricity and natural gas, moving sources, and the transport and
pumping of water. Table 4 describes annual (unmitigated) operational GHG
generation.
Table 4
La Quinta Square
GHG Emissions from Construction and Operation
(Metric Tons/Year)
CO2 CH4 N20 CO2e
Construction Activities 194.16 0.04 0.00 194.97
Operational Activities 2,419.14 1.92 0.00 2,493.21
CalEEMod model, version 2013.2.2 output tables generated 10.3.14. Values
shown represent the total annual, unmitigated GHG emission projections for
construction and operation of the proposed project, 2015.
-11-
State legislation, including AB32, aims for the reduction of greenhouse gases to 1990
levels by 2020; however, there are currently no thresholds for greenhouse gases as
they relate to small-scale commercial centers such as the proposed project. It is
recognized that GHG impacts are intrinsically cumulative. As such, project
construction and operation will be conducted in a manner that is consistent with
applicable rules and regulations pertaining to the release and generation of GHGs. The
City implements its Greenhouse Gas Reduction Plan for private projects, and will
apply measures from that Plan to the proposed project. Statewide programs and
standards will further reduce GHG emissions generated by the project, including new
fuel -efficient standards for cars and newly adopted Building Code Title 24 standards.
The proposed project will have a less than significant impact on the environment from
the emission of GHGs and will not conflict with any applicable GHG plans, policies,
or regulations.
-12-
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, 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
X
regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
(General Plan Chpt. III and Exhibit III-2; project
materials)
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
X
and Game or US Fish and Wildlife Service?
(General Plan Chpt. III and Exhibit III-3; project
materials)
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
X
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
X
wildlife corridors, or impede the use of native
wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
X
preservation policy or ordinance? (Municipal
Code)
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
X
regional, or state habitat conservation plan?
(MSHCP Figure 4-1; General Plan Chpt. III)
IV. a) Less Than Significant Impact. The subject property is located within the urbanized
Highway 1 I I corridor and surrounded on all sides by roads and regional commercial
development. The entire 3.9±-acre site was developed as a commercial car dealership
and auto body repair shop for more than 30 years. No native vegetation or habitat
features are located onsite; vegetation is limited to palm trees and other plants in a
10±-foot wide landscape perimeter on the east, south, and west sides of the property.
The site is located outside of habitat areas where special status species have been
documented and areas where species -specific studies are required.
The proposed project will result in redevelopment of the entire site, removal and/or
replacement of existing landscaping materials, and the addition of new landscaping
-13-
materials. Given the urbanized nature of the site and its immediate surroundings, the
project is not expected to result in direct or indirect impacts that would adversely
impact a special status biological species.
b-c) No Impact. The subject property has been fully developed for commercial purposes
for more than three decades. Neither the site nor surrounding properties contains
wetlands, riparian habitat or other sensitive natural communities, blueline steams, or
creeks. The project will have no impact on sensitive natural communities identified in
local or regional plans.
d) No Impact. The subject property is entirely surrounded by roadways (State Highway
111 and Simon Drive) and commercial development in an urban setting. It is not
known to serve as a wildlife corridor or nursery site. Therefore, the proposed project
will have no impact on the movement of wildlife species.
e) No Impact. The proposed project will not conflict with any local ordinances
protecting biological species and will be required to comply with the landscaping and
other appropriate requirements of the Municipal Code.
0 No Impact. The subject property is located within the boundaries of the Coachella
Valley Multiple Species Habitat Conservation and Natural Community Conservation
Plan (MSHCP), to which the City is a participant and signatory. The project proponent
will be required to pay the Local Development Mitigation Fee to mitigate any
potential impacts to species protected under the Plan. The subject property is not
located within a MSHCP Conservation Area, and therefore, no additional
development -specific parameters will apply.
-14-
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 the
significance of a historical resource as defined in
'15064.5? (General Plan Exhibit III-4; City -Wide
Historic Resources Survey and Update, 1996-1997
and 2006, CRM Tech, revised August 23, 2012;
X
City of La Quinta Historic Resources Database and
Inventory Map, www.la-quinta.org, accessed
October 3, 2014; Phase I Environmental Site
Assessment, Odic Environmental, December 19,
2011).
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to'15064.5? (General Plan Exhibit III-4; Phase I
X
Environmental Site Assessment, Odic
Environmental, December 19, 2011)
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature? (General Plan p. III-50 and Exhibit III-5;
X
Phase I Environmental Site Assessment, Odic
Environmental, December 19, 2011)
d) Disturb any human remains, including those
interred outside of formal cemeteries? (Phase I
X
Environmental Site Assessment, Odic
Environmental, December 19, 2011)
V.a-b) No Impact. The subject property includes a structure that was built in 1982 and served
as a car dealership and auto body service and repair shop. It does not meet the 45-year
old age requirement or other parameters necessary for designation as a historically
significant structure. The building will be demolished as part of the proposed project.
Like much of the City, the project area was previously surveyed for cultural resources.
Neither the subject property nor its immediate vicinity is identified as containing
historically significant buildings or resources, being within a thematic historic district,
or containing archaeological resources. The property is not listed on the City's
Historic Resources Inventory Database. Its surface and subsurface soils were disturbed
and developed approximately 32 years ago, and it is not anticipated that archaeological
resources will be found onsite or that the proposed project would adversely impact any
such resources.
c) No Impact. The subject property is located in an area characterized by recently
deposited sand dunes in which the potential for paleontological resources is low or
undetermined. Onsite soils have been heavily disturbed by development of car
dealership improvements, including grading of soils, construction of a parking lot and
building, and installation of 6 underground storage tanks (USTs) for storage of motor
oils and fuels, which have been removed, and a septic tank which has been abandoned.
The proposed project is not expected to adversely impact paleontological resources.
-15-
d) No Impact. As described above, onsite surface and subsurface soils have been heavily
disturbed due to prior development and installation of underground storage tanks and a
septic system. No cemeteries are known to occur onsite, and it is unlikely that human
remains will be uncovered or disturbed as a result of the proposed project.
-16-
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 potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
X
Geologist for the area or based on other
substantial evidence of a known fault? (General
Plan Exhibit IV-2)
ii) Strong seismic ground shaking? (General Plan
X
Exhibit IV-2)
iii) Seismic -related ground failure, including
liquefaction? (General Plan Exhibit IV-3;
X
Engineering Bulletin #09-03, City of La Quinta
Public Works Department, June 18, 2010)
iv) Landslides? (General Plan Exhibit IV-3)
X
b) Result in substantial soil erosion or the loss of
X
topsoil? (General Plan Exhibit IV-5)
c) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
X
property? (General Plan Exhibit IV-4; "Soil
Survey of Riverside County, CA, Coachella
Valley Area," US Dept. of Agriculture, 1980)
d) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
X
disposal systems where sewers are not available
for the disposal of waste water?
VI. a)i. No Impact. The subject property is not located within a currently delineated Alquist-
Priolo Earthquake Fault Zone, and no active faults are mapped in the immediate
vicinity of the site. Development of the proposed project will not expose people or
structures to hazards associated with fault rupture.
a)ii. Less Than Significant Impact. The closest active fault to the subject property is the
San Andreas Fault, approximately 6 miles northeast of the site. Historical earthquake
magnitudes measured in the vicinity of the subject property range from less than 2.0 to
4.0. The property could experience moderate to severe ground shaking from
earthquakes originating on this and other local and regional faults. Earthquake -
resistant construction methods prescribed by the Building Code will be implemented
to minimize potential structural damage. At a minimum, seismic design will be
required to comply with the most recent version of the California Building Code
(CBC).
-17-
a)iii. No Impact. Due to its soil composition and depth to groundwater, the project site and
it vicinity are not subject to liquefaction. The site is also outside of areas identified as
having the potential for subsidence, seismically -induced settlement, and collapsible
soils.
a)iv. No Impact. The subject property is approximately 0.3 miles east of the nearest slopes
of the Santa Rosa Mountains. It is not susceptible to slope instability, including
landslides, rock falls, or soil slumps. The proposed project will not expose people or
structures to hazards associated with slope instability.
b) Less Than Significant Impact. Development of the proposed project is not expected
to result in significant soil erosion or loss of topsoil. Nearly all of the subject property
was cleared, graded, and developed more than 30 years ago, and it currently contains a
30,000± square foot building and paved parking lot. Onsite soils are limited to a
landscape perimeter approximately 10 feet wide along the north, east, and south sides
of the property.
Nonetheless, the property is located in an area with a high to very high wind
erodibility rating, and some erosion could occur during project construction. A dust
management plan will be part of the standard requirements imposed through
conditions of approval to minimize fugitive dust generated during the building
process.
c) Less Than Significant Impact. The subject property is generally underlain by wind -
laid dune sand (Qs) and alluvial sand and clay of valley areas (Ql/Qa), which have a
low shrink/swell potential. The proposed project will not create substantial safety risks
associated with expansive soils.
d) No Impact. The proposed project will connect to existing sewer lines, and no
alternative waste water disposal systems are proposed or required.
-18-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VIL HAZARDS AND HAZARDOUS
MATERIALS --Would theproject:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials? ("Phase I
Environmental Site Assessment," Odic
X
Environmental, December 19, 2011; "Phase II
Environmental Site Assessment," Odic
Environmental, March 29, 2012)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment? ("Phase
X
I Environmental Site Assessment," Odic
Environmental, December 19, 2011; "Phase II
Environmental Site Assessment," Odic
Environmental, March 29, 2012)
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one -quarter mile of an existing or
proposed school? (General Plan; "Phase I
X
Environmental Site Assessment," Odic
Environmental, December 19, 2011; "Phase II
Environmental Site Assessment," Odic
Environmental, March 29, 2012)
d) Be located on a site which is 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? (Envirostor database, CA Dept.
X
of Toxic Substances Control, accessed October 6,
2014; "Phase I Environmental Site Assessment,"
Odic Environmental, December 19, 2011; "Phase II
Environmental Site Assessment," Odic
Environmental, March 29, 2012)
e) For a project located within an 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
X
for people residing or working in the project area?
("Riverside County Airport Land Use
Compatibility Plan," Riverside County Airport
Land Use Commission, October 14, 2004)
f) For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
X
for people residing or working in the project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
X
emergency evacuation plan? (General Plan)
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
X
urbanized areas or where residences are intermixed
with wildlands? ("Fire Hazard Severity Zones"
-19-
maps, CA Dept. of Forestry and Fire Protection,
2007, 2010)
VII. a-b) Less Than Significant Impact.
Proposed Project
The project proposes a fast-food restaurant, grocery market, and multi -tenant retail
building. Onsite materials will be limited to those associated with general retail and
food sales, as well as routine facility and landscape maintenance. The project will
result in the transport and storage of limited quantities of potentially hazardous or
flammable products, such as cooking fuels and oils, and cleaning products. Disposal of
grease, oils, and other wastes from the fast-food restaurant and food market will be
required to comply with applicable regulations of the City, Riverside County
Department of Environmental Health, and California Regional Water Quality Control
Board. There is no foreseeable risk of release of hazardous chemicals into the
environment that would pose a significant threat to the public.
Phase I Environmental Site Assessment
An onsite Phase I Environmental Site Assessment was performed in 2011 to evaluate
the historic and existing conditions of vacated onsite improvements that formerly
served as a car dealership and full service auto repair facility. In addition to a
commercial building, improvements include 8 in -ground hydraulic vehicle lifts, 3
sand/grease interceptors, a 240-gallon waste antifreeze double -walled aboveground
storage tank, and a free-standing car wash.
In 1993, a small dispensing line leak was found in one of the property's underground
storage tanks (USTs). In 1994, 6 USTs containing gasoline, diesel fuel, motor oil,
waste oil, antifreeze, and automatic transmission fluid were removed from the site. In
1998, a 3,500 gallon septic tank and seepage pits were abandoned. The State's
Leaking Underground Storage Tank (LUST) database identifies the property's status
as "Completed — Case Closed." The California Regional Water Quality Control
Board's online property database indicates that 75 cubic yards of petroleum -impacted
soil were excavated in 1997, and case closure was granted in 2001.
Phase II Environmental Site Assessment
A Phase II Environmental Site Assessment was prepared in 2012 to determine whether
the onsite subsurface environment was impacted by contaminants from the former auto
facility. No environmental impacts of regulatory concern were detected, and no further
actions were recommended. Development of the proposed project is not expected to be
adversely impacted by existing surface or subsurface conditions.
c) No Impact. No schools are located within 1/a-mile radius of the subject property, and
no handling of hazardous materials or waste is anticipated that could pose a risk to an
existing or proposed school.
d) No Impact. The project site is not located on or near a site included on a list of
hazardous materials sites by the California Department of Toxic Substances Control
pursuant to Government Code Section 65962.5 and, therefore, the proposed project
will not create a significant hazard to the public or environment.
-20-
e-f) No Impact. The project site is located approximately 2.5 miles southwest of the
Bermuda Dunes Airport and 9.5 miles northwest of the Jacqueline Cochran Regional
Airport. It is not located within an airport land use plan or within 2 miles of a public or
private airport, and therefore, will not result in an aviation safety hazard for people
working or residing in the area.
g) No Impact. The proposed project will not physically interfere with emergency
response or evacuation plans. Access to/from the site will be provided at 3 points on
the existing street grid (Highway 111 and Simon Drive). The project will be required
to comply with police and fire department regulations to assure adequate emergency
access and vehicle turn -around space.
h) No Impact. The subject property and immediate project vicinity are within the
developed Highway 111 commercial corridor and approximately 0.25 miles from the
nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping,
the subject property is not located within a fire hazard severity zone. The proposed
project will not expose people or structures to a significant risk associated with
wildfire hazards.
-21-
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 waste
discharge requirements? ("Preliminary Water
Quality Management Plan for La Quinta Square,"
X
Kimley-Horn and Assoc., July 2014;"Preliminary
Drainage Study, La Quinta Square," Kimley-Horn
and Assoc., Aug. 8, 2014 )
b) Substantially deplete groundwater 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
X
support existing land uses or planned uses for which
permits have been granted)? (application materials,
"Coachella Valley Water Management Plan Update
Final Report," Coachella Valley Water District,
January 2012.)
c) Substantially alter the existing 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? ("Preliminary Water Quality Management
X
Plan for La Quinta Square," Kimley-Horn and
Assoc., July 2014;"Preliminary Drainage Study, La
Quinta Square," Kimley-Horn and Assoc., Aug. 8,
2014 )
d) Substantially alter the existing 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-
X
site? ("Preliminary Water Quality Management Plan
for La Quinta Square," Kimley-Horn and Assoc.,
July 2014;"Preliminary Drainage Study, La Quinta
Square," Kimley-Horn and Assoc., Aug. 8, 2014 }
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff? ("Preliminary
X
Water Quality Management Plan for La Quinta
Square," Kimley-Horn and Assoc., July
2014;"Preliminary Drainage Study, La Quinta
Square," Kimley-Hom and Assoc., Aug. 8, 2014 )
f) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
X
delineation map? (General Plan Exhibit IV-6)
g) Place within a 100-year flood hazard area
structures which would impede or redirect flood
X
flows? (General Plan Exhibit IV-6)
-22-
VIII. a) Less Than Significant Impact. The proposed project will not violate any
water quality standards or waste discharge requirements. Buildings will be connected
to the existing sewer system operated by the Coachella Valley Water District
(CVWD). CVWD implements all the requirements of the Regional Water Quality
Control Board (RWQCB) as they relate to wastewater discharge requirements and
water quality standards. The fast-food restaurant and any food service areas within the
grocery market will provide sanitary sewer connections for disposal of wash water.
Disposal of grease and oil will comply with Riverside County Department of
Environmental Health and RWQCB regulations.
As described in the project's Preliminary Water Quality Management Plan, the project
will implement Best Management Practices (BMPs) to address the management of
pollutants of concern that may be generated onsite. Proposed BMPs include the use of
perimeter landscaping, curb inlet filters, vegetated swales, and infiltration wells to
collect runoff, facilitate filtration and retention, and slow the flow of onsite runoff. A
routine BMP maintenance program will be established to assure ongoing
implementation.
b) Less Than Significant Impact. Domestic water will be supplied to the subject
property by the Coachella Valley Water District (CVWD) through existing water
infrastructure. CVWD has prepared a Water Management Plan Update (2012) to help
evaluate and plan for current and future water demand and supply in its service area.
The Plan demonstrates that CVWD has available, or can supply in the future,
sufficient and reliable water supplies to serve future development in the project area.
Water will be consumed by the proposed project during both the construction and
operational phases. In the short-term, onsite water will be required during site grading
as part of the dust mitigation program. Over the long-term, water consumption will be
that required by a standard fast-food restaurant, grocery market, and regional retail
tenants. The project will be required to use drought -tolerant planting materials and
limited irrigation water for landscaping. Onsite buildings will be equipped with water
efficient fixtures in compliance with Building Code requirements to minimize water
consumption. The project will not substantially deplete groundwater supplies or
interfere with groundwater recharge.
c-e) Less Than Significant Impact. The subject property does not contain any streams,
rivers, or other water features. It is developed with one commercial building and paved
parking lots. Other than a 10±-foot wide landscaping perimeter along the northerly,
easterly, and southerly property boundaries, the site is completely impervious.
Existing runoff sheet flows onto Highway 111 and Simon Drive, where it is captured
by existing curb and gutter improvements.
The proposed project will not significantly change drainage patterns onsite or in the
surrounding area, and is expected to decrease runoff volumes generated onsite. Under
the proposed project, storm water runoff will surface flow to parking lot curb inlets
located along the northerly, easterly, and southerly property boundaries. Runoff will
discharge into landscaped areas and into 3 drywells where it will be filtered to remove
debris and pollutants. The 100-year overflow will drain onto Highway 111 and Simon
Drive to existing inlets near Washington Street. Compared to current conditions, the
-23-
proposed project represents an increase in onsite landscaping and a decrease in
impervious surfaces, which is expected to reduce site -generated runoff under both 10-
year and 100-year conditions.
f, g) No Impact. The subject property is not located within a designated flood zone. The
proposed project will not place housing or other structures in a flood zone.
-24-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established community?
X
(aerial photographs; project site plan)
b) Conflict with any applicable land 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
X
the purpose of avoiding or mitigating an
environmental effect? (application materials;
General Plan Exhibit II-1; La Quinta Zoning
Map)
c) Conflict with any applicable habitat
conservation plan or natural community
X
conservation plan? (Coachella Valley Multi -
Species Habitat Conservation Plan)
IX. a) No Impact. The proposed project will not physically divide an established
community. The site is located within the Highway 111 commercial corridor and is
surrounded on all sides by roads and commercial development. It was previously used
for commercial purposes and will continue to be under the proposed plan.
b) No Impact. The subject property is designated for "General Commercial" purposes in
the General Plan and "Regional Commercial" in the Zoning Ordinances. Proposed
land uses are consistent with these designations. The project will not conflict with any
plans, policies, or regulations with jurisdiction over the project.
c) No Impact. The City has adopted the Coachella Valley Multiple Species Habitat
Conservation Plan (MSHCP), and the subject property is located within the boundaries
of the Plan. As such, the project proponent will be required to pay the Local
Development Mitigation Fee (LDMF) as mitigation for any potential impacts to
sensitive biological species covered by the Plan. Fee payment will assure the project is
consistent with MSHCP requirements.
-25-
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 known
mineral resource that would be of value to the
X
region and the residents of the state? (General
Plan Exhibits II-1 and III-1)
b) Result in the loss of availability of a locally -
important mineral resource recovery site
delineated on a local general plan, specific plan
X
or other land use plan? (General Plan Exhibits II-
1 and III-1)
X. a, b) No Impact. The proposed project will not result in the loss of availability of a
locally or regionally important mineral resource. The California Department of
Conservation Division of Mines and Geology has mapped the City's mineral resources
and designated the project site as "MRZ-1," which represents areas where adequate
geologic information indicates that no significant mineral deposits are present, or
where it is judged that little likelihood for their presence exists. The City General Plan
designates the subject property and surrounding properties for "General Commercial"
land uses.
-26-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
X
applicable standards of other agencies? (Zoning
Ordinance Sections 9.100.210 and 6.08.050;
project materials)
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne
X
noise levels? (Zoning Ordinance Sections
9.100.210 and 6.08.050; project materials)
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project? (Zoning Ordinance
X
Sections 9.100.210 and 6.08.050; project
materials)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project? (Zoning
X
Ordinance Sections 9.100.210 and 6.08.050;
project materials)
e) For a project located within an 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
X
or working in the project area to excessive noise
levels? ("Riverside County Airport Land Use
Compatibility Plan," Riverside County Airport
Land Use Commission, October 14, 2004)
f) For a project within the vicinity of a private
airstrip, would the project expose people residing
or working in the project area to excessive noise
X
levels? ("Riverside County Airport Land Use
Compatibility Plan," Riverside County Airport
Land Use Commission, October 14, 2004)
XI. a-d) Less Than Significant Impact. Development of the proposed project will require
demolition of an existing approximately 30,000 square foot building and paved
parking surfaces covering nearly all of the remainder of the site. Demolition and
materials removal will require the use of heavy construction equipment such as
excavators, bulldozers, jack hammers, and hauling trucks, which can generate high
noise levels and groundborne vibrations. Redevelopment of the site will require the
use of grading, construction, and paving equipment.
Construction Noise
While demolition and construction noise impacts could be substantial at times, they
will be temporary and will cease once the project is complete. Surrounding land uses
are limited to roadways (Highway 111 and Simon Drive) and commercial
-27-
development, which are not highly sensitive to noise. The nearest sensitive receptors
are residences approximately 90 meters west of the site on Washington Street.
Construction noise is exempt from the noise standards set forth in Section 9.100.210
of the Zoning Ordinance; however, it is restricted to certain days of the week and
times of day (Section 6.08.050). Adherence to these limitations will minimize
construction -related impacts to less than significant levels.
Operational Noise
During the long-term operational phase, groundborne vibration will be non-existent or
undetectable, and noise levels will be comparable to similar general commercial
development in the project area. Principal noise sources will be vehicles accessing the
site for shopping and deliveries. Limited noise may be emitted by onsite mechanical
equipment, such as heating, air conditioning, and ventilation systems. Given the
proximity of the site to Highway I I I traffic and commercial development on adjacent
properties, the project will not result in a substantial permanent increase in ambient
noise levels over existing conditions. It will be required to comply with the noise
levels established in the Zoning Ordinance.
e, f) No Impact. The subject property is not located within an airport land use plan or
within 2 miles of a public airport or private airstrip. The project will not expose people
working or residing in the project area to excessive noise levels.
-28-
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 growth in an
area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
X
example, through extension of roads or other
infrastructure)? (application materials)
b) Displace substantial numbers of existing
housing, necessitating the construction of
X
replacement housing elsewhere? (application
materials)
c) Displace substantial numbers of people,
necessitating the construction of replacement
X
housing elsewhere? (application materials)
XII. a) No Impact. The proposed project will not directly or indirectly induce substantial
population growth. It consists of a general retail project that is relatively limited in size
(29,270 square feet on 3.9± acres). It will occur on a site that was formerly used for
commercial purposes and is already served by existing roadways, public utilities, and
other infrastructure.
b, c) No Impact. The subject property contains a vacant commercial structure and parking
lot. The project will not result in the displacement of any people or existing housing,
or necessitate the construction of replacement housing elsewhere.
-29-
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? (General Plan, application
X
materials)
Police protection? (General Plan, application
X
materials)
Schools? (General Plan, application materials)
X
Parks? (General Plan, application materials)
X
Other public facilities? (General Plan, application
X
materials)
XIII. a) Less Than Significant Impact.
Fire and Police Protection
The proposed project will result in less than significant impacts to fire and police
protection services. The subject property is located on the Highway 111 commercial
corridor and easily accessed by the Riverside County Fire and Sheriff's Departments,
which provide fire and police services for the City. The nearest fire station is located
at 44555 Adams Street, approximately 1 mile northeast of the project site. The City's
Civic Center Community Policing Office is located at 78495 Calle Tampico,
approximately 2.5 miles south of the project site.
The property is accessible from the existing roadway network. Project plans will be
required to provide adequate emergency access and vehicle turnaround space and
comply with other fire and police requirements, such as installation of sprinkler
systems. The project will be required to pay development impact fees for fire
protection services.
Schools, Parks, and other Public Facilities
The proposed project is a commercial project that is not expected to substantially
induce population growth. As such, it is not expected to directly impact area schools
or parks. Nonetheless, the project proponent will be required to pay development
impact fees to mitigate potential impacts to schools and other public facilities,
including the Civic Center.
-30-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
X
physical deterioration of the facility would occur
or be accelerated? (project materials)
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
X
adverse physical effect on the environment?
(project materials)
XIV. a, b) No Impact. The proposed project is a retail commercial development that is not
expected to substantially induce population growth. No impacts to neighborhood or
regional parks and recreation facilities are anticipated. The project does not propose
and will not require the construction or expansion of recreational facilities.
-31-
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 traffic load and capacity
of the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
X
volume to capacity ratio on roads, or congestion
at intersections)? ("La Quinta Square Traffic
Impact Analysis," Kimley-Horn, August 2014)
b) Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
X
designated roads or highways? ("La Quinta
Square Traffic Impact Analysis," Kimley-Horn,
August 2014)
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
X
safety risks? (application materials, aerial
photography)
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
X
equipment)? ("La Quinta Square Traffic Impact
Analysis," Kimley-Horn, August 2014;
application materials)
e) Result in inadequate emergency access?
X
(application materials)
f) Result in inadequate parking capacity?
(application materials; "La Quinta Square Traffic
X
Impact Analysis," Kimley-Horn, August 2014;
Zoning Code)
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
X
(e.g., bus turnouts, bicycle racks)? (application
materials; General Plan; www.sunline.org)
XV. a-b) Less Than Significant Impact with Mitigation. The subject property is located
immediately west of the intersection of Highway 111 and Simon Drive. Primary
access to the site will be provided by a right-in/right-out driveway along Highway
111. Secondary access will be provided by two full access driveways along Simon
Drive, one east of the site and one south of the site.
Traffic Impact Analysis and Significance Thresholds
A project -specific traffic impact analysis was prepared to evaluate existing conditions
in the project area and future conditions associated with build out of the proposed
project. The analysis evaluated 11 key intersections and 12 roadway segments in the
project vicinity. The City of La Quinta requires that signalized intersections operate at
-32-
Level -of -Service (LOS) D or better. However, at intersections along roadways
identified in the Riverside County Congestion Management Plan (CMP) System of
Highways and Roadways, the minimum required level —of -service is LOS E. Within La
Quinta, Highway 111 is designated as a CMP facility. The City also requires that the
volume -to -capacity (V/C) ratio not exceed 0.90 (LOS D) for roadway segments.
Existing Conditions (2013)
Under existing (2013) conditions, all of the studied intersections operate at LOS D or
better, and all of the roadway segments operate at LOS A and B, which have V/C
ratios of less than 0.90.
Proposed Project
The proposed project is estimated to generate 4,832 total new daily trips, with 93 new
trips occurring during the AM peak hour, 343 new trips occurring during the mid -day
peak hour, and 414 new trips occurring during the PM peak hour.
Background Growth (2015) Without the Project
The proposed project is expected to be operational by year 2015. Projections of 2015
traffic conditions without the project indicate that all evaluated intersections will
continue to operate at LOS D or better, and all roadway segments will continue to
operate at LOS A or B.
Background Growth (2015) Plus Project
Peak hour traffic conditions for 2015 were added to projected traffic conditions
generated by the proposed project. With the addition of the project, the studied
intersections will continue to operate at LOS D or better during the AM and PM peak
hours. Study area roadway segments will continue to operate at LOS A or B.
Cumulative Conditions (2035) Without the Project
The intersections and roadway segments in the project area were also evaluated under
year 2035 conditions, consistent with General Plan buildout. In year 2035, 4 studied
intersections will operate at LOS F conditions during at least one peak hour. One (1)
studied roadway segment will operate at LOS E, and 1 segment will operate at LOS F.
The intersections and roadway segment are listed below.
Intersections:
• Highway 111 at Depot Drive (LOS F)
• Highway 111 at Jefferson Street (LOS F)
• Washington Street at Fred Waring Drive (LOS F)
• Washington Street at Miles Avenue (LOS F)
Roadway Segments:
• Highway 111, from La Quinta Center Drive to Adams Street (V/C ratio
0.913)(LOS E)
• Washington Street, from Fred Waring Drive to Miles Avenue (V/C ratio =
1.051)(LOS F)
Cumulative Conditions (2035) Plus Project
When the proposed project is added to 2035 traffic conditions, the four studied
intersections operating at LOS F without the project would have increased delays, but
no additional intersections would degrade to substandard LOS. A third roadway
-33-
segment will operate at LOS E, as identified below. Intersections and roadway
segments operating at less than acceptable levels include:
Intersections:
• Highway I I I at Depot Drive (LOS F)
• Highway I I I at Jefferson Street (LOS F)
• Washington Street at Fred Waring Drive (LOS F)
• Washington Street at Miles Avenue (LOS F)
Roadway Segments:
• Highway 111, from La Quinta Center Drive to Adams Street (V/C ratio
0.949)(LOS E)
• Washington Street, from Fred Waring Drive to Miles Avenue (V/C ratio =
1.067)(LOS F)
• Washington Street, from Miles Avenue to Highway 111 (V/C ratio =
0.914)(LOS E)
Project Impacts
The proposed project will not significantly impact traffic in the project vicinity at
buildout (year 2015). However, over the long-term (year 2035), it will contribute to
decreases in levels -of -service at several area intersections and roadway segments.
Mitigation Measures XV (a) and XV (b):
The following mitigation measures shall be implemented to reduce project impacts to
less than significant levels:
MM1: Intersection of Highway 111 and Simon Drive
The project shall contribute its fair share of costs associated with restriping the
northbound and southbound approaches to include a separate left -turn lane and
a shared through right lane in each direction, as well as signal modification to
provide separate northbound and southbound left -turn signal phases.
MM2: Intersection of Washington Street and Miles Avenue
The project shall contribute its fair share of costs associated with adding a
dedicated westbound right -turn lane and converting the existing westbound
shared through right lane to a through only lane, as well as adding a westbound
right -turn overlap phase.
Monitoring XV (a) and XV (b):
A. Prior to issuance of grading permits and authorization to proceed, the City
Engineer shall assure that fair share costs for the projects listed above are paid
by the applicant.
Responsible Parties: City Engineer or staff designee
c) No Impact. The subject property is located more than 2 miles from the nearest airport,
and the project does not propose any facilities or activities that will affect air traffic
patterns or levels.
-34-
d) Less Than Significant Impact. The project will not result in any sharp curves or
vehicle incompatibilities. The vehicle mix accessing the site will be consistent with
background traffic accessing other commercial development in the area.
Three access driveways are proposed onsite. According to the traffic impact analysis,
the proposed right -turn auxiliary deceleration lane proposed at the Highway III
access drive is slightly shorter in length than the required distance due to adjacent
physical constraints. However, the existing traffic shoulder provides enough room for
turning vehicles to decelerate and transition into through traffic. The traffic impact
analysis found that all access points will operate at acceptable conditions during all
build out scenarios.
e) No Impact. Emergency vehicles will use the existing roadway network and three
access driveways along Highway 111 and Simon Drive to access the subject property.
Project plans will be subject to Fire Department review and approval to assure that
adequate fire lanes and vehicle turnaround space is provided.
0 No Impact. Parking layouts and drive aisles are aligned to provide adequate internal
circulation. For Retail Commercial (general retail uses under 50,000 sq. ft.) land uses,
the Zoning Code requires 1 parking space per 200 square feet GFA, and therefore, the
proposed project will require 152 spaces. The site plan provides 155 parking spaces,
plus distance for stacking approximately 21 vehicles in the fast food drive -through
lane.
g) No Impact. Highway 111 is designated in the General Plan as a Class II bicycle path
(on road bicycle lane); however, no marked bike lanes currently exist adjacent to the
project site. The project will not impact bike facilities, plans, or policies.
Highway 111 is also part of Sunline Transit Agency's Line 111 bus route that runs
along Highway 111 from Palm Springs to Indio. The nearest bus turnout is located on
the north side of Highway 111, west of Simon Drive, across the street from the
proposed property. The project will not interfere with bus operations or policies.
-35-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control
Board? ("Preliminary Water Quality Management
X
Plan for La Quinta Square," Kimley-Horn and
Assoc., July 2014; application materials)
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction
of which could cause significant environmental
X
effects? ("Coachella Valley Water Management
Plan Update, Final Report," CVWD, January
2012; application materials)
c) Require or result in the construction of new
storm water drainage facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
X
("Preliminary Drainage Study for La Quinta
Square," Kimley-Horn and Assoc., August 8,
2014)
d) Have sufficient water supplies available to
serve the project from existing entitlements and
resources, or are new or expanded entitlements
needed? ("Coachella Valley Water Management
X
Plan Update, Final Report," CVWD, January
2012; application materials)
e) Result in a determination by the 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
X
provider's existing commitments? ("Coachella
Valley Water Management Plan Update, Final
Report," CVWD, January 2012; application
materials)
f) Be served by a landfill with sufficient
permitted capacity to accommodate the project's
X
solid waste disposal needs? (General Plan;
application materials)
g) Comply with federal, state, and local statutes
and regulations related to solid waste? (General
X
Plan; application materials)
XVI. a) No Impact. Wastewater discharge requirements for the Coachella Valley, including
the subject property, are administered by the Colorado River Basin Regional Water
Quality Control Board (WQCB). The project will connect to existing sewer lines in the
project area, and wastewater will be transported to and processed by the Coachella
Valley Water District (CVWD) at its Water Reclamation Plant 4 (WRP-4) in Thermal.
CVWD implements all the requirements of the WQCB as they relate to wastewater
-36-
discharge and water quality. No additional WQCB permits or approvals are required
for the project. Although the project will increase wastewater flows to the CVWD
treatment plant it will not adversely impact water quality standards or waste discharge
requirements.
b-e) Less Than Significant Impact.
Water and Wastewater
The proposed project will require water and generate wastewater consistent with a
food market, fast food restaurant, and retail building. Given the comparatively small
scale of the project (30,270± square feet of building area on 3.9 acres), project -related
impacts to water and wastewater supplies and services will be less than significant.
The subject property falls within the jurisdiction of the Coachella Valley Water
District (CVWD) for domestic water and wastewater treatment services. CVWD's
Water Management Plan 2010 Update (2012) demonstrates that the District has
available, or can supply in the future, sufficient water to serve additional development
in its service area. The water management plan includes a combination of continued
groundwater extraction, conservation programs, additional water sources and source
substitution, and groundwater recharge opportunities. The project will not require new
or expanded water entitlements.
The average annual flow to WRP-4 is approximately 4.75 million gallons per day
(mgd), but it has a capacity of 9.9 mgd. Therefore, the plant has more than sufficient
capacity to serve additional development, including the proposed project.
Stormwater Drainage
CVWD is also responsible for regional stormwater management. The drainage plan for
the proposed project involves allowing stormwater runoff to surface flow across the
site to curb inlets that discharge into landscaped areas along the Highway 111 and
Simon Drive property frontages. Runoff will flow to 3 drywells to be infiltrated onsite,
then be conveyed along Highway 111 and Simon Drive into existing stormwater inlets
near Washington Street. The project decreases the percentage of impervious surfaces
than currently exists onsite, and will result in corresponding reductions in discharged
runoff. The project will not require the construction or expansion of stormwater
management facilities.
f, g) Less Than Significant Impact (f) and No Impact (g). Solid waste generated by the
proposed project will include that typical of a food market, fast food restaurant, and
general retail establishments, such as food waste, product packaging, and office papers
and supplies. Construction waste, such as wood and concrete, will be generated during
the demolition and construction processes. Much of the waste may be recyclable.
Burrtec will provide solid waste collection and disposal services to the proposed
project. Solid waste will be hauled to the Edom Hill Transfer Station in Cathedral
City, then to one of three regional landfills (Lamb Canyon, Badlands, or El Sobrante),
each of which have sufficient long-term capacity to accommodate waste generated by
the proposed project. Burrtec is required to meet all local, regional, state, and federal
standards for solid waste disposal, and the project will have no impact on its ability to
do so.
-37-
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 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
X
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 to
achieve short-term, to the disadvantage
X
of long-term environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when
X
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 environmental
effects which will cause substantial
X
adverse effects on human beings, either
directly or indirectly?
a) Less Than Significant Impact. As described in Section IV (Biological Resources) of
this Initial Study, project -related impacts to biological resources will be less than
significant. The entire property was graded and developed more than 30 years ago and,
until recently, operated as a car dealership and auto repair facility. The property is
entirely surrounded by urban development, including roads and commercial
development, and is approximately '/4 mile from the nearest open space in the Santa
Rosa Mountains. Onsite vegetation is limited to urban landscaping materials on a
narrow landscape perimeter, and no special status species or communities are known
to occur onsite. Potential impacts to sensitive biological species will be mitigated
through the payment of the Local Development Mitigation Fee.
The proposed project will have no impact on archaeological, historical, or
paleontological resources. Existing onsite buildings are not historically significant.
The likelihood of the site containing significant artifacts is considered very low given
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the extent to which the site was previously graded, and the previous construction and
removal of underground storage tanks and septic system.
b) Less Than Significant Impact. The proposed project constitutes the redevelopment
of a commercial parcel that contains a vacated building. It is consistent with
surrounding development and existing land use designations and policies. The
property is accessed by the existing roadway network and already served by public
utilities and infrastructure. It will contribute to improved stormwater absorption and
remove the nuisances associated with a vacant building. Short-term and long-term
environmental impacts are not expected to be significant.
c) Less Than Significant Impact. The project will result in incremental environmental
impacts typically associated with a commercial development, such as increased
emission of criteria pollutants during demolition and grading, and increased demand
for water and wastewater services. However, the project is limited in size (30,270±
square feet, 3.9 acres), and impacts are expected to be less than significant when
considered in conjunction with the effects of other projects.
d) Less Than Significant Impact. The project will not cause substantial adverse
impacts, either directly or indirectly, on human beings. The property is not subject to
environmental hazards, such as rockfalls or flooding, and no hazardous land uses,
structures, or activities are proposed.
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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.
No other earlier analyses were used.
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.
None.
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.
None.
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE:
November 6, 2014
ASSESSORS PARCEL NO.:
643-220-007
CASE NO.:
Environmental Assessment 2014-635; Site
PROJECT LOCATION: The west side of Washington Street, south of
Development Permit 2014-1005; Tentative
Avenue 47.
Parcel Map 2014-1003, Minor Adjustments
2014-0008 and 2014-0009
EA/EIR NO:
2014-1002
APPROVAL DATE: In Process
APPLICANT:
La Quinta Square
THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION FOR THE ABOVE CASE NUMBER
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CHECKED BY
DATE
XV. TRAFFIC
The project shall contribute its fair
share of costs associated with
City Engineer
Prior to grading permit
Payment of fees.
restriping the northbound and
southbound approaches to include a
separate left -turn lane and a shared
through right lane in each direction,
as well as signal modification to
provide separate northbound and
southbound left -turn signal phases.
The project shall contribute its fair
City Engineer
Prior to grading permit
Payment of fees.
share of costs associated with adding
a dedicated westbound right -turn
lane and converting the existing
westbound shared through right lane
to a through only lane, as well as
adding a westbound right -turn
overlap phase.
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DECEMBER 9, 2014
PAGE 1 OF 16
GENERAL
The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any
Final Map recorded thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This Tentative Parcel Map shall expire on December 9, 2016, two years from the
date of Planning Commission approval, unless recorded or granted a time extension
pursuant to the requirements of La Quinta Municipal Code 13.1 2.160 (Extensions of
time for tentative maps).
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green
Works Clearance) for Building Permits, Water Quality
Plan(WQMP) Exemption Form - Whitewater River Region,
Permit►
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
Sheet (Public
Management
Improvement
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PAGE 2 OF 16
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained
by the applicant, who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board - Colorado River Basin Region Board Order No. 137-2013-001 1 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-
0014-DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP") to the State Water Resources
Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
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PAGE 3 OF 16
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required and the applicant shall
execute and record an agreement that provides for the perpetual maintenance
and operation of all post -construction BMPs as required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Tentative Parcel Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to make
such payment shall be a material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
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PAGE 4 OF 16
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
1 1 . Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights
shall also include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO
REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development not
limited to access rights over proposed and/or existing private streets that access
public streets and open space/drainage facilities of the master development.
13. The applicant shall offer for dedication on the Final Map all public street rights -of -way
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
14. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left
turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall
be accompanied with sufficient professional engineering studies to confirm the
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PAGE 5 OF 16
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement.
15. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Tentative Parcel Map are necessary prior to approval
of the Final Map dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
16. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Hwy 1 1 1 - 50-foot from the R/W-P/L.
B. Simon Drive - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
17. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
18. Direct vehicular access to Highway 1 1 1 and Simon Drive is restricted, except for
those access points identified on the tentative parcel map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction shall be
shown on the recorded final parcel map.
19. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
20. The applicant shall cause no easement to be granted, or recorded, over any portion
of the subject property between the date of approval of the Tentative Parcel Map and
the date of recording of any Final Map, unless such easement is approved by the City
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PAGE 6 OF 16
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall construct the following street improvements to conform with the
General Plan:
A. OFF -SITE STREETS
1) Highway 111 - The applicant should provide an eastbound right -turn
deceleration at the Highway 111 project access drive as specified by
the traffic impact study.
B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS
1) Highway 111 and Simon Drive - The applicant shall pay his fair -share
(5.07% calculated in the traffic impact study) towards restriping the
northbound and southbound approaches and completing a traffic signal
modification to provide exclusive left -turn lanes in both directions at the
intersection of Highway 111 and Simon Drive. The amount of the
applicant's fair share for the above mentioned improvements shall be as
approved by the City Engineer. The applicant shall pay to the City of La
Quinta his fair share prior to final map recordation.
2) Washington Street and Miles Avenue - The applicant shall pay his fair -
share (1 .88% calculated in the traffic impact study) towards adding an
exclusive westbound right -turn lane and associated right -turn overlap
phase at the intersection of Washington Street and Miles Avenue. The
amount of the applicant's fair share for the above mentioned
improvements shall be as approved by the City Engineer. The applicant
shall pay to the City of La Quinta his fair share prior to final map
recordation.
22. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
23. General access points and turning movements of traffic are limited to the following:
A. Highway 111: Right turn in, right turn out are permitted. Left turn
movements in and out are prohibited.
B. Simon Drive -Right turn in, right turn out, left turn in and left turn out
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PAGE 7 OF 16
movements are permitted.
24. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -
block street lighting is not required.
25. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
26. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
PARKING LOTS and ACCESS POINTS
27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans so that
ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to public streets a minimum of 30 feet as shown on the grading
plan or as approved by the City Engineer.
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DECEMBER 9, 2014
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Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths and
other improvements as may be determined by the City Engineer.
28. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
during street sweeping operations. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
29. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
30. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test results
confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
31. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, and sidewalks.
32. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
FINAL MAPS
33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars
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PAGE 9 OF 16
of the Final Map. The Final Map shall be 1 " = 40' scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
34. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
35. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. Precise Grading Plan (Commercial) 1 " = 20' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits,
or a distance sufficient to show any required design transitions.
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All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Precise Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2013 California
Building Code accessibility requirements associated with each door. The assessment
must comply with the submittal requirements of the Building & Safety Division. A
copy of the reviewed assessment shall be submitted to the Public Works Department
in conjunction with the tentative parcel map when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "precise grading" plan is
required to be submitted for approval by the Building Official, Community
Development Director and the City Engineer.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and ADA requirements.
36. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
37. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
38. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site visits in
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support of preparing "Record Drawing". However, if subsequent approved revisions
have been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
39. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Parcel Map, shall comply with the
provisions of LQMC Chapter 13.28 (Improvement Security).
41. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
42. Depending on the timing of the development of this Tentative Parcel Map, and the
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status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative parcel map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
43. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule as approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
44. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
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surety to complete the improvements.
GRADING
45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
46. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
47. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of California,
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
48. The applicant shall maintain all open graded, undeveloped land in order to prevent
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wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
49. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e. the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in the first eighteen inches (18") behind the curb.
50. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
51. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
52. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
53. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Tentative Parcel Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
54. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
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certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
1JTl1_ITIFS
55. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
56. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
57. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
58. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
59. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on -site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
PUBLIC SERVICES
60. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and as approved by the City Engineer.
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MAINTENANCE
61. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
62. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
63. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
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DECEMBER 9, 2014
PAGE 1 OF 18
GENERAL
The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Site Development Permit 2014-1005 shall comply with all applicable conditions
and/or mitigation measures for the following related approval:
Tentative Parcel Map 36791
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall adjudicate the conflict by
determining the precedence.
3. The Site Development Permit shall expire on December 9, 2016 and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. A time extension may be requested per
LQMC Section 9.200.080
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
(WQMP) Exemption Form - Whitewater River Region, Improvement Permit)
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
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• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained
by the applicant, who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board - Colorado River Basin Region Board Order No. 137-2013-001 1 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-
0014-DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP") to the State Water Resources
Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
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2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The applicant shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to make
such payment shall be a material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
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deduction or offset and Developer's failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
1 1 . Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements. Said conferred rights
shall also include grant of access easement to the City of La Quinta for the purpose
of graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO
REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
13. Direct vehicular access to Highway 1 1 1 and Simon Drive are restricted, except for
those access points identified on the approved Site Development Permit.
14. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
15. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Highway 1 1 1 - The applicant should provide an eastbound right -turn
deceleration at the Highway 1 1 1 project access drive as specified by
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the traffic impact study.
B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS
1) Highway 1 1 1 and Simon Drive - The applicant shall pay his fair -share
(5.07% calculated in the traffic impact study) towards restriping the
northbound and southbound approaches and completing a traffic signal
modification to provide exclusive left -turn lanes in both directions at the
intersection of Highway 111 and Simon Drive. The amount of the
applicant's fair share for the above mentioned improvements shall be as
approved by the City Engineer. The applicant shall pay to the City of La
Quinta his fair share prior to recordation of Final Map 36791.
2) Washington Street and Miles Avenue - The applicant shall pay his fair -
share (1 .88% calculated in the traffic impact study) towards adding an
exclusive westbound right -turn lane and associated right -turn overlap
phase at the intersection of Washington Street and Miles Avenue. The
amount of the applicant's fair share for the above mentioned
improvements shall be as approved by the City Engineer. The applicant
shall pay to the City of La Quinta his fair share prior to recordation of
Final Map 36791.
16. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
17. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
PARKING LOTS and ACCESS POINTS
18. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
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C. Building access points shall be shown on the Precise Grading Plans so that
ADA accessibility issues can be evaluated.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to public streets a minimum of 30 feet as shown on the Site
Development Plan site plan or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths and
other improvements as may be determined by the City Engineer.
19. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
during street sweeping operations. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
20. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
21. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
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procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test results
confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
22. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, and sidewalks.
23. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
24. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
25. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. Precise Grading Plan (Commercial) 1 " = 20' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A and C to be submitted concurrently.
D. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
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Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits,
or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Precise Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2013 California
Building Code accessibility requirements associated with each door. The assessment
must comply with the submittal requirements of the Building & Safety Division. A
copy of the reviewed assessment shall be submitted to the Public Works Department
in conjunction with the Site Development Plan when it is submitted for plan
checking.
In addition to the normal set of improvement plans, a "Precise Grading" plan is
required to be submitted for approval by the Building Official, Community
Development Director and the City Engineer.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and ADA requirements.
26. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
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27. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
28. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site visits in
support of preparing "Record Drawing". However, if subsequent approved revisions
have been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
GRADING
29. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
30. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
31. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of California,
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. A WQMP prepared by an authorized professional registered in the State of
California.
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All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
32. Prior to any grading improvements, the applicant shall submit grading performance
security valued at 100% of the cost of the grading improvements in accordance with
La Quinta Municipal Code 8.80.050, or as approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved plan, the City shall have the right to halt issuance of all permits, and/or
final inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
33. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
34. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e. the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in the first eighteen inches (18") behind the curb.
35. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Site Development Permit, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
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36. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil.
DRAINAGE
37. Stormwater handling shall conform with the approved hydrology and drainage report
for La Quinta Square, SDP 2014-1005 / Parcel Map 36791, or as approved by the
City Engineer. Nuisance water shall be disposed of in an approved manner.
38. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site during the 10 year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be the 3 hour event.
39. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
40. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise and as approved by the City Engineer.
41. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
42. Stormwater may not be retained in landscaped parkways or landscaped setback lots
unless approved by the City Engineer. Only incidental storm water (precipitation
which directly falls onto the setback) will be permitted to be retained in the
landscape setback areas. The perimeter setback and parkway areas in the street
right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section
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9.100.040(B)(7).
43. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
44. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
45. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
46. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-201 3-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. 137-2013-001 1 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
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DECEMBER 9, 2014
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47. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
48. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
49. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
50. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
LANDSCAPE AND IRRIGATION
51. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans)
52. Landscape and irrigation plans shall be signed and stamped by a licensed landscape
architect.
53. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City's Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
54. All landscaping shall consist of, at minimum, 2.5 inch caliper trunk measured three
feet up from grade level after planting►, 5-gallon shrubs, and groundcover. Double
lodge poles (two-inch diameter) shall be used to brace and stake trees.
55. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process as a minor final landscape plan. Community
Development Director approval of the final landscape plans is required prior to
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DECEMBER 9, 2014
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issuance of the first building permit unless the Community Development Director
determines extenuating circumstances exist which justify an alternative processing
schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Community Development Director and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Community Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required
in order to meet the intent of the Planning Commission's approval, the Community
Development Director shall review and approve any such revisions to the landscape
plan.
56. If a building permit for the future development pad has not been issued within two
years of the Planning Commission's approval, the applicant shall submit a Final
Landscaping plan to the Community Development Department for review and
approval of temporary landscaping. Plant palette and placement shall be compatible
with the overall site's perimeter landscaping and as determined to be appropriate by
the Community Development Director.
MAINTENANCE
57. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
58. The applicant shall make provisions for the continuous and perpetual maintenance of
perimeter landscaping up to the curb, access drives, sidewalks, and stormwater
BMPs.
FEES AND DEPOSITS
59. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
FIRE DEPARTMENT
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60. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21 /2" x
21 /2") and shall be capable of delivering a fire flow 3500 GPM per minute for three
hours duration at 20 psi residual operating pressure, which must be available before
any combustible material is placed on the construction site.
61. Prior to building plan approval and construction, applicant/developer shall furnish two
copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
62. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority. (Submit
separate underground plans showing FDC,PIV,four hydrants and fire risers,etc... )
63. Blue dot retro-reflectors pavement markers on private streets, public streets and
driveways to indicated location of the fire hydrant. 06-05 (located at
www.rvcfire.org)
64. Fire Apparatus access road shall be in compliance with the Riverside County Fire
Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will
not have an up, or downgrade of more than 15 %. Access roads shall have an
unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will
be designed to withstand the weight of 75 thousand pounds over 2 axles. Access
will have a turning radius capable of accommodating fire apparatus. Access lane
shall be constructed with a surface so as to provide all weather driving capabilities.
65. An approved Fire Department access key lock box (Minimum Knox Box 3200 series
model) shall be installed next to the approved Fire Department access door to the
building. If the buildings are protected with an alarm system, the lock box shall be
required to have tampered monitoring. Required order forms and installation
standards may be obtained at the Fire Department.
66. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in
height for building(s) up to 25' in height. In complexes with alpha designations, letter
size must match numbers. All addressing must be legible, of a contrasting color, and
adequately illuminated to be visible from street at all hours.
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67. Install a complete commercial fire sprinkler system. Fire sprinkler system(s) with pipe
sizes in excess of 4" in diameter will require the project Structural Engineer to certify
with a "wet signature", that the structural system is designed to support the seismic
and gravity loads to support the additional weight of the sprinkler system. All fire
sprinkler risers shall be protected from any physical damage.
68. The PIV and FCD shall be located to the front of building within 50 feet of approved
roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have
indicating exterior and/or interior door signs. A C-16 licensed contactor must submit
plans, along with current permit fees, to the Fire Department for review and approval
prior to installation
69. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads,
along with current permit fees, to the Fire Department for review and approval prior
to installation.
70. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted
3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not
readily visible, signs shall be posted above all extinguishers to indicate their
locations. Extinguishers must have current CSFM service tags affixed.
71. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2013 CBC. No class I, II or IIIA of combustible/flammable
liquid shall be used in any amount in the building.
72. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2013 California Building Code.
73. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside
of door.
74. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside
of door.
75. Fire Riser Sprinkler room doors, if applicable, shall be posted "FIRE RISER" on outside
of door.
76. Roof Access room door, if applicable, shall be posted "ROOF ACCESS" on outside of
door.
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DECEMBER 9, 2014
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77. Access shall be provided to all mechanical equipment located on the roof as required
by the Mechanical Code.
78. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall include in the building plans the required fire lanes and include the
appropriate lane printing and/or signs
79. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff. 2013
CIVIC
80. This building has not been reviewed or approved for high pile/rack storage. Prior to
such use, building(s) shall be approved for high -piled storage (materials in closely
packed piles or on pallets, or in racks where the top of storage exceeds 12 feet in
height, 6 feet for Group A plastics and/or certain other high hazard commodities) or
aerosols products. High -piled and aerosol stock shall be approved prior to materials
being stored on site. A licensed Fire Protection Engineer or a Fire Department
approved consultant must prepare plans for high -piled storage or aerosol storage in
accordance with the California Fire Code and adopted standards.
81. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to plan review and field inspection.
All questions regarding the meaning of the code requirements should be referred to
Fire Department at 760-863-8886.
82. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access
from a road shall be located at least 35 feet setback from the roadway and shall
open to allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38-foot
turning radius shall be used.
83. Gate(s) shall be automatic or manual operated. Install Knox key operated switches,
with dust cover, mounted per recommended standard of the Knox Company.
Building plans shall include mounting location/position and operating standards for
Fire Department approval.
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84. Any portion of the facility or of an exterior wall of the first story of the building shall
not be located more than 150 feet from fire apparatus access roads as measured by
an approved route around the complex, exterior of the facility or building.
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CONDITIONS OF APPROVAL - ADOPTED
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DECEMBER 9, 2014
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GENERAL
The development proposal for the future commercial building shall include an exhibit
depicting sign locations and consistency with the La Quinta Square Sign Program.