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2018 05 08 PCPLANNING COMMISSION AGENDA 1 MAY 8, 2018 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, MAY 8, 2018 AT 6:00 P.M. CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. The Planning Commission values your comments; however in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVE MINUTES OF APRIL 24, 2018 BUSINESS SESSION - None STUDY SESSION - None Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.org PLANNING COMMISSION AGENDA 2 MAY 8, 2018 PUBLIC HEARINGS 1. AMENDMENT TO SPECIFIC PLAN 2017-0002, TENTATIVE PARCEL MAP 2017-0003, SITE DEVELOPMENT PERMIT 2017-0009, AND ENVIRONMENTAL ASSESSMENT 2017- 0006 APPLICANT: LUNDIN DEVELOPMENT COMPANY PROJECT: PAVILION PALMS PROJECT DESCRIPTION: PROPOSAL TO DEVELOP A 125,000 SQUARE-FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SQUARE-FOOT SUPERMARKET WITH ASSOCIATED FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION CEQA: ENVIRONMENTAL ASSESSMENT 2017-0006 WAS PREPARED FOR THIS PROJECT IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE MITIGATION MEASURES HAVE BEEN INCORPORATED INTO THE PROJECT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET [RESOLUTION NO. 2018-006] REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS 1. SILVERROCK EVENT SITE AD HOC COMMITTEE UPDATE STAFF ITEMS - None ADJOURNMENT The next regular meeting of the Planning Commission will be held on May 22, 2018, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise-Latta, Commission Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on May 4, 2018. DATED: May 3, 2018 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION AGENDA 3 MAY 8, 2018 Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at 777- 7118, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the Planning Division of the Design and Development Department at 777-7118. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION MINUTES 1 APRIL 24, 2018 PLANNING COMMISSION MINUTES TUESDAY, APRIL 24, 2018 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson McCune. PRESENT: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. ABSENT: None STAFF PRESENT: Assistant City Attorney Morgan Gallagher, Planning Manager Gabriel Perez, City Engineer Bryan McKinney, Commission Secretary Wanda Wise-Latta and Administrative Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner McCune led the pledge of allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None CONFIRMATION OF AGENDA – Confirmed ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF APRIL 10, 2018 MOTION – A motion was made and seconded by Commissioners Wright/Proctor to approve the Consent Calendar as submitted with the following amendment to the April 10, 2018 Planning Commission Minutes: Page 4, Staff Items, sentence to read: “Planning Manager Perez advised Commissioners of future items likely to be before the Commission.” Motion passed unanimously. PLANNING COMMISSION MINUTES 2 APRIL 24, 2018 BUSINESS SESSION – None STUDY SESSION – None PUBLIC HEARINGS 1. Continued from April 10, 2018 – VARIANCE 2018-0001 SUBMITTED BY LA QUINTA KINGDOM HALL OF JEHOVAH’S WITNESSES PROPOSING A VARIANCE TO ALLOW FOR A NINE-FOOT FRONT YARD SETBACK FOR THE EXISTING BUILDING, ALLOW EXISTING MONUMENT SIGN TO ENCROACH INTO THE PUBLIC RIGHT OF WAY. CEQA: EXEMPT PURSUANT TO SECTION 15301 IN THAT THE PROPOSED PROJECT CAN BE CHARACTERIZED AS AN EXISTING FACILITY. LOCATION: 46300 DUNE PALMS ROAD Planning Manager Perez stated that the staff report had been previously presented at the April 10, 2018 Planning Commission meeting and is on file in the Design and Development Department. He noted that the congregation of the La Quinta Kingdom Hall of Jehovah’s Witnesses endorsed the variance application. PUBLIC SPEAKER: None Chairperson Quill declared the PUBLIC HEARING CLOSED at 6:05 p.m. MOTION – A motion was made and seconded by Commissioners Bettencourt/Currrie to adopt Planning Commission Resolution No. 2018-004 approving Variance 2018-0001 for La Quinta Kingdom Hall of Jehovah’s Witnesses and finding it exempt from the California Quality Act pursuant to provisions in Section 15301, Class 1 (Existing Facility). Motion passed unanimously. 2. Continued from April 10, 2018 – ZONING ORDINANCE AMENDMENT 2018-0003 (ZOA2018-0003) SUBMITTED BY THE CITY OF LA QUINTA PROPOSING A ZONING TEXT AMENDMENT TO AMEND TITLE 9 BY ADDITION OF SECTION 9.50.100 AND AN AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS. CEQA: EXEMPT PURSUANT TO SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS – GENERAL RULE Planning Manager Perez said the Commission’s recommendations from the April 10, 2018, meeting were incorporated into ZOA 2018-0003. The Commission discussed the proposed Single-Family Dwellings table under Section 9.50.100-A and recommended separating the second category as follows: 1) 2,001 – PLANNING COMMISSION MINUTES 3 APRIL 24, 2018 2,850 sq. ft. livable area – maximum of five bedrooms, and 2) 2,851 – 3,500 sq. ft. livable area – maximum of six bedrooms; the percentage of maximum bedroom coverage and recommended modifying it to 35% to make it consistent with the presented single-family dwelling space analysis; guesthouses and removing the rental prohibition. The Commission recommended striking D-5 under Section 9.60.100 from the La Quinta Municipal Code. PUBLIC SPEAKER: None Chairperson Quill declared the PUBLIC HEARING CLOSED at 6:24 p.m. MOTION – A motion was made and seconded by Commissioners Caldwell/Wright to adopt Planning Commission Resolution No. 2018-005 recommending that the City Council approve ZOA 2018-0003 to amend Title 9 as amended separating the second category of the proposed Single-Family Dwellings table under Section 9.50.100-A as follows: 1) 2,001 – 2,850 sq. ft. livable area – maximum of five bedrooms, and 2) 2,851 – 3,500 sq. ft. livable area – maximum of six bedrooms; and striking D-5 under Section 9.60.100 from the La Quinta Municipal Code: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT 2018-0003 TO AMEND TITLE 9 BY THE ADDITION OF SECTION 9.50.100 AND AMENDMENT TO SECTION 9.60.100 OF THE LA QUINTA MUNICIPAL CODE RELATING TO STANDARDS FOR MODIFICATION OF EXISTING SINGLE-FAMILY DWELLINGS THAT RESULT IN ADDITIONAL BEDROOMS AND FIND THE ZONING ORDINANCE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS – None COMMISSIONERS’ ITEMS Commissioner McCune presented an update from the April 23, 2018, meeting of the SilverRock Event Site Ad Hoc Committee. STAFF ITEMS Planning Manager Perez provided an update regarding the proposed Pavilion Palms project, including the applicant’s desire to meet with each Member of the Planning Commission, and received public comments and correspondence. PLANNING COMMISSION MINUTES 4 APRIL 24, 2018 Planning Manager Perez provided an update on the Urban Land Institute (ULI) Technical Assistance Panel (TAP); the TAP Scope of Services related to the Highway 111 Corridor Visioning; the TAP tour of the Highway 111 Corridor and focus groups held on April 25, 2018; and the scheduled presentation to the City Council and Planning Commission on May 30, 2018. Chairperson Quill and Commissioner McCune were interested in participating in the 1:00 p.m. focus group and Commissioners Wright and Proctor were interested in participating in the 2:00 p.m. focus group on April 25. Commissioner Bettencourt expressed interest in participating in a one-on- one phone conversation with TAP members. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bettencourt/Proctor to adjourn this meeting at 6:45 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION STAFF REPORT DATE: MAY 8, 2018 CASE NUMBER: SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 ENVIRONMENTAL ASSESSMENT 2017-0006 APPLICANT: LUNDIN DEVELOPMENT COMPANY REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO THE FAIRWAY PLAZA SPECIFIC PLAN, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT 2017-0009 TO DEVELOP A 125,000 SQUARE-FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SQUARE-FOOT SUPERMARKET WITH ASSOCIATED VEHICLE FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET APN: 602-180-004 CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2017-0006 FOR THIS PROJECT IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE MITIGATION MEASURES HAVE BEEN INCORPORATED INTO THE PROJECT. RECOMMENDED ACTION 1. Adopt resolution recommending that the City Council certify Environmental Assessment 2017-0006. 2. Adopt resolution recommending that the City Council approve Specific Plan 2017-0002, Amendment No. 2 of the Fairway Plaza Specific Plan (SP 1998-034), Tentative Parcel Map 2017-0003 (TPM 37370), and Site Development Permit 2017-0009, subject to the Findings and Conditions of Approval. PH 1 EXECUTIVE SUMMARY x The Rancho Cielo Specific Plan (SP 1998-034) was approved in May 1999 for an approximate 110,000 sq. ft. shopping center on the site. Tentative Parcel Map 29052 was also approved which subdivided the project site into seven parcels with a 33-acre remainder parcel (the current Renaissance development). x A Specific Plan Amendment was approved in 2002 for an approximate 100,460 sq. ft. shopping center on the site. x The applicant requests a Specific Plan Amendment to allow for a larger shopping center (125,800 sq. ft.) and deviations from the City’s Zoning standards, a Tentative Parcel Map to subdivide the site into 12 parcels, and a Site Development Permit for the center’s site plan, architecture and landscaping (Attachment 1). BACKGROUND/ANALYSIS The Rancho Cielo Specific Plan (SP 1998-034) was approved in May 1999. The Specific Plan includes a 111,000 square foot (sq. ft.) supermarket-anchored shopping center, fuel center and retail and restaurant uses on 12.5 acres at the northwest corner of Jefferson Street and 50th Avenue. A General Plan Amendment, Zone Change, and Tentative Parcel Map 29052 were also approved. Tentative Parcel Map 29052 subdivided the project site into seven commercial parcels with a 33-acre remainder parcel. The remainder parcel was subdivided under Tentative Tract Map 29053, approved in June 1999, which is the current Renaissance residential development. In 2002, Specific Plan Amendment No. 1 was adopted for a 100,460 sq. ft. of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses and renamed as the Fairway Plaza Shopping Center Specific Plan. To date, the project has not been constructed (Attachment 2). Specific Plan Amendment: The applicant renamed the project to Pavilion Palms Shopping Center and proposes to amend the specific plan, to increase the shopping center size to 125,800 sq. ft., and to allow deviations from the City’s Zoning standards and permitted uses (Attachment 3). Proposed deviations include: x Reducing the landscape setback along Jefferson Street and Avenue 50 from 20 feet to 18 feet—a 10% reduction x Allow retail stores over 50,000 sq. ft. (Pavilions building is proposed at 63,000 sq. ft.) x Allowing a fuel center (automobile service station without repair facilities) as a permitted use, in conjunction with an anchor tenant—should the fuel center be proposed without an anchor tenant, it would be subject to a Conditional Use Permit (CUP) Other changes to the Specific Plan include: x Modifying the current Master Design Theme from Spanish Mediterranean style to a traditional Contemporary style. x Removing the sign program from the Specific Plan to permit future sign program amendments to be considered without a Specific Plan Amendment. Fuel Center Operations The fuel center operation will include dispensing of motor vehicle fuel, an automobile- related air/water unit, and a 3,000 square-foot convenience market that will offer the sale of convenience dry goods and general merchandise, lottery tickets, refrigerated dairy/deli products and prepared food and drinks, including the sale of beer, wine and alcohol, for off-premised consumption. The hours of operation of the fuel center (including the convenience market) will be 7:00 A.M. to 10 P.M., unless otherwise approved by the Planning Commission or the Design and Development Department Director. The fuel center will be staffed by 15 employees. The Community Commercial District and existing Specific Plan requires approval of a Conditional Use Permit for an automotive service station. The applicant proposes the Specific Plan Amendment to allow the fuel center as a permitted use if developed with an anchor tenant. Tentative Parcel Map: The current parcel configuration consists of five parcels on the property. The Tentative Parcel Map proposes to reconfigure the property into 12 parcels (Attachment 4) to accommodate for the 12 buildings proposed for the project. The Specific Plan amendment will modify on-site retention to handle 100-year flood stormwater to an underground retention system. Project Site Design The project proposes a 125,800 sq. ft. shopping center (Attachment 5) consisting of 12 commercial buildings, including: x A 63,000 sq. ft. Pavilions grocery store building along the western portion of the site. x A retail building consisting of approximately 4,400 sq. ft. (Retail 1) would be directly north of Pavilions. x A multi-tenant building (Shops 1) of approximate 11,700 sq. ft. would be located at the northern portion of the site. x Six buildings ranging from 4,000 sq. ft. to 6,360 sq. ft. (Buildings 1-6) are proposed along the eastern perimeter of the site, along Jefferson Street. x Three of these are proposed to be drive-through buildings (Buildings 2, 3, and 5). x Buildings 8 and 9 are proposed at the southwestern portion of the site at 4,675 sq. ft. and 6,357 sq. ft. respectively. x A Pavilions-branded fuel center and 3,000 sq. ft. mini-mart (Building 7) is proposed with direct access to Avenue 50, with close proximity to the Avenue 50 and Jefferson Street intersection. The project vehicle circulation includes access from four driveways, two along Jefferson Street and two along Avenue 50. Three driveways will be restricted to right- in, right-out movements. The easternmost driveway along Avenue 50 is proposed to allow full movements in and out of the site. The applicant proposes full movements at this driveway to facilitate access to the supermarket and fuel center. The City’s traffic engineer has advised that the driveway be restricted to right-in, right-out only due to traffic safety concerns from vehicles queuing in the left turn lane on Avenue 50 at Jefferson Street which could stack up to the easternmost driveway. This scenario may cause drivers waiting to turn left out of the driveway to become impatient and proceed into oncoming traffic along Avenue 50. The City’s traffic engineer recommended the westernmost driveway along Avenue 50 as a driveway better suited to allow full movements. The applicant’s traffic study analyzed project impacts on the Jefferson Street and Avenue 50 intersection (Attachment 6). The traffic study states full movements at the easternmost Avenue 50 driveway can be accommodated. The traffic study also shows that the left turn out of the easternmost driveway with no median break in the eastbound Avenue 50 left turn lane will be a safe configuration (Attachment 7). The City Engineer recommends approval of full movements from the easternmost Avenue 50 driveway if the applicant bonds for an eastbound dual left turn lane on Avenue 50 should the need arise in order to assist in separating the different traffic movements. The recommendation is included in the project’s conditions of approval. The City’s traffic engineer also recommends that the eastbound Avenue 50 left turn lane have a median break at the easternmost driveway to separate the traffic turning left into the driveway and the traffic turning left onto Jefferson Street. Architecture The architectural style of the project is proposed to be traditional contemporary style which will utilize materials such as glass, wood, and various metals. Building forms are proposed designed with clean, sharp horizontal and vertical planes. Architectural detailing using building projections and variations in color and materials is provided along building elevations facing Avenue 50 and Jefferson Street to break up building mass. Architectural plans (Attachment 8) show elevations, roof plans, and shell plans for the Pavilions building and fuel center, Retail 1, Shops 1 and Buildings 4 and 5. These buildings are representative examples of the proposed architecture of the site and the architectural design of other retail pad buildings will require separate Site Development Permit approval. Staff requested incorporation of more architectural variety and additional rooftop articulation, particularly for Shops 1 and Building 4. The applicant revised the plans and incorporated changes such as varying CMU block textures and colors; however, some revisions were not incorporated as the applicant maintains the current design is consistent with contemporary architecture. Landscaping Landscaping for the project includes desert tolerant, water efficient plants, including Acacia Salicina trees, Thevetia Peruviana trees and Washingtonia Filifera Hybrid palms (Attachment 9). The plans include landscape berms within the landscape setbacks along Jefferson Street and Avenue 50 to improve views into building drive-through facilities and parking areas. Green and Gray Cassia will be planted around the buildings for additional screening. The applicant proposes Washingtonia Filifera Hybrid palms as parking area landscaping to enhance the architectural statement of the shopping center. Palm trees are uncommon to provide parking lot shading; however, the shading plan prepared by the applicant’s landscape architect demonstrates that the plan achieves the City’s 50 percent parking area shading requirement. Additional landscape treatment is proposed along the project’s western wall behind the Pavilions building to screen it from the views of the residences to the west. The fuel center area will be screened from views from the south along Avenue 50 with densely spaced 36-inch box Yellow Oleander planted at 10 feet on center within the landscape setback area along Avenue 50. Site Lighting Parking lot lighting for the project will consist of 40 foot high LED lighting, which complies with height limits of the Community Commercial District (Attachment 8, page 6). No exterior building lighting is shown, though conditions require detailed lighting plans to be submitted during the building permit process for building plan check, which will include fixture schedules. Additionally, the lighting plan satisfies the City’s lighting standards and there will be no light spillage onto surrounding properties. AGENCY AND PUBLIC REVIEW SB-18 and AB-52 Native American Tribal Consultation: As per SB-18 and AB-52 consultation requirements, information regarding the proposed Specific Plan amendment and associated environmental document was forwarded to those tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff consulted with tribes who requested information or consultation, the Agua Caliente Band of Cahuilla Indians and the Twenty-nine Palms Band of Mission Indians, and placed their monitoring recommendations in the Conditions of Approval and Mitigated Negative Declaration. Public Agency Review This request was sent to all applicable City departments and affected public agencies on August 31, 2017. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on April 13, 2018. Comments have been received from various members of the public over the last 6 months. The applicant conducted two public outreach meetings in 2017 at the Renaissance and Palmilla neighborhoods. The applicant provided a project overview with site plans and architectural plans. City residents have submitted project comments to the City after the outreach meetings (Attachment 10). Concerns expressed by the residents included the following: x Convenience market at the vehicle fuel station. Comments include eliminating the convenience market or limitation on hours of operation. x Vehicle fuel station. Comments include moving the facility north along Jefferson Street away from the Palmilla development and allow for more stacking of vehicles, reduction of the number of gasoline pumps, or eliminating it from the project. x 24-hour operations. Comments include concern regarding potential noise and light impacts from businesses operating 24 hours. x Fast food operations and drive through facilities. Comments include concerns of potential light, noise, and air quality impacts, as well as debris being left on the site. x Traffic Study. Comments include concern that seasonal fluctuations in traffic were not addressed in the project traffic study since study was published in July 2017. x Palmilla and Renaissance entrances. Comments include concern that the traffic generated by the shopping center will impact the entrances to Palmilla and Renaissance communities due to the potential for more U-turns at the entrances. x Ave 50 maintenance. Comments include concern regarding ongoing Avenue 50 maintenance. x Aesthetic impact of large buildings. Comments include concern regarding grocery building height would block residential property views. Applicant will add trees at the back of grocery building to help lessen the impact. x Light intrusion onto nearby homes. Comments regarding light from the shopping center operations would encroach onto their properties. x Architectural style concerns. Comments include concern for the proposed center’s architecture with preferences for traditional Spanish architecture. x Avenue 50 driveway safety. Comments include concern over the driveway entrance configuration in proximity to the Jefferson Street and Avenue 50 intersection, including proposed full vehicle movements for ingress and egress. ENVIRONMENTAL REVIEW The Design and Development Department has prepared a Mitigated Negative Declaration (MND) be prepared for the proposed project. The Initial Study was distributed to the City’s responsible agencies and was sent to interested members of the public. The Initial Study is attached to this staff report as Exhibit A of the Resolution. Thirteen comments on the Initial Study were received during the 30-day comment period. Responses to these comments have been prepared and sent to each commenting party. Comments and responses are included in the Draft MND, which has been included as Exhibit A of the proposed Planning Commission Resolution. Comments from the South Coast Air Quality Management District (SCAQMD) prompted the addition of two mitigation measures to the Draft MND and Mitigation Monitoring and Reporting Program. The corrections to the Draft MND do not introduce any new impacts and do not trigger the need to recirculate the Draft MND for public review per CEQA Guidelines Section 15073.5. Prepared by: Cheri Flores, Senior Planner Reviewed by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Site Photos 3. Specific Plan Modifications 4. Tentative Parcel Map 37370 5. Site Plan 6. July 2017 Traffic Study prepared by Albert Grover and Associates 7. Avenue 50 Median Break exhibit 8. Development Plan Set - Site Development Permit 2017-0009 9. Landscape Plans 10. Public Comments PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN ENVIRONMENTAL ASSESSMENT, SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT FOR THE PAVILION PALMS SHOPPING CENTER LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 50. CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2017-0006 SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 APPLICANT: LUNDIN DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 8th day of May, 2018, hold a duly noticed Public Hearing to consider a request by Lundin Development Company for approval of the Pavilion Palms Shopping Center, generally located at the northwest corner of Jefferson Street and Avenue 50, more particularly described as: APN 602-180-004 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on April 27, 2018 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 2017-0006 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 9.250.010 of the Municipal Code to justify approval of said Environmental Assessment [Exhibit A]: 1. As conditioned, proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2017-0006. Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 2 of 7 2. The proposed 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 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. Potential impacts can be mitigated to a less than significant level. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources of the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Impacts which are individually limited or cumulatively considerable can be mitigated to be less than significant. 5. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with noise and air quality can be mitigated to be less than significant. Specific Plan (Amendment) 2017-0002 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 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of an approximate 125,000 sq. ft. shopping center which is permitted in the General Commercial land use designation. The proposed project is consistent with Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 3 of 7 range of goods and services to its residents and the region. The project conceptual landscape design is consistent with Goal WR-1 as it will result in the efficient use and conservation of the City’s water resources. 2. Public Welfare Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and 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. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Community Commercial which is intended to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi- neighborhood area. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located at the intersection of arterial streets and provides convenience to goods and services to residential neighborhoods in the vicinity. Tentative Parcel Map 2017-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map: Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 4 of 7 1. Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017-0002 as proposed. The Tentative Parcel Map is consistent with the General Commercial land use designation as set forth in the General Plan, and as set forth in Specific Plan 2017-0002. 2. The design and improvement of Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017-0002 with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37370 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2017- 0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and 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. 4. The design of Tentative Parcel Map 37370 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site’s location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision 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. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 5 of 7 any and surrounding improvements will be completed to City standards. Site Development Permit 2017-0009 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. Consistency with General Plan 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 shopping centers in the City, and the proposed use maintains those policies. The proposed project is consistent with Goal ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Community Commercial District as well as the development standards of the City’s Zoning Code and Pavilion Palms Specific Plan in terms of architectural style and landscaping. The project satisfies the District’s intent to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi-neighborhood area. The project is generally consistent with the Non-residential development standards and permitted use table, except deviations that include requested reductions from landscape setback standards, increased retail building size, and allowance of automotive service station as a permitted use. These development standard and land use deviations may be approved with the Specific Plan Amendment. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 6 of 7 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. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. 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 permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. 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; Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center May 8, 2018 Page 7 of 7 SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Environmental Assessment 2017-0006, Specific Plan 2017-0002, Tentative Parcel Map 2017-0003 and Site Development Permit 2017-0009. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 8th day of May, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _________________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: _______________________________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 of 24 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, 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. Site Development Permit 2017-0009 shall comply with all applicable conditions for the following related approval(s): Environmental Assessment 2017-0006 Tentative Parcel Map 2017-0003 (Tentative Parcel Map 37370) Specific Plan 2017-0002 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Architectural plans for Pad Buildings 1, 2, 3, 6, 8, and 9 shall be later reviewed, prior to construction of these buildings, through a Site Development Permit. 4. The Site Development Permit shall expire two years from City Council approval 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. 5. 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: x Riverside County Fire Marshal x La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) x La Quinta Planning Division x Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 of 24 x Desert Sands Unified School District (DSUSD) x Coachella Valley Water District (CVWD) x Imperial Irrigation District (IID) x California Regional Water Quality Control Board (CRWQCB) x State Water Resources Control Board x SunLine Transit Agency (SunLine) x 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 improvements plans for City approval. 6. 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 Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. 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. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 3 of 24 Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. 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. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 8. 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). 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 deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 4 of 24 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. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, site development permit, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 15. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 5 of 24 containing the rough grading plans submitted for plan 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 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. 16. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such right-of-way, the applicant shall grant the necessary right-of-way within 60 days of a written request by the City. 17. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Jefferson Street (Major Arterial) – Minimum 18-foot from the R/W-P/L. B. Avenue 50 (Primary Arterial) – Minimum 18-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. 18. 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. 19. Direct vehicular access to Jefferson Street and Avenue 50 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 20. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 6 of 24 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets. 23. 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. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Applicant shall pay cash fee to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 7 of 24 conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 8 of 24 The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 25. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 26. 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 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 to evaluate 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 9 of 24 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 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. 28. 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 per the City Engineer. 29. 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. 30. 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. 31. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 10 of 24 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. 32. 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). 33. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 11 of 24 H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal (Separate Storm Drain Plans if applicable) 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 Design and Development Department. “Rough 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. “On-Site 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. 34. 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 Development Division at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of the mylars of all approved improvement plans acceptable to the City Engineer. 36. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 12 of 24 by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record 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 37. 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. 38. 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). 39. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 40. 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. 41. 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, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. If construction of the commercial center proceeds in phases, the first phase of development shall include the construction and completion of the Anchor tenant building and associated fuel center, Shop 1, Retail Building 1, project landscaping and parking areas. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 13 of 24 Improvements and obligations required of each subsequent phase shall either be completed, or secured, 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 Site Development Permit, and the 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 Site Development Permit. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 14 of 24 checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. 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. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 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 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 an engineer 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. WQMP prepared by an engineer 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 15 of 24 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 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 requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the 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 rough 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, or as approved by the City Engineer. 51. Building pad elevations of perimeter lots shall not differ by more than 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. 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 Site Development Permit Site Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance finding 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 16 of 24 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 55. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project (TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 56. 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 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 57. 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. 58. 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. 59. 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. 60. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 17 of 24 61. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 62. Stormwater may not be retained in landscaped parkways or landscaped setback lots. 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 9.100.040(B)(7). 63. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 64. 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. 65. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 66. 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. R7-2013-0011. 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. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 18 of 24 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 67. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 68. 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. 69. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 70. 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. CONSTRUCTION 71. 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. LANDSCAPE AND IRRIGATION 72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 19 of 24 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 74. All new and modified 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). 75. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall be shielded to minimize trespass of light off the property. 76. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 77. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 78. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 79. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 80. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 20 of 24 PUBLIC SERVICES 81. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 82. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 83. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 84. 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 85. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21/2" x 21/2") spaced not more than 350 apart and shall be capable of delivering a fire flow 1500 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 86. 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. 87. 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. 88. Blue dot retro-reflector pavement markers shall be located on private streets, public streets and driveways to indicate location of the fire hydrant per standard number 06-05 (located at www.rvcfire.org) PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 21 of 24 89. 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 60 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. 90. 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. 91. 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. 92. 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. 93. 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. 94. 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. 95. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 22 of 24 96. 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. 97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 98. Electrical room doors if applicable shall be posted “ELECTRICAL ROOM” on outside of door. 99. Fire Alarm Control Panel room doors if applicable shall be posted “FACP” on outside of door. 100. Fire Riser Sprinkler room doors if applicable shall be posted “Fire Riser” on outside of door. 101. Roof Access room door if applicable shall be posted “Roof Access” on outside of door. 102. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 103. 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 CMC. 104. 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. 105. 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 760-777-7074. 106. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provision for the turn around capabilities of fire apparatus. 107. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 23 of 24 building. 108. 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. BUILDING DIVISION 109. Building Plans prepared for permitting shall meet applicable California Building Codes effective at the time of submittal. MISCELLANEOUS 110. Representatives from tribes within the project vicinity commented and have requested the following considerations: A. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. 111. The County Coroner shall be contacted if human remains are identified during earthmoving activities. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and the landowner will work with the designated MLD to determine the final disposition of the remains. 112. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs. 113. The applicant shall submit exhibits to the Planning Manager and City Engineer that demonstrate vehicles can turn into approved drive aisles for drive through facilities in one continuous movement prior to precise grading plan approval. The applicant shall modify drive aisle entries for drive through facilities on precise grading and building construction plans if the Planning Manager and City Engineer determine PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 24 of 24 such modifications are necessary to accommodate vehicles turning into drive aisles. 114. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 of 20 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this 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”). 3. 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: x Riverside County Fire Marshal x La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) x La Quinta Planning Division x Riverside Co. Environmental Health Department x Desert Sands Unified School District (DSUSD) x Coachella Valley Water District (CVWD) x Imperial Irrigation District (IID) x California Regional Water Quality Control Board (CRWQCB) x State Water Resources Control Board x SunLine Transit Agency (SunLine) x 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 improvements plans for City approval. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 of 20 4. Coverage under the State of California General Construction 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 Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. 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. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-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). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. 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. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 3 of 20 requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 6. 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). 7. 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. 8. 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 deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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. 10. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 4 of 20 access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. The applicant shall offer for dedication 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. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 13. 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 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. 14. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 5 of 20 15. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Jefferson Street - 20-foot from the R/W-P/L. B. Avenue 50 - 20-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. 16. 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. 17. Direct vehicular access to Jefferson Street and Avenue 50 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. 18. 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. 19. 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 Engineer. STREET AND TRAFFIC IMPROVEMENTS 20. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets. 21. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 6 of 20 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. 22. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Applicant shall pay cash fee to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 7 of 20 intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 23. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 8 of 20 Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 24. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 25. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. FINAL MAPS 26. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1” = 40’ scale. PARKING 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 to evaluate 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 9 of 20 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 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. 28. 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 per the City Engineer. 29. 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. 30. 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. 31. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 10 of 20 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. 32. 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). 33. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. 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. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 11 of 20 H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal (Separate Storm Drain Plans if applicable) 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. “Rough 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 2016 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. “On-Site 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. 34. 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 Design and Development Department at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of all approved improvement plans on a PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 12 of 20 storage media acceptable to the City Engineer (currently mylars). 36. 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 EOR 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. IMPROVEMENT SECURITY AGREEMENTS 37. 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. 38. 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). 39. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 40. 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. 41. 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, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 13 of 20 City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, 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 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 14 of 20 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. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 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 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 an engineer 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 appropriate 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 15 of 20 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 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 rough 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, or as approved by the City Engineer. 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. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 16 of 20 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 55. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project (TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 56. 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 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 57. 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. 58. 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. 59. 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. 60. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 17 of 20 61. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 62. Stormwater may not be retained in landscaped parkways or landscaped setback lots. 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 9.100.040(B)(7). 63. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 64. 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. 65. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 66. 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. R7-2013-0011. 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. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 18 of 20 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 67. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 68. 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. 69. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 70. 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. CONSTRUCTION 71. 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. LANDSCAPE AND IRRIGATION 72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 19 of 20 retention basins, and parks shall be signed and stamped by a licensed landscape architect. 74. All new and modified 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). 75. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall be shielded to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 76. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 77. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 78. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 79. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 80. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 20 of 20 PUBLIC SERVICES 81. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 82. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 83. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 84. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 OF 2 SPECIFIC PLAN 2017-0002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2017-0002 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2017-0002, these conditions shall take precedence. 3. Specific Plan 2017-0002 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 1998-375 and 2017-0006 Tentative Parcel Map 2017-0003 (TTM 37370) Site Development Permit 2017-0009 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan document to the Design and Development Department. The Final Specific Plan shall include all text and graphics, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Manager. 5. Fuel center operating hours shall be limited to 7:00 a.m. to 10:00 p.m. as stated in the Specific Plan. Any changes that need to be made to these hours after approval of the Specific Plan shall be subject to approval by the Design and Development Director. 6. Representatives from tribes within the project vicinity commented and have requested the following considerations: A. The presence of an approved Agua Caliente Native American Cultural Resource PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 OF 2 Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. ,QLWLDO6WXG\0LWLJDWHG1HJDWLYH'HFODUDWLRQ IRUWKH )DLUZD\3OD]D6SHFLILF3ODQ $PHQGPHQW1R ³3DYLOLRQ3DOPV´6KRSSLQJ&HQWHU /D4XLQWD&$ ($ 3UHSDUHGIRU /HDG$JHQF\ &LW\RI/D4XLQWD &DOOH7DPSLFR /D4XLQWD&$ 3UHSDUHGE\ -HULFKR6\VWHPV,QF 1)LUVW6WUHHWVW6WUHHW 5HGODQGV&$   0DUFK     [this page left intentionally blank] City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY Page i 7$%/(2)&217(176  6(&7,21,1752'8&7,21 6(&7,21±5(*8/$725<)5$0(:25. 6(&7,21'(7$,/('352-(&7'(6&5,37,21 6(&7,21(19,5210(17$/&+(&./,67)250 ,$(67+(7,&6 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VFHQLFYLVWD$VSUHYLRXVO\GLVFXVVHGWKHVXUURXQGLQJODQGXVHVLQFOXGHUHVLGHQWLDODQGFRPPHUFLDOXVH 7KHKHLJKWVRIWKHSURSRVHGEXLOGLQJVDUHFRQVLVWHQWZLWKWKHPXQLFLSDOFRGHDQGRWKHUFRPPHUFLDODUHDV LQWKHYLFLQLW\DQGDUHQRWFRQVLGHUHGWREHREWUXVLYHZKHQFRPSDUHGWRWKHVXUURXQGLQJDUHD7KHUHIRUH OHVVWKDQVLJQLILFDQWLPSDFWVZRXOGRFFXU  b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?  1R,PSDFW7KH3URMHFWLVQRWORFDWHGZLWKLQDVWDWHVFHQLFKLJKZD\DQGWKHUHIRUHQRLPSDFWWRWUHHVRU URFNRXWFURSSLQJVRUKLVWRULFEXLOGLQJVZLWKLQDVWDWHVFHQLFKLJKZD\ZRXOGRFFXU  c) Substantially degrade the existing visual character or quality of the site and its surroundings? /HVV 7KDQ 6LJQLILFDQW ,PSDFW  7KH 3URMHFW VLWH FXUUHQWO\ FRQVLVWV RI YDFDQW GLVWXUEHG ODQG$V SUHYLRXVO\GLVFXVVHGWKHVXUURXQGLQJODQGXVHVLQFOXGHUHVLGHQWLDODQGFRPPHUFLDOXVHV7KHKHLJKWDQG VFDOHRIWKHSURSRVHGEXLOGLQJVDUHFRQVLVWHQWZLWKRWKHUFRPPHUFLDODUHDVLQWKHYLFLQLW\DQGLVQRW 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LQFOXGLQJ/D4XLQWD$OWKRXJKPRVWRIWKHIDUPVKDYHZLWKLQWKHLQFRUSRUDWHGUHJLRQVRI/D4XLQWDQR ORQJHUH[LVWDJULFXOWXUHLVVWLOODQHFRQRPLFIDFWRUHDVWRIWKHLQFRUSRUDWHGERXQGDU\ZLWKLQWKHSURSRVHG 6SKHUHRI,QIOXHQFHDQGEH\RQG 7HUUD1RYD-XO\   7KH 5LYHUVLGH &RXQW\ ,PSRUWDQW )DUPODQG  0DS GHYHORSHG E\WKH &DOLIRUQLD 'HSDUWPHQW RI &RQVHUYDWLRQ KLJKOLJKWV DUHDV ZLWKLQ WKH &RDFKHOOD 9DOOH\ WKDW DUH LPSRUWDQW DJULFXOWXUDO SURGXFLQJ ODQGV3ULPH)DUPODQGLQFOXGHVDUHDVZLWKERWKJRRGSK\VLFDODQGFKHPLFDODWWULEXWHVDEOHWRVXVWDLQ City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 17 ORQJWHUP DJULFXOWXUH SURGXFWLRQ 8QLTXH )DUPODQG DUHDV SURGXFH FURSV RI VWDWHZLGH LPSRUWDQFH KRZHYHUFRQWDLQORZHUTXDOLW\VRLOVWKDQWKRVHZLWKLQ3ULPH)DUPODQG  7KHVLWHZDVIRUPHUO\XWLOL]HGIRUFLWUXVJURYHIDUPLQJEXWWKHJURYHVZHUHUHPRYHGLQWKHHDUO\V 7KH VLWH LV LGHQWLILHG E\ WKH 6WDWH RI &DOLIRUQLD 'HSDUWPHQW RI &RQVHUYDWLRQ DV )DUPODQGV RI /RFDO 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use? 1R,PSDFW.7KHUHLVQRIRUHVWODQGLQWKH3URMHFWDUHD7KHUHIRUHQRLPSDFWZRXOGRFFXULQWKLVUHJDUG  e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non- forest use? 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1RVXLWDEOH%82:KDELWDWZDVLGHQWLILHGRQVLWHGXULQJWKHEXUURZLQJRZOKDELWDWDVVHVVPHQWVXUYH\ 7KHUHIRUHQRDGGLWLRQDOSURWRFROOHYHOIRFXVHGVXUYH\VZLOOEHUHTXLUHG  1RRWKHUOLVWHGRUVHQVLWLYHVSHFLHVRUVHQVLWLYHKDELWDWZHUHREVHUYHGRQWKHVLWH7KHVXEMHFWSDUFHOGRHV QRWFRQWDLQVXLWDEOHKDELWDWIRUDQ\RIWKHVHQVLWLYHVSHFLHVWKDWKDYHEHHQGRFXPHQWHGLQWKHSURMHFW YLFLQLW\  7KHUHZHUHQRVWUHDPFKDQQHOVZDVKHVRUVZDOHVDVGHILQHGE\6HFWLRQRIWKH6WDWHRI&DOLIRUQLD )LVKDQG*DPH&RGH )*& XQGHUMXULVGLFWLRQRIWKH&'):RU³:DWHUVRIWKH8QLWHG6WDWHV´ :R86 DV GHILQHGE\6HFWLRQRIWKH&OHDQ:DWHU$FW &:$ XQGHUWKHMXULVGLFWLRQRIWKH86$UP\&RUSVRI (QJLQHHUV &RUSV ZLWKLQWKHVXEMHFWSDUFHO  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 28 ,PSDFW$QDO\VLV  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 regulations, or by the 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 1R,PSDFW7KHSURSRVHG3URMHFWLVQRWORFDWHGRQDVLWHZKLFKLVLQFOXGHGRQDOLVWRIKD]DUGRXV PDWHULDOVVLWHVDQGDVDUHVXOWZRXOGQRWFUHDWHDVLJQLILFDQWKD]DUGWRWKHSXEOLFRUHQYLURQPHQWDQGWKHUH ZRXOGEHQRLPSDFW  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 46 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 for people residing or working in the project area? 1R,PSDFW7KHUHDUHVHYHUDODLUSRUWVLQWKHYLFLQLW\EXWQRQHDUHORFDWHGZLWKLQWZRPLOHVRIWKH3URMHFW VLWH  7KHVH DLUSRUWV LQFOXGH  WKH %HUPXGD 'XQHV $LUSRUW ORFDWHG VRXWK RI ,QWHUVWDWH DQG :HVW RI -HIIHUVRQ6WUHHWLQ%HUPXGD'XQHVDQGWKH-DFTXHOLQH&RFKUDQ5HJLRQDO$LUSRUWDSXEOLFDLUSRUWORFDWHG HDVWRI+DUULVRQ6WUHHWDQGEHWZHHQ$LUSRUW%RXOHYDUGRQWKHQRUWKDQG$YHQXHRQWKHVRXWK7KH %HUPXGD'XQHV$LUSRUWLVDSSUR[LPDWHO\PLOHVQRUWKRIWKH3URMHFWVLWHDQGWKH-DFTXHOLQH&RFKUDQ 5HJLRQDO$LUSRUWLVORFDWHGDSSUR[LPDWHO\PLOHVVRXWKHDVWHUO\RIWKH3URMHFWVLWH7KHUHIRUHWKHUHLVQR LPSDFW  f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?  1R,PSDFW7KHUHDUHQRSULYDWHDLUVWULSVLQYLFLQLW\WKH3URMHFWDUHD7KHUHIRUHWKHUHLVQRLPSDFW  g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?  1R,PSDFW7KHSURMHFWVLWHLVFXUUHQWO\YDFDQWDQGGRHVQRWLQFOXGHIDFLOLWLHVIRUHPHUJHQF\UHVSRQVH $GGLWLRQDOO\QRSDUWRIWKH3URMHFWGHVLJQZRXOGLPSHGHRUUHGLUHFWHPHUJHQF\UHVSRQVHZLWKLQWKHDUHD 7KHVLWHSURYLGHVIRULQJUHVVDQGHJUHVVWKDWFDQEHXVHGIRUHPHUJHQF\UHVSRQVHWRWKHYDULRXVEXVLQHVVHV SURSRVHG7KHUHIRUHWKHUHLVQRLPSDFW  h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?  1R,PSDFW7KH3URMHFWVLWHLVORFDWHGLQDQDUHDWKDWFRQVLVWVRIYDFDQWODQGDQGUHWDLOXVHVLQDGHVHUW VHWWLQJDQGQRWORFDWHGDGMDFHQWWRDQDUHDVXVFHSWLEOHWRZLOGODQGILUHV7KHUHIRUHWKHUHLVQRLPSDFW   0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW5HVROXWLRQ  1RPLWLJDWLRQPHDVXUHVZHUHLGHQWLILHGZLWKWKHSUHYLRXVO\DSSURYHG6SHFLILF3ODQIRUWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   +$=±$KD]DUGRXVVSLOOSUHYHQWLRQSODQVKDOOEHSUHSDUHGE\WKH$SSOLFDQWDQGVXEPLWWHGWRWKH &LW\ IRU DSSURYDO WR PLQLPL]H WKH OLNHOLKRRG RI D VSLOO VKDOO EH SUHSDUHG SULRU WR FRQVWUXFWLRQ7KHSODQVKDOOVWDWHWKHDFWLRQVWKDWZRXOGEHUHTXLUHGLIDVSLOORFFXUVWR SUHYHQWFRQWDPLQDWLRQRIVXUIDFHZDWHUVDQGSURYLGHIRUFOHDQXSRIWKHVSLOO7KHSODQ VKDOOIROORZ)HGHUDOVWDWHDQGORFDOVDIHW\JXLGHOLQHVDQGVWDQGDUGVWRDYRLGLQFUHDVHG H[SRVXUHWRWKHVHSROOXWDQWV  +$=±,IDFRQWDPLQDWHGDUHDLVHQFRXQWHUHGGXULQJFRQVWUXFWLRQFRQVWUXFWLRQVKDOOFHDVHLQWKH YLFLQLW\RIWKHFRQWDPLQDWHGDUHD7KHFRQVWUXFWLRQFRQWUDFWRUVKDOOQRWLI\DOODSSURSULDWH DXWKRULWLHVLQFOXGLQJWKH(3$DQGWKH&LW\,IQHFHVVDU\WKHFRQWDPLQDWHGVLWHVKDOOEH UHPHGLDWHGWRPLQLPL]HWKHSRWHQWLDOIRUH[SRVXUHRIWKHSXEOLFDQGWRDOORZWKH3URMHFW WREHVDIHW\FRQVWUXFWHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 47   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ ,QFRUSRUDWHG  /HVV7KDQ 6LJQLILFDQW,PSDFW  1R,PSDFWRU 'RHV1RW$SSO\  ,;+\GURORJ\DQG:DWHU4XDOLW\ :RXOGWKHSURMHFW   D 9LRODWHDQ\ZDWHUTXDOLW\VWDQGDUGVRUZDVWH GLVFKDUJHUHTXLUHPHQWV";   E 6XEVWDQWLDOO\GHSOHWHJURXQGZDWHUVXSSOLHVRU LQWHUIHUHVXEVWDQWLDOO\ZLWKJURXQGZDWHUUHFKDUJHVXFK WKDWWKHUHZRXOGEHDQHWGHILFLWLQDTXLIHUYROXPHRUD ORZHULQJRIWKHORFDOJURXQGZDWHUWDEOHOHYHO HJWKH SURGXFWLRQUDWHRISUHH[LVWLQJQHDUE\ZHOOVZRXOG GURSWRDOHYHOZKLFKZRXOGQRWVXSSRUWH[LVWLQJODQG XVHVRUSODQQHGXVHVIRUZKLFKSHUPLWVKDYHEHHQ JUDQWHG " ; F 6XEVWDQWLDOO\DOWHUWKHH[LVWLQJGUDLQDJHSDWWHUQRI WKHVLWHRUDUHDLQFOXGLQJWKURXJKWKHDOWHUDWLRQRIWKH FRXUVHRIDVWUHDPRUULYHULQDPDQQHUZKLFKZRXOG UHVXOWLQVXEVWDQWLDOHURVLRQRUVLOWDWLRQRQVLWHRU RIIVLWH" ; G 6XEVWDQWLDOO\DOWHUWKHH[LVWLQJGUDLQDJHSDWWHUQRI WKHVLWHRUDUHDLQFOXGLQJWKURXJKWKHDOWHUDWLRQRIWKH FRXUVHRIDVWUHDPRUULYHURUVXEVWDQWLDOO\LQFUHDVH WKHUDWHRUDPRXQWRIVXUIDFHUXQRIILQDPDQQHUZKLFK ZRXOGUHVXOWLQIORRGLQJRQVLWHRURIIVLWH" ;  H &UHDWHRUFRQWULEXWHUXQRIIZDWHUZKLFKZRXOG H[FHHGWKHFDSDFLW\RIH[LVWLQJRUSODQQHGVWRUPZDWHU GUDLQDJHV\VWHPVRUSURYLGHVXEVWDQWLDODGGLWLRQDO VRXUFHVRISROOXWHGUXQRII" ;  I 2WKHUZLVHVXEVWDQWLDOO\GHJUDGHZDWHUTXDOLW\";  J 3ODFHKRXVLQJZLWKLQD\HDUIORRGKD]DUGDUHD DVPDSSHGRQDIHGHUDO)ORRG+D]DUG%RXQGDU\RU )ORRG,QVXUDQFH5DWH0DSRURWKHUIORRGKD]DUG GHOLQHDWLRQPDS" ;  K 3ODFHZLWKLQD\HDUIORRGKD]DUGDUHDVWUXFWXUHV ZKLFKZRXOGLPSHGHRUUHGLUHFWIORRGIORZV";  L ([SRVHSHRSOHRUVWUXFWXUHVWRDVLJQLILFDQWULVNRI ORVVLQMXU\RUGHDWKLQYROYLQJIORRGLQJLQFOXGLQJ IORRGLQJDVDUHVXOWRIWKHIDLOXUHRIDOHYHHRUGDP" ;  M ,QXQGDWLRQE\VHLFKHWVXQDPLRUPXGIORZ";  (QYLURQPHQWDO6HWWLQJ  $OWKRXJKWKHFOLPDWHLQWKH&RDFKHOOD9DOOH\DQGWKH3ODQQLQJ$UHDDUHJHQHUDOO\WHPSHUDWHVHDVRQDO VWRUPVFDQSURGXFHVLJQLILFDQWDPRXQWVRISUHFLSLWDWLRQZLWKLQVKRUWSHULRGVRIWLPH:LQWHUVWRUPVDUH City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 48 UHVSRQVLEOH IRU PXFK RI WKH DUHD¶V DQQXDO UDLQIDOO DQG XVXDOO\ RFFXU EHWZHHQ 1RYHPEHU DQG $SULO +RZHYHUWKHUHJLRQDQGVXUURXQGLQJPRXQWDLQVPD\DOVRH[SHULHQFHORFDOL]HGWKXQGHUVWRUPVDWRWKHU WLPHVHVSHFLDOO\GXULQJWKHVXPPHUPRQVRRQVHDVRQ5DSLGVQRZPHOWIURPWKHPRXQWDLQVPD\DOVR UHVXOWLQIORRGLQJGRZQVORSH 7HUUD1RYD3ODQQLQJ 5HVHDUFK,QF-XO\   $UHDVZLWKLQWKH&LW\RI/D4XLQWDDUHVXEMHFWWRIODVKIORRGLQJDORQJQDWXUDORUPDQPDGHFKDQQHOVDQG VKHHWIORRGLQJDFURVVWKHYDOOH\IORRU$OWKRXJKRIVKRUWGXUDWLRQIODVKIORRGVUHVXOWLQKLJKSHDNZDWHU YROXPHV DQG YHORFLWLHV ZKLFK DUH IUHTXHQWO\ LQWHQVLILHG E\ IHDWXUHV RI WKH ORFDO QDWXUDO DQG EXLOW HQYLURQPHQW 7HUUD1RYD3ODQQLQJ 5HVHDUFK,QF-XO\   7KHUHDUHQRGDPVLQWKH3URMHFWYLFLQLW\DQGWKH:KLWHZDWHU5LYHUVLVORFDWHGQHDUO\PLOHVWRWKHHDVW RIWKH3URMHFWVLWH7KH3URMHFWVLWHQRWFRQVLGHUHGDWULVNIURPLQXQGDWLRQIURPGDPIDLOXUHRUIORRGLQJ KD]DUGIURPOHYHHGDPDJHRUIDLOXUHDORQJWKH:KLWHZDWHU5LYHURUIURPDERYHJURXQGZDWHUVWRUDJH WDQNVDWKLJKHUHOHYDWLRQVZLWKLQDQGDGMDFHQWWR/D4XLQWD 7HUUD1RYD3ODQQLQJ 5HVHDUFK,QF-XO\    ,PSDFW$QDO\VLV  a) Violate any water quality standards or waste discharge requirements? 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 /HVV7KDQ6LJQLILFDQW'XULQJFRQVWUXFWLRQWKHSURMHFWZLOOHPSOR\YDULRXVPHDVXUHVIRUGXVWFRQWURO LQFOXGLQJWKHXVHRIZDWHUWKDWLVUHDGLO\DYDLODEOHIURPWKH&RDFKHOOD9DOOH\:DWHU'LVWULFW7KHZDWHU XVHGGXULQJFRQVWUXFWLRQZLOOEHWHPSRUDU\DQGZDWHUZLOOQRWEHWKHVROHPHWKRGXVHGIRUGXVWFRQWURO :DWHUFRQVFLRXVPHDVXUHVZLOOEHXVHGDVSDUWRIWKHILQDOGHVLJQLQFOXGLQJLQVWDOODWLRQRIZDWHUHIILFLHQW IHDWXUHVVXFKDVZDWHUHIILFLHQWWRLOHWVDQGGURXJKWWROHUDQWODQGVFDSLQJ  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 onsite or offsite?  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DQ\ VWUHDP RU ULYHU $Q XQGHUJURXQG VWRUPZDWHU FROOHFWLRQV\VWHPZLOOEHLQVWDOOHGDVSDUWRIWKHSURMHFWWRFDSWXUHDOORIWKHVWRUPZDWHUUXQRIIIURPWKH VLWH7KHUHIRUHLPSDFWVDUHOHVVWKDQVLJQLILFDQW  e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff?  /HVV7KDQ6LJQLILFDQW7KHSURMHFWLQFOXGHVWKHFRQVWUXFWLRQRIDQXQGHUJURXQGVWRUPZDWHUV\VWHPWR KDQGOHDOORIWKHVWRUPZDWHUIURPWKHVLWHDQGOLWWOHWRQRZDWHULVDQWLFLSDWHGWREHFROOHFWHGE\WKH&LW\¶V VWRUPZDWHUGUDLQDJHV\VWHPV7KHUHIRUHLPSDFWVDUHOHVVWKDQVLJQLILFDQW  f) Otherwise substantially degrade water quality?  /HVV7KDQ6LJQLILFDQW$VSUHYLRXVO\GLVFXVVHGWKHSURSRVHG3URMHFWSURSRVHVWRFRQVWUXFWDSURMHFW WKDWZLOOXWLOL]HDQXQGHUJURXQGVWRUPZDWHUFROOHFWLRQV\VWHP8VHVIRUVRPHRIWKHEXLOGLQJVLQFOXGHD JDVVWDWLRQ7KHJDVVWDWLRQZRXOGEHFRQVWUXFWHGWRWKHODWHVWVWDQGDUGVDQGUHTXLUHGWRFRPSO\ZLWK 6WDWHDQGIHGHUDOUHTXLUHPHQWVIRUWKLVXVH7KHUHIRUHOHVVWKDQVLJQLILFDQWLPSDFWVZRXOGRFFXU  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1R,PSDFW7KHUHDUHQRH[LVWLQJKRXVHVRQWKH3URMHFWVLWH7KHUHIRUHWKHSURSRVHG3URMHFWZLOOQRW GLVSODFHDQ\KRXVLQJRUUHTXLUHWKHFRQVWUXFWLRQRIUHSODFHPHQWKRXVLQJ  c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?  1R,PSDFW7KHUHDUHQRKRPHOHVVFDPSVRQWKH3URMHFWVLWHWKHUHIRUHWKHUHLVQRLPSDFW  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW5HVROXWLRQ  1RPLWLJDWLRQPHDVXUHVZHUHLGHQWLILHGZLWKWKHSUHYLRXVO\DSSURYHG6SHFLILF3ODQIRUWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   1RPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 63  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHLPSDFWVDUHLGHQWLILHGRUDQWLFLSDWHGDQGQRPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 64   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ 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,PSDFW$QDO\VLV  Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 65 a) Fire protection?  /HVV7KDQ6LJQLILFDQW$VSUHYLRXVO\GLVFXVVHGWKH3URMHFWVLWHLVVHUYHGE\WKH&LW\RI/D4XLQWD)LUH 'HSDUWPHQW7KHQHDUHVWILUHVWDWLRQWRWKH3URMHFWVLWHLVORFDWHGDSSUR[LPDWHO\PLOHVVRXWKZHVWRIWKH VLWHDW$YHQXH  7KHSURSRVHGSURMHFWZLOOEHGHYHORSHGLQFRPSOLDQFHZLWKDSSOLFDEOHSURYLVLRQVRIWKH&LW\¶V0XQLFLSDO &RGHVDQGDOODSSOLFDEOHSURYLVLRQVRIWKHDGRSWHGDQGDSSOLFDEOH%XLOGLQJ&RQVWUXFWLRQDQG)LUH&RGHV 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3URMHFW LV FRPPHUFLDO LQQDWXUHDQG GRHV QRW SURSRVH XVHV WKDW ZRXOG GLUHFWO\RU LQGLUHFWO\LQGXFHSRSXODWLRQJURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRUDGGLWLRQDOVFKRROV1R LPSDFWZRXOGRFFXU  d) Recreation/Parks?  1R ,PSDFW 7KH 3URMHFW GRHV QRW SURSRVH XVHV WKDW ZRXOG GLUHFWO\ RU LQGLUHFWO\ LQGXFH SRSXODWLRQ JURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRUDGGLWLRQDOSDUNV7KHUHIRUHWKHUHLVQRLPSDFW  e) Other Services?  1R,PSDFW7KH3URMHFWGRHVQRWSURSRVHXVHVWKDWZRXOGGLUHFWO\RULQGLUHFWO\LQGXFHSRSXODWLRQ JURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRURWKHUSXEOLFIDFLOLWLHV$GGLWLRQDOO\WKHDSSOLFDQWLV UHTXLUHGWRSD\DQLPSDFWIHHWKDWZLOODVVLVWWKH&LW\LQIXQGLQJPDLQWHQDQFHRIFLW\LQIUDVWUXFWXUH 7KHUHIRUHWKHUHLVQRLPSDFWWRWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV  1RPLWLJDWLRQPHDVXUHVDUHUHTXLUHG  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHLPSDFWVDUHLGHQWLILHGRUDQWLFLSDWHGDQGQRPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 66   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ ,QFRUSRUDWHG  /HVV7KDQ 6LJQLILFDQW,PSDFW  1R,PSDFWRU 'RHV1RW$SSO\ ;95HFUHDWLRQ    D :RXOGWKHSURMHFWLQFUHDVHWKHXVHRIH[LVWLQJ QHLJKERUKRRGDQGUHJLRQDOSDUNVRURWKHUUHFUHDWLRQDO IDFLOLWLHVVXFKWKDWVXEVWDQWLDOSK\VLFDOGHWHULRUDWLRQRI WKHIDFLOLW\ZRXOGRFFXURUEHDFFHOHUDWHG" ;  E 'RHVWKHSURMHFWLQFOXGHUHFUHDWLRQDOIDFLOLWLHVRU UHTXLUHWKHFRQVWUXFWLRQRUH[SDQVLRQRIUHFUHDWLRQDO IDFLOLWLHVZKLFKPLJKWKDYHDQDGYHUVHSK\VLFDOHIIHFW RQWKHHQYLURQPHQW" ;  (QYLURQPHQWDO6HWWLQJ  7KH3URMHFWLVWRFRQVWUXFWDQDSSUR[LPDWHDFUHYDFDQWORWIRUDUHWDLOFHQWHU7KH3URMHFWVLWHLVQRW FXUUHQWO\ XWLOL]HG IRU UHFUHDWLRQ SXUSRVHV QRU ZLOO WKH XVH LQGXFH JURZWK WKDW ZRXOG UHTXLUH WKH FRQVWUXFWLRQRIDGGLWLRQDOUHFUHDWLRQDOIDFLOLWLHV  ,PSDFW$QDO\VLV  a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?  1R,PSDFW7KH3URMHFWGRHVQRWLQFOXGHXVHVWKDWZRXOGGLUHFWO\RULQGLUHFWO\LQGXFHSRSXODWLRQJURZWK WKHUHIRUHDQLQFUHDVHLQWKHXVHRIH[LVWLQJUHFUHDWLRQDOIDFLOLWLHVLQWKH&LW\LVQRWDQWLFLSDWHG7KHUHIRUH WKHUHLVQRLPSDFW  b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 67   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ ,QFRUSRUDWHG  /HVV7KDQ 6LJQLILFDQW,PSDFW  1R,PSDFWRU 'RHV1RW$SSO\  ;9,7UDQVSRUWDWLRQ7UDIILF :RXOGWKHSURMHFW   D &RQIOLFWZLWKDQDSSOLFDEOHSODQRUGLQDQFHRU SROLF\HVWDEOLVKLQJPHDVXUHVRIHIIHFWLYHQHVVIRUWKH SHUIRUPDQFHRIWKHFLUFXODWLRQV\VWHPWDNLQJLQWR DFFRXQWDOOPRGHVRIWUDQVSRUWDWLRQLQFOXGLQJPDVV WUDQVLWDQGQRQPRWRUL]HGWUDYHODQGUHOHYDQW FRPSRQHQWVRIWKHFLUFXODWLRQV\VWHPLQFOXGLQJEXW QRWOLPLWHGWRLQWHUVHFWLRQVVWUHHWVKLJKZD\VDQG IUHHZD\VSHGHVWULDQDQGELF\FOHSDWKVDQGPDVV WUDQVLW" ;  E &RQIOLFWZLWKDQDSSOLFDEOHFRQJHVWLRQPDQDJHPHQW SURJUDPLQFOXGLQJEXWQRWOLPLWHGWROHYHORIVHUYLFH VWDQGDUGVDQGWUDYHOGHPDQGPHDVXUHVRURWKHU VWDQGDUGVHVWDEOLVKHGE\WKHFRXQW\FRQJHVWLRQ PDQDJHPHQWDJHQF\IRUGHVLJQDWHGURDGVRU KLJKZD\V" ;   F 5HVXOWLQDFKDQJHLQDLUWUDIILFSDWWHUQVLQFOXGLQJ HLWKHUDQLQFUHDVHLQWUDIILFOHYHOVRUDFKDQJHLQ ORFDWLRQWKDWUHVXOWVLQVXEVWDQWLDOVDIHW\ULVNV" ;  G 6XEVWDQWLDOO\LQFUHDVHKD]DUGVGXHWRDGHVLJQ IHDWXUH 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DFFHVVXQVLJQDOL]HGGULYHZD\RQ$YHQXHDSSUR[LPDWHO\IHHWIURPWKH-HIIHUVRQ6WUHHWVLJQDOL]HG LQWHUVHFWLRQ  ,WVKRXOGEHQRWHGWKDWWKHRQHGULYHZD\LQWRWKHVKRSSLQJFHQWHUIURP'HUHN$ODQ'ULYHDVSUHYLRXVO\ LGHQWLILHGRQWKHSUHYLRXVO\DSSURYHG)DLUZD\3OD]D6SHFLILF3ODQKDVEHHQUHPRYHGZLWKWKLVFXUUHQW City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 68 SURSRVHG3URMHFW7KHSUHYLRXVO\DSSURYHG)DLUZD\3OD]D6SHFLILF3ODQKDGLQFOXGHGDGULYHZD\IURP 'HUHN$ODQ'ULYHWRWKHVKRSSLQJFHQWHUDVDFRQYHQLHQFHWRWKHUHVLGHQWVLQWKHUHVLGHQWLDOGHYHORSPHQW WRWKHQRUWKDQGZHVW+RZHYHUGXHWRUHVLGHQWFRQFHUQVUHJDUGLQJXQZDQWHGWUDIILFLQWKHQHLJKERUKRRG DIWHUWKHUHVLGHQWLDOGHYHORSPHQWZDVFRQVWUXFWHGWKHGULYHZD\DFFHVVIURP'HUHN$ODQ'ULYHKDVEHHQ HOLPLQDWHGIURPWKH³3DYLOLRQ3DOPV´SURMHFWDVDPHQGHG  $WWKHSURMHFWORFDWLRQ-HIIHUVRQ6WUHHWLVDVL[ODQHWZRZD\DUWHULDOURDGZD\ZLWKDUDLVHGPHGLDQDQG VHUYHVDVRQHRIWKHPDLQWKRURXJKIDUHVLQWKHDUHD$YHQXHLVDWZRZD\URDGZD\ZLWKRQHZHVWERXQG ODQHDQGWZRHDVWERXQGODQHV$WWKHLQWHUVHFWLRQHDFKDSSURDFKKDVRQHGHGLFDWHGOHIWWXUQODQHDQGRQH GHGLFDWHGULJKWWXUQODQHH[FHSWWKHVRXWKERXQGDSSURDFKZKLFKKDVWZROHIWWXUQODQHV  7KH&LW\RI/D4XLQWDKDVSXEOLVKHG(QJLQHHULQJ%XOOHWLQ $SSHQGL[* ZKLFKDSSOLHVWRVLWH DFFHVVDQGJLYHVFULWHULDDQGPHWKRGRORJLHVIRUFRPSOHWLQJWUDIILFVWXGLHV5HJDUGLQJVLWHDFFHVVLWVWDWHV WKHIROORZLQJ  SITE ACCESS Auxiliary lanes shall be installed on all primary arterial, secondary arterial and higher order street classifications according to the following criteria: A left-turn deceleration lane with taper and storage length is required for any driveway with a projected peak hour left ingress turning volume estimated to be 25 vehicles per hour (vph) or greater. The taper length shall be included as part of the required deceleration lane length. A right-turn deceleration lane is required for any driveway with a projected peak hour right ingress turning volume estimated to be 50 vph or greater. The taper length shall be included as part of the required deceleration lane length. Pocket storage length requirements shall be based on individual project characteristics. A right-turn deceleration lane should be considered for lower turning volumes on high volume streets (e.g. Washington Avenue, Highway 111). A left-turn deceleration lane should be considered for locations where left turning vehicles would be required to queue in a high speed (> 40mph) through lane. Installation recommendations for deceleration lanes and related intersection turning movement distributions shown in the final traffic study report will be subject to approval by the City Engineer.  7KH3URMHFWLQFOXGHVWKHIROORZLQJWUDIILFFRQWUROIHDWXUHV  x2QHDGGLWLRQDOZHVWERXQGWKURXJKODQHRQ$YHQXHDORQJWKHSURMHFWIURQWDJHFRQWLQXLQJ HDVWRIWKHVLJQDOL]HGLQWHUVHFWLRQ  x([WHQGWKHHDVWERXQGGHGLFDWHGVWRUDJHODQHRQ$YHQXHDWWKHVLJQDOL]HGLQWHUVHFWLRQWR WKHSURSRVHGIXOODFFHVVGULYHZD\ WKHHDVWHUQPRVWGULYHZD\RQ$YHQXH DQDGGLWLRQDO IHHWIRUDWRWDOVWRUDJHRIIHHW  x,QVWDOODULJKWWXUQRYHUODSRSHUDWLRQIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQWVLJQDOSKDVH  7KHVHSURSRVHGLPSURYHPHQWVDUHLQWHJUDWHGLQWRWKHSURMHFWGHVLJQWRLPSURYHRSHUDWLRQDOFDSDFLW\E\ SURYLGLQJ LQFUHDVHG ODQH DQG VWRUDJH FDSDFLW\ IRU WKH ZHVWERXQG WKURXJK DQG HDVWERXQG OHIWWXUQ PRYHPHQWVDVZHOODV PRUHJUHHQWLPHIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQW $OEHUW*URYHUDQG $VVRFLDWHV-XO\$SSHQGL[) 7KHIROORZLQJWDEOHVLGHQWLI\WKHUHVXOWVRIWKHWUDIILFVWXG\ SUHSDUHGIRUWKHSURMHFW        City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 69 7DEOH ([LVWLQJ&RQGLWLRQV±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 250 ft.   7DEOH 2SHQLQJ'D\±:LWK3URMHFW±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 400 ft. 7DEOH )XWXUH%XLOGRXW <HDU ±:LWK3URMHFW±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 400 ft.  ,PSDFW$QDO\VLV  a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?  /HVV7KDQ6LJQLILFDQW3HUWKH&LW\RI/D4XLQWD*HQHUDO3ODQWKHSDUFHOLV]RQHGIRUFRPPHUFLDOXVH WKHUHIRUHWKHGHYHORSPHQWSURMHFWLVDOUHDG\DFFRXQWHGIRULQWKH&LW\¶VWUDIILFJURZWKIRUHFDVWLQJ/HVV WKDQVLJQLILFDQWLPSDFWVZRXOGRFFXU$GGLWLRQDOO\WKHVLWH]RQLQJLV&RPPXQLW\&RPPHUFLDOZKLFK City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 70 DOORZVIRUD0D[LPXP)ORRU$UHD5DWLR >)$5@JURVVIORRUDUHDRIDOOEXLOGLQJVGLYLGHGE\WKH EXLOGLQJVLWHDUHD 7KHSURSRVHG3URMHFWUHSUHVHQWVDSSUR[LPDWHO\)$57KHUHIRUHEHFDXVHWKH 3URMHFW SURSRVHV OHVV WKDQ WKH PD[LPXP DOORZHG XQGHU WKH ]RQLQJ D OHVV WKDQ VLJQLILFDQW LPSDFW LV DQWLFLSDWHG  b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? /HVV 7KDQ 6LJQLILFDQW :LWK 0LWLJDWLRQ ,QFRUSRUDWHG7KHIORZRIYHKLFOHWUDIILFLVIUHTXHQWO\ GHVFULEHGXVLQJWKHOHYHORIVHUYLFH /26 VFDOHZKLFKLVDPHDVXUHPHQWRIRSHUDWLRQDOFKDUDFWHULVWLFVRI WUDIILFIORZRQDURDGZD\RUDWWKHLQWHUVHFWLRQRIURDGZD\VEDVHGRQWUDIILFYROXPHVDQGIDFLOLW\W\SH 7UDIILFRSHUDWLRQVDUHDVVHVVHGXVLQJOHYHOVUDQJLQJIURP³$´WR³)´ZLWK³$´UHSUHVHQWLQJWKHKLJKHVW EHVW OHYHORIVHUYLFHLQWHUPVRIWUDYHOVSHHGGHOD\PDQHXYHUDELOLW\GULYHUFRPIRUWDQGFRQYHQLHQFH ,QJHQHUDOWKHIROORZLQJGHVFULSWLRQVDSSO\WRWKHTXDOLWDWLYHOHYHOVGHVFULEHGDERYH³$´IUHHIORZ³%´ UHDVRQDEO\IUHHIORZ³&´VWDEOHIORZ³'´DSSURDFKLQJXQVWDEOHIORZ³(´XQVWDEOHIORZDQG³)´±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¶V(QJLQHHULQJ%XOOHWLQ (% OHIWWXUQSRFNHWVGRQRWQHHGWREHGHVLJQHGWRWKH ORQJHVWSRVVLEOHYHKLFOHTXHXHOHQJWKEXWWRWKHWKSHUFHQWLOHTXHXH,QDFFRUGDQFHZLWK(%WKH WKSHUFHQWLOHTXHXHOHQJWKZDVFRPSXWHGXVLQJWKH+LJKZD\&DSDFLW\0DQXDO +&0 PHWKRGRORJ\WR EHYHKLFOHVDQGIHHWLQOHQJWK  &XUUHQWO\WKHGHGLFDWHGHDVWERXQGOHIWWXUQVWRUDJHODQHRQ$YHQXHDWWKHLQWHUVHFWLRQRI-HIIHUVRQ 6WUHHWLVDSSUR[LPDWHO\IHHWORQJ3HUWKHWUDIILFVWXG\WKHZRUVWFDVHTXHXHOHQJWKRIWKH HDVWERXQGOHIWWXUQODQHDW$YHQXHDQG-HIIHUVRQ6WUHHWDW3URMHFWRSHQLQJGD\ZLOOEHDSSUR[LPDWHO\ IHHWORQJ:LWKWKHSURMHFWDQGDUHDEXLOGRXWE\WKH\HDUWKHWUDIILFVWXG\LQGLFDWHGWKDWLQWKH ZRUVWFDVHVFHQDULRWKHHDVWERXQGODQHTXHXHOHQJWKQHHGHGZRXOGEHDSSUR[LPDWHO\IW7KH3URMHFW SURSRVHVWRH[WHQGWKHHDVWERXQGOHIWVWRUDJHODQHWRDSSUR[LPDWHO\IHHWZKLFKLVJUHDWHUWKDQWKH UHTXLUHPHQWVRI(%DQGJUHDWHUWKDQWKHUHTXLUHPHQWVRIWKH+&00HWKRGRORJ\7KHSURSRVHG 3URMHFWLPSURYHPHQWVOLVWHGEHORZZLOODFFRPPRGDWHWKHSURMHFWHGWUDIILFORDGLQJDWWKHLQWHUVHFWLRQ  $GGLWLRQDOO\ WKH &LW\ RI /D 4XLQWD SURYLGHV DXWRPDWHG WUDIILFOLJKW WLPLQJ DW WKH LQWHUVHFWLRQ  7KH DXWRPDWHG WLPLQJ DOORZV IRU GHPDQGUHVSRQVHVHUYLFHFRQYHQLHQFH WLPLQJ WR WKH LQWHUVHFWLRQ WR DFFRPPRGDWHEHWWHUWUDIILFIORZDWSHDNWLPHVDVQHFHVVDU\  7KH-XO\WUDIILFVWXG\LQGLFDWHGWKDWZLWKRXWWKHSURMHFWWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHWDQG $YHQXHZLOORSHUDWHDW/26'DVVXPLQJDSHUFHQWDPELHQWJURZWKUDWHLQWKHDUHD $OEHUW*URYHU DQG$VVRFLDWHV-XO\$SSHQGL[)7DEOH $VVXPLQJWKHDPELHQWDUHDJURZWKSOXVWKHQHZ H[SHFWHGSURMHFWWULSVDVZHOODVWKHDGGLWLRQDOZHVWERXQGWKURXJKODQHFDSDFLW\DQGLPSOHPHQWDWLRQRI 0LWLJDWLRQ0HDVXUH75$)DQGSURMHFWLPSURYHPHQWVOLVWHGDERYHWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHW DQG$YHQXHLVH[SHFWHGWRRSHUDWHDWLWVFXUUHQW/26'ZKLFKLVDQDFFHSWDEOHOHYHORIVHUYLFHSHUWKH City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 71 *HQHUDO3ODQDQG(%DQGWKHSURSRVHGIXOODFFHVVGULYHZD\RQ$YHQXHZLOORSHUDWHDW/26$ DWRSHQLQJGD\FRQGLWLRQV  7KHUHIRUHWKHLPSDFWRIWKLVFULWHULRQLVDQWLFLSDWHGWREHOHVVWKDQVLJQLILFDQWZLWKPLWLJDWLRQ  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 safety risks?  1R,PSDFW7KHEXLOGLQJVDUHSURSRVHGWREHRQHVWRU\DQGDSSUR[LPDWHO\IHHWIURPIORRUWRURRI OLQH7KLVLVFRQVLVWHQWZLWKWKHKHLJKWRIWKHEXLOGLQJVLQWKHVXUURXQGLQJDUHD$GGLWLRQDOO\WKHUHDUHQR GHVLJQHOHPHQWVRIWKH3URMHFWWKDWZRXOGUHVXOWLQDSRWHQWLDOFKDQJHLQDLUWUDIILFSDWWHUQV1RLPSDFWV ZRXOGRFFXU  d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? /HVV7KDQ6LJQLILFDQW7KH3URMHFWLQFOXGHVWKHIROORZLQJWUDIILFFRQWUROIHDWXUHV  x2QHDGGLWLRQDOZHVWERXQGWKURXJKODQHRQ$YHQXHDORQJWKHSURMHFWIURQWDJHFRQWLQXLQJ HDVWRIWKHVLJQDOL]HGLQWHUVHFWLRQ  x([WHQGWKHHDVWERXQGGHGLFDWHGVWRUDJHODQHRQ$YHQXHDWWKHVLJQDOL]HGLQWHUVHFWLRQWR WKHSURSRVHGIXOODFFHVVGULYHZD\ WKHHDVWHUQPRVWGULYHZD\RQ$YHQXH WRDQDGGLWLRQDO IHHWIRUDWRWDOVWRUDJHRIIHHW  x,QVWDOODULJKWWXUQRYHUODSRSHUDWLRQIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQWVLJQDOSKDVH  7KH3URMHFWZLOODOORZIRUWZRGULYHZD\VRQWR$YHQXHVSDFHGDSSUR[LPDWHO\DWIHHWDQGIHHW UHVSHFWLYHO\IURPWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHWDQG$YHQXH%RWKGULYHZD\VDUHVSDFHGIURP WKH LQWHUVHFWLRQ LQ D PDQQHU WKDW SURYLGHV JRRG VLJKW GLVWDQFHDQG DPSOH WXUQLQJ GLVWDQFH IURP WKH LQWHUVHFWLRQ  x7KH HDVWHUQ GULYHZD\ RQ $YHQXH  DSSUR[LPDWHO\  IHHW ZHVWRI WKH -HIIHUVRQ 6WUHHW LQWHUVHFWLRQZLOODOORZIRUIXOOPRYHPHQWRIERWKOHIWDQGULJKWWXUQVRQWR$YHQXHWKHUHE\ SURYLGLQJXVHUVDFFHVVWRSRLQWVHDVWRIWKH3URMHFW6KDUHGOHIWWXUQDQGULJKWWXUQPDUNLQJVDUH VSHFLILFDOO\RXWOLQHGLQ&KDSWHURIWKH&DOLIRUQLD0DQXDORQ8QLIRUP7UDIILF&RQWURO'HYLFHV &$087&' DQGVXFKPRYHPHQWVDUHJHQHUDOO\DOORZHGDWPDQ\FRUQHUJDVVWDWLRQVWKURXJKRXW 6RXWKHUQ&DOLIRUQLD  x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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 72 e) Result in inadequate emergency access? 1R,PSDFW$V SUHYLRXVO\ GLVFXVVHG WKH 3URMHFW ZRXOG EH GHYHORSHG ZLWKLQYDFDQW ODQG DQG FRQVWUXFWLRQLVVKRUWWHUP7KXVLPSOHPHQWDWLRQRIWKH3URMHFWZRXOGQRWLPSHGHRULQKLELWHPHUJHQF\ DFFHVV1RLPSDFWVZRXOGRFFXU  f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities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x7KHSURSRVHGVLWHSODQVKDOOEHUHGHVLJQHGWRSURYLGHDWOHDVWIHHWRIVWDFNLQJDWDOODFFHVV SRLQWVRUGHGLFDWHGULJKWWXUQLQWRWKHGULYHZD\VVKDOOEHSURYLGHG,IRQHRIWKHVHVWDQGDUGV FDQQRWEHPHWWKHDSSOLFDEOHDFFHVVSRLQWVKDOOEHHOLPLQDWHG  Note: Since the approval of the original Specific Plan, the site plan has been revised to provide at least 90 feet of stacking within the development at all access points through a combination of internal stacking and/or dedicated right turns into the driveways. Therefore, this mitigation measure is no longer applicable to the currently Proposed project.  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   75$)3ULRUWRUHFRUGDWLRQRIWKH)LQDO7HQWDWLYH3DUFHO0DSWKH$SSOLFDQWVKDOOHQWHULQWRDQ DJUHHPHQWZLWKWKH&LW\RI/D4XLQWDDQGSRVWVHFXULW\WRGHVLJQDQGFRQVWUXFWDWWKH LQWHUVHFWLRQRI$YHQXHDQG-HIIHUVRQ6WUHHWWZRHDVWERXQGOHIWWXUQODQHVRQ$YHQXH WRQRUWKERXQG-HIIHUVRQ6WUHHWLIUHTXLUHGE\WKH3ODQQLQJ&RPPLVVLRQ  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHHIIHFWVDUHDQWLFLSDWHGZLWKWKHLQFOXVLRQRIWKHDERYHPLWLJDWLRQPHDVXUH    City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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†HWVHT   7KHVHFRQGVWXG\ZDVFRQGXFWHGLQ-XQHDQGFRQVLVWHGRIDKLVWRULFDODUFKDHRORJLFDOUHVRXUFHV UHFRUGVVHDUFKKLVWRULFDOEDFNJURXQGUHYLHZDQGDQDUFKDHRORJLFDOILHOGLQVSHFWLRQRIWKHDSSUR[LPDWHO\ DFUH3URMHFWVLWH  7KH &50 UHVHDUFK FRQFOXGHG WKDW QR ³KLVWRULF SURSHUWLHV´ ³KLVWRULFDO UHVRXUFHV´ RU ³WULEDO FXOWXUDO UHVRXUFHV´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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k),  1R,PSDFW7KHUHDUHQRUHVRXUFHVWKDWKDYHEHHQLGHQWLILHGDVHOLJLEOHIRUOLVWLQJWRWKH&DOLIRUQLD 5HJLVWHURI+LVWRULF3ODFHV7KHUHIRUHWKHUHLVQRLPSDFW  b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. 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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?  /HVV7KDQ6LJQLILFDQW7KHSURMHFWZLOOQRWUHTXLUHOHYHOVRIZDWHUXVDJHWKDWZRXOGLPSDFWVWRUPZDWHU GUDLQDJHV\VWHPVRQRUDURXQGWKH3URMHFWVLWH$VGLVFXVVHGLQ6HFWLRQ,;Hydrology and Water Quality LPSHUYLRXVUXQRIIFUHDWHGIURPWKHSURMHFWZLOOGUDLQLQWRDQXQGHUJURXQGV\VWHP7KHUHIRUHXVHRIWKH SURSRVHGRQVLWHXQGHUJURXQGV\VWHPZLOOQRWUHTXLUHLQQHZRUH[SDQGHGVWRUPGUDLQSXEOLFLQIUDVWUXFWXUH WKDWZRXOGFDXVHVLJQLILFDQWHQYLURQPHQWDOHIIHFWV  d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed?  /HVV7KDQ6LJQLILFDQW7KHSURSRVHG3URMHFWLVFRQVLVWHQWZLWKWKH&LW\¶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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 77 e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?  /HVV7KDQ6LJQLILFDQW5HIHUWR E DERYH  f) Be served by a landfill(s) with sufficient permitted capacity to accommodate the project's solid waste disposal needs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x*URFHU\VIFXELF\DUGV  x6KRSVDQGEDQNVVIFXELF\DUGV  x)DVW)RRGDQGUHVWDXUDQWVVIFXELF\DUGV  7KHWKUHHUHJLRQDOODQGILOOVKDYHORQJWHUPFDSDFLW\WKHUHIRUHLPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQW  g) Comply with federal, state, and local statutes and regulations related to solid waste? 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 /HVV 7KDQ 6LJQLILFDQW ,PSDFW ZLWK 0LWLJDWLRQ ,QFRUSRUDWHG$OO LPSDFWV WR WKH HQYLURQPHQW LQFOXGLQJLPSDFWVWRKDELWDWIRUILVKDQGZLOGOLIHVSHFLHVILVKDQGZLOGOLIHSRSXODWLRQVSODQWDQGDQLPDO FRPPXQLWLHVUDUHDQGHQGDQJHUHGSODQWVDQGDQLPDOVDQGKLVWRULFDODQGSUHǦKLVWRULFDOUHVRXUFHVZHUH HYDOXDWHGDVSDUWRIWKLV,601'  3RWHQWLDOLPSDFWVDVVRFLDWHGZLWKQHVWLQJELUGVZHUHLGHQWLILHGKRZHYHULPSOHPHQWDWLRQRI0LWLJDWLRQ 0HDVXUH%,2UHGXFHVWKHSRWHQWLDOLPSDFWVWRWKDQVLJQLILFDQW6HFWLRQ,9Biological Resources DGGUHVVHVWKHSRWHQWLDOLPSDFWVDQG PLWLJDWLRQPHDVXUHVLQGHWDLO$VWKHUHDUHQRRWKHUSRWHQWLDOO\ VLJQLILFDQWLPSDFWVDQGQRIXUWKHUPLWLJDWLRQLVUHTXLUHGLQDQ\RWKHUDUHDWKHDGRSWLRQRIWKHPLWLJDWLRQ PHDVXUHVDVVRFLDWHGZLWKELRORJLFDOLPSDFWVZLOOHQVXUHWKDWWKH3URMHFWDVDZKROHZRXOGKDYHOHVVWKDQ VLJQLILFDQWFXPXODWLYHLPSDFWVRQWKHHQYLURQPHQWLQDQGDURXQGWKH3URMHFWDUHD  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 79 $GGLWLRQDOO\DVSUHYLRXVO\GLVFXVVHGDFXOWXUDOUHVRXUFHVUHFRUGVVHDUFKIRUWKH3URMHFWZDVFRQGXFWHG WRLGHQWLI\FXOWXUDOUHVRXUFHVZLWKLQRQHPLOHRIWKHSURMHFWVLWH &50-XQH 7KHUHVHDUFKGLG QRW LGHQWLI\ DQ\ FXOWXUDO UHVRXUFHV ZLWKLQ 3URMHFW VLWH VSHFLILFDOO\ EXW LGHQWLILHG WKDW0LWLJDWLRQ 0HDVXUHV&8/&8/DQG&8/ZHUHUHTXLUHGGXULQJJUDGLQJDFWLYLWLHVGXHWRDKLJKFXOWXUDO UHVRXUFHVVHQVLWLYLW\  b) Does the project have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals? /HVV7KDQ6LJQLILFDQW,PSDFW7KHSURMHFWREMHFWLYHLVWRFRQVWUXFWDUHWDLOFHQWHUWKDWLVFRQVLVWHQWZLWK WKH&LW\¶V*HQHUDO3ODQDQG=RQLQJ7KHSUHFHGLQJHYDOXDWLRQRISURMHFWLPSDFWVFRQFOXGHGWKDWLWFDQEH LPSOHPHQWHG ZLWKRXW FDXVLQJ DQ\ VLJQLILFDQW DGYHUVH LPSDFWV RQDQ\ HQYLURQPHQWDO UHVRXUFH LVVXHV 7KHUHIRUHPHHWLQJVKRUWWHUPJRDOVZLOOQRWEHWRWKHGLVDGYDQWDJHRIORQJWHUPHQYLURQPHQWDOJRDOV  c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?  /HVV7KDQ6LJQLILFDQW,PSDFWZLWK0LWLJDWLRQ,QFRUSRUDWHG$VGLVFXVVHGWKURXJKRXWWKLV,601' LPSOHPHQWDWLRQRIWKHSURSRVHG3URMHFWKDVWKHSRWHQWLDOWRUHVXOWLQHIIHFWVWRWKHHQYLURQPHQWWKDWDUH LQGLYLGXDOO\OLPLWHGEXWFXPXODWLYHO\FRQVLGHUDEOHSULPDULO\LQWKHFDWHJRULHVRI$LU4XDOLW\*UHHQKRXVH *DV DQG 7UDIILF 7KH &LW\¶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d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?  /HVV 7KDQ 6LJQLILFDQW ,PSDFW ZLWK 0LWLJDWLRQ ,QFRUSRUDWHG 7KH 3URMHFW¶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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 80 Section5ǦSummaryofMitigation Measures  I. 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Tribal Cultural Resources  75& 1DWLYH$PHULFDQ0RQLWRU V IURPWKH7ZHQW\1LQH3DOPV%DQGRI0LVVLRQ,QGLDQV RU $JXD &DOLHQWH %DQG RI &DKXLOOD ,QGLDQV VKRXOG EH SUHVHQW GXULQJ WKH LQLWLDO JUDGLQJJURXQGGLVWXUELQJDFWLYLWLHV City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 84 6HFWLRQ5HIHUHQFHV  $OEHUW*URYHUDQG$VVRFLDWHV-XO\Focused Traffic Study to Determine the Feasibility of a Full-Access Unsignalized Driveway on Avenue 50 West of Jefferson Street in the City of La Quinta  $QWRQLR$FRXVWLFV-XQHLundin Development Com Proposed Retail Development, La Quinta, Noise Study. $QWRQLR$FRXVWLFV6HSWHPEHURetail Development at Ave 50 & Jefferson St - Outdoor Retail Audible Devices  &DOLIRUQLD'HSDUWPHQWRI&RQVHUYDWLRQ)DUPODQG0DSSLQJDQG0RQLWRULQJ3URJUDP&DOLIRUQLD ,PSRUWDQW)DUPODQG)LQGHUKWWSPDSVFRQVHUYDWLRQFDJRYFLIIFLIIKWPODFFHVVHG  &LW\RI/D4XLQWD)HEUXDU\La Quinta 2035 General Plan.  &RDFKHOOD9DOOH\:DWHU'LVWULFW &9:' 2FWREHUPavilion Palms Shopping Center, TPM 2017-0003, SDP 2017-0009, EA 2017-0006, MUP2017-0016, Northwest Comer of Jefferson Street and Avenue 50, APN's 602-180-003, 602-180-004, 602-180-005, 602- 180-013, 602-180-014  &507HFK-XQH/HWWHU5HSRUW5e: Update to Historical/Archaeological Resources Studies Parcel 1, TPM 36539-R (Formerly TPM 29052), City of La Quinta, Riverside County, California. CRM TECH Project No. 348/355/3210.  )HGHUDO7UDQVLW$GPLQLVWUDWLRQ )7$ Construction Equipment Noise Levels.  )HGHUDO7UDQVLW$GPLQLVWUDWLRQTransit Noise and Vibration Impact Assessment, Report Number FTA-VA-90-1003-06.  ,QQRYDWLYH'HVLJQ(QJLQHHUV$XJXVWPavilions La Quinta, Site Lighting, NWC Avenue 50 & Jefferson St, La Quinta, CA  -HULFKR6\VWHPV,QF -HULFKR 0D\General Biological Resources Assessment And Coachella Valley MSHCP Consistency Review For a 12-acre Parcel (APNs: 602-180-003, 602-180-004, 602-180-005, 602-180-013, & 602-180-014) City of La Quinta, Riverside County, California  /DQGPDUN*HR(QJLQHHUVDQG*HRORJLVWV$XJXVWGeotechnical Report, Fairway Plaza, NW Corner of Avenue 50 and Jefferson Street, La Quinta, California, LCI Report No. LP 17117  6DQ%HUQDUGLQR&RXQW\0XVHXP'LYLVLRQRI(DUWK6FLHQFHV 6%&0 0D\ Paleontology Literature / Records Review, Parcel 1, of Parcel Map 36539-R 6RXWKODQG*HRWHFKQLFDO1RYHPEHUGeotechnical Investigation, Lucky’s Shopping Center, NW Corner of Ave 50 and Jefferson Street, La Quinta, California  6WDWHRI&DOLIRUQLD'HSDUWPHQWRI7R[LF6XEVWDQFHV&RQWURO:HEVLWHZZZGWVFFDJRY  6XQ/LQH7UDQVLW$JHQF\2FWREHU/HWWHUWR&KHUL)ORUHV3URMHFW3ODQQHU&LW\RI/D4XLQWD5( 3DYLOOLRQ3DOPV6KRSSLQJ&HQWHU City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 85  7HUUD1RYD3ODQQLQJ 5HVHDUFK,QF-XO\Draft Environmental Impact Report (SCH # 2010111094) for the City of La Quinta General Plan  :DUQHU(QJLQHHULQJ)HEUXDU\Fairway Plaza Shopping Center,Specific Plan Amendment #1, Planning Commission Resolution 2002-006; Originally Approved by the City of La Quinta City Council Resolution 99-63, Adopted May 18, 1999, Original Specific Plan No. 98-034, New Case 98-034 Amended Adopted by City Council on September 19, 2002.        [this page left intentionally blank] Final Mitigated Negative Declaration for the Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center La Quinta, CA EA2017-0006 Lead Agency: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 Final MND Introduction This Final Mitigated Negative Declaration (MND) for the Pavilion Palms Shopping Center project has been prepared to report to the decision-making authority of the City of La Quinta of the comments received on the Mitigated Negative Declaration during the public review process. The public review period for the project took place between March 23, 2018 and April 23, 2018. This Final MND includes a list of persons, organizations and public agencies who commented on the Draft MND, the comment letters and responses, a section of errata explaining revisions to the Draft MND which were made in response to comments, and the Mitigation Monitoring and Reporting Program. Comments and Responses The City of La Quinta received a total of 12 comment letters from various agencies and residents living in the project vicinity. The following list provides the name of the commenter, his/her affiliation, and the date the letter was sent. The comment letters and responses follow in order of this list. Letter Number Author/Affiliation Date A Katie Croft, Agua Caliente Band of Cahuilla Indians April 2, 2018 B Gerald Cantarini, La Quinta Renaissance HOA April 3, 2018 C Anthony Madrigal, Jr., Twenty-Nine Palms Band of Mission Indians April 2, 2018 D Rosie Lua, City of Indio April 10, 2018 E Lijin Sun, J.D., South Coast Air Quality Management District April 17, 2018 F Pat Kelly, Resident of Palmilla April 18, 2018 G Kent Bailey, Resident of Palmilla April 20, 2018 H Ken Hulbert, Palmilla HOA April 21, 2018 I Leila Namvar, Resident of La Quinta Renaissance April 22, 2018 J Robert and Marilyn Lang, Residents of Palmilla April 23, 2018 K Steve Cenicola, Resident of La Quinta Renaissance April 23, 2018 L Anita Petke, Sunline Transit Agency April 20, 2018 03-003-2017-004 Dear Ms. Cheri Flores, The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Pavilion Palms Shopping Center project. We have reviewed the documents and have the following comments: [VIA EMAIL TO:clflores@la-quinta.org] City of La Quinta Ms. Cheri Flores 78-495 Calle Tampico La Quinta, CA 92253 April 02, 2018 Re: Pavilion Palms Shopping Center Initial Study/Mitigated Negative Declaration Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760)699-6829. You may also email me at ACBCI-THPO@aguacaliente.net. Cordially, Katie Croft Cultural Resources Manager Tribal Historic Preservation Office AGUA CALIENTE BAND OF CAHUILLA INDIANS *The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. #* Kotevewit village, a Tribal Cultural Resource, is located in the project area. #* There is a mitigation measure for an archaeological monitor, but there should also be a mitigation measure for a Native American Monitor during ground disturbing activities. A-1 LETTER A A-2 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Katie Croft, Cultural Resource Manager Tribal Historic Preservation Office Agua Caliente Band of Cahuilla Indians 5401 Dinah Shore Drive Palm Springs, CA 92264 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Katie: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment A-1: The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. Kotevewit village, a Tribal Cultural Resource, is located in the project area. Response A-1: Comments are noted. Mitigation Measures CUL-1, CUL-3 and TCR-1 are included to minimize impacts to cultural and tribal resources. CUL-1—Grading activities shall be overseen by a qualified archeological monitor. In the event unanticipated archaeological resources are discovered: x The Archaeological monitor shall notify the project foreman x The Archaeological monitor has the authority to temporarily halt work in the area of archaeological discoveries until the resource has been evaluated x All work in the vicinity of the find shall halt x Work in the area of the discovery shall not resume until written notification is received from the Project archaeologist CUL-3—If human remains are encountered during the undertaking, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The local authorities must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. TCR-1—Native American Monitor(s) from the Twenty-Nine Palms Band of Mission Indians or Agua Caliente Band of Cahuilla Indians should be present during the initial grading/ground disturbing activities. Comment A-2: There is a mitigation measure for an archaeological monitor, but there should also be a mitigation measure for a Native American Monitor during ground disturbing activities. Response A-2: As mentioned in Response A-1 above, the Mitigated Negative Declaration does include in Section XVII, Tribal Cultural Resources, a mitigation measure (TCR-1) which requires a Native American Monitor during ground-moving activities. Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment B-1: Proposed left turn lane on Avenue 50 near Jefferson: While the developer has proposed infrastructure changes, these changes do not offer a solution to the hazards created by this left turn lane: A. The left turn lane location is too close to the Avenue 50/Jefferson traffic light and intersection; B. The proposal does not adequately address the east/west traffic flow. The submitted traffic study was completed in July of 2017 and did not take into consideration the heavy fluctuation and traffic counts during the November through April period. Without question, the left tum lane as proposed, will create a severe traffic hazard. Response B-1: The traffic section of the Mitigated Negative Declaration analyzed potential hazards due to design features. The eastern driveway on Avenue 50 will allow right and left turns. Shared left-turn and right-turn markings are specifically outlined in Chapter 3 of the California Manual on Uniform Traffic Control Devices (CAMUTCD) and such movements are generally allowed at many corner gas stations throughout Southern California. In addition, Mitigation Measure TRAF-1 will be implemented in order to minimize impacts to the Avenue 50 and Jefferson Street intersection due to projected area growth. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta LETTER C C-1 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Anthony Madrigal Twenty-Nine Palms Band of Mission Indians 46-200 Harrison Place Coachella, CA 92236 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Madrigal: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment C-1: This letter is in regards to consultation in compliance with AB 52 (California Public Resources Code§ 21080.3.1) for the Pavilion Palms Shopping Center. As stated in our letter, sent October 24, 2017, the Tribal Historic Preservation Office is aware of numerous cultural resources within 1-mile of the project area and three cultural resources within the project boundary. For these reasons, the report recommended archaeological monitoring during earth-moving activates. There is an increased possibility of encountering cultural resources during the construction processes that may take place because of cultural resources recorded within the project's boundaries, and it is in the vicinity of an area with high archaeological sensitivity. Avoidance, if feasible, would negate adverse effects on the project. The THPO continues to request that approved Native American Monitor(s) from the Twenty-Nine Palms Band of Mission Indians be present during any ground disturbing activities during the project as indicated in TCR-1. The following conditions (CUL 1 -4, TCR-1) would mitigate current concerns for the aforementioned project, however, if there are any changes, please notify the THPO. Response C-1: Comments are noted and mitigation measures are incorporated in the MND document and Mitigation Monitoring and Reporting Program. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta From:Rosie Lua To:Cheri Flores Cc:Les Johnson;Tom Brohard Subject:RE: Pavilion Palms Shopping Center-Jefferson and Ave 50 Date:Tuesday, April 10, 2018 8:11:38 AM Hi Cheri, Thank you for the opportunity to review the Initial Study/Mitigated Negative Declaration regarding the Fairway Plaza Specific Plan Amendment No. 2. At this time, we have no further comments on this project. Our previous response letter dated October 18, 2017 which summarized priority items discussed in the Initial Study and Focused Traffic Study remain. Please let us know if you have any further questions. 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the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked with and responses are as follows: Comment D-1: Thank you for the opportunity to review the Initial Study/Mitigated Negative Declaration regarding the Fairway Plaza Specific Plan Amendment No. 2. At this time, we have no further comments on this project. Our previous response letter dated October 18, 2017 which summarized priority items discussed in the Initial Study and Focused Traffic Study remain. Response D-1: We have included the October 18, 2017 letter and comments from that letter are addressed subsequently. Comment D-2: Trip Generation - While pass-by trip reductions are shown, the Traffic Study does not appear to include a table that summarizes peak hour and daily trip generation forecasts for each proposed building as well as internal trip reductions within and between the uses on the site itself. (Page 8 of the Traffic Study is missing from my copy of the report). Response D-2: Page 8 of the Traffic Study is attached which shows the trip generation. The MND included this information and analyzed the project accordingly. Comment D-3: Derek Alan Drive Connection - Access is proposed to connect the shopping center to Derek Alan Drive on the north, a local street that serves the gated Renaissance residential development. Left turns out of Derek Alan Drive to northbound Jefferson Street are physically prohibited by a raised median while northbound left turns into Derek Alan Drive are accommodated. The driveway connection between the shopping center and Derek Alan Drive should be eliminated as it will create congestion at the entrance/exit to the gated residential development and it does not facilitate exiting to the north. Response D-3: The Derek Alan Drive connection has been eliminated. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Comment D-4: Eastbound Left Turn Lane on Avenue 50 at Jefferson Street - The Traffic Study indicates concerns have been expressed by City of La Quinta staff regarding peak hour queuing in the eastbound left turn lane on Avenue 50 at Jefferson Street. From my observations of this intersection, the longest queues result from parent trips to and from the elementary and middle schools on the north side of Avenue 50 to the west rather than from traditional peak hour commuter trips. Calculations in the Traffic Study indicate that storage for eastbound left turns at Jefferson Street will be adequate in 2019 and will be marginally adequate in Year 2035. Additional left turn storage is proposed to be provided west of the full access driveway for left turns into the proposed full access driveway and for Jefferson Street. This treatment has been used in urbanized areas were left turn storage for stacking may only be marginally adequate. Response D-4: The MND includes a mitigation measure to account for this situation. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Comment D-5: Relocate Avenue 50 Full Access Driveway Further To The West - Before accepting the open-ended eastbound left turn lane shown on the site plan and described immediately above, it is suggested that alternatives be explored in further detail including: a. Flip Building 8 just south of the supermarket with the Pavilions Fuel location southeast of the supermarket. b. Reorient the supermarket so it is parallel to the diagonal at the northwest corner in the site. c. Designate and widen the westerly aisle driveway on Avenue 50 as the major full- access driveway and narrow and limit the easterly driveway on Avenue 50 to right turns only. This would provide a longer throat on the repositioned major full access driveway. Entering the fueling area as currently designed from the main full access driveway could potentially block the entering traffic lane as motorists seek the first opportunity to line up for fuel. To access the fueling positions closest to Avenue 50 requires a sharp right turn greater than 90 degrees. Response D-5: Mitigation Measure TRAF-1 in the MND would address the concerns with the easterly full access driveway on Avenue 50. Additionally, the suggested alternative configurations would not be feasible since the neighboring communities do not want the fuel center closer to them. Also, reorienting the supermarket would result in inefficient utilization of the property with conflicting diagonal and right angles throughout the parking field and access points. To address the position of the fueling area, the fuel center has been reduced and positioned farther from the Avenue 50 entrance thus eliminating sharp turns. Comment D-6: Avenue 50 East of Jefferson Street - There are no significant issues associated with the Citrus Plaza Ralphs full access driveway on the north side of Avenue 50 about 300' east of Jefferson Street. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response D-6: Thank you for your comment. Comment D-7: Avenue 50 and Jefferson Street Operational Improvements - To improve the traffic signal operation at Jefferson Street and Avenue 50, a westbound right turn green arrow overlap should be considered. With this additional feature and a shorter traffic signal cycle, the intersection operation would improve and delays would be reduced. The City of La Quinta should also consider "conditional service" (a practice used by the City of Indio) so that eastbound left turns could be served a second time in the same signal cycle if a gap in opposing westbound through traffic occurs. Response D-7: Thank you for your comment. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta SENT VIA E-MAIL AND USPS: April 17, 2018 cflores@la-quinta.org Cheri Flores, Senior Planner City of La Quinta 8-495 Calle Tampico La Quinta, CA 92253 Mitigated Negative Declaration (MND) for the Proposed Pavilion Palms Shopping Center The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The following comment is meant as guidance for the Lead Agency and should be incorporated into the Final MND. Project Description The Lead Agency proposes to develop a total of 125,800 square-foot mixed-use commercial center development project on the 12-acre vacant parcel (Proposed Project). The Proposed Project will include various commercial uses, including banks, restaurants, gasoline service station, and grocery store. Based on a review of aerial photographs and Figure 2, Site Location1, in the MND, SCAQMD staff found that residential uses are located immediately to the south and southwest of the Proposed Project. Compliance with SCAQMD Rules Since the Proposed Project includes gasoline service station, a permit from SCAQMD would be required, and SCAQMD should be identified as a Responsible Agency for this Project in the Final MND. The assumptions in the air quality analysis in the Final MND will be the basis for permit conditions and limits. The Final MND should also demonstrate compliance with SCAQMD Rules, including, but are not limited to, Rule 201 – Permit to Construct, Rule 203 – Permit to Operate, and Rule 461 – Gasoline Transfer and Dispensing. If there are permitting questions concerning the gasoline service station, they can be directed to SCAQMD Engineering and Permitting staff at (909) 396-2551. Air Quality Analysis In the Air Quality analysis, the Lead Agency found that the Proposed Project’s regional construction and operational air quality impacts would be less than significant. However, it does not appear that the Air Quality analysis include operational ROG emissions generated from storage tanks or from the fueling process. This may have likely led to an under-estimation of the Proposed Project’s operational air quality impacts. It is important to note that while CalEEMod2 quantifies mobile source emissions (e.g., trip visits by patrons) associated with operating a gasoline service station, CalEEMod does not quantify the operational stationary source emissions from the storage tanks and fueling equipment. Therefore, it is recommended that the Lead Agency quantify operational emissions from the fueling process in the Final MND. Health Risk Assessment The Proposed Project would be sited in close proximity to existing residential uses. Benzene, which is a toxic air contaminant, may be emitted from the Proposed Project’s gasoline refueling operations. 1 MND. Page 6. 2 CalEEmod incorporates up-to-date state and locally approved emission factors and methodologies for estimating pollutant emissions from typical land use development. CalEEMod is the only software model maintained by the California Air Pollution Control Officers Association (CAPCOA) and is available free of charge at: www.caleemod.com. LETTER E E-2 E-3 E-4 E-1 Cheri Flores 2 April 17, 2018 SCAQMD staff is concerned about the potential health impacts on the residents from being exposed to benzene. As such, it is recommended that the Lead Agency evaluate, quantify, and perform a health risk assessment for the Proposed Project in the Final MND. Guidance for performing a gasoline dispensing station health risk assessment can be found in the SCAQMD’s Emission Inventory and Risk Assessment Guidelines for Gasoline Dispensing Stations3. Guidance Regarding Gasoline Dispensing Facilities Sited Near Sensitive Receptors SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and SCAQMD to reduce community exposure to source-specific and cumulative air pollution impacts, SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning4 in 2005. Additionally, it is recommended that a 50-foot separation between a gasoline dispensing facility and sensitive land uses (e.g., residential uses)5. SCAQMD staff recommends that the Lead Agency review and consider these guidance when making local planning and land use decisions. Mitigation Measures Six mitigation measures from the Fairway Plaza Amendment 1 – Resolution 2002-2006 are incorporated in the MND for the Proposed Project6. Since CEQA requires that all feasible mitigation measures go beyond what is required by law to minimize any significant impacts, and to further reduce criteria pollutant emissions, SCAQMD staff recommends that the Lead Agency incorporate the following mitigation measures that are more stringent than those from the Fairway Plaza Amendment 1 – Resolution 2002-2006. Regarding the Second Bullet of Mitigation Measure – “Low Emission Construction Equipment” To further reduce particulate matter emissions during construction and minimize their impacts on nearby residents, SCAQMD staff recommends that the Lead Agency use offǦroad dieselǦpowered construction equipment that meets or exceeds the CARB and USEPA Tier 4 offǦroad emissions standards for equipment rated at 50 horsepower or greater during Project construction. Such equipment will be outfitted with Best Available Control Technology (BACT) devices including a CARB certified Level 3 Diesel Particulate Filters (DPF). Level 3 DPFs are capable of achieving at least 85 percent reduction in in particulate matter emissions7. A list of CARB verified DPFs are available on the CARB website8. These requirements shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each unit’s certified tier specification or model year specification and CARB or SCAQMD operating permit (if applicable) shall be available upon request at the time of mobilization of each applicable unit of equipment. In the event that construction equipment cannot meet the Tier 4 engine certification, the Project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by the Lead Agency before using other technologies/strategies. Alternative applicable strategies may include, but would not be limited to, reduction in the number and/or horsepower rating of construction equipment, limiting the number of daily construction haul truck trips to and from the Project, using cleaner vehicle fuel, and/or limiting the number of individual construction project phases occurring simultaneously. 3 South Coast Air Quality Management District. Accessed at: http://www.aqmd.gov/home/permits/risk-assessment. 4 South Coast Air Quality Management District. May 2005. Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning. Accessed at: http://www.aqmd.gov/home/library/documents-support-material/planning- guidance/guidance-document. 5 California Air Resources Board. 2005. Air Quality and Land Use Handbook: A Community Health Perspective. Page 4. Accessed at: https://www.arb.ca.gov/ch/handbook.pdf. 6 MND. Page 25. 7 California Air Resources Board. November 16-17, 2004. Diesel Off-Road Equipment Measure – Workshop. Page 17. Accessed at: https://www.arb.ca.gov/msprog/ordiesel/presentations/nov16-04_workshop.pdf. 8 Ibid. Page 18. E-4 (cont.) E-5 E-6 Cheri Flores 3 April 17, 2018 Regarding the Third Bullet of Mitigation Measure – “Low VOC Paints, Primers, and Coatings” To further reduce VOC emissions from architectural coating, SCAQMD staff recommends that the Lead Agency require the use of architectural coatings (no more than 50 grams/liter of VOC) that are beyond the limits in SCAQMD Rule 1113 – Architectural Coatings9. Regarding the Sixth Bullet of Mitigation Measure – “Deliveries during Off-Peak Periods” SCAQMD staff recommends that the Lead Agency require that no delivery vehicles may idle for more than five consecutive minutes. This is consistent with the California Air Resources Board’s idling policy guidelines10. Closing Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process. Please provide the SCAQMD with written responses to all comments contained herein prior to the certification of the Final MND. When responding to issues raised in the comments, response should provide sufficient details giving reasons why specific comments and suggestions are not accepted. There should be good faith, reasoned analysis in response. Conclusory statements unsupported by factual information do not facilitate the purpose and goal of CEQA on public disclosure and are not meaningful or useful to decision makers and to the public who are interested in the Proposed Project. SCAQMD staff is available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact me at lsun@aqmd.gov if you have any questions. Sincerely, Lijin Sun Lijin Sun, J.D. Program Supervisor, CEQA IGR Planning, Rule Development & Area Sources LS RVC180327-04 Control Number 9 South Coast Air Quality Management District. Rule 1113: Architectural Coatings. Accessed at: http://www.aqmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf. 10 California Air Resources Board. June 2009. Written Idling Policy Guidelines. Accessed at: https://www.arb.ca.gov/msprog/ordiesel/guidance/writtenidlingguide.pdf. E-6 (cont.) E-7 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Lijin Sun, J.D., Program Supervisor, CEQA IGR SCAQMD Planning, Rule Development & Area Sources 21865 Copley Drive Diamond Bar, CA 91765-4178 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Ms. Sun: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment E-1: Project Description—The Lead Agency proposes to develop a total of 125,800 square-foot mixed-use commercial center development project on the 12-acre vacant parcel (Proposed Project). The Proposed Project will include various commercial uses, including banks, restaurants, gasoline service station, and grocery store. Based on a review of aerial photographs and Figure 2, Site Location, in the MND, SCAQMD staff found that residential uses are located immediately to the south and southwest of the Proposed Project. Response E-1: Pages 1 and 8 of the MND identify that while the total project is 125,800 square feet, 100,460 square feet was already approved in 2002. The uses approved in 2002 are the same as the uses currently proposed. Therefore, the MND uses the analysis from the previously certified MND (2002) for the approved 100,460 square feet and is only required to focus on the impacts of adding of 25,340 square feet to the retail areas. Comment E-2: Compliance with SCAQMD Rules—Since the Proposed Project includes gasoline service station, a permit from SCAQMD would be required, and SCAQMD should be identified as a Responsible Agency for this Project in the Final MND. The assumptions in the air quality analysis in the Final MND will be the basis for permit conditions and limits. The Final MND should also demonstrate compliance with SCAQMD Rules, including, but are not limited to, Rule 201 – Permit to Construct, Rule 203 – Permit to Operate, and Rule 461 – Gasoline Transfer and Dispensing. If there are permitting questions concerning the gasoline service station, they can be directed to SCAQMD Engineering and Permitting staff at (909) 396-2551. Response E-2: The applicant has been made aware of the requirement to obtain a permit from the SCQAMD for the gasoline service station. Comment E-3: Air Quality Analysis—In the Air Quality analysis, the Lead Agency found that the Proposed Project’s regional construction and operational air quality impacts would be less than 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 significant. However, it does not appear that the Air Quality analysis include operational ROG emissions generated from storage tanks or from the fueling process. This may have likely led to an under-estimation of the Proposed Project’s operational air quality impacts. It is important to note that while CalEEMod quantifies mobile source emissions (e.g., trip visits by patrons) associated with operating a gasoline service station, CalEEMod does not quantify the operational stationary source emissions from the storage tanks and fueling equipment. Therefore, it is recommended that the Lead Agency quantify operational emissions from the fueling process in the Final MND. Response E-3: The Proposed Project which was analyzed is the added 25,340 square feet to the retail areas. The previous approval included an air quality analysis for the gasoline service station, therefore, no further analysis was conducted for the gasoline station. However, a Localized Significance Thresholds (LST) analysis was prepared for the additional 25,340 square feet, and the results (which were less than significant) were identified in the MND. Comment E-4: Health Risk Assessment—The Proposed Project would be sited in close proximity to existing residential uses. Benzene, which is a toxic air contaminant, may be emitted from the Proposed Project’s gasoline refueling operations. SCAQMD staff is concerned about the potential health impacts on the residents from being exposed to benzene. As such, it is recommended that the Lead Agency evaluate, quantify, and perform a health risk assessment for the Proposed Project in the Final MND. Guidance for performing a gasoline dispensing station health risk assessment can be found in the SCAQMD’s Emission Inventory and Risk Assessment Guidelines for Gasoline Dispensing Stations. Response E-4: The Lead Agency determined that a Health Risk Assessment wasn’t necessary since it is not a requirement. The comment will be shared with the Planning Commission for consideration. Comment E-5: Guidance Regarding Gasoline Dispensing Facilities Sited Near Sensitive Receptors—SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and SCAQMD to reduce community exposure to source-specific and cumulative air pollution impacts, SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning in 2005. Additionally, it is recommended that a 50-foot separation between a gasoline dispensing facility and sensitive land uses (e.g., residential uses). SCAQMD staff recommends that the Lead Agency review and consider these guidance when making local planning and land use decisions. Response E-5: Thank you for your comment. The location of the proposed gasoline dispensing facility is over 50 feet away from sensitive uses in the area. The guidance will be considering in planning and land use decisions. Comment E-6: Mitigation Measures—Six mitigation measures from the Fairway Plaza Amendment 1 – Resolution 2002-2006 are incorporated in the MND for the Proposed Project. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Since CEQA requires that all feasible mitigation measures go beyond what is required by law to minimize any significant impacts, and to further reduce criteria pollutant emissions, SCAQMD staff recommends that the Lead Agency incorporate the following mitigation measures that are more stringent than those from the Fairway Plaza Amendment 1 – Resolution 2002-2006. Regarding the Second Bullet of Mitigation Measure – “Low Emission Construction Equipment” To further reduce particulate matter emissions during construction and minimize their impacts on nearby residents, SCAQMD staff recommends that the Lead Agency use off-road diesel- powered construction equipment that meets or exceeds the CARB and USEPA Tier 4 off-road emissions standards for equipment rated at 50 horsepower or greater during Project construction. Such equipment will be outfitted with Best Available Control Technology (BACT) devices including a CARB certified Level 3 Diesel Particulate Filters (DPF). Level 3 DPFs are capable of achieving at least 85 percent reduction in in particulate matter emissions. A list of CARB verified DPFs are available on the CARB website. These requirements shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each unit’s certified tier specification or model year specification and CARB or SCAQMD operating permit (if applicable) shall be available upon request at the time of mobilization of each applicable unit of equipment. In the event that construction equipment cannot meet the Tier 4 engine certification, the Project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by the Lead Agency before using other technologies/strategies. Alternative applicable strategies may include, but would not be limited to, reduction in the number and/or horsepower rating of construction equipment, limiting the number of daily construction haul truck trips to and from the Project, using cleaner vehicle fuel, and/or limiting the number of individual construction project phases occurring simultaneously. Regarding the Third Bullet of Mitigation Measure – “Low VOC Paints, Primers, and Coatings” To further reduce VOC emissions from architectural coating, SCAQMD staff recommends that the Lead Agency require the use of architectural coatings (no more than 50 grams/liter of VOC) that are beyond the limits in SCAQMD Rule 1113 – Architectural Coatings. Regarding the Sixth Bullet of Mitigation Measure – “Deliveries during Off-Peak Periods” SCAQMD staff recommends that the Lead Agency require that no delivery vehicles may idle for more than five consecutive minutes. This is consistent with the California Air Resources Board’s idling policy guidelines. Response E-6: Page 22 of the MND states: 6. The operator shall comply with all existing and future California Air Resources Board (CARB) and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Additionally, Mitigation Measures will be added to the Final EIR which address SCAQMD’s concerns. AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. Comment E-7: Closing—Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process. Please provide the SCAQMD with written responses to all comments contained herein prior to the certification of the Final MND. When responding to issues raised in the comments, response should provide sufficient details giving reasons why specific comments and suggestions are not accepted. There should be good faith, reasoned analysis in response. Conclusory statements unsupported by factual information do not facilitate the purpose and goal of CEQA on public disclosure and are not meaningful or useful to decision makers and to the public who are interested in the Proposed Project. Response E-7: Responses to your comments have been provided as requested. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta From:Kelly, Pat To:Cheri Flores Subject:Pavilions Palms Shopping Center Date:Wednesday, April 18, 2018 2:27:01 PM My name is Pat Kelly and I reside at 50375 Via Puesta Del Sol, La Quinta. This is the Palmilla Development located at Avenue 50 & Jefferson. I have some concerns about the proposed Pavilions Palms Shopping Center 1)It appears that there is a fuel island designed on the southwest portion of the property. I believe this is unsafe and should be moved to the north and up against Jefferson Street. Light pollution from a fuel island, especially if opened 24 hours, will have a negative impact on my residence. 2)How are U-turns from this development going to be prevented at the entrance to Palmilla on Avenue 50.? The City of La Quinta police does an awful job of patrolling Avenue 50 as it is, so how would this safety issue be mitigated? 3)How will the developer mitigate noise that will impact properties near the development? This appears to be a high density development and will have lots of traffic & noise so how will this be addressed? I am concerned that this will have a negative impact on my residence. 4)Avenue 50 is already in terrible shape and this development will likely make it even worse. What is the City of La Quinta’s plan to fix the pavement that is already in awful shape, and is basically never even maintained? Thank you, Pat Kelly F-1 LETTER F 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Pat Kelly 50375 Via Puesta Del Sol La Quinta, CA 92253 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Pat: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment F-1: It appears that there is a fuel island designed on the southwest portion of the property. I believe this is unsafe and should be moved to the north and up against Jefferson Street. Light pollution from a fuel island, especially if opened 24 hours, will have a negative impact on my residence. How are U-turns from this development going to be prevented at the entrance to Palmilla on Avenue 50.? The City of La Quinta police does an awful job of patrolling Avenue 50 as it is, so how would this safety issue be mitigated? How will the developer mitigate noise that will impact properties near the development? This appears to be a high density development and will have lots of traffic & noise so how will this be addressed? I am concerned that this will have a negative impact on my residence. Response F-1: The fuel center will be in operation from 7 a.m. to 10 p.m. A lighting plan has been designed to result in no light spillage onto surrounding properties. The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta From:Kent Bailey To:Cheri Flores Cc:Dana S Bailey Subject:Proposed Pavilions Palms Center Comment Date:Friday, April 20, 2018 4:42:30 PM Hi Cheri, Thanks for the note, I’ll try again! After reviewing the summary of the plan for the proposed shopping, food and fuel center, my wife and I are most concerned. We can understand a need for a modest sized upscale grocery, but find a new center unnecessary when a desireable space is already available nearby. We’re disappointed that the developer, the current owner and city haven’t worked together to rehab the old Ralph’s location and dilapidated mall on Washington and Calle Tampico. As you no doubt know, there is an existing good sized grocery pad and space for numerous retail spaces that are way under utilized. With modest change a 24 pump fuel center could be placed on the lot as well. The 50th and Jefferson location is objectionable to us and many of our neighbors in Palmilla, with our entrance almost across the street from the proposed center. The center would negatively impact our quality of life us in the following ways: Much more traffic and congestion on 50th and at the Jefferson intersection. The Palmilla egress would be especially impacted and difficult. Late night fast food drive thrus and gas pump intercoms... noise pollution some of which would pollute for 24 hrs daily. High intensity lighting creates light pollution, the Ralph’s Center across the street has plenty of that already. A larger than needed fuel center would serve hundreds of vehicles daily and further impact traffic on our busy intersection. If it were placed further North on Jefferson that would be Mitgate some of the congestion and be a possible alternative site. Restaurant emissions of smoke and smell such as exists along Hwy 111 between Stater Bros and Wells Fargo is unacceptable in any residential setting such as ours. The commotion and traffic created by the addition of this center would no doubt drive our property values down and in fact lead to lower property tax revenue. We urge the city to say NO to this proposal in favor of a better center on the space across from City Hall on Calle Tampico. J Kent Bailey Dana S Bailey 50415 Via Serenidad LaQuinta Ca 92253 206 890 5386 Cell LETTER G G-1 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Kent Bailey 50415 Via Serenidad La Quinta, CA 92253 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Bailey: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment G-1: The 50th and Jefferson location is objectionable to us and many of our neighbors in Palmilla, with our entrance almost across the street from the proposed center. The center would negatively impact our quality of life us in the following ways: Much more traffic and congestion on 50th and at the Jefferson intersection. The Palmilla egress would be especially impacted and difficult. Late night fast food drive thrus and gas pump intercoms... noise pollution some of which would pollute for 24 hrs daily. High intensity lighting creates light pollution, the Ralph’s Center across the street has plenty of that already. Response G-1: The Mitigated Negative Declaration addresses the impacts of traffic on the Avenue 50 and Jefferson intersection. The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. Additionally, implementation of Mitigation Measure TRAF-1 would reduce impacts to less than significant levels. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. The fuel center will be in operation from 7 a.m. to 10 p.m. A lighting plan has been designed to result in no light spillage onto surrounding properties. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta As President of Palmilla HOA, a 159-single home development with a main entrance guard gate off of 50th just 500 feet west of Jefferson, our main concerns center around the traffic issues involved with this development. 1. The primary issue concerns location and the stacking capacity of the gas pumps. The gas station has the same number of dispensers as Costco, which implies sales of over 15,000 gallons per day. That translates into roughly 1,000 vehicles per day. However, the stacking design is not as long as the one at Costco that creates a potential bottleneck and interferes with the ingress and egress, thus backing up onto 50th Question: Can you explain your methodology and assumptions for the stacking lanes, especially during peak traffic times? We contend that the movement of the gas station 200 ft north on Jefferson can easily mitigate this issue. 2. Also at issue are concerns regarding the ingress/egress to our community from our main traffic gate on 50th. The current gas station location will force drivers to exit onto west bound traffic onto 50th. We believe that 50% of the new west bound traffic will U-turn at the entry into Palmilla to travel back east or back to Jefferson. (Via Palmilla is our street name.) Question: What were your estimates of U-turn activity and how were they based? We disagree with the EIR assessment and feel that a “no U turn sign” on 50th at our main entrance would discourage this, encourage people to exit onto Jefferson and prevent problems with our access. 3. The EIR indicated that noise issues would be mitigated yet it didn’t address whether the fuel dispensers will have the small TV’s (audible devises) on top showing minute commercials. This noise travels differently than normal ambient noise. Our homeowners nearest to the gas pumps will be adversely impacted if this is the case. Question: Can we be assured that the gas pumps discussed will not have these screens? If they do, what measures will be taken to mitigate this issue? We feel strongly that this type of audible advertising is intrusive in residential adjacent areas and should not be allowed. 4. When our community was being built, Avenue 50 was a two-lane road. Yes, we knew it was going to be widened but the result is that homes adjacent to the street have lost value due to the noise level. LETTER H H-1 H-2 H-3 H-4 Question: Is the city considering building a sound wall to or raising our community wall to mitigate the growing commercial and traffic noise issues. As the city grows and fills out, we feel that the pressure will increase from local residents to mitigate some of the impact. 5. The developer is anticipating up to 5 fast food restaurants and area residents are concerned about blowing trash. Question: What are the developer’s plans to mitigate this issue or will it reside with each fast food establishment? We would like some assurances that a plan is in place and responsibility assigned. 6. As we all know, there are many empty storefronts and restaurants in La Quinta. In addition to the 5 fast food restaurants, the plans call for two free standing bank branches (5,000 and 6,000 sq. feet) with drive-through windows. A report on NBC showed that big banks are still shuttering their locations. Citigroup closed 7 percent of North American branches year over year. And they are looking to take up less space. Technology is dramatically changing how they do business with the ability to do more transactions by computer and phone. We are concerned that this plan is overly ambitious and may wind up with empty commercial storefronts, obsolete bank buildings, and shuttered or less than desirable fast food alternatives. Question: How does the developer plan to roll out the build-out? In addition to the Pavilions market, gas station and convenience market, what other buildings will be built first? Will any other structures be built without a firm commitment from a store, restaurant or bank? What will the empty “pads” look like as we wait for the future commitments? We welcome the addition of the new. high quality grocery store. It will be an added benefit to those of us who live in the neighborhood. We just don’t want to live next to an empty shopping center or one that appears “failed” like others in the La Quinta community because they are overbuilt or not in demand (Sam’s Club, Ralph’s across from city hall, Jules, etc.) We are all proud to call La Quinta home and want it to reflect the appearance and values of our upscale community. H-4 (cont.) H-5 H-6 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Ken Hulbert, President Palmilla Homeowners Association ken.hulbert@daumcommercial.com SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Hulbert: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment H-1: The primary issue concerns location and the stacking capacity of the gas pumps. The gas station has the same number of dispensers as Costco, which implies sales of over 15,000 gallons per day. That translates into roughly 1,000 vehicles per day. However, the stacking design is not as long as the one at Costco that creates a potential bottleneck and interferes with the ingress and egress, thus backing up onto 50th Question: Can you explain your methodology and assumptions for the stacking lanes, especially during peak traffic times? We contend that the movement of the gas station 200 ft north on Jefferson can easily mitigate this issue. Response H-1: The proposed fuel center is not expected serve the needs beyond the immediate community and therefore will operate at significantly less volumes than the fuel center at Costco. As planned, there will be 12 pumping stations with the capacity for 12 additional cars in waiting, for a total of 24 car parked at any one time. Based on the proposed operator’s experience, the number of pumps and queue capacity are adequate to safely and conveniently handle expected volumes even at peak hours. Comment H-2: Also at issue are concerns regarding the ingress/egress to our community from our main traffic gate on 50th. The current gas station location will force drivers to exit onto west bound traffic onto 50th. We believe that 50% of the new west bound traffic will U-turn at the entry into Palmilla to travel back east or back to Jefferson. (Via Palmilla is our street name.) Question: What were your estimates of U-turn activity and how were they based? We disagree with the EIR assessment and feel that a “no U turn sign” on 50th at our main entrance would discourage this, encourage people to exit onto Jefferson and prevent problems with our access. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response H-2: The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. Comment H-3: The EIR indicated that noise issues would be mitigated yet it didn’t address whether the fuel dispensers will have the small TV’s (audible devises) on top showing minute commercials. This noise travels differently than normal ambient noise. Our homeowners nearest to the gas pumps will be adversely impacted if this is the case. Question: Can we be assured that the gas pumps discussed will not have these screens? If they do, what measures will be taken to mitigate this issue? We feel strongly that this type of audible advertising is intrusive in residential adjacent areas and should not be allowed. Response H-3: Audible advertising devises are to be restricted from the pump island. Comment H-4: When our community was being built, Avenue 50 was a two-lane road. Yes, we knew it was going to be widened but the result is that homes adjacent to the street have lost value due to the noise level. Question: Is the city considering building a sound wall to or raising our community wall to mitigate the growing commercial and traffic noise issues. As the city grows and fills out, we feel that the pressure will increase from local residents to mitigate some of the impact. Response H-4: Avenue 50 has been designated as a 4-lane divided roadway in the City’s General Plan and is currently mostly built to this designation. The project would build out the rest of the roadway per the General Plan designation. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. The noise study does not show the need for additional sound walls or raising the Palmilla community wall. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Comment H-5: The developer is anticipating up to 5 fast food restaurants and area residents are concerned about blowing trash. Question: What are the developer’s plans to mitigate this issue or will it reside with each fast food establishment? We would like some assurances that a plan is in place and responsibility assigned. Response H-5: The project proposes up to 3 drive throughs which would not necessarily all be fast food restaurants. With this submittal, the applicant has not proposed any fast food drive through restaurants. The applicant has indicated that housekeeping to maintain first class standards will be incorporated within the CC & R’s. Comment H-6: As we all know, there are many empty storefronts and restaurants in La Quinta. In addition to the 5 fast food restaurants, the plans call for two free standing bank branches (5,000 and 6,000 sq. feet) with drive-through windows. A report on NBC showed that big banks are still shuttering their locations. Citigroup closed 7 percent of North American branches year over year. And they are looking to take up less space. Technology is dramatically changing how they do business with the ability to do more transactions by computer and phone. We are concerned that this plan is overly ambitious and may wind up with empty commercial storefronts, obsolete bank buildings, and shuttered or less than desirable fast food alternatives. Question: How does the developer plan to roll out the build-out? In addition to the Pavilions market, gas station and convenience market, what other buildings will be built first? Will any other structures be built without a firm commitment from a store, restaurant or bank? What will the empty “pads” look like as we wait for the future commitments? Response H-6: In addition to the market, fuel center and convenience market, the initial build-out will include Shops 1 along the north end of the development. In addition, all the infrastructure for the development including all perimeter street improvements, sidewalks and landscaping will be completed with the initial development. Any building area not included with the initial build-out will be treated with a dust control agent and dressed out with decorative ground cover. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment I-1: The prepared Initial Study is a biased document, since it was commissioned by the applicant and it is only considering the additional (approximate) 20,000 q.ft. that has been added to the project, since the approval of the original Specific Plan (SP) in 1999. Please note that the entire project and its cumulative impacts of building a full shopping center shall be consider, since the original SP was prepared in 1999, where there was no development within two (2) square mile of the project (please see the County of Riverside GIS maps from 1996 & 2011 or see attached). Response I-1: The Lead Agency determined that it was appropriate to consider the additional square footage added to the project as allowed by CEQA Section 15162 regarding subsequent environmental analysis. Since the project has already been approved previously and no substantial changes to the project were proposed, the analysis of the additional square footage was appropriate. Cumulative impacts were based on the analysis of the City’s 2035 General Plan since the project site is zoned and general planned for commercial use; therefore, the project would have been considered in the General Plan EIR. Comment I-2: Based on the Initial Study the traffic study was done in June 2017, and the traffic study refers to the preparation date as March of 2017 (page 14 of traffic study). Collecting the traffic data in June is not accurate, sine it is outside of the season and collecting the traffic data in March is not either, since it is at the tail end of the season. The traffic study is based on the first site plan that delineates an exit on Derek Allen; however, the final site plan does not show this exit. Therefore, the traffic study needs to be updated to show where the cars that "originally" were supposed to exit Derek Allen would go, what is their impact on the other driveway approaches (to and from the site), and on the overall site's circulation. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 The drive thru for building number two (2) shall be redesign. The proposed design will not work. The turning radius is too sharp and the space is very limited; therefore, the cares need do a three-point turn and back up into the main drive aisle in order to get to the drive thru. This will create a safety problem. Response I-2: The Mitigated Negative Declaration discussed the impacts of the closure of the Derek Alan Drive driveway. The closure has little to no impact on-site circulation or on- street circulation/access. A limited number of residents living in the surrounding residential neighborhood would be impacted by the closure since they would have to drive on arterial streets (Jefferson St. and Avenue 50) to access the project rather than being able to access the project directly from Derek Alan Drive. Regarding on-street circulation, it is unlikely that northbound Jefferson Street motorists destined to the Shopping Center would drive past the left-turn access driveway on Jefferson Street to turn on to Derek Alan Drive only to have to make another left-turn into the site. Likewise, it is unlikely that southbound Jefferson Street traffic would turn right in large numbers on to Derek Alan Drive in order to make a sharp left-turn to enter the far corner of the Shopping Center when they can just continue straight on Jefferson and make a right-turn at one of the other project driveways closest to their destination within the Center. The applicant will be conditioned to redesign the entry to the drive thru at Building 2. The plan does meet the minimum driveway width required of 12 ft. Comment I-3: The site proposes 14, 40-foot light poles. 40' is the height of a three and half story building. The proposed height is not acceptable for commercial centers that are abutting residential neighborhoods. Response I-3: The site is zoned for Community Commercial use which allows a maximum building height of 40 ft. The parking lot design standards in Municipal Code Section 9.150.100 state that light poles in the parking areas are allowed to be the same height as allowed in the underlying zone or 18 ft., whichever is greater. The light poles would be allowed to be 40 ft. per this section of the code. Additionally, the lighting plan for the project shows that there would be no light spillage onto surrounding properties. Comment I-4:The noise study states that: "It is assuming that the development will not operate through the night" (page 3 of noise study). This assumption is wrong, since based on the Specific Plan the convenience store will operate from 5:00 am to 12:00 (until midnight). Therefore, the proposed mitigation measures will not mitigate the noise pollution, since the mitigation measures only may reduce the noise during day and not addressing the noise during night. The noise data was collected from 4:50 pm to 5:50 pm on May 30, 2017 (page 5 of Noise Study). The data (table 2, page 9 of Noise Study) indicates that the noise level exceeds 50 db. (please note 50 db. is the acceptable noise level for sensitive land uses such as residential uses). Even with applying the mitigated measures, the noise level will exceed acceptable noise level (50 db.) for sensitive uses such as residential uses. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response I-4: The City’s Noise Ordinance shows that normal acceptable levels in residential areas are up to 60 dB. Noise limits are 65 dBA from 7 am to 10 pm. The hours of operation for the fuel center would be 7 a.m. to 10 p.m. The projected noise levels from the shopping center would not exceed the normal acceptable levels of 60 dBA or the noise limits in the City’s ordinance of 65 dBA. Additionally, the Mitigated Negative Declaration incorporated mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment J-1: Noise/light pollution/air quality • Light pollution from the 24 hour operation of a fuel center. • Noise levels from intercoms and drive through service windows. • Off hour and frequent deliveries to a large Pavilions market and restaurants will cause continuous disturbances for the adjacent residences. • Emissions from fast food restaurants and cars idling at drive through service windows will diminish the air quality. Response J-1: Impacts from noise, light pollution and air quality were considered in the project’s Mitigated Negative Declaration. The fuel center operating hours will be limited to the hours of 7 a.m. to 10 p.m. Additionally, the project’s lighting plan shows that there would be no light spillage onto surrounding properties. Mitigation measures will be implemented during project construction and operations to reduce impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Comment J-2: Traffic/telecommunication overload • Ave 50 and Jefferson intersection is already heavily traveled and the addition of 300+ cars will create an unsafe traffic egress due to the poorly planned location of the fuel center 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 • There is no transit stop nearby and vehicular traffic will intensify. • Both Avenue 50 and Jefferson are main access routes during festival season and events with high traffic congestion. • Existing telecommunication service in this part of La Quinta is already suboptimal and more development will add to an existing problem. Response J-2: The proposed project has been planned for in the City’s General Plan and was factored into the growth projections of the General Plan. The Mitigated Negative Declaration evaluated traffic impacts and incorporated Mitigation Measure TRAF-1 to reduce traffic impacts. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Additionally, the City continuously coordinates with Sunline Transit Agency to identify opportunities for transit stop locations. At this time, no transit stops are needed, however, that may change in the future. Telecommunication services are continuously being updated as available. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta Page 1 of 2 April 20, 2018 La Quinta – Renaissance Cheri L. Flores clflores@la-quinta.org Senior Planner City of La Quinta Planning Department 78495 Calle Tampico La Quinta, CA 92253 Dear Ms. Flores, As a resident of Renaissance at La Quinta, please accept my respectful opposition of the proposed Pavilion Palms Development on the corner of Jefferson and Ave 50 th. Although I appreciate the right of the builder to develop his commercially zoned property, I strongly oppose to the type of use and the potential negative impact on those neighborhoods surrounding the project as well as the City of La Quinta as a whole. The City of La Quinta’s General Plan 2035, among other things, aims to reduceair pollution and greenhouse gasses, to provide high quality community design, to promote efficient use of car, to advocate for expansion of other non-motorized means of transportation, to encourage transportation options that do not rely as muchonthe automobile, and to improve the health of residences by promoting healthy living practices. The proposed commercial project is upsettingly auto oriented. It is more suitable for the I-10 corridor or Highway 111, not a neighborhood community. The project (among other retail uses) is proposing 2 drive-thru fast food facilities, a late night gas station and mini mart selling alcoholic beverages similar to that proposed on the corner of Washington and avenue 50 a few years back, which was not approved. I do not believe you will find any type of similar development with a gas station, mini mart and fast food drive-thru restaurants off of the Hwy 111 corridor in La Quinta. I don’t believe this location should be the first for our beautiful City or neighbors. Concerns from our neighbors as it relates to noise, increased traffic and its impact on air quality; lighting from a late night gas station, minimart and fast food restaurants; possible increase in crime and an impacted view of the Santa Rosa Mountains are just a few reasons this project should be removed from consideration. Also, as we understand from our April 11th meeting which the developer himself attended, the proposed project does not meet the approved requirements in regards to square footage and density. As a result, an amendment to the approved additional environmental review is needed. K-1 LETTER K Page 2 of 2 Please note the developer has a shopping center within the City of Indio (Showcase at Indio Shopping Center). That center is not being maintained properly. The center is full of trash and debris, with vacant dirt pads that are partially covered with weeds. The trash enclosures are dirty and full of trash. The buildings’ paint is faded and 30% of the parking lot trees are either missing or dead. There are shops with boarded and broken windows. It should also be noted that the Center has not been completed since its approval on 2006 and there are still several empty pads including an empty anchor, SuperTarget, which closed over a year ago. During our meeting with the Developer on Wednesday April 11 th, he stated that he only has the Pavilions committed and once again we could end up with the same scenario as indicated above. Less than half occupied and dying landscape.We already have this at the closed Sam’s club location. An empty warehouse, closed gas station and dying landscape. I would like to add that approving this project, the way it has been proposed, will be a huge missed opportunity for the City of La Quinta and the community as whole. The Applicant does not live in our City or even in the Valley. The Applicant owns a great piece of commercial real estate in La Quinta and plans to build it for financial gain “ONLY”, without paying attention to the City’s General Plan and/or basic elements of urban planning. I find this project to be a public health and safety risk for the citizens and visitors of the great City of La Quinta. I do encourage you to review this proposal thoroughly and reject it to be re-designed and to conform to the City’s General Plan. Should you have any questions please feel free to contact me directly. Respectfully, Steven Cenicola 79963 Julee court La Quinta, CA. 92253 scenicola@thevintageclub.com  Cc: Linda Evans, Mayor of La Quinta Kathleen Fitzpatrick, Mayor Pro Tem Avail Property Management 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Steve Cenicola 79963 Julee Court La Quinta, CA 92253 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Cenicola: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment K-1: Concerns from our neighbors as it relates to noise, increased traffic and its impact on air quality; lighting from a late night gas station, minimart and fast food restaurants; possible increase in crime and an impacted view of the Santa Rosa Mountains are just a few reasons this project should be removed from consideration. Response K-1: The Mitigated Negative Declaration evaluated impacts regarding noise, traffic, air quality and lighting. Regarding noise, hours of operation in the center would be limited to 7 a.m. to 10 p.m. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Regarding traffic and air quality, Mitigation Measures will be implemented to reduce impacts to less than significant levels. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006: x All construction equipment shall be maintained in good operating condition, and shall be properly serviced and repaired as needed. ࿕ x Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be demonstrated to the Community Development Department that all construction equipment to be utilized shall be low emission, or how the use of low emission construction equipment is infeasible. x Low VOC paints, primers and coatings shall be required for all buildings on the project site. All paints shall be applied using either a high volume/low pressure spray or by hand. x The proposed project shall provide a bus turnout, shelter and associated improvements on Jefferson Street and on Avenue 50, unless Sunline Transit provides written confirmation-that no such turnout(s) or shelters are needed. x As required by the Municipal Code, the businesses operating within the proposed project shall conform to the Transportation Demand Management requirements in place at the time they begin operation. x Deliveries to the project site shall occur during off-peak periods. Mitigation Measures: AIR-1: Contractor is to implement at a minimum a 10-day painting schedule. AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. (added per request by South Coast Air Quality Management District) AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. (added per request by South Coast Air Quality Management District) Additionally, a lighting plan has been designed to result in no light spillage onto surrounding properties. Comment K-2: Also, as we understand from our April 11th meeting which the developer himself attended, the proposed project does not meet the approved requirements in regards to square footage and density. As a result, an amendment to the approved additional environmental review is needed. Response K-2: The applicant has prepared a Specific Plan Amendment and updated Mitigated Negative Declaration for the proposed project which addresses the increase in 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 square footage. The Mitigated Negative Declaration was circulated for public review March 23, 2108 through April 23, 2018. Additionally, the maximum Floor Area Ratio (FAR) allowed under the Community Commercial Zone is 0.30, which would allow up to approximately 162,000 square feet. The project proposes approximately 122,000 square feet, which results in a FAR of 0.22. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta    e"^-G@0e:6K0ce SWEIg gg B8WEg!IOW8[g,8LEOWg 'I0LL8Wg E\egO9g$0g)^EL\0g g 0II8g.0JSE3Og $0g)^EL\0ggg + g '0aEIEOLg'0IJ[g 80Wg %[g B8WEg!IOW8[g $'e 4X6WeL ]e 'PTDK9Ye !*GIe'QTCK9Xe *];63VGe<]de %*K.;Me=U,96e !*GIe4Z4S]e K1>*Ke)7FEXe *e#^>K]*e K1BOe L*/;6HF*e &5U\?16eL_K]de /BE[g I8\\8WgW8[SOL5[g\Og eO^Wg W8V_8[\g 9PWg 3OJJ8L\[g W8@1W5EL@g \B8gSWOSO[85g '0aEIEOLg ' 0 I J [ g IO30\85gOMg\B8g LOW\Bc8[\g 3OWL8WgO9g #8<8W[OLg,\W88\g 0L5g a8L^8gg cE\BELg \B8g$0g *^EL\0g.B8g ,^L$EL8g .W0L[E\g @8L3eg ,^L$EL8g [\0=g B0[g W 8 a E8c85g \B8g S W O F83\g 0 L 5 g O9;8W[g \ C 8 g 9 P IIOcEL@g 3OJJ8L\[g ,^L$EL8g [\0>[g 0[[8[[J8L\g 3OL3I_58[g \B8g SWOSO[85g SWOG83\g c E I I g B0a8g L O g E J S 0 3 \ g O L g \W0L[E\g [8XbE48[g (I80[8g H88Sg [\0=gEM?XJ86gO9g1Mfg 0TSXQa0I[g0N6 OWg 9_]`W8g 3B0LA8[g\Og ]D8gSZRUO[86g SWOF83\g[Ogc8g30Lg H88Sg0IIg 8dE[\EL@g 2^[g[\OS[g 0L5g [8WbE48[gWO_\8[g 3_WW8L\g  5 6 E \ EOL0IIegE9g \B8W8g E[g0gL885g :PWg\W0L[E\g [8WaE38g0L5 OWg \W0L[E\g0J8LE\E8[gELg\B8g:_\^W8g,^L$EL8 g[\0=gcEIIg 3OOW5EL0\8gE\g cE\Bg\B8g E\egO9g$0g)^EM\0 g ,BO^I7g eO_g B0a8g V_8[\EOL[gOWg 3OL38WL[gW8@0W5EL@g \BE[g I8\\8WgSI80[8g 3OL\03\gJ8g0\g         g8d\ g g .W0L[E\gOJK^LE40\EOL[g ,8WaE38g ,S83E0IE[\g 33g $0^Y8Lg,HEa8Wg"8M8W0Ig&0L0@8Wg ,\8SB0LE8g-^WE8Ig 8S^\egBE89gO9g5JELE[\W0\EOLg   e +RRce G@`6Re(R+@Ge (;N^[+K2e "+GJ[e +G@8NSK@+e   e ";NK6e    e +be    e aaa[^KGAK6NR:e L-1 LETTER L 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Anita Petke, Transit Communications Service Specialist 32-505 Harry Oliver Trail Thousand Palms, CA 92276 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Anita: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment L-1: SunLine staff’s assessment concludes the proposed project will have no impact on transit services. Please keep staff informed of any approvals and/or future changes to the proposed project so we can keep all existing bus stops and services routes current. Additionally, if there is a need for transit service and/or transit amenities in the future, SunLine staff will coordinate it with the City of La Quinta. Response L-1: Thank you for your comments. The City will continue to work with Sunline on transit service coordination. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 Final MND Revisions in Response to Comments Received Revisions have been made to the text of the Draft MND in response to comments received during the public review period from South Coast Air Quality Management District regarding air quality mitigation measures. The following mitigation measures will be added to the MND in order to reflect typical practices that have been updated since the previous MND was certified in 1999. The addition of this text does not constitute a substantial revision per Section 15073.5 (c)(1) of the CEQA Guidelines. All revisions to the Draft EIR are done with new text being underlined, and deleted text stricken through. Text to be added to Section 4-III Air Quality, Mitigation Measures, page 25 and to Section 5, Summary of Mitigation Measures, page 80: AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. Project Information CASE NUMBER: SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 ENVIRONMENTAL ASSESSMENT 2017-0006 APPLICANT: LUNDIN DEVELOPMENT COMPANY PROPERTY OWNER: BLP DESERT & BL2 CA LIMITED PARTNERSHIP REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO THE FAIRWAY PLAZA SPECIFIC PLAN, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT 2017-0009 TO DEVELOP A 125,000 SQUARE FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SF SUPERMARKET WITH ASSOCIATED FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET APN: 602-180-004 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: COMMUNITY COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL RENAISSANCE COMMUNITY SOUTH: LOW DENSITY RESIDENTIAL PALMILLA COMMUNITY EAST: LOW DENSITY RESIDENTIAL RENAISSANCE COMMUNITY WEST: SHOPPING CENTER IN THE CITY OF INDIO ATTACHMENT 1 Site Photos View of site from Jefferson Street and Avenue 50 intersection View to the north along Jefferson Street ATTACHMENT 2 Site Photos View of Citrus Plaza to the east View of homes (Renaissance) to the northwest Site Photos View of homes (Renaissance) to the west View of homes (Renaissance) to the west along Avenue 50 Site Photos View of Palmilla Development to the south View of Avenue 50 towards the Palmilla and Renaissance entries AMENDMENT 2 TITLE PAGE REPLACED   n [this page left intentionally blank] Fairway Plaza Shopping Center Specific Plan Amendment #2 La Quinta, CA Original Approval: Specific Plan No. 98-034 La Quinta City Council Resolution 99-63, Adopted May 18, 1999 Amendment No. 1 - 98-034 Amended Adopted September 19, 2002 Amendment No. 2 Adopted _______ Applicant Lundin Development Company 16400 Pacific Coast Highway, Suite 207 Huntington Beach, California 92649 Preparer: Jericho Systems, Inc. 47 N. First Street, 1st Street Redlands, CA 92373 (909) 307-5633 Amendment #2 Prepared March 2018 [this page left intentionally blank] City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan Page ii TABLE OF CONTENTS 1 SUMMARY............................................................................................................................1 1.1 Purpose.......................................................................................................................2 1.1.1 Relationship to the General Plan....................................................................2 1.1.2 Relationship to Zoning...................................................................................3 1.2 Specific Plan Summary..............................................................................................4 1.2.1 Project Summary............................................................................................4 1.2.2 Project Objectives..........................................................................................4 1.2.3 Project Characteristics ...................................................................................4 1.2.4 Master Design Theme....................................................................................5 2 MASTER PLAN....................................................................................................................6 2.1 Project Description.....................................................................................................6 2.2 Grading ......................................................................................................................6 2.2.1 Undeveloped Land.........................................................................................6 2.2.2 Flood Protection.............................................................................................7 2.3 Drainage.....................................................................................................................7 2.3.1 Drainage Plan Description.............................................................................7 2.4 Water..........................................................................................................................6 2.4.1 Water Service Description.............................................................................6 2.5 Sewage Disposal........................................................................................................6 2.5.1 Sewer Service Description.............................................................................6 2.6 Utilities.......................................................................................................................6 2.6.1 Existing Utilities............................................................................................6 2.6.2 Underground Utilities....................................................................................7 2.7 Circulation..................................................................................................................7 2.7.1 Project Area Background...............................................................................7 2.7.2 Circulation Description..................................................................................7 2.7.3 Public Transportation.....................................................................................8 2.7.4 Street and Traffic Improvements...................................................................8 2.7.5 On-Site Traffic Circulation Plan .................................................................10 2.7.6 Construction/Financing of Improvements ͒..............................................11 2.8 Signage.......................................................................................................................9 2.9 Landscape Concept....................................................................................................9 2.9.1 Development Standards...............................................................................10 2.10 Maintenance of the Shopping Center.......................................................................12 3 SPECIFIC PLAN ................................................................................................................13 3.1 Land Use..................................................................................................................13 3.2 Cultural/Archaeology...............................................................................................13 3.2.1 Tribal Consultation, SB18 and AB52..........................................................13 3.3 Paleontology ............................................................................................................14 3.4 Environmental..........................................................................................................15 3.4.1 Air Quality...................................................................................................15 3.4.2 Greenhouse Gas...........................................................................................16 3.4.3 Noise............................................................................................................16 3.4.4 Trash Recycling...........................................................................................17 3.5 Zoning......................................................................................................................17 City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan Page iii 3.5.1 Zoning Standards.........................................................................................17 3.5.2 Deviations from Zoning Code .....................................................................17 3.5.3 Permitted Uses.............................................................................................20 3.6 Specific Design Features..........................................................................................21 3.6.1 Screen Wall..................................................................................................21 3.6.2 Screening of Rooftop Equipment.................................................................21 3.6.3 Utility Enclosures.........................................................................................21 3.6.4 Cart Storage .................................................................................................21 3.6.5 Exterior Lighting..........................................................................................21 3.7 Property Rights........................................................................................................22 3.8 Administration.........................................................................................................23 FIGURES Figure 1 Site Plan ATTACHMENTS Attachment 1 Lighting Plan Attachment 2 Preliminary Landscape Plans Attachment 3 Preliminary Grading Plans Attachment 4 Conditions of Approval Fairway Shopping Center Specific Plan City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan Page i Fairway Plaza Shopping Center Specific Plan Amendment No. 2 Pavilion Palms Shopping Center (Project renamed) CITY OF LA QUINTA City of La Quinta, PO Box 1504, La Quinta, CA 92253-1504 City Council Linda Evans, Mayor Kathleen Fitzpatrick, Mayor Pro Tem John Peña, Council Member Robert Radi, Council Member Steve Sanchez, Council Member Planning Commission Paul Quill (Chair) Kevin McCune (Vice Chair) Michael Proctor, Commissioner Mary Caldwell, Commissioner Robert "Bob" Wright, Commissioner Philip Bettencourt, Commissioner Loretta Currie, Commissioner City Staff Frank J. Spevacek, City Manager and Interim Design and Development Director [this page left intentionally blank] City of La QuintaSDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific PlanPage iiInsert site planFigure 1Site PlanPaPPPaaaagegegegeeeeiiiiiiiiiiiInsert site planFigurerererererererererereeeererereeerereereeeeeerererereeereeeeeeereerereeeeereeeeereererrerrereererereee 11111111111111111111111111111111111111111111111111111SSSSSiiiSiSSSiiSiSStePPPPPPPPllllllllanEXHIBIT REPLACED IN AMENDMENT NO. 2 [this page left intentionally blank] City of La QuintaSDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific PlanPage iii [this page left intentionally blank] City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 1 1SUMMARY In May 1999, the City of La Quinta approved the Rancho Cielo Shopping Center Specific Plan and associated parcel map, proposed by Lundin Development. The Specific Plan identified the development of 111,000 square feet of a supermarket-anchored shopping center with an associated fuel center and adjacent pads for retail and restaurant uses on 12.5 acres at the northwest corner of Jefferson Street and 50th Avenue. The parcel is designated and zoned for Community Commercial (CC) use. The Specific Plan approval included the adoption of a Mitigated Negative Declaration under the California Environmental Quality Act (CEQA). In 2002, an amendment to the Specific Plan (renamed to Fairway Plaza Shopping Center) was adopted that identified approximately 100,460 square feet of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses. To date, Lundin Development has yet to construct the Project. On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for its 2035 General Plan (SCH# 2010111094) which included the impacts of adding to commercial uses within the City, including the approved Fairway Plaza Shopping Center Specific Plan. A Statement of Overriding Considerations was also adopted for environmental impacts that could not be mitigated to a level below significance for: Air Quality, Greenhouse Gas, and Traffic (Resolution 2013-009). In 2018, the Lundin Development is requesting Amendment No. 2 to the Fairway Plaza Shopping Center Specific Plan to construct 125,800 square feet of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses. The Project under Amendment 2 will occur on the same 12.5-acre site at the corner of Jefferson Street and 50th Avenue, within the same area of the previously-approved Specific Plan, with uses similar to that which were already identified. Highlights of Amendment No. 2 include the following: x Renames “The Fairway Plaza Shopping Center” to the “The Pavilion Palms Shopping Center” x Adds 25,340 square feet of retail and ancillary uses similar to that which was previously approved. x The supermarket anchor tenant has changed from Albertsons to Pavilions x Eliminates references to components of the Project that have already been constructed between 1999 to date (i.e., such as the retaining wall between the commercial parcel and residential area and the requirement for a retention basin for residential area, both of which have been constructed) x Identifies changes in ingress/egress (i.e., two driveways in Avenue 50 instead of one, and the elimination of the access from Derek Alan Drive) x Stormwater will be managed by an underground system, instead of open retention basins. x The architectural components have been revised from Spanish/Mediterranean to Contemporary. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 2 1.1 Purpose The purpose of this Specific Plan Amendment No. 2 is to provide an overview and analysis of the proposed Project for the property located at the northwest corner of Avenue 50 and Jefferson Street. The subject site in this report shall be referred to as the "Fairway Plaza Shopping Center." Additionally, this document augments the City's Zoning Code in terms of establishing permitted uses and setting forth particular design guidelines and development standards that are unique to the developer and anchor tenant..It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. The Conditions of Approval as approved for the original Specific Plan by the City of La Quinta are contained within Appendix "A" and as approved development standards, are incorporated by reference. 1.1.1 Relationship to the General Plan The development of the Fairway PlazaPavilion Palms Shopping Center will be implemented to carry out the goals and policies contained in the General Plan. All development within this Project will be consistent with the provisions of the CC ("Community GC ("General Commercial") General Plan designation. Among the important provisions of the General Plan, which will be implemented upon the development of this Project, are the following: Land Use The proposed Project is consistent with the CCGC General Plan designation for this site. The Project represents approximately 0.22 FAR ([Floor Area Ratio] gross floor area ratio ("FAR"), which describesof all buildings divided by the average building floor area to net site area, is 0.187,),or 18.72%. The shopping center will be comprised primarily of retail businesses to serve the needs22 percent, which is consistent with the CC Zoning designation of a multiple neighborhood area.0.30 Maximum FAR.Tenants will include a grocery supermarket, drug store with pharmacy and associated fuel center, retail shops, drive-thruand restaurants, professional services and office uses, and an automobile with drive-through service station. These uses are consistent with those outlined for the CommunityGeneral Commercial designation. Additionally, walking, bicycling, and public transit will be encouraged by the design features of this Project. Circulation The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City of La Quinta. The Fairway PlazaPavilion Palms Shopping Center will widen and/or improve adjacent portions of both Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan standards. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 3 Roadway Image Corridors In addition to roadway improvements, the Project will implement special roadway corridor improvements consistent with the unique character that the City of La Quinta requires. Improvements will include pedestrian walks, street name signs, and landscaping consistent with the themes suggested by the General Plan. 50th Avenue 50, being a secondary image corridor, will incorporate the appearance of low profile, indigenous canopyscreening type trees, limiting palm trees to node areas and shrubs (i.e., main entries and street intersections).oleanders). Water Quantity and Quality This Specific Plan outlines the use of drought tolerant planting and irrigation techniques,and incorporates a grading concept designed to retain storm water on-site as required by the City of La Quinta as per Condition No. 23 of the original Conditions of Approval of this Specific Plan. The Project is subject to regional and local regulations, including the need for an SWPPP under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity (Construction General Permit) (Order No. 2009-0009-DWQ, NPDES No. CAR000002). In addition, the City requires a grading permit for all developments that would require grading. Compliance with SWRCB’s General Construction Activity Stormwater Permit regulations requiring a SWPPP, and the grading permit required by the City would ensure water quality standards are not exceeded. The Project will create an impermeable surface over much of the entire site when complete. This can increase the potential for pollutants to occur in surface water primarily be from cars parked in the parking lot leaking fluids. However, the Project includes an underground system to collect all of the stormwater runoff from the Project site. A Water Quality Management Plan (WQMP) is proposed to be developed for the Project that will identify Best Management Practices for maintenance of the system. 1.1.2 Relationship to Zoning The development of this Project will be consistent with the purpose and intent of the Community Commercial zone. As stated above, this document augments the City's Zoning Code in establishing permitted uses and setting forth particular design guidelines and development standards that are unique to the developer and anchor tenant..It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. As noted above in Section 1.1, the original Conditions of Approval as approved for this Specific Plan are contained within Appendix "A" and are incorporated by reference. For further discussion of zoning see Section 3.5 of this Specific Plan. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 4 1.2 Specific Plan Summary 1.2.1 Project Summary The proposed Fairway PlazaPavilion Palms Shopping Center Project is a 12.5 -acre site located at the northwest corner of Avenue 50 and Jefferson Street. This site is immediately adjacent to the City limits of the City of Indio and will provide approximately 100,460125,800 square feet of retailmixed-use commercial space with accommodating parking and landscaping areas. The Pavilion Palms Shopping Center will widen and/or improve adjacent portions of both Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan standards. The Project will implement special roadway corridor improvements consistent with the unique character that the City of La Quinta requires. Improvements will include pedestrian walks, street name signs, and landscaping consistent with the themes suggested by the General Plan. Avenue 50, being a secondary image corridor, will incorporate the appearance of screening type trees and shrubs (i.e., oleanders). 1.2.2 Project Objectives This Project has been developed to provide retail and commercial space that will be easily available to the majority of people in the eastern and central Coachella Valley. The Project will provide additional retail shopping facilities, drive-thru restaurants, and a service station that in addition to accommodating La Quinta residents, will also serve the needs of residents from Palm Desert, Bermuda Dunes, Indian Wells, La Quinta, Indio, and beyond. 1.2.3 Project Characteristics Based on additional preliminary studies of the Fairway PlazaPavilion Palms Shopping Center Project, the following conclusions have been drawn: • The site has unencumbered direct access via Jefferson Street, from Interstate 1Oto10 to Avenue 50. • The subject parcel, located on a corner, draws special advantages with direct access to both Avenue 50 and Jefferson Street as arterials.͒Both the required zoning and general plan designation allow for this development on this site..͒ x Both the required zoning and general plan designation allow for this development on this site. • This Project will place a commercial development of a viable size which could be absorbed by the area market located near the perimeters of the City of La Quinta, thus providing the City the opportunity to additionally draw from the greater Indio market area with its concentration of stable, year-round resident families.͒ Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 5 1.2.4 Master Design Theme La Quinta includes a mixture of building types built over various time periods, and with a variety of architectural styles. Development includes structures built in the early twentieth century, and new master-planned communities built within the last decade. Architectural styles include those typical of Spanish Colonial, Mediterranean, Tuscan, and Modern styles. Spanish Colonial architecture is the most prevalent style used in La Quinta, and examples include the La Quinta Resort & Spa and Old Towne in the Village. The Fairway PlazaPavilion Palms Shopping Center is designed in a traditional Spanish Mediterranean architectural style using arched colonnades with tile roofsContemporary that will generally utilize traditional materials such as glass, wood, brick, and various metals. Additional architectural elements such as textured finishes, roundels, accent tile and raised trellises will be used to provide further details and interest, thus further enhancing the individual buildings and the quality appearance of the shopping center in general. The landscaped setbacks along Avenue 50 and Jefferson Street will incorporate meandering sidewalks with Americans with Disabilities Act (ADA) access as well as landscaping that will include a variety of trees, shrubs and flowers, which accompanied by the parking lot landscaping, should provide an inviting atmosphere to draw shoppers to the center. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 6 2 MASTER PLAN 2.1 Project Description The Fairway PlazaPavilion Palms Shopping Center will provide approximately 100,460125,800 square feet of restaurant,/retail commercial space when complete. The Project consists of one combinationwill be anchored by Pavilions grocery store/with a pharmacy, "Albertsons-Sav-On", as the major anchor, with 57,560 that will occupy 63,000 square feet.Albertsons will combine the sale of groceries with the off-sale of beer, wine and hard liquor, and a drive thru pharmacy. There are also sevenAdditionally, 11 other proposed retail buildings, each ranging from 2,2003,000 to 8,50011,700 square feet each. These will contain a variety of retail uses including two drive-thru, will be occupied by restaurants and an automobile service station and possibly a car wash. (The developer understands that a Conditional Use Permit will be necessary for the automobile service station)., banks, and retail units, as well as a fuel center/convenience market that is associated with the Pavilions.Parking for at least 474 cars, includingincludes 579 stalls, which includes compact and handicap spaces will be provided.. 2.2 Grading The grading plan will conform to the recommendations of the soilsgeotechnical report and prepared for the site in 1998 and updated in 2017 (Landmark Geo-Engineers and Geologists, August 25, 2017). The site is relatively flat and contains sparse desert scrub. Soil balancing will be certified as adequate by a soils engineerused during grading so that there will be no soil import or engineering geologistexport. The desert scrub brush on site will be removed or buried depending on size and type. 2.2.1 Undeveloped Land Graded, undeveloped portions of the site anticipating future construction will be maintained to prevent dust and blows and nuisances. These undeveloped portions of the site shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Design and Development DepartmentCommunity Development and Public Works Departments. As per Condition No. 22 of the original Conditions of Approval for this Specific Plan, (Attachment 4),prior to occupation of the Project site for construction purposes, the applicant will provide for City approval a fugitive dust control plan prepared in accordance with Chapter 6.16 of the La Quinta Municipal Code, and the applicant will furnish security to the City in a form deemed acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 7 2.2.2 Flood Protection According to the August 19, 1991 Flood Insurance Rate Map published by the Federal Emergency Management Agency ("FEMA"), this Project site is not located within a designated flood hazard zone. 2.3 Drainage 2.3.1 Drainage Plan Description Project site is situated on the north side of Avenue 50 and west of Jefferson Street. The southeast portionentire parcel is generally flat with the remainder of the parcel consisting of natural and man-made, graded dunes. The topography is, slightly irregular,with a general gradient sloping to the south and the east. The storm water runoff from the parking area will generally sheet flow to the east and the southeast. The points of flow concentration will be picked up in the future underground storm drain system that will terminate in an on-site retention basins.,.underground storage system.The design of the development shall not cause any increase in flood levels or frequencies in any area outside the development. Storm water falling on site during the peak 24-hour period of a 100- year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the right-of-way of the adjacent public streets. Flows in excess capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 9 Slopes shall not exceed 3:1 within the basin or the landscape area unless otherwise approved by the City Engineer. Retention facility design was based on an extensive drainage study performed by Warner Engineering. The purpose of this study was to model the 100-year, 1, 3, 6, and 24- hour events, then route the flows to retention basins using the City's required percolation rate. The event generating the greatest water volume was used as the design for onsite retention basins. Criteria for the study was based on the Hydrology Manual of the Riverside County Flood Control and Water Conservation District manual and the City of La Quinta standards. 2.3.2 Conceptual Grading and Drainage Plan (see accompanying exhibit) 2.3.3 Typical Section of Retention Basin (see accompanying exhibit) Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific PlanFebruary 19, 2002 [this page left intentionally blank] (;+,%,75(029(',1$0(1'0(1712 [this page left intentionally blank] Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 6 2.4 Water 2.4.1 Water Service Description Based on preliminary discussions with the Coachella Valley Water District ("CVWD"), this development will take water service from an 18-inch water main located in Avenue 50. The water main comes through Tract No. 29858 and terminates in Avenue 50 approximately 250-300 feet west of Jefferson Street. Water service will be provided by CVWD has required that via an 18-inch water main be constructed in Avenue 50 along the project frontage. Installation of and a 24-inch main in Jefferson Street along. The CVWD reviewed the Project and identified that it could serve the Project frontage will also be required, terminating at with the north boundaryexisting water and entitlements (CVWD, October 5, 2017). The CVWD identified that the Project lies within the study area of the 2010 Water Management Plan Update. The CVWD identified that the groundwater basin in the Coachella Valley is in a state of the site. The timingoverdraft, and each new development contributes incrementally to the overdraft. CVWD identified that its Water Management Plan is in place to reduce overdraft and identifies specific actions for completion of this 24-inch water system for Jefferson Street will depend upon future developments as they are proposed, and will provide a backup water supply for this project at that time.reducing overdraft. The CVWD identified that the Project must comply with elements and actions described in the plan. 2.5 Sewage Disposal 2.5.1 Sewer Service Description Based on discussions with CVWD, this development will connect to a proposed sewer main in Avenue 50. If that main is not yet available when this development is constructed, the developer will construct or participate in the construction of a temporary connection to an existing sewer main located in the Citrus development, approximately one quarter mile south of Avenue 50.trunk line that runs through the site. 2.6 Utilities 2.6.1 Existing Utilities To ensure optimum placement for aesthetic, as well as, practical purposes, the developer shall obtain the approval of the City Engineer for the location of all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves and telephone stands. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 7 2.6.2 Underground Utilities In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The developer shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. 2.7 Circulation 2.7.1 Project Area Background Being located at the northwest corner of the Avenue 50 and Jefferson Street intersection, the Project site serves a central location as an important link, via Jefferson, from Interstate 10 to southwest Indio and the City of La Quinta. The Coachella Valley Association of Governments ("CVAG") in conjunction with the City of La Quinta is currently in the process of redesigning Jefferson Street to the ultimate 120-foot wide right-of-way. Widening work is anticipated to precede the development of the Fairway Plaza Shopping Center. 2.7.2 Circulation Description In accordance with the City of La Quinta design policies, and as shown on the Off-Site Traffic Circulation Plan Exhibit, the Fairway Plaza Shopping Center is proposing the following circulation pattern: Major customer traffic access will be via two primaryThe previously approved Fairway Specific Plan identified four access points located : two from Jefferson Street, one from Avenue 50 and one from Derek Alan Drive. This Specific Plan amendment revises the site access plan to four driveways: three limited-access (no left-turns out) driveways and one full-access unsignalized driveway on Avenue 50, approximately 610440 feet to the west of the intersection at Avenue SO/Jefferson Street on Avenue 50, and 620 feet to the north of the Avenue SO/center line of the Jefferson Street intersection on signalized intersection. The access from Derek Alan Drive has been eliminated in this current plan. Stop signs will be provided within the interior parking lanes at the intersections with the major through lanes and at the driveway intersections with Avenue 50 and Jefferson Street. An additional driveway allowing only right turn-in and right tum-out movementsThis will alsoensure inbound traffic has a continuous, uninterrupted flow into the parking lot. It should be provided on both Jefferson Street and Avenue 50. In addition tonoted that the above access directlyone driveway into the shopping center, the entry off of Jefferson Street into the future residential subdivision, which will be to the north and west of the commercial center, will also allow for entry from Derek Alan Drive, as previously identified on the previously-approved Fairway Specific Plan, has been removed with this current proposed Amendment No. 2. The Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 8 previously-approved Fairway Plaza Specific Plan had included a driveway from Derek Alan Drive to the shopping center. as a convenience to the residents in the residential development. However, due to resident concerns regarding unwanted traffic in the neighborhood after the residential development was constructed, the driveway access from Derek Alan Drive has been eliminated from the “Pavilion Palms” Project as amended. For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the street shall be provided with stop signs. Additionally, the driveways leading to the street shall be provided with stop signs which will insure inbound traffic a continuous, uninterrupted flow into the parking lot. Two (2) additional approaches have been added as part of this Specific Plan Amendment. The revised building layout reflects the addition of two approaches on the Avenue 50 frontage, one to serve Parcels 1 and 2 directly (with a deceleration lane, right turn in and right turn out) and a one-way exit (right turn out only) located on the far west side of Parcel 1 for emergency vehicles only. The previous layout would have relied excessively on the approach situated immediately east of Parcel 2. The revised layout helps relieve this problem by reducing the concentration of traffic from the single driveway. This arrangement also accommodates the concerns of the Fire Department by creating an exit- only drive to accommodate oversized fire vehicles. Furthermore, the previous layout had insufficient turning radii, which would have obstructed the ability of responding fire vehicles to maneuver on the site, especially when exiting the parking lot. 2.7.3 Public Transportation Bus waiting shelters shall be provided as required when street improvements are installed, as approved by Sunline Transit and the Public Works Director. The SunLine transit agency provides bus service in the region. However, SunLine currently provides no service within proximity to the Project site, and the closest bus stop is located approximately 1.5 miles from the Project, at Washington and Avenue 50. The Project includes non-meandering sidewalks along the perimeter, and interior sidewalks offer ADA-compliant access to the perimeter sidewalks. Therefore, the Project can accommodate transit, pedestrian and bicycle facilities in the future. 2.7.4 Street and Traffic Improvements 2.7.4.1 Minimum Street Improvements The developer will be responsible for the following street improvements: x Jefferson Street - Major Arterial: 51 feet of southbound travel improvements accommodating half of a raised landscaped median, three traffic lanes with widths of 12, 13, and 14 feet, a 5-foot bike lane, and a sidewalk. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 9 x Jefferson Street – a sidewalk and minor relocation of the existing “pork chop” left turn median that serves the existing Ralph’s shopping center east of Jefferson Street as well as the Pavilions Palms Shopping Center. x Avenue 50 - Primary Arterial: 38 feet of westbound improvements accommodating half of a raised landscaped median, two through traffic lanes,left turn stacking and a 5'deceleration lane, a 5-foot bike lane and a sidewalk.͒ x Traffic Signals: Jefferson Street Uat Avenue 50 - All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. x Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the Public Works Director. The Public Works Director may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices.͒ 2.7.4.2 Access Points Access points and turning movements of traffic shall be restricted as follows: x The eastern driveway on Avenue 50 - One 30-foot wide right-in/right-out drive centered, approximately 4406 feet west of the centerlinecenter line of the Jefferson Street and one 40-foot wide right-in/right-out drive, which also allows a left turn into the project, centeredintersection, will allow for full movement of both left and right turns onto Avenue 50 thereby providing users access to points east of the Project. Shared left-turn and right-turn markings are specifically outlined in Chapter 3 of the California Manual on Uniform Traffic Control Devices (CAMUTCD) and such movements are generally allowed at many corner gas stations throughout Southern California. x The westerly driveway on Avenue 50,approximately 610745 feet west of the centerlinecenter line of the Jefferson Street, or as approved by the City Engineer. In addition to these two entries, a third 30-foot wide right-in/right out drive has been added to provide entry to serve Parcels 1 and 2 directly and thereby relieving excessive traffic exiting and entering for the main shopping center. An emergency exit intersection, will be restricted to right turns only drive has been added to accommodate the concerns of the Fire. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 10 Department by creating an exit-only drive and also providing sufficient turning radii for oversized fire vehicles. x Jefferson Street - One 30-foot wide right-in/right-out drive centered approximately 41O350 feet north of the centerline of Avenue 50, and one 4026-foot wide right-in/right- out drive, which also allows a left turn into the Project site centered approximately 6240 feet north of the centerline of Avenue 50, or as approved by the City Engineer.. x Entry street to the residential subdivision, north of commercial center - one 30-foot wide left-right-in/left-right-out drive centered approximately 230 feet from the centerline of JeffersonStreet. 2.7.4.3 Access Drive Aisles The main traffic drive aisle leading into the shopping center from Avenue 50 will provide an access way of 146 feet. The second drive aisle from Avenue 50 has been designed to provide an access way that is approximately 50 feet in length. Because Section 9.150.080 of the Zoning Code, requires a length of 90 feet, this is obtained by adding and additional right turn lane or referred to as a deceleration lane which will be provided. The third drive aisle will further relieve traffic flowing in and out of the shopping center. A deceleration lane will also be provided to adequately mitigate any ill effects of the shorter access way lengths. The easterly drive aisle from Avenue 50 has been designed to provide a 130-foot throated curb along its west side and a 50-foot throated curb along its east side. A dedicated 90-foot deceleration lane is provided along the incoming approach east of this drive. 2.7.4.4 Improvement Appurtenances Improvements shall include all appurtenances such as traffic signs, channelization markings and devices and street name signs. 1.1.1.1 Off-Site Traffic Circulation Plan (See accompanying exhibit) 2.7.5 On-Site Traffic Circulation Plan (See accompanying exhibit) 1.1.1.2 Construction/Financing ofImprovements Depending on the timing of development of this Specific Plan area and the status of the off-site improvements at that time, the developer may be required to construct the improvements, to reimburse the City or others for the cost of the improvements, to secure the cost of the improvements for the construction by others at a later date, or a combination of these methods. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 11 Site access is provided by to two Primary driveways, one each off Jefferson and Ave 50. The Primary driveway on Avenue 50 offers full turning movements and aligns with the main north/south traffic lane along the front of the Pavilions that distributes traffic to the drive isles within the main field of parking. The secondary driveway on Avenue 50 is right turn in, right turn out only, and provides secondary ingress and egress. The Primary driveway from Jefferson restricts left turn exits, and allows right turns in and right turns out, along with left turns into the site. This Primary driveway intersects the two main north/south internal traffic lanes that distributes traffic to the drive isles within the main field of parking along with the out-parcel parking areas. The secondary driveway on Jefferson is right turn in and right turn out only and provides for secondary ingress and egress. Figure 1 also identifies the on-site truck circulation. 2.7.6 Construction/Financing of Improvements ͒͒ If the developer is required to construct improvements for which this document only obligates a share of the cost, the developer may seek reimbursement of the remaining cost from the City or from adjacent developments, as appropriate, under the City's reimbursement policy. (;+,%,75(029(',1(;+,%,7 [this page left intentionally blank] (;+,%,75(029(',1(;+,%,7 [this page left intentionally blank] Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 9 2.8 2.8 Signage A required sign program, as required per Resolution No. 99-63, was will be submitted and approved by the Design and Development DepartmentCommunity Development Director in April of 2001. 2.8.1 2.8.1 Signage Locations (See accompanying exhibit) 1.1.1.3 2.8.2.1 Building Sign Locations (See accompanying exhibit) 2.8.2 Major Tenant Sign Details (See accompanying exhibit) 2.8.3 Shop Sign Details x priorPurpose: To identify tenant x Quantity: One per lease area frontage Size: One (1) square foot per lineal foot lease frontage to amaximum of 50 square feet, with the sizeproportional tothefacade ofthebuilding onwhich itismounted.construction. x Design: Letter style andcolor to be determined by tenant, andapproved bythe City of La Quinta. x Ancillary signs: Maximum of three (3) information signs on the Albertsons building without further approval for additional signs. As per Specific Plan Condition No. 5 of the Final Conditions of Approval approved as per Council Resolution No.99-63 "Ancillary signs shall be defined as those identifying products not typical of a food store, such as a bank or one-hour photo." 2.8.4 Monument Sign (See accompanying exhibit) 2.8.5 Store Identity Sign (See accompanying exhibit) 2.9 Landscape Concept The Fairway PlazaPavilion Palms Shopping Center will be landscaped following an agrarian theme which will emphasize the use of both palm trees and citrus in groupings. This project lies within a predominately agricultural area which consisted mainly of citrus groves and date orchards in the past. Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 10 The goal of this design theme is to blend with the surrounding plant palette. Plant material selection will be based on this theme, as well as appearance, low maintenance requirements, climatic suitability and tolerance to local conditions. Palm trees will be used for accenting project features limited to node areas of main entries and street intersections, and canopy trees will be used in parking areasevenly spaced to provide shade. As per Condition No. 37 of the original Conditions of Approval approved for this Specific Plan, upon submission of the first site development permit or conditional use permit, whichever comes first,a dramatic street view statement along with 50 percent shading within the field of parking. A preliminary landscape plan will beis submitted for City as part of this Amendment which is attached (see Attachment 2).Planning Commission review and approval. The plans include the entire perimeter of the center, retention basin, parking lot area, and the area immediately around the buildings proposed under the permit. The sizes of the proposed trees are included within the plans approved by the City Planning Department, by caliper sizes per accepted industry standards. The plans include the location of permanent cart return corrals proposed for use. 2.9.1 Development Standards Landscaping for the Fairway PlazaPavilion Palms Shopping Center shall comply with the zoning code requirements and the "General Landscaping Guidelines and Irrigation System Design Criteria" by the Coachella Valley Water District. As per original Condition of Approval No. 35 of this Specific Plan, the landscape plans as developed for the shopping center, were reviewed and approved by the Community Development Department in April of 2001.a landscape plan is provided as part of this amendment. As per Condition No. 21 of the original Conditions of Approval for this Specific Plan, efforts will be employed to minimize differences in elevations at abutting properties and between separate lots within the shopping center. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage where the differential will not exceed five feet. Alternatively, if compliance with this requirement is not feasible, the City of La Quinta will consider and may approve viable options intended to minimize safety concerns, maintenance difficulties, and neighboring-owner dissatisfaction with the grade differentials. 2.9.1.1 Landscape Shading Requirements for Parking Lots The shade trees in the parking areas will be a variety that will provide shade coverage over 50 percent of the parking area within 15 to 20 years from installation. 2.9.1.2 Landscape Maintenance Responsibility for the maintenance of the common landscape areas within the development shall be stipulated in the conditions, covenants, and restrictions ("CC&R's") developed for the shopping center, or other enforceable mechanism satisfactory to the City of La Quinta. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing trees shall be replaced within 30 days. (;+%,75(029(',1$0(1'0(1712 (;+,%,75(029(',1$0(1'01(712 (;+,%,75(029(',1$0(1'0(1712 &;+,%,750(29(',1$0(1'0(1712 [this page left intentionally blank] (;+,%,75(029(',1$0(1'0(1712 (;+,%,75(029(',1$0(1'0(1712 Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 11 2.9.1.3 Landscape Development Standards Landscaping shall be provided within the landscape setback and retention basins along Jefferson Street and the setback area along Avenue 50. The following standards shall be utilized within the landscaped areas of the Project site: x Slopes: Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape areas outside the right-of-way unless otherwise approved by the City Engineer. x Finger Islands: A minimum of six feet wide x Tree Size: All 24-inch box trees shall be a minimum orof 4-inch in diameter as measured 12-inch from grade. All 24-inch box trees shall be a minimum of 2-12 to 3-inch in diameter as measured 6-inch from grade. Approved landscape plans will include caliper sizes per accepted industry standards..͒ x Irrigation: Landscape areas shall have a permanent irrigation system meeting the requirements of the City Engineer, with no lawn or spray irrigation within 18 inches of curbs along public streets. x Lawn Areas: Use of lawn areas will be minimized..͒ x Coordination: The developer shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. x Line of Sight: Plant materials within the clear sight triangle of each entrance shall not exceed 30-inches in height..͒ x As per Condition No. 39 of the original Conditions of Approval for this Specific Plan, if the Project is phased, undeveloped pads shall be turfed or landscaped and irrigated with a groundcover as approved by the City of La Quinta for dust control purposes, and to enhance the appearance of the Project. x As per Condition No. 40 of the original Conditions of Approval for this Specific Plan, landscaping will be provided in the area in front of the Albertsons/Savon building, as approved in the applicable Site Development Permit application. 2.9.1.4 Landscape Screening The drive-thru restaurants shall provide screening of the cars using the drive-thru facilities by a combination of walls and/or landscaping. Screening of the parking lot surface from the adjacent streets shall be provided through berming, landscaping and/or short decorative walls. 1.1.1.4 Preliminary Landscape Plan (see accompanying exhibit) 1.1.1.5 Proposed Plant Palette (Table 1) [this page left intentionally blank] (;+,%,75(9,6(',1$0(1'0(1712 /,675(9,6(',1$0(1'0(1712 Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan Comparison between Amendment 1 Amendment 2 Page 12 2.10 Maintenance of the Shopping Center As per Condition No. 45 of the original Conditions of Approval approved for this Specific Plan, the applicant will make provisions for the continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City of La Quinta. This will include formation of an association or other arrangement acceptable to the City for the maintenance of the retention basins, common areas, and perimeter walls and landscaping. The retention basins are no longer part of this Specific Plan, as stormwater will be directed to underground stormwater system. Therefore, the applicant will make provisions for the continuous, perpetual maintenance of the underground stormwater system. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 13 3 SPECIFIC PLAN 3.1 Land Use The Project site and surrounding properties are is currently vacant land. To the north a golf course and west exists the residential tract are planned.subdivision, Renaissance. An approximate 3-acre stormwater retention basin and a Coachella Valley Water District (CVWD) well site buffers most of the subdivision from the Project site.Across Avenue 50, to the south,is a newthe Palmilla residential development Tract 29858 andneighborhood.Across Jefferson Street to the east and is an existing Ralphs shopping center. To the southeast, the land is mostly vacant with a few scattered residences. The adjoining properties have been studied in conjunction with projected development and have not called attention to any adverse or extraordinary circumstances surrounding the area across Jefferson Street are additional residential subdivisions. This Project will be developed in accordance with ordinances and/or circumstances stipulated by the City of La Quinta. 3.2 Cultural/Archaeology A cultural resources survey was undertaken by CRM TECH to identify and assess cultural resources on the subject site. For complete study see Cultural Resources Report dated December 14, 1998. CRM Tech prepared two studies for the Project site. The first consisted of Phase I and Phase II cultural assessments conducted in 1998 and 1995 for approximate 50 acres of undeveloped land as part of Tentative Parcel Map No. 29052 and Tentative Tract Map No. 29053, which included a residential development and the current commercial Project site. The study was part of the environmental impact review process for the proposed subdivision and development of the property, as required by the City of La Quinta, Lead Agency for the Project, in compliance with the California Environmental Quality Act (CEQA; PRC §21000, et seq.). The second study was conducted in June 2017 and consisted of a historical/archaeological resources records search, historical background review, and an archaeological field inspection of the approximately 12-acre Project site (CRM Tech, June 5, 2017). Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the archaeological assessment for the site shall be completed at the developer's expense. 3.2.1 Tribal Consultation, SB18 and AB52 California Senate Bill 18 requires a 90-day consultation period between a lead agency and California Native American Tribes when an application for a General Plan Amendment, Specific City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 14 Plan, or Specific Plan Amendment is submitted. The City of La Quinta initiated the SB18 consultation process on January 10, 2018 and the process will end April 10, 2018. The outcome of consultation is anticipated to result in Native American Monitoring during ground-disturbing activities. California Assembly Bill 52 (AB52) went into effect on July 1, 2015, which established and requires a consultation process with all recognized California Native American Tribes to consider any tribal or cultural values when determining a specific Project impact/mitigation. The City of La Quinta initiated AB52 process began October 3, 2017. Letters were sent to tribes on the list received from the Native American Heritage Commission. Responses were received from Cabazon Band of Mission Indians (Cabazon), Agua Caliente Band of Cahuilla Indians (ACBCI) and Twenty-Nine Palms Band of Mission Indians (Twenty- Nine Palms). The Cultural Study from CRM Tech was sent to ACBCI and Twenty-Nine Palms as requested. Both ACBCI and Twenty-Nine Palms asked for approved Native American Monitors from the ACBCI and Twenty-Nine Palms to be present during ground disturbing activities of the Project construction. Mitigation measures have been implemented into the environmental study to have a Native American Monitor present from either tribe. 3.3 Paleontology A paleontologic assessment of the Project site was conducted by the Paleontologic Resource Assessment Program of the Section of Paleontology, San Bernardino County Museum in November,1998. It was and on May 2, 2017. Both studies concluded in the report that sediments found at the site have the potential to contain significant nonrenewable paleontologic resources which may be negatively impacted by any grading or excavation. A review of relevant paleontologic literature indicates that significant fossil remains have been recovered from properties in the same vicinity as the Project site, thus contributing to the interpretation of high paleontologic sensitivity. Due to the above considerations, a program to mitigate the impact on nonrenewable resources is recommended. This program should include, but not be limited to, the monitoring of any excavation of the site, preparation of the recovered specimens, identification and curation of specimens and the preparation of a final report, and inventory, of the findings. The mitigation program will be complete when the final report is submitted to the lead agency, the City of La Quinta. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 15 3.4 Environmental 3.4.1 Air Quality The potential of1998 air quality report prepared for the original Specific Plan identified that the Project construction and subsequent operations of the Fairway Plaza Shopping Center toProject would result in air quality emissions that would exceed the daily criteria, as recommended by the South Coast Air Quality Management District, willbut would be mitigated to the extent that they are reasonably feasible by measures as recommended by Synectecology in their air quality report of November 5, 1998. Mitigation measures recommended include, but are not limited to, maintaining all construction equipment in good condition so as to reduce operational emissions, the use of low emission construction equipment whenever feasible and the use of low VOC paints, primers and coatings. In addition, long term mitigation will be aided by the availability of public transportation facilities along with direct vehicular and pedestrian access points to the adjacent residential subdivision, and the provision of bicycle facilities within the development. Although residual emissions would be expected to remain in excess of recommended threshold values for CO, NOx, ROG and the impact iswas expected to remain significant, Synectecology found this Project to be consistent with the policies and goals of the Air Quality Management Plan and that it will result in less intensive commercial development at the site than that allowed under the existing General Plan, thereby reducing potential emissions. In 2013, the City of La Quinta adopted its General Plan, which assessed the environmental impacts of current and future projects based on the zoning designations or approved specific plans. The Fairway Plaza Specific Plan, which included 100,460 square feet of retail space with accommodating parking and landscape area, had been approved prior to the assessment of environmental impacts of the City’s General Plan. On February 19, 2013, the City adopted a Statement of Overriding Considerations for significant and unavoidable air quality impacts identified in the updated General Plan EIR. In 2018, a revised air quality assessment was prepared to address the net increase of approximately 21,920 square-feet of new uses not previously reviewed or approved in the 1999 Specific Plan and subsequent 2012 Updated General Plan. The study found that the net increase would not exceed thresholds of significance for air quality impacts. Further, that the additional uses would not cumulatively generate a considerable net increase of any criteria pollutant nor violate any air quality standard during construction and operation of the proposed Project. The site zoning is Community Commercial, which allows for a 0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings divided by the building site area). The proposed Project represents approximately 0.22 FAR. Therefore, the Project proposes less intensity than allowed under the zoning. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 16 3.4.2 Greenhouse Gas The City of La Quinta adopted a Greenhouse Gas Reduction Plan (Plan) on February 13, 2013. The Plan provides reduction strategies and reduction measures that can reduce greenhouse gas emissions at their source and at the end use by improving operating efficiency, increasing reliance on renewable source for energy production, developing new technologies, and through conservation. These reduction measures are listed in Table 28 of the Plan and can be implemented as needed during the design phase. The Project will comply with the strategies of the City’s Greenhouse Gas Reduction Plan. 3.4.23.4.3 Noise A noise study, dated November 5, 1998, was provided by Synectecology for this Project. Recommendations made to ensure that any construction noise impacts will be reduced to less than significant levels include the following: all construction will be performed between the hours of 7:00 A.M. and 7:00 P.M., Monday through Saturday; all internal combustion equipment will be fitted with properly operating mufflers and air intake silencers; and, all pieces of stationary equipment will be located as far as practical from adjacent residences. Operational noise will be reduced by limiting on-site deliveries to the hours of 7:00 A.M. to 10:00 P.M. and erecting a wall by an existing soundwall that varies in height from six (6) feet to eight (8) feet in height behind the north and west commercial center. This measure will reduce any potentially significant impacts to a level that is less than significant and no further mitigation will be warranted parcel perimeter. Noise studies for the Project were prepared in 2002 as part of the Specific Plan Amendment approval and in 2017 and in 2018 to serve as an update. A 2002 study identified that both Jefferson Street and 50th Avenue were impacted, and exceed 60 dBA CNEL. The study identified that all new development is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH-1, Warner Engineering, February 19, 2002). The 2017 noise study also concluded that areas along Jefferson Street and 50th Avenue were impacted and exceeded the 60dBA criteria. Ambient noise measured along various locations along the north and west perimeter of the site, nearest to the residences, measured between 53.9 and 60 dBA. The study determined that the main sources of noise across the site are noise from road traffic on 50th Avenue and Jefferson street, other noise sources included HVAC systems serving the houses to the north, west and south of the site and from HVAC serving the commercial buildings to the east, across Jefferson Street. There was also minor noise from distant aircraft and birdsong. Noise is also anticipated from the speakers of the drive-through eating establishments, as well as vehicle doors closing in the parking lot. The Project is proposed approximately 150 feet between the closest development building and the residences to the south. The residences to the south already have a concrete masonry boundary wall. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 17 3.4.33.4.4 Trash Recycling Prior to the issuance of a certificate of occupancy, a plan for adequate trash recycling provisions shall be approved by the CommunityDesign and Development Department. The plan is to be reviewed for acceptability by applicable trash company prior to City review. 3.5 Zoning The subject property has a CC ("Community Commercial") designation in place and is identified within the General Plan use designation as CommunityGeneral Commercial. The specific uses and requirements of the CC zone relevant to this Project are outlined in Section 3.5.3 of this Specific Plan. 3.5.1 Zoning Standards The Fairway PlazaPavilion Palms Shopping Center will be developed following the framework of the general zoning requirements of the CC zone of the City of La Quinta. 3.5.2 Deviations from Zoning Code The following development standards are proposed as deviations from the City of La Quinta Zoning Code. A brief justification for each request is included. and identifies if previous deviations are still applicable. 3.5.2.1 Number of Parking Stalls Provided The parking stall deviation requested in the previously-approved Specific Plan no longer applies. The site has been redesigned to accommodate the required parking for the shopping center is 474of 579 stalls and has been provided in the design. . The percentage of landscaping proposed, both in the parking areas and near the buildings exceeds the required percentage by 30 percent. 3.5.2.2 Reduction in Landscape Setback Jefferson Street and Avenue 50 are considered arterial roadways in the City’s General Plan. The municipal code requires a 20-ft. landscape setback along arterial roadways. The Specific Plan will change the standard for the site to 18 ft., which is a 10 percent reduction to the setback. 3.5.2.23.5.2.3 Retail Store over 50,000 Square Feet of Floor Area The AlbertsonsPavilions grocery store will have approximately 57,56063,000 square feet of floor area which exceeds the permitted retail store size of 50,000 square feet maximum. This retail City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 18 store, however, will actually combine several allowed uses under one roof. Included within the grocery store will be a full service pharmacy with a drive-thru window, as well as a liquor department which will sell beer, wine and hard liquor. 1.1.1.6 Automobile Service Station 3.5.2.4 Fuel Center/Convenience Store The site has been designed to accommodate the option of an automobile service stationa fuel center with a convenience store that would be located on the building pad located atjust west of the southeast corner of the site.In the event that the developer wishes to develop it for this purpose, the service station use will need to be approved by This fuel center/convenience store is an adjunct to the grocery store/pharmacy anchor tenant. The proposed operation will consist of one 3,000 square-foot convenience market, a 100-foot by 50-foot fueling canopy over three sets of double fuel islands with 12 fueling stations and a monument sign for required pricing and identification. The specific location and design of the monument sign will be part of the overall sign program for the Specific Plan that will be submitted at a future date. The fuel center operation will include dispensing of motor vehicle fuel, an automobile-related air/water unit, and a 3,000 square-foot convenience market that will offer the sale of convenience dry goods and general merchandise, lottery tickets, refrigerated dairy/deli products and prepared food and drinks, including the sale of beer, wine and alcohol, for off-premised consumption. As provided for in the Specific Plan landscape plan, the operation will be heavily screened from Avenue 50 with densely spaced 36-inch box Yellow Oleander planted at 10 feet on center within the landscape set back planting area along Ave 50. Yellow Oleander spreads approximately 8 to 20 feet and develops quickly into a dense medium to large evergreen shrub to 8 feet high, or higher as a small tree to 25 feet, and will be trimmed to effectively screen the operation from Avenue 50 and areas south. The hours of operation of the convenience store/fuel center will be 7:00 AM to 10 PM, unless otherwise approved by the Planning Commission or the Director/Manager of the Design and Development Department. The convenience store/fuel center will be staffed by 15 employees. The anchor tenant Pavilions is responsible for obtaining and maintaining all State, federal and local permits associated with the fuel operations and convenience store. Primary fuel center equipment will include air and water dispensers, two-10,000 gallon and one 20,000-gallon underground tanks along with necessary underground compressors and pumping components. Primary equipment for the convenience store will include refrigerated cases for display and storage of dairy/deli and beverage products, together with related compressors and refrigeration systems. The convenience store will include two restrooms and a manager’s office. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 19 During the operation, typical material such as solvents, paints, lubricants, metals, industrial- grade cleaners, refrigerants, petroleum products and other automotive-related hazardous materials will be utilized. These materials will be handled in accordance with all applicable rules and regulations with respect to hazardous materials. Parking lot lighting, access and customer and truck circulation will be integrated as part of the Specific Plan. Final exterior building design will be subject to future Planning Commission underapproval, but will follow the Contemporary architecture theme as established with Specific Plan. The fuel center and convenience store is currently planned to be associated with the supermarket tenant and will be considered a permitted use in the Specific Plan with an anchor tenant. However, if the fuel center and convenience store will not be developed by the associated supermarket tenant, and rather an unassociated entity, the City will require approval of a Conditional Use Permit. 3.5.2.33.5.2.5 Depth of Entry Access Ways The lengths of threethe east side of the access wayseasterly most Ave 50 drive into the commercial development areis less than the 90 feet as required by the Zoning Code, Section 9.150.080.Due to the fact that this shopping center and parking lot are located diagonally to the adjacent streets, entryways of shorter lengths will allow for greater efficiency in traffic flow in to and through the parking areas. A As a mitigating measure, a dedicated 90-foot deceleration lane will also be provided at each of the shorter entries intended to mitigate any traffic flow problems off of the adjacent public streets.has been provided along its easterly approach. 3.5.2.43.5.2.6 Retention Basin An extensive drainage study was performed to address the retention on the project. Even though the Zoning Code, Section 9.60.240 states that no retention of storm waters is allowed within the setback area other than incidental storm water that falls on the setback, certain areas used for the above gr ound retention fall into the setback area in several sections of the landscape area due to the meandering of the designated landscape area. Areas will be used with catch basins and drywalls, or combinations thereof, to collect water that eventually flow into the proposed above ground retention areas utilizing the landscape area for capacity. A determination has been made that the proposed retention basin and drainage system will meet or exceed the criteria of the Riverside County Flood Control, Water Conservation District, and the City of La Quinta standards.\ A retention basin was approved for stormwater retention in the previous Specific Plan. This Amendment removes the basin and replaces it with an underground stormwater system. This is consistent with City codes, and no deviation is necessary. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 20 3.5.3 Permitted Uses Community Commercial: • Retail stores under 10,000 square feet floor area per business •Retail stores under 10,000 to 50,000 square feet floor area •Retail stores under 50,000 to 75,000 square feet floor area · • Food, liquor and convenience stores under 10,000 square feet floor area, open less than 18 hours/day • Automobile service stations, with or without minimart, with anchor tenant •Showroom/catalog stores, without substantial onsite inventory •Barber shops, beauty, nail and tanning salons and similar uses •Miscellaneous services such as travel services, photo developing, videotape rentals, shoe repair, appliance repair, and similar uses • Laundromats and dry cleaners except central cleaning plants ͒ • Printing, blueprinting and copy services ͒ • Pet grooming without overnight boarding ͒ • Banks ͒ • General and professional offices •Medical offices - physicians, dentists, optometrists, chiropractors, and similar practitioners • Medical centers - four or more offices in one building ͒ • Surgical and medical clinics • Restaurants, other than drive-thru • Restaurants, drive-thru ͒ • Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops and similar • Commercial recreational ͒ • Museum or gallery displaying sculpture, artwork or crafts, including schools for the above͒ • Parks, unlighted playfields, and open space ͒ • Bicycle, equestrian and hiking trails ͒ • Fire stations ͒ • Government offices and police stations ͒ • Public flood control facilities and devices ͒ • Emergency shelters ͒ • Auto parts stores, with no repair or parts installation on the premises ͒ * Notes: 1. Other than convenience stores. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials (except lumber yards), and similar retail items. 2. With no consumption of alcohol on the premises. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 21 3.5.4 3.5.4 Permitted Uses with a Conditional Use Permit Automobile service stations are permitted use within the Community Commercial zoning designation upon approval of a Conditional Use Permit. 3.6 Specific Design Features 3.6.1 Screen Wall In order to mitigate noise and light generated from the shopping center, a solid eight-foot high masonry screen wall that varies in height from 6 feet to 8 feet has been constructed to the City of La Quinta standards between thise commercial Project site and the plannedexisting residential development to the north and west will be constructed to City of La Quinta standards. 3.6.2 Screening of Rooftop Equipment Consistent with the Zoning Code, the design of the buildings will architecturally integrate or screen from view the location of all rooftop and wall mounted mechanical equipment by means of a parapet wall. 3.6.3 Utility Enclosures Unless located underground, any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, with the design, colors, and materials architecturally integrated with that of the shopping center subject to approval of the CommunityDesign and Development Department prior to issuance of a building permit. 3.6.4 Cart Storage Cart storage areas will be provided as required by the City of La Quinta with the design and location subject to approval by the Design and Development DepartmentCommunity Development Director, prior to issuance of a building permit. 3.6.5 Exterior Lighting Exterior lighting for the Project will be designed to comply with the City's "Dark Sky"outdoor lighting ordinance, (Section 9.100.150 of the Municipal Code)and shall be subject to approval by the CommunityDesign and Development Department prior to issuance of building permits. All exterior lighting will incorporate directional lenses and/or will architecturally incorporate shield City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 22 lighting elements intended to minimize ambient light from illuminating adjacent streets and residential properties to the satisfaction of the CommunityDesign and Development Department. Parking lot light standards shall be a maximum 2540 feet in height with light elements that will similarly be shielded,and shall provide a uniform minimum average of one (1) candle foot illumination within the parking lot areas. 3.7 Property Rights Prior to the issuance of a grading permit or approval of a final map, the property owner will acquire or confer easements and other property rights required by this Specific Plan or any tentative maps or site development permits necessary in the development of the Specific Plan area. The property owner will also dedicate or grant public and private street right-of- ways and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Right-of-way dedications required of this development will include the following: x Jefferson Street-:60-foot half of a 120-foot right-of-way. In addition, the owner shall make an irrevocable offer to grant an additional 17 feet of right-of-way, (not to exceed 250 feet in length), for future southbound turn lanes at the Avenue 50 intersection. x Avenue 50 -SO: 50-foot half of a 100-foot right-of-way Dedications will also include additional widths, as necessary for corner cutbacks, bus turnouts and other features contained in the approved construction plans and as per the representations made within this Specific Plan. If the City Engineer determines that access rights to the proposed Jefferson Street and Avenue 50 rights-of- way are necessary prior to development of the commercial area or approval of the final map for the residential subdivision, the developer shall grant easements or permanent right-of- way over those areas within 60 days of written request by the City. The property owner shall create perimeter setbacks along public rights-of-way as follows (listed setback depth is the average depth if meandering wall design is approved): x Jefferson Street - 20: 18 feet (34 feet in areas where deceleration lanes are provided and 37 feet in the area of the future turn lane widening)minimum x Avenue 50 - 20: 18 feet minimum The setback requirement applies to all frontage 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 property owner shall dedicate blanket easements for those purposes. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 23 The property owner will vacate abutter's rights of access to Jefferson Street and Avenue 50 from all frontage along streets except access points conforming to the General Plan and approved by the City Engineer. The developer will furnish to the City of La Quinta proof of easements or written permission, as appropriate as obtained from owners of any abutting properties on which grading, retaining wall construction, permanent slopes or other encroachments are to occur. 3.8 Administration In accordance with General Plan Programs LU 2.2b and 2.2c, if the need for any changes to the Specific Plan arise, the Design and Development Director will have the authority to waive the need for a Specific Plan amendment under the following circumstances: x When changes to the land use allocation are less than 5%; x :KHQWKHRIIဨVLWHFLUFXODWLRQSDWWHUQDQGWXUQLQJPRYHPHQWVZLOOQRWEHDOWHUHGE\WKH proposed change; x When the change is considered minor in nature and does not conflict with the purpose and intent of the Specific Plan; x When no new land use is proposed. Additionally, the Design and Development Director will determine substantial conformance in approved Specific Plans. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 24 Attachment 1 Lighting Plan [this page left intentionally blank] 0.30.92.03.23.84.33.83.22.11.00.40.10.30.92.13.13.33.83.43.22.21.00.40.20.10.31.02.12.72.83.12.92.82.31.20.50.30.10.30.91.62.22.52.72.62.62.21.51.00.80.10.30.61.21.82.32.82.92.82.62.11.91.50.10.20.40.81.42.12.73.43.53.43.22.92.10.20.30.61.11.82.53.03.63.73.52.82.23.63.93.93.83.42.23.33.73.63.73.22.33.13.53.53.42.92.22.82.82.82.82.61.91.81.91.91.71.61.30.10.20.30.40.50.71.21.51.41.10.80.60.10.10.20.40.40.61.21.41.31.00.50.30.20.20.10.10.10.10.10.10.10.10.10.10.00.10.10.10.20.30.40.51.31.60.10.10.10.61.41.60.10.10.20.51.41.70.10.10.20.61.31.50.10.10.40.50.50.50.50.60.81.31.50.10.10.71.01.11.11.21.21.31.71.60.30.21.52.42.92.92.92.93.02.92.20.70.70.42.94.85.95.86.05.96.15.33.51.01.21.14.47.39.59.79.99.99.97.95.31.41.51.65.08.611.912.613.812.912.49.86.41.51.71.71.68.612.414.714.615.113.310.67.41.51.51.61.61.40.88.513.114.917.715.614.811.89.71.71.31.41.51.31.08.411.914.014.414.814.113.212.411.810.310.110.211.011.211.311.410.610.110.510.911.111.110.910.810.29.79.59.26.84.02.01.18.311.311.712.612.513.613.813.914.413.514.313.514.013.413.213.913.514.013.913.613.512.813.313.613.513.912.511.68.14.62.10.96.38.08.08.38.710.211.513.014.515.715.215.814.613.713.114.515.115.315.514.713.912.713.614.515.515.414.512.28.24.52.00.82.33.84.64.64.85.26.89.211.815.216.019.316.016.314.414.015.516.417.717.016.314.613.514.316.216.218.315.213.38.74.82.10.91.21.72.12.12.32.94.77.811.715.117.017.417.716.916.215.916.817.117.117.416.816.315.616.216.817.517.216.314.19.85.52.51.00.60.80.91.01.32.04.28.313.417.317.518.718.319.719.619.419.918.718.518.619.119.719.219.619.318.318.317.316.612.06.83.01.20.40.50.50.60.91.84.08.613.817.617.718.218.620.120.420.520.419.018.018.519.520.420.520.419.818.617.717.517.012.57.33.21.30.30.30.40.50.81.53.57.512.716.717.318.517.918.918.518.318.918.218.218.318.519.018.318.818.718.118.216.915.911.46.42.81.20.20.30.30.40.61.22.96.110.514.416.817.017.416.315.214.716.116.716.917.216.616.014.915.816.517.216.916.113.89.35.22.30.90.20.20.30.30.61.12.65.69.614.015.417.815.515.813.813.414.816.017.317.016.114.613.514.316.016.518.015.013.18.54.72.00.80.20.20.35.39.012.414.615.115.114.113.012.713.714.415.015.214.413.813.013.514.215.114.913.911.88.04.52.00.80.20.20.35.48.912.012.313.112.713.312.812.613.212.813.213.313.213.513.013.313.313.013.212.011.47.94.52.00.80.20.20.44.87.39.18.98.99.09.79.910.09.99.28.78.99.710.510.710.610.19.38.98.88.46.23.71.70.80.40.30.20.30.50.70.90.90.90.90.90.70.40.20.10.20.20.50.91.52.02.63.85.46.25.75.55.35.86.06.05.95.54.95.26.17.07.47.36.86.25.95.85.33.92.21.10.60.40.30.20.30.71.21.61.61.71.61.61.30.70.30.10.20.20.61.32.02.52.83.43.94.13.63.02.62.72.82.92.82.62.32.53.44.34.84.84.74.34.03.73.02.01.20.70.40.30.30.20.40.91.72.22.32.52.52.31.81.10.40.10.22.53.03.43.93.53.51.41.31.11.01.22.03.34.03.94.23.73.53.00.30.20.20.20.30.92.02.92.93.53.03.02.31.10.30.10.12.63.43.84.13.73.40.70.70.62.63.84.04.33.93.52.50.20.20.20.20.30.91.93.13.64.03.73.32.20.10.12.53.53.94.63.83.20.50.40.42.43.54.14.84.03.52.40.20.20.11.93.13.64.53.53.22.20.10.12.43.43.84.23.73.10.30.30.32.23.43.94.33.93.42.20.20.10.11.93.13.53.93.63.22.20.10.12.53.13.33.83.13.00.20.20.22.23.23.23.83.23.22.30.10.10.12.02.92.83.42.92.92.30.10.12.12.52.82.72.52.40.20.20.22.02.52.62.82.72.52.00.10.10.11.62.12.22.42.32.21.70.10.00.20.40.91.51.81.81.81.80.20.20.40.81.41.81.91.91.81.80.10.10.11.11.51.51.51.51.51.20.10.20.30.50.91.11.11.11.11.10.10.10.10.10.20.40.60.80.80.80.80.80.70.40.20.1LUMINAIRE SCHEDULESymbol Label QtyLumens LLF WattsCatalog Number Description LampF1 2F3 7F2 50.81 5480.81 1370.81 274LED SITE LIGHT LEDAbsoluteDSX2 LED 80C 530 LED SITE LIGHT LEDAbsoluteLED SITE LIGHT LED40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTAbsoluteSTATISTICSDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 5.9 fc 20.5 fc 0.0 fc N/A N/AFilename:Sheet Title:Date:Scale:Project No.: Drawn By:Reviewed By:No.MCG ARCHITECTS 2016 ALL RIGHTS RESERVEDCSheet #:12-22-16Description15.281.30DateRevisions:SUITE 207HUNTINGTON BEACH, CA 92649Client:LA QUINTA, CASHELL IMPROVEMENTSNWC AVENUE 50 & JEFFERSON STREETA Project for:Seal:16400 PACIFIC COAST HIGHWAYE-2.1SITE PLAN - PHOTOMETRICSheet 3 [this page left intentionally blank] 10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED20,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLSTANDARD TANKSPREMIUMUNLEADEDAIR &WATER0.00.00.00.10.10.10.10.10.10.10.10.10.00.00.00.10.10.31.11.91.20.60.20.10.10.10.00.10.10.21.14.19.26.02.30.30.20.20.20.10.10.10.31.35.516.08.22.80.70.60.60.60.10.10.20.41.65.211.67.53.61.61.41.51.30.10.10.20.51.22.74.34.23.32.72.72.61.90.00.10.20.41.01.82.43.03.43.43.32.72.13.33.73.43.63.22.23.43.73.83.73.32.22.93.63.83.73.02.32.83.33.43.43.12.20.10.10.20.30.71.11.61.92.22.52.42.21.70.10.10.10.20.40.70.91.01.61.91.81.40.90.61.41.71.51.00.50.30.20.10.10.10.10.10.10.10.10.10.00.00.51.31.61.40.90.50.20.10.10.10.10.10.10.10.10.10.10.10.10.00.41.20.10.10.51.10.10.10.10.10.10.10.20.20.30.40.90.10.10.20.20.20.20.20.20.30.30.70.10.10.10.10.20.30.30.20.30.30.30.40.50.10.10.10.20.20.40.50.50.40.40.50.50.60.60.20.20.20.30.50.50.71.01.11.11.01.11.21.21.00.20.30.40.60.80.90.91.32.22.72.82.62.73.02.82.10.40.40.50.81.01.21.31.12.64.45.75.75.65.76.15.64.11.21.41.51.61.23.96.79.29.49.610.010.08.76.61.31.41.61.61.60.94.47.911.412.313.813.212.911.49.11.61.31.41.61.61.34.27.811.814.115.115.214.112.811.010.18.98.18.28.89.59.59.59.18.38.28.49.29.49.49.18.27.97.77.86.64.42.31.41.11.31.41.27.712.314.517.315.715.313.512.613.012.412.712.712.612.912.512.712.912.512.812.213.012.512.412.912.012.411.811.49.15.72.81.30.97.711.413.514.614.713.913.312.913.714.114.714.714.013.612.813.314.014.815.114.413.812.912.913.714.314.814.212.49.65.92.91.20.77.711.011.512.712.513.013.113.114.615.716.716.515.614.213.013.715.615.917.915.615.113.113.015.015.417.515.314.110.05.92.81.10.65.97.98.18.28.69.811.112.715.216.416.616.716.515.814.515.416.417.117.616.916.114.714.716.116.817.316.414.811.36.63.21.30.63.64.64.74.65.26.79.312.716.217.217.817.918.118.617.918.318.518.118.817.918.617.917.918.517.718.417.216.413.28.24.01.60.71.72.12.22.22.84.57.812.516.717.917.818.219.320.420.520.420.118.918.618.820.420.420.420.418.618.218.017.714.59.54.61.90.80.80.91.01.11.63.16.411.316.117.518.118.418.920.019.619.919.718.718.918.620.119.819.820.118.418.617.817.514.49.04.41.80.80.40.50.50.71.12.35.09.113.515.816.917.217.016.816.116.517.117.717.917.517.116.216.217.017.317.617.015.312.07.43.61.50.70.30.40.40.50.81.84.07.712.215.216.616.916.114.913.614.316.216.618.616.315.813.813.815.716.218.316.014.710.56.22.91.20.50.20.30.40.50.71.73.97.211.614.015.115.214.914.212.913.714.815.716.115.514.613.213.214.515.315.915.213.410.15.92.91.10.50.20.30.40.50.91.84.07.311.112.613.713.913.513.713.013.413.913.814.613.613.913.213.113.913.414.413.212.49.86.02.91.20.50.20.30.50.81.22.03.96.79.510.410.410.510.911.411.411.411.410.910.710.811.811.611.611.710.710.510.510.28.25.32.61.20.50.20.40.81.31.82.23.55.36.97.06.36.26.97.57.67.77.36.66.67.07.98.38.37.97.26.96.76.65.63.61.90.90.50.30.30.30.30.40.40.40.30.40.40.30.20.10.10.20.51.11.82.32.63.24.14.74.43.53.23.53.84.03.93.73.43.43.94.65.25.34.94.64.54.23.83.12.01.10.60.40.30.30.30.60.91.00.90.80.90.90.60.30.10.10.20.51.32.32.83.23.63.53.73.12.01.41.61.71.81.81.71.51.62.13.03.63.83.63.43.32.92.41.71.00.60.40.30.30.30.50.91.41.71.61.61.71.51.10.50.20.12.53.33.64.23.73.52.40.90.92.43.53.53.93.73.22.90.30.21.92.32.52.42.32.21.62.43.43.94.53.93.32.10.50.52.03.33.73.93.83.52.90.20.22.53.03.23.52.82.81.82.33.43.94.43.83.22.00.40.41.93.13.74.34.03.52.70.20.22.43.33.63.83.52.91.72.43.23.43.93.33.12.00.30.31.73.03.63.93.83.42.60.20.12.43.33.43.83.52.91.72.22.62.93.02.62.61.90.20.21.83.03.13.63.43.12.70.10.12.43.23.63.73.42.91.71.62.02.02.02.01.91.40.20.21.62.32.52.62.72.52.10.10.12.42.83.13.42.72.71.81.71.81.51.82.22.32.22.22.01.5LUMINAIRE SCHEDULESymbol Label QtyLumens LLF WattsCatalog Number Description LampF1 2F3 7F2 40.81 5480.81 1370.81 274LED SITE LIGHT LEDAbsoluteDSX2 LED 80C 530 LED SITE LIGHT LEDAbsoluteLED SITE LIGHT LED40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTAbsoluteSTATISTICSDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 5.9 fc 20.5 fc 0.0 fc N/A N/AF1a 10.81 140AbsoluteLED SITE LIGHT LEDDSX2 LED P1 40KT5S MVOLT HSNOTE: This information is conceptual in nature and is subject toadjustments pending further verification and Client, Tenant, andGovernmental Agency approvals. No warranties or guaranties ofany kind are given or implied by the Architect.DATE:MCG JOB #:REVISIONSDATE HUNTINGTON BEACH, CA 9264916400 PACIFIC COAST HIGHWAY, SUITE 207NWC AVENUE 50 & JEFFERSON STREETLA QUINTA, CA16.454.0507.12.17MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC1106 W. Magnolia Blvd. Burbank, CA 91506Tel: (818)842-7285email: admin1@idengineers.net [this page left intentionally blank] City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 25 Attachment 2 Preliminary Landscape Plans [this page left intentionally blank] [this page left intentionally blank] City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 26 Attachment 3 Preliminary Grading Plans [this page left intentionally blank] 36.10 FF35.60 PAD36.50 FF36.00 PAD36.20 FF35.70 PAD36.00 FF35.50 PAD35.00 FF36.00 FF35.50 PAD36.50 FF36.00 PAD37.00 FF36.50 PAD36.80 FF36.30 PAD34.50 PADAVENUE 50JEFFERSON STREETCITY OF LA QUINTA, CALIFORNIAengineering, incKnow what'sRSHEET NO.SHEETSSEE SHEET 20040'80'20'GRAPHIC SCALESCALE 1"= 40'120'AVENUE 50 AND JEFFERSON STREETPRELIMINARY PRECISE GRADING PLANSPD 2017-0009 TTM_____PAVILION PALMS21 [this page left intentionally blank] 36.80 FF36.30 PAD37.20 FF36.70 PAD37.15 FF36.65 PADJEFFERSON STREETDEREK ALAN DRIVECITY OF LA QUINTA, CALIFORNIAengineering, incKnow what'sRSHEET NO.SHEETSSEE SHEET 10040'80'20'GRAPHIC SCALESCALE 1"= 40'120'AVENUE 50 AND JEFFERSON STREETPRELIMINARY PRECISE GRADING PLANSPD 2017-0009 TTM_____PAVILION PALMS22 [this page left intentionally blank] AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESPARCEL 12PARCEL 5PARCEL 1PARCEL 2PARCEL 6PARCEL 7PARCEL 8PARCEL 9PARCEL 10PARCEL 11PARCEL 3PARCEL 4CLJEFFERSON AVENUECLAVENUE50CLJESSANNEDRIVECLDEREKALANDRIVEAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES300 60' 120'30'GRAPHIC SCALESCALE 1"=60'CITY OF LA QUINTA, CALIFORNIAengineering, incKnow what'sRSHEET NO.SHEETS3AVENUE 50JEFFERSON STREETAVENUE 48AVENUE 49AVENUE 52MADISON STREETMONROE STREETWASHINGTON STREETADAM STREETDUNE PALMS STREETVICINITY MAPNOT TO SCALE [this page left intentionally blank] City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan Comparison between Amendment 1 Amendment 2 Page 27 Attachment 4 Conditions of Approval Fairway Shopping Center Specific Plan Resolution 99-63 Conditions of Approval – Final Specific Plan 98-034 Lundin Development May 18, 1999 [this page left intentionally blank] 36.10 FF 35.60 PAD 36.50 FF 36.00 PAD 36.20 FF 35.70 PAD 36.00 FF 35.50 PAD 35.00 FF 36.00 FF 35.50 PAD 36.50 FF 36.00 PAD 37.00 FF 36.50 PAD 36.80 FF 36.30 PAD 34.50 PAD AVENUE 50 JEFFERSON STREETCITY OF LA QUINTA, CALIFORNIA engineering, inc Know what's R SHEET NO. SHEETS SEE SHEET 2 0040'80'20' GRAPHIC SCALE SCALE 1"= 40' 120' AVENUE 50 AND JEFFERSON STREET PRELIMINARY PRECISE GRADING PLAN SPD 2017-0009 TTM37370 PAVILION PALMS 2 1   o 36.80 FF 36.30 PAD 37.20 FF 36.70 PAD 37.15 FF 36.65 PAD JEFFERSON STREETDEREK ALAN DRIVE CITY OF LA QUINTA, CALIFORNIA engineering, inc Know what's R SHEET NO. SHEETS SEE SHEET 1 0040'80'20' GRAPHIC SCALE SCALE 1"= 40' 120' AVENUE 50 AND JEFFERSON STREET PRELIMINARY PRECISE GRADING PLAN SPD 2017-0009 TTM37370 PAVILION PALMS 2 2 AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES PARCEL 12 PARCEL 5 PARCEL 1 PARCEL 2 PARCEL 6 PARCEL 7 PARCEL 8 PARCEL 9 PARCEL 10 PARCEL 11 PARCEL 3 PARCEL 4 CLJEFFERSON AVENUECL AVENUE 50CLJESSANNEDRIVE CL DEREK ALAN DRIVE AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES AREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSES 3 0060'120'30' GRAPHIC SCALE SCALE 1"=60' CITY OF LA QUINTA, CALIFORNIA engineering, inc Know what's R SHEET NO. SHEETS 3 AVENUE 50 JEFFERSON STREETAVENUE 48 AVENUE 49 AVENUE 52 MADISON STREETMONROE STREETWASHINGTON STREETADAM STREETDUNE PALMS STREETVICINITY MAP NOT TO SCALE 76'60'PAVILIONS 195' 63,000 S.F. 63'-3" 55' AVENUE 50 202'-8"100'-6"85'JEFFERSON STREET312'90'55'50'83' BLDG. 34,000 SF 40'100'LOADING DOCK106'45'16 9 2 30'99'42'9' TYP.5'12' 20 26'9'TYP.7'-1"26'9' TYP. 9' TYP.6'17'EXISTING POWER POLE TO REMAIN EXISTING POWERPOLE TO REMAIN 12'19'30'26'12'26'12'26'24'8'8'26'16'38'26'27'-4"15' 9'-6"30' 30'-6"26'7 41'-9"16 12 7 22 38 36 36 3'36 38 10 5 12 3 4 8 9 8 13 15 20 12 32 9 9 RETAIL 14,400 S.F.26'36 30' 5'54'R/WBLDG. 64,100 SF BLDG. 54,900 SF BLDG. 96,357 SF 42'26'12'17'16'18'6'26'19'26'26'SIGNALIZED INTERSECTION8'-6"60'12'8'BLDG. 14,725 SF BLDG. 24,150 SF BLDG. 46,360 SF BLDG. 84,675 SF 32'-6"26'38'26'38'26'17'26'42'38'38'26'35'38'26'17' 26' 26'35'19' 10'-11"17'15'-6"17'5'-4"26'19' 9' TYP. 36'106' 60' CMU WALL TO REMAINEXISTING 6' HIGH 8'6'10'-10"26'c EXISTING 6' HIGH CMU WALL TO REMAIN c 17'26'EXISTING POWERPOLE TO REMAIN EXISTING POWER POLETO REMAIN 8'-6" TYP. c 68'FUTUREPAVILIONSFUEL BLDG. 73,000 SF 10,000 GALLONCOMPARTMENT TANK FILL 44'-11"139'-7"ccccccc 45'-4" c 1 26' EXISTING POWER POLE TO REMAIN FILL REGULAR UNLEADED20,000 GALLON TANK DIESEL 10,000 GALLONCOMPARTMENT TANK FILL STANDARD TANKSPREMIUMUNLEADED T c AIR &WATER c 4 17'EXISTING POWER POLETO REMAIN cc c cc c c c 19' ccc c cc cc c cccc 10 8'-6" TYP. ADJACENT RESIDENTIAL 12'9' TYP. c 6'c c ccc c c 8'-6" TYP. c 18'cc RELOCATED POWER POLE 28'-6"26' cccc ccccccc ccc 2 20'17'-6"7'-6"ccc ccc c ccc 5'-1"14 7' ±119'-4" R/W EXISTING POWER POLE TO REMAIN EXISTING POWER POLE TO REMAIN ADJACENT C.V.W.D. WELL SITE ADJACENT RESIDENTIAL ADJACENT RESIDENTIAL ADJACENT RESIDENTIAL 18' 38' 12'-1"30'R35'R35'R3 5 'R35'c c c 19'-6"10'26'cccccc 43'-3" 42'-3" 18' WIDE LANDSCAPESETBACK, TYP 3 30' c c 19'SHOP 111,700 SF DEMO EXISTINGPOWER POLE 20' 19'19'6'9'6 810 R35'R35'R35'R3 5 '20'19'20' 18' 18' 18' 18' 22'-11" 18'-1" 18' 10'-6"LOADING ONLY19'33'-4"LOADING ONLYLOADING ONLY18'26'26'35'7'-6"LOADING ONLY LOADING ONLY12 6 LOADING ONLY 6' LOADING ONLY CART CORRALCART CORRALCART CORRALCART CORRALc 17'26'38'26' 7'-5" 16'26'17'c ccccc9'9'TYP.64' R/W A 23 B 23 26'-5" NEW 4'X10' PALM TREE PLANTERS ALONG P.L. Overall Site Summary LAND: ±540,989 S.F.±12.42 AC BUILDING: 121,357 S.F. LAND/BUILDING RATIO: 3.46/1 BUILDING COVERAGE: 22.43 % PARKING RATIO: 4.76/1000 TOTAL PARKING PROVIDED 578 STALLS N 0 SITE PLAN Scale : 1" = 60' 30' 60' 120' AVENUE 50 JEFFERSON STREETAVENUE 48 AVENUE 49 AVENUE 52 MADISON STREETMONROE STREETWASHINGTON STREETADAM STREETDUNE PALMS STREETN Vicinity Map NOT TO SCALE SITE NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 03.06.18 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11/29/17 3RD ENTITLEMENT RESUBMITTAL03/08/18 Legend PROPOSED LANDSCAPE Sheet 1 PROPERTY LINE 30,636 SFPERIMETER LANDSCAPE REQUIRED 29,130 SFPERIMETER LANDSCAPE PROVIDED 4.9%PROPOSED REDUCTION 1/17/18 SITE UPDATES PER CIVIL PLAN MINIMUM PARKING REQUIRED 98,000 SF @ 1/300 (RETAIL/OFFICE) 17,000 SF @ 1/100 (DRIVE THRU) 6,357 SF @ 1/125 (RESTAURANT) 326 STALLS 170 STALLS 51 STALLS TOTAL MINIMUM PARKING REQUIRED 547 STALLS PARKING SUMMARY: STANDARD PARKING COMPACT PARKING ADA PARKING 485 STALLS 92 STALLS 26 STALLS MAXIMUM PARKING REQUIRED 98,000 SF @ 1/250 (RETAIL/OFFICE) 17,000 SF @ 1/100 (DRIVE THRU) 6,357 SF @ 1/75 (RESTAURANT) 392 STALLS 170 STALLS 85 STALLS TOTAL MAXIMUM PARKING REQUIRED 647 STALLS 2/08/18 DECEL LANE UPDATES 18'-20' LANDSCAPE SETBACK 2/28/18 PLANNING COMMENT UPDATES 3/30/18 PLANNING COMMENT UPDATES 4/10/18 PLANNING COMMENT UPDATES 4/27/18 PROFILE SECTION REFERENCES   p   q ATTACHMENT 7 Left lane configuration with median break Left lane configuration without median break   s 76'60'PAVILIONS 195' 63,000 S.F. 63'-3" 55' AVENUE 50 202'-8"100'-6"85'JEFFERSON STREET312'90'55'50'83' BLDG. 34,000 SF 40'100'LOADING DOCK106'45'16 9 2 0 99'42'9 TYP.5 12 20 26 9 TYP.7 1"26 9 TYP. 9 TYP.6 17 E ISTING POWER POLE TO REMAIN E ISTING POWERPOLE TO REMAIN 12 19 0 26 12 26 12 26 24 26 16 26 27 4"15 9 6" 0 0 6"26 7 41 9"16 12 7 22 6 6 6 10 5 12 4 9 1 15 20 12 2 9 9 RETAIL 14,400 S.F.26 6 0 5 54 R WBLDG. 64,100 SF BLDG. 54,900 SF BLDG. 96,357 SF 42 26 12 17 16 1 6 26 19 26 26 SIGNALIZED INTERSECTION 6"60'12 BLDG. 14,725 SF BLDG. 24,150 SF BLDG. 46,360 SF BLDG. 84,675 SF 2 6"26 26 26 17 26 42 26 5 26 17 26 26 5 19 10 11"17 15 6"17 5 4"26 19 9 TYP. 6 106' 60' CMU WALL TO REMAINE ISTING 6 HIGH 6 10 10"26 c E ISTING 6 HIGH CMU WALL TO REMAIN c 17 26 E ISTING POWERPOLE TO REMAIN E ISTING POWER POLETO REMAIN 6" TYP. c 68'FUTUREPAVILIONSFUEL BLDG. 73,000 SF 10,000 GALLONCOMPARTMENT TANK FILL 44 11"1 9 7"ccccccc 45'-4" c 1 26 E ISTING POWER POLE TO REMAIN FILL REGULAR UNLEADED20,000 GALLON TANK DIESEL 10,000 GALLONCOMPARTMENT TANK FILL STANDARD TANKSPREMIUMUNLEADED T c AIR &WATER c 4 17 E ISTING POWER POLETO REMAIN cc c cc c c c 19 ccc c cc cc c cccc 10 6" TYP. ADJACENT RESIDENTIAL 12 9 TYP. c 6 c c ccc c c 6" TYP. c 1 cc RELOCATED POWER POLE 2 6"26 cccc ccccccc ccc 2 20 17 6"7 6"ccc ccc c ccc 5 1"14 7 ±119'-4" R W E ISTING POWER POLE TO REMAIN E ISTING POWER POLE TO REMAIN ADJACENT C.V.W.D. WELL SITE ADJACENT RESIDENTIAL ADJACENT RESIDENTIAL ADJACENT RESIDENTIAL 1 12 1" 0 R 5 R 5 R 5 R 5 c c c 19 6"10 26 cccccc 4 " 42 " 1 WIDE LANDSCAPESETBAC , TYP 0 c c 19 SHOP 111,700 SF DEMO E ISTINGPOWER POLE 20 19 19 6 9 6 10 R 5 R 5 R 5 R 5 20 19 20 1 1 1 1 22 11" 1 1" 1 10 6"LOADING ONLY19 4"LOADING ONLYLOADING ONLY1 26 26 5 7 6"LOADING ONLY LOADING ONLY12 6 LOADING ONLY 6 LOADING ONLY CART CORRALCART CORRALCART CORRALCART CORRALc 17 26 26 7 5" 16 26 17 c ccccc9 9 TYP.64 R W A 2 B 2 26 5" NEW 4 10 PALM TREE PLANTERS ALONG P.L. Overall Site Summary LAND:±540,989 S.F.±12.42 AC BUILDING: 121, 57 S.F. LAND BUILDING RATIO: .46 1 BUILDING COVERAGE: 22.4 PAR ING RATIO: 4.76 1000 TOTAL PAR ING PROVIDED 57 STALLS N 0 SITE PLAN Scale : 1" 60 0 60 120 AVENUE 50 JEFFERSON STREETAVENUE 4 AVENUE 49 AVENUE 52 MADISON STREETMONROE STREETWASHINGTON STREETADAM STREETDUNE PALMS STREETN Vicinity Map NOT TO SCALE SITE NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 Legend PROPOSED LANDSCAPE Sheet 1 PROPERTY LINE 0,6 6 SFPERIMETER LANDSCAPE REQUIRED 29,1 0 SFPERIMETER LANDSCAPE PROVIDED 4.9 PROPOSED REDUCTION 1 17 1 SITE UPDATES PER CIVIL PLAN MINIMUM PAR ING REQUIRED 9 ,000 SF 1 00 RETAIL OFFICE 17,000 SF 1 100 DRIVE THRU 6, 57 SF 1 125 RESTAURANT 26 STALLS 170 STALLS 51 STALLS TOTAL MINIMUM PAR ING REQUIRED 547 STALLS PAR ING SUMMARY: STANDARD PAR ING COMPACT PAR ING ADA PAR ING 4 5 STALLS 92 STALLS 26 STALLS MA IMUM PAR ING REQUIRED 9 ,000 SF 1 250 RETAIL OFFICE 17,000 SF 1 100 DRIVE THRU 6, 57 SF 1 75 RESTAURANT 92 STALLS 170 STALLS 5 STALLS TOTAL MA IMUM PAR ING REQUIRED 647 STALLS 2 0 1 DECEL LANE UPDATES 1 20 LANDSCAPE SETBAC 2 2 1 PLANNING COMMENT UPDATES 0 1 PLANNING COMMENT UPDATES 4 10 1 PLANNING COMMENT UPDATES 4 27 1 PROFILE SECTION REFERENCES 10,000 GALLONCOMPARTMENT TANK FILLFILL REGULAR UNLEADED20,000 GALLON TANK DIESEL 10,000 GALLONCOMPARTMENT TANK FILL STANDARD TANKSPREMIUMUNLEADED AIR &WATER 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 1.0 2.1 2.2 1.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.4 3.3 10.3 10.4 3.5 0.5 0.2 0.2 0.2 0.1 0.1 0.2 0.5 3.7 13.7 14.2 4.1 1.0 0.7 0.6 0.6 0.1 0.1 0.3 0.8 3.9 11.2 11.5 4.7 1.8 1.5 1.6 1.5 0.1 0.1 0.3 0.8 2.1 3.8 4.5 3.7 2.8 2.8 2.8 2.2 0.1 0.1 0.3 0.8 1.5 2.1 2.7 3.3 3.5 3.4 3.0 2.4 3.3 3.6 3.3 3.6 3.2 2.2 3.4 3.7 3.5 3.7 3.4 2.2 2.9 3.6 3.8 3.7 3.0 2.3 2.9 3.3 3.5 3.5 3.2 2.2 1.9 2.3 2.6 2.4 2.3 1.7 1.0 1.6 1.9 1.8 1.4 1.0 0.6 1.4 1.7 1.5 1.0 0.5 0.5 1.4 1.6 1.5 1.1 0.6 0.5 1.3 0.6 1.2 0.8 0.8 0.8 0.8 0.8 0.9 0.7 0.7 1.1 1.1 1.3 1.3 1.3 1.3 1.2 0.9 0.7 0.9 1.1 1.4 1.5 1.5 1.4 1.2 1.0 0.7 0.7 1.0 1.2 1.3 1.3 1.2 1.0 0.8 0.6 0.6 0.6 0.7 1.0 1.0 0.7 0.6 0.6 0.8 0.8 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.7 0.8 1.1 1.1 1.0 0.5 0.9 1.2 1.3 1.3 1.3 1.3 1.3 1.5 0.9 1.2 1.4 1.5 1.1 0.7 1.2 1.7 2.3 2.4 2.4 2.4 2.7 2.7 0.8 1.1 1.3 1.5 1.5 0.8 0.7 1.4 2.1 2.8 3.3 3.4 3.6 3.8 3.6 0.7 0.8 1.1 1.4 1.5 1.2 0.7 1.3 2.2 2.9 3.6 3.9 4.2 4.2 4.3 3.9 3.3 2.7 2.4 2.2 1.8 1.8 1.9 2.2 2.2 2.3 2.2 2.2 2.0 2.0 2.0 2.2 2.1 2.0 2.1 1.9 1.4 0.8 0.6 0.8 1.1 1.3 1.1 1.4 2.2 3.2 3.9 4.7 4.6 4.9 5.0 4.6 4.1 3.7 2.9 2.9 2.3 2.0 2.5 2.9 2.9 3.2 2.9 2.9 2.6 2.4 2.8 2.8 3.1 3.1 2.6 2.6 1.7 0.8 1.4 2.1 2.7 3.5 3.9 4.1 4.3 5.0 5.1 4.6 4.3 3.6 3.3 2.3 1.9 2.5 3.4 3.6 3.9 3.6 3.4 2.6 2.3 3.0 3.4 3.6 3.6 3.3 3.0 1.7 0.7 1.4 2.0 2.8 3.2 3.3 3.6 4.4 4.9 5.2 4.9 5.0 4.0 3.5 2.5 2.2 2.7 3.6 4.0 4.8 4.0 3.6 2.8 2.6 3.1 3.7 4.0 4.2 3.7 3.0 1.8 0.8 1.1 1.7 2.2 2.1 2.2 2.5 3.6 4.7 5.3 5.1 5.1 4.5 3.9 2.8 2.4 3.0 4.0 4.4 4.8 4.4 4.0 3.1 2.8 3.5 4.1 4.3 4.4 4.1 3.4 2.0 0.9 0.8 1.3 1.4 1.3 1.3 1.6 2.8 4.5 5.1 5.0 5.3 4.6 4.5 3.4 2.9 3.7 4.5 4.5 5.1 4.5 4.5 3.8 3.4 4.2 4.5 4.6 4.7 4.3 4.0 2.5 1.1 0.7 1.0 1.1 0.9 0.8 1.2 2.5 4.0 4.7 5.0 5.0 4.7 4.5 3.8 3.5 3.9 4.6 4.8 4.9 4.7 4.5 4.2 4.1 4.3 4.6 4.8 4.7 4.4 4.1 2.9 1.3 0.8 1.2 1.2 1.0 0.8 1.0 2.2 3.9 4.6 4.8 5.1 4.5 4.6 3.6 3.3 4.0 4.6 4.7 5.0 4.5 4.6 4.1 3.9 4.3 4.6 4.8 4.8 4.4 4.2 2.9 1.3 1.0 1.4 1.4 1.0 0.7 0.8 1.8 3.3 4.3 4.5 4.8 4.5 4.2 3.0 2.6 3.4 4.4 4.6 4.9 4.5 4.3 3.4 3.1 3.9 4.4 4.5 4.7 4.3 4.0 2.4 1.1 1.1 1.6 1.4 1.0 0.6 0.7 1.5 2.8 3.8 4.1 4.8 4.1 3.6 2.6 2.3 2.9 3.8 4.2 4.9 4.2 3.7 2.9 2.6 3.3 3.9 4.2 4.6 4.0 3.4 2.1 1.0 1.2 1.5 1.4 1.0 0.6 0.6 1.3 2.5 3.5 3.8 4.2 3.8 3.3 2.3 2.0 2.6 3.5 3.9 4.4 3.9 3.4 2.6 2.3 2.9 3.6 3.9 4.2 3.7 3.1 1.9 1.0 1.0 1.5 1.4 1.0 0.6 0.6 1.3 2.6 3.1 3.3 3.8 3.1 3.1 2.3 2.0 2.7 3.3 3.3 3.9 3.2 3.3 2.5 2.2 2.9 3.3 3.5 3.8 3.2 3.1 1.9 0.9 0.8 1.2 1.2 1.0 0.6 0.6 1.3 2.1 2.5 2.7 2.7 2.5 2.5 2.1 2.0 2.3 2.6 2.8 2.8 2.6 2.6 2.3 2.3 2.5 2.7 3.0 2.9 2.5 2.5 1.9 1.1 0.7 0.6 0.6 1.0 1.0 0.8 0.6 0.5 1.0 1.5 1.8 1.8 1.8 1.9 1.8 1.6 1.5 1.7 1.9 1.9 2.0 1.9 1.9 1.7 1.7 1.8 2.0 1.9 1.9 2.1 2.1 2.0 1.6 1.5 1.5 1.5 1.4 1.1 0.9 0.6 0.5 0.6 0.9 1.1 1.3 1.3 1.3 1.3 1.1 0.7 0.7 0.6 0.5 0.7 1.0 1.2 1.1 1.0 1.1 1.1 1.0 0.9 1.1 1.2 1.1 1.2 1.2 1.2 1.1 1.1 1.2 1.3 1.2 1.2 1.4 1.6 1.6 1.5 1.5 1.6 1.5 1.4 1.2 1.0 0.7 0.6 0.7 0.9 1.2 1.4 1.5 1.5 1.3 1.1 0.5 0.5 0.5 0.7 0.7 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.7 0.6 0.7 0.8 1.0 1.1 1.2 1.3 1.2 1.2 1.2 1.1 0.9 0.7 0.5 0.5 0.7 0.9 1.2 1.3 1.2 1.1 0.8 0.5 0.6 0.7 0.7 0.5 0.5 0.6 0.7 0.7 0.6 0.7 0.7 0.7 0.6 0.8 1.0 1.2 1.5 1.5 1.5 1.1 0.9 0.7 0.9 1.0 1.0 0.9 0.6 0.7 0.9 0.7 0.6 1.1 1.3 1.5 1.5 1.4 1.2 1.0 1.2 1.5 1.5 1.5 1.4 1.1 0.9 1.1 1.3 1.3 1.3 1.0 0.8 0.9 1.1 1.1 1.2 1.1 1.1 0.8 1.2 1.4 1.4 1.4 1.4 1.1 1.1 1.3 1.5 1.5 1.4 1.2 1.0 0.6 0.7 0.6 0.7 0.6 0.7 0.6 1.0 1.1 1.1 1.0 1.0 0.9 1.0 1.2 1.2 1.2 1.2 0.6 0.6 0.5 0.6 0.7 0.8 0.7 0.6 0.5 0.5 0.7 0.5 0.5 0.7 0.7 0.8 0.5 0.7 0.50.5 0.8 0.7 0.5 0.7 0.5 0.5 0.6 0.6 0.6 0.5 0.50.5 0.6 0.6 0.60.5 0.5 0.5 0.5 STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #1 1.6 fc 5.3 fc 0.5 fc 10.6:1 3.2:1 LUMINAIRE SCHEDULE Symbol Label Qty Lumens LLF WattsCatalog Number Description Lamp F1 9 F2 8 0.81 137 0.81 274 AbsoluteDSX2 LED 80C 530 LED SITE LIGHT LED AbsoluteLED SITE LIGHT LED 40K T3S MVOLT DSX2 LED 80C 700 40K T3S MVOLT F2a 1 0.81 274AbsoluteLED SITE LIGHT LEDDSX2 LED P1 40K T5S MVOLT HS Calc Zone #2 2.0 fc 14.2 fc 0.0 fc N/A N/A WITH SHIELD NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 07.12.17 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC 1106 W. Magnolia Blvd. Burbank, CA 91506 Tel: (818)842-7285 email: admin1@idengineers.net 1 2 4 5 6 7 9 A B D E F G H 10 A H 1 9 12 0" 44 6"44 6"44 6"44 6"44 6"44 6"12 10" 2 2"1 212" C P R O P O S E D T R U C R A M P SL O P E D O W N PROPOSED ENTRY DRIVE AISLE CONCRETE SIDEWAL PROPOSED ENTRY PROPOSED PAVILIONS 63,000 S.F.202 " 6"16 11"16 11" 912" 10" 10" 10"RAMPDOWNAD ACENT UILDING 7 2" 1 "7 2"4 6" 0"74 1" 0"1 6"4 0"14 0"4 0"14 0"4 0"14 0"4 0"14 0"6 10"17 "7 0"41 4" LINE OF CANOPY ABOVE RAMPDOWN RAMPDOWNANODI ED ALUMINUM STOREFRONT WITH CLEAR GLA ING 6" PROPOSED PHARMACY WINDOW RAMPDOWN RAMPDOWNRAMPDOWNRAMPDOWN NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 Sheet 4 0 PAVILIONS SHELL PLAN Scale : 1 16" 1 0" 16 2 N 1 2 4 5 6 7 9 A B D E F G H 10 A H 1 9 12 0" 44 6"44 6"44 6"44 6"44 6"44 6"12 10" 2 2"1 212" C PROPOSED PAVILIONS 63,000 S.F.202 " 6"16 11"16 11" 912" 10" 10" 10"LINE OF CANOPY AD ACENT UILDING 4 0" T.O.S. 4 0" T.O.S. 0 0" T.O.P. 0 0" T.O.P. 0 0" T.O.P. 42 0" T.O.S. 42 0" T.O.S. 2 0" T.O.P. 2 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. 21 9" T.O.D. 21 9" T.O.D. 21 9" T.O.D. 21 9" T.O.D. 22 7 1 2" T.O.D. 22 7 1 2" T.O.D. 22 7 1 2" T.O.D. 22 4 1 4" T.O.S. 22 7 1 2" T.O.D. 22 7 1 2" T.O.D. 26 0" T.O.D. 2 0" T.O.P. BELOW 2 0" T.O.P. SLOPESLOPE1 4" 1 0"SLOPE1 4" 1 0"LINE OF WALL BELOW LINE OF WALL BELOW 25 0" T.O.P. 24 0" T.O.D. 2 6" T.O.D. 2 2" T.O.D.SLOPE 0 0" T.O.P. NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 SHEET 5 0 PAVILIONS ROOF PLAN Scale : 1 16" 1 0" 16 2 N 1 2 A B STOREFRONT ENTRY DOORS C STORE ,000 S.F. RAMP DN. SIDEWAL PROPOSED LANDSCAPE 45 4"6 1"1 2 A B 1 0" T.O.S. 16 1 4" T.O.S. 16 1 4" T.O.S. 1 0" T.O.S. SLOPE " 1 0" LINE OF AWNING BELOW LINE OF ROOF CRIC ET, TYP. ROOF DRAIN & OVERFLOW DRAIN, TYP. LINE OF RAISED PARAPET, TYP. "57 9"10 0" 5 4" 19 0" T.O.P. 22 0" T.O.P. 19 0" T.O.P. 19 0" T.O.P. 22 0" T.O.P. 17 " T.O.P.SIDEWAL ADA PAR ING NO PAR INGREACHIN 3DR HUS RL RED OXWING LEFT2 DOOR UPRIGHTREFRIG FREEZER TRA G22010 2 DOOR UPRIGHTREFRIG FREEZER TRA G22010 ATM E V E R A G EDISPENSER SE R F R P 250 ICE N U G G E T SCO N0622 ICEE 564 ID MILKSHAKE FRE FRZ MICROWAVE AMA RMS 10DS ISLANDMERCHANDISER HUS T 3 4 COFFEE REWER UN 051200 0100 COFFEE REWER UN 051200 0100 CAPPUC iMIX 5s AKER CASEW/ ASE STR CSC3223 AKER CASEW/ ASE STR CSC3223 18 18d12 COM O PREP SINK / 3 COMP SINK WIN SVKT 18 KT 18 18 SAFE TID SER 4 HOT FOODMERCH HAT GRSDS 24D HOT DOG ROLLER STA 50C D HOT DOG ROLLER STA 50C D NACHO DUALDISPENSER GEH HT2 TAKE HOME SNACKSSALTY SNACKSPROMO FRITO FEM WINEBAG CANDY HBC NUTS SEEDSCANDY GUM MINTPROMO JERKY JERKYAUTO HARDNON-EDIBLE GROCEDIBLE GROCFUNCTION BARSGCM SWEET SNACK PROMO EER COOLER EVERAGE COOLER KING & HANGING BAG CANDY /ENERGY SHOTSICE MACHINE SCO CU3030 4 H IGH PROF ILECIGARETTE IMA 8584 2 HIGH PROFILEOTHER TO ACO IMA 8562 COOKIE CRACKER2 6"X8 OT SHLFMET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 3618MET 3618NITRO COFFEE DISPENSER UN 51600 MET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 4818MET 3618 AG N OX RACK MAN 15 3226 RAMPDN.RAMPDN.RAMPDN.12 "15 0"12 0"14 0"14 4"SPANDREL GLA ING STOREFRONT RESTROOM RESTROOM TRASH ENCLOSURE 2 1" 22 0" T.O.P. 19 0" T.O.P. 19 0" T.O.P. 2 0" T.O.P. 21 0" T.O.P. 0 PAVILIONS FUEL SHELL ROOF PLAN Sheet Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 N ROOF PLAN FLOOR PLAN 03/08/18 3RD ENTITLEMENT RESUBMITTAL A B C 1 2 56 9"19 "49 "40 9"19 " 0" 0 4" 0"10 0" ADJACENT PAVILIONS RAMPDOWNANODI ED ALUMINUM STOREFRONT AND CLEAR GLA ING RAMP DOWN LANDSCAPE PLANTER 76 0" RETAIL 1 4,400 S.F. A B CSLOPE: " 1 0" 22 0" T.O.S. 22 0" T.O.S. 2 0" T.O.P. 2 0" T.O.P. 24 0" T.O.P. 20 9 4" T.O.D. 24 0" T.O.P. 7 0"52 4"16 " ROOF DRAIN & OVERFLOW DRAIN, TYP. LINE OF RAISED PARAPET, TYP. LINE OF PARAPET 60 0"1 2 20 9 4" T.O.D. 21 4 4" T.O.D. 20 2 4" T.O.D. 24 0" T.O.P.9 0"15 0" 24 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. ELEC. ROOMASR ROOM ROOF HATCH 0 RETAIL SHELL ROOF PLAN Sheet 11 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 N 03-08-18 A B 1 2 195 0" ELEC. ROOM ASR ROOF ACCESS ROOM CONCRETE SIDEWAL ENTRY E IT DOORS, TYP. ANODI ED ALUMINUM STOREFRONT TYP. PAR ING STALL STRIPING ADA PAR ING NO PAR ING RAMP DOWN LANDSCAPE PLANTER LANDSCAPE PLANTER CONCRETESIDEWAL CONCRETE SIDEWAL FUTURE DEMISE WALL TYP. LINE OF CANOPY ABOVE RAMPDOWNRAISED CONCRETE CURB SHOP 1 11,700 S.F. PROPERTY LINE 5 0"14 11"19 0" 6"7 1"6 4"6 "6 " 5 5"7 1"29 "5 0"1 7"14 "19 0"60 0" 5 6"5 "5 " 6"11 5"LINE OF CANOPY ABOVE N 0 SHOPS 1 SHELL PLAN Sheet 1 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 A B 1 2 195 0" 26 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. 2 0" T.O.P. 2 0" T.O.P. 24 0" T.O.P. 21 4" T.O.S. 20 2 4" T.O.S. 20 2 4" T.O.S. 20 2 4" T.O.S. 21 4" T.O.S. 24 0" T.O.P. 0 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P.SLOPE " 1 0" 1 012" 9"25 2"6 0" 5"2 1"47 11"66 10"27 11" 0"4 6"2 5" 26 0" T.O.P. 24 0" T.O.P. 24 0" T.O.P. 2 0" T.O.P.SLOPE " 1 0"LINE OF AWNING BELOW,TYP. LINE OF AWNING BELOW,TYP. LINE OF PARAPET. LINE OF PARAPET. ROOF HATCH LINE OF ROOF CRIC ET ROOF DRAIN & OVERFLOW DRAIN 26 0" T.O.P. 26 0" T.O.P. 26 0" T.O.P. LINE OF AWNING BELOW,TYP. N 0 SHOPS 1 ROOF PLAN Sheet 14 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 03/08/18 A B 1 2 BUILDING 4 6, 60 S.F. 6 6" 0 11" 0" 4 7"6 0"16 0"6 0"16 0"6 0" 4 0"60 0"1 6"106 0"2 0"4 0"4 0"16 0"6 0"29 6"6 0"7 6"NO PAR ING PROPOSED PAR ING SIDEWAL SIDEWAL ENTRY DOORS, TYP. ELEC. ROOM ASR ROOM FUTURE DEMISE WALL FUTURE DEMISE WALL PROPOSED ADA PAR ING RAMPDOWNPROPOSED LANDSCAPE PLANTER RAMPDOWN6 0"6 0"PROPOSED LANDSCAPE PLANTER6 0"16 0"6 0"6 0"22 0" 0" LINE OF CANOPY ABOVE RAISED CONCRETE CURB 2 0" 1 6" 0 BUILDING 4 SHELL PLAN Sheet 16 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 N A B 1 2 BUILDING 4 5,700 S.F.60 0"106 0" 19 4" T.O.S. 0 0" T.O.P. 0 4" 0 0" T.O.P. 21 0" T.O.S. 24 0" T.O.P. 26 0" T.O.P. 21 0" T.O.S. 19 4" T.O.S. LINE OF RAISED PARAPET, TYP. 0 4" 5 1"45 4" LINE OF ALIGNING BELOW ROOF DRAIN & OVERFLOW DRAIN, TYP. LINE OF ROOF CRIC ET, TYP.SLOPE " 1 0"6 0"2 4" 0 4" 2 10" 24 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P. 0 0" T.O.P. 26 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P. 20 1" T.O.CRIC ET LINE OF ALIGNING BELOW 26 0" T.O.P. 26 0" T.O.P. 0 0" T.O.P. 0 0" T.O.P. LINE OF ALIGNING BELOW 0 4" 0 BUILDING 4 ROOF PLAN Sheet 17 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 N 1 2 A B 90 0"55 0"5 0"5 0"45 6"5 0"14 0"5 0"5 0"14 0"5 0" 2 6"BUILDING 5 4,900 S.F. 1 6" 1 0" RAMP DN. ENTRY DOORS, TYP. STOREFRONT ELEC. ROOM ASR ROOM DRIVE THRU WINDOW PROPOSED ADA PAR ING NO PAR INGPROPOSED PAR ING PROPOSED DRIVE THRU E IT PROPOSED DRIVE THRU ENTRY SIDEWAL 12 0" 10" 1 2"RAMPDN.RAMPDN.R AM PDN.RAMPDN. 10"24 2"1 0"5 0"5 0"1 0" LINE OF CANOPY ABOVE RAISED CONCRETE CURB 0 BUILDING 5 SHELL PLAN Sheet 19 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 PROPOSED BUILDING 9 PARAPET ELEV. 30'-0" AFF FINISH FLOOR ELEV. 0'-0" AFF FINISH GRADE ELEV. +7'-7" AFF EXISTING WALL ELEV. +13'-7" AFF PROPERTY LINE 139'-8" SETBACK/PARKING LOT 15'-8" APPROXIMATE EXISTING RESIDENTIAL LINE OF PROPOSED PARKING LOT PAVING6'-0"5'-5"LINE OF SIGHT FROM RESIDENTS T.O.WALL ELEV. 6'-0" AFF PROPOSED PAVILIONSEXISTING RESIDENTIAL PARAPET ELEV. 24'-0" AFF FINISH FLOOR ELEV. 0'-0" AFF TOWER BEYOND ELEV. 34'-0" AFF TOWER BEYOND ELEV. 42'-0" AFF T.O.WALL ELEV. +9'-11" AFF PROPERTY LINE 31'-8"103'-10"±13'-10" LINE OF EXISTING CMU WALL TO REMAIN LINE OF EXISTING CMU WALL TO REMAIN PROPOSED DRIVE AISLE6'-0"5'-5"LINE OF SIGHT FROM RESIDENTS NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 03.06.18 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11/29/17 3RD ENTITLEMENT RESUBMITTAL03/08/18 0 PROFILE SECTIONS Scale : 1/4" = 1'-0" 2' 4' 8' Sheet 23 A PROFILE SECTION SCALE: 1/16" = 1'-0" B PROFILE SECTION SCALE: 1/16" = 1'-0" 1 2 A B 90 0"55 0"BUILDING 5 4,900 S.F. LINE OF ROOF CRIC ET, TYP. ROOF DRAIN & OVERFLOW DRAIN, TYP. LINE OF AWNING BELOW,TYP. 0 0" T.O.P. 2 0" T.O.P.26 6" 1 6" 19 4" T.O.C. 24 0" T.O.P. 22 0" T.O.P. 2 0"44 6"26 6" 21 0" T.O.S. 24 0" T.O.P. 19 4 1 2" T.O.S. 19 4 1 2" T.O.S. 20 2" T.O.D. 19 6 1 2" T.O.C. 19 6 4" T.O.S. 21 0" T.O.S.SLOPE " 1 0"LINE OF AWNING BELOW,TYP. 26 0" T.O.P. 26 0" T.O.P. 22 0" T.O.P. 0 0" T.O.P. 0 0" T.O.P. 24 0" T.O.P. ROOF HATCH 0 BUILDING 5 ROOF PLAN Sheet 20 Scale: 1 " 1 0" 4 16 NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 N 12 0"15 0"CONC. APRON1 0"TYP.1 6"1 6"TYP.DRAINAGE1 SLOPEFOR POSITIVE1 0" 1 0"1 0"SLOPE 1 4" PER FOOT, TYP. " PRECISION CMU BLOC WALL. PROVIDE 1 2" SMOOTH PLASTER FINISH ON E TERIOR SIDE " HIGH CONCRETE CURB 4" CANE BOLT SLEEVE PIPESET INTO 12" 12" CONCRETE FOOTING AT THE CLOSED POSITION, TYP. AT EACH SIDE OF DOOR E PANSION JOINT PLAN T.E. SCALE: 1 4" 1 0" PLAN T.E. SCALE: 1 4" 1 0" 1 A A B B 1 0" A A FRONT ELEVATION SCALE: 1 4" 1 0"6 0" 2 4 " W. 6 0" H. METAL GATES: STEEL FRAME W MIN. 1 4" THIC 1 1 2" WIDE HORI . BAR, MITER and WELD ALL EDGES and CORNERS PROVIDE & WELD CAPS AT ALL E POSED ENDS. GRIND SMOOTH ALL CONNECTIONS. PRIME and PAINT W SEMI GLOSS ENAMEL TO MATCH ADJ. SURFACE, U.N.O. GATE: 1 GA CORRUGATED GALV. METAL PAINT TO MATCH SW60 5 "SIMPLY BEIGE" 4 6 STEEL TUBE CAPPED AT TOP, TYP. PAINT TO MATCH GATE 4" PIPE SET INTO 12"SQ. 12" DEEP CONC. FOOTING 12" DIA. 24" LONG CANE BOLT SLIDING BAR LATCH C ELEVATIONA A A B D 1 ELEVATION SCALE: 1 4" 1 0" B B 6 0"E TERIOR CEMENT PLASTER FINISH OVER PRECISION CMU BLOC WALL CMU CAP, TYP. NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONSDATE HUNTINGTON BEACH, CA 92649 16400 PACIFIC COAST HIGHWAY, SUITE 207 NWC AVENUE 50 & JEFFERSON STREET LA QUINTA, CA16.454.05 0 .06.1 MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC ENTITLEMENT RESUBMITTAL11 29 17 RD ENTITLEMENT RESUBMITTAL0 0 1 0 TYPICAL TRASH ENCLOSURE Scale : 1 4" 1 0" 2 4 Sheet 22   t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lk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rom:Philip Spencer To:Cheri Flores Subject:Pavilion vs La Quinta Design Look Date:Wednesday, January 31, 2018 10:54:43 AM Pavilion Notes - Planning Commission : Messrs/Mdm's: understand that the Pavilion project already has a Specific Plan, and they have latitude to do pretty much what they want within the guidelines of the LQ General Plan. Is this design going to be in the spirit of California 'mission style' i.e. LQ Village across the street from City Hall, or is the final design a foregone conclusion ? Our Town is quaint, and most projects here are built with lots of design thinking. Susan and I would only hope our Planning Commission has similar design 'consciousness'. Looking at the site plan, this is one hundred percent retail, with lots of glass and concrete. Is there any thought at all to adding LQ Village style landscaping, mission style 'continuous' walls, plants, and flowers? Seems like the design plan as presented is a mishmash of ideas to meet code requirements. Where are the jacaranda, himalayan birch, or palo verde trees? Does the Planning Commission have any latitude here, if so, please use it. We actually like the idea of a Pavilion and shops on Jefferson. The poor architecture, or whatever you call it, is no match for the contemporary look of the planned Montage. The Montage is over one thousand dollars a square foot to build. The Pavilion Centre is closer to one hundred and twenty dollars a square foot to build. The thought that the developer is trying to match the Montage is weak, there is no comparison here. If there's going to be a comparison of these two projects, we would like to see it in the final look of the Pavilion. How does the Pavilion landscaping plan compare to the of the Montage ? Are there any fountains, public spaces to relax, etc ? Most importantly, does the final design of the 'whole project" conform to any historical or architectural review? We can only hope that the attention to detail given to this project by our Planning Commission is in keeping with rest of our beautiful City. As our young niece said when visiting from Pismo Beach for the first time, "what makes this place so beautiful is the attention to detail, someone has really thought this out" !! We couldn't agree more. Thanks for your consideration of our thoughts. Philip & Susan Spencer From:Ken Hulbert To:Cheri Flores Cc:Gerald8870@sbcglobal.net;rrooker@dc.rr.com Subject:RE: Pavillion Palms Development Date:Monday, February 05, 2018 1:55:20 PM Cheri, I know you will keep me informed of progress. Just a couple of things I wanted to mention. I have spoken to 3 quaintness here in LQ who own fast food restaurants. They all say , not a chance a major fast food restaurant would go in. Reasons were, not enough traffic, part time residents. My concern is another empty center like the closed Ralph's Center. Also, I do work for a large regional petroleum company. Based on the number of pumps, the projected gallonage should be North of 40,000 gallons per week. This is the same number of pumps as Costco, so the average number of trips would be about 3,300/ week. I am not confident that our streets are meant to deal with this traffic. Lastly, the automobile stacking. Most retailers with this number of pumps have addition stacking for 5 automobiles. This Center does not. Regards, Kenneth E. Hulbert | Executive Vice President / Principal DAUM Commercial Real Estate Services D/AQ #: 01129558 | CABRE#: 00664146 C: 949.525.2547 | O: 949.242.1702 | F: 949.474.1771 4400 MacArthur Blvd., #950 | Newport Beach, CA | 92660 Ken.Hulbert@DAUMcommercial.com -----Original Message----- From: Cheri Flores [mailto:clflores@la-quinta.org] Sent: Wednesday, January 03, 2018 3:30 PM To: Susan Dillman <dillman.susan@gmail.com> Cc: Ken Hulbert <ken.hulbert@daumcommercial.com>; Gabriel Perez <gperez@la-quinta.org> Subject: RE: Pavillion Palms Development Hi Susan! Thanks for reaching out! I just spoke with Ken at the counter and let him know the applicant has submitted a traffic and noise study to us. I have attached them to this email. I will also email you the site plan. They have just completed their 2nd design review and we have sent them some comments on the submittal. I also let Ken know that I will email him the public hearing notice once it is available. The project will not be going to Planning Commission until February or March. Please let me know if you have any other questions. Cheri L. Flores | Senior Planner City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7067 Website | Map clflores@la-quinta.org -----Original Message----- From: Susan Dillman [mailto:dillman.susan@gmail.com] Sent: Wednesday, January 03, 2018 3:03 PM To: Cheri Flores <clflores@la-quinta.org> Cc: ken.hulbert@daumcommercial.com Subject: Pavillion Palms Development Hi Cheri: My name is Susan Dillman and I live at 79915 Via Maravilla, LQ (in Palmilla at Jefferson/50th). Gabriel Perez gave me your name as the Senior Project Manager. Could you please give me a brief update as to the current status of this project? (I’ve seen the plan submission from November.) Also, has the traffic study or the noise study been completed to date? I look forward to hearing from you. Sincerely, Susan From:Leila Namvar To:Cheri Flores Subject:NEC of Jefferson and Ave 50 Date:Friday, February 02, 2018 11:19:10 AM Hi Cheri, It was very nice talking to you yesterday. Please email me the original specific plan for the property located on the NWC of Jefferson Street and Ave 50. I also would like to get a copy of the original traffic study and the list of revisions that Mr. Lundin is proposing in order to amend the original SP. Thank you, Leila Namvar 760-333-4094 Sent from my iPhone From:Philip Spencer To:Cheri Flores Cc:Gabriel Perez Subject:Pavilion Notes ll Date:Monday, February 26, 2018 11:13:01 AM God morning. Passing on internal memo which I generated (please no big box on Ave 50)! We can have commercial that's also pretty to look at, and in keeping with the LQ spirit !! Would like to propose to the HOA some alternatives with time lines which will help homeowners identify possible solutions to the future screening of sound, and light from the proposed Pavilion development: Plan A: Some kind of estimate from the HOA on the cost to produce a natural landscaping light/sound screen along the southern and western most walls of the HOA 'flood park'. If we could have this estimate done by a Consultant by Q3 2018, would that be feasible ? Plan B Some kind of estimate from the HOA on the cost to produce a wall alignment , increasing the height by approximately 3' over the current height. This would act as light/sound screen along the southern and western most walls of the HOA 'flood park'. If we could have this estimate done by a Consultant by Q4 2018, would that be feasible ? Plan C Lacking some kind of estimate from Plan A or Plan B by Q1 2019, we would like to propose that each homeowner provide their independent 'screening' plans in writing to the HOA. Plans may include components of A/B above, or alternate plans. Translated, any homeowner that wants to be screened from future light and sound encroachments, would take it upon themselves to cure. Plan D We as a Community propose to the City of La Quinta, that the Developer pay for 1) landscaped screen, 2) Developer pay for a wall extension, or 3) some combination of the above. Any comments and/or feedback from the Renaissance HOA members, Board, and Avail Mgmt would be highly appreciated. From:Christina Cooper To:Cheri Flores Subject:Development at 50th ave. and Jefferson Date:Wednesday, April 18, 2018 12:05:28 PM As a residence at Palmilla development I oppose the Building of the gas station across from our communitie and fast food Restaurants We have the grocer store Ralph's and it is enough Regarding gas station we have Costco and many other gas stations on 111. The trafic will be terrible And even now we have sometimes problem to cross street and drive It will be a sad to see our neighborhood lose its quality Sincerely Christina Cooper 50410 Via serenidad La Quinta 92253 Sent from my iPhone From:William & Shirley Purcelli To:Cheri Flores Subject:<no subject> Date:Wednesday, April 18, 2018 2:26:12 PM Dear Ms Flores. I would like to register our opposition to the proposed development at the 50th and Jefferson intersection. This land is surrounded on three sides by residential communities. Across the street is a retail complex that more than satisfies the needs of the area. Even with that they always have some space available. A noisy brightly lit service station with noise, fumes and congestion is not needed with gas services in old town and Hwy. 111. A grocery opposite Ralphs means somebody will fail with more unrented space. Apartments or condos would mesh with the community. Another strip mall would would offend most of the residents in the area. Please relay this message in an appropriate manner. Thanks, William and Shirley Purcelli Carlos Flores | Associate Planner City of La Quinta 78495 Calle Tampico ම La Quinta, CA 92253 Ph. 760.777.7069 cflores@la-quinta.org Website | Map From:Carlos Flores To:Cheri Flores Subject:Pavilion Palms Complaint Date:Wednesday, April 18, 2018 3:49:54 PM Attachments:image002.png As we discussed, I received a phone call from Dr. Michael Pitt, a Palmilla resident who expressed that he and many other of his neighbors felt passionate in disagreement with the proposal. He has a strong dislike towards the gas station and drive thru components. He said the project will only bring negatives and is not needed in that area, amongst other negative components. He can be reached at 818-216-7371. From:Al Derago To:Cheri Flores Subject:Pavilions Palms Shopping Center Date:Thursday, April 19, 2018 1:26:21 PM Dear Ms. Flores, As a long time resident of Palmilla, we are very concerned about the proposed Pavilions Palm SC. The area is not conducive to the type of development being suggested. While we do prefer something there rather than the empty space, we believe something more suitable would be appropriate. We already bear the burden of Coachella and Stagecoach Festivals. As you most likely know, we can hear the music from our home. I can't imagine 24 hours a day, 7 days a week of the noise and racket made by fast food chains and gas station. I also don't understand how fast foods chains can survive after the snowbirds leave. They are too far from Rt.111 to be meaningful. I would hope the board will reconsider and vote down what is being thrust upon us. Thank you and Best Regards, Al Best Regards, Al Derago alderago@aol.com 503-310-9839 From:Brenda Sutherland To:Cheri Flores Subject:Palmilla and comments on proposed development Date:Monday, April 23, 2018 1:59:45 PM To whom it may concern Please accept this email as a formal request regarding the development on the nw corner off Jefferson and 50th to not be developed with gas stations and fast food operations. We are recent owners and in Palmilla and chose this location because of its lack of high density commercial operations. We would prefer it be zoned residential not commercial. Sincerely Brenda Sutherland 79520-via sin cuidado La Quinta Any questions please email Sent from my iPhone From:Carlos Flores To:Cheri Flores Cc:Gabriel Perez Subject:FW: Proposed development 50th & Jefferson Date:Tuesday, April 24, 2018 1:32:37 PM FYI, I received the e-mail below in regards to Pavilion Palms. Carlos Flores | Associate Planner City of La Quinta 78495 Calle Tampico ම La Quinta, CA 92253 Ph. 760.777.7069 cflores@la-quinta.org From: Jennifer Davis [mailto:jdavis@turnleaf.ca] Sent: Tuesday, April 24, 2018 1:22 PM To: Carlos Flores; Linda Evans; Kathleen Fitzpatrick; Robert Radi; John Pena; Steve Sanchez Subject: Proposed development 50th & Jefferson Dear La Quinta City Council, I am writing you to express my concerns, as resident within the Renaissance complex, regarding the proposed development at the corner of 50th & Jefferson. Quite frankly, I fully object to virtually all aspects of the development. I ask you to consider the points below: 1.The addition of a supermarket to this area is unnecessary. We’ve witnessed the closure of several supermarkets, in close proximity to this location, within the past months and recent years, rendering the speculation that another would be appropriate quite absurd. 2.The proposed access points into the development would greatly hinder Renaissance homeowners access and egress from our complex, particularly given the numerous drive- through, fast-food restaurants proposed. I can’t even imagine what a nightmare this could become during Coachella. a.I understand the developer, Lundin, has done a traffic study, yet comically it was done during July. For Lundin to even consider such a gross misrepresentation of submitting a traffic study from July is already an example that they are not acting in good faith! 3.The idling car emissions and the noise from the delivery trucks (back-up beeping and A/C) are environmental pollution concerns that would significantly impact our homes and our home values. 4.Further to the topic of environmental impact is the excessive garbage (food waste, grease bins, numerous stinky garbage bins) that will attract rats and possibly coyotes. Again, impacting the quiet enjoyment of our homes and the safety of our pets. 5.Lastly, the proposed mini-mart and gas station are simply not a fit for our neighborhood. These services belong in a fully commercially-zoned location, such as along Hwy. 111 – not amongst neighboring residential. These proposed services are, quite frankly, low-class and not remotely aligned with my vision for our neighborhood nor for a City represented as ‘the Gem of the Desert’. We can do better! a.Also, there is nothing that would be sold at a mini-mart that shoppers couldn’t purchase across the street at Ralphs or CVS. I thank you for taking the time to read my email and hope you will take my concerns and the concerns of my neighbors to heart as you consider the worthiness – or lack thereof – of this shoddy, shameful development. We greatly appreciate the challenges of your position and are hopeful you will either turn Lundin away, or at the very least have them come back to the drawing board with something substantially better than the garbage they’ve proposed. Sincerely, Jennifer Davis 79771 Derek Alan Drive La Quinta (760) 777-7477 3 Please print only if necessary From:Dubuque, Maury To:Cheri Flores Subject:Proposed Development of NW corner of 50th & Jefferson Date:Tuesday, April 24, 2018 8:42:43 AM Attachments:image001.png image002.png image003.png image004.png image005.png Dear Ms. Flores, I am a homeowner in the Renaissance community that abuts the proposed captioned development. I am writing to you today to express my absolute opposition to this proposed development for reasons as follows: There is absolutely no defensible rationale for a food store. Ralphs is across the street, several have closed along Hwy 111 and you are aware of the many false starts on Calle Tampico across from City Hall With such a use comes noise from delivery trucks (including A/C trailer noise), substantial and often malodorous garbage, traffic and vermin This leads me to believe that the food store is a red herring to secure a location for a gas station and a Mini Mart, two of the most profitable and undesirable land uses on the planet There are ample opportunities to refuel one’s car along Hwy 111. Highway commercial zoned land is far more suitable for such a use than a residential neighborhood. And what could one possibly buy at Mini Mart that they could not buy at Ralphs which has very long operating hours? Who is Mini Mart’s target customer? From an environmental stand point, will we need gas stations in 20 years? Maybe, but by that time the environmental damage will be done and our property values substantially reduced. I urge you to visit Costco’s gas bar (nicely hidden away from residential areas) in La Quinta to see the lengthy line up of idling cars spewing exhaust Additionally, it’s difficult to imagine any use that is less environmentally responsible than a drive through quick service restaurant. To that point, Council should consider an all-out ban on such uses. Again, traffic, noise, garbage, vermin, extended operating hours, unhealthy food offerings-the complete antithesis to neighborhood friendly uses Traffic; the curb cuts and access/egress points proposed are ludicrous. Heading east along 50th and turning left into the proposed development will create a massive bottleneck point and interfere with the Renaissance 50th Avenue access Lastly, I would like to stress that I am far from anti-development. As you can see from my signature block, I manage a commercial real estate brokerage- developers are our life blood. I am not against development of this site either. What I am against is ill conceived, thoughtless and disgustingly anti- environmental development. The developer needs to go back to the drawing board; this is 2018, not 1960. La Quinta is indeed “The Gem of the Desert”, it is a beautiful place to live and my family is grateful to be a part of it. Let’s keep it that way. Thank you very much for your attention. I know you have a tough job and I appreciate your service. Maury D Dubuque 79771 Derek Alan Drive, LQ Maury D. Dubuque Senior Managing Director | Vancouver Brokerage Direct +1 604 662 2641 | Mobile +1 604 790 3939 | View my profile Maury.Dubuque@colliers.com Colliers International 200 Granville Street, 19th Floor |Vancouver,BC V6C 2R6 |Canada Main +1 604 681 4111 | Fax +1 604 661 0849 Unsubscribe |Manage Account and Email Preferences |View Privacy Policy From:Craig Tennis To:Cheri Flores;Jayme Fakehany Subject:PAVILLIONS PALMS SHOPPING CENTER Public Hearing Date:Tuesday, May 01, 2018 2:59:43 PM Craig G. Tennis 50370 Via Puente La Quinta, CA 92253 760-296-3052 / cell 909-362-7231 ne1.410s@outlook.com La Quinta Planning Commission La Quinta, CA 92253 To: clflores@la-quinta.org RE: LA QUINTA PLANNING COMMISION PAVILLIONS PALMS SHOPPING CENTER Public Hearing May 8, 2018 My family are resident of Palmilla Estates, so we have significant interest in this proposed development. The following observations we believe to accurate: Having consulted with four long term established LA Quinta realtors and brokers, they unanimously agree that this strip-center mall will have a significantly negative effect on residential property values in the Palmilla and Renaissance communities. This alone should negate approval. Further, we don’t need a second supermarket across the street. After all, The Old Town Shopping Center area couldn’t support even one. What can Pavilion’s Palms offer that isn’t already across Jefferson Boulevard at the Citrus Mall? They already have a huge supermarket, two coffee shops, an Italian, Mexican and Continental restaurants, a drug store, a dry cleaners, postal annex, hair salon, nail salon, clothing store, etc. I can’t imagine we need duplicates of any of those businesses. And FIVE drive-thru fast food facilities? Seriously? When all major fast food chains are struggling. The most recent being Subway which is closing over 500 shops. Virtually all possible fast food chains are already on Hwy 111. For many of us, that’s walking distance. Two of our adjacent cities already refuse permits for drive-thru restaurants. They’re the smart ones. I won’t discuss construction issues in detail, since these are automatic: construction and added traffic noise, construction and increased exhaust pollution, and more traffic congestion. Please consider these objections. Sincerely, Craig Tennis From:Wanda Wise-Latta To:Cheri Flores Subject:FW: Pavilion Palms Shopping Center Date:Tuesday, May 01, 2018 2:23:10 PM Forwarding the email below to you. Wanda Wise-Latta |Executive Assistant City of La Quinta 78495 Calle Tampico ƕ La Quinta, CA 92253 760.777.7118 From: Dick Corbett [mailto:dcorbett@vessco.com] Sent: Tuesday, May 01, 2018 2:15 PM To: Wanda Wise-Latta Cc: jfakehany@drminternet.com Subject: Pavilion Palms Shopping Center Dear Ms. Latta: As a home owner in the Palmilla Community, I’m writing to voice my opposition to the proposed Pavilion Palms Shopping Center. We have lived in Palmilla for almost ten years; experienced the economic depression, resulting turmoil in the housing market and the expansion of the music festivals just a couple miles away. In my opinion, all of these events have stalled or delayed our market recovery. In addition, the traffic on 50th and on Jefferson have created a huge noise problem for this area. I have also reviewed a prior project located in Indio and managed by the Lundin Group. This place is a not a notable showcase or stellar reference to any City Council and does not represent the management style we would accept in La Quinta. In short, the mall is an eyesore. I have invested thousands and will continue to invest more in sound control techniques to mitigate the noise caused by increased traffic on 50th. Now I see the delivery entrance to Pavilion Palms is located off of 50th. I think it’s time for the planning commission and council to provide us house home owners with some consideration that include resurfacing 50th with noise abatement road bedding, noise adsorption landscaping, increased wall height, reduced truck traffic and reduced speed limits. I’m not a transportation engineer so there are probably more less obvious technique that I did not mention. This should all be considered prior to any plan to proceed with any consideration for a new mall. Do what is right for La Quinta and say no to the proposed Pavilion Palms Shopping Center. Sincerely, Richard and Teri Corbett 50020 Via Puente La Quinta, CA 95553 612-805-4056 From:Greg & Shirley Lindsay To:Cheri Flores Subject:Fwd: Pavilion Palms Shopping Center at Ave 50 & Jefferson Date:Tuesday, May 01, 2018 8:15:25 AM > > >> >> I am a homeowner in Palmilla at Ave 50 & Jefferson. I wish to register my strong opposition to this proposed development to the La Quinta Planning Commission. The increased traffic, noise, pollution, littering and intended use will directly impact my property values and my enjoyment of my home. The development will not be in any way be consistent with my neighbourhood’s architectural style or standards or materials all of which makes our community so unique and valued. It is not consistent with La Quinta’s General Plan 2035. >> >> There is no need for additional fast food joints or a minimart across the street from Ralph’s especially when there are many vacant business properties already empty in La Quinta which can be used for these purposes. We all pay high property taxes in La Quinta to be able to enjoy the la Quinta city as it was intended to be and as it was when we decided to purchase here. >> >> Please reject this development proposal. I will not be able to attend the May 8th meeting but I wanted to register my strong opposition to this development proposal. >> >> Thank you >> >> Greg Lindsay >> Shirley Maxwell >> 50465 Via Amante >> La Quinta, CA >> 92253 >> >> 403 998 6451 From:Wanda Wise-Latta To:Cheri Flores Subject:FW: Delivery Status Notification (Delay) Date:Wednesday, May 02, 2018 2:17:30 PM Attachments:image001.png Please see Ms. Gibel’s comments at the bottom of this thread. Wanda Wise-Latta |Executive Assistant City of La Quinta 78495 Calle Tampico ƕ La Quinta, CA 92253 760.777.7118 From: Joan Gibel [mailto:joan.gibel@gmail.com] Sent: Wednesday, May 02, 2018 2:13 PM To: Wanda Wise-Latta Subject: Fwd: Delivery Status Notification (Delay) ---------- Forwarded message ---------- From:Mail Delivery Subsystem <mailer-daemon@googlemail.com> Date: Wed, May 2, 2018 at 2:05 PM Subject: Delivery Status Notification (Delay) To:joan.gibel@gmail.com Delivery incomplete There was a temporary problem delivering your message to wallata@la-quinta.com. Gmail will retry for 22 more hours. You'll be notified if the delivery fails permanently. The response was: DNS Error: 19189221 DNS type 'mx' lookup of la-quinta.com responded with code SERVFAIL Final-Recipient: rfc822;wallata@la-quinta.com Action: delayed Status: 4.0.0 Diagnostic-Code: smtp; DNS Error: 19189221 DNS type 'mx' lookup of la-quinta.com responded with code SERVFAIL Last-Attempt-Date: Wed, 02 May 2018 14:05:05 -0700 (PDT) Will-Retry-Until: Thu, 03 May 2018 12:31:21 -0700 (PDT) ---------- Forwarded message ---------- From: Joan Gibel <joan.gibel@gmail.com> To:wallata@la-quinta.com Cc: Bcc: Date: Mon, 30 Apr 2018 12:31:21 -0700 Subject: Attention: Planning Commission, La Quinta As proud, concerned residents of La Quinta, we are writing to vehemently oppose the proposed Pavilion Palms Shopping Center at Avenue 50 & Jefferson for the following reasons: 1. It is not compatible with La Quinta's General Plan 2035 ; 2. It is not compatible with the architectural integrity of La Quinta; 3. There is no need for a gas station,grocery store, drug store, or fast food restaurants in that location; 4. Traffic on both streets is extremely busy already with multiple accidents occurring near the location. Additional traffic would be disastrous; 5. There are two public schools with grades K-8 as well as a preschool and a boys & girls club in close proximity to the location, thus adding additional congestion of traffic and children at times;  From:Wanda Wise-Latta To:Cheri Flores Cc:Gabriel Perez Subject:FW: Proposed Pavilion Palms Shopping Centre Date:Wednesday, May 02, 2018 12:08:33 PM Forwarding email below. Wanda Wise-Latta |Executive Assistant City of La Quinta 78495 Calle Tampico ƕ La Quinta, CA 92253 760.777.7118 -----Original Message----- From: James M. Thibault [mailto:jim.thibault@rogers.com] Sent: Wednesday, May 02, 2018 11:30 AM To: Wanda Wise-Latta Subject: Proposed Pavilion Palms Shopping Centre Dear Ms. Latta: We wish to voice our opposition to the proposed Pavilion Palms Shopping Centre at the corner of Jefferson and Avenue 50. It would be appreciated if you would ensure that our opposition is shared with all members of the La Quinta Planning Commission. In particular, we would point out that: 1. The design of the proposed development is not compatible with La Quinta’s “General Plan 2035.” 2. The design of the proposed development is not compatible with the architecture of La Quinta. 3. The fuel station/MiniMart should be removed from the design. 4. The proposed development will result in substantial light and noise pollution. Twenty-four operations, combined with vehicle stacking at drive thrus and off-hours delivery truck traffic, will negatively impact the adjacent residential communities. If this development is allowed to go forward: 1. The fuel station should be relocated to Jefferson and the hours of operation limited to 6am to 10pm. 2. Delivery truck egress from the center should be restricted on Avenue 50. There should be No U-turns permitted in front of the Palmilla/Renaissance entry gates. 3. Detailed standards of property maintenance should be mandated, including frequent cleanup of trash/trash receptacles and healthy landscape maintenance. Thank you for your consideration. James and Jacquelyn Thibault 50405 Via Amante La Quinta, CA 92253 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 From:Wanda Wise-Latta To:Cheri Flores Subject:FW: Proposed Pavilion Palms Development at Ave 50 and Jefferson Date:Friday, May 04, 2018 10:18:55 AM Forwarding email below. Wanda Wise-Latta |Executive Assistant City of La Quinta 78495 Calle Tampico ◦ La Quinta, CA 92253 760.777.7118 From: Elaine Mills [mailto:elainemmills@gmail.com] Sent: Friday, May 04, 2018 10:16 AM To: Wanda Wise-Latta Subject: Proposed Pavilion Palms Development at Ave 50 and Jefferson Dear La Quinta Planning Commission Members, We are opposed to the proposed development at Ave 50 and Jefferson. Our home is across the street in Palmilla. We can't understand why a gas station, mini mart and fast food establishments should be allowed so close to a residential area. There are plenty of those businesses a short distance away on Hwy 111. A person's residence should be a place of peace and quiet. The proposed development is likely to cause unnecessary disturbance to local homeowners. Can you imagine living across from a shopping center where delivery trucks will be arriving and leaving at all hours of the night? And a mini mart????? Have you ever seen a mini mart that didn't attract an unsavory element? Surely you've seen Lundin Development's Showcase Indio Shopping Center -- is that the "look" you want in La Quinta? Please keep La Quinta the nice town it is. Do not allow a gas station, mini mart and fast food restaurants that will inevitably have a negative impact the surrounding communities. Sincerely, Elaine and William Mills HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 From:Lou Scolnik To:wlatta@la-quingta.org; Robert Radi; Kathleen Fitzpatrick; John Pena; Steve Sanchez; Cheri Flores Subject:proposed commercial project corner of Jefferson and Ave 50 Date:Monday, May 07, 2018 12:29:33 PM to Ms. Latta--please distribute to all Planning Commission members and to La Quinta Mayor and City Council Members I am writing to you in opposition to the proposed commercial project for the corner of Jefferson and Ave. 50. Clearly the property is zoned for commercial use, but also clearly the project as designed with the proposed fast food restaurants and gas station is inappropriate for that location. Frankly, I get gas either in Old Towne or on 111 at Jefferson and have never found them to be so crowded that another gas station is needed. And if it is indeed needed, would make more sense to locate it on Jefferson. In lay terms, with the fast food restaurants and gas station, I think this is somewhat of a "high intensity" project--as opposed to something like the Ralph's shopping center across the street, which although quite busy, I will refer to as a "lower intensity" project. As the project proposed is "high intensity" I think, for example, it would be more appropriate for a location like the corner of 111 and Jefferson where the strawberry farm now is as it has commercial projects on all 3 other corners-- as opposed to the Jefferson and Ave 50 corner which has a commercial project on one corner and residential projects on the other two corners. Thank you very much for reading this and I would appreciate your thoughts on this matter. Lou Scolnik and Joy Masoff 50365 Via Amante La Quinta, CA 92253 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 From:Wanda Wise-Latta To:Cheri Flores Subject:FW: proposed commercial project corner of Jefferson and Ave 50 Date:Monday, May 07, 2018 1:10:59 PM Hi Cheri, I am forwarding the email below. Wanda Wise-Latta |Executive Assistant City of La Quinta 78495 Calle Tampico ◦ La Quinta, CA 92253 760.777.7118 From: Joy Masoff [mailto:joy@fivepondspress.com] Sent: Monday, May 07, 2018 12:53 PM To: Wanda Wise-Latta Subject: Re: proposed commercial project corner of Jefferson and Ave 50 Dear Ms. Latta: I write to you today to vocally protest the suggested plans for a gas station and a series of low-end (i.e. fast-food restaurants) planned for the corner of Jefferson and 50th street across from Ralph's shopping center. There are several residential areas in close proximity to this site whose home values would suffer from a cheapening of the neighborhood, thereby depressing home values, therby depressing property tax revenues. I fail to see how placing a second supermarket across the street from a major market such as Ralphs would make any sort of sound business. A 24-hour gas station is another terrible idea, with constant in-and-out traffic at all times of the day. The noise and light pollution would be detrimental to the those in the surrounding residential areas. This is a beautiful and relatively quiet area of La Quinta. The business of the Ralph's plaza already include several lovely restaurants. Having a burger king or McDonalds in a neighborhood such as this is a ghastly thought. I understand that the area is zoned commercial, but it would make more sense to aim for something a bit more upscale and to create something in keeping with the character of the area —a place that would be a welcoming destination of shops and salons. A cheesy, low-end strip mall that does not have enough traffic to bear it survival should be stopped. Please say no to the gas station and Fast-food chains to preserve La Quinta's charm. Thank you and please distribute this to all the planning board members of the committee. Best, Joy Masoff 50365 Via Amante La Quinta, CA 92253 On Mon, May 7, 2018 at 3:33 PM, Joy Masoff <joy@fivepondspress.com> wrote: Well done! On Mon, May 7, 2018 at 3:29 PM, Lou Scolnik <lou@fivepondspress.com> wrote: to Ms. Latta--please distribute to all Planning Commission members and to La Quinta Mayor and City Council Members HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 I am writing to you in opposition to the proposed commercial project for the corner of Jefferson and Ave. 50. Clearly the property is zoned for commercial use, but also clearly the project as designed with the proposed fast food restaurants and gas station is inappropriate for that location. Frankly, I get gas either in Old Towne or on 111 at Jefferson and have never found them to be so crowded that another gas station is needed. And if it is indeed needed, would make more sense to locate it on Jefferson. In lay terms, with the fast food restaurants and gas station, I think this is somewhat of a "high intensity" project--as opposed to something like the Ralph's shopping center across the street, which although quite busy, I will refer to as a "lower intensity" project. As the project proposed is "high intensity" I think, for example, it would be more appropriate for a location like the corner of 111 and Jefferson where the strawberry farm now is as it has commercial projects on all 3 other corners--as opposed to the Jefferson and Ave 50 corner which has a commercial project on one corner and residential projects on the other two corners. Thank you very much for reading this and I would appreciate your thoughts on this matter. Lou Scolnik and Joy Masoff 50365 Via Amante La Quinta, CA 92253 From:Gabriel Perez To:Cheri Flores Subject:FW: STOP the Proposed Shopping Center by the Lundin Development Company! Date:Tuesday, May 08, 2018 7:57:16 AM Attachments:image001.png image002.png image003.png image004.png image005.png image006.png   Gabriel Perez | Planning Manager City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Ph. 760-777-7062 Website  |  Map gperez@la-quinta.org From: DINNA [mailto:dinna.pitt@aol.com] Sent: Tuesday, May 08, 2018 2:10 AM To: Gabriel Perez Subject: STOP the Proposed Shopping Center by the Lundin Development Company! Dear Mr. Perez and City of La Quinta Planning Commission: As a resident and homeowner at Palmilla in La Quinta, my husband and I are outraged by the proposed construction of a shopping center at the corner of Jefferson Street and Avenue 50 by the Lundin Development Company. Along with many, many other residents, we will do everything economically and politically in our power to oppose and fight this unwanted and unnecessary construction project. It would be an absolute detriment to La Quinta and goes squarely against the standards of our planned community. A quick drive in and around Highway 111 showcases the countless restaurants—many of them fast food restaurants—that already litter the area, many of which do not survive. There is a constant turnover of restaurants, shops, and businesses in the area. Downtown La Quinta has seen its share of continual space turnover and failing small businesses. La Quinta already has an extremely large Ralphs Supermarket in a shopping center that is still trying to establish enough clientele to sustain its existence. There are already a several gas stations in the neighborhood, one within seconds of the proposed site. So this is the solution to economically improve and sustain fledgling businesses in La Quinta?? Add ANOTHER huge shopping that will force already troubled businesses to compete, which will undoubtedly lead to their ruin?! This proposed development is absolutely preposterous and does not take the existing economic conditions into consideration! La Quinta is a small, planned community known for its beauty and uniqueness. This proposed shopping center would destroy that vision and in addition to ruining existing businesses, would also drive home prices down. The last thing La Quinta needs is another shopping center, with another supermarket, and another gas station! The only thing this proposed shopping center would add to La Quinta is congestion, traffic, and an overall negative impact on the community, both economically and aesthetically. The Planning Commission would be hard-pressed to find a single La Quinta homeowner who wants another shopping center built. The only people who want it constructed are the developers who want to line their pockets at the cost of actual residents. HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 Shame on Lundin Development Company! We strongly urge the Planning Commission NOT to approve this proposed shopping center! Respectfully, DINNA PITT 50-050 Camino Privado La Quinta, CA 92253 760.564.9616 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 PUBLIC HEARING NO. 1 SILVERROCK EVENT SITE AD HOC MAY 7, 2018 COMMITTEE AGENDA SILVERROCK EVENT SITE AD HOC COMMITTEE AGENDA CITY HALL WEST CONFERENCE ROOM 78-495 Calle Tampico, La Quinta MEETING MONDAY, MAY 7, 2018 3:30 P.M. CALL TO ORDER PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Committee on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. The Committee values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). INFORMATIONAL ITEMS 1.CORRESPONDENCE RECEIVED FROM PGA WEST RESIDENTIAL ASSOCIATION DISCUSSION ITEMS 1.REVIEW MEETING MINUTES FROM APRIL 23, 2018 2.SITE LAYOUT UPDATE 3.JOINT COUNCIL / PLANNING COMMISSION / COMMUNITY SERVICES COMMISSION MEETING PRESENTATION 4.STAFF UPDATES ADJOURNMENT The next regular meeting of the Silverrock Cultural Park Ad-Hoc Committee will be held at the La Quinta West Conference Room, 78495 Calle Tampico, La Quinta, California, 92253. Commission agendas and staff reports are available on the City’s web page: www.la-quinta.org HANDOUT: PLANNING COMMISSION MEETING MAY 8, 2018 COMMISSIONERS' ITEMS - SILVERROCK EVENT SITE AD HOC COMMITTEE AGENDA MEETING MINUTES SilverRock Venue Site City of La Quinta – Project No. 17023 Location: West Conference Room Date: April 23, 2018 Time: 3:30 PM Page 1 of 1 Attendees: Kathleen Fitzpatrick – City of La Quinta, Mayor Pro-Tem Frank Spevacek – City of La Quinta, City Manager Chris Escobedo – City of La Quinta, Community Resources Director Steve Howlett – City of La Quinta, Facilities Director Gabriel Perez – City of La Quinta, Planning Manager Bryan McKinney – City of La Quinta, City Engineer Cheri Flores – City of La Quinta, Senior Planner Doriel Wyler – City of La Quinta, Community Services Commissioner Kevin McCune – City of La Quinta, Planning Commissioner Chris Hermann – Hermann Design Group (HDG) John Gamlin – Robert Green Company Purpose: The purpose of the meeting was to review park site plan updates, Commissioner’s reports and information from Fire, Planning and Engineering. Points of Discussion: 1. There were no immediate issues of concern from the Fire Department. 2. Engineering will require the hydrology report to tie to the overall site and meet WQMP requirements. 3. No traffic study will be required. 4. No need for a deceleration lane at Avenue 52. 5. A geotechnical report will be required along with the Precise Grading plan at the time of submittal for plan review. 6. The use interlocking pavers for access will be approved, Engineering will consider changing the City standard detail for a concrete base to a Class II base that meets the wheel load for commercial use and 80mm thick pavers. 7. Planning will not require an EIR and Initial Study will be done and should take 2-4 months. 8. Plans will need to be reviewed by Planning commission and approved at City Council. 9. A temporary use permit will be required for special events. 10. An acoustical study will be required for the project as related to the amphitheater and event noise. 11. Irrigation for the project will come from the canal water and pumphouse options will need to be explored. 12. A separate meeting will be set between the Arts Foundation and HDG to discuss the needs and desires for the arts festival area. 13. The first phase of the project should be open by January 2020. The grassing window for the project will be from May - August 2019. Project scheduling will revolve around these timeframes. 14. A joint study session will be schedule with City Council, Planning Commission and Community Services Commission. Follow-Up Items:  Follow up meeting to discuss LQAF needs. The foregoing minutes are meant to be an accurate representation of the meeting that occurred April 23, 2018. Please review and contact Chris Hermann with any additions / corrections / revisions within 48 hours otherwise the minutes will be considered approved. MASTER PLAN PHASE I 77-899 WOLF RD. PH. (760) 777-9131 FAX (760) 777-9132 PALM DESERT, CA LIC# 2754, EXP 04/30/18 92211 H ERMANN LA QUINTA, CALIFORNIA D ESIGN G ROUP SUITE 102SILVER ROCK VENUE SITE POWER POINTS PLANNING COMMISSION MEETING MAY 8, 2018