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2018 06 12 PCPLANNING COMMISSION AGENDA 1 JUNE 12, 2018 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JUNE 12, 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 MAY 8, 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 JUNE 12, 2018 PUBLIC HEARINGS 1. ENVIRONMENTAL ASSESSMENT 2017-0009, GENERAL PLAN AMENDMENT 2017- 0001, ZONE CHANGE 2017-0001, TENTATIVE TRACT MAP 2017-0007 (TTM 37359), SPECIFIC PLAN 2017-0003 AND SITE DEVELOPMENT PERMIT 2017-0002 SUBMITTED BY SHOPOFF REALTY INVESTMENTS LP PROPOSING FOR A 22-ACRE SITE 131 RESIDENTIAL UNITS ON 19.8 ACRES, AND COMMERCIAL DEVELOPMENT ON 2.2 ACRES. PROJECT: THE CENTRE AT LA QUINTA. CEQA: A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITGATION MONITORING PROGRAM HAS BEEN PREPARED FOR CONSIDERATION. LOCATION: SOUTHWEST CORNER OF AUTO CENTER DRIVE AND LA QUINTA DRIVE. [RESOLUTION NO. 2018-007] 2. ZONING ORDINANCE AMENDMENT 2017-0005 SUBMITTED BY THE CITY OF LA QUINTA RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENTS TO SECTION 9.50.090 OF THE LA QUINTA MUNICIPAL CODE AND ADOPT SINGLE FAMILY RESIDENTIAL ARCHITECTURAL DESIGN GUIDELINES. CEQA: EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (B)(3) REVIEW FOR EXEMPTIONS – GENERAL RULE. [RESOLUTION NO. 2018-008] 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 June 26, 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 June 8, 2018. DATED: June 7, 2018 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION AGENDA 3 JUNE 12, 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 MAY 8, 2018 PLANNING COMMISSION MINUTES TUESDAY, MAY 8, 2018 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson Quill. 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, Senior Planner Cheri L. Flores, Commission Secretary Wanda Wise-Latta and Administrative Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner Bettencourt 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 24, 2018 MOTION – A motion was made and seconded by Commissioners Wright/Proctor to approve the Consent Calendar as submitted. Motion passed unanimously. BUSINESS SESSION – None STUDY SESSION – None PLANNING COMMISSION MINUTES 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 Chairperson Quill explained the Public Hearing procedure. Senior Planner Cheri L. Flores presented the staff report, which is on file in the Design and Development Department and said handouts had been distributed to the Planning Commission prior to the meeting and included recommended revisions to the conditions of approval. Planning Commission discussed the landscape plan, existence of fueling station in the original specific plan, project’s General Plan consistency, mitigation measures related to the site development permit, applicant’s stewardship of properties located outside of the city, commercial vacancy rate in the city, resulting traffic impacts on the surrounding area and phases of construction of the proposed development. Chairperson Quill declared the PUBLIC HEARING OPEN at 6:32 p.m. PUBLIC SPEAKER: Mr. Greg Bever, Rancho Mirage – stated he represented the applicant and said they were agreeable to the conditions of approval. He said the applicant understood the concerns regarding stewardship of the shopping center and were agreeable to adding stewardship criteria to the CC&Rs with the City named as a third party beneficiary. He introduced Mr. Herb Lundin; Dave Roseman, traffic consultant; Kimberly Helene, security consultant; and Joe Taylor, landscape consultant. Mr. Bever addressed the concern regarding undeveloped pads and stated that they would be treated for dust control and a decorative ground cover would be applied. He said that the size of the shopping center is consistent with neighborhood shopping centers in the valley and felt it would meet the needs of the community. He PLANNING COMMISSION MINUTES 3 MAY 8, 2018 indicated that the out parcels would be developed as market demanded. He explained the request for a change in the setback and clarified that the total number of drive throughs would be four which included the pharmacy in the Pavilions store. Commission discussion continued regarding the relationship between the Pavilions store and the fuel station and convenience store. Staff stated that in the conditions of approval if the fuel station and convenience store were constructed and not related to the Pavilions store, the fueling station and convenience store would be required to obtain a conditional use permit to operate. The following PUBLIC SPEAKERS submitted Public Speaker Forms opposed to the Pavilion Palms commercial project and requested to donate their allotted speaker time to Ms. Leila Namvar: • Mr. Richard Garibaldi, La Quinta • Ms. Joanne Garibaldi, La Quinta PUBLIC SPEAKER: Ms. Leila Namvar, La Quinta – thanked Senior Planner Cheri Flores for her assistance. She spoke in opposition to the Pavilion Palms commercial project and said it was inconsistent with the La Quinta General Plan. PUBLIC SPEAKER: Mr. Steve Cenicola, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to the addition of 25,000 square feet to the original plan; developer’s ability to fill the proposed commercial space; architecture of the project and height of parking lot lights. He shared a PowerPoint about the current conditions of developer’s projects in the cities of Coachella and Indio. PUBLIC SPEAKER: Ms. Sharon Cantarini, La Quinta – submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Steve Cenicola. PUBLIC SPEAKER: Mr. Steve Cenicola, La Quinta - continued speaking regarding his opposition to the Pavilion Palms commercial center due to fueling station. Chairman Quill asked that the audience refrain from applauding or commenting. PUBLIC SPEAKER: Mr. Gerald Cantarini, La Quinta – stated that he was the president of the Renaissance HOA and spoke in opposition to the Pavilion Palms commercial project due to the proposed fuel station and mini mart. PUBLIC SPEAKER: Mr. Dick Colliver, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to traffic, noise, proposed design elements, and lighting. PLANNING COMMISSION MINUTES 4 MAY 8, 2018 PUBLIC SPEAKER: Ms. Robin Colliver, La Quinta – submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Dick Colliver. PUBLIC SPEAKER: Mr. Ray Rooker, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate his allotted speaker time to Mr. Dick Colliver. PUBLIC SPEAKER: Mr. Dick Colliver, La Quinta – continued to share his opposition to the Pavilion Palms commercial project. PUBLIC SPEAKER: Mr. Ken Hulbert, La Quinta – stated that he was the president of the Palmilla HOA and spoke in opposition to the Pavilion Palms commercial project and expressed concerns regarding the gas station and architecture. PUBLIC SPEAKER: Mr. William C. Jones, La Quinta – stated that he was the president of the Citrus HOA and spoke in opposition to the Pavilion Palms commercial project due to the height of parking lot lights, hours of operation of the mini mart and gas station, traffic flow, number of drive throughs, and appearance of proposed project. PUBLIC SPEAKER: Ms. Sharrell Blakeley, La Quinta – stated that she was a former Community Services Commissioner and spoke in opposition to the Pavilion Palms commercial project and expressed concerns regarding festival traffic and its impact on the traffic flow surrounding the proposed project. PUBLIC SPEAKER: Ms. Sandra Moore, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Tim Moore. PUBLIC SPEAKER: Mr. Tim Moore, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to its inconsistency with the City’s mission statement and core values, the proximity of gas stations located along the Highway 111 commercial corridor, asked Commission to give consideration to alternative charging and hydrogen fueling stations, and asked if a percentage of the project had to be leased before the project could begin construction. PUBLIC SPEAKER: Craig Tennis, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to possible negative impact on surrounding residential property values. PUBLIC SPEAKER: Mr. Henry Carden, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project but was not present to speak. PLANNING COMMISSION MINUTES 5 MAY 8, 2018 PUBLIC SPEAKER: Mr. Joel Banner, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to the fuel station, convenience store, and impact on property values. PUBLIC SPEAKER: Mr. Miles Hill, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to the fuel station and traffic, but felt a shopping center located on the west side of Jefferson Street would be convenient for his mother. PUBLIC SPEAKER: Ms. Jeanne Hill, La Quinta - submitted Public Speaker Form in support of the Pavilion Palms commercial project but did not speak. PUBLIC SPEAKER: Mr. Bob McCann, La Quinta – spoke in opposition to the Pavilion Palms commercial project due to noise, traffic and impact on surrounding residential property values. Mr. Greg Bever addressed concerns regarding light standards, noise, line of site between adjacent homes and the shopping center, fueling station, size of the development, and architecture. Commission discussed the fuel station, the viability of the center without the fuel center to which Mr. Bever responded that the fuel center and convenience store a requirement by the anchor tenant; vacant commercial sites throughout the city and the challenge of filling additional commercial sites, consideration of public art within the development, architecture, landscape plans for perimeter and interior of the proposed project, and the possibility of downsizing the convenience store. Commissioner Bettencourt said that at the request of the applicant, he met with Mr. Bever at City Hall to hear a presentation regarding the proposed project. Commission discussion continued regarding mitigation measures that were included in the staff report and parking lot lights. Commissioner Caldwell stated that she also met with Mr. Bever at City Hall. For the record, Commissioners Currie, McCune, Proctor and Chairperson Quill met with Mr. Bever at City Hall to hear a presentation regarding the proposed project. Commission discussion continued regarding fast food and drive through establishments, adding electric automobile charging stations, conditioning the project to include desert landscaping of vacant pads and possible fencing around those pads, adding conditions of approval that future site development permits and sign program permits for the project be reviewed by the Planning Commission, that there be a review of height of the light standards, adding a condition of approval regarding stewardship of the shopping center to address maintenance issues and adding a PLANNING COMMISSION MINUTES 6 MAY 8, 2018 condition that the applicant’s landscape architect create maintenance guidelines to be adhered to. Chairperson Quill declared the PUBLIC HEARING OPEN at 8:21 p.m. Commission discussion continued about the photometric plan and traffic impacts. City Engineer Bryan McKinney addressed the Commission’s and the City’s traffic engineer’s concerns regarding the traffic study prepared by the applicant and stated that the applicant agreed to bond for a second left turn lane along Avenue 50. Chairperson Quill declared the PUBLIC HEARING RE-OPENED at 8:21 p.m. PUBLIC SPEAKER: David Roseman, Albert Grovers and Associates, Fullerton, CA - stated that he is a traffic consultant for developer and presented the information in the Traffic Study and shared a visual traffic simulation video. Chairperson Quill declared the PUBLIC HEARING CLOSED at 8:46 p.m. Commission discussion continued regarding traffic flow and City Engineer McKinney stated he would like to see a more comprehensive traffic study that studies the surrounding intersections per the City’s engineering bulletin. MOTION – A motion was made and seconded by Commissioners Wright/Currie to adopt Planning Commission Resolution No. 2018-006 recommending that the City Council approve Specific Plan 2017-0002, Amendment No. 2 to Specific Plan 1998-034; Site Development Permit 2017-0009; Tentative Parcel Map 2017-0009 (TPM 37370) and certify Environmental Assessment 2017-0006 as submitted with staff’s recommendations and amending the following conditions: Tentative Parcel Map Conditions of Approval Revise Condition No. 22-A-2e to read: “22-A-2e. Six-foot wide sidewalk—The applicant shall revise the site plan and landscape plan to include a non-contiguous six-foot wide sidewalk along Avenue 50 and Jefferson Street at a minimum distance of four feet from the street curb. The site plan and landscape plan shall be reviewed and approved by the City Engineer and Planning Manager prior to construction. Site Development Permit Conditions of Approval Revise Condition No. 24-A-2e to read: “24-A-2e. Six-foot wide sidewalk—The applicant shall revise the site plan and landscape plan to include a non-contiguous six-foot wide sidewalk along Avenue 50 and Jefferson Street at a minimum distance of four feet from PLANNING COMMISSION MINUTES 7 MAY 8, 2018 the street curb. The site plan and landscape plan shall be reviewed and approved by the City Engineer and Planning Manager prior to construction. Revise Condition No. 115 to read: Applicant/Developer shall add metal louvres as a decorative element to the fuel center canopy consistent with the architecture of the convenience store building. The metal louvres shall be reviewed and approved during building plan check. Add the following conditions of approval: 1. Convenience market shall be reduced to a 600 square-foot kiosk and shall not include the sale of alcoholic beverages. 2. Public art shall be included on the project site through the City’s Art in Public Places program. 3. Building pads not previously approved shall be reviewed and approved by the Planning Commission. 4. The project sign program shall be reviewed and approved by the Planning Commission. 5. Pull for future discussion the approval of the parking lot light height and request that the applicant prepare a new site photometric plan that analyzes the parking lot light standard height for future discussion by the Planning Commission. 6. Add electric charging stations to the shopping center parking lot with the number of stations to be recommended by staff. 7. Landscape architect to create a maintenance standard for the property site. 8. Applicant shall landscape vacant pads and the final landscape plan shall be reviewed and approved by the Planning Commission. 9. The City shall be listed as a third party beneficiary in the Conditions, Covenants, and Restrictions (CC&Rs) and the City Attorney’s office shall review and approve the CC&Rs prior to recordation against the property and that the CC&Rs cannot be amended without prior approval of the City. PLANNING COMMISSION MINUTES 8 MAY 8, 2018 10. The Applicant shall execute and record a maintenance agreement for the property with the HOA and the City shall be listed as a third party beneficiary. AYES: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: None. ABSTAIN: None. Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS – None COMMISSIONERS’ ITEMS Commissioner McCune presented an update from the May 7, 2018 SilverRock Event Site Ad Hoc Committee meeting. STAFF ITEMS Planning Manager Perez provided an update regarding the Urban Land Institute Technical Advisory Panel. The Planning Commission thanked Sheriff Deputy Klemme for his attendance. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bettencourt/Wright to adjourn this meeting at 9:12 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Page 1 of 8 PLANNING COMMISSION STAFF REPORT DATE: MAY 8, 2018 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 APPLICANT: SHOPOFF REALTY INVERSTMENTS LP PROPERTY OWNER: SLF ADAMS STREET, LA QUINTA LLC REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE ENVIRONMENTAL ASSESSMENT 2017-0009, GENERAL PLAN AMENDMENT 2017-0001, ZONE CHANGE 2017- 0001, TENTATIVE TRACT MAP 2017-0007, SPECIFIC PLAN 2017- 0003 AND SITE DEVELOPMENT PERMIT 2017-0012 CEQA: THE CITY PREPARED AN INITIAL STUDY FOR THE PROPOSED PROJECT (ENVIRONMENTAL ASSESSMENT 2017-0009). THE INITIAL STUDY DETERMINED THAT ALTHOUGH THE PROJECT HAS THE POTENTIAL TO RESULT IN SIGNIFICANT IMPACTS ON THE ENVIRONMENT, MITIGATION MEASURES INCLUDED IN THE INITIAL STUDY WILL REDUCE THESE IMPACTS TO LESS THAN SIGNIFICANT LEVELS. A MITIGATED NEGATIVE DECLARATION IS PROPOSED. LOCATION: SOUTHWEST CORNER OF AUTO CENTER DRIVE AND LA QUINTA DRIVE RECOMMENDED ACTION Adopt a Resolution recommending that the City Council approve Environmental Assessment 2017-0009, General Plan Amendment 2017-0001, Zone Change 2017-0001, Tentative Tract Map 2017-0007, Specific Plan 2017-0003 and Site Development Permit 2017-0012. EXECUTIVE SUMMARY The proposed project consists of 22 acres that are part of the existing Centre at La Quinta Specific Plan project. The General Plan, Zoning Map and existing Specific Plan identify this site for commercial land use. The applicant proposes to construct 131 PH-1 Page 2 of 8 detached condominiums on 19.2 of the 22 acres, and to preserve 2.8 acres of commercial land on the north end of the property, potentially for a hotel. In order to allow the proposal, the following applications were required, and are the subject of this staff report: 1. General Plan Amendment 2017-0001 will change the land use designation on the south 19.2 acres from General Commercial to Medium High Density Residential. 2. Zone Change 2017-0001 will change the zoning designation on the south 19.2 acres from Regional Commercial to Medium Density Residential (8 units per acre). 3. Specific Plan Amendment 2017-0003 will establish the development standards and guidelines for the development of the 22 acre site. 4. Tentative Tract Map 2017-0007 (TTM 37359) would divide the property into 2 parcels – a 19.2 acre parcel for condominium purposes, and a 2.8 acre parcel for future development. 5. Site Development Permit 2017-0012 is requested to approve the design, landscaping and architecture of the 19.2 acre residential project. The commercial site is not included in the SDP. BACKGROUND The Centre at La Quinta Specific Plan (SP 97-029) was approved in July of 1997 to facilitate development of the City’s Auto Centre and Walmart center. Most of the planning areas were developed, and remain operational today, including auto dealerships in the western half, and the Walmart complex in the eastern half. The portion of the Specific Plan south of Auto Centre Drive and west of La Quinta Drive remains vacant, with the exception of an existing retention basin in the southeast corner, which was built for the Walmart and will remain if the proposed project is implemented. A number of proposals have been considered for this parcel, most recently for a JC Penney retail project, but none have come to fruition. PROPOSAL & ANALYSIS General Plan Amendment and Change of Zone The site is currently designated General Commercial on the General Plan Land Use Map, and Regional Commercial on the Zoning Map. These designations have been in place for at least two General Plan updates, and stem from the City’s long standing policy of preserving lands along the Highway 111 corridor for commercial development. The applicant requests a General Plan Amendment and Zone Change for 19.2 of the 22 acre site to Medium/High Density Residential and Medium Density Residential, respectively. The remaining 2.8 acres would remain General Commercial on the General Plan Land Use Map, and Regional Commercial on the Zoning Map. The General Plan created a Mixed Use Overlay, which could be applied to all commercially designated lands in the City at landowner request with specific standards and requirements established in the Zoning Ordinance the City must consider when applying the overlay for the mix of commercial and residential land uses within a project. Staff encouraged the applicant to Page 3 of 8 pursue the Mixed Use Overlay for the proposed project but the project as proposed does not qualify for the Mixed Use Overlay as the relationship between the residential and commercial components does not result in an integrated mixed use environment envisioned by the overlay. In support of the request, a Fiscal Impact Analysis was submitted by the applicant (Attachment 3). The report includes an analysis of the market potential for the site, and concludes that retail development is not likely at this time. The report also provides estimates of the costs and revenues associated with the proposed project, separated by residential and commercial components. As shown in that analysis, the hotel component of the project provides a net fiscal benefit to the City due primarily to the generation of Transient Occupancy Tax. The residential component of the project is shown to generate an annual benefit of $8,800 annually. Therefore, the residential component, which is the only component proposed at this time, can stand alone. As relates to the General Plan Amendment (Attachment 4) and Zone Change (Attachment 5), the General Plan does allow for flexibility in land uses to address changes in the market. These include the following policies: Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. The proposed project will provide medium density residential development immediately adjacent to a mix of existing low and medium density residential projects located to the west of Adams Street. The proposed project will create a buffer between these developments and the more intense commercial development to the east and north. Policy LU-5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. The proposed project will result in 131 detached condominium units that will broaden the housing stock available in the City. Policy LU-7.1 Encourage the use of mixed use development in appropriate locations. The proposed project will provide both residential and commercial land uses. Further, the residential component of the project will facilitate pedestrian access to adjacent and nearby employment and shopping opportunities, and public transit, which is located less than ¼ mile from the project site. Policy LU-7.3 Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use. The balance of the Specific Plan has been developed for commercial land uses. The proposed project introduces residential development on a remaining pad, and provides an opportunity to locate medium density residential units in walking distance to Page 4 of 8 employment, shopping and transit. The Change of Zone is required because State law requires that Zoning be consistent with the General Plan, and because the Medium Density Residential designation is required for the project. The designation allows up to 8 units to the acre, while the project proposes 6.7 units per acre. Specific Plan Amendment The approved Specific Plan for this project site was adopted in support of a previously proposed retail commercial project (JC Penney at the time). Therefore, the applicant was required to update the Specific Plan to reflect the project currently proposed. The Specific Plan (Attachment 6) focuses on the development standards and guidelines necessary to develop both the residential and commercial components of the project. The Specific Plan suggests that a hotel could occur on the commercial portion of the site. However, it must be noted that any use permitted or conditionally permitted in the Regional Commercial zone could be proposed on the site in the future. Specific Plans are typically proposed to alter or vary from the City’s zoning standards. In this case, the Specific Plan makes no alterations to the Regional Commercial development standards, but allows for the following variations in residential development standards (please also see Tables 3.1 and 3.2 of Attachment 6). 1. Reduces minimal internal rear yard setbacks from 15 feet to 10 feet. 2. Requires a minimum building separation of 6 feet where the zone does not provide such a requirement. 3. Requires a minimum separation between garages (garage door to garage door) of 30 feet, where the zone does not provide such a requirement. 4. Reduces the minimum unit size from 1,400 square feet to 1,200 square feet. 5. Marginally reduces the minimum common area open space from 30% to 29.9%. The reductions in standards are typical of a more dense development such as the proposed project. The minimum distance between garage doors has been added because of the rear alley system proposed for the project, which will result in garage doors facing each other. In order to assure turning movements into and out of garages can occur, this standard is proposed. The design components of the Specific Plan are consistent with the Site Development Permit proposed for the residential component of the project. Further discussion of the specific design components are provided in the Site Development Permit discussion below. The Specific Plan meets the requirements of State law for such a document, and the City’s requirements for specific plans. Conditions of approval for the Specific Plan are provided in Exhibit B of the Resolution. Page 5 of 8 Tentative Tract Map The Tentative Tract Map (Attachment 7) creates a separate 2.8 acre commercial lot on the northern end of the site and a condominium map for the 19.2 acre residential component of the project. As a result, the residential units will occur on a single lot, and will be “air space” condominiums. The Tentative Tract Map establishes the project’s primary access point at the northwestern property corner, with a secondary access point on La Quinta Drive. The primary access on Adams Street is located at the northeast corner of the site because of deeded access restrictions which were placed on a previous map. These restrictions are still in place, and dictated the entry drive location. The retention basin at the southeast corner of the property, which currently provides off- site retention for the Walmart to the east, will be enlarged and is shown as a lettered lot. The City Engineer has reviewed the Tentative Tract Map, and found that it meets the requirements of the Subdivision Map Act and the City’s Municipal Code, Chapter 13, with the proposed conditions of approval provided in Exhibit C of the attached Resolution. Site Development Permit The Site Development Permit is proposed for the residential component of the project only. There is no development proposal for the hotel component at this time. The Site Development Permit design packet is provided as Attachment 8. The proposed density, layout and design are consistent with the General Plan and Zoning designations on the site, if amended. The SDP is also consistent with the Specific Plan Amendment. Conditions of approval are proposed to assure consistency with all City requirements, and are provided as Exhibit D of the attached Resolution. Site Design: The project is designed to include a central circular driveway, which provides access to all units via an alley system. Primary access to the site will be provided at the northwest corner of the property, and will be gated. Because of a lack of stacking on Adams Street, the entry drive provides stacking space in excess of City standards, and locates the gates further into the project. (please see Sheet S1 of Attachment 8). Secondary access is proposed from La Quinta Drive. Residences’ garages would be accessed from alleys at the rear of the units, not from the interior road. No parking would be allowed in the rear alleys. Parking would be allowed on the interior road north of the retention basin, which is proposed to be 37 feet in width, and is shown as parallel parking stalls on Sheet S1. Parking would not be permitted on interior streets south of the retention basin, because they are proposed to be 25 feet in width. Front doors are generally located on the interior roadway or on the sides of the units. Street-adjacent sidewalks are proposed through most of the community, with a meandering sidewalk proposed along the west side of the roadway immediately south of the entry gates. This is the only location with sufficient setbacks to allow a meandering sidewalk. The sidewalks also provide access to the common recreational area, further described below. Page 6 of 8 The project proposes 131 units on 19 acres, at a density of 6.8 units per acre. Two types of two story units are proposed (please see Sheet SP-1, the 39th page of Attachment 8). The larger units, located in the northern two-thirds of the site, range from 1,941 to 2,390 square feet. Smaller units are proposed on the south and east boundaries of the site, ranging from 1,502 to 2,059 square feet. All units will be detached, and will have small walled private yards and garages. A common recreational amenity is proposed in the southern portion of the site (see Sheet L-2 of Attachment 8). It will include a pool, spa, recreation building, picnic tables, and similar recreational amenities. Two small common open spaces are also located on the west boundary of the project, and three additional spaces are located on the north boundary of the site, with the westerly of these providing a pedestrian gate to Auto Centre Way (most visible on Sheets L-4 and L-5 of Attachment 8). The retention basin which currently occurs at the southeastern corner of the property is part of the existing Walmart storm system, and will remain. It will be enlarged and landscaped to accommodate flows from the proposed project in addition to the existing Walmart flows. It will be surrounded by a fence, as required by City standards. Architectural Design: The applicant proposes a modern, minimalist architectural style. The units will all be flat-roofed, and will include roof decks. There are three styles proposed: Desert Contemporary, Abstract Mission and Transitional Spanish. In addition, three color schemes are proposed. In order to avoid monotony in color and design, the styles and color schemes have been distributed throughout the site (please see Sheet SP- 2, and A-26 and A-27 of Attachment 8). The styles proposed are shown on Sheets A-4 through A-9 for the larger units, and Sheets A-14 through A-19 for the smaller units. The architecture includes strong vertical planes, limited ornamentation, and color blocking. For the larger units, Plan 1 is proposed to be single story. Plans 2, 3 and 4 are proposed to be two story, and will also provide roof decks (please see roof plans and floor plans, Sheets A-10 to A-12 of Attachment 8). The units are proposed to be two bedroom units. The units are arranged in groups of 4 (“4 pac”) repeated across the site. As described above, the plan style and color scheme will be varied to avoid monotony. The smaller units are organized in groups of 6 (“6 pac”), with each group repeated across the site, with varying styles and colors. These units are all two stories and three bedrooms, but do not provide roof decks (please see roof plans and floor plans, Sheets A-19 to A-21 of Attachment 8). The recreational clubhouse and pool building will have a similar modernist style, and will use the same materials and colors as the proposed homes. Parking: The Specific Plan proposes to allow parking on both sides of the 37’ interior streets. As described above, the Site Development Permit provides each unit will have a two-car garage. The garages will be “rear-loaded” and accessed from the alleys throughout the project. As a result of this design, there will be no individual driveways provided. The Zoning Ordinance also requires 0.5 parking space per unit for guest Page 7 of 8 parking, or an additional 66 spaces. A total of 81 on-street parking spaces are proposed, and 11 parking spaces are proposed at the recreational building (please see Sheet SP1 of Attachment 8). This exceeds the City’s standard for guest parking, but in this case, because there will be no driveways provided in front of garages on which residents can park their cars, it is an exceedance that is likely to be fully utilized, particularly for the “6 pac” units, which are 3 bedroom units. Landscaping & Lighting: Sheets L-1 to L-12 of Attachment 8 provide the landscaping plan and details. The landscape palette consists of typical species, including date and queen palms, olive and mesquite trees, and drought tolerant ground cover. The palette and design are sufficiently varied to provide an interesting landscape within the project. Site lighting will include street lights and bollards on project roadways, and architectural lighting on the units and at the recreational area. Lighting is also proposed in the small open space pockets at the end of streets and alleys. The lighting plan demonstrates that the project will meet Municipal Code requirements by not spilling over onto adjacent properties (please see Sheets L-14, and E-0.1 through E-1.8 of Attachment 8). AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies in December of 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 June 1, 2018, and mailed to all property owners within 500 feet of the site. As of this writing, no comments have been received. ENVIRONMENTAL REVIEW The proposed project was reviewed under the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department determined that the application is a “project” as defined by CEQA. An Initial Study was prepared (Attachment 9), and circulated for public comment between April 2 and April 23 of 2018. Four comment letters were received (from the Agua Caliente Band of Cahuilla Indians, Imperial Irrigation District, Sunline Transit, Twenty-Nine Palms Band of Mission Indians). Responses to the comments made and the comment letters are provided as Attachment 11. Conclusion As described above, the comments made regarding the Initial Study do not change the Initial Study’s analysis, findings or mitigation measures. The proposed project Page 8 of 8 will have potentially significant impacts on the environment, but the Initial Study demonstrates that these impacts can be reduced to less than significant levels with the implementation of the mitigation measures provided. A Mitigated Negative Declaration is proposed for the project. A Mitigation Monitoring Program has been prepared, and is attached as Attachment 10. Prepared by: Nicole Sauviat Criste, Consulting Planner Approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Vicinity Map 3. Fiscal Impact Analysis 4. General Plan Amendment Map 5. Zone Change Map 6. Amended Specific Plan 7. Tentative Tract Map 37359 8. Site Development Plan Set 9. Initial Study 10. Mitigation Monitoring Program 11. Initial Study Response to Comments and Comment Letters PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ENVIRONMENTAL ASSESSMENT 2017-0009, GENERAL PLAN AMENDMENT 2017-0001, ZONE CHANGE 2017-0001, TENTATIVE TRACT MAP 2017-0007, SPECIFIC PLAN 2017-0003 AND SITE DEVELOPMENT PERMIT 2017-0012 FOR THE CENTRE AT LA QUINTA, LOCATED AT THE SOUTHWEST CORNER OF AUTO CENTER DRIVE AND LA QUINTA DRIVE. CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 SPECIFIC PLAN 2017-0003 TENTATIVE TRACT MAP 2017-0007 SITE DEVELOPMENT PERMIT 2017-0012 APPLICANT: SHOPOFF REALTY INVESTMENTS LP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12th day of June, 2018, hold a duly noticed Public Hearing to consider a request by Shopoff Realty Investments LP for approval of the Centre at La Quinta project, generally located at the southwest corner of Auto Center Drive and La Quinta Drive, more particularly described as: APN 600-340-048 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 1, 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 2017-0009 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 9.250.010 of the Municipal Code to justify approval of Environmental Assessment 2017-0009 [Exhibit A]: 1. As conditioned, the proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 2 of 9 directly, in that all potential significant impacts have been mitigated to less than significant levels by the mitigation measures included in Environmental Assessment 2017-0009. 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 traffic, noise and air quality can be mitigated to less than significant levels. General Plan Amendment 2017-0001 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 9.230.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of General Plan Amendment 2017-0001: Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 3 of 9 1. Internal General Plan Consistency. The amendment is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The amendment is consistent with Policies LU-4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. 2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. Impacts to residents associated with noise, traffic and air quality have been reduced to less than significant levels through the imposition of mitigation measures contained in E 2017-0009. 3. General Plan Compatibility. The new designation is compatible with the designations on adjacent properties, insofar as the Medium High Density Residential of the project site will serve as a buffer between the Low Density Residential designation to the west, and the General Commercial designation to the east. 4. Property Suitability. The new designation is suitable and appropriate for the subject property, insofar as the property is flat and appropriate for residential development. 4. Change in Circumstances. Approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed, insofar as commercial markets are changing, and may not support such a use on the project site in the future. Zone Change 2017-00001 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 9.220.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of Zone Change 2017-0001: Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 4 of 9 1. Consistency with General Plan. The zone map change is consistent with the goals, objectives and policies of the general plan relating to the provision of a mix of land uses, and flexibility to allow changes in market conditions. 2. Public Welfare. Approval of the zone map change will not create conditions materially detrimental to the public health, safety and general welfare. Impacts to residents associated with noise, traffic and air quality have been reduced to less than significant levels through the imposition of mitigation measures contained in E 2017-0009. 3. Land Use Compatibility. The new zoning is compatible with the zoning on adjacent properties, insofar as it will create a buffer between the Low Density zone to the west, and the Regional Commercial zone to the east. 4. Property Suitability. The new zoning is suitable and appropriate for the subject property, insofar as the land is flat and appropriate for residential development. 5. Change in Circumstances. Approval of the zone map change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed, insofar as commercial markets are changing, and may not support such a use on the project site in the future. Specific Plan (Amendment) 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, 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, subject to the attached conditions of approval [Exhibit B]: 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 131 housing units and a future commercial development, consistent with the Medium High Residential and General Commercial land use designations, respectively. The amendment is Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 5 of 9 consistent with Policies LU-4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. 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. Impacts to residents associated with noise, traffic and air quality have been reduced to less than significant levels through the imposition of mitigation measures contained in E 2017-0009. 3. Land Use Compatibility. The proposed Specific Plan Amendment incorporates a land use that is compatible with zoning on adjacent properties. The Medium Density Residential development will provide a buffer between low density residential development to the west, and regional commercial development to the east. The commercial parcel on the north end of the property will be compatible with similar Regional Commercial developments to the north and east. 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 local on an Arterial Street as well as collector and local roadways, and provides access to surrounding commercial development and transit services. Tentative Tract 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, subject to the attached conditions of approval [Exhibit C]: 1. Tentative Tract Map 37359 (TTM 2017-0007) is consistent with the La Quinta General Plan, and Specific Plan Amendment 2017-0003 as amended. The Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 6 of 9 Tentative Tract Map is consistent with the Medium/High Density Residential and the General Commercial land use designations as set forth in the General Plan, and as set forth in Specific Plan Amendment 2017-0003. 2. The design and improvement of Tentative Tract Map 37359 is consistent with the La Quinta General Plan, and Specific Plan Amendment 2017-0003 with the implementation of recommended conditions of approval. 3. The design of Tentative Tract Map 37359 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- 0009 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 mitigation measures have been incorporated and will be implemented to reduce impacts to less than significant levels. 4. The design of Tentative Tract Map 37359 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 insofar as 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 Tract Map 37359 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 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 7 of 9 any and surrounding improvements will be completed to City standards. Site Development Permit 2017-0012 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, subject to the attached conditions of approval [Exhibit D]: 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 131 housing units and a future commercial development, consistent with the Medium High Residential and General Commercial land use designations, respectively. The amendment is consistent with Policies LU- 4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. 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. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Medium Density Residential District as well as the development standards of the City’s Zoning Code and Centre at La Quinta Specific Plan, as amended, in terms of site layout, product type, architectural style and landscaping. The project satisfies the District’s intent to provide for the construction of multi-family residential land uses. The 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 2017-0009 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 Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 8 of 9 significant effect because mitigation measures have been incorporated and will be implemented to reduce impacts to less than significant levels. 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, provide a harmonious transition between adjacent land uses, 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. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Environmental Assessment 2017-0009, General Plan Amendment 2017- 0001, Zone Change 2017-0001, Tentative Tract Map 2017-0007, Specific Plan 2017- 0003 and Site Development Permit 2017-0012. Planning Commission Resolution 2018 - ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 Centre at La Quinta June 12, 2018 Page 9 of 9 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 12th day of June, 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 SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 1 of 6 SPECIFIC PLAN 2017-0003 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 2017-0003 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 2017-0003, these conditions shall take precedence. 3. Specific Plan 2017-0003 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2017-0009 Tentative Tract Map 2017-0001 Specific Plan 2017-0003 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. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off‐road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. MM BIO‐1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory EXHIBIT B PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 2 of 6 non-game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. • All ground-disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. • If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre-construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance.  If no breeding birds or active nests are observed during the pre- construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required.  If an active bird nest is located during the pre-construction survey and potentially would be disturbed, a no-activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special-status avian species and raptors, or 75 feet for non-special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive.  Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. MM CUL‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 3 of 6 contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full‐time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL‐2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 4 of 6 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM NOI‐1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. MM TRANS‐1 Curb‐and‐gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb‐and‐gutter and sidewalk improvements along the project’s western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left‐Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left-in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive—Construct the intersection with PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 5 of 6 the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). MM TCR‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR‐2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: Page 6 of 6 there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 1 of 23 EXHIBIT C 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 Tract 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 Tract 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: • Riverside County Fire Marshal • 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) • La Quinta Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 2 of 23 EXHIBIT C 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 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 3 of 23 EXHIBIT C 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. 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 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 retain for private use on the Final Map all private 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 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. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 4 of 23 EXHIBIT C 1) Adams Street – No additional right of way dedication is required. 2) La Quinta Drive – No additional right of way dedication is required. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 17. 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 on the Final Map. 19. Direct vehicular access to Adams Street and La Quinta Drive is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract 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 TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 5 of 23 EXHIBIT C 21. 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 Tract Map and the date of recording of any Final Map, 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; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 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. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. 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) Adams Street a. The applicant shall pay his fair-share (67.6% calculated in the Traffic Impact Analysis, Table 1-6) towards the design and construction of a northbound deceleration/right turn only lane on Adams Street at Auto Center Drive. The amount of the applicant’s fair share for the above-mentioned improvements shall be as approved by the City Engineer. b. Widen the east side of the street along frontage as necessary in order to accommodate a deceleration/right turn only lane serving the main entrance to the project. c. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. 2) La Quinta Drive a. The applicant shall pay the City to restripe dual northbound PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 6 of 23 EXHIBIT C left turn lanes and a through/right turn lane with modification made to the traffic signal detection zones at the intersection of Highway 111. 3) Auto Center Way South a. The applicant shall construct curb, gutter, and 6-foot wide sidewalk on the east side. 4) Auto Center Drive and Auto Center Way – The applicant shall reconstruct the roundabout to include a truck apron. Other required improvements in the right-of-way and/or adjacent landscape setback area include: a) 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). B. INTERNAL STREETS 1) Construct internal streets per the approved lay-out shown on the Tentative Tract map and/or as approved by the City Engineer. Minimum street width shall be 25 feet except at the entry accessway. On-street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the “No Parking” restrictions. 2) The location of driveways shall not be located within the curb return and away from intersections, when possible. 25. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 7 of 23 EXHIBIT C Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 26. 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. 27. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn-around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn-around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 28. General access points and turning movements of traffic are limited to the following: Adams Street (Primary Entry): Right turn in, right turn out, and left turn in movements are permitted. Left turn movements out are prohibited. La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 8 of 23 EXHIBIT C 29. 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. 30. 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 qualified engineers. 31. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. FINAL MAPS 32. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City’s map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1” = 40’ scale. PARKING and ACCESS POINTS 33. 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. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 9 of 23 EXHIBIT C F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 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. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 35. The following improvement plans shall be prepared and submitted for review and approval by the 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 10 of 23 EXHIBIT C 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 Precise Grading Plan 1” = 30’ Horizontal H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through H to be submitted concurrently. (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. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Design and Development Department at the City website PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 11 of 23 EXHIBIT C (www.la-quinta.org). Please navigate to the Design and Developoment Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the 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 39. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 40. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 41. 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. 42. 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. 43. 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, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 12 of 23 EXHIBIT C 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. 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. 44. Depending on the timing of the development of this Tentative Tract 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 Tract 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. 45. 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 TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 13 of 23 EXHIBIT C 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. 46. 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 47. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 48. 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. 49. 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 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. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 14 of 23 EXHIBIT C 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. 50. 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. 51. 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. 52. 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. 53. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 54. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 55. 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 Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 56. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 15 of 23 EXHIBIT C DRAINAGE 57. Stormwater handling shall conform with the approved hydrology and drainage report for the Centre at La Quinta project (TTM37359 and SDP2017-0012), 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. 58. 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. 59. 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. 60. 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. 61. 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. 62. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 63. 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, unless otherwise approved by the City Engineer. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 16 of 23 EXHIBIT C 64. 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). 65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 66. 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. 67. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 68. 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. 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 69. The applicant shall comply with the provisions of LQMC Section 13.24.110 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 17 of 23 EXHIBIT C (Utilities). 70. 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. 71. 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. 72. 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 73. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 74. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 75. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 76. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 18 of 23 EXHIBIT C regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 77. 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 not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff 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. 78. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 79. 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. 80. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. 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. 81. 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. 82. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 83. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 19 of 23 EXHIBIT C 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 85. 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 86. 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. MISCELLANEOUS 87. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off‐road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. MM BIO‐1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non-game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented.  All ground-disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities.  If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre-construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 20 of 23 EXHIBIT C disturbance.  If no breeding birds or active nests are observed during the pre- construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required.  If an active bird nest is located during the pre-construction survey and potentially would be disturbed, a no-activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special-status avian species and raptors, or 75 feet for non-special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive.  Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. MM CUL‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full‐time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 21 of 23 EXHIBIT C MM CUL‐2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM NOI‐1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 22 of 23 EXHIBIT C MM TRANS‐1 Curb‐and‐gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb‐and‐gutter and sidewalk improvements along the project’s western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left‐Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left-in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive—Construct the intersection with the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). MM TCR‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: Page 23 of 23 EXHIBIT C construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR‐2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA 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. 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 2017-0012 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2017-0009 Tentative Tract Map 2017-0001 Specific Plan 2017-0003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. 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. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta 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) • La Quinta Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) EXHIBIT D PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 2 of 24 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. 5. 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. 6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 3 of 24 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. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without 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 maintenance, construction and reconstruction of essential improvements. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 4 of 24 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, 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) Adams Street – No additional right of way dedication is required. 2) La Quinta Drive – No additional right of way dedication is required. 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. 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 rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 17. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 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 Adams Street and La Quinta Drive is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 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. STREET AND TRAFFIC IMPROVEMENTS 21. 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; and Section 13.24.080 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 5 of 24 (Street Design - Private Streets), where private streets are proposed. 22. 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. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 23. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Adams Street a. The applicant shall pay his fair-share (67.6% calculated in the Traffic Impact Analysis, Table 1-6) towards the design and construction of a northbound deceleration/right turn only lane on Adams Street at Auto Center Drive. The amount of the applicant’s fair share for the above-mentioned improvements shall be as approved by the City Engineer. b. Widen the east side of the street along frontage as necessary in order to accommodate a deceleration/right turn only lane serving the main entrance to the project. c. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. 2) La Quinta Drive a. The applicant shall pay the City to restripe dual northbound left turn lanes and a through/right turn lane with modification made to the traffic signal detection zones at the intersection of Highway 111. 3) Auto Center Way South a. The applicant shall construct curb, gutter, and 6-foot wide sidewalk on the east side. 4) Auto Center Drive and Auto Center Way – The applicant shall reconstruct the roundabout to include a truck apron. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 6 of 24 Other required improvements in the right-of-way and/or adjacent landscape setback area include: a) 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). B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 25 feet except at the entry accessway. On-street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the “No Parking” restrictions. 2) The location of driveways shall not be located within the curb return and away from intersections, when possible. 24. 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. Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 25. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 7 of 24 26. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn-around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn-around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 27. General access points and turning movements of traffic are limited to the following: Adams Street (Primary Entry): Right turn in, right turn out, and left turn in movements are permitted. Left turn movements out are prohibited. La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed. 28. 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. 29. 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 qualified engineers. 30. 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 and ACCESS POINTS 31. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 8 of 24 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. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 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. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 9 of 24 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 Precise Grading Plan 1” = 30’ Horizontal H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through H to be submitted concurrently. (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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 10 of 24 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 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 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. 38. 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. 39. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 11 of 24 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. 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. 40. 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 Site Development Permit, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 41. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 12 of 24 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. GRADING 42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 43. 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. 44. 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 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. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 13 of 24 45. 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. 46. 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. 47. 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. 48. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 49. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 50. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 51. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 52. Stormwater handling shall conform with the approved hydrology and drainage PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 14 of 24 report for the Centre at La Quinta project (TTM 37359 and SDP2017-0012), 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. 53. 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. 54. 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. 55. 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. 56. 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. 57. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 58. 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, unless otherwise approved by the City Engineer. 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. 59. 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 PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 15 of 24 mounds, pursuant to LQMC Section 9.100.040(B)(7). 60. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 61. 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. 62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 63. 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. 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 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. 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, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 16 of 24 but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 66. 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. 67. 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 68. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 69. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 71. 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). 72. 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 not exceed 18 feet in height, and shall be fitted with a visor if deemed PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 17 of 24 necessary by staff to minimize trespass of light off the property. 73. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 74. 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. 75. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. 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. 76. 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. 77. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 78. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 79. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 80. 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 18 of 24 FEES AND DEPOSITS 81. 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 82. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2- hour duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 83. 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. 84. 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. 85. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 86. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 87. Fire Apparatus access road and driveways 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 80 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. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 19 of 24 88. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 89. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. BUILDING DIVISION 90. Building Plans prepared for permitting shall meet applicable California Building Codes effective at the time of submittal. MISCELLANEOUS 91. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off‐road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. MM BIO‐1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non-game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented.  All ground-disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities.  If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 20 of 24 qualified biologist shall conduct a pre-construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance.  If no breeding birds or active nests are observed during the pre- construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required.  If an active bird nest is located during the pre-construction survey and potentially would be disturbed, a no-activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special-status avian species and raptors, or 75 feet for non-special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive.  Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. MM CUL‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full‐time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 21 of 24 within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL‐2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 22 of 24 goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM NOI‐1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. MM TRANS‐1 Curb‐and‐gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb‐and‐gutter and sidewalk improvements along the project’s western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left‐Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left-in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive—Construct the intersection with the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 23 of 24 MM TCR‐1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR‐2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: Page 24 of 24 Environmental Issues. 92. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs. Project Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 ZONE CHANGE 2017-0001 TENTATIVE TRACT MAP 2017-0007 SPECIFIC PLAN 2017-0003 SITE DEVELOPMENT PERMIT 2017-0012 APPLICANT: SHOPOFF REALTY INVESTMENTS LP PROPERTY OWNER: SLF ADAMS STREET, LA QUINTA LLC LANDSCAPE PAD STUDIO ARCHITECT: ARCHITECT: WHA REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE ENVIRONMENTAL ASSESSMENT 2017- 0009, GENERAL PLAN AMENDMENT 2017-0001, ZONE CHANGE 2017-0001, TENTATIVE TRACT MAP 2017-0007, SPECIFIC PLAN 2017-0003 AND SITE DEVELOPMENT PERMIT 2017-0012 LOCATION: SOUTHWEST CORNER OF AUTO CENTER DRIVE AND LA QUINTA DRIVE GENERAL PLAN DESIGNATION: CURRENT: GENERAL COMMERCIAL PROPOSED: MEDIUM/HIGH DENSITY RESIDENTIAL & GENERAL COMMERCIAL ZONING DESIGNATION: CURRENT: REGIONAL COMMERCIAL PROPOSED: MEDIUM DENSITY RESIDENTIAL & REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: VACANT, AUTO CENTER SOUTH: APARTMENTS WEST: ADAMS STREET, LAKE LA QUINTA EAST: WALMART ATTACHMENT 1 So urce: ESRI Im agery ·|}þ111Washington St Avenue 48 DunePalmsRdAdams St Blackhawk Wy Rancho laQuinta Country Club One ElevenLa Quinta ShoppingCenter La Quinta High School La Quinta Park LaQuintaCenterDrAuto CentreDr I Legend Project Site Vicinity Map ATTACHMENT 2 THE CENTRE NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS LA QUINTA, CA May 2018 Prepared By: KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382 Manhattan Beach, CA 90266 Telephone: (424) 297-1070 www.kosmont.com Prepared For: SLF- Adams Street La Quinta, LLC ATTACHMENT 3 Table of Contents 1.0 Executive Summary ............................................................................................................ 4 2.0 Site Location ....................................................................................................................... 8 3.0 Retail Alternative ............................................................................................................... 11 3.1 Site Profile .................................................................................................................. 11 3.2 Existing Retailer Presence ......................................................................................... 11 3.3 Alternative Retail Opportunities .................................................................................. 14 3.4 Retail Market Trends .................................................................................................. 14 3.5 Retail Development on Site Unrealistic ....................................................................... 15 4.0 Methodology ...................................................................................................................... 16 4.1 General Assumptions............................................................................................. 16 4.2 Fiscal Revenue Analysis ........................................................................................ 16 4.2.1 Property Tax ........................................................................................................ 16 4.2.2 Property Tax In-Lieu of VLF ................................................................................. 16 4.2.3 Real Property Transfer Tax .................................................................................. 17 4.2.4 Sales Tax (On-Site / Direct) ................................................................................. 17 4.2.5 Sales Tax (Off-Site / Indirect) ............................................................................... 17 4.2.6 Business License Tax .......................................................................................... 17 4.2.7 Transient Occupancy Tax .................................................................................... 17 4.2.8 Multiplier Based Revenues .................................................................................. 18 4.2.9 Multiplier Based Expenditures .............................................................................. 18 4.3 IMPLAN Modeling of Economic Benefits ................................................................ 18 5.0 Fiscal and Economic Impacts ...................................................................................... 19 5.1 Annual Net Fiscal Benefits ..................................................................................... 19 5.2 Construction-Related Economic Benefits ............................................................... 21 5.3 Economic Benefits from Ongoing Operation .......................................................... 22 6.0 Appendices .................................................................................................................... 23 Appendix A: Property Value ............................................................................................. 24 Appendix B: Annual Property Tax ..................................................................................... 25 Appendix C: Annual Property Tax In-Lieu of VLF ............................................................. 26 Appendix D: Annual Real Property Transfer Tax .............................................................. 27 Appendix E: Annual Sales Tax (On-Site / Direct) .............................................................. 28 Appendix F: Resident & Employment Estimates ............................................................... 29 Appendix G: Resident & Employee Spending .................................................................. 30 Appendix H: Annual Sales Tax (Off-Site / Indirect) ........................................................... 31 Appendix I: Annual Business License Tax ........................................................................ 32 Appendix J: Transient Occupancy Tax ............................................................................. 33 Appendix K: Multiplier Based Revenues ........................................................................... 34 Appendix L: Multiplier Based Expenses............................................................................ 35 THE CENTRE 3 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Index of Tables Table 1: Overview of Net Fiscal Benefits .................................................................................... 5 Table 2: Overview of Construction Related Economic Benefits .................................................. 6 Table 3: Overview of Economic Benefits from Ongoing Operation ............................................. 7 Table 4: Inventory of Proximate Retailers ..................................................................................13 Table 5: Summary of Fiscal Benefits .........................................................................................20 Table 6: Summary of Construction Related Economic Benefits .................................................21 Table 7: Summary of Economic Benefits from Ongoing Operation ............................................22 Index of Figures Figure 1: Map of Los Angeles Region & City of La Quinta .......................................................... 8 Figure 2: Map of La Quinta Area & Site ...................................................................................... 9 Figure 3: Aerial Site Map ...........................................................................................................10 Figure 4: Map of Proximate Retail Centers ................................................................................12 THE CENTRE 4 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 1.0 Executive Summary 1.1 Background & Purpose SLF- Adams Street La Quinta, LLC. (“Shopoff”) is currently pursuing entitlements to facilitate the development of a residential community with an ancillary hospitality component (“Project”) on an approximately 22-acre property (“Site”) in La Quinta, California (“City”). In order to assist the City’s evaluation of the proposed Project, Shopoff requested that Kosmont Companies (“Kosmont”) prepare this Net Fiscal Impact and Economic Benefit Analysis (“Analysis”) to estimate the projected net fiscal impacts and economic benefits of the proposed Project, as well as a potential retail alternative to the City and local region. 1.2 Project Description The Site is located at the southeast corner of the intersection of Auto Centre Drive and La Quinta Drive in the City. The proposed Project would develop Site with approximately 131 residential dwelling units, and a 125-room hotel. The total value of the Project is estimated to be approximately $78.7 million, and upon opening, the Project is expected to directly support 63 jobs. 1.3 Retail Alternative Shopoff also requested that Kosmont evaluate the potential net fiscal impacts and economic benefits should the Site be developed with retail uses. Through an evaluation to develop the potential building program, tenant mix and sales performance of retail uses on the Site, it is Kosmont’s conclusion that retail development of the Site is unrealistic. As will be discussed further herein, this conclusion is not a function of market cycles, but rather a long-term, technology driven shift away from “brick and mortar” retail. As retail development of the Site is unrealistic, Kosmont did not further pursue the evaluation of such a development on the Site. 1.4 Summary of Findings 1.4.1 Annual Fiscal Benefits Based on the fiscal model discussed herein, the Project is estimated to generate approximately $750,000 in annual fiscal revenues to the City’s General Fund, and drive approximately $269,000 in annual fiscal expenses. Thus, the Project would be expected to generate net revenues to the City’s General Fund of approximately $481,000 per year. Further, based on these figures, the Project would result in net revenues to the City of approximately $21.1 million over the next 30 years, representing a present value of approximately $9.3 million (please see Table 1 below). THE CENTRE 5 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Table 1: Overview of Net Fiscal Benefits Source: Kosmont (2018) 1.4.2 Construction Related Economic Benefits Construction of the Project is expected to generate significant spending, create jobs, and support the local and regional economy. Using a proprietary economic impact model (“IMPLAN”), this Analysis estimates the generation of construction-related jobs, labor income, and economic output in the region through direct, indirect, and induced economic activity. As detailed in Table 2 below, during construction, the Project is expected to support approximately 727 one-year jobs, labor income of approximately $37.6 million, and total economic output of approximately $94.5 million. 1.4.3 Economic Benefits from Ongoing Operation Upon build-out and stabilization, ongoing operation of the Project will support jobs, labor income, and drive economic output in the region through direct, indirect, and induced economic activity. As detailed in Table 3 below, upon stabilization, the Project is expected to annually support approximately 76 jobs, labor income of approximately $1.7 million, and total economic output of approximately $5.7 million. Proposed Project Estimated Initial Annual Gross Fiscal Benefit to City 750,100$ Estimated Initial Annual Net Fiscal Benefit to City 481,400 30-Year Nominal Total 21,060,500 30-Year Present Value (5.5% discount rate)9,265,000 THE CENTRE 6 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Table 2: Overview of Construction Related Economic Benefits (Total of Direct, Indirect, and Induced Benefits) Source: Kosmont (2018) Employment (Jobs) Estimated Capture Total City 145 Remainder of County 473 County Total 618 Remainder of State 109 State Total 727 Labor Income (in $ millions) Estimated Capture Total City 7.5$ Remainder of County 24.4 County Total 32.0$ Remainder of State 5.6$ State Total 37.6$ Economic Output (in $ millions) Estimated Capture Total City 18.9$ Remainder of County 61.4 County Total 80.3$ Remainder of State 14.2$ State Total 94.5$ THE CENTRE 7 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Table 3: Overview of Economic Benefits from Ongoing Operation (Total of Direct, Indirect, and Induced Benefits) Source: Kosmont (2018) Employment (Jobs) Estimated Capture Total City 67 Remainder of County 8 County Total 75 Remainder of State 1 State Total 76 Labor Income (in $ millions) Estimated Capture Total City 1.4$ Remainder of County 0.3 County Total 1.7$ Remainder of State 0.0$ State Total 1.7$ Economic Output (in $ millions) Estimated Capture Total City 4.8$ Remainder of County 0.9 County Total 5.7$ Remainder of State 0.1$ State Total 5.7$ THE CENTRE 8 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 2.0 Site Location Shopoff is currently pursuing entitlements to facilitate the development of a residential community with an ancillary hospitality component in La Quinta, California. The proposed Project would be developed on an approximately 22-acre property (20-acres net) located at the southeast corner of the intersection of Auto Centre Drive and La Quinta Drive in the City. A map illustrating the location of the City within the Los Angeles Region follows in Figure 1, a map illustrating the location of the Site within the City follows in Figure 2, and an aerial map of the Site and surrounding neighborhood is provided in Figure 3. Figure 1: Map of Los Angeles Region & City of La Quinta Source: ESRI (2018) THE CENTRE 9 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Figure 2: Map of La Quinta Area & Site Source: ESRI (2018) Site THE CENTRE 10 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Figure 3: Aerial Site Map Source: ESRI (2018) Site Detention Basin ~ 2.0 Acres THE CENTRE 11 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 3.0 Retail Alternative Based on Kosmont’s initial review of the Site and market area, retail development of the Site is not realistic given the saturation of existing tenants in marketplace, superior alternative retail properties proximate to the Site, and perhaps most significantly, an overall shift in the retail marketplace from physical “brick and mortar” locations to online sales. Additional discussion of Kosmont’s conclusions follow. 3.1 Site Profile The Site sits off the main commercial and retail strip within the City, the bulk of which is along Highway 111, primarily stretching from just west of Washington Street eastwards to Jefferson Street. While the Site is proximate to the existing retail corridor, its location off the main retail corridor, and impaired visibility behind existing auto dealerships makes the Site less than ideal for retail development. 3.2 Existing Retailer Presence There are a variety of neighborhood and regional commercial retail centers along the Highway 111 corridor tenanted by the vast majority of quality regional and national retailers expected to be present in the market. A map of proximate retail centers and an inventory of proximate retailers therein is provided in Figure 4 and Table 4 below. A review of this inventory suggests that the City has done an excellent job in attracting retailers to the corridor. This review also suggests that every major big box, and the majority of smaller retailers are already present along the Highway 111 corridor within the City, or in proximate markets. THE CENTRE 12 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Figure 4: Map of Proximate Retail Centers THE CENTRE 13 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Table 4: Inventory of Proximate Retailers Center Primary Retailers Center Primary Retailers Bank of America Bed Bath & Beyond Circle K Best Buy Cold Stone Creamery Chipotle Del Taco The Coffee Bean & Tea Leaf Five Guys DSW Rubio's FedEx Office Starbucks Habit Burger Grill U.S. Bank Jersey Mike's VCA Animal Hospital OfficeMax Vons Panera Bread 1st Bank Sprouts Farmer's Market AAA Wells Fargo ARCO World Gym AT&T Yogurtland AutoZone H USA Gasoline Baskin-Robbins Chevrolet Big 5 Sporting Goods Hyundai Carl's Jr.Nissan GNC GameStop Hobby Lobby H&R Block Jiffy Lube Marshalls Kohl's Payless Shoe Source McDonald's PetSmart Petco T-Mobile Pizza Factory UPS Store Red Robin Walmart Supercenter Ross Dress for Less Wendy's Shell 99 Cents Only Staples Dollar Tree Stater Bros.Goodwill Subway The Home Depot Taco Bell IHOP The Vitamin Shoppe Jack in the Box Aldi Smart & Final Extra In-N-Out Subway Century Theaters Union Bank Chase Bank BevMo Lowe's Costco Trader Joe's Juice it Up Ulta Beauty Mimi's Café Cost Plus Panda Express Stein Mart Souplantation Supercuts Starbucks Target Verizon L I A D J E B F K C G THE CENTRE 14 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 3.3 Alternative Retail Opportunities Prospective retailers and thus retail developers typically prefer highly visible locations along corridors with high vehicle trip counts. There are currently a number of large, undeveloped properties with direct frontage on Highway 111 that are superior to the Site for retail users. Based on a review by Kosmont, a total of approximately 36 acres of vacant land may be available along Highway 111 between Washington Street and Jefferson Street, and additional, though less preferred property is available east of Jefferson Street. Further, there are retail buildings on the corridor that are offered for sale at less than construction cost, but remain vacant. Of the approximately 36 acres, one contiguous 15.1-acre parcel at the northeast corner of La Quinta Drive and Highway 111 is currently listed for sale, and has been on the market for more than five years. This property is in an excellent location for retail uses, and thus the length of time on the market may suggest a lack of demand for retail development on the parcel. Conversely, a development appears to be pending on an approximately 8.9-acre property at the northeast corner of Dune Palms Road and Highway 111. However, as proposed, the development would be anchored by a hotel and a health club, and only include ancillary retail. The proposed tenant mix for this parcel further suggests that heavy retail uses in the market area are falling out of favor in-lieu of hospitality and service uses. Finally, there are two notable vacancies within the local market that may also suggest a surplus of retail space within the market. The first vacancy is a 30,000 square foot building located at 78740 Highway 111 that was originally a movie theater, and subsequently converted to a furniture store. The building is within a retail center with a reasonably strong tenant mix, and its vacancy suggests a lack of demand within the market for traditional retail space. The second and notable vacancy is an approximately 136,000 square foot building that was originally a Sam’s Club. The building appears to have been constructed in 2007, and abandoned by Sam’s Club just three years later in 2010. The property now appears to now be listed for sale at land value and the ongoing lack of interest in the building and property is potentially indicative of a saturation of existing big box stores in the market as well as limited interest in conversion of the property to alternative retail formats. 3.4 Retail Market Trends As internet based sales continue to increase, brick and mortar retailers have decreased market presence and building footprints. Retailers have begun reducing prototype building sizes, introducing small store concepts, and reducing location density. In an effort to balance supply with the same market forces, retail center operators have begun focusing on trip dr iven tenants including health clubs, medical offices, and multifamily residential uses. To this end, owners of existing retail centers and malls are distinctly pursuing entitlements to convert sales tax generating retail square footage into other uses including multifamily residential and professional offices to replace lost retail demand, and bring consumers in proximity to remaining retail tenants. The decrease in retail footprints is only expected to continue as online shopping becomes THE CENTRE 15 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS increasingly ubiquitous. Though primarily experiential, food, entertainment, health and service based purveyors are expected to remain viable, the overall demand for brick and mortar provided goods that can be purchased online is expected to continue to decrease over the long-term. 3.5 Retail Development on Site Unrealistic In conclusion, given the location of the Site away from Highway 111, the existing presence of every major anchor tenant proximate to the Site, the superior retail properties available proximate to the Site, and the long-term trends in the retail marketplace, it is Kosmont’s conclusion that retail development of the Site is unrealistic. This conclusion is not a function of market cycles, but rather an indefinite, technology driven shift away from brick and mortar retail. As retail development of the Site is unrealistic Kosmont did not further pursue the evaluation of the fiscal impacts and benefits of such development. THE CENTRE 16 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 4.0 Methodology This Analysis is based on information provided by / from Shopoff, the City, Minnesota IMPLAN Group, Riverside County (“County”) Property Tax Assessor’s Office, California Department of Finance (“DOF”), California Board of Equalization (“BOE”), U.S. Census, U.S. Bureau of Labor Statistics “BLS”), Southern California Association of Governments, and ESRI. 4.1 General Assumptions General assumptions follow below, and more specific assumptions are provided throughout this document. • This Analysis measures net fiscal and economic impacts (unless otherwise noted). • Dollar amounts are expressed in 2018 dollars unless otherwise noted. • Summary figures are rounded to the nearest $100. • Fiscal impacts are estimated at full build-out and stabilized occupancy. • Construction employment figures are short-term, one-year jobs. 4.2 Fiscal Revenue Analysis 4.2.1 Property Tax Secured property tax revenues are estimated based on the anticipated assessed value of the Project upon full build-out and the applicable property tax rate for the City. The Site is located in County tax rate area (“TRA”) #020-026. The City’s General Fund is estimated to received approximately 6.2% of the annual 1.0% secured property tax general levy placed by the County on the assessed value of the property ($0.06241339 of each $1.00 of secured property tax revenue) within this TRA (see Appendix A and Appendix B). The City also indirectly receives credit for County Structure Fire Protection property tax revenues which are equal to approximately 6.0% for the Site ($0.06024559 of each $1.00 of secured property tax revenue). Additionally, unsecured property taxes are collected based on the assessed value of real property not affixed to the underlying land, such as business fixtures, and some types of vehicles. The rate of taxation and apportionment is generally the same as for secured property taxes. For the purposes of this Analysis, the assessed value of unsecured property associated with the Project is estimated to be 0.96% of the assessed value of secured property. 4.2.2 Property Tax In-Lieu of VLF Prior to 2004, a percentage of State motor VLF was distributed to cities and counties. In 2005, the State of California instituted a revenue swap, guaranteeing that municipalities and counties within California receive a distribution equal to the VLF collected the prior year, plus a percentage THE CENTRE 17 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS equal to the annual increase in assessed value. Property Tax In-Lieu of VLF resulting from the Project is estimated based on the incremental amount of assessed value the Project will add to the City, thereby increasing the City’s apportionment (see Appendix C). 4.2.3 Real Property Transfer Tax Property transfer tax revenue is estimated based on the expected average rate of turnover of ownership of 5.0% for commercial product, and 10.0% for residential product, or approximately once every 20 years and 10 years respectively, and the City’s property transfer tax of 0.055% of gross sales price (see Appendix D). 4.2.4 Sales Tax (On-Site / Direct) On-site / direct sales tax revenue projections are estimated based on the taxable sales generated on-site within the sales-generating components of the Project and the City's sales tax apportionment of 2.0%. The hotel component of the Project is projected to generate taxable sales based on per room assumptions (see Appendix E). 4.2.5 Sales Tax (Off-Site / Indirect) Off-site / indirect sales tax revenue projections are estimated based on the taxable sales within the City generated by Project residents and Project employees. Employee and resident spending is based on U.S. Bureau of Labor Statistics (“BLS”) Consumer Expenditure Survey data, which provides spending habits of consumers based on household income, as well as resident consumption patterns and retail sales patterns within the City. Capture rates for spending by residents and employees within the City are approximated by Kosmont based on an evaluation of retail amenities within the local trade area and analysis of the City’s taxable retail sales performance (see Appendices F, G, and H). 4.2.6 Business License Tax Business license tax revenue projections are estimated based primarily on the estimated number of Project businesses and the applicable business license tax rate by business category as listed on the City business license tax schedule (see Appendix I). 4.2.7 Transient Occupancy Tax Transient occupancy tax (“TOT”) revenues are estimated based on the current City TOT rate, the estimated number of hotel room night stays driven by the Project and the average daily room rate (“ADR”) for the Project Hotel (see Appendix J). THE CENTRE 18 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 4.2.8 Multiplier Based Revenues In addition to the specific revenues identified above, a number of other City revenues are identified and evaluated generally based on a per resident, or per equivalent resident metric. These revenue sources include fines, charges for services, and miscellaneous revenues, and are estimated based on historic City revenue metrics applied to the residents or equivalent residents attributed to the Project (see Appendix K). 4.2.9 Multiplier Based Expenditures To estimate City fiscal expenditures related to the Project, historic City costs for providing services such as police services, fire protection, and general municipal overhead and services are identified and evaluated generally based on a per resident, per equivalent resident, or service population metric. Total expenses related to the Project are then estimated based on the number of residents or equivalent residents attributed to each (see Appendix L). 4.3 IMPLAN Modeling of Economic Benefits This Analysis uses the IMPLAN (IMpact analysis for PLANning) econometric input / output model developed by the Minnesota IMPLAN Group to quantify the economic impact to the local region of the construction activity and operation of the Project. This proprietary model estimates the economic benefits on the industries in a given geographic area and known economic inputs, such as construction costs and employee and resident spending estimates. The model estimates direct, indirect, and induced benefits expressed in terms of increased economic activity (“output”), earnings (“labor income”), and job creation. Direct benefits refer to the initial changes in total economic output, labor income, and employment resulting from expenditures and/or production value changes. Examples of direct benefits include expenditures made by Shopoff for construction activities necessary to build the Project, as well as the permanent on-site jobs supported by the Project. Indirect benefits result from the purchases made in response to the development and operation of the Project by the industries that supply required goods and services. Indirect benefits occur in industries indirectly affected by the construction and ongoing operation of the Project, such as manufacturing and wholesale trade services. Induced benefits are the changes in local spending by households employed directly or indirectly in affected industry sectors and the resultant economic activity as a result of construction of the Project and ongoing employee and resident spending. The capture of economic benefits from construction and ongoing operation within the City, Riverside County, and State of California are estimated based on the existing business profile within the corresponding jurisdictions THE CENTRE 19 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 5.0 Fiscal and Economic Impacts 5.1 Annual Net Fiscal Benefits Based on the fiscal model discussed herein, the Project is estimated to generate approximately $750,000 in annual fiscal revenues to the City’s General Fund, and drive approximately $269,000 in annual fiscal expenses. As a result, the Project is expected to generate net revenues to the City’s General Fund of approximately $481,000 per year. For reference, and as shown in Table 5 below, primary revenue drivers include sales tax, and transient occupancy taxes, while primary expenses include police, fire, and general government. To calculate the present value of net future fiscal benefits to the City, the various general fund revenues and expenses were projected for a 30-year period. Property tax (secured and unsecured), property tax in-lieu of VLF, and real property transfer tax were escalated using a 2.0% growth factor (statutory maximum). Pursuant to discussions with the City and given the long-term shifts in the retail market discussed in Section 3.0, sales and use tax was also escalated using a 2.0% growth factor. Other revenue sources, and all expenses were escalated using a 3.0% growth factor, generally considered to be in-line with historic inflation rates. A discount rate of 5.5% was then used to estimate the present value of future fiscal revenues. Table 5 summarizes the net fiscal impacts from the Project. Appendices A-L provide details of calculation by fiscal revenue and expense category. THE CENTRE 20 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Table 5: Summary of Fiscal Benefits Source: Kosmont (2018) Note: As illustrated in Table 5 above, it is estimated that the residential and hospitality components would each generate net revenues to the City’s general fund on a stand-alone basis. If only the residential component were developed, it is conservatively estimated that the City would initially realize net revenues of approximately $8,800 per year (please see additional notes on Fire and Police expenditures on page 35). Proposed Project Residential Component Hospitality Component Total Annual Est. Annual Growth 30-Yr Total (Nominal) 30-Yr Total (Present Value) Primary Fiscal Revenues to City Property Tax (Secured & Unsecured)76,200$ 20,800$ 97,000$ 2.0%3,935,100$ 1,764,200$ Property Tax In-Lieu of VLF 18,900 5,200 24,100 2.0%977,700 438,300 Property Transfer Tax 3,400 500 3,900 3.0%185,500 80,000 Sales & Use Tax (On-Site / Direct)- 6,100 6,100 2.0%247,500 110,900 Sales & Use Tax (Off-Site / Indirect)43,100 92,600 135,700 2.0%5,505,100 2,468,000 Business Tax 200 900 1,100 3.0%52,300 22,600 Transient Occupancy Tax 26,400 412,700 439,100 3.0%20,890,400 9,010,100 Franchise Taxes 10,400 1,000 11,400 3.0%542,400 233,900 Other Taxes 3,000 300 3,300 3.0%157,000 67,700 Licenses & Permits 4,800 500 5,300 3.0%252,100 108,800 Fines & Forfeitures 2,300 - 2,300 3.0%109,400 47,200 Use of Money & Property 6,000 500 6,500 3.0%309,200 133,400 Charges for Services 7,700 800 8,500 3.0%404,400 174,400 Miscellaneous Revenue 5,800 - 5,800 3.0%275,900 119,000 Total Estimated Revenues 208,200$ 541,900$ 750,100$ 33,844,000$ 14,778,500$ Primary Fiscal City Fiscal Expenditures General Government 30,500$ 2,900$ 33,400$ 3.0%1,589,000$ 685,300$ Fire 29,500 16,000 45,500 3.0%2,164,700 933,600 Police 79,600 43,300 122,900 3.0%5,847,000 2,521,800 Other Public Safety 14,700 1,400 16,100 3.0%766,000 330,400 Planning & Development 10,800 1,000 11,800 3.0%561,400 242,100 Parks & Recreation 25,600 - 25,600 3.0%1,217,900 525,300 Public Works 8,700 4,700 13,400 3.0%637,500 275,000 Total Estimated Expenditures 199,400$ 69,300$ 268,700$ 12,783,500$ 5,513,500$ Net Estimated Revenues 8,800$ 472,600$ 481,400$ 21,060,500$ 9,265,000$ THE CENTRE 21 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 5.2 Construction-Related Economic Benefits Construction of the Project is expected to generate significant spending, create jobs, and fuel the local economy. Construction of the Project is estimated to generate approximately 734 construction-related jobs, approximately $38.0 million in labor income, and approximately $95.4 million in economic output through direct, indirect, and induced economic activity. Table 6 summarizes the economic benefits from construction of the Project. Table 6: Summary of Construction Related Economic Benefits Source: Kosmont (2018) Employment (Jobs) Estimated Capture Direct Indirect Induced Total City 90 30 26 145 Remainder of County 292 96 85 473 County Total 382 126 111 618 Remainder of State 67 22 20 109 State Total 449 148 130 727 Labor Income (in $ millions) Estimated Capture Direct Indirect Induced Total City $ 5.3 $ 1.2 $ 1.0 $ 7.5 Remainder of County 17.1 3.9 3.4 24.4 County Total $ 22.4 $ 5.1 $ 4.4 $ 32.0 Remainder of State 4.0$ 0.9$ 0.8$ 5.6$ State Total $ 26.3 6.0$ $ 5.2 $ 37.6 Economic Output (in $ millions) Estimated Capture Direct Indirect Induced Total City 12.5$ 3.2$ 3.2$ 18.9$ Remainder of County 40.6 10.3 10.5 61.4 County Total 53.1$ 13.4$ 13.7$ 80.3$ Remainder of State 9.4$ 2.4$ 2.4$ 14.2$ State Total 62.5$ 15.8$ 16.1$ 94.5$ THE CENTRE 22 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 5.3 Economic Benefits from Ongoing Operation Ongoing operation of the Project is expected to generate spending, create jobs, and support the local and regional economy on an ongoing basis. Upon build-out and stabilization, the Project is estimated to annually support approximately 76 jobs, approximately $1.7 million in labor income, and approximately $5.7 million in economic output through direct, indirect, and induced economic activity. Table 7 summarizes the economic benefits from ongoing operation of the Project. Table 7: Summary of Economic Benefits from Ongoing Operation Source: Kosmont (2018) Employment (Jobs) Estimated Capture Direct Indirect Induced Total City 63 2 2 67 Remainder of County 0 4 4 8 County Total 63 6 6 75 Remainder of State 0 0 0 1 State Total 63 7 6 76 Labor Income (in $ millions) Estimated Capture Direct Indirect Induced Total City $ 1.2 $ 0.1 $ 0.1 $ 1.4 Remainder of County - 0.2 0.1 0.3 County Total $ 1.2 $ 0.3 $ 0.2 $ 1.7 Remainder of State -$ 0.0$ 0.0$ 0.0$ State Total $ 1.2 0.3$ $ 0.2 $ 1.7 Economic Output (in $ millions) Estimated Capture Direct Indirect Induced Total City 4.3$ 0.3$ 0.3$ 4.8$ Remainder of County - 0.5 0.4 0.9 County Total 4.3$ 0.7$ 0.7$ 5.7$ Remainder of State -$ 0.0$ 0.0$ 0.1$ State Total 4.3$ 0.8$ 0.7$ 5.7$ THE CENTRE 23 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS 6.0 Appendices THE CENTRE 24 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix A: Property Value Source: Kosmont (2018) Residential # SF $ PSF $ / DU Total 68 Dwelling Units (Averages)2,251 SF $233 $525,000 $35,700,000 63 Dwelling Units (Averages)1,767 SF 235 415,000 26,145,000 Hospitality Rooms $ / Room Hotel 125 $135,000 $16,875,000 Total Estimated Assessed Value $78,720,000 THE CENTRE 25 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix B: Annual Property Tax Source: Riverside County Assessor, HdL, City of La Quinta, Kosmont (2018) *Note: The Site is within a former redevelopment project area. Based on data reviewed from the City of La Quinta and Hdl, existing property tax revenues are sufficient to fund the outstanding obligations of the former redevelopment agency / the Successor Agency to the Redevelopment Agency of the City of La Quinta. Residual / excess property tax revenue on additional incremental property value is flowing the City’s general fund at a projected rate of approximately 7.4% until all outstanding obligations are repaid in fiscal year 2039-40 (the bulk of obligations are scheduled to be repaid by fiscal year 2035-36). To provide a conservative long-term projection Kosmont utilized the underlying property tax rate allocation for the Site of 6.241339%. Estimated Assessed Valuation 78,720,000$ Property Tax Rates General Levy - Secured 1.00%$787,200 City Distributions (TRA #020-026) City-La Quinta*6.2%$49,132 County Structure Fire Protection 6.0%47,425 Total City Distributions - Secured Property Tax 12.3%96,557 Unsecured Property as Percent of Secured 0.96% Estimated Unsecured Property Taxes to City $470 Total Property Tax to City $97,000 THE CENTRE 26 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix C: Annual Property Tax In-Lieu of VLF Source: City of La Quinta, Kosmont (2018) Estimated Assessed Valuation $78,720,000 Total Taxable Assessed Value within City (2015-16)11,930,906,878 Percent Share / Increase in Assessed Value 0.6598% Estimated Property Tax In-Lieu of VLF (2015-16)$3,651,549 Incremental Property Tax In-Lieu of VLF $24,100 THE CENTRE 27 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix D: Annual Real Property Transfer Tax Source: City of La Quinta, Kosmont (2018) Component Estimated Assessed Valuation Property Turnover Rate (per year) Avg. Value of Property Transferred Residential $61,845,000 10.0%$6,184,500 Hotel 16,875,000 5.0% 843,750 Total Annual Property Turnover $7,028,250 City Real Property Transfer Tax Rate 0.055%$3,866 City Property Transfer Tax Revenue $3,900 THE CENTRE 28 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix E: Annual Sales Tax (On-Site / Direct) Source: CA Board of Equalization, Kosmont (2018) Component Rooms Sales / Room % Taxable Taxable Sales Hotel 125 2,311$ 100%$288,875 Annual Taxable Sales 288,875 Annual Sales Tax to City 2.0%$5,777 Annual Use Tax as % of Sales Tax 6.2%$361 Annual Sales Tax - On-Site / Direct $6,100 THE CENTRE 29 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix F: Resident & Employment Estimates Source: Kosmont (2018) Employees Rooms Employees / Room Total Jobs Hotel 125 0.50 63 Total Estimated Employees 63 Residents Dwelling Units Average Household Size Total Residents Residential 131 2.5 328 Total Residents 328 Employee / Resident Weighting Factor 0.5 Equivalent Residents (Residents & Weighted Employees)359 Hotel Guests Rooms Occupancy Total Guests Hotel (1.75 Guests per Room)125 67%147 Total Hotel Guests 147 Service Population 506 THE CENTRE 30 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix G: Resident & Employee Spending Source: CA Board of Equalization, Bureau of Labor Statistics, ESRI, Kosmont (2018) Est. Average Income (pre-tax): Annual Expenditures % of Salary Total $% in City % Taxable Amount Food at Home 7.0%6,650$ 85%30%1,696$ Food Away from Home 4.8%4,560 60%100%2,736 Alcoholic Beverages 0.8%760 80%100%608 Housekeeping Supplies 1.0%950 75%100%713 Household Furn & Equip 2.9%2,755 50%100%1,378 Apparel & Services 3.1%2,945 25%100%736 Vehicle Purchases 6.6%6,270 20%100%1,254 Gasoline & Oil 3.3%3,135 60%100%1,881 Maintenance & Repairs 1.3%1,235 50%50%309 Drugs 0.6%570 75%20%86 Entertainment 4.5%4,275 35%90%1,347 Personal Care Products & Services 1.2%1,140 75%100%855 Tobacco Related 0.5%475 80%100%380 Total Taxable Spending in City $14,000 Total Taxable & Non-Taxable in City $18,700 $95,000 Average Household Est. Average Income (pre-tax): Annual Expenditures % of Salary Total $% in City % Taxable Amount Food at Home 7.7%2,695$ 45%30%364$ Food Away from Home 5.0%1,750 30%100%525 Alcoholic Beverages 0.7%245 40%100%98 Housekeeping Supplies 1.1%385 40%100%154 Household Furn & Equip 2.8%980 25%100%245 Apparel & Services 3.2%1,120 15%100%168 Vehicle Purchases 6.5%2,275 10%100%228 Gasoline & Oil 4.0%1,400 50%100%700 Maintenance & Repairs 1.7%595 25%50%74 Drugs 0.9%315 40%20%25 Entertainment 4.3%1,505 20%90%271 Personal Care Products & Services 1.1%385 40%100%154 Tobacco Related 0.6%210 40%100%84 Total Taxable Spending in City $3,100 Total Taxable & Non-Taxable in City $4,100 Average Hospitality Employee $35,000 THE CENTRE 31 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix H: Annual Sales Tax (Off-Site / Indirect) Source: CA Board of Equalization, Bureau of Labor Statistics; California Department of Finance, ESRI, Kosmont (2018) Residential Estimated Households 131 Estimated Taxable Spending in City $14,000 Total Taxable Resident Spending $1,834,000 Employees (Hospitality) Estimated Employees 63 Estimated Taxable Spending in City $3,100 Total Taxable Employee Spending $193,750 Hospitality Rooms / Keys 125 Occupancy (Stabilized)67% Daily Occupied Rooms 84 Daily Visitor Spending $136 Total Hospitality Spending $4,160,987 Estimated Short Term Rental Spending $196,570 Total Taxable Visitor Spending $4,357,556 Total Taxable Spending in City $6,385,306 Annual Sales Tax to City 2.0%$127,706 Annual Use Tax as % of Sales Tax 6.2%7,971 Annual Sales Tax - Off-Site / Indirect $135,700 THE CENTRE 32 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix I: Annual Business License Tax Source: City of La Quinta, Kosmont Companies (2018) Component Businesses Average Tax Total Hotel 1 $876.00 $876 Short Term Rental Properties 10 $20.50 205 Annual Business License Tax $1,100 THE CENTRE 33 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix J: Transient Occupancy Tax Source: City of La Quinta, Kosmont Companies (2018) Residential # SF $ PSF $ / DU Total 68 Dwelling Units (Averages)2,251 SF $1.00 $2,251 $153,085 63 Dwelling Units (Averages)1,767 SF 1.00 1,767 111,293 Total Revenues $264,378 Transient Occupancy Tax Rate 10.0% Transient Occupancy Tax Revenue $26,438 Hospitality Rooms / Keys 125 Occupancy (Stabilized)67% Average Daily Rate (Stabilized)$135.00 Total Annual Revenues $4,126,781 Transient Occupancy Tax Rate 10.0% Transient Occupancy Tax Revenue $412,678 Total Estimated TOT Revenues $439,100 THE CENTRE 34 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix K: Multiplier Based Revenues Source: City of La Quinta, Kosmont (2018) *As discussed in the City of La Quinta, California Development Impact Fee Study dated February 5, 2013, the City’s Planning Department estimates that the City’s total population may exceed the permanent population by approximately 16,000 residents during the peak season. Other sources suggest that the population may increase by 50-90% during the winter months. Kosmont utilized a November – April period as peak season. Source: City of La Quinta, Kosmont (2018) Permanent City Population (2016)39,977 Incremental Seasonal Population*16,000 Seasonal Portion of Year 50% Effective Annual Incremental Population 8,000 Total Effective City Residents 47,977 City Daytime Employee Population (2016)17,200 Employee / Resident Weighting Factor 0.50 Effective Daytime Employee Population 8,600 Total Effective City Population 56,577 Estimated Hotel Rooms in City 1,180 Estimated Occupancy Rate 67% Guests Per Room 1.75 Estimated Hotel Guests 1,384 Total City Service Population 57,961 Budget Category Allocation Basis Count Per Capita Factor Total Franchise Taxes Equiv. Population 359 31.81$ 11,400$ Other Taxes Equiv. Population 359 9.14 3,300 Licenses & Permits Equiv. Population 359 14.77 5,300 Fines & Forfeitures Residents 328 7.08 2,300 Use of Money & Property Equiv. Population 359 18.18 6,500 Charges for Services Equiv. Population 359 23.55 8,500 Miscellaneous Revenue Residents 328 17.57 5,800 Total Multiplier Revenues 43,100$ THE CENTRE 35 NET FISCAL IMPACT & ECONOMIC BENEFIT ANALYSIS Appendix L: Multiplier Based Expenses Source: City of La Quinta, Kosmont (2018) *The City of La Quinta contracts fire protection services through the Riverside County Fire Department. The cost to the City of contracted services is offset by revenue from property taxes that are in addition to the City’s General Fund share of property taxes. To the extent the City does not incur additional contract costs associated with the Project (i.e. there is no need to increase fire service staffing due to the Project), then the additional property tax revenues for fire protection generated by the Project (approximately $47,400) could be used to offset the overall cost to the City of contracted fire protection services. **The City of La Quinta contracts police services through the Riverside County Sherriff’s Department. Based on a review of recent reports prepared by Matrix Consulting Group on police patrol staffing and workload, City police services appear adequately staffed to provide police services to the Project without additional sworn or civilian staff. However, the Analysis conservatively estimates potential costs associated with police services on a per capita / service population basis. This conservatively assumes the cost to the City of providing police services is 100% variable (i.e. 0% fixed) and will increase on a per capita basis relative to the Project’s estimated service population. Budget Category Allocation Basis Count Per Capita Factor Total General Government Equiv. Population 359 93.05$ 33,400$ Fire Service Population 506 90.07 *45,500 Police Service Population 506 243.03 **122,900 Other Public Safety Equiv. Population 359 44.83 16,100 Planning & Development Equiv. Population 359 32.93 11,800 Parks & Recreation Residents 328 78.22 25,600 Public Works Service Population 506 26.56 13,400 Total Multiplier Expenses 268,700$ ATTACHMENT 4 ATTACHMENT 5 The Centre at La Qui nta Specific Plan 97-029 Amendment No. 5 Specific Plan Amendment 2017-0003 March 2018 Draft Prepared For: The City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 760-777-7125 Applicant: SLF-Adams Street La Quinta, LLC 2 Park Plaza, Suite 700 Irvine, CA 92614 (949) 417-1396 Contact: Carter McLarand MDS Consulting 41865 Boardwalk, Suite 218 Palm Desert, CA 92211 (760) 674-5776 Contact: Chris Bergh Prepared By: WHA 2850 Red Hill Ave, Suite 200 Santa Ana, CA 92705 (949) 251-0607 Contact: Cathy Baranger ATTACHMENT 6 [This Page Intentionally Left Blank] Project Team Members James O’Malley & Carter McLarand SLF-Adams Street La Quinta, LLC 2 Park Plaza, Suite 700 Irvine, CA 92614 (949) 417-1396 Denise Ashton, Jeff Chelwick & Cathy Baranger WHA 2850 Redhill, Suite 200 Santa Ana, CA 92705 (949) 250-0607 Peter A Duarte Studio Pad, Inc. 23282 Mill Creek Drive, Suite 200 Laguna Hills, CA 92653 (949) 770-8530 Chris Bergh MDS Consulting 41865 Boardwalk, Suite 218 Palm Desert, CA 92211 (760) 674-5776 Tabl e o f Con te n ts The Centre at La Quinta Specific Plan Amendment No. 5 4 SLF-Adams Street La Quinta, LLC March 2018 Draft List of Figures ............................................................6 List of Tables ..............................................................6 Section 1: Introduction ..............................................7 1.1 Purpose and Description ............................................................................................ 7 1.2 Purpose and Intent ...................................................................................................... 8 1.3 Setting.......................................................................................................................... 8 1.4 Project History ........................................................................................................... 11 1.5 Enabling Legislation ................................................................................................... 13 1.6 General Plan .............................................................................................................. 13 1.7 Zoning ........................................................................................................................ 13 1.8 California Environmental Quality Act (CEQA) Compliance ........................................ 16 1.9 Entitlement Process................................................................................................... 16 Section 2: Master Plan ............................................. 17 2.1 Master Plan Concept ................................................................................................. 17 2.2 Land Use .................................................................................................................... 18 2.3 Circulation Plan.......................................................................................................... 19 2.3.1 Entries ......................................................................................................... 19 2.3.2 Private Streets ............................................................................................. 19 2.4 The Recreation and Open Space Plan ....................................................................... 22 2.4.1 Open Space ................................................................................................. 22 2.4.2 Recreational Amenities ............................................................................... 22 2.4.3 Additional Landscape Areas ........................................................................ 23 2.5 Conservation ............................................................................................................. 24 2.6 Infrastructure ............................................................................................................ 24 2.6.1 Water........................................................................................................... 24 2.6.2 Sanitary Sewage .......................................................................................... 26 Tabl e o f Con te n ts The Centre at La Quinta Specific Plan Amendment No. 5 5 SLF-Adams Street La Quinta, LLC March 2018 Draft 2.6.3 Storm Water Drainage ................................................................................. 26 2.6.4 Public Utilities ............................................................................................. 30 2.6.5 Refuse Collection ......................................................................................... 30 2.6.6 Schools ........................................................................................................ 30 2.6.7 Law Enforcement......................................................................................... 31 2.6.8 Fire Protection ............................................................................................. 31 2.6.9 City Administration ...................................................................................... 31 2.6.10 Library Facilities ......................................................................................... 31 Section 3: Development Regulations ....................... 32 3.1 Overview ................................................................................................................... 32 3.1.1 Permitted Uses ............................................................................................ 32 3.1.2 Standards..................................................................................................... 33 Section 4: Design Guidelines .................................... 35 4.1 Landscape Concept.................................................................................................... 36 4.2 Residential Architecture Guidelines .......................................................................... 37 4.3 Residential Walls and Fences..................................................................................... 37 4.4 Commercial Architecture Guidelines ......................................................................... 38 4.5 Landscape Guidelines ............................................................................................... 38 4.5.1 Residential Landscape ................................................................................. 39 4.5.2 Commercial Landscape................................................................................ 39 Section 5: Plan Administration ................................. 42 5.1 Financing of Improvements ....................................................................................... 42 5.2 Site Development Permits ......................................................................................... 42 5.3 Specific Plan Amendments ........................................................................................ 42 5.4 Enforcement .............................................................................................................. 43 Section 6: General Plan Consistency ........................ 44 Tabl e o f Con te n ts The Centre at La Quinta Specific Plan Amendment No. 5 6 SLF-Adams Street La Quinta, LLC March 2018 Draft List of Figures Figure 1.1: Regional Vicinity Map ......................................................................... 9 Figure 1.2: Local Vicinity Map ............................................................................. 10 Figure 1.3: Original Specific Plan Planning Areas ............................................... 11 Figure 1.4: Planning Area II................................................................................. 12 Figure 1.5: Amendment No. 5 Area .................................................................... 13 Figure 1.6: Existing General Plan Land Use Designation..................................... 14 Figure 1.7: Proposed General Plan Land Use Designation .................................. 14 Figure 1.8: Existing Zoning .................................................................................. 15 Figure 1.9: Proposed Zoning ............................................................................... 15 Figure 2.1: Conceptual Commercial Parcel Site Plan........................................... 17 Figure 2.2: Residential Street Diagram .............................................................. 20 Figure 2.3: Residential Street Sections ................................................................ 21 Figure 2.4: Proposed Potable Water Plan .......................................................... 25 Figure 2.5: Proposed Sewer Plan ........................................................................ 27 Figure 2.6: Proposed Storm Drainage Plan ......................................................... 28 Figure 2.7: Proposed Detention Basin Plan and Section ..................................... 29 List of Tables Table 2.1: Land Use Tabulation ........................................................................... 18 Table 3.1: Development Standards - Regional Commercial ................................ 33 Table 3.2: Development Standards - Residential ................................................. 34 Table 4.1: Landscape Plant Material Palette....................................................... 41 Table 6.1: General Plan Consistency Analysis ..................................................... 46 The Centre at La Quinta Specific Plan Amendment No. 5 7 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1 : I n t roduction 1.1 Purpose and Description The City of La Quinta previously approved The Centre at La Quinta Specific Plan No. 97- 029 (“Specific Plan”) with amendments for a 99.3-acre project located east of Adams Street, south of Highway 111 and west of Dune Palms Road. The entire Specific Plan area is designated General Commercial on the Land Use Element of the General Plan and is zoned CR – Regional Commercial on the City of La Quinta Zoning Map. The entire Specific Plan is built out except for Planning Area II which is regulated by Specific Plan Amendment No. 4. This area has remained undeveloped for over 20 years. The proposed Amendment No.5 will allow the construction of medium density detached housing and a hotel near services and employment in Planning Area II. This Amendment will supersede Amendment No. 4 and will amend Planning Area II (PA II) by: • Subdividing PA II into two separate land use areas: the northerly 2.8 acres of the site remains General Commercial and the remaining 19.2 acres is proposed to be amended to a Medium High Density Residential land use designation and a Medium Density zoning designation. • Providing new private access from Adams Street and La Quinta Drive to the residential portion of PA II. • Reconfiguring and increasing the depth of the existing drainage/retention basin in the southeast corner of PA II to provide for additional capacity. This Amendment No. 5 to the Specific Plan is organized into seven sections: Section 1: Introduction: This Section provides an overview of the Specific Plan setting, history, legislative authority for the Specific Plan Amendment and compliance with the California Environmental Quality Act (CEQA). Section 2: Master Plan: This Section provides the organization and framework of the primary master plan components required for orderly development. Section 3: Development Regulations: This Section establishes the applicable zoning and development regulations for the Specific Plan area. Section 4: Design Guidelines: This Section provides the design guidelines for development within the Specific Plan area. The Centre at La Quinta Specific Plan Amendment No. 5 8 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt r oductio n Section 5: Plan Administration: This Section describes the various processes and procedures to administer and implement the adopted Specific Plan. Section 6: General Plan Consistency: This Section reviews the goals and policies of each element of the City of La Quinta General Plan 2035 as the basis for evaluating the consistency of the Specific Plan with the City of La Quinta General Plan. Section 7: Addenda: This Section provides the City Council resolutions and conditions of approval. 1.2 Purpose and Intent This Specific Plan Amendment No. 5 allows for residential development in close proximity to employment centers, bus routes and commercial services along the Highway 111 Corridor immediately adjacent to retail, creating a safe and pleasant environment for future residents to walk from home to work or shopping. High quality development standards will bring new population that will utilize the existing development in The Centre at La Quinta Specific Plan. The Specific Plan Amendment No. 5 ensures new development consistent with the goals, objectives and policies of the City of La Quinta General Plan. In cases where the zoning and development regulation is nonspecific within this document, the City of La Quinta’s Zoning Ordinance will apply. 1.3 Setting The Specific Plan area is approximately one hundred miles east of the City of Los Angeles and the Pacific Coast. See Figure 1.1: Regional Vicinity Map. It is located at the northeasterly base of the Santa Rosa Mountains and is located within the corporate limits of the City of La Quinta in Riverside County. La Quinta, a 35-square mile municipality located in the southeastern portion of the Coachella Valley, was incorporated in 1982. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County and the City of Palm Desert, and federal and county lands to the south. The Specific Plan area is accessible from Interstate 10 by way of Washington Street and/or Jefferson Street. See Figure 1.2: Local Vicinity Map. The Centre at La Quinta Specific Plan Amendment No. 5 9 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt roduction The Specific Plan area is bounded by Adams Street to the west, Auto Centre Drive to the north and La Quinta Drive and the existing Walmart to the east. An apartment development lies on the southerly boundary. The Specific Plan connects to the existing network of General Plan roads and infrastructure within the City’s master plan for development. Figure 1.1: Regional Vicinity Map The Centre at La Quinta Specific Plan Amendment No. 5 10 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt r oductio n Figure 1.2: Local Vicinity Map The Centre at La Quinta Specific Plan Amendment No. 5 11 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt roduction 1.4 Project History Entitlements previously approved for the Specific Plan are listed below: • On July 15, 1997, the City Council of the City of La Quinta unanimously approved Resolution 97-64 (Specific Plan 97-029), Ordinance No. 306 (Development Agreement), Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97-65 (Site Development Permit 97-603) for a proposed mixed use commercial development on 87 acres of property known as The Centre at La Quinta. Those approvals allowed for the development of 275,000 square feet for nine new car dealership pads and/or auto related commercial pads on two of the nine pads. It also allowed for development of a 400,000-square-foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center. Refer to Figure 1.3: Original Specific Plan Planning Areas. Figure 1.3: Original Specific Plan Planning Areas The Centre at La Quinta Specific Plan Amendment No. 5 12 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt r oductio n • On N ov ember 17, 1998, the City o f L a Quin ta appro v e d Specifi c Plan 97- 029, Amendment No. 1, which generally added flex ibility to land uses within Planning Area II. • On June 20, 2000, the City of La Quinta approved Resolution 2000-76, approving Specific Plan 97-029, Amendment No. 2, which added definition and conditions relating to setbacks, automotive display pads, landscaping, special events and signage. • On December 21, 2004, the City of La Quinta approved Resolution 2004-162 and 2004-163, approving Specific Plan 97-029, Amendment No. 3, which added approximately 12.33 acres to the plan area. The additional acreage is generally located on the south side of Highway 111, along the west side of Dune Palms Road. The Amendment added up to 164,000 square feet of additional commercial space within Planning Area III as part of the entitlement process for the “Sam’s Club” project. • On June 24, 2005, the City of La Quinta approved Resolution 2005-80 approving Specifi c Plan 97-029, Amendment No. 4, which allowed for a realignment of the roadway circulation within Planning Area II and the addition of a new street intersection along Adams Street. Amendment No. 4 was part of the entitlement process for the JC Penney project, which ultimately was abandoned. See Figure 1.4: Planning Area II. Currently Planning Areas I and III have been built out. Refer to Figure 1.5: Amendment No. 5 Area for the area affected by this Amendment. Figure 1.4: Planning Area II The Centre at La Quinta Specific Plan Amendment No. 5 13 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 1: I nt roduction Figure 1.5: Amendment No. 5 Area 1.5 Enabling Legislation The authority to prepare, adopt and implement the Specific Plan is granted to the City of La Quinta by California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). The Plannin g Commission must hold a public hearing before it can recommend to the City Council, the adoption of a specific plan or an amendment thereto. The City Council of La Quinta may adopt a specific plan and/or an amendment to a specific plan by either ordinance or resolution. 1.6 General Plan The City’s General Plan was adopted in February 2013 and governs the land uses planned for the Specific Plan Amendment area. As shown in Figure 1.6: Existing General Plan Land Use Designation, the area is designated General Commercial. A general plan change to MHDR is being processed concurrently with this Specific Plan amendment for a portion of Planning Area II. See Figure 1.7: Proposed General Plan Land Use Designation. 1.7 Zoning As shown in Figure 1.8: Existing Zoning, the existing zoning of the site is Regional Commercial. A zone change to medium density residential is being processed concurrently with this Specific Plan Amendment for a portion of Planning Area II. See Figure 1.9: Proposed Zoning. Sectio n 1: I nt r oductio n The Centre at La Quinta Specific Plan Amendment No. 5 14 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 1.6: Existing General Plan Land Use Designation Figure 1.7: Proposed General Plan Land Use Designation Sectio n 1: I nt roduction The Centre at La Quinta Specific Plan Amendment No. 5 15 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 1.8: Existing Zoning Figure 1.9: Proposed Zoning Sectio n 1: I nt r oductio n The Centre at La Quinta Specific Plan Amendment No. 5 16 SLF-Adams Street La Quinta, LLC March 2018 Draft 1.8 California Environmental Quality Act (CEQA) Compliance Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for Specific Plan 97-029, Amendment No. 5 and determined that development pursuant to Amendme nt No. 5 could result in environmental impacts. The initial study identified specific mitigation measures that would mitigate any potential impacts resulting from implementation of development to below a level of significance. Consequently, a Mitigated Negative Declaration (MND) has been prepared for Specific Plan Amendment No. 5. 1.9 Entitlement Process Approval/certification of the following actions will be required to implement the proposed Project: Specific Plan: This document includes the land use and development standards, design guidelines, infrastructure needs and implementation strategies to fully implement the allowed uses in the Specific Plan. The Specific Plan is adopted by the City of La Quinta City Council by resolution. Site Development Permit (SDP): The Site Development Permit is required by the City for final approval of landscape design, architectural design and site plan. The SDP requires separate public hearings before the Planning Commission and City Council. Tentative Tract Map: The Tentative Tract Map shall be reviewed by the Planning Commission, with their recommendation then being reviewed by the City Council for final determination. Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation of the final tract map(s) and landscape plans, issuance of grading and building permits, as needed, shall be obtained, for each phase or building, as required by the City. Minor Use Permits: Additional minor use permits will be required for model homes, recreational or open spaces amenities, entry statements and similar facilities. The Centre at La Quinta Specific Plan Amendment No. 5 17 SLF-Adams Street La Quinta, LLC November 2017 Draft Sectio n 2 : Maste r Plan 2.1 Master Plan Concept Specific Plan Amendment No. 5 allows for a mixed-use development consisting of commercial and residential uses. The commercial use is located at the northerly portion of the Specific Plan area on approximately 2.8 acres of land. The residential use will be located on the southerly 19.2 acres. The commercial parcel is envisioned to contain a hotel at this time, but the land use and zoning designations assigned to this portion of the Specific Plan area would allow a broad range of retail, office and hotel land uses. A parking lot along with an active use amenity (pool) and perimeter landscaping would complete the developme nt. See Figure 2.1: Figure 2.1: Conceptual Commercial Parcel Site Plan The Centre at La Quinta Specific Plan Amendment No. 5 18 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 2: Master Pla n Conceptual Commercial Parcel Site Plan. The residential parcel will allow medium density detached one- and two-story residential condominium clusters with up to 131 homes. A primary gated entrance is provided on Adams Street for visitors, residents and emergency access, with a secondary gate for resident and emergency access provided off La Quinta Drive. A central open space and clubhouse provide a unifying element to visually and physically connect the neighborhoods . An internal pedestrian-friendly system of sidewalks connects to the central recreational amenity. Both active and passive open space features are located throughout these areas. 2.2 Land Use The Specific Plan implements the City of La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the City Council of La Quinta, governs all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations for the plan area. The Specific Plan is a link between the La Quinta General Plan and the zoning ordinance, providing detailed policies and regulations for the Specific Plan area. There are two land use components within the Amendment area. The medium density residential area will allow detached residential homes with a community open space area and a retention basin. A Home Owners Association (HOA) will be formed for the residential development. The other land use area has a commercial designation. Refer to Table 2.1: Land Use Tabulation which details all of the proposed land uses for the Amendment area. Table 2.1: Land Use Tabulation Commercial 2.8 acres 12.72% Medium Density Residential 19.2 acres 87.28% Total 22.0 acres 100.00% With the single-family residential community to the west and the commercial uses to the north and east, the proposed medium density homes provide an appropriate transition between the two adjacent uses. The residential area contains approximately 4.1 acres of HOA maintained landscape areas and 3.6 acres of privately maintained yards. Additionally the 1.5-acre retention basin will be landscaped. The commercial Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 19 SLF-Adams Street La Quinta, LLC March 2018 Draft parcel includes central and perimeter landscaped areas. 2.3 Circulation Plan The Specific Plan is located centrally within the City’s regional circulation system. Adams Street is designated as a Secondary Arterial with two lanes in each direction and parking on both sides of the street. There is a 12-foot landscaped median and a 15-foot parkway on each side of the street dedicated to sidewalk and landscape. La Quinta Drive, Auto Centre Way and Auto Center Way South are all local streets which consist of one traffic lane in each direction, sidewalks and parking on both sides of the street. Class II bicycle paths are located on Adams Street, adjacent to the development that can connect to Class II bicycle paths on Avenue 52 and Highway 111 and then elsewhere within the City. Adams Street is also planned for a future Class II golf cart/NEV path. Internally, bicyc les and golf cart/NEVs can share the roadways with automo biles since the vehicle speed is 25 mph or less on all internal streets. The existing public streets surrounding the project have been developed in accordance with La Quinta Engineering Services and Public Works standards that were in effect when constructed. No additional off-site improvements are anticipated. 2.3.1 Entries The primary access for the residential portion of the project will be located on Adams Street at the northwestern corner of the project. The gated access includes a turning area for visitors, emergency vehicles and residents. A secondary residential and emergency vehicle access will be provided on La Quinta Drive. Each entry provides one lane of travel in each direction and sufficient stacking distance to accommodate traffic entering the development. Gate designs will be compliant with all local fire and City codes, and ADA accessibility requirements/regulations. The gates will also allow for pedestrian access. The commercial parcel will be accessed off of Auto Centre Drive and Auto Center Way South, both of which are planned to provide two-way driveways. 2.3.2 Private Streets The vehicular circulation system for the residential component of this SPA consists of an interior network of private streets that connect to the public road system at either Adams Street or La Quinta Drive. The private streets range in width between Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 20 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.2: Residential Street Diagram Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 21 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.3: Residential Street Sections Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 22 SLF-Adams Street La Quinta, LLC March 2018 Draft 25 feet and 37 feet. Five-foot wide sidewalks are located on at least one side of all the streets, with the majority of the streets having a sidewalk on both sides. There is a 5- to 10-foot wide public utility easement on either side of these streets. Parking will be allowed on both sides of the 37-foot wide streets and will be prohibited on the 25-foot wide streets. The 25-foot wide courtyard driveways will provide access to the individual garages. See Figure 2.2: Residential Street Diagram and Figure 2.3: Residential Street Sections. 2.4 The Recreation and Open Space Plan 2.4.1 Open Space The residential component of the Specific Plan is designed as a “walkable community,” with the majority of the homes within a quarter mile of the centralized recreational amenity. Additiona l pocket parks are located throughout the community. Climate appropriate landscape provides shade and an attractive living environment. The Specific Plan provides for four types of open space as follows: • Open space associated with the central recreation area, pocket parks and the connecting landscape between these areas. • The perimeter of the landscaped water quality basin. • Private open space associated with the individual residential yard areas. • Open space within the commercial component wil l b e consiste nt with the requirements of the City ’s zoning sta ndards for the pote ntial hotel or other commercial use. 2.4.2 Recreational Amenities The recreational features within the residential component of the Specific Plan feature several amenities including a pedestrian circulation system that runs throughout the community and provides a variety of connections and routes to the central clubhouse area, the public streets and the other smaller pocket parks. These recreational areas include: • Bocce ball court with DG, real or artificial turf, surfacing and spectator bench seating areas. • Pocket parks and seating nodes with unifying community elements like specimen trees, seat walls, benches and sculptural landscaping. Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 23 SLF-Adams Street La Quinta, LLC March 2018 Draft • Outdoor fitness areas with high-quality equipment allowing for individual and group training and exercising with some bench seating along the perimeter. • A fenced community dog park. A large central Clubhouse with various resort-style indoor and outdoor amenities allowing for numerous groups to enjoy and entertain their families and guests including: • A heated pool with contemporary styled cabanas/shade structures that complement the adjacent buildings as a year-round leisure recreational amenity for residents, larger group gatherings and special events. • Pool decking sized and designed to allow for lounge chaises, tables and chairs that can be re-adjusted/moved as needed providing flexibility to the arrangement of site furnishings. • A spa facility with a trellis and seating area. The pool and spa will be fenced and gated for resident controlled entry only and comply with current local pool enclosure codes and regulations. Hours of operation will be enforced by the HOA in an effort to avoid disturbing adjacent residents. • Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area includes two separate built-in barbecue entertainment counters for resident use. • Outdoor flex space with fire place and table seating with a clubhouse kitchen interface. Flexible and movable site furnishings will support various types of events and parties. • Seating area with fire pit/table and built-in seating that interfaces with pool restroom building and east pool area entry. 2.4.3 Additional Landscape Areas Although only the perimeter of the retention basin will be accessible for public use, the basin area (within the fence) will be landscaped with climate appropriate landscape. The enhanced landscape at the new entry on Adams Street and adjacent to La Quinta Drive will create pleasant views. Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 24 SLF-Adams Street La Quinta, LLC March 2018 Draft 2.5 Conservation The Specific Plan will be developed with the goal of balancing the conservation and management of open space resources with the implementation of a high- quality community. Policies and programs for the conservation, management and use of natural resources include: • Prevention of soil erosion using the appropriate design criteria and careful placement of landscaping. • Maintenance, protection and replenishment of ground water by using the retention basin and landscape areas within the commercial areas as drainage areas to absorb and percolate project stormwater runoff. • Compliance with LQMC Chapter 8.13 Water Efficient Landscaping. • Compliance with the 2016 CALGreen requirements and 2016 California Energy Code requirements (or those in effect at the time that building permits are issued). 2.6 Infrastructure The infrastructure system which serves the Specific Plan area is described below and is designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. The infrastructure and utilities plan identifies standards relative to land use for the plan area and establishes the community ’s infrastructure and public services policies. 2.6.1 Water Potable Water The potable water system is operated and administered by the Coachella Valley Water District (CVWD) which extends service based upon approved designs and improvements constructed by the private developer. CVWD assesses each new development on a per unit connection fee basis to provide potable water. CVWD operates from a system wide master plan that provides the City with potable water which is pumped from an underground aquifer through wells located throughout the City. Refer to Figure 2.4: Proposed Potable Water Plan. There are existing 18-inch water lines available in Adams Street, Auto Centre Drive and La Quinta Drive, and a 12-inch water line in Auto Center Way South to provide water for development in the Specific Plan area. Internally there will be 8-inch water lines. Refer to Figure 2.4: Proposed Potable Water Plan. Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 25 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.4: Proposed Potable Water Plan Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 26 SLF-Adams Street La Quinta, LLC March 2018 Draft 2.6.2 Sanitary Sewage The sanitary sewage collection and treatment system in the City is operated and maintained by the CVWD which extends service based upon approved designs and improvements constructed by the private developer. The sanitary sewer system, both on-site and off-site connections, will be installed in accordance with District regulations. There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer lines in Auto Centre Drive for the development to connect to. On-site there will be 8-inch sewer lines in the residential component of the Specific Plan, and 6-inch sewer lines in the commercial component of the Specific Plan. Refer to Figure 2.5: Proposed Sewer Plan. 2.6.3 Storm Water Drainage The preliminary grading and drainage concept of the development has been designed to reduce import and/or export of materials while also providing an effective system of drainage and stormwater management. The runoff from the developed areas at higher elevations will be directed to lower areas of the site where the existing stormwater retention basin is located. This basin has been reconfigured and made deeper to accommodate additional flows from the Specific Plan Area. Stormwater runoff from a theoretical 100-year 24-hour storm will be retained on-site within the stormwater retention basin in conformance with the City ’s drainage policies. Emergency overflow provisions shall be provided at the southeast corner of the Specific Plan area. See Figure 2.6: Proposed Storm Drainage Plan and Figure 2.7: Proposed Detention Basin Plan and Section. Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 27 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.5: Proposed Sewer Plan Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 28 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.6: Proposed Storm Drainage Plan Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 29 SLF-Adams Street La Quinta, LLC March 2018 Draft Figure 2.7: Proposed Detention Basin Plan and Section Sectio n 2: Master Pla n The Centre at La Quinta Specific Plan Amendment No. 5 30 SLF-Adams Street La Quinta, LLC March 2018 Draft 2.6.4 Public Utilities Electricity Electrical power will be provided by the Imperial Irrigation District to the site from the La Quinta Substation. Electrical power is currently available along Adams Street. Natural Gas Southern California Gas provides service adjacent to the site from its service mains along Adams Street, Auto Centre Drive and La Quinta Drive. Telephone Land-based telephone services are provided by Frontier Communications along Adams Street. Regionally, cellular service providers include AT&T, Verizon Wireless, Sprint and various others. Internet Service Providers Internet service is provided via a host of currently available vendors both land- based and cellular. 2.6.5 Refuse Collection Refuse collection within the City limits is provided by Burrtec Waste Management. Refuse collection occurs i n accordance with a schedule established by the franchisee and the City. 2.6.6 Schools The public education needs of the City of La Quinta are provided by two public school districts which include the Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School District (CVUSD). The Coachella Valley also contains several private schools administered by religious or other private entities that are attended by La Quinta school children. The Specific Plan area is served by the Desert Sands Unified School District. State-mandated school fees will be paid when building permits are issued. Sectio n 2: Master Plan The Centre at La Quinta Specific Plan Amendment No. 5 31 SLF-Adams Street La Quinta, LLC March 2018 Draft 2.6.7 Law Enforcement Law enforcement services are provided to the City through a contract with the Riverside County Sheriff ’s Department. The Civic Center Community Policing Office is located at 78-495 Calle Tampico. In addition there is a station located in Thermal which is the Sheriff ’s Departments central facility. The existing agreement between the City and Sheriff ’s Department provides protection on a 24-hour basis, seven days per week. The La Quinta General Plan assumes a standard of 1 police officer/1,000 population to adequately serve the City. 2.6.8 Fire Protection Fire protection ser vice is provided to the City by the Riverside County Fire Department. The Fire Department administers three stations in the City. The first facility (Station No. 93) is located on Adams Street, south of Fred Waring, a second facility (Station No. 32) is located on Avenue 52, west of Washington Street and the third facility (Station No. 70) is located at the intersection of Madison Street and Avenue 54 within the PGA WEST project area. The Fire Department also operates four additional stations in surrounding communities which result in overlapping service areas. 2.6.9 City Administration City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for the City departments (i.e., City Manager ’s Office, City Clerk, Community Resources, Design & Development, Facilities and Finance). These public resource outlets are housed in the Civic Center at the southwest corner of Calle Tampico and Washington Street. The complex provides space for all City administration staff and ancillary facilities. 2.6.10 Library Facilities The City of La Quinta is served by a public library which is administered by the Riverside County Library System. This facility is located within the Civic Center park. The Centre at La Quinta Specific Plan Amendment No. 5 32 SLF-Adams Street La Quinta, LLC November 2017 Draft Sectio n 3 : D e velopme n t Regul ations 3.1 Overview This Section identifies the development standards for each land use. There are two land use areas within the Specific Plan. 3.1.1 Permitted Uses Regiona l Comme rcial . The existing Regiona l Commercial a re a locate d at the norther n portion of the Specific Plan area allows for a planned hotel. H owever, a ny permitted, accesso ry or tempora r y use all owed per the La Quinta Municipal Code (LQMC) § 9.80.010 under CR may be considered for the Regional Commercial area. Medium Density Residential. The residential area allows residential units with a maximum density of 8 units per acre. This area has been designed for medium- density detached residential condominiums. Ancillary uses include clubhouses, community pool/cabana and common landscape areas. Residential Accessory Uses: All accessory uses are permitted under LQMC § 9.60 including but not limited to: • Patio covers subject to LQMC § 9.60.040, • Spas and cabanas, subject to LQMC § 9.60.70, • Satellite dishes and other antennas subject to LQMC § 9.60.080, • Home occupations, subject to LQMC § 9.60.110 and • The keeping of household pets, subject to LQMC § 9.60.120. Residential Tem porar y and Interim Uses: Temporary and Interim uses are permitted as provided in Table 9-1 Permitted Uses in § 9.40.030 of the LQMC. The Centre at La Quinta Specific Plan Amendment No. 5 33 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 3 : D e velopme n t Regul ations 3.1.2 Standards The development requirements for the Specific Plan can be found in Table 3.1: Development Standards - Regional Commercial and Table 3.2: Development Standards - Residential. Table 3.1: Development Standards - Regional Commercial Development Element SP Regional Commercial Maximum development intensity 42,700 SF FAR .35 FAR .35 Minimum lot size 2.8 Acres - Maximum structure height* 50’ 50’ Maximum number of stories 4 4 Minimum public street setbacks Auto Centre Drive 20’ building / 10’ landscape 20’ building / 10’ landscape Auto Center Way South 20’ building / 10’ landscape 20’ building / 10’ landscape La Quinta 20’ building / 10’ landscape 20’ building / 10’ landscape Minimum setback adjacent to residential parcels 50’* 50’ building / 10’ landscape Landscape 5% of total site 5% of total site *Setbacks shall be increased 0.5’ for every foot above 35 feet in height Section 3: D e velopme n t Regul a tions The Centre at La Quinta Specific Plan Amendment No. 5 34 SLF-Adams Street La Quinta, LLC March 2018 Draft Table 3.2: Development Standards - Residential Development Element SP* RM Reason for Variation Maximum development intensity 8 du/ac 8 du/ac Minimum lot size** 5,000 SF 5,000 SF Minimum lot width** 50’ 50’ Maximum structure height 28’ 28’ Maximum number of stories 2 2 Minimum public street setbacks Adams Street 20’ 20’ La Quinta 20’ 20’ Minimum exterior yard setback 10’ 10’ Minimum internal rear yard setback 10’ 15’ Market demand / Design flexibility Minimum building separation 6’ N/A Design flexibility Minimum garage separation (garage door to garage door) 30’ N/A Minimum livable area excluding garage 1,200 SF 1,400 Market demand Minimum common open area*** 29.9% 30% Total openspace forSpecific Plan is 48% which includes privateyardswhichisunique to medium density project. Therefore, sufficient open space is provided on site. Minimum perimeter landscape setback 10’ 10’ Maximum wall heights 6’ 6’ Maximum wall heights shall comply with LQMC § 9.60.030 except that a 6-foot high view fence can be located on top of a 6-foot high retaining wall within the retention basin if approved by the Design and Development Director. *Deviations of up to 10 percent shall be allowed per LQMC § 9.50.60 **Applies for single family subdivisions. *** Common open space area calculated using net acreage and including all common open space except for the private roads and the fenced-in portion of the detention basin. Architectural projections are allowed per LQMC § 9.50.60. Patio covers, decks and play equipment are allowed per LQMC § 9.60.040. Barbecues, waterfalls, fountains, fireplaces and similar structures are allowed per LQMC § 9.60.045. All landscape shall adhere to the Water Efficient Landscaping requirements set forth in LQMC § 8.13. New non-residential development shall be located a minimum of 50 feet from its boundary with a residential property. The Centre at La Quinta Specific Plan Amendment No. 5 35 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines The design guidelines contained in this Section identify unifying elements for building design and landscape while allowing reasonable flexibility in design. These guidelines will be reflected and refined in implementing subdivision maps and Site Developments Permits. A Desert Contemporary architectural style will be utilized in the Specific Plan area. This style allows a range of architectural expressions with details paying tribute to the rich historical influences of the City of La Quinta. The Desert Contemporary style is composed of simple, rectangular geometric forms with generous window areas accented by bold use of colors detailed by interesting canopies and projections. Stucco is the dominant wall material, with massing changes, color blocking and accent details providing interest. Flat roofs are typical but shallow-pitched roofs may also be utilized. Windows help articulate the form to create larger organizations, whether in horizontal or vertical compositions. Details and warm colors provide variation. Example of Desert Contemporary Style Elements The Centre at La Quinta Specific Plan Amendment No. 5 36 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines 4.1 Landscape Concept The extensive landscape element provided by the central common area around the retention basin in the southeast corner of the project area and the perimeter setbacks, are envisioned to promote an image of privacy and exclusivity for the gated residential community. Landscape helps reduce the visual impact of structures and, at the same time, enhances the views from these structures to the surrounding greenbelts and mountain vistas. The use of Date Palms and other species typically seen throughout the desert provides a regional context to the plant palette. A full list of plant material suitable for the landscape theme is provided in Table 4.1: Landscape Plant Material Palette. The use of local California native plants should be incorporated into the overall plant palette for both the Regional Commercial and Residential parcels. Example of Palms Providing Identity and Regional Context The Centre at La Quinta Specific Plan Amendment No. 5 37 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines 4.2 Residential Architecture Guidelines The reside ntial development character reflects a neighborhoo d scale with building massing that does not overwhelm the streetscene. A mix of one- and two- story massing is proposed to create a pleasant neighborhood environment and streetscene. Residential clusters are permitted within the Specific Plan. A residential cluster allows homes to be clustered around a common driveway so that garages generally do not face the street. The benefits of the residential cluster concept include: reducing the overall scale of the site, removing garages from the main circulation and enhancing the pedestrian experience. Each home will have private backyard space with some residents also having roof decks. Variety in plan forms in height and massing provides for interest and diversity along the street. Architectural details and warm color palettes provide variation between the Desert Contemporary plans. The main recreation area includes a recreation building, pool, spa and outdoor shared spaces. The recreation building will also have a Desert Contemporary architectural style. 4.3 Residential Walls and Fences Wall forms will reflect the Desert Contemporary design character and blend into the residential theme. Fences and walls shall be used in conjunction with landscape layering— placing plants according to size, shape and texture and allowing levels to undulate from high to low, to create an aesthetically pleasing look and complement the enhanced walls and gates. • As a significant thematic element, the details and materials used in walls and fences will be of high-quality suited to the particular function and purpose, with low maintenance features. Monument walls used at the major entries to the community shall be highly decorative and will utilize accent materials and colors complementary to the clubhouse architecture. • Fences adjacent to open space areas may be of an open construction to allow continuation of views or to allow for planted screening to be enjoyed by both side s of the fence . Open construction fencing adjacent to open space areas should be limited to rear yards to maximize beneficial views. • Gates shall be placed near resident garages, where possible, to allow rear/ side yard access from the exterior. Example of Wall/Landscape The Centre at La Quinta Specific Plan Amendment No. 5 38 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines Wall and Fence Examples • Perimeter walls will be constructed primarily of masonry with a variety of colors and finishes. • Exterior walls should include the application of anti-graffiti sealants and protectants to help with future maintenance. 4.4 Commercial Architecture Guidelines The commercial component of the Specific Plan area should be visually attractive and cohesive with the surrounding aesthetic. Building(s) should be placed in an optimal location for visibility and circulation. The design shall provide a safe and pleasant environment through the use of high-quality architecture, climate appropriate landscape design, site furnishings and lighting. • Site design should facilitate convenient access to building entrances and on-site circulation for vehicles and pedestrians. • Unobstructed sight lines shall be provided at corners and driveways. • Enhanced entries shall be identified with landscape and signage. • The parkin g lot s shal l h av e minima l parkin g c o n flict s fo r easy and safe circulation. 4.5 Landscape Guidelines The underlyin g lands cape design fo r both the Regiona l Comme rcial and Residential land uses shall be consistent with the local flora and surrounding neighborhoods. The landscape palette should be more contemporary and modern in nature to complement the Desert Contemporary architecture. Walkways shall be designed to encourage pedestrian activity. They shall be lit for night-time safety and appropriately landscaped for aesthetic interest. Bollard style lighting shall be placed along pedestrian pathways in the common open spaces while city approved street lights shall be located along the street sidewalks for both pedestrian and vehicular safety. All landscaping and lighting shall meet City and CVWD requirements. The Centre at La Quinta Specific Plan Amendment No. 5 39 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines 4.5.1 Residential Landscape The residential community ’s landscape can be separated into three main areas relative to the adjacent uses. • Community perimeter landscape: Local California accent native plants should be incorporated along the perimeter to blend with the native desert landscape. Landscape layering should be utilized with taller plants along perimeter walls and smaller plants and groundcovers closer to the streets/ sidewalks. Plants can be spaced further apart with point-source irrigation with low groundcover along planter edges. • Community open space areas: Enhanced planting areas using bolder, colorful accent plants at main entries and along more visible corridors. Larger accent succulents with point-source irrigation and varying groundcovers as borders are encouraged. Some use of medium (annuals) and high-water use (real turf) planting can be incorporated to complement the activities and uses of these areas. • Community residential landscape: Areas less visible to the public should use plant material that requires lower maintenance and uses drought tolerant trees, shrubs, vines and groundcovers supported with point-source irrigation, micro-sprays and tubing. 4.5.2 Commercial Landscape The Commercial parcel should incorporate similar landscape design guidelines and principles listed above and be complementary of the residential parcel and adjacent neighborhoods. Shade trees, plotted plants, raised planters structures and site furnishing shall be provided where appropriate for pedestrian comfort. The commercial parcel can be separated into three main areas. • Commercial perimeter landscape: Local California accent native plants should be incorporated along the perimeter to blend with the native desert landscape. Landscape layering should be utilized with taller plants along perimeter walls and smaller plants and groundcovers closer to the streets/ sidewalks. Plants can be spaced further apart with point-source irrigation with low groundcover along planter edges. The Centre at La Quinta Specific Plan Amendment No. 5 40 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 4 : Desig n Guidelines • Commercial gathering space landscape: Enhanced planting areas using bolder, colorful accent plants at main entries. Child-friendly larger accent succulents with point-source irrigation and varying groundcovers as borders are encouraged. Some use of medium (annuals) and high-water use (real turf) planting can be incorporated to complement the activities and uses of these areas. • Commercial parking lot landscape: Trees, shrubs and groundcovers are to be provided along drives and at the end of internal parking bays. Tree densities shall be used to disrupt expansive paved areas and provide shade for cars. Specimen trees and accent landscaping shall be placed at the end of drives to provide focal points throughout the site. Landscape and tree placements shall take into account entry visibility and signage. Pathways shall be incorporated into parking areas and along drives to allow for safe pedestrian circulation Table 4.1: Landscape Plant Materia l Palette lists the plants allowed in the Specific Plan. It defines the botanical name, common name and the Water Use Classification of the Landscape Species (WUCOLS). However, other plant species may be considered if they are adaptable to the desert environment, can be grouped with plants of similar water requirements and are approved by the City. Exceptions include annuals used for color accent and shrubs/annual color used within containers or pots. Additional substitutions may be permitted due to availability, soils tests or other conditions at the time of preparing the landscape construction documents if approved by the City. The Centre at La Quinta Specific Plan Amendment No. 5 41 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 5: Pla n Admini st ra tion Table 4.1: Landscape Plant Material Palette Botanical Name Common Name WUCOLS Palms Phoenix dactylifera Date Palm Medium Syagrus romanzoffiana Queen Palm Medium Washingtonia filifera California Fan Palm Medium Trees Olea europaea Olive Low Parkinsonia praecox Palo Brea Tree Low Olive ‘Wilsonii’ Fruitless Olive Low Prosopis c. Thornless Chilean Mesquite Low Calliandra californica Baja Fairy Duster Tree Low Cercidium floridum Blue Palo Verde Low Acacia stenophylla Shoestring Acacia Low Shrubs Agave ’Blue Glow’ Blue Glow Agave Very Low Aloe ‘Blue Elf ’ Aloe ’Blue Elf ’ Low Caesalpinia pulcherrima Red Bird Of Paradise Low Calliandra californica Red Baja Fairy Duster Low Callistemon viminalis ’Little John’ Dwarf Weeping Bottlebrush Medium Echinocactus grusonii Golden Barrel Cactus Very Low Euphorbia milii Crown of Thorns Low Fouquieria splendens Ocotillo Low Hesperaloe parviflora Red Yucca Low Heteromeles arbutifolia Toyon Low Muhlenbergia lindheimeri Lindheimeri Muhly Medium Penstemon superbus Superb Beardtongue Low Rhus ovata Sugar Bush Low Russelia equisetiformis Coral Fountain Medium Yucca baccata Banana Yucca Low Vines /Espalier Bougainvillea x ’Barbara Karst ’ Barbara Karst Bougainvillea Medium Macfadyena unguis-cati Cat`s Claw Vine Low Ground Covers Baccharis pilularis ’Pigeon Point’ Coyote Brush Low Carex tumulicola Berkeley Sedge Medium Carissa grandiflora Natal Plum Medium Festuca glauca ’Siskiyou Blue’ Siskiyou Blue Fescue Medium H.S. Mix "A" Hydroseed Mix ’A’ (refer to approved Landscape Plan) Low Lantana x ’New Gold’ New Gold Lantana Low The Centre at La Quinta Specific Plan Amendment No. 5 42 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 5: Pla n Admini s t ratio n Sectio n 5 : Pla n Admini st ra tion 5.1 Financing of Improvements Upon acquisition of permits, it will be the responsibility of the developer to pay for all improvements associated with Specific Plan Amendment No. 5. 5.2 Site Development Permits The permits, approval process and required findings for development of the Specific Plan area are set forth in LQMC Chapters 9.200 and 9.210. 5.3 Specific Plan Amendments Minor modifications to the approved Specific Plan are allowed at the discretion of the Community Development Director or designee. Modifications to the Specific Plan must be consistent with the purpose and intent of the Specific Plan. A. Administrative Changes As development progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan; therefore, it is intended that the Specific Plan document provide flexibility with respect to the interpretation of the details of the Project development as well as those items discussed in general terms in the Specific Plan. If and when it is determined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee as detailed below. After such administrative change has been approved, it shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary. Any such administrative changes do not require a Specific Plan Amendment. The following may be amended administratively: • The addition of new information to the Specific Plan maps or text that does not change the effect on any regulation. The new information may include more detailed, site-specific information. If this information demonstrates that Specific Plan boundaries are inaccurately designated, based upon the goals of the Specific Plan, said boundaries may be adjusted or redesigned to reflect a more accurate depiction of on-site conditions. • Changes to the community infrastructure such as drainage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the Project beyond the specified density range nor increase the backbone infrastructure construction. The Centre at La Quinta Specific Plan Amendment No. 5 43 SLF-Adams Street La Quinta, LLC March 2018 Draft Sectio n 5: Pla n Admini st ra tion B. Changes that Require a Specific Plan Amendment If it has been determined that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in LQMC § 9.240. The following will require a Specific Plan Amendment: • Increases in density or intensity in excess of 5%, • Changes in public circulation patterns, • Changes in land use designations or zoning, or • Changes in development standards. A public hearing will be required before the Planning Commission and City Council. 5.4 Enforcement The enforceme nt of the provisions of this Specific Plan shall be by the following: • The City of La Quinta Design and Development Department shall enforce the development standards and design guidelines set forth herein. • In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the Design and Development Director or designee has the authority to interpret the intent of the provision. • Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. • The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC. • The Specific Plan development procedures, regulations, standards and specifications shall supersede the relevant provisions of the City ’s Municipal Code, as they currently exist or may be amended in the future. • All regulations, conditions and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. • Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes and regulations. The Centre at La Quinta Specific Plan Amendment No. 5 44 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Sectio n 6 : Gene ra l Pla n Consi s tency California Government Code Section 65302 establishes the seven mandatory elements of the General Plan: Land Use, Circulation, Housing, Conservation, Open Space, Safety and Noise. The City of La Quinta General Plan includes all the required Elements and has added elements specifically tailored to the City ’s needs. Each Element of the General Plan has equal legal authority. The Elements are grouped into Chapters, based on how they relate to each other. The General Plan includes the following Chapters and Elements: Chapter II: Community Development This Chapter groups those Elements that directly relate to the development and redevelopment of the City. The Elements included in this Chapter are: • Land Use • Circulation • Livable Community • Economic Development • Parks, Recreation and Trails • Housing Chapter III: Natural Resources This Chapter describes the resources of the City’s environment, including man-made and natural resources. The Natural Resources Chapter includes the following Elements: • Air Quality • Energy and Mineral Resources • Biological Resources • Cultural Resources • Water Resources • Open Space and Conservation The Centre at La Quinta Specific Plan Amendment No. 5 45 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Chapter IV: Environmental Hazards This Chapter describes the hazards of the physical environment, including man-made and natural hazards. This Chapter includes the following Elements: • Noise • Soils and Geology • Flooding and Hydrology • Hazardous Materials Chapter V: Public Infrastructure & Services This Chapter describes the public facilities and services provided in the City and how they will be addressed as the City grows. This Chapter includes the following Elements: • Emergency Services • Water, Sewer & Other Utilities • Public Facilities The following table includes a list of all the goals policies and whether the Specific Plan complies with them. The Centre at La Quinta Specific Plan Amendment No. 5 46 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Table 6.1: General Plan Consistency Analysis Policy No. Goal/Policy Consistency Land Use Element Goal LU-1 Land use compatibility throughout the City. Policy LU 1.1 The Land Use Map shall implement the goals and policies of the Land Use Element and the other Elements of this General Plan. The Specific Plan area is located on vacant commercial land near the Highway 111 corridor. The high-quality architectural design and resort style layout and amenities allow for walkability and activities within the Specific Plan area while being convenient to nearby commercial centers and employment. The Specific Plan is compatible with the surrounding land uses and desert landscape. The mix of housing types and uses (commercial/ residential) will serve both residents of the area as well as tourists. This will contribute to the economic vitality of La Quinta. Furthermore, the proposed Specific Plan supports the General Plan’s goals for environmentally conscious design. The housing mix lends itself to a diverse buyer base and enables flexibility for future market trends. Policy LU 1.2 All land use decisions shall be consistent with all applicable General Plan policies and programs and shall uphold the rights and needs of property owners as well as those of the general public. N/A Policy LU 1.3 The City Council shall review the City’s Sphere of Influence every five years. N/A Policy LU 1.4 No annexation affecting lands in the southern Sphere of Influence (also known as Vista Santa Rosa) shall occur until a Master Plan for this area has been adopted, unless the annexation is required for municipal purposes. N/A Policy LU 1.5 All annexation applications by land owners shall include a fiscal analysis that fully addresses the fiscal impact of the proposed annexation. Subsequently, all annexation applications shall also include a Development Agreement application or other mechanism that demonstrates how the annexation will be revenue neutral or revenue positive for the City. N/A Goal LU-2 High quality design that complements and enhances the City. Policy LU 2.1 Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. This Specific Plan provides for a high-quality mixed use of development including a commercial site and two residential cluster housing types in a private community. There are a variety of proposed amenities including bocce ball courts, swimming and clubhouse facilities. The Centre at La Quinta Specific Plan Amendment No. 5 47 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy LU 2.2 Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance. This Specific Plan provides for a high-quality development to meet changing market demands so flexibility in development standards is required. There are a number of positive elements to the proposed plan that can be achieved through the deviation of the current zoning code. Such advantages include private yard space in a medium density environment, less exterior maintenance for home owners, generous common open space for the community, and a quality community for various markets. By decreasing the required minimum floor area and interior rear yard setback, more homes in a desirable amenitized community can be provided. Policy LU 2.3 The City’s outdoor lighting ordinance will be maintained. The outdoor lighting contained within the site will not produce significant light or glare that would adversely affect day or nighttime views in the area. The new light sources will be similar to existing lighting patterns in the area and will comply with the City’s lighting ordinance. Policy LU 2.4 Planning for all major community facilities shall carefully consider the potential impacts to adjacent development, particularly residential development. N/A Policy LU 2.5 Public and utility projects shall be subject to the same standards as the development community. N/A Policy LU 2.6 Participate in efforts to preserve and protect sensitive resources throughout the City and its Sphere of Influence, in support of the CVMSHCP. N/A Policy LU 2.7 Continue to include park facilities planning in neighborhood planning efforts. The site is designed with common open space areas that will be programmed for different recreational activities. Goal LU-3 Safe and identifiable neighborhoods that provide a sense of place. Policy LU 3.1 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. The Specific Plan area is surrounded by multi-family to the south, single-family to the west, and retail to the north and east. The Specific Plan places its denser housing types along the southern edge where multi- family exists, while the commercial component is located on the north eastern side adjacent to existing retail. The architecture complements the desert landscape and is compatible with the adjacent residential and retail uses. Policy LU 3.2 Density transfers may occur in Specific Plans when common area amenities and open space are provided. N/A The Centre at La Quinta Specific Plan Amendment No. 5 48 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy LU 3.3 Maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development in the Zoning Ordinance. The goal of the Specific Plan is to provide for higher density residential housing types near jobs and retail. Therefore, detached residential cluster concepts were developed to maintain single-family characteristics while accommodating a higher density configuration. The Specific Plan deviates from the zoning code requirements for both rear yard setback and livable area. The market demands that new homes are easier to maintain and appealing to a variety of buyers for successful sales. Goal LU-4 Maintenance and protection of existing neighborhoods. Policy LU 4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. The Specific Plan is surrounded by multi-family to the south, single-family to the west, and retail to the north and east. The Specific Plan places its denser housing cluster along the southern edge where multi-family exists. The commercial component is located on the north-eastern side of the property adjacent to retail. The site plan includes a mix of housing types and amenities which provide a buffer between the single-family larger lots to the west and the retail to the east as well as the retail to the north and the high density housing that abuts the southern border. Policy LU 4.2 Capital improvement projects for developed areas in the City should be of first priority, to encourage infill development. N/A Goal LU-5 A broad range of housing types and choices for all residents of the City. Policy LU 5.1 Use development incentives to achieve a mix of housing, including affordable housing. N/A Policy LU 5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. The Specific Plan provides for two types of housing clusters that enable various buyer profiles for the La Quinta residential market to purchase homes in the community. In addition, the Specific Plan’s location adjacent to retail and jobs provides walkability, which is unique to the La Quinta marketplace. Walkability can attract a variety of households as residents will not need to rely on cars for certain conveniences and employment. Goal LU-6 A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region. Policy LU 6.1 Commercial land use designations shall allow a full range of retail, office, resort and institutional businesses in the City. The northern parcel of the Specific Plan area is designated for commercial use and will continue the pattern established on Highway 111 for a broad range of commercial land uses. Policy LU 6.2 Maintain commercial development standards in the Zoning Ordinance, including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development. N/A The Centre at La Quinta Specific Plan Amendment No. 5 49 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy LU 6.3 Support and encourage the expansion of the resort industry as a key component of the City’s economic base. The Specific Plan provides a site for a hotel located on the north side of the property. Its proximity to neighborhood retail centers is an added convenience amenity. The residential portion of the Specific Plan is designed to contain for-sale single-family detached homes. Policy LU 6.4 Support the development of a broad range of non- polluting, carefully planned industrial uses. N/A Policy LU 6.5 Industrial lands shall be located along major transportation corridors, and in areas that maximize all available infrastructure. N/A Policy LU 6.6 Encourage the development of vocational and technical programs in the educational system to help the industrial sector find qualified local employees. N/A Policy LU 6.7 Consider the airport Master Plan in all development proposals adjacent to the Jacqueline Cochran Airport. N/A Goal LU-7 Innovative land uses in the Village and on Highway 111. Policy LU 7.1 Encourage the use of mixed use development in appropriate locations. The Specific Plan contains both residential and commercial uses. Policy LU 7.2 Mixed Use developments within 300 feet of Highway 111 must include retail commercial development for at least 75% of the ground floor leasable area. N/A Policy LU 7.3 Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use. The Specific Plan area is currently vacant. It is located in a commercial area and less than 1,000 feet from Highway 111. The existing General Plan Land Use designation is GC (General Commercial) and the existing zoning is CR (Regional Commercial). The proposed General Plan designation is MHDR (Medium/High Density Residential) and the proposed zoning is CR and RM (Medium Density Residential). Thus, the Specific Plan encourages development on a vacant pad in a commercial area near Highway 111. Policy LU 7.4 Develop incentives for Mixed Use projects. N/A Policy LU 7.5 Develop a Master Non-Motorized Transportation Plan for the Village. N/A Policy LU 7.6 Review and amend, as necessary, the Village Design Guidelines to allow maximum flexibility for Mixed Use projects. N/A Policy LU 7.7 Continue to allow off-site parking through the payment of in lieu fees in the Village, as well as other creative parking alternatives. N/A Policy LU 7.8 Encourage the expansion of transit service to meet commuter needs. N/A The Centre at La Quinta Specific Plan Amendment No. 5 50 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Circulation Element Goal CIR-1 A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. Policy CIR 1.1 Maintain and regularly update a complete General Plan master plan of roads, which includes provisions for as many modes of travel as possible, sets targets for ultimate rights-of-way and pavement width and provides a schedule for securing right-of-way and constructing improvements consistent with the projected needs and standards set forth in the City Circulation Element and Program EIR. N/A Policy CIR 1.2 The General Plan designated street classifications set forth in the Circulation Element and serving as the Master Plan of Roads shall be as follows: • Highway 111 six lanes, divided, Class II bike/NEV lane, multi-use paths • Major Arterial: six lanes, divided, Class II bike/ NEV lane, multi-use paths • Primary Arterial: four lanes, divided, Class II bike/NEV lane, multi-use paths • Secondary Arterial: four lanes, undivided, Class II bike/NEV lane, multi-use paths • Modified Secondary: two lane, divided, Class II bike/NEV lane, multi-use paths • Collector: two lane, undivided, Class II bike/NEV N/A Policy CIR 1.3 The City Public Works Department standard plans setting forth roadways standards and specifications shall be updated and maintained, addressing rights-of-way, lane dimensions and multi-use path design. N/A Policy CIR 1.4 The General Plan recognizes the need for flexibility in applying and adapting roadway design standards and specifications, and authorizes the Public Works Director to make consistency findings to permit modifications that do not compromise the operational capacity of the subject roadway or intersection. N/A Policy CIR 1.5 Where the construction of multi-use paths is called for but is determined to be infeasible sidewalks shall be constructed along at least one side of these roadways. N/A Policy CIR 1.6 Maintain LOS- D operating conditions for all corridors and intersections unless maintaining this LOS would, in the City’s judgment, be infeasible and/or conflict with the achievement of other goals. N/A The Centre at La Quinta Specific Plan Amendment No. 5 51 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy CIR 1.7 Allow flexible Level of Service (LOS) standards in recognition of constraints on roadway expansions and as a means of creating streets that balance all modes of travel. N/A Policy CIR 1.8 LOS E and F conditions may be determined acceptable during peak travel periods and a level of service exemption or determination of General Plan consistency may be approved if other feasible roadway improvements can be constructed and/ or management programs implemented that mitigate for the loss and achieve an acceptable level of service. Exemptions shall not affect the implementation of previously approved roadway and intersection improvements. N/A Policy CIR 1.9 Coordinate and cooperate with Caltrans, CVAG, Riverside County and adjoining cities to assure adequate transportation infrastructure, systems management coordination, preservation of capacity and maximized efficiency along Washington Street, Jefferson Street, Highway 111, Fred Waring Drive, Harrison Street and other major roadways. N/A Policy CIR 1.10 Establish and maintain minimum standards for roadway geometries, points of access and other improvements that facilitate movement of traffic onto and off of the roadway network. N/A Policy CIR 1.11 Apply Transportation Systems Management (TSM) strategies intersections and roadway segments as a cost-effective means optimizing the City’s transportation infrastructure. N/A Policy CIR 1.12 As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the City shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses. Sidewalks are provided throughout the Specific Plan area which encourages walking to adjacent commercial uses. Having commercial uses close by inherently encourages walking and bicycle-riding rather than driving a car. In addition, there are public sidewalks leading to the Walmart property. Policy CIR 1.13 Coordinate with the Coachella Valley Water District and its consultants regarding its flood control facilities to assure the accommodation of all-weather crossings along critical roadways. Private streets shall be developed in accordance with development standards set forth in the Municipal Code, relevant Public Works Bulletins and other applicable standards and guidelines. N/A Policy CIR 1.14 Truck routes shall avoid or minimize potential impacts to residential neighborhoods and shall be designated and limited to those shown on Exhibit II-5. N/A The Centre at La Quinta Specific Plan Amendment No. 5 52 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy CIR 1.15 Continue to implement the Image Corridor treatments throughout the City (see Exhibit II-4) and identify new image corridors for streets brought into the City through annexation. N/A Policy CIR 1.16 In order to preserve the aesthetic values on the City’s streets, optimum landscape setbacks shall be maintained along all designated General Plan Image Corridors and shall be identified in the City’s Municipal Code. N/A Policy CIR 1.17 Calle Cadiz, Calle Barcelona and Calle Amigo, in the Village area, shall be allowed to remain at a maximum 50-foot right-of-way. N/A Policy CIR 1.18 The City Engineer shall review individual development proposals located at critical intersections, and shall have the authority to request additional right of way if necessary. N/A Policy CIR 1.19 Building height limits along City Image Corridors shall be identified in the City’s Municipal Code. N/A Policy CIR 1.20 Facilitate the design, installation and maintenance of a community locational/directional sign program to efficiently direct traffic to high use areas, including the civic center, parks, SilverRock golf course, Jacqueline Cochran Regional Airport, and other facilities and major attractions and destinations in and around the City. N/A Policy CIR 1.21 Coordinate and cooperate with the Riverside County Airport Commission (for the Jacqueline Cochran Regional Airport) and the Palm Springs Regional Airport Authority to assure that these airports continue to meet the City’s existing and future transportation, commercial and emergency response needs. N/A Goal CIR-2 A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks. Policy CIR 2.1 Encourage and cooperate with SunLine Transit Agency on the expansion of routes, facilities, services and ridership especially in congested areas and those with high levels of employment and commercial services, and encourage the use of most energy efficient and least polluting transportation technologies. N/A The Centre at La Quinta Specific Plan Amendment No. 5 53 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy CIR 2.2 Encourage reduction of greenhouse gas (GHG) emissions by reducing vehicle miles traveled and vehicle hours of delay by increasing or encouraging the use of alternative modes and transportation technologies, and implement and manage a hierarchy of Complete Street multimodal transportation infrastructure and programs to deliver improved mobility and reduce GHG emissions. N/A Policy CIR 2.3 Develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi-use paths to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased pedestrian, bicycle, golf cart/NEV modes of travel. The City shall set an example for the community in the implementation of ridesharing programs and those that encourage the use of alternative modes of travel by City employees. N/A Livable Community Element Goal SC-1 A community that provides the best possible quality of life for all its residents. Policy SC 1.1 Continue to work with the CVWD on water conservation measures. N/A Policy SC 1.2 Reduce water consumption at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). The proposed development will meet the 2016 CALGreen code which requires water conserving, high efficiency plumbing fixtures and fittings such as toilets, water heaters and faucets. Additionally, no turf is being proposed which further complies with the GHG Plan that limits turf to less than 10%. Policy SC 1.3 Encourage the use of more environmentally friendly storm water management techniques such as bioswales, permeable surfaces and other methods as they are developed, in all new development. This Specific Plan area will reconfigure the existing retention basin. Improvements to the basin will be completed to accommodate the proposed Specific Plan uses. For detailed information refer to the water management plan and retention basin design. Policy SC 1.4 Reduce Greenhouse Gas emissions at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). N/A Policy SC 1.5 All new development shall include resource efficient development principles. The proposed development will meet 2016 CALGreen and California Energy codes or those in effect at the time of development. These codes are designed to provide increasingly stringent energy efficiency standards, leading to eventual requirements for net zero construction. Policy SC 1.6 Expand the City’s alternative transportation network. N/A The Centre at La Quinta Specific Plan Amendment No. 5 54 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy SC 1.7 Encourage the retrofitting of existing buildings and projects with resource efficient design principles to the greatest extent possible. N/A Policy SC 1.8 Expand the City’s participation in Healthy City programs. N/A Housing Element Goal H-1 Provide housing opportunities that meet the diverse needs of the City’s existing and projected population. Policy H 1.1 Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels. N/A Policy H 1.2 Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing. N/A Policy H 1.3 Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The Specific Plan area is located within close proximity to a number of commercial centers which provide employment opportunities. Both the public elementary school and the public middle school are within 1.2 miles of the site. La Quinta High School is also within close proximity. Policy H 1.4 Support the construction of new affordable housing by rezoning, where appropriate and desirable, to permit higher density residential development. N/A Policy H 1.5 Pursue land banking opportunities for housing that exceeds the 2006–2014 RHNA. N/A Goal H-2 Assist in the creation and provision of resources to support housing for lower and moderate income households. Policy H 2.1 Increase housing choices for lower and moderate income households. N/A Policy H 2.2 Support public, private, and nonprofit efforts in the development of affordable housing. N/A Policy H 2.3 Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing. N/A Goal H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. Policy H 3.1 Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. N/A The Centre at La Quinta Specific Plan Amendment No. 5 55 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy H 3.2 Coordinate the development of affordable housing with the provision of key utilities to ensure prompt and adequate service. N/A Policy H 3.3 Incentivize the development of affordable housing to facilitate the development of housing for the City’s lower and moderate income households. N/A Goal H-4 Conserve and improve the quality of existing La Quinta neighborhoods and individual properties. Policy H 4.1 Protect the quality of La Quinta’s neighborhoods through the rehabilitation of both affordable and market-rate homes. N/A Policy H 4.2 Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements. N/A Policy H 4.3 Encourage the retention and rehabilitation of existing single family neighborhoods and mobile home parks that are economically and physically sound. N/A Policy H 4.4 Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas. N/A Goal H-5 Provide equal housing opportunities for all persons. Policy H 5.1 Provide the regulatory framework to create an environment in which housing opportunities are equal. N/A Policy H 5.2 Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing. N/A Policy H 5.3 Encourage support services for the Coachella Valley’s senior and homeless populations through referrals and collaborative efforts with non-profits and other jurisdictions. N/A Policy H 5.4 Assist in the creation of a continuum of care for the homeless population and those transitioning into permanent housing. N/A Policy H 5.5 Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design. N/A Goal H-6 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. The Centre at La Quinta Specific Plan Amendment No. 5 56 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy H 6.1 Promote higher density and compact developments that increase energy efficiency and reduce land consumption. The Specific Plan provides for medium density residential development. The small cluster design lends itself to higher densities while still providing single-family detached homes. Inherently, this compact development style increases energy efficiency and minimizes land consumption. Policy H 6.2 Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions. N/A Policy H 6.3 Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. N/A Policy H 6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs. N/A Policy H 6.5 Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal). N/A Air Quality Element Goal AQ-1 A reduction in all air emissions generated within the City. Policy AQ 1.1 Coordinate with the South Coast Air Quality Management District to assure compliance with air quality standards. N/A Policy AQ 1.2 Work to reduce emissions from residential and commercial energy use by encouraging decreased consumption and increased efficiency. N/A Policy AQ 1.3 Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled. The proposed residential use in the Specific Plan area reduces the amount of vehicle trips and VMT from the originally intended commercial use. Furthermore, the close proximity of the various retail centers in the area facilitates walking /bike riding rather than driving. Policy AQ 1.4 Protect people and sites that are especially sensitive to airborne pollutants (sensitive receptors) from polluting point sources. N/A Policy AQ 1.5 Ensure all construction activities minimize emissions of all air quality pollutants. All construction activities will abide by construction requirements set forth by the City including the Fugitive Dust Control regulations. Policy AQ 1.6 Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project will be analyzed under the provisions of CEQA. The Centre at La Quinta Specific Plan Amendment No. 5 57 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy AQ 1.7 Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City’s GHG Reduction Plan. Per the CEQA documentation, the project proposes to reduce emissions levels by 30.84% over 2005 BAU levels through compliance with 2016 CALGreen and Energy Code requirements. Policy AQ 1.8 The City shall adopt a comprehensive greenhouse gas reduction plan that sets forth reduction targets, timelines, and measures to achieve targets. N/A Energy and Mineral Resources Element Goal EM-1 The sustainable use and management of energy and mineral resources. Policy EM 1.1 Strongly encourage conservation of energy resources. N/A Policy EM 1.2 Support the use of alternative energy and the conversion of traditional energy sources to alternative energy. N/A Goal EM-2 The conservation and thoughtful management of local mineral deposits to assure the long-term viability of limited resources. Policy EM 2.1 Preserve mineral resources identified by the Department of Mines and Geology to the greatest extent possible. N/A Biological Resources Element Goal BIO-1 The protection and preservation of native and environmentally significant biological resources and their habitats. Policy BIO 1.1 Continue to implement the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP). N/A Policy BIO 1.2 Where appropriate, site-specific, species-specific surveys shall be required for the seven species not covered by the MSHCP. N/A Policy BIO 1.3 Publicly owned conservation lands, including those for the MSHCP, shall be designated as Open Space on the Land Use Map. N/A Policy BIO 1.4 Comply with the requirements of the Migratory Bird Treaty Act (MBTA). The CEQA documentation for the project will include requirements for compliance with the MBTA. Policy BIO 1.5 Comply with the regulatory requirements of the California Department of Fish and Game, the US Army Corps of Engineers, and the Regional Water Quality Control Board as they relate to “waters of the State of California” and/or “waters of the United States.” N/A The Centre at La Quinta Specific Plan Amendment No. 5 58 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy BIO 1.6 Native desert plant materials should be incorporated into new development projects to the greatest extent possible. Invasive, non- native species shall be discouraged. The Landscape Guidelines for this Specific Plan include a California native and drought tolerant landscape palette. The landscaping will be consistent and compatible with the surrounding context. Policy BIO 1.7 Sensitive habitat areas, including conservation areas for the MSHCP, should be buffered from urban development to the greatest extent possible. N/A Cultural Resources Element Goal CUL-1 The protection of significant archaeological, historic and paleontological resources which occur in the City. Policy CUL 1.1 All reasonable efforts should be made to identify archaeological and historic resources in the City. N/A Policy CUL 1.2 Assure that significant identified archaeological and historic resources are protected. N/A Policy CUL 1.3 Educate the public about the City’s history and paleontology. N/A Policy CUL 1.4 Make all reasonable efforts to identify paleontological resources in the City. N/A Policy CUL 1.5 All reasonable efforts should be made to preserve paleontological resources in the City. N/A Water Resources Element Goal WR-1 The efficient use and conservation of the City ’s water resources. Policy WR 1.1 Support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. N/A Policy WR 1.2 Support the Coachella Valley Water District in its efforts to recharge the aquifer. N/A Policy WR 1.3 Support the Coachella Valley Water District in its efforts to expand tertiary treated (i.e. reclaimed) water distribution. N/A Policy WR 1.4 Protect storm water from pollution and encourage its use to recharge the aquifer. The development is required to prepare a Storm Water Pollution Prevention Plan (SWPPP) that complies with the La Quinta Drainage Area Management Plan (DAMP). Policy WR 1.5 Development within drainage areas and storm water facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields and similar uses. N/A Policy WR 1.6 Encourage the use of permeable pavements in residential and commercial development projects. N/A Open Space and Conservation Element Goal OS-1 Preservation, conservation and management of the City ’s open space lands and scenic resources for enhanced recreational, environmental and economic purposes. Policy OS 1.1 Identify and map lands suitable for preservation as passive and active open space. N/A The Centre at La Quinta Specific Plan Amendment No. 5 59 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy OS 1.2 Continue to develop a comprehensive multi- purpose trails network to link open space areas. N/A Policy OS 1.3 The City shall encourage community involvement and volunteerism in open space maintenance and improvement as a means to leverage local funds, improve open space, and increase public awareness of the City’s Open Space areas. N/A Goal OS-2 Good stewardship of natural open space and preservation of open space areas. Policy OS 2.1 Unique and valuable biological resources should be preserved as open space, to the greatest extent practical. N/A Policy OS 2.2 Where appropriate, geological hazard zones, including but not limited to earthquake fault lines, areas susceptible to liquefaction, floodways, and unstable slopes should be preserved as open space. N/A Policy OS 2.3 Encourage the preservation of open space in privately owned development projects N/A Goal OS-3 Preservation of scenic resources as vital contributions to the City’s economic health and overall quality of life. Policy OS 3.1 To the greatest extent possible, prohibit development on lands designated as open space which are elevated and visually prominent from adjacent developed areas or are located within or in close proximity to areas identified as critical wildlife habitat. N/A Policy OS 3.2 Any development that is permitted within areas designated as Open Space should minimize grading for structures and access and should be visually subordinate to and compatible with surrounding landscape features. N/A Policy OS 3.3 Explore and utilize a variety of measures to preserve privately owned properties within hillside and alluvial fan areas, including private covenants, deed restrictions, and land transfers. N/A Noise Element Goal N-1 A healthful noise environment which complements residential and resort character. Policy N 1.1 Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in this Element. Block walls (noise barriers) will be provided to protect homes from noise sources. The CEQA documentation for the project requires the installation of mechanical ventilation systems to permit windows to remain closed for prolonged periods of time on buildings adjacent to Adams Street, Auto Centre Drive, and La Quinta Drive so traffic noise will not exceed interior noise standards. The Centre at La Quinta Specific Plan Amendment No. 5 60 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy N 1.2 New residential development located adjacent to any roadway identified in Table IV-4 as having a build out noise level in excess of 65 dBA shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. The project will comply with City noise standards. Policy N 1.3 New non-residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. The project will comply with City noise standards. The non-residential development will be located at a minimum of 50 feet from its boundary with a residential property. At this distance, it is anticipated that any operation of stationary noise sources associated with the non-residential development would not exceed the City’s exterior noise level standard of 65 dBA CNEL for the residential homes, nor would the interior noise level standard of 45 dBA CNEL for residential be exceeded. Policy N 1.4 All Mixed Use projects shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. The project will comply with City noise standards. Policy N 1.5 All noise impact analysis will include, at a minimum, short-term construction noise and noise generated by the daily operation of the project at build out. The CEQA documentation for this project will analyze the noise impacts and include mitigation measures. Construction activities shall comply with the City’s permitted construction hours. Policy N 1.6 The City may require remedial noise control plans and/or improvements for areas experiencing noise in excess of adopted City standards N/A Policy N 1.7 Noise impact analysis shall be included in all City Capital Improvement Plan (CIP) and developer-required roadway widening projects to demonstrate compliance with City noise standards. N/A Policy N 1.8 Maintain a truck route plan restricting truck travel to arterial roadways. N/A Soils and Geology Element Goal GEO-1 Protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. Policy GEO 1.1 The City shall maintain and periodically update an information database and maps that identify local and regional geologic and seismic conditions. N/A Policy GEO 1.2 The City shall continue to require that development in areas subject to rockfall, landslide, liquefaction and/or other geotechnical hazards described in this Element, prepare detailed geotechnical analyses that include mitigation measures intended to reduce potential hazards to less than significant levels. N/A The Centre at La Quinta Specific Plan Amendment No. 5 61 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy GEO 1.3 The City shall require that development in areas subject to collapsible or expansive soils conduct soil sampling and laboratory testing and implement mitigation measures that minimize such hazards. N/A Policy GEO 1.4 The City shall require that all new structures be built in accordance with the latest adopted version of the Building Code. N/A Policy GEO 1.5 The City shall continue to require that structures that pose a safety threat due to inadequate seismic design are retrofitted or removed from use, according to law. N/A Policy GEO 1.6 The City shall coordinate and cooperate with public and quasi-public agencies to ensure that major utilities continue to be functional in the event of a major earthquake. N/A Flooding and Hydrology Element Goal FH-1 Protection of the health, safety and welfare of the community from flooding and hydrological hazards. Policy FH 1.1 The City shall monitor and update its 2009 Master Drainage Plan every 5 years, or as needed, to reflect changes in local and regional drainage and flood conditions. N/A Policy FH 1.2 The City shall coordinate efforts to update floodplain mapping in all areas of the City, particularly those where potential flood impacts are not yet known. N/A Policy FH 1.3 The City shall continue to implement development standards that provide for a reduction in runoff from developed lands and are consistent with local and regional stormwater management plans. N/A Policy FH 1.4 The City shall coordinate with CVWD regarding the implementation of measures which protect bridge crossings from the scouring and erosive effects of flooding. N/A Policy FH 1.5 The City shall coordinate with CVWD to minimize the potential for the occurrence of inundation from levee or water tank failure, including seismically induced inundation. N/A Policy FH 1.6 Major drainage facilities, including debris basins, retention/detention basins, and flood control facilities shall provide for the enhancement of wildlife habitat and community open space to the greatest extent feasible, while still maintaining their functional qualities. The existing drainage retention basin will be reconfigured to accommodate the proposed Specific Plan uses. The basin is not and will not be designed for recreational uses but will remain as a fenced-in open area. The Centre at La Quinta Specific Plan Amendment No. 5 62 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Policy FH 1.7 New critical facilities shall not be constructed within the boundaries of the 100-year flood plain. N/A Policy FH 1.8 Development within drainage areas and stormwater facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields, and similar uses. N/A Policy FH 1.9 The City shall periodically monitor and update, as needed, evacuation routes to ensure safe ingress and egress for residents and emergency vehicles in the Cove and southern neighborhoods in the event of a major flood. N/A Hazardous Materials Element Goal HAZ-1 Protection of residents from the potential impacts of hazardous and toxic materials. Policy HAZ 1.1 The storage, transport, use and disposal of hazardous materials shall comply with all City, County, State and federal standards. N/A Policy HAZ 1.2 To the extent empowered, the City shall regulate the generation, delivery, use and storage of hazardous materials. N/A Policy HAZ 1.3 Support Household Hazardous Waste disposal. N/A Emergency Services Element Goal ES-1 An effective and comprehensive response to all emergency service needs. Policy ES 1.1 The City shall continue to work with the Riverside County Fire Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities based on service capabilities and response times. N/A Policy ES 1.2 New development proposals shall continue to be routed to the Fire Department to assure that project access and design provide for maximum fire and life safety. Development proposal shall be reviewed by the Fire Department to assure necessary safety standards are met. Policy ES 1.3 The City shall continue to work with the Fire Department to maintain or improve the current ISO rating in order to reduce insurance premiums for City residents and businesses. N/A Policy ES 1.4 The City shall coordinate with adjacent jurisdictions to consider joint funding of fire facilities based upon service area. N/A Policy ES 1.5 The City shall continue to work with the Riverside County Sheriff ’s Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities. N/A The Centre at La Quinta Specific Plan Amendment No. 5 63 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi stency Policy No. Goal/Policy Consistency Policy ES 1.6 New development proposals shall continue to be routed to the Police Department to assure that project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. Development proposals shall be reviewed by the Police Department to assure necessary safety standards are met. Policy ES 1.7 The City shall coordinate with the Sheriff ’s Department to assure that community-based policing and community programs that encourage resident participation are implemented to the greatest extent possible. N/A Policy ES 1.8 The City should maintain an emergency response program consistent with State law, and coordinate with surrounding cities, Riverside County and other emergency service providers. N/A Policy ES 1.9 Critical facilities, such as police and fire stations, hospitals and clinics, schools and utility substations, should be sited away from identified hazard areas. N/A Policy ES 1.10 The City should provide education programs and literature to its residents, business people and property owners on earthquake preparedness, fire safety, flooding hazards and other emergencies. N/A Water, Sewer and Other Utilities Element Goal UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 1.1 The City should coordinate with the Coachella Valley Water District to assure that sufficient water supplies are available to sustain current and future development. N/A Policy UTL 1.2 The City should encourage the conservation of water. N/A Policy UTL 1.3 New development shall reduce its projected water consumption rates over “business-as-usual” consumption rates. All development is required to meet CALGreen requirements with the required use of low-flow fixtures and water efficient landscape and irrigation. Policy UTL 1.4 Review and amend Development Standards to require that all new development demonstrate a reduction of domestic water consumption equivalent to, or exceeding, the Cal Green Tier One standards in effect at the time of development. N/A Goal UTL-2 Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 2.1 All new development should be required to connect to sanitary sewer service. All development within the Specific Plan area will connect to sanitary sewer service. Policy UTL 2.2 Septic systems for the treatment of sewage should be replaced with sanitary sewer service throughout the City. N/A The Centre at La Quinta Specific Plan Amendment No. 5 64 SLF-Adams Street La Quinta, LLC March 2018 Draft Section 6: Gene ral Plan Consi s tency Policy No. Goal/Policy Consistency Public Facilities Element Goal PF-1 Public facilities and services that are available, adequate and convenient to all City residents. Policy PF 1.1 The City shall expand or modify municipal services to meet the needs of the community. N/A Policy PF 1.2 Periodi call y evalu ate the demand for municipal ser vices and facilities, and includ e construction and expansion of these facilities to assure timel y completion. N/A Policy PF 1.3 The City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. N/A Policy PF 1.4 The design and construction of municipal facilities shall comply with all the processes and development standards that apply to privately constructed facilities. N/A Policy PF 1.5 The City shall continue to coordinate with the County of Riverside to assure that library facilities and services are expanded as demand warrants. N/A Policy PF 1.6 The City shall coordinate with the Desert Sands and Coachella Valley Unified School Districts and encourage the Districts to plan for and construct new schools to meet demand. N/A Policy PF 1.7 The City shall continue to explore the potential for the joint purchase or use of recreational facilities with the Desert Sands and Coachella Valley Unified School Districts, as well as the Coachella Valley Recreation and Park District. N/A ATTACHMENT 7 ATTACHMENT 8 ATTACHMENT 8 City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 Schematic Landscape Plan 7 7 L-1 Central clubhouse, pool building, pool, spa and other resort style amenities, see Enlargement Plan L-2. Main project entry with metal vehicular swing gates, and pedestrian access, see Enlargement Plan L-3. Project signage per separate submittal. Secondary vehicular access swing gates for residents (design to complement main entry). Community bocce ball court with artificial turf or DG surface with bench seating. Secondary project entry area, from La Quinta Dr., with specimen tree & enhanced, bold landscape. Project signage (if any) per separate submittal. Community circulation walking system - connecting residents to all the amenities, pocket parks and adjacent streetscapes / facilities. 5' wide natural colored concrete sidewalk, with light top-cast or light-broom finish and saw-cut / narrow tooled joints. Various pocket parks with bench seating, specimen trees and consistent planting elements throughout neighborhood, providing resting points along pedestrian circulation system. Community dog park area with dog-bag stations, DG paving and curvilinear planting edges. Bench seating areas designed throughout the community. Community cluster mailboxes, final quantities and locations per USPS review and approval. Proposed pole lighting, final locations & quantities per CD-level photometric plans (prepared by Electrical Engineer). Proposed wall, pilaster, gate or fence, per Wall & Fence Plan. Enhanced paving (stamped concrete w/ modern pattern) at main project entry. Proposed tree, per Planting Plan. Center median with visitor kiosk and keypad. 3' wide unit entry natural colored concrete walk, with light top-cast or light-broom finish and saw-cut / narrow tooled joints. HOA common landscape, builder installed and HOA maintained. Private yard, homeowner installed and maintained. Accessible parking stall and striping, per Civil plans. Property line / tract boundary, per Civil Engineer. R.O.W.per Civil Engineer. Guest parking stall. Re-designed water quality basin, per Civil Engineer. Natural colored concrete driveway, with light broom finish and narrow tooled joints. Existing street sidewalks to adjacent commercial and residential communities. Existing neighborhood stucco wall / pilasters to remain (along the south edge). Pedestrian 'Passage Park' with walkway and pedestrian gate connection to north Auto Centre sidewalk - see Enlargements on L-5 and L-9 sheets. 12. 11. 10. 5. 9. 8. 7. 6. 4. 3. 2. 1. LEGEND 120' Scale: 1" = 60' 0 60'30'EXISTING WALMART STOREEXISTING SINGLE FAMILY RESIDENTIAL 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 7 88 8 10 13 13 4 4 18 12 7 71812 5 12 18 14 21 3 12 24 17 20 12 12 26 12 23 23. 24 12 9 25 13 21 16 17 24 18 7 24. 25. Images are conceptual only and subject to change. Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. 26. 27. 25 14 18 20 12 16 6 16 20 19 10 4 22 6 6 11 24 215 6 7 2 17 9 8 9 9 19 21 14 20 1014 18 10 1 22 26 26 13 Images are conceptual only and subject to change. Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. 27 KEYMAP (N.T.S.)Schematic Community Club Enlargement Plan City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-2 20' Scale: 1" = 10' 0 10'5' Community clubhouse pool (with ADA chair lift accessibility). Community clubhouse spa (with ADA chair lift accessibility). Covered seating area, outside pool, with BBQ built-in entertainment counters and table seating. East entry into pool area with built-in seating, overhead string lighting and concrete fire pit for small group gatherings. West entry into pool area with enhanced paving (colored or stamped concrete). Outdoor entertainment area with table seating, fire place and interface with kitchen area for larger group events and parties. Potential 2-sided outdoor TV-wall to be viewed from both outdoor eating & pool area. Bike racks for visitor bike parking. Bench seating, consistent style throughout community. Enhanced paving (colored or stamped concrete) at gathering points and main entries. Proposed tree, per Planting Plan. Proposed wall, fence or gate, per Wall and Fence Plan. Community concrete sidewalk. Pool deck in colored concrete paving with various site furnishings (private cabanas, chaise lounges, bench, tables, chairs and umbrellas). Guest ADA parking stall. Private yard, homeowner installed and maintained. Proposed clubhouse building, per Architect. Proposed pool building with restrooms and pool equipment room, per Architect. Community cluster mailboxes, per USPS approval. 12. 11. 10. 5. 9. 8. 7. 6. 4. 3. 2. 1. LEGEND 3 14 1 14 18 14 12 4 9 8 3 10 3 3 12 7 11 6 13 17 15 5 2 13. 14. 15. 16. 17. 18. 11 14 8 16 16 12 13 1511 1012 4 4 9 3 1 6 6 2 8 16 Images are conceptual only and subject to change. Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. Images are conceptual only and subject to change. Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. 19. 11 19 19 10 Schematic Main Entry Enlargement Plan City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-3 20' Scale: 1" = 10' 0 10'5' 'A' ELEV 8' Scale: 1/4" = 1'-0" 0 4'2' ELEVATION 'A' PLAN VIEW Entry Kiosk (Visitor Keypad) Vehicular Metal Swing Gates Horz. Tiles (with wood grain look) set over Gray CMU Block Walls w. Decorative Pots on Top. Potential Project Signage Sidewalk Unique Planting Design Aligning with Paving Patterns Decorative Block Perimeter Wall (Combo CMU Colors & Finishes, per Wall & Fence Plan) Vehicular Metal Swing Gates (Combo Wire Mesh Patterns in Horz. Design) Decorative Block Perimeter Wall (Combo CMU Colors & Finishes, per Wall & Fence Plan) Enlargement & elevations are conceptual and subject to change. Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. Enhanced Paving (stamped concrete) with Colored Concrete in Saw-cut Stacked Pattern Banding. All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. KEYMAP (N.T.S.)A D A M S S T.Pedestrian Metal Gate & Wood Arbor U18 U17 U16U15 Enhanced Paving (stamped concrete) with Colored Concrete in Saw-cut Stacked Pattern Banding. Unique Planting Design Aligning with Paving Patterns Decorative Metal Fence (per Wall & Fence Plan) Pedestrian Metal Gate & Wood ArborDecorative Block Perimeter Wall (Combo CMU Colors & Finishes, per Wall & Fence Plan) ////////////////////////////////// ////////////////////////////////// // ////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// //////////////// ////////////////// ////////////////////////////////////////////////////// ////////////////////////////////////////////////////////////////A D A M S S T R E E TL A Q U I N T A D R I V ELimit of Work Limit of WorkLimit of WorkPROPOSED HOTEL MODIFIED WATER QUALITY BASINA U T O C E N T R E W A Y SPER SEPARATE SUBMITTAL Limit of WorkLimit of WorkLimit of WorkLimit of Work//////////////////////////////////////////////////// //////// WALL LEGEND 6'-0" High enhanced CMU accent perimeter wall, with burnished CMU cap. (with different colored block bands & block finishes). 5'-9" High precision CMU perimeter wall, with precision cap. (with different colored bands). 3'-6" High stucco over CMU patio walls, with flat stucco cap. (color to complement architecture stucco) 5'-6" High T.S. metal fence (black or dark bronze color). 3'-6" High T.S. metal guardrail (on retaining block CMU wall - black or dark bronze metal color). 18"H x 12"W PIP concrete seat wall, with flat cap or wood cap. 6'-6" High (16" sq.) shotblast CMU pilaster, with burnished CMU cap. (with different colored block bands & block finishes). 8'-9' High wood & CMU pedestrian entry arbor. (with different colored block bands & block finishes). 6'-0" High metal entry pedestrian gates (combination gray & black paint colors). 5'-6" High wood private yard gates (dark brown stain or paint). 3'-0" High metal or wood patio gates (black or dark bronze color). ADA Path of Travel WALL LEGEND 6'-0" High enhanced CMU accent perimeter wall, with burnished CMU cap. (with different colored block bands & block finishes). 5'-9" High precision CMU perimeter wall, with precision cap. (with different colored bands). 3'-6" High stucco over CMU patio walls, with flat stucco cap. (color to complement architecture stucco) 5'-6" High T.S. metal fence (black or dark bronze color). 3'-6" High T.S. metal guardrail (on retaining block CMU wall - black or dark bronze metal color). 18"H x 12"W PIP concrete seat wall, with flat cap or wood cap. 6'-6" High (16" sq.) shotblast CMU pilaster, with burnished CMU cap. (with different colored block bands & block finishes). 8'-9' High wood & CMU pedestrian entry arbor. (with different colored block bands & block finishes). 6'-0" High metal entry pedestrian gates (combination gray & black paint colors). 5'-6" High wood private yard gates (dark brown stain or paint). 3'-0" High metal or wood patio gates (black or dark bronze color). ADA Path of Travel Schematic Wall & Fence Plan 1 City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-4 120' Scale: 1" = 60' 0 60'30' Conceptual Detail & Elevation (Scale: 1/4" = 1'-0") Final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. 3 2 5 4 7 6 9 8 11 10 1 7 9 8 1 2 6 3 4 5 7 10 10 11 11 6 Images are conceptual only, final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. Images are conceptual only, final colors, finishes and materials to be coordinated and finalized during Construction Document / future phase. 2" High Burnished CMU Cool Gray color cap. 8" High Shotblast CMU Nufad color 4" High Burnished CMU Cool Gray color band (per above detail / elevation). Existing Neighborhood Stucco Wall & Pilasters to Remain Existing Neighborhood Stucco Wall & Pilasters to Remain 8" High Shotblast CMU Nufad color 4" High Burnished CMU Cool Gray color band 6'-0" High Wall Section, Per Sound Study 2" High Burnished CMU Cool Gray color cap. 8" High Shotblast CMU Nufad color 4" High Burnished CMU Cool Gray color band (per above detail / elevation). 8" high Precision or CMU Nufad color in stacked bond pattern. 2" High Precision CMU Cool Gray color cap. Access from within the Community ////////////////////////////////// ////////////////////////////////// // //////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////// //////////////// ////////////////// ////////////////////////////////////////////////////// //////// ////////////////////////////////// //////////////////////A D A M S S T R E E TL A Q U I N T A D R I V ELimit of Work Limit of WorkLimit of WorkPROPOSED HOTEL MODIFIED WATER QUALITY BASINA U T O C E N T R E W A Y SPER SEPARATE SUBMITTAL Limit of WorkLimit of WorkLimit of WorkLimit of Work//////////////////////////////////////////////// //////////// Calliandra californica (Baja Fairy Duster Tree) Olea europaea (Olive) Type/Form Parkinsonia praecox (Palo Brea Tree) Prosopis c. (Thornless Chilean Mesquite) Fouquieria splendens (Ocotillo) PALMS Symbol Flowering Vertical/ Specimen Canopy Street Columnar Medium Trunk Multi Single Single Multi Single Botanical Name (Common Name) Suggestions Acacia stenophylla (Shoestring Acacia) Cercidium floridum (Blue Palo Verde) Screen Single Multi Size (B&B) 36" Box 24" Box 15 Gal 24" Box 24" Box 15 Gal Phoenix dactylifera (Date Palm)Accent Single 12' BT TREES Olive 'Wilsonii' (Fruitless Olive)Focal Multi 48" Box Evergreen Low Low Low Low (R6)Qty. 7 113 127 71 Low 40 Low Med 27 V. Low 90 20 WUCOLS 49 Syagrus romanzoffiana (Queen Palm) Low 8' to10' Canopy TOTAL=554 PLANTING LEGEND Washingtonia filifera (California Palm)Vertical Single 10' BT Med 10 VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS SPACING QTY Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium per plan 33 Macfadyena unguis-cati Cat`s Claw Vine 5 g Low per plan 21 GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS SPACING QTY Schematic Planting - Overall Tree & Vine Plan City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. L-5 120' Scale: 1" = 60' 0 60'30' Refer to Sheets L-6 to L-12 for Shrubs, Groundcover & Vine (20 Scale) Planting Plans. All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. KEYMAP (N.T.S.) PEDESTRIAN 'PASSAGE PARK' Scale: 1" = 20'-0" All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. Pedestrian gate for access to north sidewalk Concrete mow-curb along sides to delineate HOA maintained landscape outside of gate and perimeter wall Bench Accent Tree Limit of Work//////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////P P P P P P H H Cp Cp P PPPPPPPPPP Cp H H Mc H H H H CpCpCpCp CpCpCpCp Cp Cp Cp Cp Cp Cp Mc Mc Mc Mc Mc CpCpCpCpCpCp Cp Y Y P P P P P P P P P P P Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P Cp Cp H H Cp F F F F F F F F FF CpF F F F F F F F F F F F F F Cp Cp Cp Cp Cp Cp Cp F F F F F F F F F F F F F Cp Cp Cp Cp Cp Cp Cp CpCpCp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp H H H H H H H H H H H Cp Cp Cp H H H H H H Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp F F F F Cp CpCp H H PPPPPPPPPPP P P P P P P H H Cp CpP P P P P P P P P P P P P P P P P P P P Cp Cp P P P H H H HH Cp Cp Cp Cp Cp Cp Cp Cp Cp Mc Mc Mc Mc Mc Mc Cc Cc Cc Cc Cc Cc Cc Cc Cc PP P P P P P Cp Cp PP H H H H H H H H Cp CpMcMc P P P P P P H Cp Cp Cp Cp P P P P P P P P P P P PPPP P Cp Cp Cp Cp Cp Cp CpCpCpCpCp Cc CcCc P P P SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS SPACING QTY Agave `Blue Glow Blue Glow Agave 15 g Very Low 60" o.c.133 Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low 36" o.c.160 Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low 60" o.c.442 Large Calliandra californica Red Baja Fairy Duster 5 g Low 42" o.c.168 Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium 48" o.c.853 Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low 36" o.c.431 Accent Euphorbia milii Crown of Thorns 1 g Low 24" o.c.1,038 Accent Fouquieria splendens Ocotillo 15 g Low 60" o.c.106 Accent Hesperaloe parviflora Red Yucca 5 g Low 48" o.c.271 Native Heteromeles arbutifolia Toyon 5 g Low 96" o.c 35 Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium 60" o.c.252 Medium Penstemon superbus Superb Beardtongue 5 g Low 48" o.c.2,311 Native Rhus ovata Sugar Bush 5 g Low 96" o.c 63 Native Russelia equisetiformis Coral Fountain 5 g Medium 36" o.c.940 Accent-Shade Yucca baccata Banana Yucca 5 g Low 60" o.c.111 Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS SPACING QTY Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium per plan 33 Macfadyena unguis-cati Cat`s Claw Vine 5 g Low per plan 21 GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS SPACING QTY Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low 60" o.c.385 Native GC Carex tumulicola Berkeley Sedge 1 g Medium 24" o.c.1,957 Medium Carissa grandiflora Natal Plum 1 g Medium 48" o.c.338 GC Decomposed Granite Color:T.B.D -14,266 sf GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium 36" o.c.26 Medium H.S. Mix "A"Mix `A`Hydroseed See List.Hydroseed 25,639 sf Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low 36" o.c.1,123 GC Rock Cobble-3"-6"Color:T.B.D -20,382 sf GC Cp Cc F H He Mc P R Y PLANT SCHEDULE HYDROSEED MIX "A" (Provided by: S&S SEEDS) PROJECT: La Quinta Dr. - La Quinta, CA Following please find the seed mix for the above referenced project: Species Pure Live Seed Lbs/Acre WUCOLS (R6) Agrostis pallens 1.5 Unknown Festuca idahoensis 10.0 Unknown Elymus triticoides 2.0 Unknown Festuca microstachys 4.0 Unknown Hordeum intercedens 3.0 Unknown Hordeum brachyantherum 5.0 Unknown Achillea millefolium 0.5 Low Muhlenbergia rigens 0.2 Low Atriplex polycarpa 3.0 Unknown Encelia farinosa 1.0 Very Low Eschscholzia californica 1.5 Unknown (*ALL ARE CALIFORNIA NATIVES) 31.7 *NOTE:PLS LBS/ACRE ≠ Lbs/acre. PLS LBS/ACRE is the most *NOTE:PLS LBS/ACRE ≠ Lbs/acre. PLS LBS/ACRE is the most accurate way to specify seeds and takes into account both purity and germination. PLS % = % Purity X % Germination. If the seed mix is hydraulically applied, we suggest the following slurry components based on slope gradient and water flow; FlexTerra HP-FGM 3,500 lbs/acre Hydropost Premium Compost 1,000 lbs/acre AM 120 Mycorrhizal Inoculum 60 lbs/acre Tri-C Soluble Humate 1 lb/acre Please contact us for further assistance. Sincerely, Ben Miller S & S Seeds, Inc. Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. L-6 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11 40' Scale: 1" = 20' 0 20'10' Limit of Work Limit of WorkADAMS STREETMatchline - See Sheet L-9 Matchline - See Sheet L-11All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc McMc Mc Mc H H P P P P P P P P F Cp CpCpCpCp Cp Cp Cp CpCpCp Cp Cp Cp F F F F McMcMcMc McMcMcMc Mc Mc Mc Mc Mc Cp Cp F Cp Cp F Y Y H H H H HH H H P P P P P P P Mc P PPPPPPPPPP Cp H H Mc PPPPP P P P P P P PP P P P P P PH H P P PCp Mc PPPPPP P P P P P P P P P P P P P P P P PCp H PP P P P P P P P P P P P P P P P P P P P P P PPPPP F CpCpCp P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P PPPP P P Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp P P P P P P P P P P P P P P P P P P PCc Cc P P P P P P P P P P P P P P P P P H P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cc Cc Cc Cc Cc P P P P P P P Cc Cc P P P Mc Mc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cp Cp Cp Cp Mc Mc Mc Mc Mc Mc Mc Cp Cp H HH HH H H H Cp Cp Cp H H Mc Mc Mc Mc Cp CpP P P P P P P P P P Cp CpMcMc P P P P P P Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Mc Mc Mc Mc Mc Mc Mc H H H H P P P P P P P P P P P P P P H H H H H H H H H H P P P P P P P P P P P P P P P P P P H H Mc Cp Cp Cc P P SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-7 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11ADAMS STREETMatchline - See Sheet L-8 Matchline - See Sheet L-10 Matchline - See Sheet L-1240' Scale: 1" = 20' 0 20'10' *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. Mc Mc Mc Mc PPPPPPPPH H Mc PPPPPP P P P P P P P P P P P P P P P P PCp Mc H H PP P P P P PPPPPP P P P P P P PP P P P P P P P PP PP P P P P P PCpP P P Mc Mc Mc Mc H H P P P P P P P P P PPPPP P P P P P P P PPPPP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PPPP HH Cp Mc Cp Cp Cp Cp Cp Cp Cp Cp CpMcMcMcMcMcMc Cp Cp Cp Cp P P P P P P P P P P P P P P P P P P P P P P P McMcMcMcMcMc Mc Mc Mc Mc Mc Mc Mc Mc P P P P P P P P P P P P PPPPPPP P P Mc Mc Mc Mc Mc P P P P P P P P P P P P P P P P P P P P P P PCp P H H Mc P P P P P P P P P PPPPPPP P P P PP P P P P P PP P P P PPP Cp P P P H H Mc P P P P P PPPPPPP P P P PP P P P P P PP P P P PPP Cp P P P H H Cp P P P P P P P P P P P P P P P P P P P P P P PCp P H H Mc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P H Mc Cp Cp Cp CpMcMc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. L-8 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11 Limit of WorkADAMS STREETMatchline - See This SheetMatchline - See Sheet L-9 Matchline - See Sheet L-12 Matchline - See Sheet L-13Matchline - See This SheetLimit of Work Limit of Work Limit of Work40' Scale: 1" = 20' 0 20'10' *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. P P P P Cp Cp Cp Cp Cp Cp P P P P P P P P P H P H P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P Cp Cp P P P P P P P P P P P P P P P P P P P P P P P P P P Mc Mc H H H H H H P P P P Cp Mc PPP P P P P P P P P Cp Mc H H PPP P P P P P P H H P PPPPPPPPPP Cp H H Mc H H P P PPP Cp Mc PPPP Y Y P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P PHH Cp Cp Cp CpCpCpCpCpCpCpMcMcMcMc Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp P P P P P P P P P P P P P P P P P P P P P P P P Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp CpCpCpCp Mc Mc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cp Cp Cp Cp Cp Cp Cp Mc Mc HH P P P P P P P P P P P P P PP P P P P P P P P P PPP P P Y Y Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P PPPP P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P PPPPPP CcCcCc CcCcCcCcCcCc CcCcCcCcCc CcCcCcCcCcCcCcCcCcCc Cc PPPPPPPPPPPPPPPPP P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cp Cp Cp Cp CpCpCpCp Cp Cp Cp CpCpPPPP Cp Cp Cp Cp CpCpCp PCp Cp Cp Cp Cp Cp F F F F P PP F FF P P P P P P P P P P P Cp Cp P P P P P P P P P P P F HHH H H H H H HH P P P P P P P P P P P P Cp CpCpCp PP P P P P P P P P P P P Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Cc CcCc Cc CcCcCc Cp CcCc Cc Cc Cc Cp Cp Cp Cc CcCc CpCp Cp Cp Cc PP P P P Cp Cp P PPPP P Cc Cc Cc Cc CcCp Cp Cc Cc Cc Cc Cp Cc Cc Cc Cc Cc P Cp CpCc Cc Cc Cc Cc Cp Cp Cp SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-9 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11 Limit of Work Matchline - See Sheet L-12 Matchline - See Sheet L-14Limit of Work Matchline - See Sheet L-840' Scale: 1" = 20' 0 20'10' NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. ////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// He He He R H H H H HH H HH Mc P P Cp H H PPP P P P P P P Mc Mc P P Cp Mc H H PPP P P P P P P H H Mc P PPPPPPPPPP Cp H H Mc P P P P P P P P P P PCp P P P P P P PP P F F F F F F FFCp FFFF F Cp Cp Cp Cp Cp CpCp Cp Cp Cp CpCp Cp CpCpCp CpCpCp Cp Cp CpCpCp F FCp F Mc Mc Mc Mc Mc Mc Cp Mc Mc Mc Mc Mc Mc Mc Cp Mc Mc Mc Cp Cp F Mc Mc McMcMcMcMc Mc McMc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc McMc P P P P P P P P P P P P Mc Mc Mc Mc Mc Mc Mc Mc McMc Mc Mc Mc Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp He He H H H H H HH RRR R R Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y YY H H H H H H P P P P P P P P P P PP P P P P P P P P P P P P Mc Mc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Mc Mc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P Cc Cc Cc Cc P Cc Cc CcCc P P P P P P Mc Mc P P P P P P P P P P P P P P P P P P P P P P P Cc Cc Cc Cc Cc Cc Cc P PP P P P P P Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P F F F P P P P P P P P P P P P P P P P P P P P P PPP P P P PPP P P PPP P SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-10 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11Matchline - See Sheet L-14Matchline - See Sheet L-9Matchline - See Sheet L-11 Matchline - See Sheet L-10 Matchline - See Sheet L-13Matchline - See Sheet L-13 40' Scale: 1" = 20' 0 20'10' NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. ////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////////////////////////////////////////////////////////////////////////////////////////////////// // // // // //////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////////////////////////////////////////////////////////////////////////////// // // //////////////////////////// // // ////////////////////////////// // ////////////////////////////////////////////////// // // // ////////////////////////////////////////////////// // // // ////////////////////////////////////////////////////////// ////////////////////// //////////////////////////////////////////// // ////////////// ////////////////////////////// // // // // ////////////////////// // //////////////////////////// // //////////////////////////////////////// ////////////// ////////////////////////////////////////////////////// // // // ////////////// ////////////////////// //////////////// //////////////// //////////////////////////////////////////MODIFIED WATER QUALITY BASIN He He He He He He He He HeHe He He He He He He He He He He HeHe R R R R R R R R R R R R R R R H H H H HH H H H H H H H H H H H H H HHH H H H H H H H HH H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H PPPPPP P Cp Cp Cp P P P P P P P P P P P P PPPP P P P P P P P P P P P P P P P P P P He He H H H H H HH R R R R R R R R R R R R R R R R R R R R R RR RRR R R R R R R R R R R R He He He He He He He He Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y YY Y Y Y YY H H H H H H R R Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y P Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cc Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P F F F P P P P P P P P P P P P P P P P P P P P P PPP P P P PPP P P CpCpCpCpCpCp Cp P Y Y Y PPP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P F F F FF F F F R R R R R RR He He He Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc Mc R Mc Mc Mc R Cp Cp Cp Cp Cp Cp H H H H H H H H H H H H Mc H H H H H H H H HHH HH H H H H H H H HHMcMcMcMcHHHHH H Mc Mc HHHH H H H H H H H H H Mc Cp Cp Cp Cp Mc Mc Mc Mc Mc Cp SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-11 KEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-11Matchline - See Sheet L-10Matchline - See Sheet L-12 Matchline - See Sheet L-12Limit of Work Limit of WorkMatchline - See Sheet L-14 40' Scale: 1" = 20' 0 20'10' NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. Artificial Turf or DG Bocce Ball Court Surface *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. P P P P H H PPP PPPPPPPPPPPPPPPPP Cp Cp Mc Mc P P P P P P P P P P P P P P P P P P P P P P P P P P PPPPPP PPPPPPP P P P P Cp Cp Cp P P PPP P P P P H H P Mc P P P P P P P P Y Y Y Y Y Y Y Y Y Y Y Y Y F F F F F F F F F F F F F F F F F Y Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp F F Cp Cp Cp Cp Cp Y Y Y Y Y Y Y Y Y Y YY Cp HH P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp CpCpMcMcMcMc P P P P P P P P P P P P P P P P PPPPPPPPPPPPPP P P P P P P P P P PP P P P P P P P PP P P P P P P P P P P Cc Cc Cc Cc Cc Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PPPPP PPPPPPP P P P P P P P P P P P P P PPPPP P PPPPPPPPPPPP P P P P P P P P P P P P P P P P P P P P P P P P P P PPPPPPPPPPPPPP P P P P P P P P P P P P P P P P PPPPPPPPPPPPPPP CcCcCc P P P P P P Cp Cp CpCp Cp CpCp Cp Cp Cp CpCpCp H Cp Cp F F F Mc Mc Mc H P Cc Cc Cc P CpCp PPPPPP P PP P P P P P P P P P P Cp Cp Cp P P P P P P P PP P P P P P P P Mc H H PPPPPP P P P P P P P P P P P Cp PP Cp Cp P P P P P P P PP P P P P P P P Mc H H P P Cc Cc Cc Cc Cc Cc Cc Cc P P P P P P Cc Cc P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Cp Mc Mc Mc Mc Mc Mc Mc Mc Cp Cp SHRUBS BOTANICAL NAME COMMON NAME SIZE WUCULS Agave `Blue Glow Blue Glow Agave 15 g Very Low Accent Aloe `Blue Elf`Aloe `Blue Elf`5 g Low Accent Caesalpinia pulcherrima Red Bird Of Paradise 15 g Low Large Calliandra californica Red Baja Fairy Duster 5 g Low Callistemon viminalis `Little John`Dwarf Weeping Bottlebrush 5 g Medium Meduim Echinocactus grusonii Golden Barrel Cactus 15 g Very Low Accent Euphorbia milii Crown of Thorns 1 g Low Accent Fouquieria splendens Ocotillo 15 g Low Accent Hesperaloe parviflora Red Yucca 5 g Low Native Heteromeles arbutifolia Toyon 5 g Low Native Muhlenbergia lindheimeri Lindheimeri Muhly 1 g Medium Medium Penstemon superbus Superb Beardtongue 5 g Low Native Rhus ovata Sugar Bush 5 g Low Native Russelia equisetiformis Coral Fountain 5 g Medium Accent-Shade Yucca baccata Banana Yucca 5 g Low Accent VINE/ESPALIER BOTANICAL NAME COMMON NAME SIZE WUCULS Bougainvillea x `Barbara Karst`Barbara Karst Bougainvillea 5 g Medium Macfadyena unguis-cati Cat`s Claw Vine 5 g Low GROUND COVERS BOTANICAL NAME COMMON NAME SIZE WUCOLS Baccharis pilularis `Pigeon Point`Coyote Brush 1 g Low Native GC Carex tumulicola Berkeley Sedge 1 g Medium Medium Carissa grandiflora Natal Plum 1 g Medium GC Decomposed Granite Color:T.B.D - GC Festuca glauca `Siskiyou Blue`Siskiyou Blue Fescue 5 g Medium Medium H.S. Mix "A"Mix `A`Hydroseed See List. Native Mix. See S&S Seeds List on Sheet L-6. Lantana x `New Gold`New Gold Lantana 5 g Low GC Rock Cobble-3"-6"Color:T.B.D - GC Cp Cc F H He Mc P R Y PLANT SCHEDULE Schematic Planting Plan Enlargements City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-12 Limit of Work Limit of WorkLimit of WorkLa Quinta DriveLa Quinta DriveKEYMAP (N.T.S.) L-6 L-7 L-8 L-9 L-10 L-8 L-12 L-12 L-1140' Scale: 1" = 20' 0 20'10' Matchline - See this Sheet Matchline - See Sheet L-12Matchline - See Sheet L-11Matchline - See this Sheet Matchline - See Sheet L-13 NOTES: 1.Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) and compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District's Landscaping and Irrigation System Design Ordinance. 2.Vehicular Swinging Gates to be installed per local Fire Codes & Regulations. 3.Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. 4.The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. 5.All trees within 5' of hardscape to be installed with deep root barriers. 6.No Water Features are being proposed. 7.No real turf is being proposed. 8.Refer to Sheet L-5 for Tree Planting Plan & Legend. All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. All landscaping plants, shrubs and groundcovers within 200' of entry and 15' from curb to be no taller than 36" in height (at maturity) to maintain clear sight distance for drivers entering the street. *REFER TO SHEET L-6 FOR FULL PLANTING LEGEND INFORMATION. ////////////////////////////////// ////////////////////////////////// // ////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////////// ////////////////////////////////////////////////////// ////////////////////////////////////////// //// //////////////////A D A M S S T R E E TL A Q U I N T A D R I V ELimit of Work Limit of WorkLimit of WorkPROPOSED HOTEL MODIFIED WATER QUALITY BASINA U T O C E N T R E W A Y SPER SEPARATE SUBMITTAL Limit of WorkLimit of WorkLimit of WorkLimit of Work//////////////////////////////////////////////// ////////////////////////////////////////////// ////////////////////////////////// // ////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////////////// ////////////////////////////////////////////////////// ////////////////////////////////////////// //// //////////////////A D A M S S T R E E TL A Q U I N T A D R I V ELimit of Work Limit of WorkLimit of WorkPROPOSED HOTEL MODIFIED WATER QUALITY BASINA U T O C E N T R E W A Y SPER SEPARATE SUBMITTAL Limit of WorkLimit of WorkLimit of WorkLimit of Work//////////////////////////////////////////////// ////////////OPEN SPACE SUMMARY (Net Residential Site Area - 12.8 AC): (NOT INCL. WATER QUALITY BASIN & STREETS / ROW) ACREAGE PERCENT HOA (PUBLIC) OPEN SPACE 3.80 AC 29.9% HOA (PUBLIC) EXTERIOR OPEN SPACE 0.43 AC 03.4% HOMEOWNER (PRIVATE) OPEN SPACE 3.42 AC 26.7% TOTAL OPEN SPACE 7.65 AC 60.0% SYMBOL NOTES QTY HOA - COMMON OPEN SPACE (ACTIVE)147,032 sf HOA - COMMON OPEN SPACE (PASSIVE)19,337 sf HOA - EXTERIOR OPEN SPACE 18,765 sf HOMEOWNER - PRIVATE YARDS (Not included in Common Open Space) 148,778 sf SHARED MAINTENANCE - WATER QUALITY BASIN (Not included in Common Open Space) 69,123 sf PRIVATE ROADS (Not included in Common Open Space) 197,320 sf OPEN SPACE LEGEND LAND USE SUMMARY: LAND USE ACREAGE PERCENT HOTEL SITE AREA 2.8 AC 12.67% SHARED MAINT. - WATER QUALITY BASIN 1.6 AC 7.24% PRIVATE ROADS 4.5 AC 20.36% EXTERIOR HOA LANDSCAPE 0.4 AC 1.81% NET RESIDENTIAL SITE AREA 12.8 AC 57.92% (Minus Basin, HOA Exterior & Private Roads) TOTAL 22.1 AC 100.00% TOTAL HOA COMMON = 166,369 sf (3.8 AC) 3.42 AC 0.43 AC 0.44 AC 3.38 AC 1.59 AC 4.53 AC Open Space Exhibit City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-13 120' Scale: 1" = 60' 0 60'30' SYMBOL MANUFACTURER/MODEL/DESCRIPTION QT Y DETAIL Material Finish Electrical Lamp Watts Color Temp Lens Optics/Glare Mounting Options Modern Street Post Light - Per Electrical Engineer 27 Cast Aluminum Powdercoat 120V Per Elec. Eng. Per Elec. Eng. Per Elec. Eng.Clear Per Elec. Eng. Post Location per Electrical Engineer`s dwgs. Bollard, Per Electrical Engineer`s Plans.19 -Per Elec. Eng.Per Elec. Eng. Per Elec. Eng. Per Elec. Eng. Per Elec. Eng.Per Elec. Eng.Per Elec. Eng.Final location by Elec. Eng. Footing specs per Manufacturer. Shade Structure Downlight - Kichler model #16005AZT27 (12V LED 4W 60 Deg W FL 27K AZT) 5 Cast Aluminum Textured Architectural Bronze 12V LED 6.5 2700K Warm White 60 degree beam spread Radiax Optic post Include item #15609AZT flange to attach to fixture Continuous light string(100`) black C9 string light with LED G40 warm white bulbs with 1/16" Diameter galvanized steel cable wire-secure to posts with s.s 18-8 3/16" wire eye lags. (W.P.)Light switch & Dimmer mounted on post. 2 #KLS15BK100E1740CL Black 120V LED Per Manuf.Galvanized Eye Bolts.Hide Conduit Connection along Back of Post. 31 Brass Bronzed Brass 12V LED 6.5 2700K Warm White 35 degree beam spread In-Ground / Flush 35 Degree FL Well Tree Uplight, staked - Kichler model #16006BE27 34 Cast aluminum Textured Architectural Bronze 12V LED 6.5 2700K Warm White Per Elec. Eng.Radiax Optic Staked Pool/Spa Underwater Light 4 Cast Aluminum Textured Architectural Bronze 120V Per Elec. Eng. Per Elec. Eng. Per Elec. Eng.Per Elec. Eng.Per Elec. Eng. Wall Location per Electrical Engineer`s dwgs. Low-voltage Transformer - Kichler model #15PR300 SS 10 Cast Aluminum Textured Architectural Bronze 75 Wall Install with Mechanical Transformer Timer (#15557BK & Plug-In Transformer Remote Photocell (#15534K). Exterior Electrical GFI Outlet 12 Cast Aluminum Textured Architectural Bronze 120V Wall Tr (12v) LIGHTING SCHEDULE (12V LED 4W 60 Deg W FL 27K AZT) Continuous light string(100`) black C9 string light with LED G40 warm white bulbs with 1/16" Diameter galvanized steel cable wire-secure to posts with s.s 18-8 3/16" wire eye lags. (W.P.)Light switch & Dimmer mounted on post.Shade Structure Downlight - Kichler model #16005AZT27 (12V LED 4W 60 Deg W FL 27K AZT) Tree Uplight, staked - Kichler model #16006BE27 Tree Uplight, staked - Kichler model #16006BE27 ////////////////////////////////// ////////////////////////////////// // //////////////////////////////////////////////////////////////////////////////////////////////////////////// ////////// //////////////// ////////////////// ////////////////////////////////////////////////////// //////// ////////////////////////////////// //////////////////////A D A M S S T R E E TL A Q U I N T A D R I V ELimit of Work Limit of WorkLimit of WorkPROPOSED HOTEL MODIFIED WATER QUALITY BASINA U T O C E N T R E W A Y SPER SEPARATE SUBMITTAL Limit of WorkLimit of WorkLimit of WorkLimit of Work//////////////////////////////////////////////// //////////// Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Tr (12v) Schematic Lighting Plan City Of La Quinta, County Of Riverside, State Of California SITE DEVELOPMENT PERMIT 2017-0012 Project No.: SRI024th City Submittal_TTM Carter McLarand Development Associate Shopoff Realty Investments, L.P. 2 Park Plaza, Suite 700, Irvine, CA 92614 O (949) 417-1396 | D (949) 417-4363 | F (949) 417-1399 The Centre at La Quinta February 22, 2018 L-14 120' Scale: 1" = 60' 0 60'30' NOTES: 1.Refer to Electrical Engineer' photometric plans for additional information and site lighting fixture specifications. 2.Lighting specifications and model numbers are suggestions, final specifications to be determined & selected by Owner in future phase. PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-0.1 ELECTRICAL SHEET INDEX GENERAL NOTES 1.SITE LIGHTING WIRING SHALL BE #10 THHN/THWN-CU. UNLESS OTHERWISE NOTED MINIMUM 3/4" PVC SCHEDULE 40 UNDERGROUND CONDUIT INCLUDED A GREEN GROUND WIRE. SIZE PER NEC TABLE 250-122. INSTALL ALL UNDERGROUND CONDUIT PER NEC TABLE 300-5. 2.OVERSIZING OF WIRE AND DUCTS ACCOUNTS FOR VOLTAGE DROP AND FUTURE USE. 3.SPLICES AND TAPS SHALL BE MADE ONLY IN PULL BOXES OR POLE BASES.CONNECTIONES AT OR NEAR GROUND LEVEL AND UP TO 1FT. ABOVE FOOTING SHALL E COVERED WITH 3M #2200 OR 2210 VINYL MASTIC INSULATION PADS OR BUCHANAN BCAP WATER RESISTANCE WIRE CONNECTORS. 4.EXTERIOR EQUIPMENT, J BOXES AND RECEPTACLES SHALL BE WATERPROOF. ALL COVERS SHALL INSTALL IN UP POSITION WHEN OPE 5.SITE UTILITY DISTRIBUTION FOR SERVING ELECTRIC IS TO BE INSTALLED PER CONSTRUCTION DRAWINGS ENGINEERED AND PROVIDED BE THE UTILITY COMPANY. 6.CONTRACTOR RESPONSIBLE FOR ANY AND ALL INSPECTIONS.THE CONTRACTOR SHALL OBTAIN ANY PAY FOR ALL PERMITS AND INSPECTIONS THAT ARE REQUIRED FOR COMPLETION OF THE CONSTRUCTION. 7. UNDERGROUND PULL BOXES ARE BES CONCRETE PRODUCTS #FI(8-2/4' I.D X 7-3/4") CONCRETE VALVE BOX WITH D2IO (SOLID CONCRETE LID WITH LIFT HOLE) MARKING ON COVER IS (ELECTRIC).PROVIDE 6: GRAVEL BELOW BOX FOR DRAINAGE. PULL BOXES MAY BE ADDED TO FACILITATE WIRE PULLING LOCATED IN PLANTER AREAS. 8.POLE LIGHTS AND POLE BASE COVER SHALL BE PRIME PAINTED WITH ONE COAT OF IRON OXIDE RUSTS-INHIBITIVE PRIME. BASE COVER WILL BE TWO PIECE HYDRO FORMED ALUMINUM. BAKED POWER URETHANE FINISHED COAT SELECT BY OWNER AND PAINT BE MANUFACTURE. 9.ALL EQUIPMENT SHALL BE MOUNTED AND SUPPORTED ACCORDING TO THE OSHA REQUIREMENTS. 10.PROVIDE ALL MATERIALS, LABOR, AND PERFORM ASKS NECESSARY TO ACHIEVE A PROPERLY OPERATING ELECTRICAL SYSTEM. 11.COMPLETE JOB SHALL BE GUARANTEED FOR A PERIOD OF ONE (1) YEAR AFTER DATE OF ACCEPTANCE BY OWNER . ANY WORK, MATERIAL OR EQUIPMENT FOUND TO BE FAULTY DURING THAT PERIOD SHALL BE CORRECTED AT THE EXPENSE OF ELEC. CONTRACTOR. 12.PROVIDE THE OWNER WITH ONE (1) SET OF COMPLETE ELECTRICAL "AS BUILT" AT THE COMPLETION OF THE JOB. 13.THE WORK COVERED ON THESE DRAWINGS SHALL INCLUDE THE FURNISHING OF ALL LABOR, MATERIALS, TRANSPORTATION, TOOLS, FEES AND PERMITS REQUIRED FOR THE INSTALLATION OF A COMPLETE AND OPERATING ELECTRICAL SYSTEM. DRAWINGS ARE DIAGRAMMATIC AND ARE NOT INTENDED TO SHOW EVERY DETAIL. 14.ALL WORK SHALL BE COMPLY WITH THE APPLICABLE RULE OF THE 2016 NATIONAL ELECTRICAL CODE, NATIONAL FIRE CODE AND LOCAL CODE AS ADOPTED BE THE GOVERNING MUNICIPALITY. 15.CONDUCTORS SHALL BE INSTALLED IN CODE APPROVED RACEWAYS. IMC AND RMC MAY BE USED INDOOR AND OUTDOOR . EMT MAYBE USED IN INDOOR DRY LOCATIONS. TAPE WRAPPED IMC OR SCHEDULE 40 PVC(EITH CODE SIZED GROUND WIRE SHALL BE USED BELOW GRADE ON IN CONCRETE SLAB. TRASITION FORM BELOW GRADE PVC SHALL BE TAPE WRAPPED IMC OR RMC. 16.ALL ELECTRICAL EQUIPMENT, BREAKER, AND SWITCH DIRECTORIES SHALL BE PROPERLY LABELED. 17.ALL EXPOSED PARTS OF ELECTRICAL EQUIPMENT SHALL BE COMPLETELY AND THOROUGHLY CLEANED AND FREE FROM CEMENT, PLASTER, PAINT, ETC. ALL SCRATCHES ARE TO BE REFINISHES IN AN ACCEPTABLE MANNER. 18.ALL LIGHTING FIXTURE SHALL BE NEW AND INSTALLED WITH THE NECESSARY FITTING AND MOUNTING ATTACHMENTS FOR COMPLETE INSTALLATION. 19.ELECTRICAL CONTRACTOR SHALL INSTALL ALL POWER,CONTROL WIRES, CONDUITS, AND OUTLETS FOR IRRIGATION EQUIPMENT.REFER TO IRRIGATION DRAWINGS FOR CONTROL SCHEMATICS. 20.ELECTRICAL SYSTEM LAYOUTS ARE GENERALLY DIAGRAMMATIC.EXACT ROUTING OF WIRING, OUTLETS, AND EQUIPMENT TO BE COVERED BY STRUCTURAL CONDITIONS AND OBSTRUCTION. 21.ALL OPERATING MANUAL, BROCHURES, CATALOGS, ETC. SHALL BE TURNED OVER TO THE OWNER AT JOB COMPLETION. 22.ELECTRICAL CONTRACTOR MUST DISCONNECT CIRCUIT BREAKERS BEFORE MAINTENANCE OR LAMP CHANGING FOR UPLIGHT OR INGROUND FIXTURES. ELECTRICAL SHEET INDEX NO.SHEET DESCRIPTION 1 E-0.1 GENERAL NOTES & SHEET INDEX 2 E-1.1 PHOTOMETRIC SITE PLAN 3 E-1.2 PHOTOMETRIC SITE PLAN 4 E-1.3 PHOTOMETRIC SITE PLAN 5 E-1.4 PHOTOMETRIC SITE PLAN 6 E-1.5 PHOTOMETRIC SITE PLAN 7 E-1.6 PHOTOMETRIC SITE PLAN 8 E-1.7 PHOTOMETRIC SITE PLAN 9 E-1.8 LIGHTS SPECIFICATIONS GROUND FAULT EMERGENCY FIXTURE CIRCUIT INTERRUPTER GFI EM KILOWATT TELEPHONE NIGHT LIGHT GROUND PANEL DEGREES KELVIN KILOVOLT AMPS U.O.N. TEL KW NL KVA GND PNL °K UNLESS OTHERWISE NOTED AFF TBB WEATHERPROOF CONDUIT ONLY MAIN LUGS ONLY CIRCULATING PUMP AIR HANDLING UNIT EXHAUST FAN WP CO MLO AHU EF CP PROVIDE REL FURNISH, INSTALLED AND CONNECTED RELOCATE EXISTING DEVICE ABOVE FINISHED FLOOR TELEPHONE BACKBOARD PHASE AMPS VOLTAGE FOOT OR FEET EWH V Ø A FT ELECTRIC WATER HEATERHORSE POWER CONDENSING UNIT VOLTAGE DROP NUMBER SYMMETRICAL AMPS TYPICAL HP CU VD TYP NO OR # AIC SHORT CIRCUITING RATING IN 1.6 1.5 1.2 0.8 3.4 4.0 3.0 2.1 1.2 1.4 1.5 1.2 0.0 1.2 1.8 2.1 2.0 1.4 2.4 3.0 3.5 1.5 2.6 3.5 4.3 1.6 2.8 4.2 5.0 1.6 3.1 4.5 4.5 1.8 3.0 3.8 4.2 1.8 3.0 3.8 4.1 1.6 3.1 4.5 4.6 1.6 2.8 4.1 4.9 1.6 2.6 3.4 4.3 1.4 2.3 2.9 3.3 0.6 1.0 1.6 1.9 1.8 2.9 1.7 1.0 0.6 0.4 0.6 0.8 1.0 1.2 1.0 4.1 2.6 1.5 0.9 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.8 0.7 0.7 0.5 3.4 2.5 1.8 1.4 1.3 1.4 1.4 1.4 1.5 1.6 1.5 1.4 1.5 1.4 1.2 0.9 0.7 0.5 0.3 2.6 2.1 1.7 1.7 2.0 2.4 2.5 2.6 2.8 2.8 2.8 2.7 2.5 2.4 1.9 1.2 0.8 0.4 0.3 1.5 1.4 1.5 1.8 2.5 3.3 3.5 4.3 3.9 3.7 3.9 4.3 3.6 3.3 2.4 1.5 0.8 0.4 0.2 0.7 0.8 1.0 1.6 2.7 4.0 4.1 5.2 3.8 4.7 3.7 5.2 4.2 4.0 2.7 1.5 0.7 0.3 0.2 1.9 3.2 4.1 2.0 1.1 0.5 0.3 0.2 0.8 0.5 0.4 0.3 0.2 0.3 0.3 0.3 0.3 0.5 0.5 0.5 0.3 1.0 0.9 0.7 0.5 1.8 1.5 1.1 0.6 2.8 2.3 1.5 0.8 1.5 1.5 1.4 1.2 3.6 2.8 1.7 0.9 0.5 0.4 0.6 0.9 1.4 2.0 2.2 2.4 2.7 2.8 2.8 2.8 2.6 2.5 2.1 4.1 3.0 1.8 0.9 0.5 0.4 0.6 1.1 1.9 2.9 3.3 3.9 4.1 3.7 3.8 4.4 3.9 3.4 2.7 4.8 3.3 1.8 0.9 0.5 0.4 0.6 1.2 2.1 3.4 3.8 5.0 4.5 4.5 4.1 4.8 4.7 4.2 3.2 3.7 3.3 1.9 1.0 5.0 4.6 3.3 2.3 4.1 3.3 2.0 1.1 0.0 1.3 1.1 4.6 4.5 3.6 2.0 1.1 5.7 5.1 3.7 2.2 1.2 5.0 4.5 4.0 2.8 1.6 4.4 4.7 4.5 3.7 2.2 3.2 4.3 4.8 4.8 3.2 2.4 3.6 4.4 4.8 4.0 0.7 1.2 2.1 3.2 4.1 5.1 3.7 3.3 4.6 4.8 3.4 2.6 1.5 0.8 0.5 0.3 0.2 0.2 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.6 0.8 1.0 1.2 1.2 1.3 1.4 1.4 4.3 4.1 4.4 5.6 4.9 4.1 2.5 1.3 0.7 0.4 0.5 1.72.64.04.85.84.44.04.05.34.83.92.41.30.70.40.4 1.1 3.2 4.8 5.2 4.0 3.6 4.4 1.1 0.7 0.5 0.4 0.6 0.5 0.4 0.5 0.5 0.6 0.6 0.5 0.5 0.4 0.3 0.50.60.70.70.80.80.80.70.70.60.60.60.9 C @ 18' C @ 18' C @ 18' C @ 18' A @ 4' C @ 18'PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.1 PHOTOMETRIC SITE PLAN Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.2 0.5 0.7 0.6 0.5 0.3 1.1 1.3 1.1 0.8 0.4 2.2 2.2 1.8 1.1 0.6 3.8 3.2 2.5 1.5 0.7 4.3 3.5 2.7 1.6 0.8 5.2 4.6 3.0 1.6 0.8 4.0 4.0 3.2 1.7 0.9 4.3 4.0 3.1 1.8 1.0 0.5 3.7 3.6 3.2 1.8 0.9 0.5 5.0 4.7 3.1 1.7 0.8 0.4 4.6 3.8 2.7 1.6 0.8 3.5 2.6 1.6 0.8 2.5 2.1 1.3 0.6 1.6 1.3 0.9 0.5 0.9 0.8 0.6 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.3 0.4 0.5 0.6 0.7 0.9 1.0 1.0 1.0 1.4 1.7 1.8 1.9 1.5 2.3 2.8 3.0 3.4 1.7 2.8 3.5 4.1 4.8 4.3 4.9 4.9 4.6 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.3 0.8 1.7 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.2 2.3 3.7 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.4 1.9 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.5 0.5 0.4 0.8 1.0 0.9 0.7 0.5 1.8 1.5 1.0 0.6 2.8 2.3 1.4 0.7 3.6 2.8 1.7 0.9 4.1 3.0 1.8 0.9 4.8 3.4 1.9 1.0 3.7 3.3 2.0 1.1 4.1 3.3 2.0 1.1 4.4 3.5 1.9 1.0 1.1 1.0 1.0 1.0 4.6 3.2 1.8 1.0 0.5 0.3 0.3 0.5 0.8 1.1 1.5 1.7 1.8 1.9 2.1 2.0 2.0 1.9 1.9 3.6 2.9 1.8 0.9 0.5 0.3 0.4 0.6 1.0 1.7 2.5 2.7 3.1 3.5 3.3 3.4 3.5 3.1 3.0 3.2 2.6 1.6 0.8 0.4 0.3 0.3 0.6 1.2 2.0 3.1 3.6 4.7 4.4 4.2 3.7 4.9 4.2 3.6 2.2 1.9 1.3 0.7 0.4 4.0 4.9 5.0 4.1 1.6 1.5 1.2 0.8 3.4 4.0 3.0 2.1 0.0 0.4 3.4 3.0 0.3 0.0 0.1 1.7 4.2 1.7 0.8 3.2 7.6 5.9 4.1 5.2 3.6 4.7 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.5 0.4 0.3 0.3 0.3 0.3 0.4 0.7 1.3 2.3 3.7 3.5 4.0 3.3 0.6 0.4 0.3 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.6 0.5 0.4 0.3 0.4 0.5 0.6 0.8 1.0 1.1 1.1 1.3 0.9 1.8 2.8 3.3 3.3 4.3 5.4 5.1 4.4 2.9 1.5 0.7 0.4 0.3 0.3 0.5 1.42.64.14.85.24.04.04.25.44.53.72.11.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.5 0.8 0.8 0.60.30.20.30.61.22.33.84.65.34.03.74.15.44.43.52.01.00.50.20.10.00.00.00.0 0.0 C @ 18'C @ 18' C @ 18' C @ 18' A @ 4' A @ 4' A @ 4' A @ 4' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.2 PHOTOMETRIC SITE PLAN ZONE 2 Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 0.1 0.3 0.5 0.7 0.8 0.7 0.5 0.1 0.3 0.7 1.1 1.4 1.5 1.0 0.4 1.0 1.7 2.3 2.7 2.0 0.5 1.2 2.2 3.2 3.9 3.4 1.3 2.3 3.4 4.1 0.6 1.3 2.5 4.1 5.1 0.7 1.4 2.6 3.8 3.5 0.8 1.5 2.7 3.6 4.6 0.3 0.7 1.4 2.6 3.9 3.7 0.3 0.6 1.3 2.4 4.1 0.2 0.6 1.3 2.3 3.3 0.2 0.5 1.2 2.1 3.1 0.2 0.4 0.9 1.6 2.1 0.2 0.3 0.7 1.0 1.3 1.4 2.5 2.6 2.2 1.5 0.1 0.3 0.4 0.6 0.7 2.1 4.0 3.5 2.9 1.8 0.1 0.2 0.3 0.3 0.3 2.7 4.8 4.0 3.1 1.9 0.1 0.2 0.1 0.1 0.1 5.3 5.0 3.6 2.0 0.1 0.1 0.1 0.1 0.0 3.6 3.5 2.2 0.1 0.1 0.1 0.1 0.1 4.5 3.4 2.3 0.2 0.2 0.2 0.2 0.2 4.0 3.7 2.2 0.2 0.3 0.4 0.5 0.4 5.0 3.5 2.0 0.3 0.5 0.8 0.9 0.9 3.7 3.0 1.9 0.4 0.7 1.2 1.6 1.8 3.4 2.8 1.8 0.4 1.0 1.8 2.5 3.0 2.3 1.9 1.3 0.5 1.2 2.1 3.2 3.7 1.3 1.2 0.9 0.6 1.2 2.2 3.5 4.4 0.6 0.6 0.5 0.6 1.2 2.4 3.9 4.9 0.3 0.3 0.3 0.7 1.3 2.5 3.6 3.6 0.1 0.1 0.1 0.2 0.3 0.7 1.4 2.5 3.5 4.2 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.2 2.4 3.8 4.2 4.5 3.8 3.4 2.4 1.5 0.7 0.3 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.2 2.2 3.7 4.8 5.4 2.9 2.8 2.0 1.3 0.7 0.3 0.2 0.1 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.2 2.1 3.2 3.7 4.1 1.7 1.8 1.7 1.3 0.9 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.0 1.9 2.8 3.4 3.0 0.9 0.8 0.7 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.8 1.4 1.9 2.1 1.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 0.9 1.1 1.1 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.5 0.6 0.5 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.1 1.9 1.4 0.8 0.5 0.2 0.2 0.10.20.40.81.63.04.25.44.94.04.01.3 1.4 1.5 1.7 1.8 1.8 1.7 1.6 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.7 1.2 1.4 1.4 1.3 1.2 1.2 1.0 0.8 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.30.30.30.20.20.20.10.10.10.10.10.10.10.10.1 0.1 0.00.00.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 C @ 18' C @ 18' C @ 18' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.3 PHOTOMETRIC SITE PLAN Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 0.6 1.3 2.3 3.6 4.5 1.2 2.2 3.3 3.9 1.0 1.9 2.6 3.1 0.8 1.3 1.7 1.8 0.6 0.8 1.0 1.0 0.5 0.6 0.6 0.5 0.6 0.6 0.5 0.4 1.0 0.9 0.7 0.4 1.7 1.5 1.0 0.5 2.7 2.3 1.4 0.7 3.5 2.8 1.7 0.9 4.1 3.0 1.8 0.9 4.8 3.5 2.0 1.0 3.5 3.4 2.1 1.1 0.6 4.2 3.4 2.2 1.2 0.6 4.4 4.2 3.7 2.2 1.1 0.6 0.3 0.1 0.3 3.0 5.4 4.8 3.5 2.1 1.1 0.5 0.2 0.1 0.1 0.3 1.9 4.2 3.7 3.1 2.0 1.1 0.5 0.2 0.1 0.1 0.3 1.4 3.2 3.4 2.8 1.9 1.0 0.4 0.2 0.1 0.1 0.2 0.8 1.7 2.2 1.9 1.4 0.8 0.4 0.2 0.1 0.1 0.4 0.9 1.2 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.6 0.6 0.7 0.7 0.6 0.6 0.6 0.7 1.0 1.8 2.9 4.0 4.3 5.3 3.7 4.8 3.9 5.3 4.4 0.1 0.1 0.1 0.1 0.2 0.4 0.6 0.8 1.0 1.2 1.2 1.2 1.3 1.3 1.2 1.2 1.3 1.3 1.5 1.9 2.6 3.3 3.6 4.3 3.9 3.8 4.0 4.5 3.6 0.1 0.1 0.1 0.1 0.3 0.5 0.9 1.4 1.9 2.1 2.2 2.4 2.5 2.4 2.4 2.2 2.2 2.1 1.8 1.8 2.1 2.4 2.4 2.6 2.8 2.9 3.0 2.8 2.6 0.1 0.0 0.1 0.1 0.3 0.6 1.1 1.9 2.9 3.2 3.7 3.8 3.5 3.7 3.9 3.5 3.3 2.8 2.0 1.6 1.4 1.4 1.4 1.4 1.5 1.6 1.6 1.5 1.6 0.1 0.0 0.0 0.1 0.2 0.5 1.2 2.2 3.4 3.8 4.9 4.3 4.3 3.6 5.0 4.5 3.8 3.1 2.0 1.2 0.8 0.7 0.7 0.7 0.8 0.9 0.8 0.8 0.8 1.5 0.8 0.5 0.3 0.4 0.4 0.4 0.5 0.5 0.5 0.4 0.4 1.9 3.4 4.4 5.6 4.6 3.8 4.0 5.1 5.0 4.0 2.6 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.6 0.9 4.4 5.6 4.5 4.1 3.9 5.1 4.9 4.4 3.0 1.7 0.9 0.6 0.4 0.4 0.4 0.5 0.5 0.5 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.5 0.60.50.40.30.30.20.30.40.71.32.53.84.8 0.4 0.4 0.3 0.3 0.3 0.3 0.6 1.1 2.1 3.6 4.4 5.4 4.2 3.5 C @ 18' C @ 18' C @ 18' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.4 PHOTOMETRIC SITE PLAN Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 1.2 2.2 3.1 4.1 0.4 0.7 0.9 1.0 0.2 0.3 0.6 0.2 0.3 0.6 0.2 0.4 0.7 1.3 0.8 0.5 0.3 0.2 0.4 0.7 1.3 2.6 3.9 4.2 1.7 1.0 0.5 0.3 0.2 0.4 0.8 1.4 2.6 3.6 4.3 1.8 0.9 0.4 0.2 0.2 0.4 0.7 1.4 2.6 3.7 3.7 0.7 1.3 2.5 4.1 4.9 0.6 1.3 2.3 3.6 4.5 0.1 0.1 0.1 0.4 0.1 0.0 0.0 0.1 0.2 0.4 0.9 1.7 3.2 4.1 4.6 4.8 3.9 4.3 4.2 5.0 4.1 3.6 2.0 1.0 0.4 0.2 0.5 0.1 0.0 0.1 0.1 0.2 0.5 1.0 1.7 2.7 3.3 3.9 4.4 3.7 3.7 4.2 4.1 3.4 3.0 1.9 1.1 0.6 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.8 1.4 2.0 2.4 2.5 2.8 2.9 2.9 2.9 2.6 2.4 2.2 1.5 0.9 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 0.9 1.2 1.4 1.5 1.5 1.6 1.6 1.5 1.4 1.4 1.2 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.4 0.5 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.3 0.5 0.7 0.7 0.9 1.2 1.1 1.3 1.7 2.7 3.5 4.6 1.4 2.7 4.2 4.7 5.1 3.9 4.4 4.7 1.6 2.6 3.5 3.9 4.9 3.7 4.3 4.4 1.4 2.2 2.8 2.9 3.3 3.3 3.3 3.5 1.0 1.4 1.7 1.8 1.9 2.0 2.1 1.9 1.8 1.8 0.7 0.9 1.1 1.1 1.2 1.2 1.2 1.1 1.0 1.0 0.7 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.8 0.6 1.1 1.2 1.2 1.3 1.3 1.3 1.2 1.2 1.0 0.8 2.0 2.0 2.2 2.3 2.2 2.1 2.0 2.0 1.7 1.2 3.0 3.4 3.7 3.4 3.4 3.6 3.3 3.0 2.5 1.7 4.5 4.0 3.7 4.7 4.4 3.7 3.0 1.9 4.7 4.0 3.9 4.8 0.8 0.6 0.5 0.4 0.4 0.4 0.3 0.2 0.4 0.2 0.2 0.4 0.2 0.1 0.2 0.2 0.2 0.2 0.2 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 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.20.41.7 1.9 1.4 2.0 1.9 4.85.23.93.64.55.55.2 4.7 3.6 2.2 1.51.41.2 0.6 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.6 1.0 0.5 0.2 0.2 0.2 0.3 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.4 0.9 1.9 3.4 4.3 5.5 4.4 3.7 3.9 5.1 4.8 3.9 2.5 1.3 0.6 0.3 0.1 C @ 18' C @ 18' C @ 18' C @ 18'C @ 18' A @ 4' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.5 PHOTOMETRIC SITE PLAN ZONE 7 Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 2.5 3.3 2.8 2.1 1.2 3.6 4.0 3.3 2.4 1.4 4.9 4.8 3.9 2.5 1.4 5.0 4.6 4.3 2.8 1.5 4.2 3.7 2.8 1.6 4.3 3.7 2.9 4.6 4.3 2.8 4.9 4.0 2.6 1.0 0.5 0.3 0.2 0.2 0.2 0.3 0.3 0.3 4.1 3.4 2.4 1.3 0.6 0.3 0.3 0.4 0.6 0.6 0.6 0.5 3.4 2.9 2.1 1.1 0.7 0.4 0.5 0.9 1.2 1.2 1.0 0.7 1.9 1.8 1.4 0.8 1.7 2.3 2.1 1.6 0.9 1.0 1.1 0.9 3.0 3.7 3.1 2.2 1.2 0.4 0.5 0.5 4.0 3.4 2.4 1.4 0.2 0.2 0.2 0.2 5.1 4.3 2.6 1.5 0.1 0.1 0.1 0.1 4.2 4.1 3.0 1.6 0.8 0.4 0.0 0.0 0.1 0.1 4.5 3.9 3.0 1.7 0.9 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.7 1.4 2.4 3.4 3.7 4.9 3.6 4.2 3.6 3.8 3.7 3.0 1.7 0.9 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.2 2.0 2.7 2.9 3.3 3.4 3.2 3.4 4.9 4.7 3.0 1.6 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.9 1.3 1.7 1.8 1.8 1.9 2.0 1.9 4.8 3.9 2.8 1.6 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.5 0.7 0.8 0.9 0.9 1.0 1.1 1.0 4.3 3.5 2.7 1.6 0.8 0.3 0.1 0.0 0.0 0.5 2.9 2.6 2.1 1.3 0.6 0.3 1.5 1.7 1.4 0.9 0.5 0.7 0.9 0.8 0.6 0.4 0.5 0.3 0.2 0.2 0.1 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.7 0.8 0.9 0.7 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.10.20.51.02.13.74.65.54.34.1 1.5 1.5 1.4 1.3 1.3 1.0 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.5 2.6 3.4 4.7 4.5 3.2 3.7 C @ 18' C @ 18' C @ 18' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.6 PHOTOMETRIC SITE PLAN ZONE 10 ZONE 6 Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A 0.9 1.7 2.7 1.4 2.7 4.2 4.7 5.1 3.8 4.1 4.2 5.3 4.5 3.6 2.0 2.6 3.5 3.9 4.8 3.6 4.2 4.0 4.8 3.6 3.3 2.2 2.7 2.9 3.3 3.3 3.3 3.5 3.3 2.9 2.7 1.9 0.4 3.4 3.9 2.4 1.3 1.4 0.1 0.1 0.3 3.3 3.7 5.0 4.1 4.7 3.8 5.2 4.1 3.6 2.7 1.6 0.8 0.4 0.2 0.1 0.1 0.1 0.3 0.6 1.2 1.9 2.7 2.9 3.4 3.7 3.5 3.6 3.7 3.2 3.0 2.3 1.4 0.8 0.4 0.2 0.1 0.1 0.1 0.3 0.5 0.8 1.3 1.7 1.8 1.9 2.1 2.3 2.2 2.1 2.0 2.0 1.6 1.0 0.7 0.4 0.2 0.8 0.1 0.1 0.2 0.3 0.5 0.7 0.8 1.0 1.0 1.1 1.2 1.2 1.1 1.1 1.0 0.8 0.6 0.5 0.3 0.2 5.1 4.2 3.1 2.0 1.1 C @ 18' C @ 18' A @ 4' A @ 4'A @ 4' A @ 4' PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.7 PHOTOMETRIC SITE PLAN Schedule Symbol Label Image QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage A 16 KBD8 LED 12C 530 30K ASY MVOLT KBD8 WITH 3 LIGHT BOARDS (12 LEDs), 530mA DRIVER, 3000K COLOR TEMP, AND ASYMMETRIC OPTIC LED 1 946.4288 1 22 C 27 MSA-E06-LED-E1-SL3 MESA DECORATIVE LED LUMINAIRE (6) LIGHTBARS WITH AccuLED OPTICS - TYPE 3 W/ SPILL LIGHT CONTROL (126) 4000K CCT, 70 CRI LEDs ABSOLUTE PHOTOMETRY IS BASED ON CALIBRATION FACTORS CREATED USING LAB LUMEN STANDARDS IN GONIOPHOTOMETER WITH TEST DISTANCE OF 28.75 FEET Healthcare, Hospitality, Hotel, Institutional, Library, Office, Parking, Parks, Pathway, Pedestrian, Residential Retail, Roadway, Sidewalk, Site, Street, Substation, Utility, Walkway, Decorative, Wet Location 126 117.1992 1 150.5 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #2 1.4 fc 5.4 fc 0.0 fc N/A N/A Calc Zone #3 2.0 fc 5.4 fc 0.1 fc 54.0:1 20.0:1 Calc Zone #4 1.8 fc 5.7 fc 0.0 fc N/A N/A Calc Zone #7 2.3 fc 5.1 fc 0.3 fc 17.0:1 7.7:1 Calc Zone #9 0.4 fc 0.8 fc 0.2 fc 4.0:1 2.0:1 Calc Zone #10 0.1 fc 0.2 fc 0.1 fc 2.0:1 1.0:1 Calc Zone #11 1.4 fc 2.0 fc 0.2 fc 10.0:1 7.0:1 Calc Zone #12 2.8 fc 7.6 fc 0.0 fc N/A N/A PROJECT: ARCHITECT: DEVELOPER: LOCATION: ISSUED DATE:PLOT DATE: ENGINEER: DRAFTER: SHEET NAME: SHEET NUMBER: PROJECT NUMBER: DESCRIPTIONDATENO. REVISIONS THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP, AND ALL INFORMATION SHOWN IS CONFIDENTIAL TO ALL RECIPIENTS AND NO PART OF THESE DRAWINGS CAN BE COPIED, TRANSFERRED, OR REPRODUCED, NOR CAN ANY STRUCTURES BE BUILT FROM THEM WITHOUT WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP COPYRIGHT GOUVIS ENGINEERING CONSULTING GROUP 2008 ALL RIGHTS RESERVED RESTRICTIVE NOTICE 64647 The Centre La Quinta SLF-Adams Street La Quinta, LLC WHA, Orange County La Quinta CA 08/31/2017 11/28/2017 E-1.8 LIGHTS SPECIFICATIONS The Centre La Quinta, CA Architect/Planner William Hezmalhalch Architects 2850 Redhill Ave. #200 Santa Ana, CA 92705 (949) 250-0607 Contact: Jeff Chelwick Contact: Denise Ashton Applicant: Shopoff Realty Investments 2 Park Plaza #700, Irvine, CA 92614 (949) 417-1396 Contact: Carter McLarand SITE PLAN .....................................................................................SP-1 COLOR & ELEVATION PLOTTING ................................................SP-2 ADAMS STREET PERSPECTIVE .................................................A-1 LA QUINTA DRIVE PERSPECTIVE ...............................................A-2 INTERNAL STREET PERSPECTIVE ............................................A-3 PRODUCT 1: ELEVATION STYLES ...............................................A-4 PRODUCT 1: PLAN 1 ELEVATIONS (STYLE B) ............................A-5 PRODUCT 1: PLAN 2 ELEVATIONS (STYLE A) ............................A-6 PRODUCT 1: PLAN 2 ELEVATIONS (STYLE D) ...........................A-7 PRODUCT 1: PLAN 3 ELEVATIONS (STYLE B) ............................A-8 PRODUCT 1: PLAN 4 ELEVATIONS (STYLE A) ............................A-9 PRODUCT 1: 4 PAC ROOF PLAN .................................................A-10 PRODUCT 1: 4 PAC FIRST FLOOR PLAN ....................................A-11 PRODUCT 1: 4 PAC SECOND FLOOR PLAN ...............................A-12 PRODUCT 1: STREET SCENE .....................................................A-13 Sheet Index Landscape Architect studio PAD 23282 Mill Creek Dr. #200 Laguna Hills, CA 92653 (949) 770-8530 Contact: Peter Duarte PRODUCT 2: ELEVATION STYLES ...............................................A-14 PRODUCT 2: PLAN 1 ELEVATIONS (STYLE C) ...........................A-15 PRODUCT 2: PLAN 2 ELEVATIONS (STYLE A) ............................A-16 PRODUCT 2: PLAN 3 ELEVATIONS (STYLE B) ............................A-17 PRODUCT 2: PLAN 4 ELEVATIONS (STYLE C) ...........................A-18 PRODUCT 2: 6 PAC ROOF PLAN .................................................A-19 PRODUCT 2: 6 PAC FIRST FLOOR PLAN ....................................A-20 PRODUCT 2: 6 PAC SECOND FLOOR PLAN ...............................A-21 PRODUCT 2: STREET SCENE .....................................................A-22 RECREATION BUILDING: ELEVATIONS .......................................A-23 RECREATION BUILDING: FLOOR PLAN (±2,904 S.F.) ................A-24 CASITA BUILDING: FLOOR PLAN & ELEVATIONS (±473 S.F.) ...A-25 ARCHITECTURAL DETAILS ..........................................................A-26 COLOR SCHEMES ........................................................................A-27 Civil Engineer MDS Consulting 41-865 Boardwalk, Suite 218 Palm Desert, CA 92211 (760) 674-5776 Contact: Chris Bergh Draft Submittal: February 23, 2018 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.SP-1SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 0 100 20050 SCALE: 1”=100’ SITE PLAN 2 Different Product Types 1-Story Cluster: “The Flats” 2-Story Cluster: “The Courts” Plan 1: 2 Bed / 3 Bath / Den (Opt. bed 3) | ±1,941 S.F. Plan 2: 2 Bed / 3 Bath / Bonus / Den (opt. Bed 3) | ±2,390 S.F. Plan 3: 2 Bed / 3 Bath / Bonus / Den (opt. Bed 3) | ±2,292 S.F. Plan 4: 2 Bed / 3 Bath / Bonus / Den (opt. Bed 3) | ±2,382 S.F. Plan 1: 3 Bed / 2.5 Bath | ±1,502 S.F. Plan 2: 3 Bed / 2.5 Bath / Loft | ±1,768 S.F. Plan 3: 3 Bed / 2.5 Bath / Office / Loft (opt. Bed 4) | ±1,896 S.F. Plan 4: 3 Bed / 2.5 Bath / Loft (opt. Bed 4) | ±2,059 S.F. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.SP-2SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 0 100 20050 SCALE: 1”=100’ COLOR & ELEVATION PLOTTING 1-Story Cluster: “The Flats” 2-Story Cluster: “The Courts” • (3) Elevation Styles • (3) Elevation Styles • (3) Color Schemes • (3) Color Schemes • Plotting • Plotting Style A - Desert Contemporary Style B - Abstract Mission Style D - Transitional Spanish Style A - Desert Contemporary Style B - Abstract Mission Style C - Modern Color Scheme 1 Color Scheme 2 Color Scheme 3 Color Scheme 1 Color Scheme 2 Color Scheme 3 Each style can use every color scheme. Each style can use every color scheme. A B B B B A B B B B B B A B A B A B A B A A BA B A A A A B A D D A D A B DBAB D B D B A B A B D AB B BB A BAA A B A BBDD B DB B B C A C C B C B C B C B C A C A C B C B A A C C A A C B C B B C B C C B C B C C B B C B A C A C B C B C A C A C C C B B C B © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-1SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 ADAMS STREET PERSPECTIVE © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-2SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 LA QUINTA DRIVE PERSPECTIVE © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-3SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 INTERNAL STREET PERSPECTIVE © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-4SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: ELEVATION STYLES STYLE “A” - DESERT CONTEMPORARY • Flat roofs • Contrasting parapets: simple vs stepped • Metal awnings with angled suppor ts • Horizontal window mullions • Recessed accent windows • Decorative light fixture • Flat roofs with some shed roofs • Parapets with simple trim • Stucco recess with tile inlay • S-Tile roof accents • Multi-grid window mullions • Recessed accent windows • Flat roofs with some shed roofs • Parapets with detailed trim • S-Tile roof accent (with brackets) • Accent trim around windows • Upper window mullions • Recessed accent windows • Decorative light fixture STYLE “B” - ABSTRACT MISSION STYLE “D” - TRANSITIONAL SPANISH © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-5SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: PLAN 1 ELEVATIONS (STYLE B) Left Right Finished Grade (Varies) Finished Grade (Varies) FrontColor Scheme 2 Finished Grade (Varies) Artist’s Conception: Colors, materials, and application may very. Rear Finished Grade (Varies) 6 7 4 6 6 8 7 1 3 9 1 2 2 1 2 3 4 5 6 7 8 S-Tile Roof Vinyl Window Stucco Over Trim Stucco Material Legend Sectional Garage Door Decorative Light Fixture Sliding Glass Door Entry Door 9 Decorative Tile © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-6SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: PLAN 2 ELEVATIONS (STYLE A) Left Right Finished Grade (Varies) Finished Grade (Varies) Front Artist’s Conception: Colors, materials, and application may very. Rear Finished Grade (Varies) Finished Grade (Varies) Color Scheme 1 1 2 3 4 5 6 7 Vinyl Window Stucco Metal Awning Sectional Garage Door Material Legend Decorative Light Fixture Sliding Glass Door Entry Door 3 6 1 5 5 72 3 2 3 1 4 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-7SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: PLAN 2 ELEVATIONS (STYLE D) Left Right Finished Grade (Varies) Finished Grade (Varies) Front Artist’s Conception: Colors, materials, and application may very. Rear Finished Grade (Varies) Finished Grade (Varies) Color Scheme 1 1 2 3 4 5 6 7 Vinyl Window Stucco Metal Awning Sectional Garage Door Material Legend Decorative Light Fixture Sliding Glass Door Entry Door 3 6 1 5 5 72 3 2 3 1 4 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-8SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: PLAN 3 ELEVATIONS (STYLE B) Rear Front Finished Grade (Varies) Finished Grade (Varies) Left Artist’s Conception: Colors, materials, and application may very. Right Color Scheme 2 (To neighbor’s yard) Finished Grade (Varies) Finished Grade (Varies) 3 7 4 4 1 8 7 6 2 3 9 5 2 1 2 3 4 5 6 7 8 S-Tile Roof Vinyl Window Stucco Over Trim Stucco Material Legend Sectional Garage Door Decorative Light Fixture Sliding Glass Door Entry Door 9 Decorative Tile © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-9SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: PLAN 4 ELEVATIONS (STYLE A) Right FrontLeft Rear Color Scheme 1 Wing of neighbor’s house Artist’s Conception: Colors, materials, and application may very. Finished Grade (Varies) Finished Grade (Varies)Finished Grade (Varies) Finished Grade (Varies) (To neighbor’s yard) 1 2 3 4 5 6 7 Vinyl Window Stucco Metal Awning Sectional Garage Door Material Legend Decorative Light Fixture Sliding Glass Door Entry Door 5 6 3 3 3 2 4 7 2 1 1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-10SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: 4 PAC ROOF PLAN Note: Flat roof type is Class A built-up roofing over plywood sheathing. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-11SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: 4 PAC FIRST FLOOR PLAN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-12SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: 4 PAC SECOND FLOOR PLAN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-13SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 1: STREET SCENE Plan 1X (Style A) Plan 1 (Style B) Color Scheme 1 Color Scheme 2 Artist’s Conception: Colors, materials, and application may very. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-14SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: ELEVATION STYLES STYLE “A” - DESERT CONTEMPORARY • Flat roofs • Parapets with no trim • Metal awnings with suspension cables • Horizontal metal railing • No window mullions • Vertical “Pier” massing • Recessed accent windows • Decorative light fixture STYLE “B” - ABSTRACT MISSION STYLE “C” - MODERN • Flat roofs • Contrasting parapets: simple vs stepped • Metal awnings with angled suppor ts • Horizontal window mullions • Recessed accent windows • Decorative light fixture • Flat roofs with some shed roofs • Parapets with simple trim • Stucco recess with tile inlay • S-Tile roof accents • Multi-grid window mullions • Recessed accent windows © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-15SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: PLAN 1 ELEVATIONS (STYLE C) FrontLeft RearRight Color Scheme 3 Artist’s Conception: Colors, materials, and application may very. Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) 1 2 3 4 5 6 7 Vinyl Window Stucco Metal Awning Metal Railing Material Legend Sectional Garage Door Sliding Glass Door Entry Door 3 2 4 1 6 3 4 5 7 1 3 2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-16SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: PLAN 2 ELEVATIONS (STYLE A) FrontLeft RearRight Color Scheme 1 Artist’s Conception: Colors, materials, and application may very. Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) (To neighbor’s yard)(To neighbor’s yard) 1 2 3 4 5 6 7 Vinyl Window Stucco Metal Awning Sectional Garage Door Material Legend Sliding Glass Door Metal Railing Entry Door 2 1 2 4 55 6 2 6 7 3 1 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-17SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: PLAN 3 ELEVATIONS (STYLE B) FrontLeft RearRight Color Scheme 2 Artist’s Conception: Colors, materials, and application may very. Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) (To neighbor’s entry) 4 1 9 2 76 3 1 3 1 5 2 1 2 3 4 5 6 7 8 S-Tile Roof Vinyl Window Stucco Over Trim Stucco Material Legend Sectional Garage Door Decorative Light Fixture Sliding Glass Door Entry Door 9 Decorative Tile © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-18SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: PLAN 4 ELEVATIONS (STYLE C) FrontLeft RearRight Color Scheme 3 Artist’s Conception: Colors, materials, and application may very. Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) Finished Grade (Varies) (To neighbor’s yard) (To neighbor’s yard) 1 2 3 4 5 6 Vinyl Window Stucco Metal Awning Material Legend Metal Railing Sectional Garage Door Entry Door 3 3 2 1 3 5 4 1 6 3 2 2 © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-19SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: 6 PAC ROOF PLAN Note: Flat roof type is Class A built-up roofing over plywood sheathing. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-20SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: 6 PAC FIRST FLOOR PLAN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-21SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: 6 PAC SECOND FLOOR PLAN © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-22SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 PRODUCT 2: STREET SCENE Plan 3 (Style B) Plan 1 (Style C) Color Scheme 3 Color Scheme 2 Artist’s Conception: Colors, materials, and application may very. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-23SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 RECREATION BUILDING: ELEVATIONS FrontLeft RearRight Color Scheme 1 Artist’s Conception: Colors, materials, and application may very. 5 91 6 102 7 8 3 4 Vinyl Window Stucco Tile Metal Awning Material Legend Trellis Metal Railing Decorative Light Fixture Sliding Glass Door 1 4 9 2 7 3 4 10 9 9 6 2 9 55 Stone Entry Door © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-24SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 RECREATION BUILDING: FLOOR PLAN (±2,904 S.F.) Roof Plan Floor Plan Multi-Purpose Kitchen Fitness Office Stor. Tr./JC Lobby Trellis Court W M © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-25SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 CASITA BUILDING: FLOOR PLAN & ELEVATIONS (±473 S.F.) FrontLeft Floor Plan RearRight Color Scheme 1 Artist’s Conception: Colors, materials, and application may very. 5 91 6 102 7 8 3 4 Vinyl Window Stucco Tile Metal Awning Material Legend Trellis Metal Railing Decorative Light Fixture Sliding Glass Door Stone Entry Door 4 9 6 1 2 3 Pool Equip. MW Sh. St. © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-26SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 ARCHITECTURAL DETAILS Entry Trellis Stone at Entry Parapet A Parapet B Parapet D Awning (Style C) Awning (Style D) Railing (Style C) Railing (Style A)Awning (Style A) Recessed Window/Tile Recessed Garage Door 8 1 14 4 4 4 9 9 2 4 4 12 10 13 3 4 3 3 3 4 4 2 11 10 10 4 13 9 2 2 3 3 8 2 4 1 6 6 4 5 8 1 2 3 4 5 6 7 8 S-Tile Roof Vinyl Window Stucco Over Trim Stucco Material Legend Sectional Garage Door Decorative Light Fixture Sliding Glass Door Decorative Tile 9 Metal Awning Stone Trellis Metal Railing 10 11 12 13 Wood Bracket © 2018 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.A-27SHEETSDP 2017-0012 CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SLF-Adams Street La Quinta, LLC C/O The Shopoff Group 2 Park Plaza, Suite 700 Irvine, CA 92614 PH: (949) 417-1396 Contact: Carter McLarand WHA 2850 REDHILL AVE, SUITE 200 SANTA ANA, CA 92705 PREPARED BY: DEVELOPER: The Centre at La Quinta SITE DEVELOPMENT PERMIT 2017-0012 FEBRUARY 23, 2018 COLOR SCHEMES For exact color refer to manufacturers’ actual samples. The Centre La Quinta, CA 06/30/17 20162921 WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 GARAGE DOOR STUCCO 2 STUCCO 1 FRONT DOOR METAL STONE For exact color refer to manufacturers’ actual samples. STUCCO 2 FASCIA STUCCO 1 GARAGE DOOR ROOFING FRONT DOOR STUCCO TRIM The Centre La Quinta, CA 06/30/17 20162922 WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers’ actual samples. STUCCO 1 STUCCO 2 GARAGE DOOR FRONT DOOR STUCCO 3 The Centre La Quinta, CA 06/30/17 20162923 WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 METAL 02/23/18 02/23/18 02/23/18 NORTH  WWW.F AMERICA  |  EURO FIRSTCARBONSOL La Qui OPE  |  AFRICA  |   UTIONS.COM nta—The AUSTRALIA  |  ASI Initia e Centre a City of A  l Study/M at La Quin f La Quint Conta Mitigated nta (APN ta, Rivers act: Nicole Sa Contac d Negative 600-340- side Coun 78- La uviat Criste, C FirstC 250 Co ct: Frank Coy Cecilia So Report D DR e Declarat -048) Pro ty, Califo Prepare City of La Q Planning Di -495 Calle Ta m a Quinta, CA 9 760.777 Consulting Pl Prepare Carbon Solu mmerce, Suit Irvine, CA 9 714.508 le, Project Dir o, Project Ma Date: March 5, RAFT tion oject rnia ed for:   Quinta vision  mpico  92253  7.7125  anner  ed by:   utions te 250  92602  8.4100  rector  nager  , 2018  ATTACHMENT 9 AND "EXHIBIT A" TO RESOLUTION THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Table of Contents      FirstCarbon Solutions iii  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table of Contents Acronyms and Abbreviations ......................................................................................................... v  Section 1: Introduction .................................................................................................................. 1  1.1 - Purpose.............................................................................................................................. 1  1.2 - Project Location ................................................................................................................. 1  1.3 - Environmental Setting ....................................................................................................... 1  1.4 - Project Description ............................................................................................................ 2  1.5 - Required Discretionary Approvals ................................................................................... 13  1.6 - Intended Uses of this Document ..................................................................................... 14  Section 2: Environmental Checklist .............................................................................................. 15  Section 3: Environmental Evaluation ............................................................................................ 17  1. Aesthetics ................................................................................................................... 17  2. Agriculture and Forestry Resources ........................................................................... 20  3. Air Quality ................................................................................................................... 23  4. Biological Resources ................................................................................................... 36  5. Cultural Resources ...................................................................................................... 44  6. Geology and Soils ....................................................................................................... 48  7. Greenhouse Gas Emissions ........................................................................................ 54  8. Hazards and Hazardous Materials .............................................................................. 60  9. Hydrology and Water  Quality ..................................................................................... 65  10. Land Use and Planning ............................................................................................... 75  11. Mineral Resources ...................................................................................................... 79  12. Noise ........................................................................................................................... 80  13. Population and Housing ............................................................................................. 90  14. Public Services ............................................................................................................ 92  15. Recreation .................................................................................................................. 97  16. Transportation/Traffic ............................................................................................... 100  17. Tribal  Cultural Resources .......................................................................................... 110  18. Utilities and Service Systems .................................................................................... 114  19. Mandatory Findings of Significance ......................................................................... 120  Section 4: References ................................................................................................................. 123  Section 5: List of Preparers ......................................................................................................... 127    Appendix A: Air Quality Impact Analysis and Greenhouse Gas Analysis  A.1 - Air Quality Impact Analysis  A.2 - Greenhouse Gas Analysis  Appendix B: Biological Resource Assessment Technical Memorandum  Appendix C: Phase I Environmental Site Assessment and Limited Soil Investigation  Appendix D: Noise Impact Analysis  Appendix E: Traffic Impact Analysis  Appendix F: Hydrology Supporting Information  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Table of Contents Initial Study/Mitigated Negative Declaration      iv FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  F.1  - Water Quality Management Plan  F.2  - Preliminary Drainage Study  Appendix G: Cultural Due Diligence  Appendix H: Geotechnical Investigation    List of Tables Table  1: SCAQMD Thresholds of Significance ....................................................................................... 23  Table  2: Construction Emissions Summary (Without Mitigation) ......................................................... 27  Table  3: Operational Emissions Summary (Without Mitigation) ........................................................... 28  Table  4: Maximum Daily Disturbed Acreage .......................................................................................... 31  Table  5: Localized Construction Emissions (Without Mitigation) ........................................................... 31  Table  6: Regional Construction Emissions (With Mitigation) ................................................................. 32  Ta ble  7: Localized Construction Emissions (With Mitigation) ............................................................... 32  Table  8: Closest Known Active Faults .................................................................................................... 49  Table  9: Total Project Year 2019 Greenhouse Gas Emissions ................................................................. 56  Table  10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions ......................................................... 57  Table  11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction ........................ 58  Table  12: Intersection Analysis Locations ............................................................................................ 101  Table  13: Roadway Segment Analysis Locations ................................................................................... 101  Table  14: Impact Criteria for Intersections Already Operating at LOS E or LOS  F .................................. 102  Table  15: Summary of Intersection Operations ................................................................................... 105  Table  16: Summary of Roadway  Segment Analysis ............................................................................. 106    List of Exhibits Exhibit 1: Regional Location Map ............................................................................................................ 3  Exhibit 2: Local Vicinity Map Aerial Base ................................................................................................ 5  Exhibit 3: Residential Site Plan ................................................................................................................ 9  Exhibit 4: Hotel Site Plan ....................................................................................................................... 11      City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Acronyms and Abbreviations      FirstCarbon Solutions v  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  ACRONYMS AND ABBREVIATIONS µg/m3 micrograms per cubic meter  °F degrees Fahrenheit  °C degrees Celsius (Centigrade)  amsl above mean sea level  ADT average daily traffic  AP Alquist-Priolo  ARB California Air Resources Board  ASTM American Society of Testing  and Materials  BMP Best Management Practices  CAAQS California Ambient Air Quality Standards  CBC California Building Code  CDFW California Department of Fish and Wildlife  CEQA California Environmental Quality Act  CERCLA Comprehensive Environmental Response, Compensation and Liability Act  CERT Community Emergency Response Team   CMP Congestion Management Program  CNPS California Native Plant Society  CVMSHCP Coachella Valley  Multiple Specific Habitat Conservation Plan  CVWD Coachella Valley  Water District  DAMP Drainage Area Management Plan  DTSC California Department of Toxic  Substances  E+P Existing Plus Project  EOC  emergency operations center  FEMA Federal Emergency Management Agency  LOS level of service  LQMC La Quinta Municipal Code  MEP maximum extent practicable  mph miles per hour  MS4 municipal separate storm sewer (drain) systems  MSHCP Multiple Species Habitat Conservation Plan  NAAQS National Ambient Air Quality Standards  NPDES National Pollution Discharge Elimination System  PBS Peninsular Bighorn Sheep  PRD Permit Registration Document  RCRA Resources Conservation and Recovery Act  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Acronyms and Abbreviations Initial Study/Mitigated Negative Declaration      vi FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  RCTC Riverside County Transportation Commission  RWQCB Regional Water Quality Control Boards  SCAG Southern California Association of Governments  SOI Sphere of Influence  SWPPP Storm Water Pollution Prevention Plan  SWRCB State Water  Resources Control Board  USFWS U.S. Fish and Wildlife Service  UWMP Urban Water Management Plan  V/C  volume-to-capacity  VOC volatile organic compounds  WQMP Water  Quality Management Plan    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Introduction      FirstCarbon Solutions 1  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  SECTION 1: INTRODUCTION 1.1 - Purpose The purpose of this Initial Study/Mitigated Negative Declaration (IS/MND) is to identify any potential  environmental impacts from implementation of The Centre at La Quinta Project in the City of La  Quinta, California.  Pursuant to California Environmental Quality Act (CEQA) Guidelines Section  15367, the City of La Quinta is the Lead Agency in the preparation of this IS/MND and any additional  environmental documentation required for the project.  The City has discretionary authority over the  proposed project.  The intended use of this document is to determine the level of environmental  analysis required to comply with CEQA and to provide the basis for input from public agencies,  organizations, and interested members of the public.  The remainder of this section provides a brief description of the project location and the  characteristics of the project.  Section 2 includes an environmental checklist giving an overview of  the potential impacts that may result from project implementation.  Section 3 elaborates on the  information contained in the environmental checklist, along with justification for the responses  provided in the environmental checklist.  1.2 - Project Location The project is located at the central portion of the City of La Quinta, Riverside County, California  (Exhibit 1) and identified by Assessor’s Parcel Number (APN) 600-340-048.  The City of La Quinta is  bounded on the west by the cities of Indian Wells and Palm Desert, on the east by the City of Indio  and Riverside County, on the north by Riverside County, and federal and county lands to the south.   The approximately 22-acre project site is vacant, situated within a primarily mixed commercial and  residential area.  The project site is located south of Auto Center Drive and east of Adams Street  (Exhibit 2).  Regional access to the site is provided via Highway 111, which is located approximately 1,230 feet   north of the site.  Local access to the site is provided via Adams Street and La Quinta Drive.  1.3 - Environmental Setting The project area currently consists of an irregularly shaped undeveloped lot.  The project site is  bound on the north by undeveloped land and Auto Centre Drive, followed by commercial  development.  To  the south, the site is bounded by a residential development; to the east by La  Quinta Drive, followed by commercial development; and to the west by Adams Street, followed by  residential development.  The project site is located on the United States Geological Survey (USGS) La Quinta, California 7.5  Minute Quadrangle map (USGS 2012).  The property elevation ranges from approximately 51 feet  above mean sea level (amsl) at the base of the property’s southern-most retention basin, to  approximately 69 feet amsl within the northern portion of the site.  Surface drainage flows  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Introduction Initial Study/Mitigated Negative Declaration      2 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  predominantly to the east-southeast toward the lower elevations.  Except for the storm drainage  system discharging into the existing retaining basin to the southeast, there are no storm drain pipes  to connect to.  The existing 5.9 acre-feet retention basin is located at the southeast corner of the  project.  The property has never been developed, with the exception of agricultural fields during the early  1960s until early 1970s.  1.3.1 - General Plan The project site is located within The Centre at La Quinta Specific Plan area.  According to the  Specific Plan General Plan Land Use Map, the site is currently designated General Commercial (GC).   This land use designation applies to the majority of commercial land on Highway 111 in the City.  The  full range of commercial uses can occur within this designation, ranging from supermarkets and  drugstores in a neighborhood shopping center, to major national retailers in large buildings.  The  project proposes to change the southwestern portion of the project site to Medium/High Density  Residential (MHDR).   1.3.2 - Zoning According to the City of La Quinta Zoning Map, the site is currently zoned as CR (Regional  Commercial).  The CR district is intended to provide a broad range of goods and services serving the  entire region.  Representative land uses include corporate headquarters, regional service centers,  research and development facilities, major community facilities, major medical facilities, overnight  commercial lodging, entertainment, and automobile-oriented sales and services.1  1.4 - Project Description The proposed project will subdivide The Centre at La Quinta Specific Plan Planning Area II (PA II) into  two separate land use areas: the northerly 2.8 acres of the site will remain General Commercial and  the remaining 19.2 acres are proposed to be amended to a Medium High Density Residential  General Plan land use designation and a Medium Density zoning designation. A new private access  from Adams Street and La Quinta Drive is proposed, as well as a reconfiguration of an existing  retention basin.  The project site is currently designated General Commercial under the City’s February 2013 General  Plan.  General Plan Amendment (GPA) 2017-001 will amend the land use designation to Medium  High Density Residential (MHDR) on 19.2 acres of Planning Area II.  Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will  change the current zoning of the project site from Regional Commercial (CR) to Medium Density  Residential (RM) on 19.2 acres of Planning Area II.                                                               1 City of La Quinta Municipal Code http://www.qcode.us/codes/laquinta/  ! R iverside County S an Di eg o C ou nt y Riverside County ·|}þ111 !"#$10 ·|}þ111 ·|}þ74 ·|}þ86 Salton Sea San BernardinoNational Forest Joshua TreeNationalPark Desert HotSprings CathedralCityPalm Springs Palm Desert Indio CoachellaLa Quinta Mecca Exhibit 1Regio nal Lo catio n Map 5 0 52.5 Miles ! Text Project Site So urce: Census 2000 Data, The CaSIL, FCS GIS 2016. I CITY OF LA QUINTA • LA QUINTA— THE CENTRE PROJECT INITIAL STUDY / MITIGATED NEGATIV E DECLARATION 50070003 • 06/2017 | 1_regio nal.m xd Project Site THIS PAGE INTENTIONALLY LEFT BLANK 50070002 • 06/2017 | 2_vicinity.m xd Exhibit 2Lo cal V icinity Map Aerial Base So urce: ESRI Im agery CITY OF LA QUINTA • LA QUINTA—THE CENTRE PROJECT INITIAL STUDY / MITIGATED NEGATIV E DECLARATION ·|}þ111Washington St Avenue 48 DunePalmsRdAdams St Blackhawk Wy Rancho laQuinta Country Club One ElevenLa Quinta ShoppingCenter La Quinta High School La Quinta Park LaQuintaCenterDrAuto CentreDr I 1,000 0 1,000500 Feet Legend Project Site THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Introduction      FirstCarbon Solutions 7  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The Specific Plan Amendment will allow for a mixed-use development consisting of commercial and  residential uses.  The commercial parcel is envisioned to contain a hotel with a parking lot along with  an active use amenity (pool), and perimeter landscaping will complete the development.  The  residential parcel will allow medium-density detached one- and two-story residential condominium  clusters with up to 131 homes.  A primary gated entrance would be provided on Adams Street for  visitors, residents and emergency access, with a secondary gate for resident and emergency access  provided off La Quinta Drive.    Specific Plan Amendment No. 5 will supersede Amendment No. 4.  The Specific Plan is a regulatory  document that, once adopted, serves as the Development Code for the Amendment area.  Upon  completion of the Specific Plan adoption process, future development must be consistent with the  Specific Plan and any amendments thereto.  The project also involves Tentative Tract  Map (TTM) 2017-007, which will subdivide the project site  for condominium purposes into three smaller numbered parcels and a 1.74-acre lettered parcel for  the retention basin.  The Tentative Tract  Map will be reviewed by the Planning Commission, after  which its recommendation will be reviewed by the City Council for final determination.  The Site  Development Permit is required by the City for final approval of the landscape design, architectural  design, and site plan. The SDP requires separate public hearings before the Planning Commission  and City Council.  As shown on Exhibit 3, the project Applicant proposes to construct 131 residential dwelling units,  each with private exterior yard areas.  The project has internal open space lots, and private streets  with a primary gated entrance on Adams Street (visitors and residents).  A secondary access will be  provided off La Quinta Drive.  The project will include 362 parking spaces for use by the residential  units.  The community’s proposed density is 6.92 units per net acre.  The residential area allows  residential units with a maximum density of 8 units per acre.  The currently proposed project under  this Specific Plan has been designed for medium-density detached residential condominiums.   Ancillary uses include clubhouses, community pool/cabana, and common landscape areas.  The northern parcel of the Specific Plan area is designated for commercial use and is intended to be  developed with a hotel.  As shown on Exhibit 4, the project Applicant also proposes to construct a  125-room hotel with a pool (Exhibit 4).  The hotel will be three stories in height, with 13,500 square  feet per floor, for a hotel building total of 40,500 square feet.  The project will include 150 parking  spaces for the use of hotel guests and employees.  1.4.1 - Architectural Features A Desert Contemporary architectural style will be utilized in the Specific Plan Area.  The Desert  Contemporary style is composed of simple, rectangular geometric forms with generous window  areas accented by bold use of colors detailed by canopies and projects.  Stucco is the dominant wall  material, with massing changes, color blocking, and accent details providing interest.  Flat roofs are  typical but shallow-pitched roofs may also be utilized.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Introduction Initial Study/Mitigated Negative Declaration      8 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The residential development character reflects a neighborhood scale with building massing that  does not overwhelm the street scene.  A mix of one- and two-story massing is proposed to create a  pleasant neighborhood environment and street scene.  Residential clusters are permitted within the  Specific Plan.  A residential cluster allows homes to be clustered around a common driveway so that  garages generally do not face the street.  The benefits of the residential cluster concept include  reducing the overall scale of the site, removing garages from the main circulation, and enhancing the  pedestrian experience.  Each home will have private backyard space and some will have roof decks.   Variety  in plan form height and massing provides for interest and diversity along the street.   Architectural details and warm color palettes provide variation among the Desert Contemporary  plans.  The main recreation area includes a recreation building, pool, spa, and outdoor shared spaces.  The  recreation building will also have a Desert Contemporary architectural style.  1.4.2 - Utilities Potable Water The potable water system is operated and administered by the Coachella Valley Water District  (CVWD), which extends service on the basis of approved designs and improvements constructed by  the private developer.  There are existing 18-inch water lines available in Adams Street, Auto Center  Drive and La Quinta Drive, and a 12-inch water line in Auto Center Way  South to provide water  connections for development in the Specific Plan area.  The project will connect to water lines in  Adams Street, Auto Center Drive, and La Quinta Drive via 8-inch lines.   Sanitary Sewage The sanitary sewage collection and treatment system in the City is operated and maintained by the  CVWD, which extends service on the basis of approved designs and improvements constructed by  the private developer.  There is an existing 18-inch sewer main in Adams Street and an existing  8-inch sewer line in Auto Center Drive for the development to connect to.  The residential portion of  the project will be served by 8-inch sewer mains and the hotel will be served by a 6-inch sewer main.  Stormwater Drainage The preliminary grading and drainage concept of the development has been designed to reduce  import and/or export of materials while also providing an effective system of drainage and  stormwater management.  The runoff from the developed areas at higher elevations will be directed  to lower areas of the site where the existing stormwater retention basin is located.  This basin is  proposed to be reconfigured and made deeper to accommodate additional flows from the  development.  Stormwater runoff from a theoretical 100-year, 24-hour storm will be retained on-site  within the stormwater retention basin in conformance with the City’s current drainage policies.   Emergency overflow provisions shall be provided at the southeast corner of the Specific Plan area.    I 50070002 • 11/2017 | 3_siteplan.cdr Exhibit 3 Residential Site Plan CITY OF LA QUINTA • LA QUINTA—THE CENTRE PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Source: MDS Consulting, November 2017. THIS PAGE INTENTIONALLY LEFT BLANK I 50070002 • 06/2017 | 4_hotel.cdr Exhibit 4 Hotel Site Plan CITY OF LA QUINTA • LA QUINTA—THE CENTRE PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Source: Nicklaus Engineering, Inc. 2017 THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Introduction      FirstCarbon Solutions 13  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Electricity Electrical power will be provided by the Imperial Irrigation District to the site from the La Quinta  Substation.  Electrical power is currently available along Adams Street.    Natural Gas Southern California Gas provides service adjacent to the site from its service mains along Adams  Street, Auto Center Drive, and La Quinta Drive.  Telephone Land-based telephone services are provided by Frontier Communications along Adams Street.   Regionally, cellular service providers include AT&T, Verizon  Wireless, Sprint, and others.  Internet Internet service is provided via a host of currently available vendors, both land-based and cellular.  Trash Refuse collection within the city limits is provided by Burrtec Waste  Management.  Refuse collection  occurs in accordance with a schedule established by the franchisee and the City.  1.4.3 - Site Access Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive  via the following driveways:   Adams Street by way of Driveway 1 (full access)   Auto Center Way  South by way of Driveway 2 (full access)   Auto Centre Drive by way of Driveway 3 (full access)   La Quinta Drive by way of Driveway 4 (full access)    1.5 - Required Discretionary Approvals The City of La Quinta, as Lead Agency for the project, has discretionary authority over the project.  In  order to implement this project, the Applicant would need to obtain the following permits/approvals  from the City of La Quinta, including but not limited to:   City Council approval of the Initial Study/Mitigated Negative Declaration     City Council approval of GPA 2017-2017-001     City Council approval of Zone Change 2017-001      City Council approval of the SPA 2017-003     City Council approval of a Site Development Permit, which includes approval of:  - The Site Plan  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Introduction Initial Study/Mitigated Negative Declaration      14 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  - The Architectural Design  - The Landscape and Lighting Design     City Council approval of the Tentative Tract  Map 2017-007     City Council approval of the Final Tract  Maps, Grading Plans and Building Permits    1.6 - Intended Uses of this Document This IS/MND has been prepared to provide the environmental analysis for the proposed project.   This document will also serve as a basis for soliciting comments and input from members of the  public and public agencies regarding the proposed project.  The Draft IS/MND will be circulated for a  minimum of 20 days, during which period comments concerning the analysis contained in the  IS/MND should be sent to:  Nicole Sauviat Criste, Consulting Planner  City of La Quinta  Planning Division  78-495 Calle Tampico   La Quinta, CA 92253  Phone: 760.777.7125  Email: ncriste@la-quinta.org      City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Checklist      FirstCarbon Solutions 15  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  SECTION 2: ENVIRONMENTAL CHECKLIST Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving  at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the  following pages.   Aesthetics  Agriculture and Forestry  Resources   Air Quality   Biological Resources  Cultural Resources  Geology/Soils   Greenhouse Gas  Emissions   Hazards/Hazardous Materials  Hydrology/Water Quality  Land Use/Planning  Mineral Resources  Noise   Population/Housing  Public Services  Recreation   Transportation/Traffic  Tribal Cultural Resources  Utilities/Services Systems  Mandatory Findings of  Significance      Environmental Determination On the basis of this initial evaluation:   I find that the proposed project COULD NOT have a significant effect on the environment, and a  NEGATIVE DECLARATION will be prepared.   I find that although the proposed project could have a significant effect on the environment, there  will not be a significant effect in this case because revisions in the project have been made by or  agreed to by the project proponent.  A MITIGATED NEGATIVE DECLARATION will be prepared.   I find that the proposed project MAY have a significant effect on the environment, and an  ENVIRONMENTAL IMPACT REPORT is required.   I find that the proposed project MAY have a “potentially significant impact” or “potentially  significant unless mitigated” impact on the environment, but at least one effect 1) has been  adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has  been addressed by mitigation measure based on the earlier analysis as described on attached  sheets.  An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects  that remain to be addressed.   I find that although the proposed project could have a significant effect on the environment,  because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or  NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or  mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or  mitigation measures that are imposed upon the proposed project, nothing further is required.  Date:  Signed:          THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 17  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  SECTION 3: ENVIRONMENTAL EVALUATION Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 1. Aesthetics Would  the project:  a) Have a substantial adverse effect on a scenic  vista?    b) Substantially damage scenic resources, including,  but not limited to, trees, rock outcroppings, and  historic building within a state scenic highway?    c) Substantially degrade the existing visual character  or quality of the site and its surroundings?    d) Create a new source of substantial light or glare  which would adversely affect day or nighttime  views in the area?      Environmental Setting This section evaluates potential effects on aesthetic resources that may result from project  implementation.  Description and analysis are based on the La Quinta General Plan. The City enjoys  views of the Santa Rosa, San Jacinto and San Bernardino mountains to the southwest, northwest and  north, respectively. The site is located on the Valley floor, and has views of these ranges above  surrounding development.  The project site is located within The Centre at La Quinta Specific Plan area.  The area surrounding  the project site consists of commercial to the north and east, and residential uses to the south and  west.  The project site is an empty lot that has remained undeveloped for over 20 years.   Environmental Evaluation Would  the project:  a) Have a substantial adverse effect on a scenic vista? Less than significant impact. Most of La Quinta is surrounded by the Santa Rosa and San Jacinto  Mountains, which provide scenic resources.  The project site is located approximately 7 miles east of  the base of the San Jacinto Mountains and approximately 0.5 miles east of the Santa Rosa  Mountains. The most prominent views of the mountains can be viewed from the project site on the  Adams Street side when facing south and west.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      18 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The project site is located south of Auto Center Drive and East of Adams Street.  The site is bounded to  the south by a residential development, to the east by La Quinta Drive, followed by a commercial  development and to the west by Adams Street, followed by residential development.  The residential  development located south of the project site is two-stories in height, and the residential development  to the west comprises mainly one-story buildings.    Increasing the amount of medium/high-density residential housing in the area will not have a  significant impact from a distance.  At their proximity to the project, the two-story residential  dwelling units and three-story hotel may provide obstruction of views of mountains depending on  the vantage point of the viewer.  However, views from neighboring residential developments are toward  the west and southwest, and the proposed project will not impact these views.  The project will not be  out of character or scale with surrounding development, and will not adversely affect distant views of  scenic vistas.  As such, impacts would be less than significant.  b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? No impact. According to the La Quinta General Plan, the project is not located in an area that has  scenic resources such as trees, rock outcroppings or historic buildings.  While the City does contain  known historic and prehistoric resources, these are not located close enough to the project site to be  affected.  The project site is a vacant lot that is zoned  for regional commercial uses.  The surrounding  area is urbanized and comprises commercial and residential uses.    The project is not located near an officially designated scenic highway.  According to the California  Scenic Highway Mapping System of the California Department of Transportation, the closest state  scenic highway is SR-74 near the City of Palm Desert, approximately 6.4 miles west of the project site.   Highway 111 is located 0.3 mile from the project site and is designated an eligible state scenic  highway.  According to the California Department of Transportation  (Caltrans), an eligible scenic  highway cannot be considered a scenic highway until the local jurisdiction adopts a scenic corridor  protection program and receives approval from Caltrans.  The project would not interfere with any  state scenic highway, trees, rock outcroppings, or historic buildings within the City.  c) Substantially degrade the existing visual character or quality of the site and its surroundings? No impact.  The project site is located within The Centre at La Quinta Specific Plan area.  According  to the City of La Quinta Zoning Map, the site is currently designated CR (Regional Commercial).  The  project includes the construction of residential units and a commercial component which could be a  three story hotel.  The surrounding land uses consist of residential uses to the south and west,  commercial uses to the east, and undeveloped land and commercial uses to the north.   This development would not alter or degrade the visual character or quality of the site and its  surroundings.  The area surrounding the site currently comprises uses similar to those of the  proposed project.  By developing the vacant lot, the project would enhance the existing character by  adding residential and commercial uses, as well as landscaping to the site.  As such, impacts would  be less than significant.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 19  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less than significant impact. The City of La Quinta is located within the boundaries of the Mount  Palomar Nighttime Lighting Policy Area and the City has an Outdoor Light Control Ordinance  (Municipal Code Chapter 9.100.150, Outdoor Lighting) to protect the night sky and prevent light  impacts.  The project will be required to comply with this ordinance.  While the project will increase  the lighting in the immediate area, it will not produce significant light or glare that would adversely  affect day or nighttime views in the area.  Although the proposed project would add additional  lighting sources on-site, these new sources of lighting would be similar to existing lighting patterns in  the area.  As such, impacts would be less than significant and no mitigation is necessary.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      20 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 2. Agriculture and Forestry Resources In determining whether impacts to agricultural resources are significant environmental effects, lead  agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)  prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on  agriculture and farmland.  In determining whether impacts to forest resources, including timberland, are  significant environmental effects, lead agencies may refer to information compiled by the California  Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the  Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon  measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.  Would  the project:  a) Convert Prime Farmland, Unique Farmland, or  Farmland of Statewide Importance (Farmland),  as shown on the maps prepared pursuant to the  Farmland Mapping and Monitoring Program of  the California Resources Agency, to non- agricultural use?       b) Conflict with existing zoning  for agricultural use,  or a Williamson Act contract?      c) Conflict with existing zoning  for, or cause  rezoning of, forest land (as defined in Public  Resources Code section 12220(g)), timberland  (as defined by Public Resources Code section  4526), or timberland zoned Timberland  Production (as defined by Government Code  section 51104(g))?       d) Result in the loss of forest land or conversion of  forest land to non-forest use?      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?         Environmental Setting This section evaluates potential effects on agricultural resources that may result from project  implementation.  The Coachella Valley was founded as a farming community in the 1880s.  The area  remained a robust center of agriculture until tourism began in the 1920s.  The first residential  community was developed in the 1930s, and the City has been expanded to accommodate a wide  variety of uses such as agricultural, equestrian, tourism, and residential.  The project site is located  on an undeveloped lot in the City’s urban core and has no history of agricultural or forestry uses.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 21  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  In determining whether impacts to agricultural resources are significant environmental effects, lead  agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)  prepared by the California Department of Conservation as an optional model to use in assessing  impacts on agriculture and farmland.  In determining whether impacts to forest resources, including  timberland, are significant environmental effects, lead agencies may refer to information compiled by  the California Department of Forestry and Fire Protection regarding the State’s inventory of forest  land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project;  and forest carbon measurement methodology provided in Forest Protocols adopted by the California  Air Resources Board (ARB).  Environmental Evaluation Would  the project:  a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No impact.  According to the California Department of Conservation Farmland  Mapping and  Monitoring Program data from 2014, the eastern portion of La Quinta contains areas that are  designated Farmland of Statewide Importance and Unique Farmland.  The project site is located in  an area that is designated Urban and Built-up Land by the Farmland  Mapping and Monitoring  Program.  The project site is located within The Centre at La Quinta Specific Plan area and is currently  designated General Commercial (GC).  According to La Quinta’s Zoning Map, the site is currently  designated CR (Regional Commercial).  There is no land identified in the City’s 2035 General Plan as  designated for agriculture or farming.  Development of the currently vacant project site would not  result in conversion of farmland to nonagricultural uses.  As such, implementation of the proposed  project would result in no impacts to farmland.  b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No impact. Less than 0.5 square mile of the City of La Quinta is designated Williamson-Act Prime  Agricultural Land, which is located on low-density residential land in the eastern area of the City, at  the intersection of Monroe Street and Avenue 54, according to the General Plan.  The La Quinta  2035 General Plan does not designate any land for  agricultural use.  The project would not conflict  with any existing zoning for  agricultural use or Williamson Act contract, and no impact would occur.  c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No impact.  The project site is zoned for commercial use.  The City of La Quinta does not zone any  lands as forest land, timberland, or timberland production.  No impact would occur.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      22 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  d) Result in the loss of forest land or conversion of forest land to non-forest use? No impact.  The project site is currently zoned for commercial use.  There is no land designated  forest land within the project site.  There is no forest land in the City of La Quinta according to the  City’s zoning map. As such, there are no impacts related to forest land and no mitigation measures  are necessary.  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? No impact.  According to the City of La Quinta 2035 General Plan, the City’s Sphere of Influence has  approximately 1,832 acres of land designated Farmland of Local Importance, which represents  approximately 22 percent of total land within the Sphere of Influence.  Within the city limit,  approximately 1,214 acres are designated Farmlands of Local Importance.  There are no lands  designated or zoned  for agricultural use or forest land located on or in the vicinity of the project site.   The project site is a vacant lot surrounded by residential and commercial uses.   No impacts related to farmland or forest land would occur.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 23  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 3. Air Quality Where available, the significance criteria established by the applicable air quality management or air  pollution control district may be relied upon to make the following determinations.  Would  the project:  a) Conflict with or obstruct implementation of the  applicable air quality plan?    b) Violate any air quality standard or contribute  substantially to an existing or projected air  quality violation?    c) Result in a cumulatively considerable net  increase of any criteria pollutant for which the  project region is non-attainment under an  applicable federal or state ambient air quality  standard (including releasing emissions, which  exceed quantitative thresholds for ozone  precursors)?    d) Expose sensitive receptors to substantial  pollutant concentrations?    e) Create objectionable odors affecting a  substantial number of people?      Environmental Setting This analysis is based on the Air Quality Impact Analysis report prepared by Urban Crossroads dated  November 13, 2017.  The report is contained in Appendix A of this IS/MND.  The project site is located in the northern region of the Salton Sea Air Basin (SSAB) within the  jurisdiction of the South Coast Air Quality Management District (SCAQMD).  The SCAQMD has  developed regional and localized significance thresholds for regulated pollutants, as summarized in  Table  1.  The SCAQMD’s CEQA Air Quality Significance Thresholds indicate that any projects in the  SSAB with daily emissions that exceed any of the indicated thresholds should be considered having an  individually and cumulatively significant air quality impact.  Table 1: SCAQMD Thresholds of Significance Pollutant Construction Operations Regional Thresholds NOx 100 lbs/day 100 lbs/day  VOC 75 lbs/day 75 lbs/day    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      24 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table 1 (cont.): SCAQMD Thresholds of Significance Pollutant Construction Operations PM10 150 lbs/day 150 lbs/day  PM2.5 55 lbs/day 55 lbs/day  SOx 150 lbs/day 150 lbs/day  CO 550 lbs/day 550 lbs/day  Lead 3 lbs/day 3 lbs/day  Localized Thresholds NOx 248 lbs/day (site preparation) N/A  266 lbs/day (grading)  CO 1,796 lbs/day (site preparation)N/A  1,961 lbs/day (grading)  PM10 11 lbs/day (site preparation) N/A  12 lbs/day (grading)  PM2.5 7 lbs/day (site preparation) N/A  7 lbs/day (grading)  Notes:  NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide  PM10 = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less  PM2.5 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers  Source: SCAQMD CEQA Handbook (SCAQMD 1993).    The significance criteria established by the air quality management district is relied upon to make the  following determinations.  Environmental Evaluation Would  the project:  a) Conflict with or obstruct implementation of the applicable air quality plan? Less than significant impact. The proposed project is located within the SSAB, in Riverside County.   The SCAQMD regulates the Riverside County portion of the SSAB.  The 2016 Air Quality Management  Plan (AQMP) was released in March 2017.  The 2016 AQMP continues to evaluate current integrated  strategies and control measures to meet the National Ambient Air Quality Standards (NAAQS), as well  as explore new and innovative methods to reach its goals.  Some of these approaches include  utilizing incentive programs, recognizing existing co-benefit programs from other sectors, and  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 25  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  developing a strategy with fair-share reductions at the federal, state, and local levels.2  The Project’s  consistency with the AQMP was determined using the 2016 AQMP.  Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and  Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993) (24).  These indicators are  discussed below:   Consistency Criterion No. 1: The proposed project will not result in an increase in the  frequency or severity of existing air quality violations or cause or contribute to new violations,  or delay the timely attainment of air quality standards or the interim emissions reductions  specified in the AQMP.  Construction Impacts  Consistency Criterion No. 1 refers to violations of the California Ambient Air Quality Standards  (CAAQS) and NAAQS.  CAAQS and NAAQS violations would occur if regional emission thresholds  were exceeded.  As shown in Table  2, the project’s construction-source emissions would not exceed  applicable SCAQMD’s regional thresholds of significance.  Operational Impacts  The project regional analysis demonstrates that project operational-source emissions would not  exceed applicable thresholds as shown in Table  3, and would therefore not result in or cause  violations of the CAAQS and NAAQS.  On the basis of the preceding discussion, the project is determined to be consistent with the first  criterion.   Consistency Criterion No. 2: The Project will not exceed the assumptions in the AQMP based  on the years of Project build-out phase.    Overview The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved  within the timeframes required under federal law.  Growth projections from local general plans  adopted by cities in the air district are provided to the Southern California Association of  Governments (SCAG), which develops regional growth forecasts that are then used to develop future  air quality forecasts for the AQMP.  Development consistent with the growth projections in a city’s  General Plan is considered consistent with the AQMP.    Construction Impacts Peak day emissions generated by construction activities are largely independent of land use  assignments, but rather are a function of development scope and maximum area of disturbance.                                                                2 South Coast Air Quality Management District.  Final 2016 Air Quality Management Plan (AQMP).  Website: .http://www.aqmd.gov  /docs/default-source/clean-air-plans/air-quality-management-plans/2016-air-quality-management-plan/final-2016-  aqmp/final2016aqmp.pdf?sfvrsn=11.  Accessed March 2017.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      26 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Irrespective of the site’s land use designation, development of the site to its maximum potential  would likely occur, with disturbance of the entire site occurring during construction activities.   Operational Impacts The current General Plan and Zoning designations of the property are General Commercial and  Regional Commercial, respectively.  A GPA and zone change are proposed as part of the project to  allow for medium-density residential uses on 19.2 acres of the site, and commercial uses on the  remaining 2.8 acres of the site.  The project would result in significantly fewer vehicle trips and  consequently fewer  emissions than if the project site were to be developed to the extent allowable  under the current commercial land use and zoning designations, as discussed in Section 16,  Transportation/Traffic, below.  Furthermore, the project would not exceed the applicable SCAQMD  regional and localized thresholds for construction-source and operational-source activity.   AQMP Consistency Conclusion The project would not result in or cause NAAQS or CAAQS violations, would not exceed the growth  projections for the project area, and would not exceed the applicable SCAQMD regional and  localized thresholds.  The project is therefore considered consistent with the AQMP.  b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less than significant impact. This section addresses regional criteria pollutant impacts.  The non-  attainment regional pollutants of concern are ozone, and PM10.  Ozone is a regional pollutant formed  by a photochemical reaction in the atmosphere and not directly emitted into the air.  Ozone  precursors, such as volatile organic compounds (VOC) and nitrogen oxides (NOx), react in the  atmosphere in the presence of sunlight to form ozone.  Therefore, the SCAQMD ozone threshold is  based on the emissions of the ozone precursors VOC and NOx.  This impact section includes analysis  of, and significance determinations for, those pollutants.  The concentration and operational  emissions from the project were estimated using the California Emissions Estimator Model  (CalEEMod Version  2016.3.1).  Construction Emissions  Construction emissions result from on-site and off-site activities.  On-site emissions principally  consist of exhaust emissions from the heavy-duty off-road construction equipment, on-site motor  vehicle operation, and fugitive dust (mainly PM2.5 and PM10) from disturbed soil.  Off-site emissions  are caused by motor vehicle exhaust from delivery and haul truck vehicles, worker traffic, and road  dust (mainly PM2.5 and PM10).  The majority of this fugitive dust will remain localized and will be  limited to the atmosphere around the project site.  However, the potential for  off-site impacts from  fugitive dust exists unless control measures are implemented to reduce the particulate emissions  from this source prior to leaving the project site.  SCAQMD Rules that are currently applicable during construction activity for  this project include, but  are not limited to: Rule 1403 (Asbestos); Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 27  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Fuel); Rules 403 and 403.1 (Fugitive Dust) and Rule 1186 (Street Sweepers).3,4,5,6  The project would  be required to prepare a fugitive dust control plan to comply with SCAQMD Rule 403.1.  The proposed mixed-use project consists of medium density residential homes and a commercial  site, which may develop as a 125-room hotel.    Project construction is assumed to start in January 2018, with operations commencing in 2020.  All of  the construction assumptions are included in the November 13, 2017 Air Quality Impact Analysis  provided by Urban Crossroads.  The project’s estimated maximum daily construction emissions  without mitigation are summarized in Table  2.  Table 2: Construction Emissions Summary (Without Mitigation) Year Emissions (pounds per day) VOC NOx CO Sox PM10 PM2.5 2018 6.15 71.75 36.69 0.07 23.46 13.07  2019 55.72 30.87 26.65 0.06 3.87 1.91  Maximum Daily Emissions 55.72 71.75 36.69 0.07 23.46 13.07 SCAQMD Regional  Threshold  75 100 550 150 150 55  Threshold Exceeded? NO NO NO NO NO NO Notes:  NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PM10 = particulate matter with an  aerodynamic resistance diameter of 10 micrometers or less; PM2.5 = particulate matter with an aerodynamic resistance  diameter of 2.5 micrometers  The maximum daily emissions are the maximum emissions compared from summer and winter seasons.  Source of  emissions: Urban Crossroads.    As shown in Table  2, the maximum daily construction emissions without mitigation are below the  recommended SCAQMD’s regional thresholds of significance.  Therefore, the project would not  result in a significant impact during construction, and no mitigation is necessary.  Operational Emissions  Operational activities associated with the proposed project will result in emissions of VOCs, NOx,  carbon monoxide (CO), sulfur oxides (SOx), PM2.5 and PM10.  Operational emissions would be  expected from the following primary sources:                                                               3 South Coast Air Quality Management District.  Rule 1113.  Architectural Coatings (Online).  http://www.aqmd.gov/rules/reg/reg11/r1113.pdf.  4 RULE 431.2.  Sulfur Content of Liquid Fuels.  [Online] http://www.aqmd.gov/docs/default- source/rule-book/rule-iv/rule-431- 2.pdf?sfvrsn=4.  5 RULE 403.  Fugitive Dust.  [Online] http://www.aqmd.gov/docs/default-source/rule-book/rule- iv/rule-403.pdf?sfvrsn=4.  6 RULE 1186.  PM10 Emissions From Paved and Unpaved Roads, and Livestock Operations.  [Online]  http://www.aqmd.gov/docs/default-source/rule-book/reg-xi/rule-1186-1-less-polluting- sweepers.pdf?sfvrsn=4.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      28 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   Area Source Emissions   Energy Source Emissions   Mobile Source Emissions    Area source emissions include architectural coatings, consumer products (cleaning compounds,  personal care products, detergents etc.), and landscape maintenance equipment.  Natural gas  combustion for heating and electricity usage is the main source of energy emissions.  Project- related operational air quality impacts would derive primarily from vehicle trips generated by the  project.  Trip  characteristics available from The Centre at La Quinta Traffic  Impact Analysis (Urban  Crossroads, Inc.) were utilized in this analysis.  The project’s estimated maximum daily operational emissions are summarized in Table  3.  Table 3: Operational Emissions Summary (Without Mitigation)  Operational Activities—Scenario Emissions (pounds per day) VOC NOx CO SOx PM10 PM2.5 Area Source 18.42 2.46 35.56 0.07 3.55 3.55  Energy Source 0.14 1.21 0.77 7.47E-03 0.09 0.09  Mobile Source 5.17 33.48 46.56 0.16 10.60 2.95  Total Maximum Daily Emissions 23.73 37.15 82.89 0.24 14.24 6.59  SCAQMD Regional Threshold 75 100 550 150 150 55  Threshold Exceeded? NO NO NO NO NO NO  Notes:  NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PM10 = particulate matter with an  aerodynamic resistance diameter of 10 micrometers or less; PM2.5 = particulate matter with an aerodynamic resistance  diameter of 2.5 micrometers  The maximum daily emissions are the maximum emissions compared from summer and winter seasons.  Source of  emissions: Urban Crossroads.    The Air Quality Impact Analysis report evaluated 152 residential dwelling units, which is more  conservative than the currently proposed 131 residential dwelling units.  As such, the analysis  represents a highly conservative estimate of greenhouse gas impacts.  As shown in Table  3, the project’s operational-related emissions would not exceed the SCAQMD’s  regional thresholds of significance for any of the criteria pollutants.  Therefore, the project would  result in a less than significant impact, and no mitigation is necessary.  c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? Less than significant impact. City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 29  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The project area is designated a non-attainment area for ozone, PM10 and PM2.5.  The SCAQMD has  published a report on how to address cumulative analysis impacts from air pollution: White Paper on  Potential Control Strategies to Address Cumulative Impacts from Air Pollution.7  In this report, the  SCAQMD clearly states (page D-3): . . . the AQMD uses the same significance thresholds for project specific and  cumulative impacts for  all environmental topics analyzed in an Environmental  Assessment or EIR.  The only case where the significance thresholds for project  specific and cumulative impacts differ is the Hazard Index (HI) significance threshold  for toxic air contaminant (TAC) emissions.  The project specific (project increment)  significance threshold is HI > 1.0 while the cumulative (facility-wide) is HI > 3.0.  It  should be noted that the HI is only one of three TAC  emission significance thresholds  considered (when applicable) in a CEQA analysis.  The other two are the maximum  individual cancer risk (MICR) and the cancer burden, both of which use the same  significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project  specific and cumulative impacts.    Projects that exceed the project-specific significance thresholds are considered by the SCAQMD to be  cumulatively considerable.  This is the reason project-specific and cumulative significance  thresholds are the same.  Conversely, projects that do not exceed the project-specific thresholds are  generally not considered to be cumulatively significant.  Therefore, this analysis assumes that individual projects that do not generate construction or  operational-related emissions that exceed the SCAQMD’s regional daily thresholds of significance  would also not cause a cumulatively considerable increase in emissions for  those pollutants for which  the Basin is in nonattainment.  Alternatively, individual project-level construction and operation  emissions that exceed the SCAQMD thresholds of significance would be considered cumulatively  considerable.  As shown in Table  2 and Table  3, the project’s construction and operational related emissions would  not exceed the applicable SCAQMD regional thresholds.  Therefore, the proposed project would  have a less than significant impact related to criteria pollutant emissions on both a project-level and  cumulative basis.  d) Expose sensitive receptors to substantial pollutant concentrations? Less than significant impact with mitigation incorporated. Sensitive Receptors  Those individuals who are sensitive to air pollution include children, the elderly, and persons with  preexisting respiratory or cardiovascular illness.  For purposes of CEQA, the SCAQMD considers a                                                               7 White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution.  [Online] South Coast Air Quality  Management District, 2003. http://www.aqmd.gov/docs/default-source/Agendas/Environmental-Justice/cumulative-impacts- working-group/cumulative-impacts-white-paper.pdf. City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      30 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  sensitive receptor to be a location where a sensitive individual could remain for 24 hours, such as  residences, hospitals, or convalescent facilities (SCAQMD 2009).  Commercial and industrial facilities  are not included in the definition because employees do not typically remain on-site for 24 hours.  However, when assessing the impact of pollutants with 1-hour or 8-hour standards (such as NO2 and  carbon monoxide), commercial and/or industrial facilities would be considered sensitive receptors  for those purposes.  The closest sensitive receptors are the existing residences 25 meters south of  the project site.  Localized Significance Threshold Analysis—Criteria Pollutants  Localized Significant Thresholds (LSTs) were developed in response to the SCAQMD Governing Board’s  environmental justice (EJ) initiatives (EJ initiative 1-4), recognizing that criteria pollutants such as CO;  NOx; and PM10 and PM2.5 in particular can have local impacts as well as regional impacts.  The goal of  significance thresholds is to ensure that no source creates, or receptor endures, a significant adverse  impact from any project.  LSTs represent the maximum emissions or air concentrations from a project  that will not cause or contribute to an exceedance of the most stringent applicable federal or state  ambient air quality standard, at any nearby sensitive or worker receptor.  The SCAQMD has divided the Air Basin into 36 Source Receptor Areas.  These Source Receptor Areas  are designated to provide a general representation of the local meteorological, terrain, and air quality  conditions within the particular geographical area.  To  facilitate the localized assessment process,  the SCAQMD provides a series of look-up tables that contain LSTs for each Source Receptor Area  within the Air Basin.  The localized assessment methodology limits the emissions in the analysis to  those generated from on-site activities.  If on-site construction emissions exceed the LSTs, then the  project would be considered to have a significant air quality impact.  The project is located within  Source Receptor Area 30.  The nearest sensitive receptors along the project site would be located  approximately 25 meters south of the project site.  The analysis makes use of methodology included in the SCAQMD Final Localized Significance  Threshold Methodology.8  The California Emissions Estimator Model (CalEEMod) calculates  construction emissions from the number of equipment hours and the maximum daily disturbance  activity possible for each piece of equipment.  In order to compare CalEEMod reported emissions  against the localized significance threshold lookup tables, project design features or mitigation  measures should contain the following parameters:  1. The off-road equipment list (including type of equipment, horsepower, and hours of  operation) assumed for  the day of construction activity with maximum emissions.    2. The maximum number of acres disturbed on the peak day.    3. Any emission control devices added onto off-road equipment.    4. Specific dust suppression techniques used on the day of construction activity with maximum  emissions.                                                               8 SCAQMD.  Localized Significance Thresholds Methodology. S.l. South Coast Air Quality Management District, 2003.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 31  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table  4 is used to determine the maximum daily disturbed-acreage for use in determining the  applicability of the SCAQMD’s LST look-up tables.  Table 4: Maximum Daily Disturbed Acreage Construction Phase Equipment Type Equipment Quantity Acres graded per 8hourday Operating Hours per Day Acres graded per day Site  Preparation  Rubber Tired  Dozers  3 0.5 8 1.5  Crawler Tractors 4 0.5 8 2  Graders 0 0.5 8 0  Scrapers 0 1 8 0  Total acres graded per day during Site Preparation 3.5  Grading Rubber Tired  Dozers  1 0.5 8 0.5  Crawler Tractors 2 0.5 8 1  Graders 1 0.5 8 0.5  Scrapers 2 1 8 2  Total acres graded per day during Grading 4  Source: Urban Crossroads.    As shown in Table  4, the project could actively disturb approximately 3.5 acres per day during the  site preparation phase and 4 acres per day during the grading phase of construction.  As such, the  SCAQMD look-up tables are utilized to determine the appropriate thresholds for a 3.5-acre  disturbance and 4-acre disturbance using linear regression, in accordance with SCAQMD  recommendations.  As a conservative measure, the SCAQMD’s screening look-up tables are utilized in determining  impacts.  As previously noted, a 25-meter receptor distance is utilized to determine the LSTs for  emissions of CO, NOx, PM10, and PM2.5.  Table  5 identifies the localized impacts at the nearest  receptor location in the vicinity of the project without mitigation.  It should be noted that the  impacts prior to mitigation measures take credit for reductions from standard regulatory  requirements such as Rule 403.  Table 5: Localized Construction Emissions (Without Mitigation) On-Site Site Preparation Emissions Emissions (pounds per day) NOx CO PM10 PM2.5 Maximum Daily Emissions 71.70 23.76 23.31 13.03  SCAQMD Localized Threshold 248 1,796 11 7  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      32 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table 5 (cont.): Localized Construction Emissions (Without Mitigation) On-Site Site Preparation Emissions Emissions (pounds per day) NOx CO PM10 PM2.5 Threshold Exceeded? NO NO YES YES Maximum Daily Emissions 71.27 35.73 12.64 6.38  SCAQMD Localized Threshold 266 1,961 12 7  Threshold Exceeded? NO NO YES NO  Source: Urban Crossroads.    As shown, emissions during construction activity would have the potential to exceed SCAQMD’s LSTs  for emissions of PM10 and PM2.5.  However, requiring all off-road construction equipment greater  than 150 horsepower used during site preparation and grading activities to be ARB certified tier 3 or  better, would reduce emissions to below the thresholds.  Therefore, Mitigation Measure (MM) AIR-1  is included to reduce the potential localized impact.  Table  6 shows the maximum daily regional  construction emissions with implementation of Mitigation Measure AIR-1.  Table  7 shows the  localized impacts at the nearest receptor location in the vicinity of the project with implementation  of Mitigation Measure AIR-1.  Table 6: Regional Construction Emissions (With Mitigation) Year Emissions (pounds per day) VOC NOx CO SOx PM10 PM2.5 2018 4.09 34.04 41.36 0.07 9.05 5.03  2019 55.72 30.87 26.65 0.06 3.49 1.91  Maximum Daily Emissions 55.72 34.04 41.36 0.07 9.05 5.03  SCAQMD Regional  Threshold  75 100 550 150 150 55  Threshold Exceeded? NO NO NO NO NO NO  Source: Urban Crossroads.    Table 7: Localized Construction Emissions (With Mitigation) On-Site Site Preparation Emissions Emissions (pounds per day) NOx CO PM10 PM2.5 Maximum Daily Emissions 27.05 30.31 8.90 4.99  SCAQMD Localized Threshold 248 1,796 11 7  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 33  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table 7 (cont.): Localized Construction Emissions (With Mitigation) On-Site Site Preparation Emissions Emissions (pounds per day) NOx CO PM10 PM2.5 Threshold Exceeded? NO NO NO NO  Maximum Daily Emissions 33.97 40.40 5.15 2.79  SCAQMD Localized Threshold 266 1,961 12 7  Threshold Exceeded? NO NO NO NO  Source: Urban Crossroads 2017.    The modeling results summarized above show that, with implementation of Mitigation Measure AIR- 1, emissions during construction activity would not exceed any of the applicable LSTs.  Localized Significance‐Long‐term Operational Activity  The proposed project involves the construction and operation of 131 dwelling units and a 125-room  hotel.  According to SCAQMD LST methodology, LSTs would apply to the operational phase of a  proposed project, if the project includes stationary sources, or attracts mobile sources that may  spend long periods queuing and idling at the site (e.g., transfer facilities and warehouse buildings).   The proposed project does not include such uses; thus, because of the lack of significant stationary  source emissions, no long-term localized significance threshold analysis is needed.  CO Hotspot Analysis  As discussed below, the project would not result in potentially adverse CO concentrations or “hot  spots.”   It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when  idling at congested intersections.  In response, vehicle emissions standards have become  increasingly stringent in the last twenty years.  Currently, the allowable CO emissions standard in  California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain  vehicles that are more stringent).  With the turnover of older vehicles, introduction of cleaner fuels,  and implementation of increasingly sophisticated and efficient emissions control technologies, CO  concentration in the SCAB is now designated as being in attainment.  CO concentrations in the project  vicinity have steadily declined, as indicated by historical emissions data presented in the June 2, 2017  Air Quality Analysis provided by Urban Crossroads.  To  establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO hot spot  analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and  afternoon time periods.  This hot spot analysis did not predict any violation of CO standards.  Further  detailed information regarding CO hot spots is discussed in the November 13, 2017 Air Quality  Impact Analysis contained in Appendix A of this IS/MND.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      34 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future  vehicle emission rates, a given project would have to increase traffic volumes at a single intersection  by more than 44,000 vehicles per hour or 24,000 vehicles per hour where vertical and/or horizontal  air does not mix—in order to generate a significant CO impact.9  At buildout of the project, the highest average daily trips on a segment of road would be 52,300 daily  trips on the south leg of Washington  Street and Highway 111, which is significantly lower than the  highest daily traffic volumes generated at the busiest intersection in the CO “hot spot” analysis.  The proposed project would not produce the volume of traffic required to generate a CO hot spot  either in context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO  threshold considerations.  Therefore, CO “hot spots” are not an environmental impact of concern for  the proposed project.  Localized air quality impacts related to operational mobile-source emissions  would therefore be less than significant.  e) Create objectionable odors affecting a substantial number of people? Less than significant impact. Land uses that are sources of objectionable odors that may affect  substantial numbers of people include wastewater treatment facilities, landfills, refineries, chemical  manufacturing facilities, feed lots, and dairies.  Odors can cause a variety of responses.  The impact  of an odor often results from interacting factors such as frequency (how often), intensity (strength),  duration (time), offensiveness (unpleasantness), location, and sensory perception.  The proposed  project does not include odor emitting land uses.  During construction, the various diesel-powered vehicles and equipment in use on-site would create  localized odors.  These odors would be temporary and would not likely be noticeable beyond the  project’s site boundaries.  Established requirements addressing construction equipment operations,  and construction material use, storage, and disposal requirements act to minimize odor impacts that  may result from construction activities.  Moreover, construction-source odor emissions would be  temporary, short term, and intermittent in nature and would not result in persistent impacts that  would affect substantial numbers of people.  Potential construction-source odor impacts are  therefore considered less than significant.  Potential sources of operational odors generated by the project would include disposal of  miscellaneous refuse.  SCAQMD Rule 402 acts to prevent occurrences of odor nuisances.10   Consistent with City requirements, all project-generated refuse would be stored in covered containers  and removed at regular intervals in compliance with solid waste regulations.  Potential operational-source odor impacts would therefore be considered less than significant.                                                               9 BAAQMD CEQA Guidelines. May 2017. Website: http://www.baaqmd.gov/~/media/files/planning-and-research/ceqa/ceqa  _guidelines_may2017-pdf.pdf?la=en.  10 South Coast Air Quality Management District.  RULE 402. Nuisance. [Online] May 7, 1976. [Cited: November 13, 2013.] Website:  http://www.aqmd.gov/rules/reg/reg04/r402.pdf.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 35  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Mitigation Measures MM AIR-1 During site preparation and grading activities, all off-road construction equipment  greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      36 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 4. Biological Resources Would  the project:  a) Have a substantial adverse effect, either directly  or through habitat modifications, on any species  identified as a candidate, sensitive, or special  status species in local or regional plans, policies,  or regulations, or by the California Department  of Fish and Game or U.S. Fish and Wildlife  Service?    b) Have a substantial adverse effect on any riparian  habitat or other sensitive natural community  identified in local or regional plans, policies, and  regulations or by the California Department of  Fish and Game or U.S. Fish and Wildlife Service?    c) Have a substantial adverse effect on federally  protected wetlands as defined by Section 404 of  the Clean Water Act (including, but not limited  to, marsh, vernal pool, coastal, etc.) through  direct removal, filling, hydrological interruption,  or other means?    d) Interfere substantially with the movement of  any native resident or migratory fish or wildlife  species or with established native resident or  migratory wildlife corridors, or impede the use  of wildlife nursery sites?    e) Conflict with any local policies or ordinances  protecting biological resources, such as a tree  preservation policy or ordinance?    f) Conflict with the provisions of an adopted  Habitat Conservation Plan, Natural Community  Conservation Plan, or other approved local,  regional, or state habitat conservation plan?      Environmental Setting The analysis provided below is based on the Biological Resource Assessment Technical  Memorandum  for  Assessor’s Parcel Number 600-340-048 at 79315 Highway 111, La Quinta, California, prepared by  FirstCarbon Solutions (FCS) and included in Appendix B.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 37  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Literature Review An FCS biologist researched readily available information, including relevant literature, databases,  agency web sites, various  previously completed reports and management plans, Geographic  Information System (GIS) data, maps, aerial imagery from public domain sources, and in-house records  to (1) assess habitats, special-status plant and wildlife species, jurisdictional waters, critical habitats, and  wildlife corridors that may occur in and near the project site, and (2) identify local or regional plans,  policies, and regulations that may apply to the project.  Plant and wildlife species protected by federal  agencies, state agencies, and nonprofit resource organizations, such as the California Native Plant  Society (CNPS), are collectively referred to as “special-status species.”11  Some of these plant and wildlife  species are afforded special legal or management protection because they are limited in population size,  and typically have a limited geographic range and/or habitat.      Field Survey Following the literature review, an FCS biologist conducted a reconnaissance-level biological survey  on the project site.  The survey included the following:    Habitat assessment and plant community mapping.   General plant survey.   General wildlife survey.   Jurisdictional assessment.   Wildlife movement evaluation.    The pedestrian survey was conducted on foot during the daylight hours and covered all accessible  areas of the project site.  Observations were also made with aerial imagery.  The biologist  characterized the existing habitat and searched for the presence of sensitive plant communities,  special-status plants and wildlife, jurisdictional areas, and potential wildlife corridors.   Existing Site Conditions The parcel currently consists of an undeveloped property with uncultivated areas having a sparse  cover of desert shrubs and weeds.  The site is bordered by commercial (auto mall) and industrial  uses to the north and east, and single-family and multi-family residential uses to the south and west.   The project site consists primarily of land that has been disturbed from human activity.  Disturbed  lands are no longer recognizable as a native or naturalized vegetation association, but they continue  to retain a soil substrate.  The project site is moderately disturbed by construction activities,  including light rough grading, excavation of three retention basins, existence of a large stormwater  outfall basin, the installation of basic utility infrastructure, and creation of 1:1 berm slopes (possibly  for wind erosion control) along the western, southern, and eastern boundaries.                                                               11  Avian species protected by the Migratory Bird Treaty  Act (MBTA) are not considered “special-status species.”  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      38 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Land Cover Types The project site occurs within one vegetation community/land cover type: disturbed.  Disturbed land  is characterized as an area that has been physically disturbed (by previous legal human activity) and  is no longer recognizable as a native or naturalized vegetation association, but continues to retain a  soil substrate.  Typically, vegetation, if present, is nearly exclusively composed of non-native plant  species such as ruderal exotic species that take advantage of disturbance, or shows signs of past or  present animal usage that removes any capability of providing viable natural habitat for uses other  than dispersal.  Vegetation  within the project site consists of non-native plants, weeds and desert shrubs.  Vegetation   observed included salt cedar (Tamarisk  sp.), a highly invasive shrub species.  Each of the three  shallow retention basins is filled with new-growth salt cedar.  Mature salt cedar is present in the  stormwater outfall retention basin, and is the predominant vegetation type in the basin.  The  stormwater retention basin also supports one mature cottonwood tree (Populus fremontii ssp.  fremontii) about 40 years old, and other large, invasive trees.  The stormwater retention basin is  about 15 to 20 feet in depth, with cooler temperatures than the rest of the site (up to 20 degrees  Fahrenheit [°F] cooler, due to shading) and may function as an oasis for wildlife species.  Special-Status Plants No listed, sensitive, or rare plant species were observed within the project site during the field  survey.  In addition, the literature review and field survey determined that the project site lacks  suitable habitats, soils and/or other factors to support special-status plant species. Special-Status Wildlife No listed or sensitive wildlife species were observed within the project site during the field survey.   In addition, the literature review and field survey concluded that none of the listed species in the  wildlife inventory have more than a low potential to exist within the project site, due to a lack of  certain suitable biological and physical features  that are needed to adequately support them.  However, habitat conditions create a moderate potential for four sensitive bird species to occur  within the project site.  The most likely possibility for  feasible habitat on the parcel is within the  stormwater outfall basin.  The basin is 15 to 20 feet deep and supports a large cottonwood tree and  other large, invasive trees; and it has a substantially cooler temperature than the rest of the site.   The basin appears to function as an oasis and could at least temporarily support special-status bird  species Crissal thrasher (Toxostoma  crissale), yellow warbler (Setophaga petechia), yellow-breasted  chat (Icteria virens), and summer tanager (Piranga rubra).  These species have modeled habitat  immediately adjacent to the parcel, and the outfall basin was alive with bird activity during the  reconnaissance-level field survey.   Jurisdictional Areas It was concluded that the project site does not contain federal  or state wetlands, waters, or habitats  that are potentially subject to the jurisdictional authority of the United States Army Corps of  Engineers (USACE), the Regional Water Quality Control Board (RWQCB), or CDFW.  The project site  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 39  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  does contain three shallow, man-made water retention basins and one stormwater outfall retention  basin with affiliated stormwater infrastructure.  The overall project area has less than a 3 percent  slope to the north.  No standing or flowing water was present during the survey, but soil patterns  and soil erosion patterns indicated that urban and stormwater runoff flows on the site at least  intermittently.  Erosion crevasses into the three man-made retention basins were also noted during  the survey and are evident signs of water passage through the site.  The stormwater culvert affiliated  with the stormwater outfall retention basin was determined to measure approximately 18 inches in  diameter and drains stormwater and urban runoff from the adjacent development into a storm  grate, which routes any flowing water below ground and possibly off-site.  The three retention basins  do not appear to drain off-site (all approximately 4 to 5 feet in depth).  The retention basins and  stormwater retention basin are not under state or federal jurisdiction.  Critical Habitats The literature review determined that the project site is not located within a designated or proposed  critical habitat for listed plant or wildlife species.   Wildlife Corridors The site is bordered by commercial and industrial uses to the north and east, and single-family and  multi-family residential uses to the south and west.  The literature review determined that the  project site is not located within a CDFW designated Essential Habitat Connectivity Area or a Natural  Landscape Block.  The field survey determined that the project site does not function as a wildlife  movement corridor.  The project site does not contain wildlife travel routes, such as a riparian strip,  ridgeline, or drainage; or wildlife crossings, such as a tunnel, culvert, or underpass.  In addition, the  project site is not located adjacent to, nor connects, large blocks of habitat.  The project site does  not represent a wildlife movement corridor because it is completely surrounded by other  development, walls, fencing, and roadways.  These permanent structures serve as significant barriers  to wildlife movement through the project site and region.  Nursery Sites The project site does not support resident or migratory fish species, and no native wildlife nursery  sites or rookeries were observed within the project site during the field survey.   Habitat Conservation Plan/Natural Community Conservation Plan The project site is located within the City of La Quinta and within areas covered by the Coachella  Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan (CVMSHCP)  in Riverside County.  The project site is not located within or adjacent to a CVMSHCP designated  conservation area.  The CVMSHCP is a comprehensive, multi-jurisdictional regional plan focusing on  conservation of species and their associated habitats to address biological and ecological diversity  conservation needs, while development is simultaneously approved on non-federal lands in the  Coachella Valley region of Riverside County.  The City of La Quinta is a plan participant and a  signatory to the Implementing Agreement.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      40 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Evaluation This section evaluates potential effects on biological resources that may result from project  implementation.   Would  the project:  a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less than significant impact with mitigation incorporated. No sensitive wildlife species were  observed within the project site during the field survey and a majority of the sensitive species in the  wildlife inventory do not have more than a low potential to exist within the project site.  However,  four sensitive bird species, Crissal thrasher, yellow warbler, yellow-breasted chat, and summer  tanager, have a moderate potential to occur within the stormwater outfall basin and could  potentially be impacted by the project.  The project will remove the habitat within the basin. Crissal  thrasher, yellow warbler, yellow-breasted chat, and summer tanager are CVMSHCP Covered Species.   The City of La Quinta is a signatory to the Implementing Agreement and participant in the CVMSHCP  through the contribution and funding of the Reserve System.  Plan participants are Permittees of the  Section 10(a) permit issued by the USFWS and the Natural Community Conservation Plan (NCCP)  permit issued by CDFW for “take” of Covered Species in conformance with the CVMSHCP and the  Implementing Agreement.  Through this participation, incidental take of species is allowed because  these actions have been mitigated for through the Reserve System.  Accordingly, payment of Local  Development Mitigation Fees by the project proponent, and compliance with the conditions of the  CVMSHCP Permit authorization provides full mitigation for direct, indirect, and cumulative impacts  on Crissal thrasher, yellow warbler, yellow-breasted chat, and summer tanager.  Impacts to these  sensitive birds are covered by the CVMSHCP and will be less than significant.  While the project site is disturbed, it supports open space, shrubs, and trees that could potentially  provide cover, foraging, and nesting habitat for resident and migratory birds.  These birds are  protected by the Migratory Bird Treaty  Act (MBTA) and/or the California Fish and Game Code (§§  3503, 3503.5, 3513, and 3800), which render it unlawful to take native breeding birds, and their  nests, eggs, and young.  The project has the potential to result in direct impacts on breeding birds, if  project activities occur during the breeding bird season and birds are nesting within the project site  and/or immediate vicinity at that time.  Temporary  direct impacts on breeding birds could occur  from increased noise, vibration, and dust during construction, which could adversely affect the  breeding behavior of some birds, and lead to the loss (take) of eggs and chicks, or nest  abandonment.  Impacts on nesting birds would be considered significant.  Implementation of  Mitigation Measure BIO-1 would help to avoid, eliminate, or reduce direct impacts on breeding birds  to less than significant levels.     City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 41  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  With implementation of Mitigation Measure BIO-1 and payment of the Local Development  Mitigation Fee, the project is anticipated to have no 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 CDFW or USFWS.  b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No impact. Riparian habitats are those on, relating to, or near the banks of a river, stream, creek,  spring, seep, pond or lake.  The project site is disturbed and does not support aquatic features,  wetlands, or jurisdictional areas necessary to support riparian vegetation.  Sensitive plant  communities (sensitive habitats) are communities that are of limited distribution statewide or within  a county or region and are often vulnerable to environmental impacts of projects (CDFG 2009).  No  riparian habitat or other sensitive natural communities were observed on the project site; therefore,  the project is not anticipated to have direct or indirect impacts on riparian habitats or other sensitive  natural community identified in local or regional plans, policies, regulations, or by CDFW or USFWS.  c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No impact. The project site is disturbed and does not support aquatic features, wetlands or  jurisdictional areas; therefore, the project is not anticipated to have direct or indirect impacts on  federally protected wetlands as defined by section 404 of the Federal Clean Water  Act (CWA).  As it  relates to the significance criterion, the project is anticipated to have no substantial adverse effect  on federally protected wetlands through direct removal, filling, hydrological interruption, or other  means.  d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? No impact. The project site does not contain and is not connected to an established wildlife  corridor; therefore, the project is not anticipated to have direct or indirect impacts on wildlife  corridors or wildlife movement.  The project site does not support resident or migratory fish species  or wildlife nursery sites; therefore, the project is not anticipated to have direct or indirect impacts on  wildlife nursery sites.  As it relates to the significance criterion, the project is not anticipated to  interfere substantially with the movement of any native resident or migratory fish or wildlife species  or with established native resident or migratory wildlife corridors; or impede the use of native  wildlife nursery sites.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      42 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less than significant impact.   The City of La Quinta General Plan Special Status Species map includes special-status species known  to occur in the City or its Sphere of Influence.  The project site is not located within the special- status species habitat areas.  Lastly, the City of La Quinta does not have any tree ordinances in place.   The impacts associated with the implementation of the proposed project with respect to local  policies or ordinances protecting biological resources would be less than significant.  f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No impact. The project site is located within the CVMSHCP.  Each project located within the plan  area must be consistent with the CVMSHCP.  The project site is not located within or adjacent to a  CVMSHCP designated conservation area; therefore, the Land Use Adjacency Guidelines do not apply.   In order to mitigate any potential impacts on plant and wildlife species covered by the CVMSHCP, the  project proponent will comply with the CVMSHCP, the Implementing Agreement, and the City of La  Quinta’s Ordinance No. 487.  This can be accomplished by paying a Development Mitigation Fee in  full to the City of La Quinta before the issuance of a grading permit.  The project proponent will  submit the required Development Mitigation Fee.  Complying with the CVMSHCP and paying the  development mitigation fees gives plan participants full mitigation under the Federal Endangered  Species Act (ESA), the California Endangered Species Act (CESA), the Native Plant Protection Act  (NPPA), CEQA, and National Environmental Policy Act (NEPA) for impacts on plant and wildlife  species covered by the CVMSHCP and their habitats; therefore, the project is not anticipated to  conflict with the provisions of an adopted Habitat Conservation Plan (HCP), NCCP, or other approved  local, regional, or state HCP.   Mitigation Measures MM BIO-1 Construction during Breeding Season and Pre-construction Breeding Bird Surveys  To  be in compliance with the MBTA and the California Fish and Game Code, and to  avoid and reduce direct and indirect impacts on migratory non-game breeding birds,  and their nests, young, and eggs to less than significant levels, the following  measures shall be implemented.    All ground-disturbing activities, including removal of vegetation, that would  remove or disturb potential nest sites shall be scheduled outside the breeding  bird season, if feasible.  The breeding bird nesting season is typically from January  15 through September 15, but can vary slightly from year to year, usually  depending on weather conditions.  Removing all physical features that could  potentially serve as nest sites outside of the breeding bird season also would help  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 43  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  to prevent birds from nesting within the project site during the breeding season  and during construction activities.    If project activities that would remove or disturb potential nest sites cannot be  avoided during January 15 through September 15, a qualified biologist shall  conduct a pre-construction clearance and nesting bird survey to search for all  potential nesting areas, breeding birds, and active nests or nest sites within the  limits of project disturbance up to seven days prior to mobilization, staging and  other disturbances.  The survey shall end no more than three days prior to  vegetation, substrate, and structure removal and/or disturbance.    If no breeding birds or active nests are observed during the pre-construction  survey, or if they are observed and would not be disturbed, then project activities  may begin and no further mitigation would be required.    If an active bird nest is located during the pre-construction survey and potentially  would be disturbed, a no-activity buffer zone shall be delineated on maps and  marked (flagging or other means) up to 500 feet for special-status avian species  and raptors, or 75 feet for non-special status avian species, at the discretion of the  qualified biologist.  The limits of the buffer shall be demarcated so as to not  provide a specific indicator of the location of the nest to predators or people.   Materials used to demarcate the nests would be removed as soon as work is  complete or the fledglings have left the nest.  Buffer zones shall not be disturbed  until a qualified biologist determines that the nest is inactive.     Birds or their active nests shall not be disturbed, captured, handled or moved.   Inactive nests may be moved by a qualified biologist, if necessary, to avoid  disturbance by project activities.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      44 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 5. Cultural Resources Would  the project:  a) Cause a substantial adverse change in the  significance of a historical resource as defined in  §15064.5?    b) Cause a substantial adverse change in the  significance of an archaeological resource  pursuant to §15064.5?    c) Directly or indirectly destroy a unique  paleontological resource or site or unique  geologic feature?    d) Disturb any human remains, including those  interred outside of formal cemeteries?      Environmental Setting A due diligence assessment for the project site was conducted June 17, 2016.  This due diligence  investigation consisted of a California Historical Resources Information System (CHRIS) records  search, a review of historic aerial photography and maps for the subject parcel, a Native American  Heritage Commission (NAHC) Sacred Lands File Search, a paleontological literature review and  localities database search, and a reconnaissance-level survey.  The results of the records search indicate that roughly 85 percent of the 1-mile search radius has  been previously studied for cultural resources and that the resulting understanding of the general  region is thorough.  The surrounding area has a high sensitivity for prehistoric resources and a  moderate sensitivity for historic resources.  The abundance of prehistoric sites within the 1-mile  search radius is understandable considering the proximity to ancient Lake Cahuilla, a natural water  source that would have had abundant plant and animal resources.  The distribution of prehistoric  sites lacks an identifiable pattern, since they seem to be dispersed evenly throughout the search  radius.  Such a sporadic pattern is common near ancient lake beds, whose shorelines expanded and  receded over time creating large numbers of small settlements over expansive surface areas rather  than concentrated locations.  The only discernable concentration of prehistoric sites within the  search radius is located to the northwest of the project area around the location of Whitewater River  and Point Happy.  This is likely because the natural streambed and adjacent defensible high point  made this particular landform location a desirable long-term settlement location, even into more  recent prehistoric times.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 45  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Evaluation Would  the project:  a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? No impact. The project area itself has been studied in depth through surveys in 1992 and 1997 and  monitoring during excavations and grading conducted in 1999/2000 and again in 2008 (Appendix G).   FCS Archaeologist Coral A. Eginton, M.A., RPA, conducted a reconnaissance-level pedestrian survey  of the project area on June 10, 2016.  The survey was accomplished using parallel transects at 15- meter intervals.  Photographs were taken during the survey, and notes on topography, soil  composition, and natural resources within the project area were recorded in a field notebook.  The  entire project area was scrutinized for the presence of natural and historic features that may indicate  the presence of archaeological sites.  Where surface-level fill material had been eroded and  underlying native soil was exposed, particular attention was paid to the depth of delineation and the  composition of subsurface deposits.  No ground disturbance or testing was authorized as part of this  investigation, but where native soils were accessible and where bioturbation had disturbed  sediments, hand screening and additional investigation were conducted.  The pedestrian survey   confirmed that the upper 3 feet of soil within the  project area has been locally excavated and  engineered to its current compaction (approximately 75 percent) (Appendix G).  Therefore, the  potential to encounter historical resources within the uppermost strata is virtually non-existent.  No  impacts are expected to occur.  b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? Less than significant impact with mitigation incorporated.  The general area has been shown to be  highly sensitive for prehistoric resources.  The abundance of previously recorded cultural resources  within the immediate vicinity of the project area exhibit no clear distribution pattern, which is likely  due to the proximity of the project area to the boundaries of ancient Lake Cahuilla.  Furthermore,  two prehistoric resources have been previously recorded within the project area, indicating that the  subject parcel itself has a high sensitivity to produce prehistoric resources.  While these two sites no  longer exist, they strongly suggest additional archaeological resources may be present in a  subsurface context.  Disturbance of these resources could result in significant impacts during grading  activities.  As such, implementation of Mitigation Measure CUL-1 is necessary to reduce impacts to  less than significant levels.  c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less than significant impact with mitigation incorporated. On June 1, 2016, FCS requested that Dr.  Samuel A. McLeod of the Los Angeles Natural History Museum conduct a paleontological literature  review and localities database search for the proposed project area.  A  Vertebrate  Paleontology  Records Check letter report was received from Dr. McLeod on June 15, 2016 indicating that while  there are no known fossil localities within the project area, there is a locality on record in similar  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      46 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  geological deposits exposed elsewhere in the region.  The closest vertebrate fossil locality, that of a  horse (LACM1269), was uncovered from older Quaternary Alluvium deposits 10 miles northwest of  the project area in a drainage on the northwest side of Edom Hill near Seven Palms Valley.  A copy of  the paleontological letter report can be found in Attachment C of Appendix G.  There are also  vertebrate and invertebrate fossils associated with Lake Cahuilla in the upper sediments in the  vicinity of the project. However, the upper three feet of the entire project is local fill material  consisting of heavily impacted lake sediments.   The paleontological records search determined that while the native topsoils have a low potential to  yield significant fossilized material, the underlying older sediments may produce significant fossils.   As such, implementation of Mitigation Measure CUL-2 is necessary to reduce impacts to less than  significant levels.  d) Disturb any human remains, including those interred outside of formal cemeteries? Less than significant impact with mitigation incorporated. Although the project site is not known to  contain any human remains or burial grounds, the project area has been identified as highly sensitive  for archaeological resources, which could include human remains.  As such, implementation of  Mitigation Measure CUL-3 is necessary to reduce impacts to less than significant levels.  Mitigation Measures MM CUL-1 Prior to any ground-disturbing activities, the applicant shall retain the services of a  qualified archaeologist and Tribal  Monitor.  Copies of contracts with monitoring  archaeologists and Tribal  Monitors shall be provided to the City prior to the issuance  of any ground-disturbing permit.  Full-time archaeological monitoring shall be  conducted by a qualified archaeologist for excavations that will exceed 3 feet in  depth.  In the event that buried cultural resources are discovered during  construction, the archaeologist shall be permitted to stop construction operations  within 50 feet of the find and the Applicant and/or the Applicant’s representative  shall immediately notify the City.  The archaeologist shall determine whether the  find requires further study.  The Applicant shall include a standard inadvertent  discovery clause in every construction contract to inform contractors of this  requirement.  The archaeologist shall make recommendations concerning  appropriate measures that will be implemented to protect the resource(s), including  but not limited to excavation and evaluation of the finds in accordance with Section  15064.5 of the CEQA Guidelines.  Any previously undiscovered resources found  during construction within the project area should be recorded on appropriate  Department of Parks and Recreation (DPR) 523 forms and evaluated for significance  in terms of CEQA criteria. The archaeologist shall provide the City with a report of all  monitoring activities within 30 days of completion of these activities.  MM CUL-2 Prior to any ground-disturbing activities, the applicant shall retain the services of a  qualified geologist or paleontologist.  Full-time monitoring shall be conducted for all  excavations that will exceed 3 feet  in depth.  In the event that paleontological  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 47  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  resources are discovered during construction, the paleontologist shall be permitted  to stop construction operations within 50 feet of the find and the Applicant and/or  the Applicant’s representative shall immediately notify the City.  The paleontologist  shall determine whether the find requires further study.  The Applicant shall include  a standard inadvertent discovery clause in every construction contract to inform  contractors of this requirement.  The paleontologist shall make recommendations  concerning appropriate measures that will be implemented to protect the  resource(s), including but not limited to excavation and evaluation of the finds in  accordance with the Society of Vertebrate  Paleontology Guidelines.  Any fossils  recovered during mitigation shall be deposited in an accredited and permanent  scientific institution. The paleontologist shall provide the City with a report of all  monitoring activities within 30 days of completion of these activities.  MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA  Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public  Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed.  If during the  course of project development there is accidental discovery of any human remains,  the following steps shall be taken:  1. There shall be no further excavation or disturbance of the site or any nearby area  reasonably suspected to overlie adjacent human remains until the County  Coroner is contacted to determine if the remains are Native American and if an  investigation of the cause of death is required.  If the coroner determines the  remains to be Native American, the coroner shall contact the Native American  Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the  person or persons it believes to be the “most likely descendant” (MLD) of the  deceased Native American.  The MLD may make recommendations to the  landowner or the person responsible for the excavation work, for means of  treating or disposing of, with appropriate dignity, the human remains and any  associated grave goods as provided in Public Resource Code Section 5097.98,  Environmental Issues.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      48 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 6. Geology and Soils Would  the project:  a) Expose people or structures to potential  substantial adverse effects, including the risk of  loss, injury or death involving:    i) Rupture of a known earthquake fault, as  delineated on the most recent Alquist-Priolo  Earthquake Fault Zoning Map issued by the  State Geologist for the area or based on  other substantial evidence of a known fault?   Refer to Division of Mines and Geology  Special Publication 42.    ii) Strong seismic ground shaking?  iii) Seismic-related ground failure, including  liquefaction?    iv) Landslides?   b) Result in substantial soil erosion or the loss of  topsoil?    c) Be located on a geologic unit or soil that is  unstable, or that would become unstable as a  result of the project, and potentially result in on-  or off-site landslide, lateral spreading,  subsidence, liquefaction or collapse?    d) Be located on expansive soil, as defined in Table   18-1-B of the Uniform Building Code (1994),  creating substantial risks to life or property?    e) Have soils incapable of adequately supporting  the use of septic tanks or alternative wastewater  disposal systems where sewers are not available  for the disposal of wastewater?      Environmental Setting A geotechnical investigation was prepared for the project site by Sladden Engineering (2017) and is  included in Appendix H.  Geotechnical investigations are intended to evaluate the engineering  properties of the subsurface materials, to evaluate their in‐situ characteristics, and to provide  engineering recommendations and design criteria for sire preparation, foundation design, and the  design of various site improvements.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 49  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Seismically induced ground rupture is defined as the physical displacement of surface deposits in  response to an earthquake’s seismic waves.  Ground rupture is most likely along active faults, and  typically occurs during earthquakes of magnitude 5.0 or higher.  Ground rupture only affects the  area immediately adjacent to a fault.  The proposed project is located in the highly seismic Southern California region within the influence  of several fault systems that are considered to be active or potentially active.  An active fault is  defined by the State of California as a “sufficiently  active and well defined fault” that has exhibited  surface displacement within the Holocene epoch (about the last 11,000 years).  A potentially active  fault is defined by the State as a fault with a history of movement within Pleistocene time (between  11,000 and 1.6 million years ago).  The site has been subjected to strong seismic shaking related to active faults that traverse through  the region.  Some of the more significant seismic events near the subject site within recent times  include M6.0 North Palm Springs (1986), M6.l Joshua Tree  (1992), M7.3 Landers (1992), M6.2 Big  Bear (1992) and M7.l Hector Mine (1999).  Table 8: Closest Known Active Faults Fault Name Distance (Km) Maximum Event San Andreas—Coachella 9.1 7.2*  San Andreas—Southern 9.1 7.2*  Burnt Mountain 28.1 6.5  Eureka Peak 29.6 6.4  San Andreas—San Bernardino 30.2 7.5*  San Jacinto—Anza 33.8 7.2  San Jacinto—Coyote Creek 34.4 6.8  Pinto Mountain 48.6 7.2  Note:  * 8.2 for multiple-segment  rupture    The Alquist-Priolo Earthquake Fault  Zoning Act was passed in 1972 to mitigate the hazard of surface  faulting to structures for  human occupancy.  The Act’s main purpose is to prevent the construction of  buildings used for human occupancy on the surface trace of active faults.  The Act requires the State  Geologist to establish regulatory zones, known as “Alquist-Priolo  (AP) Earthquake Fault Zones,” around  the surface traces of active faults and to issue appropriate maps.  If an active fault is found, a  structure for human occupancy cannot be placed over the trace of the fault and must be set back  from the fault (typically 50 feet).  Liquefaction describes the behavior of soils that, when loaded, suddenly suffer a transition from a  solid state to a liquefied state, or having the consistency of a heavy liquid.  Liquefaction can occur  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      50 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  during vibratory conditions such as those induced by seismic event, under saturated conditions in  soils, such as sand, in which the strength is purely frictional.  A low relative density and loose  consistency of the granular materials, shallow groundwater table, long duration, and high  acceleration of seismic shaking are some of the factors  that can cause liquefaction.  Presence of  predominately cohesive or fine-grained materials and/or absence of saturated conditions can  preclude liquefaction.  Liquefaction hazards are usually manifested in the form of buoyancy forces  expected on structures during liquefaction, increase in lateral earth pressures due to liquefaction,  horizontal and vertical movements of structures resulting from lateral spreading, and post- earthquake settlement of the liquefied materials.   Environmental Evaluation Would  the project:  a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No impact. Surface rupture is expected to occur along pre-existing, known active fault traces.   However, surface rupture could potentially splay or step from known active faults or rupture along  unidentified traces.  Based upon review of Rogers (1965), Jennings (1994), CDOC (2017), and RCPR  (2017), known faults are not mapped on or projecting towards the site.  In addition, no signs of  active surface faulting were observed during Sladden Engineering’s review of non-stereo digitized  photographs of the site and site vicinity (Google 2017).  Finally, no signs of active surface fault  rupture or secondary seismic effects (lateral spreading, lurching, etc.) were identified on-site during  Sladden Engineering’s field investigation.  In addition, according to the City of La Quinta General Plan  EIR Faults and Historical Seismicity Map, the project site is not located within an Alquist-Priolo Special  Studies Zone.  Therefore, risks associated with primary surface ground rupture should be considered  “low,” and there would be no impact.  ii) Strong seismic ground shaking? Less than significant impact. As with all areas of Southern California, the project would be subject  to strong ground shaking associated with seismic activity.  The City of Quinta is located across the  boundary of the Colorado Desert and Peninsula Ranges Provinces that include low-lying basins,  northwest-trending valleys and mountain ranges.12  There are numerous earthquake-producing faults  in this region, including the San Andreas Fault Zone (including the San Gorgonio Pass Thrust Fault),  San Jacinto Fault Zone, Pinto Mountain Fault, faults in the Eastern California Shear Zone (including the  Burnt Mountain, Eureka Peak, and Pisgah-Bullion Mountain-Mesquite Lake faults), and the Elsinore  Fault.  As stated in Impact 6a)i, the nearest fault to the project area is the San Andreas Fault, located                                                               12 http://www.laquintaca.gov/home/showdocument?id=15858 La Quinta General Plan EIR  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 51  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  approximately 6.44 miles to the northeast and capable of generating at least magnitude 6.7 (Richter  scale) earthquakes.  As previously addressed in Impact 6a)i, the project site is not located within an earthquake fault zone.   In addition, the project would involve all new structures and would be required to conform to the  seismic design parameters of the California Building Code (CBC).  Compliance with the seismic  design parameters as outlined in the most recent CBC would ensure habitable structures are built to a  level such that they can withstand acceptable seismic risk and, therefore, would ensure that impacts  would be less than significant.  iii) Seismic-related ground failure, including liquefaction? Less than significant impact.  According to the City of La Quinta General Plan EIR Seismic Hazards  Map, the project area is not located within areas of high or moderate liquefaction susceptibility.  The project must comply with the most current California Building Code (CBC) in effect at the time  building permits are issued.  A geotechnical investigation was prepared that fully identifies any site- specific risk for liquefaction.  The geotechnical report also outlines certain building  recommendations in accordance with the CBC.  Grading recommendations will be provided in a final  report.  As stated in the geotechnical investigation, according to the County of Riverside (RCPR  2017), the site is situated within a Moderate liquefaction zone.  Based on Sladden Engineering’s  review of groundwater levels in the site vicinity (> 50 feet  bgs; Tyley 1974), risks associated with  liquefaction are considered negligible.  Therefore, impacts would be less than significant.  iv) Landslides? Less than significant impact. According to the geotechnical investigation prepared by Sladden  Engineering (2017), no signs of slope instability in the form of landslides, rock falls, earthflows or  slumps were observed at or near the subject site.  The site is situated on relatively flat ground and  not immediately adjacent to any slopes or hillsides.  As such, risks associated with slope instability  should be considered negligible.  In addition, according to the City of La Quinta General Plan EIR  Seismic Hazards Map, the project area is not located within an earthquake- induced slope instability  zone, or in a liquefaction susceptibility zone. Therefore, project implementation would not expose  people or structures to potential substantial adverse effects involving landslides.  b) Result in substantial soil erosion or the loss of topsoil? Less than significant impact.  The project site is currently an undeveloped lot.  Within the Project  area, there is a natural sand migration process called “blowsand” that has direct and indirect effects  on air quality.  Blowsand produces particulate matter (PM10) in two ways: (1) by direct particle  erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road  surfaces.   During the construction phase of the project, the area may be exposed to soil erosion or the loss of  topsoil.  However, the project would comply with SCAQMD fugitive dust regulations (Rules 403 and  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      52 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  403.1) and would prevent the loss of soil through wind or water erosion by implementing an  effective combination of erosion and sediment control and good housekeeping Best Management  Practices (BMPs).  The project would be required to prepare a fugitive dust control plan to comply  with Rule 403.1,and  La Quinta Municipal Code Section 6.16.  The project would also be subject to  compliance with the National Pollutant Discharge Elimination System (NPDES) permitting process,  since 1 or more acres of soil would be disturbed.  Prior to the issuance of preliminary or precise  grading permits, the project Applicant shall provide the City Engineer with evidence that a Notice of  Intent (NOI) has been filed with the State Water Resources Control Board (SWRCB).  Such evidence  shall consist of a copy of the NOI stamped by the SWRCB or RWQCB, or a letter from either agency  stating that the NOI has been filed.  In addition, prior to the issuance of grading permits, the  Applicant shall prepare a SWPPP that complies with the Construction General Permit, and at a  minimum will include the following:   Discuss in detail the BMPs planned for the project related to control of sediment and erosion,  non-sediment pollutants, and potential pollutants in non-stormwater discharges;     Describe post-construction BMPs for  the project; the Applicant shall explain the maintenance  program for the project’s BMPs.     Lastly, the Applicant shall list the parties responsible for the SWPPP implementation and the  BMP maintenance during and after grading.  The project Applicant shall implement the SWPPP  and modify the SWPPP as directed by the Construction General Permit.    Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, project  implementation would result in a less than significant impact involving soil erosion or the loss of  topsoil.  c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less than significant impact. According to the geotechnical investigation prepared by Sladden  Engineering (2017), no fissures or other surficial evidence of subsidence were observed at the  project site.  With the exception of isolated tension zones  typically manifested on the ground surface  as fissures and/or ground cracks, subsidence related to groundwater depletion is generally localized  with very little differential settlement over short distances, such as across individual buildings.  The CVWD has publicly acknowledged regional subsidence throughout the southern portion of the  Coachella Valley, and has indicated a commitment to groundwater replenishment programs that are  intended to limit future subsidence.  At this time, subsidence is considered a regional problem  requiring regional mitigation not specific to the project.  Following compliance with the City’s  Building Regulations, the recommendations of the geotechnical investigations prepared for the  project and the 2016 CBC, project implementation would not expose people or structures to  potential substantial adverse effects involving unstable geologic units or soils.  As described above,  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 53  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  the site is not expected to be subject to liquefaction or landslide. Thus, impacts would be less than  significant.  d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Less than significant impact. Expansive soils contain significant amount of clay particles that swell  and shrink periodically when exposed to liquid and then dried.  Generally, the soil on the project site  consists of silty sand (SM) and sandy silt (ML).  Based on the results of Sladden Engineering’s  laboratory testing (EI2), the materials underlying the site are considered to have a “very low” to  “low” expansion potential.  Impacts would be less than significant.    e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No impact.  The project does not propose the use of septic tanks.  The sanitary sewage collection  and treatment system in the City is operated and maintained by the CVWD, which extends service  based upon approved designs and improvements constructed by the private developer.  There is an  existing 18-inch sewer main in Adams Street and an existing 8-inch sewer line in Auto Center Drive  for the development to connect to.  The residential uses on the project site will be served by 8-inch  sewer mains, and the hotel component will be served by a 6-inch sewer main.  Therefore, no impacts  would occur.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      54 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 7. Greenhouse Gas Emissions Would  the project:  a) Generate greenhouse gas emissions, either  directly or indirectly, that may have a significant  impact on the environment?    b) Conflict with any applicable plan, policy or  regulation of an agency adopted for the purpose  of reducing the emissions of greenhouse gases?      Environmental Setting In April 2008, the SCAQMD, in order to provide guidance to local lead agencies on determining the  significance of GHG emissions identified in CEQA documents, convened a “GHG CEQA Significance  Threshold Working Group.”  The goal of the working group is to develop and reach consensus on an  acceptable CEQA significance threshold for GHG emissions that would be utilized on an interim basis  until ARB (or some other state agency) develops statewide guidance on assessing the significance of  GHG emissions under CEQA.  Initially, SCAQMD staff presented the working group with a significance threshold that could be  applied to various types of projects—residential, non-residential, industrial, etc.  However, the  threshold is still under development.  In December 2008, staff presented the SCAQMD Governing  Board with a significance threshold for stationary source projects where it is the lead agency.  This  threshold uses a tiered approach to determine a project’s significance, with 10,000 metric tons of  carbon dioxide equivalent (MT CO2e) as a screening numerical threshold for stationary sources.   More importantly, it should be noted that when setting the 10,000-MT CO2e threshold, the SCAQMD  did not consider mobile sources (vehicular travel); rather, the threshold is based mainly on stationary  source generators such as boilers, refineries, power plants, etc.  Therefore, it would be misleading to  apply a threshold that was developed without consideration for  mobile sources to a project where  the majority of emissions are related to mobile sources.  Thus, there is no SCAQMD threshold that  can be applied to this project.  In September 2010, the Working Group released additional revisions that consist of the following  recommended tiered approach:13   Tier 1 consists of evaluating whether or not the Project qualifies for applicable CEQA  exemptions.                                                                 13 Greenhouse Gas CEQA Significance Threshold Stakeholder Working  Group Meeting #15.  South Coast Air Quality Management  District.  Diamond Bar 2010.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 55  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   Tier 2 consists of determining whether or not a Project is consistent with a greenhouse gas  reduction plan.  If a Project is consistent with a greenhouse gas reduction plan, it would not  have a significant impact.      Tier 3 consists of screening values at the discretion of the lead agency; however they should  be consistent for all projects within its jurisdiction.  Project-related construction emissions  should be amortized over 30 years and should be added back the Project’s operational  emissions.  The following thresholds are proposed for  consideration:  - 3,000 MT CO2e per year for all land use types  or  - 3,500 MT CO2e per year for residential; 1,400 MT CO2e per year for commercial; or 3,000 MT  CO2e per year for mixed-use projects     Tier 4 has the following options:  - Option 1: Reduce emissions from business as usual by a certain percentage (currently  undefined)  - Option 2: Early implementation of applicable AB 32 Scoping Plan measures  - Option 3: A project-level efficiency target of 4.8 MT CO2e per service population as a 2020  target and 3.0 MT CO2e per service population as a 2035 target.  The recommended plan- level target for 2020 is 6.6 MT CO2e and the plan level target for 2035 is 4.1 MT CO2e     Tier 5 involves mitigation offsets to achieve target significance thresholds.    Environmental Evaluation Would  the project:  a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less than significant impact. The City of La Quinta has not adopted its own numeric threshold of  significance for determining impacts with respect to greenhouse gas (GHG) emissions.  A screening  threshold of 4.8 MT CO2 per service population per year is used to determine whether a significant  impact would occur.  The project would be required to comply with the community-wide  greenhouse gas reduction measures and programs for new development included in the City of La  Quinta’s Greenhouse Gas Reduction Plan.  This approach is a widely accepted screening threshold  used by numerous cities in the South Coast Air Basin and is based on the SCAQMD staff’s proposed  GHG screening threshold for stationary source emissions for non-industrial projects, as described in  the SCAQMD’s Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans  (SCAQMD Interim GHG Threshold).  The SCAQMD Interim GHG Threshold identifies a screening  threshold to determine whether additional analysis is required.14  The project’s estimated GHG  emissions are shown in Table  9.                                                               14 South Coast Air Quality Management District.  Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans.  http://www.aqmd.gov/hb/2008/December/081231a.htm.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      56 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table 9: Total Project Year 2019 Greenhouse Gas Emissions Emission Source Emissions (metric tons per year) CO2 CH4 N2O Total CO 2e Annual construction-related  emissions amortized over 30 years  24.86 4.47E-03 — 24.98  Area 113.16 5.00E-02 2.23E-03 151.11  Energy 938.79 0.03 1.00E-02 942.73  Mobile Sources 2,476.367 0.17 — 2,481.02  Waste 50.10 2.96 — 124.11  Water Usage 81.74 0.43 1.00E-02 95.66  Total CO2E (All Sources) 3,783.61  Service Population 1,234  Total CO2e/Service Population 3.07 SCAQMD Threshold (Service Population) 4.8 Significant? NO Source: Urban Crossroads, 2017.    As shown on Table  9, the project would result in 3.07 MT CO2e per service population per year  compared to the SCAQMD Tier 4 threshold of 4.8 MT CO2e per service population per year and thus  would not exceed the SCAQMD screening threshold.  As such, project-related emissions would not  have a potential significant direct or indirect impact on GHG and climate change.  b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Less than significant impact. La Quinta is committed to reducing GHG emissions within its  jurisdiction and prepared a Greenhouse Gas Reduction Plan as a first step towards achieving the AB  32 goal.  The City of La Quinta issued a draft version of Greenhouse Gas Emission Reduction Plan in  July 2012, which was subsequently adopted in February 2013 as part of the 2035 General Plan  update.15  The City has developed a GHG emissions inventory which establishes 2005 as the baseline  year and projects future year emissions based on 2005 emission levels.  La Quinta has set forth  reduction targets consistent with AB 32 and aims to reduce CO2e emissions to 10 percent below 2005  levels by 2020 and 28 percent below 2005 by 2035.                                                               15 City of La Quinta GHG Reduction Plan.  July 2012.  http://www.laquintaca.gov/home/showdocument?id=15955.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 57  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The project’s year 2005 baseline emissions were compared with the project’s year 2035 emissions,  as shown in Table  10.  The summary of baseline emissions in Table  10 includes the construction- related GHG emissions as calculated for opening year.  The proposed project’s emissions for the  baseline year would be 4,339.17 MT CO2e per year and the project’s 2035 emissions would be 3,001  MT CO2e per year.  This yields a reduction of approximately 30.84 percent, which satisfies the City’s  GHG Reduction Plan target of a 28 percent reduction.  As such, the project is considered consistent  with the City of La Quinta GHG Reduction Plan.  Table 10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions Emission Source CO2e Emissions Levels by Year (metric tons per year) 2005 BAU 2035 Project Annual Construction-related emissions  amortized over 30 years  24.98 24.98  Area 115.14 122.33  Energy Use 1,129.05 942.73  Mobile Sources 2,850.23 1,691.09  Waste 124.11 124.11  Water Usage 95.66 95.66  Total 4,339.17 3,000.90  Reduction over BAU 30.84% Project Minimum Improvement 28.0% Meets Requirement? YES   Consistency with AB 32  AB 32 requires California to reduce its GHG emissions by approximately 28.5 percent when compared  to GHG emissions produced under a Business as Usual scenario.16  ARB identified reduction measures  to achieve this goal as set forth in the ARB Scoping Plan.  Thus, projects that are consistent with the  ARB Scoping Plan are also consistent with the 28.5 percent reduction below business as usual  required by AB 32.  The ARB Scoping Plan recommendations serve as statewide measures to reduce GHG emissions  levels.  The Project would be consistent with the applicable measures established in the Scoping  Plan, as shown in Table  11.                                                               16 Assembly Bill 32: Global Warming Solutions Act.  [Online] 2006.  [Cited: November 13, 2013.]  Website: http://www.arb.ca.gov/cc  /ab32/ab32.htm.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      58 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Table 11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction Number Scoping Plan Measure Remarks T-1 Pavley Motor Vehicle Standards  (AB 1493)  Residents and employees would purchase vehicles  in compliance with then-current ARB vehicle  standards. H-4 Limit High GWP Use in Consumer  Products  Residents and employees would use consumer  products that would comply with then-existing  regulations.  H-1 Motor Vehicle Air Conditioning  Systems—Reduction from Non-  Professional Servicing  This specific measure is beyond the purview of any  individual project.  Notwithstanding, it is  reasonably expected that residents and employees  would follow the law and not perform prohibited  air conditioning repairs and would instead use  professional servicing, as needed.  T-4 Tire Pressure Program Motor vehicles driven by residents and employees  would maintain proper tire pressure when vehicles  are serviced. T-2 Low Carbon Fuel Standard Motor vehicles driven by residents and employees  would use fuels that are compliant with existing  standards. W-1 Water Use Efficiency Development proposals within the project site would  implement measures to minimize water use and  maximize efficiency as required by the California  Water Conservation in Landscaping Act of 2006  (AB1881), which requires the City to adopt the  Department of Water Resources updated Water  Efficient Landscape Ordinance.  These requirements  would apply to the Project. GB-1 Green Buildings Development within the project site would be  constructed in compliance with existing state or  local green building standards. H-5 Air Conditioning Refrigerant Leak  Test During Vehicle Smog Check  Motor vehicles driven by residents and employees  would comply with the leak test requirements  during smog checks. E-1 Energy Efficiency Measures  (Electricity)  The project would comply with existing electrical energy efficiency standards.  CR-1 Energy Efficiency (Natural Gas) Development within the project site would comply  with existing natural gas energy efficiency  standards. GB-1 Greening New Residential and  Commercial Construction  Development proposals within the project site would comply with existing green building  standards.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 59  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Consistency with SB 32  Senate Bill 32 (SB 32) requires the State to reduce statewide greenhouse gas emissions to 40 percent  below 1990 levels by 2030, a reduction target that was first introduced in Executive Order B-30-15.   The new legislation builds upon the AB 32 goal of 1990 levels by 2020 and provides an intermediate  goal to achieving Executive Order S-3-05, which sets a statewide greenhouse gas reduction target of  80 percent below 1990 levels by 2050.1718  According to research conducted by the Lawrence Berkeley National Laboratory and supported by  the ARB, California, under its existing and proposed GHG reduction policies, is on track to meet the  2020 reduction targets under AB 32 and could achieve the 2030 goals under SB 32.19  The project applicant would not interfere with any future City-mandated, state-mandated, or  federally mandated retrofit obligations enacted or promulgated to legally require development  citywide, statewide, or nationwide to assist in meeting state-adopted greenhouse gas emissions  reduction targets, including that established under Executive Order S-3-05, Executive Order B-30-15,  or SB 32.  The project would not interfere with the State’s implementation of (i) Executive Order B-30-15 and   SB 32’s target of reducing statewide GHG emissions to 40 percent below 1990 levels by 2030 or (ii)  Executive Order S-3-05’s target of reducing statewide GHG emissions to 80 percent below 1990  levels by 2050 because it would not interfere with the State’s implementation of GHG reduction   plans described in the ARB’s Updated Scoping Plan, including providing for 12,000 megawatts of  renewable distributed generation by 2020, the California Building Commission mandating net zero  energy homes in the building code after 2020, or existing building retrofits under AB 758. Therefore,  the project’s impacts on greenhouse gas emissions in the 2030 and 2050 horizon years would be less  than significant.  Mitigation Measures None.                                                               17 Policy Matters Journal: A Student Publication from the Goldman School of Public Policy.  New California Emissions Targets  Spell Next  Step in the State’s Fight against Climate Change.  [Online] September 1, 2016. http://www.policymattersjournal.org/sb32.html.  18 Senate Bill No. 32. [Online] September 8, 2016. https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160SB32  19 Lawrence Berkeley National Laboratory.  California’s Policies Can Significantly Cut Greenhouse Gas Emissions through 2030.   Lawrence Berkeley National Laboratory.  [Online] January 22, 2015. http://newscenter.lbl.gov/2015/01/22/californias-policies-can- significantly cut-greenhouse-gas- emissions-2030/.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      60 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 8. Hazards and Hazardous Materials Would  the project:  a) Create a significant hazard to the public or the  environment through the routine transport, use,  or disposal of hazardous materials?   b) Create a significant hazard to the public or the  environment through reasonably foreseeable   upset and accident conditions involving the  release of hazardous materials into the  environment?    c) Emit hazardous emissions or handle hazardous  or acutely hazardous materials, substances, or  waste within one-quarter mile of an existing or  proposed school?    d) Be located on a site which is included on a list of  hazardous materials sites compiled pursuant to  Government Code Section 65962.5 and, as a  result, would it create a significant hazard to the  public or the environment?    e) For a project located within an airport land use  plan or, where such a plan has not been  adopted, within two miles of a public airport or  public use airport, would the project result in a  safety hazard for people residing or working in  the project area?    f) For a project within the vicinity of a private  airstrip, would the project result in a safety  hazard for people residing or working in the  project area?    g) Impair implementation of or physically interfere  with an adopted emergency response plan or  emergency evacuation plan?    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?      Environmental Setting A Phase I ESA was prepared for the project site by EEI Geotechnical & Environmental Solutions  (2016), and is included in Appendix C. Phase I ESAs are intended to identify potential environmental  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 61  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  liabilities associated with the presence of hazardous materials, their use, storage, and disposal on  and in the vicinity of a property, as well as any previous regulatory noncompliance that may have  occurred on a property.  The goal of a Phase I ESA is to identify the presence or likely presence of any  hazardous substances or petroleum products on a property that may indicate an existing release, a  past release, or a material threat of a release of any hazardous substance or petroleum product into  the soil, groundwater, or surface water of the property.  The ESA was prepared in accordance with  the American Society of Testing and Materials (ASTM) standard practice ASTM 1527-13 standard.  A hazardous material is any item or agent (biological, chemical, radiological, and/or physical), which  has the potential to cause harm to humans, animals, or the environment, either by itself or through  interaction with other factors.  There are also hazardous materials found in common household  items such as repellants, detergents, aerosols, etc.  The federal government, state government, and local authorities help regulate the uses and  transportation of many hazardous materials.  Some agencies applicable to the project include the  United States Environmental Protection Agency (EPA); the federal Comprehensive Environmental  Response, Compensation and Liability Act (CERCLA); the California Department of Toxic  Substances  (DTSC); Resources Conservation and Recovery Act (RCRA); and the Cortese List (California  Government Code Section 65962.5).  The State of California also uses hazardous materials  databases, such as GeoTracker and EnviroStor, to help map out active and closed hazardous waste  sites.  According to GeoTracker and EnviroStor, there are numerous hazardous waste materials sites  within one mile of the project but all are closed.  The project site itself is not located on a hazardous  waste materials site.  Environmental Evaluation Would  the project:  a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than significant impact.  The project would involve the routine transport, use, and disposal of  hazardous materials throughout the construction phase.  Potential hazardous materials transported,  used, or disposed of during project construction would be limited to commonly used substances  such as gasoline, diesel, oil, grease, mechanical fluids, paints, and cleaning solvents.  To  mitigate the  potential for hazardous material impacts, the project would be required to comply with all applicable  local, state, and federal regulations governing hazardous materials.  Compliance with these  regulations would ensure that hazardous material wastes generated during the construction process  are disposed of properly by qualified professionals.  Therefore, short-term, construction-related  impacts would be less than significant.  Once operational, the proposed project would result in the on-site use of common types of  hazardous materials, such as cleaning and degreasing solvents, fertilizers, pesticides, and other  materials used in the regular maintenance and landscaping of residential and hotel developments.   Residential and commercial hotel uses are required to comply with existing hazardous materials  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      62 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  regulations, and verification of compliance would be monitored by County and State agencies (such  as the Riverside County Department of Environmental Health, Occupational Safety and Health  Administration in the workplace or Department of Toxic  Substances Control for hazardous waste).   These potentially hazardous materials would not be of a type or occur in sufficient quantities to pose  a significant hazard to the public and safety or the environment.    The City of La Quinta adopted the California Fire Code, and regularly updates it, for the purpose of  prescribing regulations governing conditions hazardous to life and property from hazardous  materials or explosions (as well as fire).  Compliance with existing safety standards related to the  handling, use, and storage of hazardous materials, and compliance with the safety procedures  mandated by applicable federal, state, and local laws and regulations (e.g., La Quinta Municipal Code  ([LQMC]) Chapter 8.08, the Resource Conservation and Recovery Act, California Hazardous Waste  Control Law, and principles prescribed by the California Department of Health Services, Centers for  Disease Control and Prevention, and National Institute of Health) would be required by the City of La  Quinta and the respective agencies with enforcement authority.  For these reasons, hazardous materials used during project operation would not pose any  substantial public health or safety hazards related to hazardous materials.  The project would also  comply with all existing regulations and procedures, including the Department of Transportation  provisions regulating the transport of hazardous materials, would minimize risks to the maximum  extent practicable.  Therefore, project implementation would result in less than significant impacts.  b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less than significant impact. The proposed project includes the construction of 131 single-family  residential units and a 125-room hotel.  Based on the nature and quantity of the hazardous materials  that would be used and stored during construction (e.g., diesel-fueled equipment, asphalt), and  operation (e.g., household cleaners) of the project, it is unlikely that upset and accident conditions  involving the release of hazardous materials into the environment would occur because the project  would be required to comply with applicable laws.  As indicated in Impact 8a) above, all hazardous  materials would be handled in accordance with applicable laws.  Asbestos-containing materials and lead-based paint are usually found in buildings constructed prior  to 1978.  Since the project site has been historically undeveloped, the presence of asbestos-  containing materials or lead-based paint is not anticipated.  In addition, EEI Geotechnical &  Environmental Solutions preformed a Phase I ESA, which revealed no evidence of a Recognized  Environmental Condition in connection with the subject property.    Compliance with the established regulations would ensure that the project would not create a  significant hazard to the public or the environment through reasonably foreseeable upset and  accident conditions involving the release of hazardous materials into the environment.  Therefore,  the project would have a less than significant related impact.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 63  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No impact. The project site is not located within 0.25 mile of an existing or proposed school.  The  nearest school is La Quinta High School, located approximately 0.54 mile northeast of the project site.   The next closest school is Amelia Earhart Elementary School, which is located approximately1.03 miles  northeast of the project site.  Then follows  John Glenn Middle School, located approximately 1.08  miles northeast of the project site.  Because of the nature of the project, it is not anticipated that  the future buildings would emit hazardous emissions or handle hazardous or acutely hazardous  materials, substances, or waste in reportable quantities.  Therefore, project implementation would  result in less than significant impacts involving hazardous emissions or handling hazardous or acutely  hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school.  d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No impact. The California Department of Toxic  Substances Control compiles a list, most commonly  known as a Cortese List, of known sites containing hazardous materials.  The project site is not listed  as a known site containing hazardous materials; therefore, no impacts would occur.  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? No impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes  Airport and approximately 8.35 miles northwest of the Jacqueline Cochran Regional Airport.  The  project site is not located within an airport land use plan.  Therefore, the project will not result in a  safety hazard for people residing or working in the project area.  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? No impact. The project area is not located within the vicinity of a private airstrip that would result in  a safety hazard for people residing or working in the project area.  No impact is expected.  g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less than significant impact. The City currently contracts with Riverside County Fire Department for  emergency services, and the City’s Emergency Services Division is responsible for preparing the  community for natural and manmade disasters and emergencies.  The City is also involved in the  Community Emergency Response Team  (CERT) program.  The CERT Program educates people about  disaster preparedness for hazards that may impact their area, and trains them in basic disaster  response skills such as fire safety, light search and rescue, team organization, and disaster medical  operations.  New residents of the project may allow for more volunteers for groups such as CERT.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      64 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The City prepared an Emergency Operations Plan to address emergency response, and has instituted  the Code RED notification system to help notify the public, through telephone calls, about  emergencies such as water contamination, evacuation notices, wildfires, bomb threats, hazardous  spills, and other emergency situations.20  An emergency operations center (EOC) is the base of  operation during emergency situations and is considered a critical facility.  The La Quinta Civic Center  building has been designated the City’s primary EOC.  The Riverside County Administrative Centers in  Riverside and Indio, which have been designated the County’s EOCs, and the County’s mobile EOC  may also be employed to provide assistance during an emergency.  The proposed project would not  impair the operation of EOCs or physically interfere with the emergency response plan.  As such, the  proposed project is expected to have a less than significant effect with an adopted emergency  response plans or emergency evacuation plans.  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? No impact.  The project site is located within an urban area and not adjacent to wildlands.  In  addition, according to the CAL FIRE Riverside County Fire Hazard Severity Zone Map, the project site  is not located within a Very  High Fire Hazard Severity Zone.  Therefore, project implementation  would not expose people or structures to a significant risk involving wild land fires.  Mitigation Measures None.                                                               20 http://www.laquintaca.gov/home/showdocument?id=12446.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 65  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 9. Hydrology and Water Quality Would  the project:  a) Violate any water quality standards or waste  discharge requirements?    b) Substantially deplete groundwater supplies or  interfere substantially with groundwater recharge  such that there would be a net deficit in aquifer  volume or a lowering of the local groundwater  table level (e.g., the production rate of pre-existing  nearby wells would drop to a level which would  not support existing land uses or planned uses for  which permits have been granted?   c) Substantially alter the existing drainage pattern of  area, including through the alteration of the  course of a stream or river, in a manner which  would result in substantial erosion or siltation on-  or off-site?    d) Substantially alter the existing drainage pattern of  the site or area, including through the alteration of  the course of a stream or river, or substantially  increase the rate or amount of surface runoff in a  manner which would result in flooding on- or off- site?    e) Create or contribute runoff water which would  exceed the capacity of existing or planned  stormwater drainage systems or provide  substantial additional sources of polluted runoff?   f) Otherwise substantially degrade water quality?  g) Place housing within a 100-year flood hazard area  as mapped on a federal Flood Hazard Boundary or  Flood Insurance Rate Map or other flood hazard  delineation map?    h) Place within a 100-year flood hazard area  structures which would impede or redirect flood  flows?    i) Expose people or structures to a significant risk of  loss, injury or death involving flooding, including  flooding as a result of the failure of a levee or  dam?    j) Inundation by seiche, tsunami,or mudflow?    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      66 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Setting Domestic Water Resources CVWD provides domestic and irrigation water to the City and its Sphere of Influence.  CVWD uses  wells to extract groundwater, which naturally recharge from runoff from the mountains, as well as  from CVWD groundwater recharge ponds located in the western Valley and south of the City in  Martinez Canyon.  The City and CVWD have implemented a number of conservation programs in  recent years which have reduced consumption of domestic water.  The City has also implemented  water conservation measures in landscaping maintenance.  Chapter 8.13 of the Municipal Code,  Water  Efficient  Landscaping, provides detailed requirements for water conservation in landscaping of  new and existing projects.  In addition, California Green Building Code requirements provide for the  use of water-efficient fixtures in new homes or businesses, or those which are undergoing major  remodeling.  These requirements extend to water features, fountains and lakes within projects,  which can be a significant source of water loss, particularly due to the evaporation which occurs in  the City’s desert environment.  Whitewater River Sub-basin The Coachella Valley is underlain by a substantial subsurface groundwater basin, or aquifer, in which  groundwater has accumulated over millions of years, primarily from runoff from surrounding  mountains.  The aquifer is naturally subdivided by fault barriers into sub-basins, which are further  divided into subareas.  Most of the Coachella Valley, including the City of La Quinta, is underlain by  the Whitewater River Sub-basin.  It extends from Palm Springs to the Salton Sea, and is subdivided  into a number of subareas.  Water in the aquifer flows from the northwest to the southeast.  The  Lower Thermal subarea occurs under the City, and provides it with its primary source of domestic  water.  The subarea’s water supply occurs at depths of 300 to 600 feet below the surface, and may  extend to a depth of 1,000 feet.  The Upper and Lower Thermal subareas together are estimated to  contain 19.4 million acre-feet of water (1 acre-foot is equal to 325,851 gallons).  Continued growth in  the City and the region has resulted in an increased demand for domestic water.  As a result, CVWD  extracts more water from the Lower Thermal subarea than is naturally recharged into it every year— a condition known as overdraft.  In April 2016, CVWD released the 2016/2017 Engineer ’s Report on  Water  Supply and Replenishment Assessment.  The report concluded that the total outflow for the  East Whitewater River Sub-basin in 2015 was 172,200 acre-feet, including total groundwater  production, subsurface drainage outflow, and evapotranspiration.  In 2015, total inflow for the East  Whitewater River Sub-basin was 199,100 acre-feet, including natural inflow, non-consumptive  return, and water replenished by CVWD at replenishment facilities.  The annual balance is the total  inflow less the total outflow for a gain of 26,900 acre-feet of water in storage in the sub-basin in  2015.  Water Quality The Coachella Valley has generally good to excellent water quality, except where water tables in the  Sub-basin are perched or semi-perched and groundwater contains high concentrations of dissolved  solids.  During seasonal rain events, stormwater—which travels over built surfaces such as parking  lots and building rooftops—has the potential to be contaminated by oils, solvents, and chemicals.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 67  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The City implements the requirements of the NPDES to assure that stormwaters are protected from  pollutants.  Groundwater quality may also be affected by long-term discharge associated with septic  systems.  These impacts are not anticipated because the project will be required to connect to sewer  facilities operated by CVWD.   Project impacts related to water quality could occur over three different periods: during the  earthwork and construction phase, when the potential for erosion, siltation, and sedimentation  would be the greatest; following construction, before the establishment of ground cover, when the  erosion potential may remain relatively high; and lastly, after project completion, when impacts  related to sedimentation would decrease markedly, but those associated with urban runoff would  remain similar to existing conditions.  National Pollutant Discharge Elimination System In Section 402 of the Clean Water  Act, the EPA has established regulations under the NPDES program  to control direct stormwater discharges from construction activities disturbing 1 acre or more of  land.  In California, the SWRCB administers the NPDES permitting program and is responsible for  developing NPDES permitting requirements.  The NPDES program regulates industrial pollutant  discharges, which include construction activities.  The SWRCB works in coordination with the  RWQCBs to preserve, protect, enhance, and restore water quality.  The City is within the jurisdiction  of the Colorado River RWQCB.  Short-term Construction  Dischargers whose projects disturb 1 or more acres of soil (or whose projects disturb less than 1 acre  but are part of a larger common plan of development that in total disturbs 1 or more acres), are  required to obtain coverage under the General Permit for Discharges of Storm Water  Associated with  Construction Activity Construction General Permit Order 2009-0009-DWQ.  Construction activity subject to this permit includes clearing, grading, and disturbances to the  ground, such as stockpiling or excavation, but does not include regular maintenance activities  performed to restore the original line, grade, or capacity of the facility.  To  obtain coverage for  discharges under the General Construction Permit, dischargers are required to electronically file the  Permit Registration Documents (PRDs)—which include an NOI, a Storm Water Pollution Prevention  Plan (SWPPP), and other compliance-related documents required by the General Permit.  Long-Term Operations  The Municipal Storm Water Permitting Program regulates stormwater discharges from municipal  separate storm sewer (drain) systems (MS4s).  The MS4 permits require the discharger to develop  and implement a Storm Water Management Plan/Program with the goal of reducing the discharge of  pollutants to the maximum extent practicable (MEP).  MEP is the performance standard specified in  Section 402(p) of the Clean Water  Act.  The management programs specify what BMPs will be used  to address certain program areas.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      68 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The Riverside County Flood Control and Water Conservation District, the County of Riverside, and  the City of La Quinta, along with nine other incorporated cities therein (Permittees) discharge  pollutants from their MS4s.  Stormwater and non-stormwater enter and are conveyed through the  MS4s and are discharged to surface water bodies.  These discharges are regulated under waste  discharge requirements contained in Order No. R7-2013-0011, Waste  Discharge Requirements for  the County of Riverside, Riverside County Flood Control and Water Conservation District, and the  incorporated cities of Riverside County within the Whitewater River Basin, which was approved on  June 20,2013 (Order No. R7-2013-0011, which also serves as NPDES permit no. CAS617002).  The permit requires the development and implementation of a program addressing stormwater  pollution issues in development planning for private projects.  The primary objectives of the  municipal stormwater program requirements are to (1) effectively prohibit non-stormwater  discharges, and (2) reduce the discharge of pollutants from stormwater conveyance systems to the  MEP statutory standard.  The Whitewater River Region Water  Quality Management Plan (WQMP)  Guidance Document was developed as part of the municipal stormwater program to address  stormwater pollution from new development and redevelopment by the private sector.  This WQMP  contains a list of the minimum required BMPs that must be employed for a designated project.  The  Permittees are required to adopt the document’s requirements in their own water quality  regulations.  Developers must incorporate appropriate WQMP requirements into their project plans.   Each  Permittee must approve the project plan as part of their development plan approval process  and prior to issuing Grading and Building Permits for projects covered by the model WQMP  requirements.  The WQMP Guidance document describes the process for preparing Conceptual or Preliminary  WQMPs and final project WQMPs for certain new development and significant redevelopment  projects called “Priority Projects.”  A project is considered a Priority Project if it results in new  development that creates home subdivisions with 10 or more housing units.  As the project would  be considered a priority project, the project applicant will be required to submit to the local land use  authority a drainage study report prepared by a civil engineer registered in the State of California  with experience in water resources management.  As noted above, the project would be undertaken  in accordance with the La Quinta Drainage Area Management Plan (DAMP).  Prior to issuance of a  Grading or Building Permit for the project, the Public Works  Department and Planning Department  would review the project plans and impose terms, conditions, and requirements on the project, as  needed.  Environmental Evaluation This section evaluates potential effects on Hydrology and Water  Quality that may result from project  implementation.  Descriptions and analysis in this section are based on information from the La  Quinta General Plan, La Quinta Municipal Code, the Project Specific Water  Quality Management Plan  (Appendix F), and the Preliminary Drainage Study for the project (Appendix F).  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 69  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Would  the project:  a) Violate any water quality standards or waste discharge requirements? Less than significant impact. Construction activities related to the project could expose soils to  erosion from rainfall, runoff, and wind.  Wind erosion could result in the generation of fugitive dust,  which is addressed in Section 3.3, Air Quality.  Erosion from rainfall and runoff is more problematic  because pollutants from heavy equipment or construction related materials, such as diesel, gasoline,  oils, grease, solvents, lubricants, or other petroleum products could mix with the water and run  off-site.  The project would disturb 1 or more acres and thus would be required to obtain coverage under the  Statewide Construction General Permit and prepare a SWPPP, pursuant to  Chapter 8.70: Surface  Water Management and Discharge Controls, of the LQMC.  The SWPPP is required to list BMPs the  discharger will use to protect stormwater runoff and the placement of those BMPs.   Additionally, pursuant to LQMC Section Chapter 8.70: Surface Water Management and Discharge  Controls, all new development and significant redevelopment within the City must be undertaken in  accordance with the La Quinta DAMP, including but not limited to the Development Project  Guidance; and any conditions and requirements established by the Planning Commission, which are  reasonably related to the reduction or elimination of pollutants in stormwater runoff from the project  site.  Prior to the City’s issuance of a Grading or Building Permit for the project, the Public Works  and  Planning Divisions would review the plans and impose terms, conditions, and requirements, as  needed, in accordance with LQMC Chapter 8.70.  Additionally, the City enforces its Master Plan of  Drainage, and LQMC Title 13 Chapter 24 Section 120: Drainage, addresses drainage protocols within  the City during construction of new projects.  Overall, the project would be subject to compliance with the and LQMC and LA Quinta DAMP.  A  WQMP has been prepared for the project by MDS Consulting, dated July 2017, and is included as  Appendix F.  The WQMP states that the project will be required to retain Urban Runoff on-site in  conformance with local ordinance.  Furthermore, the WQMP includes BMP-related source control,  operations and maintenance.  Adherence to the BMPs identified in the WQMP as well as compliance  with NPDES, DAMP, and the LQMC requirements would ensure that the long-term project-related  impacts to water quality would be less than significant.  b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? Less than significant impact.  In compliance with legislative requirements, CVWD has prepared its  2015 Urban Water Management Plan (UWMP).  The UWMP provides information on the present and  future water resources and demands, and assesses CVWD’s water resource needs.  The UWMP also  accounts for new growth and development that is expected to occur within the La Quinta Planning  Area.  According to the UWMP Figure 3-1, Coachella Valley Water  Agencies Boundaries, CVWD  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      70 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  supplies water to the project site.  Water  supplies that serve the existing La Quinta PA  are derived  from groundwater in storage and imported Colorado River water and State Water Project exchange  water.  All urban water demands are currently met through groundwater supplies.  New water  demands generated by proposed development in the project area will be met through a  combination of groundwater, imported supplies, and reclaimed water.  CVWD expects to have  sufficient water supplies to serve development in the La Quinta PA, including the project area,  through 2035 and beyond by utilizing a combination of water supply sources and treating surface  water supplies to potable quality standards.  CVWD projects that, in 2035, the urban water demand  total of 242,700 acre-feet per year will be supplied by 53 percent groundwater, 20 percent treated  Colorado River Water, 22 percent untreated Colorado River Water, and 4 percent desalinated  agricultural drain water.  The water supply study prepared for  the City General Plan states that the average per capita water  demand for the CVWD Service Area was approximately 482 gallons per capita per day (gpcd) for  2010 and is projected to be 423 gpcd for 2035.  The 2015 CVWD Urban Water  Management Plan  (UWMP) states that the 2010 per capita water demand for the La Quinta PA  is approximately 473  gallons per day and is projected to be 361 gpcd in 2035.  As such, the water demand estimates for  the La Quinta PA  for 2010 and 2035 are 2 percent and 15 percent more efficient compared to the  CVWD estimates.  As such, water demands generated by the General Plan PA, including the project  area, are fully captured and accounted for within the CVWD UWMP projections.  As of completion of  the UWMP in 2016, the per capita use is already 19 percent lower than the 2020 target of 473  gallons of water used per capita.  However, as the project includes a zone change to allow for  residential development, the project would result in a higher water demand than a commercial  project permitted under the Regional Commercial zone.  Water will be necessary for the proposed project during both the construction and operational  phases.  In the short-term, on-site water will be required during site grading as part of the dust  mitigation program.  Over the long-term, annual water consumption will be that required by the 131  residential units and hotel development.  The project would generate approximately 341 new  residents from the 131 single-family residential units (according to the United States Census Bureau  of 2.6 persons per household).  To  conservatively estimate the water demand of the residential  portion of the project, the 473 gpcd water demand from the UWMP is used. The water demand of  the residential component of the project is expected to be 58,871,945 gallons, or 180.7 acre-feet per  year (473 gpcd x 341 persons x 365 days/year = 58,871,945 gallons/year).  The CVWD UWMP states that the visitor population also makes use of the Valley’s  hotel/motel/time- share resorts as well as mobile home parks.  These properties use water year-round for  irrigation  even when not occupied during the summer months.  Per capita water use calculations consider only  the permanent population but include all water uses, leading to higher gpcd estimates.  For the  CVWD service area, commercial use includes businesses, commercial properties, restaurants, hotels  and motels.  According to the CVWD UWMP, the demand for potable and raw water for commercial  uses is projected at 6,400 acre-feet for  2020.  Most existing and all new commercial customers are  required to have separate landscape irrigation services. Commercial water use makes up about 6  percent of water use and 1 percent of connections. For reference purposes, the United States  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 71  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Protection Agency Water  Use Tracking  brochure estimates median water use for hotel  development at 102 gallons per room per day.  The project includes the construction of a 125-room  hotel.  As a result, the hotel development is expected to have a water usage of 14.28 acre-feet per  year (102 x 125 x 365 = 4,653,750 gallon per day, or 14.28 acre-feet).  By comparison, a commercial development permitted under the current zoning (22-acre site zoned  Regional Commercial with floor-area ratio of 0.35) would be 335,412 square feet in size. The City  requires one parking space per 300 square feet  of office use, and 1,118 parking spaces would require  181,278 square feet  of total parking area22. Therefore, it is estimated there would be 441,630 square  feet of landscaping.  The water demand of a corporate building (permitted under the existing  Regional Commercial zone) would be 12.78 acre-feet per year (34 g/sf/day x 335.412 ksf x 365 =  4,162,462 gallons, or 12.78 acre-feet). The water demand of the associated landscaping would be  12,718,944 gallons, or 39 acre-feet per year23. In total, the water demand for a commercial  development would be 51.78-acre feet per year.  In total, the project would have a water demand of 195 acre-feet per year, which is 143.22 acre-feet  more than the water demand of a commercial development permitted under the Regional  Commercial zone The projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet,  and would continue to increase through 2040.  Although the proposed project has a higher water  demand than a development permitted under the Regional Commercial zone, the project’s water  demand would only account for a nominal 0.13 percent of the projected CVWD water supply.  In  addition, the project would meet or exceed all building code requirements including Title 24 and  CALGreen.  The project would utilize water efficient toilets, fixtures, and irrigation systems, as well as  drought tolerant landscaping to reduce the project’s overall water demand.  CVWD has concluded that it is capable of meeting the water demands of its customers in normal,  single dry, and multiple dry years between 2015 and 2035.  Although the project includes residential  development which would have a higher water demand than commercial uses, the project’s water  use is nominal compared to CVWD’s projected water supply.  Further, CVWD also has plans to  increase its use of recycled water and may develop desalinated agricultural drain water to  supplement the existing supplies in the future if necessary.  Therefore, project implementation  would not substantially deplete groundwater supplies, and impacts would be less than significant.  c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? Less than significant impact.  The City’s stormwater collection system includes catch basins, drainage  basins, pumping stations, and force mains.  Except for the storm drain system discharging into the                                                               22  City of La Quinta Municipal Code. Website: http://www.qcode.us/codes/laquinta/?view=desktop&topic=9-9_150-9_150_080.  Accessed February 28, 2018.  23  County of Riverside. Landscape formula: maximum applied water allowance = ETo x 0.45 x Landscaped Area. Website:  http://planning.rctlma.org/Portals/0/Postings/Paradise%20Valley%20SP%20339%20EIR/Appendices/O-1%20- %20Water%20Supply%20Assessment.pdf?ver=2017-12-27-145308-330. Accessed February 28, 2018. In addition, the project area is  within Zone 3 of CVWD ETo zone. Website: http://www.cvwd.org/DocumentCenter/View/1598. Accessed February 28, 2018.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      72 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  existing retaining basin to the southeast, there are no storm drain pipes to connect to.  As part of the  project, construction activities including grading, paving and site improvements may result in loose  sediment.  However, project implementation would comply with NPDES, DAMP, and LQMC  requirements, and would ensure that the project would not alter the existing drainage pattern such  that significant impacts to on- or off-site erosion and/or siltation would occur.  d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? Less than significant impact.  Upon project implementation, drainage patterns would be similar to  existing conditions, as surrounding areas around the project are already developed, and no stream  or river traverses the project site or is located in the project vicinity.  Except for the storm drain  system discharging into the existing retaining basin to the southeast, there are no storm drain pipes  to connect to.  Both the hotel portion and the residential portion of the site would include a  retention basin to infiltrate and store the required stormwater produced over the peak 24-hour  period of a 100-year storm.  The existing basin is proposed to be re-graded to accommodate the  additional stormwater volume generated from the proposed hotel portion of the site.  Project implementation would not substantially increase the rate or amount of surface runoff in a  manner that would result in flooding on- or off-site.  The City has adopted a Master Drainage Plan,  which is currently in effect.  Project drainage facilities would be subject to compliance with the  Master Drainage Plan and must be reviewed/approved by the Public Works  Department.  The project  would result in an increase in impervious surface areas.  However, the project would also be subject  to compliance with LQMC Section Chapter 8.70: Surface Water  Management and Discharge Controls,  and the City’s DAMP, and thus would result in less than significant impacts on drainage patterns and  flooding.  e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than significant impact. Both the hotel portion and the residential portion of the site would  include retention basins to infiltrate and store the required stormwater produced over the peak 24- hour period of a 100-year storm.  The existing basin is proposed to be re-graded to accommodate  the additional stormwater volume generated from the proposed hotel portion of the site.  Construction activities such as grading and paving could introduce additional pollutants and  sediment into water runoff and flow into nearby storm drains.  The City will require, as a condition of  approval, that a SWPPP that complies with the NPDES requirements of the Clean Water Act be  prepared.  Projects that comply with NPDES requirements would not result in a significant impact  related to changes in the quantity, rate, or quality of stormwater runoff from the site.  Finally,  continuous use and operation of the site would not create or contribute runoff water that would  exceed the capacity of existing stormwater drains on the project site.  Therefore, impacts would be  less than significant.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 73  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Additionally, the proposed project will implement Best Management Practices (BMPs) to address the  Pollutants of Concern that may potentially be generated by the operation of the project site.  The  project will be required to retain urban runoff on-site in conformance with local ordinance.  Table  7  of the WQMP in Appendix F contains further details regarding applicable BMPs for the proposed  project.  f) Otherwise substantially degrade water quality? No impact.  Reference Impacts 9a), 9c), 9d), and 9e).  Project development will not otherwise  substantially degrade water quality.  In addition, the WQMP prepared for the project will provide  non-structural and structural BMP and related requirements to be utilized to reduce water quality  impacts.  g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? No impact.  A Special Flood Hazard Area, as identified on the Federal Emergency Management  Agency Flood Insurance Rate Map, is the area that will be inundated by the flood event having a one  (1) percent chance of being equaled or exceeded in any given year.  The 1-percent annual chance  flood is also referred to as the base flood or 100-year flood.  The project site is in Zone X pursuant to Federal Emergency Management Agency (FEMA) Flood  Insurance Rate Map, Map No. 06065C2234G.  Zone X is an area of minimal flood hazard.  It includes  the areas located outside the Special Flood Hazard Area and higher than the elevation of the 0.2-  percent-annual-chance (or 500-year) flood.  The project is not located within a Special Flood Hazard  Area.  Therefore, project implementation would not place housing within a Special Flood Hazard Area.  h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? No impact. As previously addressed in Impact 9g), the project site is not located within the 100-year  floodplain.  Therefore, no impacts associated with placing structures within a 100-year flood hazard  area would occur.  i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? No impact. The project site is not located within the inundation area of a levee or dam, or within  coastal areas that are subject to coastal storm surges, according to Riverside County’s General Plan  Environmental Impact Report Figure 4.11.2 Dam Failure Inundation Zones.  Therefore, project  implementation would not expose people or structures to a significant risk involving flooding  associated with the failure of a levee or dam, or coastal storm surges.  No impacts would occur.  j) Inundation by seiche, tsunami, or mudflow? No impact. A seiche is an earthquake or slide-induced wave that can be generated in an enclosed  body of water.  There is no enclosed body of water in the project vicinity.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      74 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  A tsunami is a sea wave generated by an earthquake, landslide, volcanic eruption, or even by a large  meteor hitting the ocean.  According to the Governor’s Office of Emergency Services Map, the  project site is not located within a tsunami inundation area.  Potential risks from mudflows (e.g., mudslide, debris flow) do not exist within the project area, as  steep slopes are not located on or in proximity of the project site.  Therefore, project implementation would not expose people or structures to potential hazards from  inundation by seiche, tsunami, or mudflow.  No impact would occur.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 75  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 10. Land Use and Planning Would  the project:  a) Physically divide an established community?  b) Conflict with any applicable land use plan,  policy, or regulation of an agency with  jurisdiction over the project (including, but not  limited to the general plan, specific plan, local  coastal program, or zoning ordinance) adopted  for the purpose of avoiding or mitigating an  environmental effect?    c) Conflict with any applicable habitat conservation  plan or natural communities conservation plan?      Environmental Setting The project proposes to develop 131 residential dwelling units and 125 hotel rooms on a 22-acre lot  in the City of La Quinta.  The project site is located within The Centre at La Quinta Specific Plan area.   According to the Specific Plan Land Use Map, the site is currently designated General Commercial  (GC).  The area surrounding the project site is designated General Commercial to the north and east,  land surrounding the project site to the south and west is designated for residential uses.  The project site is currently designated General Commercial under the City’s February 2013 General  Plan.  GPA 2017-001 will amend the land use designation to Medium High Density Residential  (MHDR) for a 19.2 acre portion of PA  II.  Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will  change the current zoning of the project site from Regional Commercial (CR) to Medium density  residential (RM) for a 19.2 acre portion of PA  II.    The SPA will allow the construction of high density detached housing and a hotel near services and  employment in PA  II of The Centre at La Quinta Specific Plan.  Amendment No. 5 will supersede  Amendment No. 4.  The Specific Plan is a regulatory document that, once adopted, serves as the  Development Code for the Amendment area.  Upon completion of the Specific Plan adoption  process, future development must be consistent with the Specific Plan and any amendments  thereto.  The project also involves Tentative Tract  Map (TTM) 2017-007, which will subdivide the project site  into three smaller numbered parcels and a 1.74-acre lettered parcel for the retention basin.  Parcel 1  will be 2.67 acres in size and will accommodate the commercial component of the project. Parcel 2  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      76 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  will be 4.59 acres in size, and Parcel 3 will be 13.01 acres in size.  These two parcels are proposed for  the residential component of the project.  Environmental Evaluation Would  the project:  a) Physically divide an established community? No impact. The project vicinity is generally built out with a variety of residential and commercial  uses and roadway infrastructure.  The proposed project would introduce new residential and hotel  uses; however, the implementation of the proposed project would be consistent with surrounding  land uses.  While the project would result in minor changes to the way vehicles access the project  site, it would not involve changes to any circulation facilities in the surrounding community.  The  nature of the residential component of the project would be consistent with the surrounding  residential uses west and south of the project site, across Adams Street and immediately south of  the project site.  The commercial component of the project would be consistent with the  surrounding commercial uses north and east of the project site.  As such, the project would not  physically divide an established community and impacts would be less than significant.  b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less than significant impact. Currently, the project site is designated General Commercial under  the City’s February 2013 General Plan.  In order to implement the residential aspect of the project,  approval of GPA 2017-001 will be required to amend the land use designation to Medium High  Density Residential for a portion of PA  II.  Furthermore, the project site is currently zoned as Regional  Commercial.  Approval of ZC 2017-001will be required to amend the zoning district to Medium  density residential for a 19.2 acre portion of PA  II.  The remaining 2.7 acres of PA  II will remain  designated General Commercial, which allows for hotel use.    The SPA will allow the construction of medium density detached housing and a commercial uses  near services and employment.    The General Plan Amendment will change the land use designation of 19.2 acres from General  Commercial to Medium/High Density Residential. The change is land use designation can be  supported if the General Plan considers such changes. In this case, the following policies of the  General Plan Land Use Element support the change, as described below.   Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and  infrastructure.    The proposed project will provide medium density residential development immediately adjacent to a  mix of existing low and medium density residential projects located to the west of Adams Street. The  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 77  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  proposed project will create a buffer between these developments and the more intense commercial  development to the east and north.   Policy LU-5.2 Consider changes in market demand in residential product type to meet the  needs of current and future residents.    The proposed project will result in 131 detached condominium units that will broaden the housing  stock available in the City.    Policy LU-7.1 Encourage the use of mixed use development in appropriate locations.    The proposed project will provide both residential and commercial land uses. Further, the residential  component of the project will facilitate pedestrian access to adjacent and nearby employment and  shopping opportunities, and public transit, which is located less than ¼ mile from the project site.   Policy LU-7.3 Encourage the use of vacant pads in existing commercial development on  Highway 111 for residential use.    The balance of the Specific Plan has been developed for commercial land uses. The proposed project  introduces residential development on a remaining pad, and provides an opportunity to locate  medium density residential units in walking distance to employment, shopping and transit.  As described, the General Plan Amendment is consistent with the vision of the General Plan, insofar  as it provides for a change of use to meet market demand, as envisioned in the General Plan.  The Zone Change requested for this project would result in 19.2 acres of Medium Density Residential  development. The proposed project requests modifications to the City’s Zoning standards in the  Medium Density Residential zone for rear yard setbacks, dwelling unit size and common area open  space. In the case of the rear yard setbacks, a reduction of 5 feet, from 15 fe et  to 10 feet is  requested. This modification will still provide 10 foot deep rear yards, which in this case will be  enclosed within private yards. The provision of private open space in a multi-family project is an  added amenity that would not be normally applied to such a project. Therefore, the reduction is  balanced by the provision of private yards. The reduction in unit size reflects the applicant’s analysis  of market demand. Entry level residential units will range from 1,500 to 2,400 square feet, as shown  in the SDP. The range of units therefore provides for a concurrent range  of family size and income  levels within the project, assuring diversity for the market. The reduction sought in unit size, should  it be implemented by a modified SDP in the future, would not represent a significant variation in the  City’s zoning standards. Finally, the project will provide a marginally reduced amount of common  area open space. As described above, however, the project will also provide individual private rear  yards, which are not usually provided in multi-family residential projects. The private yards will offset  the shortfall in common area open space, and will not result in significant impacts relating to zoning  standards.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      78 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  The Specific Plan proposes no changes to the development standards of the Regional Commercial  portion of the project. Therefore, in the overall, impacts associated with consistency with the  General Plan and Zoning Ordinance will not be significant.  c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? Less than significant impact.  The City of La Quinta is located within the CVMSHCP.  The CVMSHCP  aims to address the conservation needs of 27 plant and animal species and natural vegetation  communities that occur in the Coachella Valley  region.  The City of La Quinta outlines goals and  policies to ensure the protection of these habitat conservation plans and natural community  conservation plans.    Implementation of the proposed project will not conflict with an established conservation plan  adopted by the City.  The nearest point of the Santa Rosa and San Jacinto Mountains Conservation  Area, the closest CVMSHCP conservation area, lies approximately 0.78 mile south of the proposed  project.  Because the project is located within the CVMHCP fee area, the project would be subject to  a mitigation fee to ensure the future availability of funds to purchase regional conservation lands.   These fees are intended to offset the potential impacts of development on the natural environment.   Therefore, project impacts would be less than significant.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 79  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 11. Mineral Resources Would  the project:  a) Result in the loss of availability of a known  mineral resource that would be of value to the  region and the residents of the state?    b) Result in the loss of availability of a locally- important mineral resource recovery site  delineated on a local general plan, specific plan  or other land use plan?      Environmental Setting According to the City of La Quinta General Plan, most of the City, including the project site, lies  within Mineral Resource Zone (MRZ)-1.  MRZ-1 lands are areas where adequate information  indicates that no significant mineral deposits are present, or where it is judged that little likelihood  for their presence exists.  According to the La Quinta General Plan Geologic Map, the project site  contains alluvial sand and clay of valley areas.  Environmental Evaluation Would  the project:  a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Less than significant impact. The proposed project will not result in any impacts to a known  mineral resource that would be of value to the region and the residents of the state.  Therefore,  impacts would be less than significant.  b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Less than significant impact. The proposed project would not result in the loss of availability of a  locally important mineral resource recovery site delineated on a local general plan, specific plan or  other land use plan.  Therefore, impacts would be less than significant.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      80 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 12. Noise Would  the project result in:  a) Exposure of persons to or generation of noise  levels in excess of standards established in the  local general plan or noise ordinance, or  applicable standards of other agencies?    b) Exposure of persons to or generation of  excessive groundborne vibration or  groundborne noise levels?    c) A substantial permanent increase in ambient  noise levels in the project vicinity above levels  existing without the project?    d) A substantial temporary or periodic increase in  ambient noise levels in the project vicinity above  levels existing without the project?    e) For a project located within an airport land use  plan or, where such a plan has not been  adopted, within two miles of a public airport or  public use airport, would the project expose  people residing or working in the project area to  excessive noise levels?    f) For a project within the vicinity of a private  airstrip, would the project expose people  residing or working in the project area to  excessive noise levels?      Environmental Setting This analysis is based on the Noise Impact Analysis report prepared by Urban Crossroads dated July  27, 2017.  The report is contained in Appendix D of this IS/MND.  To  assess the existing noise level environment, six 24-hour noise level measurements were taken at  sensitive receiver locations in the project study area. The receiver locations were selected to  describe and document the existing noise environment within the project study area.  To  describe the existing noise environment, the hourly noise levels were measured during typical  weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements,  it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour  CNEL. The long-term noise readings were recorded using Piccolo Type  2 integrating sound level  meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson-Davis  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 81  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  calibrator, Model CAL 150. All noise meters were programmed in “slow” mode to record noise levels  in “A” weighted form. The sound level meters and microphones were equipped with a windscreen  during all measurements. All noise level measurement equipment satisfies the American National  Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672- 1:2013. The noise measurements presented below focus on the average or equivalent sound levels  (Leq).  The equivalent sound level (Leq) represents a steady state sound level containing the same total  energy as a time varying signal over a given sample period.   The background ambient noise levels in the project study area are dominated by the transportation- related noise associated with the arterial roadway network and the nearby commercial land uses,  including the Walmart east of the project site.  A summary of the ambient noise measurement results is provided below.  The noise measurement  result tables and complete monitoring data results are provided in the Noise Impact Analysis report  contained in Appendix D of this IS/MND.   Location L1 represents the noise levels west of the Project site on Adams Street near existing  residential homes.  The noise level measurements collected show an overall 24-hour exterior  noise level of 73.2 dBA CNEL.  The average daytime noise level was calculated at 65.6 dBA Leq  with an average nighttime noise level of 66.7 dBA Leq.     Location L2 represents the noise levels on Auto Center Way  South adjacent to the Project site  and an existing vacant lot.  The noise level measurements collected show an overall 24-hour  exterior noise level of 68.5 dBA CNEL.  The average daytime noise level was calculated at 60.2  dBA Leq with an average nighttime noise level of 62.3 dBA Leq.     Location L3 represents the noise levels at the northeast corner of the Project site, south of  auto dealerships and west of an existing parking lot.  The 24-hour CNEL indicates that the  overall exterior noise level is 67.5 dBA CNEL.  The average daytime noise level was calculated  at 65.1 dBA Leq with an average nighttime noise level of 59.4 dBA Leq.     Location L4 represents the noise levels east of the Project site near the loading docks of an  existing Walmart store.  The noise level measurements collected show an overall 24-hour  exterior noise level of 62.8 dBA CNEL.  The average daytime noise level was calculated at 57.8  dBA Leq with an average nighttime noise level of 55.9 dBA Leq.     Location L5 represents the noise levels west of the Project site across Adams Street near  existing residential homes.  The noise level measurements collected show an overall 24-hour  exterior noise level of 69.7 dBA CNEL.  The average daytime noise level was calculated at 66.8  dBA Leq with an average nighttime noise level of 61.8 dBA Leq.     Location L6 represents the noise levels south of the Project site at the entrance to an existing  residential community east of Adams Street.  The 24-hour CNEL indicates that the overall  exterior noise level is 63.7 dBA CNEL.  The average daytime noise level was calculated at 60.2  dBA Leq with an average nighttime noise level of 56.1 dBA Leq.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      82 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Project-related construction noise is expected to create temporary and intermittent noise impacts at  receivers surrounding the Project site. Using sample reference noise levels to represent the planned  construction activities of The Centre La Quinta site, this analysis estimates the Project-related  construction noise levels at nearby sensitive receiver locations and the contribution of project- related construction noise levels to the existing environment.   Traffic  generated by the operation of the proposed project will influence the traffic noise levels in  surrounding off-site areas.  To  quantify the traffic noise increases on the surrounding off-site areas,  the changes in traffic noise levels on 19 roadway segments surrounding the project site were  calculated based on the change in the average daily traffic (ADT) volumes.  The traffic noise levels  provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic   Impact Analysis prepared by Urban Crossroads, Inc. To  assess the off-site noise level impacts  associated with the proposed project, noise contour boundaries were developed for Existing,  Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions.    Environmental Evaluation Would  the project result in:  a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than significant impact with mitigation incorporated. A significant impact would occur if  implementation of the project would result in noise levels in excess of established standards.   Potential impacts associated with short-term construction and long-term stationary and mobile noise  sources in the vicinity of the project site are discussed below.  Construction Noise Impacts  A significant impact would occur if project-related construction activities would:   Occur at any time other than the permitted hours identified on Table  4-2 (City of La Quinta  Municipal Code, Section 6.08.050); or     Create noise levels which exceed the 85 dBA Leq acceptable noise level threshold at the nearby  sensitive receiver locations (National Institute for Occupational Safety and Health [NIOSH],  Criteria for Recommended Standard: Occupational Noise Exposure).    The City does not have an established threshold to define what constitutes a substantial temporary  increase.  Therefore, to evaluate whether the project will generate potentially significant temporary  construction noise levels at off-site sensitive receiver locations, this analysis utilizes an industry- accepted construction-related noise level threshold from the Criteria for Recommended Standard:  Occupational Noise Exposure prepared by NIOSH.  A division of the U.S. Department of Health and  Human Services, NIOSH identifies a noise level threshold based on the duration of exposure to the  source.  The construction related noise level threshold starts at 85 dBA for more than eight hours per  day, and for every 3 dBA increase, the exposure time is cut in half.  This results in noise level  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 83  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  thresholds of 88 dBA for more than 4 hours per day, 92 dBA for more than 1 hour per day, 96 dBA for  more than 30 minutes per day, and up to 100 dBA for more than 15 minutes per day.  For the  purposes of this analysis, the lowest, more conservative construction noise level threshold of 85 dBA  Leq is used as an acceptable threshold for construction noise at the nearby sensitive receiver locations.   Since this construction-related noise level threshold represents the energy average of the noise  source over a given time, it is expressed as Leq noise levels.  Therefore, the noise level threshold of 85  dBA Leq over a period of 8 hours or more is used to evaluate the potential project-related construction  noise level impacts at the nearby sensitive receiver locations.  No nighttime construction activity is  permitted by the City of La Quinta Municipal Code.  In accordance with the noise ordinance, project  construction activities shall occur only between the hours of 7:00 a.m. and 5:30 p.m. Mondays to  Fridays during the months of October to April, and between the hours of 6:00 a.m. and 7:00 p.m.  Mondays to Fridays during the months of May to September.  All year, construction activities are  limited to the hours of 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sundays.   Therefore, nighttime noise level impacts are not analyzed in this noise study.  Construction noise represents a short-term increase of the ambient noise levels.  Construction  related noise impacts are expected to create temporary and intermittent high-level noise conditions  at receivers surrounding the project site.  Impacts due to temporary or periodic noise increases are  discussed in Impact 12d) below.  The project’s peak construction noise levels at the nearest potentially impacted receiver locations (the  residential land uses located directly south of the project site) are expected to approach 68.0 dBA Leq  and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary project construction  activities.  In addition, the project construction noise levels at future, occupied on-site land uses between the  project’s hotel and residential uses would be the same or less than those identified at the closest  sensitive receiver location.  This is due to the similar distance from the nearest off-site receiver  location to that of the distance between the project hotel and residential uses.  Impacts at the  nearest off-site receiver location are shown to be less than significant, and, therefore, the same would  be true at hotel and residential uses if one use is constructed prior to the other.  The noise impact due to unmitigated project construction noise levels is, therefore, considered a less  than significant impact at all nearby sensitive receiver locations.  Therefore, based on the results of  this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to  project construction noise levels.  Operational Noise Impacts to Proposed On-site Receptors  A significant impact would occur if the on-site exterior noise levels exceed 65 dBA CNEL at the  proposed outdoor living areas of residential homes, or 70 dBA CNEL at the proposed hotel use.  In  addition, interior noise levels shall not exceed 45 dBA CNEL for residential homes and the hotel  building (City of La Quinta City of La Quinta Municipal Code, Ordinance 550, Section 9.100.210 (B) &  General Plan Noise Element Policy  N-1.2).  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      84 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Traffic noise sources. An on-site exterior noise impact analysis has been completed to determine  the transportation related noise exposure and to identify potential necessary noise mitigation  measures for the proposed project.  The modeled on-site traffic noise levels indicate that the  proposed buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will experience  exterior noise levels ranging from 61.1 to 69.5 dBA CNEL prior to the incorporation of any noise  attenuation measures.  The project will include construction of a minimum 6-foot-high noise barrier  to shield the outdoor living areas (backyards) of lots adjacent to Adams Street.  With implementation of the planned noise barrier, the mitigated future exterior traffic noise levels  will range from 58.8 to 62.1 dBA CNEL at the proposed residential land uses.  This noise analysis  shows that implementation of the planned noise barrier will reduce traffic noise levels to satisfy the  City of La Quinta 65 dBA CNEL exterior noise level standards for proposed residential land use.   Further, exterior noise levels at the hotel building facades are shown to satisfy the 70 dBA CNEL  conditionally acceptable General Plan Noise Element Criteria.  The interior noise level analysis is  provided below to ensure adequate noise abatement measures are included in the construction of  the project’s hotel and residential buildings.  To  provide the necessary interior noise level reduction,  buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will require a windows  closed condition and a means of mechanical ventilation (e.g. air conditioning), as required by  Mitigation Measure NOI-1.  The analysis shows that the future unmitigated noise levels at the first- floor building façade are expected to range from 58.8 to 66.3 dBA CNEL.  The first-floor interior noise  level analysis shows that the City of La Quinta 45 dBA CNEL interior noise level standards can be  satisfied using standard windows with a minimum STC rating of 27.  The analysis shows that the future noise levels at the second-floor building façade are expected to  approach 69.5 dBA CNEL, and standard windows with a minimum STC rating of 27 will satisfy the City  of La Quinta’s 45 dBA CNEL interior noise level standards.  The third-floor exterior noise levels at the  hotel building facades will approach 66.3 dBA CNEL, and standard windows with a minimum STC  rating of 27 will satisfy the City of La Quinta’s 45 dBA CNEL interior noise level standards for  residential development.  Therefore, with implementation of Mitigation Measure NOI-1, requiring installation of mechanical  ventilation systems to permit windows to remain closed for prolonged periods, traffic noise impacts  would be reduced to less than significant levels.  Stationary noise sources. Implementation of the proposed project would expose new noise sensitive  land uses to potential noise impacts from existing stationary noise sources such as rooftop HVAC units.   In addition, the project would introduce new stationary noise sources (i.e., parking lot and mechanical  equipment noise from the proposed hotel land use) that could impact existing or proposed noise  sensitive land uses.  One existing stationary noise source in the project study area is the Walmart loading docks located  immediately east of the project site.  Noise-generating activities at the Walmart include truck pass- by events, loading and unloading of material, forklift movements, and storage container bin  activities.  Based on reference measurements taken by Urban Crossroads, Inc. of Walmart truck  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 85  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  loading activity, the unmitigated noise levels from a typical truck approach and back-up to a loading  dock is 69.2 L₅₀ at 50 feet when operating continuously.  While the project site is located greater  than approximately 200 feet from the loading dock activities, trucks will pass by the residential  homes heading south on La Quinta Drive.  However, as noted in the traffic noise source impact  discussion above, implementation of Mitigation Measure NOI-1 would reduce all traffic noise  impacts on adjacent roadway segments to less than significant levels.  Therefore, implementation of  Mitigation Measure NOI-1 would reduce potential truck passing noise impacts to less than significant  levels.  The project will also be located adjacent to a potential CVWD well site which has the potential to  generate stationary-source noise at nearby residential homes.  The well site is in the southwest  corner of the project site adjacent to Adams Street.  At the time this analysis was prepared, no  details on the well site were available.  Based on reference measurements taken by Urban  Crossroads, Inc. at CVWD well sites, the unmitigated noise levels from enclosed well site equipment  typically approach 45.4 L₅₀ at 50 feet  when operating continuously, and will satisfy the stationary-  source residential noise level limits at the property line In addition, the project will include  construction of a 6-foot-high soundwall along the project’s western project property line.  Therefore,  due to distance attenuation and implementation of the proposed soundwall, operational noise levels  of the CVWD well site would not exceed City’s land use compatibility standards and noise impacts  would be less than significant.    The project hotel use is expected to generate stationary-source noise levels from pool activity, roof-  top air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle  movements.  These noise sources could potentially result in noise impacts to the proposed  residential land uses that would be located directly south of the hotel site.  The calculated combined  hourly noise levels associated with the rooftop air conditioning units, parking lot vehicle movements,  park activity, outdoor pool/spa activity, a pad-mounted transformer, and an emergency backup  generator are expected to range from 32.1 to 48.1 dBA L₅₀ at the sensitive off-site receiver locations.   These noise levels when averaged over a 24-hour period would not exceed the City’s exterior noise  level standard of 65 dBA CNEL for residential homes, nor would they exceed the interior noise level  standard of 45 dBA CNEL.  Therefore, impacts from the stationary noise sources of the proposed  hotel land use on the proposed residential land uses would be less than significant.  Project-Related Operational Noise Impacts to Off-Site Receptors  A significant impact would occur if project-related operational (stationary-source) noise levels would  exceed the exterior 65 dBA L₅₀ daytime or 50 dBA L₅₀ nighttime noise level standards for residential  land uses; or the exterior 75 dBA L₅₀ daytime or 65 dBA L₅₀ nighttime noise level standards for non-  residential uses.  These standards shall not be exceeded for a cumulative period of 30 minutes (L50),  or plus 5 dBA cannot be exceeded for  a cumulative period of more than 15 minutes (L25) in any  hour, or the standard plus 10 dBA for a cumulative period of more than 5 minutes (L8) in any hour, or  the standard plus 15 dBA for a cumulative period of more than 1 minute (L2) in any hour, or the  standard plus 20 dBA at any time (Lmax) (City of La Quinta Municipal Code, Ordinance 550, Section  9.100.210 (B) & (C)).  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      86 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Implementation of the proposed project would introduce new stationary noise sources to the  existing environment.  New stationary noise sources include rooftop air conditioning units, parking  lot vehicle movements, park activity, outdoor pool/spa activity, a pad-mounted transformer, and an  emergency backup generator.  The hourly noise levels associated with these stationary noise sources  are expected to range from 32.1 to 48.1 dBA L₅₀ at the nearest off-site sensitive receiver locations.  These project-related operational noise levels will satisfy the City of La Quinta exterior noise level  standards at the off-site receiver locations in the project study area.  Further, this analysis  demonstrates that the project will contribute a less than significant operational noise level impact to  the existing ambient noise environment at all the nearby sensitive receiver locations.  Therefore, the  operational noise level impacts associated with the proposed project activities, such as the rooftop  air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad-  mounted transformer, and an emergency backup generator will result in a less than significant  impact to off-site receptors.  b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Less than significant impact. A significant impact would occur if short-term project generated  construction vibration levels exceed the County of Riverside vibration standard of 0.01 in/sec (RMS)  at sensitive receiver locations (County of Riverside General Plan Noise Element, Policy N 16.3).  Common sources of groundborne vibration include construction activities such as blasting, pile  driving, and operating heavy earthmoving equipment.  Based on the reference vibration levels  provided by the Federal Transit  Administration (FTA), a large bulldozer represents the peak source of  vibration with a reference velocity of 0.089 in/sec PPV at 25 feet.  The nearest off-site receptors are  the residential land uses located directly south of the project site, approximately 107 feet from the  nearest construction footprint where heavy construction equipment would operate.  At this distance  construction vibration velocity levels are expected to approach 0.01 in/sec PPV.  To  assess the  human perception of vibration levels, the velocities are converted to RMS vibration levels based on  the Caltrans Transportation and Construction Vibration Guidance Manual conversion factor of 0.71.   The construction vibration levels in RMS would approach 0.007 in/sec (RMS) at the nearby receiver  locations.  The proposed project construction activities will satisfy the County of Riverside vibration  standard of0.01 in/sec RMS at all the nearby sensitive receiver locations during project construction.  This standard is used in the absence of a City-specific standard.  Therefore, the project-related  vibration impacts represent a less than significant impact during the worst-case construction  activities at the project site.  Further, the vibration levels due to project construction do not represent vibration levels capable of  causing building damage to nearby residential homes.  The FTA identifies construction vibration  levels capable of building damage ranging from 0.12 to 0.5 in/sec PPV.  The peak project-  construction vibration levels are shown to approach 0.01 in/sec PPV, and are below the FTA vibration  levels for  building damage at buildings near the project site.  Further, the levels at the site of the  closest sensitive receivers are unlikely to be sustained during the entire construction period, but will  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 87  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  occur rather only during the times that heavy construction equipment is operating adjacent to the  project site perimeter.  Construction at the project site will be restricted to daytime hours consistent  with the City’s requirements, thereby eliminating potential vibration impact during the sensitive  nighttime hours.  Therefore, construction-related groundborne vibration impacts would be  considered less than significant.  Upon completion of construction, the project would not include any permanent sources of  groundborne vibration.  As such, implementation of the proposed project would not expose persons  within the project vicinity to excessive groundborne vibration levels.  Therefore, project- related  groundborne vibration impacts would be considered less than significant.  c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. For purposes of this analysis, a substantial permanent increase in  ambient noise levels would occur if the existing ambient noise levels at existing and future nearby  noise-sensitive land uses (e.g. residential, etc.):   Are less than 60 dBA and the project creates a readily perceptible 5 dBA or greater project-  related noise level increase; or     Range from 60 to 65 dBA and the project creates a barely perceptible 3 dBA or greater project- related noise level increase; or     Already exceed 65 dBA, and the project creates a community noise level impact of greater  than 1.5 dBA.    Traffic  noise sources.  Traffic  generated by the operation of the proposed project will influence the  traffic noise levels in surrounding off-site areas.  To  quantify the traffic noise increases on the  surrounding off-site areas, the changes in traffic noise levels on 19 roadway segments surrounding  the project site were calculated from the change in the ADT volumes.  The traffic noise levels  provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic   Impact Analysis prepared by Urban Crossroads, Inc.  To  assess the off-site noise level impacts  associated with the proposed project, noise contour boundaries were developed for Existing,  Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions.  The analysis  shows that the project will generate less than significant noise level increases of up to 0.9 dBA CNEL  on the study area roadway segments under any of the modeled traffic scenarios.  Therefore, the analysis shows that the unmitigated project-related traffic noise level increases under  all traffic scenarios will be less than significant.  Stationary noise sources.  The analysis also shows that the project stationary noise sources would  result in noise levels ranging from 32.1 to 48.1 dBA L50 at the nearest off-site sensitive receiver  locations, which will contribute an operational noise level increase of 1.0 dBA L₅₀ during the daytime  and up to 0.8 dBA L₅₀ during the nighttime hours.  Since the project-related operational noise level  contributions of up to only 1.0 dBA Leq, the increases at the sensitive receiver locations will be less  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      88 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  than significant.  On this basis, project operational stationary-source noise would not result in a  substantial temporary/periodic, or permanent increase in ambient noise levels in the project vicinity  above levels existing without the project, and impacts would be less than significant.  d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. Implementation of the project would result in short-term increases in  ambient noise levels due to construction activities.  To describe the temporary project construction  noise level contributions to the existing ambient noise environment, the project construction noise  levels were combined with the existing ambient noise levels measurements at the off-site receiver  locations.  The difference between the combined project-construction and ambient noise levels are  used to describe the construction noise level contributions.  A temporary noise level increase of 12  dBA is considered a potentially significant impact, based on the Caltrans substantial noise level  increase criteria used to assess the project-construction noise level increases.  No nighttime  construction activity is permitted in the City of La Quinta Municipal Code, and, therefore, nighttime  noise level increases are not analyzed in this noise study.  The results of the analysis show that the project will contribute unmitigated, worst-case construction  noise level increases at adjacent residential homes (the residential land uses located directly south of  the project site) of up to 8.4 dBA Leq and at the adjacent Walmart approaching 10.4 dBA Leq during the  daytime hours.  Since the worst-case temporary noise level increase of up to 10.4 dBA Leq during  project construction will be below the 12 dBA Leq significance threshold, the unmitigated construction  noise level increases are considered less than significant temporary noise impacts.  Therefore, implementation of the project would not result in a substantial temporary or periodic  increase in ambient noise levels above levels existing without the project and this impact would be  less than significant.  e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No impact. The project site is not located within 2 miles of a public airport or within an airport land  use plan.  As such, the project site would not be exposed to excessive noise levels from airport  operations, and, therefore, impacts would be considered less than significant.  f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No impact. The project site is not located within the vicinity of a private airstrip.  As such, the  project site would not be exposed to excessive noise levels from airport operations, and, therefore,  impacts would be considered less than significant.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 89  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Mitigation Measures MM NOI-1 The project shall supply an alternate mechanical ventilation system for all proposed  residential units that will permit windows to remain closed for prolonged periods of  time.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      90 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 13. Population and Housing Would  the project:  a) Induce substantial population growth in an area,  either directly (for example, by proposing new  homes and businesses) or indirectly (for  example, through extension of roads or other  infrastructure)?    b) Displace substantial numbers of existing  housing, necessitating the construction of  replacement housing elsewhere?    c) Displace substantial numbers of people,  necessitating the construction of replacement  housing elsewhere?      Environmental Setting As a vacation destination, the City of La Quinta’s population varies by season.  According to the  United States Census Bureau, the City’s population is estimated at 40,956 persons in 2016.  Environmental Evaluation Would  the project:  a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less than significant impact.  The project site is currently vacant.  The proposed project includes the  construction of 131 medium-high density single-family residential units and a 125-room hotel.   According to the United States Census Bureau, the average household size in 2016 is 2.6 persons per  household.  The project is anticipated to generate approximately 341 new residents.  The project includes a commercial component on the northern portion of the site. The Specific Plan  allows for all types of retail, office and resort uses on this portion of the site. The applicant has  indicated that a hotel may occur on this site. The proposed 125-room hotel would have a total floor  area of 40,000 square feet.  According to the County of Riverside General Plan Socioeconomic Build- out Assumptions and Methodology section, commercial retail uses have the employee generation  factor of 500 square feet/employee.  Thus, the proposed hotel is estimated to generate 81 new jobs.   However, the kinds of labor force skills required for the proposed hotel use are those from the  hospitality industry and are of the type that are typically filled by workers who are already present in  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 91  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  the local labor force.  It is therefore reasonable to expect that many of the project’s estimated  employees would be drawn from the local labor force population readily available in the City and  surrounding communities.  Therefore, substantial population growth is not expected to occur  because of the employment opportunities resulting from project buildout, and impacts would be  less than significant. In addition, the mix of housing and commercial uses provided by the project  would serve both residents of the area as well as tourists.  This will contribute to the economic  vitality of City of La Quinta.  Furthermore, the proposed project supports the General Plan’s goals for  addressing economic needs, creating employment opportunities, and meeting market demand.   The project would induce population growth through the establishment of additional housing.   However, the potential population growth would be nominal, representing approximately one  percent (0.9 percent) increase over the City’s existing 2016 population of approximately 40,956  persons.  The SCAG estimates that the City’s population will reach 41,625 in 2020, and 46,297 in  2035.  This project would be consistent with the population forecast.  Therefore, project  implementation would not induce substantial population growth within the City.  b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No impact. The project site is currently vacant and does not contain any existing housing units.  The  project is a 131-unit residential and a 125-room hotel development.  The implementation of the  proposed project will not displace any existing housing or require the construction of replacement  housing elsewhere.  As such, no impacts would occur.  c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No impact. As previously discussed, the project site is currently vacant, and the project  implementation would include the construction of 131 single-family residential units and a 125-room  hotel.  Therefore, the project would not displace any people or require the construction of  replacement housing elsewhere.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      92 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 14. Public Services 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:  a) Fire protection?   b) Police protection?   c) Schools?   d) Parks?   e) Other public facilities?     Environmental Setting This section evaluates potential effects on public services within the City that may result from  project implementation.  La Quinta’s 2016 population was 40,956.  The City operates three fire  stations within the City and contracts for fire services through the County of Riverside.  According to  the La Quinta Police Department’s website, the Riverside County Sheriff’s Department is located at  86-625 Airport Boulevard in the City of Thermal, approximately 12.3 miles southeast of the project  site.  Additionally, there is a Civic Center Community Policing Office located at 78-495 Calle Tampico   in La Quinta, which is approximately 3.2 miles south of the project site.  La Quinta is served by two  public school districts, the Desert Sands and the Coachella Valley Unified School Districts.  There are  11 parks within the City and La Quinta maintains a standard of 5.0 acres of parkland for every 1,000  residents.   Environmental Evaluation 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:  a) Fire protection? Less than significant impact.  According to the City of La Quinta General Plan, the City contracts with  the Riverside County Fire Department for fire protection services.25  Current minimum staffing is  three firefighters per front-roll fire engine, of whom one will be a “Company Officer”-level supervisor                                                               25 http://www.laquintaca.gov/home/showdocument?id=15841.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 93  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  and at least one will be Paramedic Licensed.  Volunteer Reserve firefighters are used to supplement  paid staff by providing additional firefighters and, during busy periods, staffing equipment.  The  closest La Quinta Fire Station is located approximately 1.3 miles north of the project site at 44555  Adams St.  According to the La Quinta General Plan, in 2010, average response time (driving) was 3.9 minutes  throughout the City.  The City has an Insurance Services Office (ISO) public protection class rating of  4 (on a scale of 1 through 10, with 10 being the highest), based on the provision of staffing,  communication, water system for suppression, building standards, and other criteria.  The City also  relies on mutual aid agreements with neighboring jurisdictions to provide additional fire protection  services when necessary.  The Fire Department responds to emergency medical incidents and  provides Basic and Advanced Life Support via paramedic engines.  Fire services in La Quinta are based on delivering a minimum of three personnel in the response time  standard of 5 minutes or less, 90 percent of the time.  This requires the strategic placement of fire  stations to maintain calculated travel times.  Additional facilities, including fire stations, will be  needed in areas where growth occurs.  Based on current city limits and the SOI, the Fire Department  has identified the need for two additional stations in the southeastern section of the City.  In 1996 the City analyzed the fiscal impacts of anticipated development on certain public facilities  and prepared a schedule of development impact fees  based on that analysis.  According to the City  of La Quinta Development Impact Fee Study, development impact fees are one-time charges  imposed on development projects to recover capital costs for public facilities needed to serve those  new developments and additional residents, employees, and visitors.  Development impact fees  fund the construction of certain capital improvements within the City.  The recommended impact  fees for fire protection for residential-multi-family and other is $206 per dwelling unit and $171 per  1,000 square feet of gross building area for office/hospitality uses.    The proposed project involves the development of 131 residential dwelling units and a 125-room  hotel on a 22-acre lot in the City of La Quinta.  The development would be built to current code  standards, including Fire Code.  The project would be subject to review by the Riverside County Fire  Department to ensure that adequate fire services would be provided to the project at the time of  the development.  As such, impacts would be less than significant.  b) Police protection? Less than significant impact. The City of La Quinta contracts with the Riverside County Sherriff’s  Department for the provision of police protection services.  According to the La Quinta Police  website, the Riverside County Sheriff’s Department is located at 86-625 Airport Boulevard in the City  of Thermal, approximately 12.3 miles southeast of the project site.  Additionally, there is a Civic  Center Community Policing Office located at 78-495 Calle Tampico  in La Quinta, which is  approximately 3.2 miles south of the project site.    The Police Department also operates community programs in the City, including a School Resource  Officer program at all local schools; a volunteer Citizens on Patrol Program, a Junior Cadet program,  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      94 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  and a volunteer Citizens on Patrol Program; and Community Service Officers who are assigned to  each division and who act as Community Program Coordinators, responsible for Neighborhood  Watch programs and community liaison.  The City also relies on mutual aid agreements with  neighboring jurisdictions for additional police support, when necessary.26  At buildout, the City could potentially have a population of 79,956.  La Quinta’s 2016 population was  40,956 residents according to the United States Census Bureau.  The project is anticipated to  generate approximately 341 new residents (131 dwelling units multiplied by the average 2.6 persons  per household).  New residents as a result of the project would cause less than a 1-percent increase  in the City’s population, therefore not requiring an expansion of police facilities within the City.    According to the February 2013 Final Development Impact Fee Study, the City of La Quinta does not  currently have any police facility fees.    While the proposed project could potentially result in an increased number of calls for police  services, the nominal increase in population would not require the construction of new police  facilities or the expansion of existing facilities to accommodate new staff or equipment.  Therefore,  impacts to police protection would be less than significant.  c) Schools? Less than significant impact. According to the La Quinta General Plan, the City is served by two  public school districts, the Desert Sands and the Coachella Valley Unified School Districts, both of  which provide Kindergarten through 12th grade education.  College and university courses are  provided at three regional institutions located in the City of Palm Desert.  The project site is served  by Desert Sands Unified School District, and the nearest schools to the project site are Harry S.  Truman  Elementary School, located approximately 1.2 miles southwest, and John Glenn Middle  School, located approximately 1.2 miles to the northeast.    Buildout of the City, according to the General Plan’s land use plan, has the potential to generate  31,603 housing units in the City, and 21,500 in the Sphere of Influence.  These new households have  the potential to increase school enrollment to 23,293 students at buildout.  As school facilities in  Districts are close to or over capacity, additional schools will be required to accommodate these  students.  The exact number of new schools will depend on actual buildout levels and the rate at  which new development occurs.  The proposed project involves the development of 131 residential dwelling units and a 125-room  hotel on a 22-acre lot in the City of La Quinta.  The project could result in an increased enrollment  for schools within the vicinity as it would generate approximately341 new residents, but the project  would not in itself require new or expansion of schools.  According to the U.S. Census Bureau, 21.9  percent of La Quinta’s population are persons under 18 years of age and 4.8 percent of La Quinta’s  population are persons under 5 years of age.  Therefore, approximately 17.1 percent are in the age  range to attend elementary, middle, or high school.  17.1 percent of 341 residents results in                                                               26 http://www.laquintaca.gov/home/showdocument?id=15841.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 95  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  approximately 59 new students, which is a nominal increase (0.8 percent) when compared with the  overall student population of the City of La Quinta, which is 7,004 students.  Pursuant to California  Government Section 65996, new development is required to pay applicable impact fees to ensure  that adequate school and related facilities will be available, which is the exclusive method of  mitigation for impacts associated with increased student enrollment.  Because the project would be  required to pay school impact fees in accordance with state law, the proposed project would not  result in adverse physical impacts to schools.  Therefore, impacts would be less than significant.  d) Parks? Less than significant impact. The City of La Quinta operates 11 city parks, the Civic Center Campus,  and three nature preserve areas.  There are also a number of public parks located within existing  subdivisions.  The City of La Quinta works in conjunction with the Desert Sands Unified School  District to share the use of recreational facilities on school grounds.  La Quinta is also home to one  public and 22 privately owned and operated golf courses, seven of which are open and available for  public use.  La Quinta’s designated recreational open space totals approximately 5,259 acres.27   The Quimby Act authorizes a city or county to require the dedication of land or to impose fees for  park or recreational purposes as a condition of the approval of a = subdivision map, if specified  requirements are met.28  The Quimby Act sets a minimum threshold of 3.0 acres of parkland per  1,000 residents; the City of La Quinta has a policy of providing a minimum of 5.0 acres per 1,000  residents and currently contains 218.75 acres of Quimby parkland within the City.  The City of La  Quinta currently provides 5.34 acres of parkland per 1,000 residents for a 2016 population of 40,956  which exceeds the minimum of 5.0 acres per 1,000 residents.  The implementation of the project  would only increase the population by approximately 341 residents.  As such, the project would not  result in a substantial population increase in the City and would not significantly affect the ratio of  parkland per 1,000 residents.  In addition, the recreational amenities within the project have been designed to meet the  anticipated activities of the community.  The proposed project includes 3.2 acres of common open  space (active) for 341 estimated new residents.  This would equate to approximately 0.01 acres of  common open space per resident, which far exceeds the Quimby Act and City’s open space  requirements which requires at least 0.005 acres per resident.  In addition, the community  recreational area features several amenities including:   Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench  seating areas.     Pocket parks and seating nodes with unifying community elements like specimen trees, seat  walls, benches and sculptural landscaping.     Outdoor fitness areas with high-quality equipment allowing for  individual and group training  and exercising with some bench seating along the perimeter.                                                               27 http://www.laquintaca.gov/home/showdocument?id=15838  28 https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB1191  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      96 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   A fenced community dog park area.     A large, central Clubhouse with various resort-style indoor and outdoor amenities allowing for  numerous groups to enjoy and entertain their families and guests.     A heated pool with contemporary styled cabanas/shade structures that complement the  adjacent buildings as a year-round leisure recreational amenity for residents, larger group  gatherings, and special events.     Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be  readjusted/moved as needed providing flexibility to the arrangement of site furnishings.     A spa facility with a trellis and seating area.       Barbecue facility with shaded trellis string lighting and pool area interface.  This barbecue area  includes two separate built-in barbecue entertainment counters for resident use.     Outdoor flex space with fire place and table seating with a clubhouse kitchen interface.   Flexible and movable site furnishings will support various types of events and parties.     Seating area with fire pit/table and built-in seating that interfaces with pool restroom building  and east pool area entry.    The project will provide adequate recreational facilities to the residents and hotel guests so that the  project will not increase the demand on nearby recreational facilities.  As stated above, the project  provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident.   The project far exceeds the Quimby Act and City requirements for open space.  Therefore, impacts  related to parkland from the project would be less than significant.  e) Other public facilities? Less than significant impact.  Public facilities in the City of La Quinta include City-owned buildings  such as City Hall, a Wellness Center, and the Library (collectively part of the Civic Center Campus).   The City of La Quinta maintains a number of public recreational facilities for its residents, including  Fritz Burns Pool, La Quinta Sports Complex, La Quinta Community Center, Colonel Paige Middle  School Fields, Boys and Girls Club of La Quinta, La Quinta Museum, and the Wellness Center.  The  proposed project involves the development of 131 residential dwelling units and a 125-room hotel  on a 22-acre lot in the City of La Quinta.  The proposed project would generate approximately341  new residents.  This is less than a 1 percent increase in the City’s population.  Therefore, the  proposed project would not result in a significant impact to public facilities, nor require the  development of new facilities or expansion of existing facilities.  Impacts to public facilities would be  less than significant.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 97  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 15. Recreation 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?    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?      Environmental Setting This section analyzes the potential effects on recreational resources that may result from project  implementation.  The City of La Quinta operates 11 city parks, the Civic Center Campus, and three  nature preserve areas.  There are also a number of public parks located within existing subdivisions.   La Quinta park is located 0.77 miles north of the project site and the La Quinta Civic Center Campus  is located 2 miles southwest of the project site.    Environmental Evaluation 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? Less than significant impact.  According to the City’s General Plan, La Quinta currently has 218.75  acres of Quimby Act Parkland within its city limits.  The project does not propose new or physically  altered park facilities.  The project involves construction of 131 residential dwelling units and a 125- room hotel.  As analyzed in the Land Use and Planning section, the project is estimated to generate  341 new residents in the City.  The proposed project includes 3.2 acres of common open space  (active).  According to the 2035 General Plan, the Quimby Act sets a minimum threshold of 3.0 acres of  parkland per 1,000 residents.  The City of La Quinta provides a minimum of 5.0 acres of parkland per  1,000 residents, and it currently exceeds its level of service, providing 5.3 acres of parkland per 1,000  residents for its 2016 population of 40,956 residents.   The project is expected to generate 341 new  residents.  This nominal increase to the population of the City of La Quinta will result in a less than  significant impact on recreational facilities and regional parks.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      98 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  In addition, as discussed in Impact 14d), the project will provide adequate recreational amenities  within the project to meet the anticipated activities of the community.  The project will not  substantially 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.   Impacts will be less than significant.  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? Less than significant impact.  As discussed in Impact 14d: Public Services, the project proposes the  construction of the following recreational facilities:   Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench  seating areas.     Pocket parks and seating nodes with unifying community elements like specimen trees, seat  walls, benches and sculptural landscaping.     Outdoor fitness areas with high-quality equipment allowing for  individual and group training  and exercising with some bench seating along the perimeter.     A fenced community dog park area.     A large, central Clubhouse with various resort-style indoor and outdoor amenities allowing for  numerous groups to enjoy and entertain their families and guests.     A heated pool with contemporary styled cabanas/shade structures that complement the  adjacent buildings as a year-round leisure recreational amenity for residents, larger group  gatherings, and special events.     Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be  readjusted/moved as needed providing flexibility to the arrangement of site furnishings.     A spa facility with a trellis and seating area.       Barbecue facility with shaded trellis string lighting and pool area interface.  This barbecue area  includes two separate built-in barbecue entertainment counters for resident use.     Outdoor flex space with fire place and table seating with a clubhouse kitchen interface.   Flexible and movable site furnishings will support various types of events and parties.     Seating area with fire pit/table and built-in seating that interfaces with pool restroom building  and east pool area entry.    Furthermore, the developer will be required to participate in funding of future parks through the  payment of a parks fee based on the Municipal Code requirements.  The addition of 341 residents  will not impact the City’s recreational facilities, as the development would provide the above- mentioned facilities to its residents.  Therefore, the project would have a less than significant impact  on recreation.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 99  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      100 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 16. Transportation/Traffic Would  the project:  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?    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?    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?    d) Substantially increase hazards due to a design  feature (e.g., sharp curves or dangerous  intersections) or incompatible uses (e.g., farm  equipment)?    e) Result in inadequate emergency access?  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?      Environmental Setting This analysis is based on the Traffic  Impact Analysis (TIA) report prepared by Urban Crossroads dated  November 20, 2017.  The report is contained in Appendix E of this IS/MND.  As directed by City of La Quinta staff, the TIA was prepared in accordance with the City of La Quinta’s  Engineering Bulletin #06-13 (dated July 23, 2015) and Engineering Bulletin #10-01 (dated August 9,  2010).  To  ensure that the TIA satisfies the City of La Quinta’s traffic study requirements, Urban  Crossroads, Inc. prepared a traffic study scoping package for review by City staff prior to the  preparation of their report.  The Agreement provides an outline of the project study area, trip  generation, trip distribution, and analysis methodology.  The Agreement approved by the City is also  included in Appendix E of this report.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 101  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Study Area and Analysis Scenarios  The following 14 study area intersections listed in Table  12 were selected for the TIA based on  consultation with City of La Quinta staff.  Table 12: Intersection Analysis Locations ID Intersection Location Jurisdiction 1 Washington Street/Highway 111 La Quinta  2 Adams Street/Highway 111 La Quinta  3 Adams Street/Avenue 47/Auto Centre Drive La Quinta  4 Adams Street/Driveway 1 La Quinta  5 Adams Street/Via Grazianna La Quinta  6 Adams Street/Avenue 48 La Quinta  7 Auto Center Way/Highway 111 La Quinta  8 Auto Center Way/Auto Centre Drive La Quinta  9 Auto Center Way/Driveway 2 La Quinta  10 Driveway 3/Auto Centre Drive La Quinta  11 La Quinta Drive/Highway 111 La Quinta  12 La Quinta Drive/Auto Centre Drive La Quinta  13 La Quinta Drive/Driveway 4 La Quinta  14 Dune Palms Road/Highway 111 La Quinta    Through consultation with City staff, daily volume-to-capacity (V/C) roadway analyses have been  evaluated for  the following roadway segments as shown on Table  13:  Table 13: Roadway Segment Analysis Locations ID Roadway Segment Location Jurisdiction 1 Adams Street, Highway 111 to Avenue 47/Auto Centre Drive La Quinta  2 Adams Street, Avenue 47/Auto Centre Drive to Via Grazianna La Quinta  3 Adams Street, Via Grazianna to Avenue 48 La Quinta  4 Highway 111, Adams Street to Auto Center Way La Quinta  5 Highway 111, Auto Center Way to La Quinta Drive La Quinta  6 Highway 111, La Quinta Drive to Dune Palms Road La Quinta  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      102 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  In accordance with the City of La Quinta’s traffic study guidelines the following scenarios have been  analyzed in the TIA:   Existing (2017) Conditions   Existing plus Project (E+P) Conditions   Existing plus Ambient Growth plus Project (EAP) (2019) Conditions   Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2019) Conditions    The proposed project land use is less intense and would generate fewer  vehicle trips than could  otherwise occur under the current General Plan designation for the site.  As such, General Plan  Buildout traffic conditions have not been evaluated.  City of La Quinta Required Intersection Level of Service  In accordance with City of La Quinta traffic study guidelines, signalized intersections or all-way stop  controlled intersections operating at LOS D or better and cross-street stop controlled intersections  operating at LOS E or better for the side street have been utilized for the purposes of this analysis.  In addition to these requirements, LOS C has been utilized as the minimum LOS for the project  driveway locations.  Criteria for Determining Significant Impacts Intersections  Pursuant to the criteria outlined for the analysis of study area intersections using the Highway  Capacity Manual (HCM), a potentially significant project impact is defined to occur at any signalized  intersection if the addition of project trips will result in the level of service (LOS) for that intersection  to exceed the criteria established in Table  15 for E+P traffic conditions.  Table 14: Impact Criteria for Intersections Already Operating at LOS E or LOS F Significant Changes in LOS LOS E An increase in delay of 2 seconds or more  LOS F An increase in delay of 1 second or more  Source: City of La Quinta Engineering Bulletin #06-13 Table  4.0.    A potentially significant project impact at an unsignalized study area intersection is defined to occur  when an intersection has a projected LOS F on a side street for a two-way stop control, or LOS E or  worse for signalized intersections and all-way stop controlled intersections and the addition of  project traffic results in an addition of 3 seconds or more of delay for any movement.  A potentially significant cumulative impact is defined to occur at any signalized intersection if the  addition of project trips will result in the LOS for that intersection to exceed the criteria established  in Table  14 for Opening Year  Cumulative traffic conditions.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 103  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Roadway Segments  A potentially significant project impact is defined to occur at any study area roadway segment if the  segment is projected to be operating at LOS E or LOS F and the V/C  ratio increases by 0.02 or more  with the addition of project traffic for E+P traffic conditions.  A potentially significant cumulative impact is defined to occur at any study area roadway segment if  the project would cause the Existing LOS to fall to worse than LOS D for Opening Year  Cumulative  traffic conditions.  A potentially significant cumulative impact is also defined to occur on any study  area roadway segment that is already operating at LOS E or LOS F, if the project traffic will increase  the V/C  ratio by more than 0.02 for Opening Year  Cumulative With Project traffic conditions.  Project Trip Generation  The trip generation rates are based upon data collected by the Institute of Transportation Engineers  (ITE) for Single Family Detached Residential (ITE Land Use Code 210) and Hotel (ITE Land Use Code  330) land uses in its published Trip  Generation Manual, 9th Edition, 2012.  In accordance with the City of La Quinta’s traffic study guidelines, trip generation estimates for the  project were determined by utilizing the published rates for the peak hour of the generator rather  than for the peak hour of adjacent street traffic, where possible.  The proposed project is anticipated  to generate a net total of approximately 2,468 trip-ends per day on a typical weekday with 180  vehicles per hour during the weekday AM peak hour and 227 vehicles per hour during the weekday  PM peak hour.  The site is currently zoned Regional Commercial and is designated General Commercial in the City’s  currently adopted General Plan.  The General Commercial land use designation allows for the  maximum development of commercial retail uses at a floor-to-area ratio of 0.25 (or 25 percent) of  the total acreage.  For the proposed site area, the total acreage of 21.97 acres equates to  approximately 239,253 square feet (sf) of commercial retail use.  A development project constructed  in accordance with the currently approved land use would be anticipated to generate a net total of  approximately 10,216 trip-ends per day with 230 AM peak-hour trips and 888 PM peak-hour trips  under the ITE Land Use code for Shopping Center.  The development of the proposed project is anticipated to generate 7,748 fewer trip-ends per day  with 50 fewer AM peak-hour trips and 661 fewer PM peak-hour trips compared with the land uses  and intensities that could occur under the current General Plan designations.  As such, long-range  traffic conditions were not evaluated for  the purposes of this traffic study.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation Initial Study/Mitigated Negative Declaration      104 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Evaluation Would  the project:  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? Less than significant impact.  The results of the potentially significant project and cumulative impacts  for the study area intersections for E+P and Opening Year  Cumulative traffic conditions are summarized  in Table  15.  As shown on Table  15, the development of the proposed project is not anticipated to  result in a potentially significant project or cumulative impact.  A summary of roadway segment V/C   analysis is provided on Table  16.  As shown on both tables, the study area intersections and roadway  segments are anticipated to operate at acceptable LOS under existing and future project conditions.    The project is not anticipated to result in a significant impact on the study area intersections under  existing and future traffic conditions, based on the City’s Significance Criteria.  As such, the project  would comply with the City’s standards.  The proposed project is forecast to generate 2,468 daily  weekday trips with 180 vehicle trips in the AM peak hour and 227 vehicle trips in the PM peak hour.   The results of the traffic analysis indicate that the proposed project would not create any project- level significant impacts to the surrounding roadway system during any of the scenarios evaluated.   The project would not conflict with any applicable plan, ordinance, or policy establishing measures  of effectiveness for the performance of the circulation system.  Thus, the project would result in less  than significant impacts on traffic/circulation and the surrounding roadway network, and no  mitigation would be required.  See Impact 16f) regarding the proposed project’s impact on transit, bicycle, and pedestrian facilities.      City of La Quinta La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation   FirstCarbon Solutions 105 Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx Table 15: Summary of Intersection Operations # Intersection Traffic Control2Existing (2017)E+PPotentially Significant Project Specific Impact3EAP (2019)EAPC (2019)Potentially Significant Cumulative Impact4Acceptable LOS5Delay1LOS5Delay1LOS5Delay1LOS5Delay1LOS5AMPMAMPMAMPMAMPMAM PMAMPMAMPMAMPM1 Washington Street/Highway 111 TS 36.6 37.9D D 36.6 37.9D D No 37.0 38.3 D D 37.7 39.2 D D No E 2 Adams Street/Highway 111 TS 29.8 27.9C C 30.3 33.8C C No 32.4 34.9 C C 31.9 35.5 C D No E 3 Adams Street/Avenue 47/Auto Centre Drive TS 11.1 18.2B B 12.9 20.0B B No 13.0 20.5 B C 13.2 21.6 B C No D 4 Adams Street/Driveway 1 TS Future Intersection 10.19.9 B A No 10.2 10.0 B B 10.3 10.1 B B No C 5 Adams Street/Via Grazianna CSS 12.2 14.7B B 12.5 15.1B C No 12.7 15.5 B C 12.9 16.0 B B No C 6 Adams Street/Avenue 48 TS 30.5 29.7C C 30.7 29.8C C No 31.1 30.2 C C 31.1 30.3 C C No D 7 Auto Center Way/Highway 111 CSS 9.6 11.6A B 9.6 11.9A B No 9.6 11.9 A B 9.7 12.6 A B No E 8 Auto Center Way/Auto Centre Drive TS 3.8 4.9 A A 4.1 5.2 A A No 4.2 5.2 A A 4.2 5.3 A A No D 9 Auto Center Way/Driveway 2 TS Future Intersection 0.0 0.0 A A No 0.0 0.0 A A 0.0 0.0 A A No C 10 Driveway 3/Auto Centre Drive AWS Future Intersection 9.1 9.9 A A No 9.1 10.1 A B 9.2 10.0 A B No C 11 La Quinta Drive/Highway 111 CSS 17.6 13.6B B 19.2 14.5B B No 21.7 20.2 C C 22.1 23.2 C C No E 12 La Quinta Drive/Auto Centre Drive TS 8.4 11.6A B 8.7 12.1A B No 8.7 12.5 A B 8.8 13.1 A B No D 13 La Quinta Drive/Driveway 4 TS Future Intersection 9.4 9.9 A A No 9.4 9.8 A A 9.4 9.8 A A No C 14 Dune Palms Road/Highway 111 TS 34.2 23.4C C 34.3 23.4C C No 34.7 23.8 C C 34.6 29.1 C C No E Notes: 1 According to the 2010 Highway Capacity Manual, overall average intersection delay and level of service are shown for intersections with a traffic signal For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. 2 CSS = Cross-street Stop; TS = Traffic Signal; AWS = All-way Stop; RA = Roundabout 3 A potentially significant project traffic impact is defined to occur at any signalized intersection if the intersection is operating at LOS E and the project causes the delay to increase by 2 seconds or more.  If the signalized intersection is operating at LOS F, a potentially significant project specific traffic impact is defined to occur if the project causes the delay to increase by 1 second or more.  For cross-street stop controlled intersections, a potentially significant project specific traffic impact is defined to occur if the intersection is operating at LOS F on the side street and the addition of project traffic results in an increase of 3 seconds or more of delay for any movement. 4 A potentially significant cumulative traffic impact is defined to occur at any signalized intersection if the intersection is operating at LOS E and the project causes the delay to increase by 2 seconds or more.  If the signalized intersection is operating at LOS F, a potentially significant cumulative traffic impact is defined to occur if the project causes the delay to increase by 1 second or more.  For cross-street stop controlled intersections, a potentially significant cumulative traffic impact is defined to occur if the intersection is operating at LOS F on the side street and the addition of project traffic results in an increase of 3 seconds or more of delay for any movement. 5 LOS = Level of Service  City of La Quinta La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation   FirstCarbon Solutions 106 Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx Table 16: Summary of Roadway Segment Analysis # Roadway Segment Limits Roadway Section LOS Capacity1Existing (2017) E+P EAP (2019) Potentially Significant Project Traffic Impact2 EAPC (2019) Potentially Significant Project Traffic Impact3 Acceptable LOS V/C LOS V/C LOS V/C LOS V/C LOS 1 Adams St. Hwy. 111 to Av. 47/Auto Centre Dr. 4D 28,0000.43 A 0.46 A 0.48 A No 0.50 A No D 2 Av. 47/Auto Centre Dr. to Via Grazianna  4D 28,0000.42 A 0.45 A 0.47 A No 0.49 A No D 3 Via Grazianna to Av. 48 4D 28,0000.42 A 0.44 A 0.45 A No 0.47 A No D 4 Hwy. 111 Adams St. to Auto Center Wy. 6D 61,1000.56 A 0.56 A 0.58 A No 0.64 B No D 5 Auto Center Wy. to La Quinta Dr.  6D 61,1000.56 A 0.57 A 0.59 A No 0.64 B No D 6 La Quinta Dr. to Dune Palms Rd. 6D 61,1000.59 A 0.60 B 0.62 B No 0.67 B No D Notes: 1 These maximum roadway capacities have been extracted from the City of La Quinta Engineering Bulletin #06-13 (Revised July 23, 2015).  These roadway capacities are “rule of thumb” estimates for planning purposes.  The LOS E service volumes are estimated maximum daily capacity for respective classifications.  Capacity is affected by such factors as intersections (spacing, configuration and control features), degree of access control, roadway grades, design geometrics (horizontal and vertical alignment standards), sight distance, vehicle mix (truck and bus traffic) and pedestrian and bicycle traffic. 2 A potentially significant project traffic impact is defined to occur on any road segment if the segment is projected to be operating at LOS E or LOS F with project traffic included and the V/C is increased by 0.02 or more by addition of project traffic. 3 A potentially significant cumulative traffic impact is defined to occur on any road segment if the project would cause the existing LOS to fall to worse than LOS D for Opening Year Cumulative (2019) With Project volumes.  A potentially significant cumulative traffic impact is also defined to occur if the segment is projected to be operating at LOS E or LOS F with project traffic included and the V/C is increased by 0.02 or more by addition of project traffic.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 107  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   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? Less than significant impact. The intent of a Congestion Management Program (CMP) is to more  directly link land use, transportation, and air quality, thereby prompting reasonable growth  management programs that will effectively utilize new transportation funds, alleviate traffic  congestion and related impacts, and improve air quality.  Counties within California have developed  CMPs with varying methods and strategies to meet the intent of the CMP legislation.  The County of  Riverside CMP became effective with the passage of Proposition 111 in 1990 and updated most  recently in 2011.  The Riverside County Transportation Commission (RCTC) adopted the 2011 CMP  for the County of Riverside in December 2011.  Highway 111 is designated a highway on the CMP System from Interstate 10 (I-10) to the Imperial  County Line.  The following five study area intersections along Highway 111 are CMP locations:   Washington Street and Highway 111   Adams Street and Highway 111   Auto Center Way  and Highway 111   La Quinta Drive and Highway 111   Dune Palms Road and Highway 111    The following three study area roadway segments along Highway 111 are CMP facilities:   Adams Street to Auto Center Way   Auto Center Way  to La Quinta Drive   La Quinta Drive to Dune Palms Road    RCTC has adopted LOS E as the minimum standard for intersections and segments along the CMP  System of Highways and Roadways.  As stated in Impact 16a), the CMP intersections and roadway  segments are anticipated to operate at an acceptable LOS of D or better under all analysis scenarios.   As such, impacts on the applicable congestion management program would be less than significant.  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? No impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes  Airport and approximately 8.35 northwest of the Jacqueline Cochran Regional Airport.  The project  site is not located within an airport land use plan.  Therefore, the project will not result in a change  in air traffic patterns in the project area.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      108 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than significant impact. The project would not include hazardous design features nor would it  include incompatible uses.  There are no sharp curves along Adams Street, La Quinta Drive, or Auto  Center Way  that would create hazards to either pedestrian or vehicular traffic.  The site adjacent  roadways of Auto Centre Drive, Adams Street, and La Quinta Drive are constructed to their ultimate  General Plan designation.  Curb-and-gutter and sidewalk improvements are in place, however,  should be modified accordingly based on proposed driveway locations.  As such, impacts related to  increasing hazards due to design features would be less than significant.  The project driveways will  be constructed in conformance with City of La Quinta standards, including provisions for sight  distance requirements.  On-site traffic signing and striping will be implemented in conjunction with  detailed construction plans for the project and as approved by the City of La Quinta.  Therefore, the  project would not substantially increase hazards related to design features.  e) Result in inadequate emergency access? Less than significant impact with mitigation incorporated.  Regional access to the project site is  provided via Highway 111 and the I-10 Freeway via Washington  Street.  Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive  via the following driveways:   Adams Street via Via Grazianna/Driveway 1 (full access)   Auto Center Way  via Driveway 2 (full access)   Auto Centre Drive via Driveway 3 (full access)   La Quinta Drive via Driveway 4 (full access)  Implementation of Mitigation Measure TRANS-1 is recommended to address site access  improvements for the project.  With the implementation of Mitigation Measure TRANS-1, the  project’s impacts to adequate emergency access will be reduced to a less than significant level.  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? Less than significant impact. Transit Service The study area is currently served by the SunLine Transit  Agency with bus services along Highway  111, Washington  Street, and Adams Street via Lines 70 and 111.  Transit  service in the vicinity of the  project site provided via Lines 70 and 111.  There is an existing bus stop for Line 70 on the southwest  corner of Adams Street and Highway 111, and a bus stop for Line 111 on the southeast corner of  Adams Street and Highway 111.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 109  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   Pedestrian and Alternative Facilities  The project site has existing pedestrian access to sidewalks along Adams Street, Auto Centre Drive,  and La Quinta Drive.  In addition, the study area currently includes Class II bike lanes on Adams  Street south of Highway 111.  According to the City of La Quinta General Plan Update Future Buildout Golf Cart/neighborhood  electric vehicle (NEV) Paths, future Class III golf cart/NEV paths are proposed along Auto Centre  Drive and Dune Palms Road.  Avenue 47 (west of Adams Street) is planned to be a Class II Golf  Cart/NEV path into the adjacent Washington Park Retail and terminating at Washington  Street.  The implementation of the project will not alter transit services or pedestrian facilities.  Mitigation Measures MM TRANS-1 Curb-and-gutter and sidewalk improvements are in place but shall be modified  accordingly, based on proposed driveway locations.   The project shall construct curb-and-gutter and sidewalk improvements along the  project’s western boundary along the southern extension of Auto Center Way.   Adams Street & Driveway 1—Modify the raised median to provide the following  storage lengths:  - Southbound Left-Turn Lane: Improve the raised median to provide a pocket  length of 100 feet to meet City standards for deceleration lanes and to allow  right-in/right-out and left-in access only.   Auto Center Way & Driveway 2—Construct the intersection with the following:  - Construct east leg to facilitate ingress and egress access to the proposed hotel.   Driveway 3 & Auto Centre Drive—Construct the intersection with the following:  - Construct south leg to facilitate ingress and egress access to the proposed hotel.  - Westbound left-turn lane: provide a minimum of 50 feet  of storage within the  existing two-way-left turn lane (painted median).   La Quinta Drive & Driveway 4—Construct the intersection with the following:  - Construct west leg to facilitate ingress and egress access to the proposed  residential use.  - Northbound left-turn lane: provide a minimum of 50 feet of storage within the  existing two-way-left turn lane (painted median).    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      110 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 17. Tribal Cultural Resources Would  the project cause a substantial adverse change in the significance of a tribal cultural resource,  defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is  geographically defined in terms of the size and scope of the landscape, sacred place, or object with  cultural value to a California Native American tribe, and that is:  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), or    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.  In applying the criteria set  forth in subdivision (c) of Public Resource Code  Section 5024.1, the lead agency shall consider  the significance of the resource to a California  Native American tribe.      Environmental Evaluation Would  the project cause a substantial adverse change in the significance of a tribal cultural resource,  defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape  that is geographically defined in terms of the size and scope of the landscape, sacred place, or object  with cultural value to a California Native American tribe, and that is:  a) Cause a substantial adverse change in the significance of a tribal cultural resource 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)? No impact: Tribal  Cultural Resources (TCRs) can include wood, stone, foundations, and other  structural remains; debris-filled wells or privies; and deposits of wood, glass, ceramics, and other  refuse.  The general area has been shown to be highly archaeologically sensitive for both prehistoric  and historic resources.  The abundance of previously recorded cultural resources within the  immediate vicinity of the project area exhibit no clear distribution pattern, which is likely due to the  proximity of the project area to the boundaries of ancient Lake Cahuilla.  Furthermore, four  resources (two historic and two prehistoric) have been previously recorded within the project area,  indicating that the subject parcel itself has a high sensitivity to produce both historic and prehistoric  resources.  However, these were determined to be ineligible for the NR or CR and were destroyed as  a result of previous excavations on-site.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 111  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   The project area itself has been studied in depth through subsequent surveys in 1992 and monitored  during excavations and grading conducted in 1999/2000 (RI-3481 and RI-3482) and again in 2008.  Confirmation through the pedestrian survey confirmed that the upper 3 feet of soil within the  project area has been locally excavated and engineered to its current compaction (approximately 75  percent).  Therefore, the potential to encounter tribal cultural resources within the uppermost strata  is virtually non-existent.  All of the letters may be found in their entirety in Appendix G.  b) Cause a substantial adverse change in the significance of a tribal cultural 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? Less than significant impact with mitigation incorporated.  The NAHC conducted a search of their  Sacred Lands File on May 19, 2017.  The search was negative for  any listed Sacred Lands in proximity  of the project.  NAHC recommended certain tribes affiliated to the general area be contacted and  invited to comment or share information regarding cultural resources in the area.  FCS notified the  tribes of the project in writing on May 22, 2017 as part of its cultural resource analysis. One  response has been received dated June 13, 2017 identifying the project as within the Agua Caliente  Tribe’s Traditional Use Area (Appendix G).   The City conducted AB 52 and SB 18 consultations with tribes as designated by NAHC.  The Agua  Caliente Tribe requested the following in a letter dated December 18, 2017:   1. A copy of the records search with associated survey reports and site records from the  information center.    2. A cultural resources inventory of the project area by a qualified archaeologist prior to any  development activities in this area.    3. Copies of any cultural resource documentation (report and site records) generated in  connection with this project.    4. The presence of an archaeologist who meets the Secretary of Interior’s standards during any  ground-disturbing activities.    5. 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.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      112 FirstCarbon Solutions  Y:\Publications\Client (PN‐JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  6. This area is highly sensitive for cultural resources. The Agua Caliente Band of Cahuilla Indians  Tribal  Historical Preservation Officer (THPO) requests a meeting with the City of La Quinta  before any ground‐disturbing activities take place.    On December 20, 2017 the Viejas Tribal  Government responded to the SB 18 notification and  determined that the project site has little cultural significance or ties to Viejas.  On January 9, 2018, the Augustine Band of Cahuilla Indians responded to the SB 18 notification. They  responded that they were unaware of specific cultural resources that may be affected by the  proposed project.  The Agua Caliente Band of Cahuilla Indians responded to the AB 52 consultation letter that although  the project is outside of the Agua Caliente Band of Cahuilla Indians territory, it is within the Tribe’s  Traditional Use Area. The Tribe reiterated its concerns consistent with their December 2017 letter.   Mitigation Measures TCR‐1 and TCR‐2 would address all tribes’ requests and ensure that the project  would not cause a substantial adverse change in the significance of a tribal cultural resource.  Mitigation Measures  MM TCR ‐1 Prior to any ground‐disturbing activities, the applicant shall retain the services of a  qualified archaeologist and Tribal  Monitor.  Copies of contracts with monitoring  archaeologists and Tribal  Monitors shall be provided to the City prior to the issuance  of any ground‐disturbing permit.  Full‐time archaeological monitoring shall be  conducted by a qualified archaeologist for excavations that will exceed 3 feet in  depth.  In the event that buried cultural resources are discovered during  construction, the archaeologist shall be permitted to stop construction operations  within 50 feet of the find and the Applicant and/or the Applicant’s representative  shall immediately notify the City.  The archaeologist shall determine whether the  find requires further study.  The Applicant shall include a standard inadvertent  discovery clause in every construction contract to inform contractors of this  requirement.  The archaeologist shall make recommendations concerning  appropriate measures that will be implemented to protect the resource(s), including  but not limited to excavation and evaluation of the finds in accordance with Section  15064.5 of the CEQA Guidelines.  Any previously undiscovered resources found  during construction within the project area should be recorded on appropriate  Department of Parks and Recreation (DPR) 523 forms and evaluated for significance  in terms of CEQA criteria.  The archaeologist shall provide the City with a report of  all monitoring activities within 30 days of completion of these activities.  MM TCR ‐2 In the event of the accidental discovery of any human remains on the project, CEQA  Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public  Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed.  If during the  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 113  Y:\Publications\Client (PN‐JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   course of project development there is accidental discovery of any human remains,  the following steps shall be taken:   1. There shall be no further excavation or disturbance of the site or any nearby area  reasonably suspected to overlie adjacent human remains until the County  Coroner is contacted to determine if the remains are Native American and if an  investigation of the cause of death is required.  If the coroner determines the  remains to be Native American, the coroner shall contact the Native American  Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the  person or persons it believes to be the “most likely descendant” (MLD) of the  deceased Native American.  The MLD may make recommendations to the  landowner or the person responsible for the excavation work, for means of  treating or disposing of, with appropriate dignity, the human remains and any  associated grave goods as provided in Public Resource Code Section 5097.98,  Environmental Issues.    City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      114 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 18. Utilities and Service Systems Would  the project: a) Exceed wastewater treatment requirements of the  applicable Regional Water Quality Control Board?    b) Require or result in the construction of new water  or wastewater treatment facilities or expansion of  existing facilities, the construction of which could  cause significant environmental effects?    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?    d) Have sufficient water supplies available to serve  the project from existing entitlements and  resources, or are new or expanded entitlements  needed?    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?    f) Be served by a landfill with sufficient permitted  capacity to accommodate the project’s solid  waste disposal needs?    g) Comply with federal, state, and local statutes  and regulations related to solid waste?      Environmental Setting Wastewater Collection and Treatment Sanitary sewer collection and treatment facilities are provided by the CVWD within most of the City.   There are two CVWD wastewater treatment plants that serve the City of La Quinta.  Water  Reclamation  Plant 7 (WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio.  It provides  wastewater treatment for  development in the City of La Quinta north of Miles Avenue.  The capacity of  WRP-7 is 5 million gallons per day (mgd), and the plant processes approximately 2.8 to 3.0 mgd.  It has  the capacity to expand to 7.5 mgd.  Currently there is sufficient excess capacity; therefore, although  expansion capacity exists, no such plans are proposed at this time.   The Mid-Valley Water Reclamation Plant (WRP-4), located in Thermal (11.8 miles southeast of the  Village), serves the area in the City of La Quinta located south of Miles Avenue including the project.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 115  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   The WRP-4 has a current capacity of just under 10 mgd, and processes approximately 5 mgd per day.   Given the excess capacity, there are currently no plans for expansion at the Mid-Valley plant.  WRP-4  does not include tertiary treatment facilities.  CVWD indicates that such facilities could be located at  this plant in the future should demand warrant.  There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer lines in Auto  Center Drive for the development to connect to.  On-site there will be 8-inch sewer mains except  that the commercial retail site will have a 6-inch sewer main.  Water Supply The Coachella Valley including the project area is located within the Colorado River Watershed,  which drains into the Salton Trough.  The desert climate is characteristically dry, with an average of  less than 4 inches of annual rainfall.  Therefore, water is an especially limited and valuable resource.   To  satisfy the demand for water from residential, commercial and agricultural users, the Coachella  Valley supplements local groundwater supplies with water from northern California and the  Colorado River.   Northern California water is conveyed to southern California via the California aqueduct.  Over 23  million people and 755,000 acres of agricultural lands are served by the system.  Supplies to  southern California vary annually based on weather.  Water  supplies are more available in wet years  and decrease during dry years.   California is entitled to 4.4 million acre-feet of Colorado River water per year, as set forth in a 1964  Supreme Court ruling.  Although Colorado River water is one of the Coachella Valley’s main source of  water, it is considered poor in quality.  In addition to the high levels of total dissolved solids, this  water has been cited as contributing to the salinity problems in the Valley.  This supply is used  mainly for irrigation.  Solid Waste The City has a solid waste service agreement with Burrtec Waste  and Recycling Services, LLC for the  collection and transport of solid waste to landfill sites.  The service agreement between the City and  Burrtec Waste and Recycling Services, LLC is negotiated every 5 years.  The Edom Hill Transfer  Station  accepts solid waste from the City.  All waste received at the Edom Hill Transfer  Station is transferred  to one of three landfills: Lambs Canyon Landfill near Beaumont, Badlands Landfill near Moreno  Valley, and El Sobrante Landfill near Corona.29  These landfills have remaining capacity of 19,242,950,  15,648,799, and 145,530,000 tons, respectively, and are expected to close in 2029, 2022 and 2045,  respectively.30  The State of California has mandated a 50 percent waste diversion rate that must be  met by all counties and cities.   According to CalRecycle, the State’s integrated waste management agency, solid waste generated by  construction and demolition sites may account for as much as 22 percent of the solid waste stream.                                                                29 City of La Quinta. SilverRock Resort. Addendum to the Adopted Mitigation Negative Declaration. Page 230.  30 CalRecycle. 2017. Facility/Site Summary details. Available: http://www.calrecycle.ca.gov/SWFacilities/Directory/33-AA- 0217/Detail/.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      116 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Prior to the issuance of grading permits, the City refers developers to Burrtec environmental staff to  develop a recycling plan to recycle at least 50 percent of these materials.  Environmental Evaluation This section evaluates potential effects on Utilities and Service Systems that may result from project  implementation.  Descriptions and analysis in this section are based on results from the La Quinta  General Plan, La Quinta Municipal Code, the Project Specific Water  Quality Management Plan  (Appendix F), and the Preliminary Drainage Study for the project (Appendix F).  Would  the project:  a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Less than significant impact.  Wastewater from the project would mainly consist of effluent typical  of residential and hotel units.  Small quantities of hazardous household materials such as cleaning  solvents may be present, but not in quantities sufficient to exceed treatment requirements.  The  project would also be required to meet all applicable regulations, including NPDES permit  requirements and those of the RWQCB.  The proposed project shall be connected to sanitary sewer  service.  Lastly, the City shall ensure coordination with the CVWD to assure that existing and future  extended sanitary sewer facilities are adequate to meet the needs of project.  Therefore, impacts  would be less than significant.  b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than significant impact. As stated above, both water reclamation plants are processing less  wastewater than their capacity.  Together, the two plants have a remaining capacity of approximately  6 mgd.  The project would be served by WRP-4, which has approximately 4 mgd remaining capacity.   The proposed project includes the development of 131 residential units and a 125-room hotel.  The  increase in density and the intensification of land uses would increase the amount of wastewater  generated in the project area.  As stated in the General Plan EIR31, it is assumed that domestic  wastewater flows are equivalent to the potable water demand projections.  Therefore, the project  would generate 66.04 acre-feet of wastewater per year, or 58,957 gallons per day.  The amount of  wastewater generated by the project would account for a nominal 1.47 percent of the remaining  capacity of WRP-4.  Lastly, the requirement of all projects within the project area to pay a connection fee  would  financially assist towards the future expansion and upgrading of wastewater drainage infrastructure.   Therefore, implementation of the proposed project would not exceed wastewater treatment  requirements.  Impacts would be less than significant.                                                               31 http://www.laquintaca.gov/home/showdocument?id=15857, page III-187.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 117  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   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? Less than significant impact. The proposed project would be served by existing stormwater facilities  maintained by the City of La Quinta.  As stipulated in the City’s General Plan EIR Mitigation Measure  6, new development is required to construct on-site retention/detention basins and other  stormwater management facilities that are capable of managing stormwater flows.  Further, the  project would be subject to Chapter 8.70.070 of the City’s Municipal Code, which stipulates that the  project must comply with all WQMP requirements as may be set forth in the stormwater  management plan for such projects, along with all related conditions and requirements established  by the City.  The proposed project will implement BMPs to address the pollutants of concern that may potentially  be generated by from the operation of the project site.  The project will be required to retain Urban  Runoff on-site in conformance with local ordinance.  Table  7 of the Project Specific Water Quality  Management Plan (WQMP) in Appendix F contains further details regarding applicable BMPs for the  proposed project.  Please also see Section 8, Hydrology and Water  Quality, above.  Further, pursuant to the WQMP, the project would be required to implement stormwater best  management practices that limit the volume and flow of stormwater to the municipal storm sewer  system (Appendix F).  Therefore, overall, impacts would be less than significant.  d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less than significant impact. The project consists of 131 dwelling units and a 125-room hotel on  approximately 22 acres.  The project would connect to the CVWD’s water facilities, similar to the  existing residential uses nearby.  The CVWD provides water to its customers from several sources,  including groundwater, the State Water Project, and the Colorado River.   A commercial development permitted under the current zoning (Regional Commercial with floor- area ratio of 0.35) would be 335,412 square feet in size.  The water demand of a corporate building  (permitted under the existing Regional Commercial zone) would be 12.78 acre-feet per year  (34g/sf/day x 335.412 ksf x 365 = 4,162,462 gallons, or 12.78 acre-feet).32  As detailed under Impact 9b), the proposed project would have a water demand of 66.04 acre-feet  per year.  Although the proposed project has a much higher water demand compared with a  commercial development permitted under the current zoning, the project’s water demand would  account for a nominal percentage (0.05 percent) of the projected CVWD water supply.  The  projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet, and would continue to  increase through 2040.                                                               32 https://www.energystar.gov/sites/default/files/buildings/tools/DataTrends_Water_20121002.pdf.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      118 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Further, CVWD also has plans to increase its use of recycled water and may develop desalinated  agricultural drain water to supplement the existing supplies in the future if necessary.  Although the  project will result in increased water usage beyond existing conditions (since the site is currently  vacant) and what was planned under the City’s General Plan, the increased water demand only  accounts for a negligible amount of CVWD’s project water supply.  No new or expanded water supply  entitlements would be needed.  Therefore, impacts would be less than significant.  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? Less than significant impact. As discussed in Impact 18b), the project would generate 66.04 acre- feet of wastewater per year, or 58,957 gallons per day.  Alternatively, a commercial development  permitted under the current zoning would generate 12.78 acre-feet of wastewater per year, or  11,410 gallons per day.  Although the proposed project would generate a much higher amount of  wastewater, it would account for a nominal percentage (1.47 percent) of the remaining capacity of  WRP-4.  As such, there is sufficient capacity at the treatment plant to serve the proposed project in  addition to existing commitments.  Impacts would be less than significant.  f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? Less than significant impact. As discussed above, there is sufficient landfill capacity available to  accommodate the construction and operational phase of the project.  The project would be served  by three landfills: the Lambs Canyon Landfill near Beaumont, the Badlands Landfill near Moreno  Valley, and the El Sobrante Landfill near Corona.  These landfills have a remaining combined capacity  of 180,421,749 tons.  The proposed project includes the construction of a 125-room hotel and 131  residential units, which would require a GPA and a zone change. The increase in density and the  intensification of land uses would increase the amount of solid waste generated in the project area.   According to the CalRecycle Estate Solid Waste Generation rates website, the 125-room hotel would  generate 250 pounds of solid waste per day (2pounds/room/day).  The residential development  would generate 1,602 pounds of solid waste per day (12.23lbs/household/day)33. In total, the project  would generate 1,852 pounds of solid waste per day.  The three existing landfills described above  would have long-term capacity sufficient for expected solid waste generated by the project, and  Burrtec plans on providing service to accommodate future development.  Burrtec also implements recycling programs and provides those services as part of its waste contract  obligations.  Beyond typical household recycling pick-up and diversion, Burrtec also provides several  recycling-related programs to City residents, including curbside pick-up of large items, waste motor  oil, green waste, and other off-site programs and events for e-waste and paper shredding.  Burrtec is  required to meet all local, regional, state, and federal standards for solid waste disposal.  Thus,  impacts would be less than significant.                                                               33 https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 119  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   g) Comply with federal, state, and local statutes and regulations related to solid waste? Less than significant impact.  Solid waste disposal services must follow federal, state, and local  statutes and regulations related to the collection of solid waste.  The project proposes development  of residential uses, which would not involve the production and/or disposal of any acutely toxic or  otherwise hazardous materials.  The proposed project would comply with all state and local waste  diversion requirements, including The Integrated Waste  Management Act (AB 939), which requires  projects to meet at least a 50 percent diversion rate, and Municipal Code Chapter 6.04, regarding  waste collection.  As such, impacts would be less than significant.  Mitigation Measures None.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Environmental Evaluation  Initial Study/Mitigated Negative Declaration      120 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Environmental Issues Potentially Significant Impact Less than Significant Impact with Mitigation Incorporated Less than Significant Impact No Impact 19. Mandatory Findings of Significance a) Does the project have the potential to degrade  the quality of the environment, substantially  reduce the habitat of a fish or wildlife species,  cause a fish or wildlife population to drop below  self-sustaining levels, threaten to eliminate a  plant or animal community, reduce the number  or restrict the range of a rare or endangered  plant or animal, or eliminate important  examples of the major periods of California  history or prehistory?    b) Does the project have 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)?    c) Does the project have environmental effects,  which will cause substantial adverse effects on  human beings, either directly or indirectly?      Environmental Evaluation a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Less than significant with mitigation incorporated.  As described in the analysis above,  implementation of the proposed project would not degrade the quality of the environment;  substantially reduce the habitats of fish or wildlife species; cause a fish or wildlife population to drop  below self-sustaining levels; threatens to eliminate a plant or animals; or eliminate important  examples of major periods of California history or prehistory with the incorporation of the identified  mitigation measures.   City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration Environmental Evaluation      FirstCarbon Solutions 121  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   b) 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)? Less than significant impact with mitigation incorporated. The residential and hotel development  contemplated by the proposed project would increase or intensify certain impacts to a greater  extent (i.e., water usage and wastewater generation) than what could occur from commercial  development that would be permitted under the City’s existing General Plan and zoning for the site.   However, these impacts would still be less than significant.  In addition, the proposed project would  result in potentially significant project-specific impacts to air quality, biological resources, and  cultural resources and could result in noise and traffic impacts.  However, mitigation measures have  been identified that would reduce these impacts to less than significant levels.  Furthermore, the Air  Quality and Transportation/Traffic analyses presented in Section 3 and Section 16, respectively, of  this document considered cumulative impacts and determined that cumulative air quality and traffic  impacts would less than significant.  The proposed project would have less than significant impacts  to all other resource areas discussed in the analysis section, above.  No additional mitigation  measures would be required to reduce cumulative impacts to less than significant levels.    c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less than significant impact with mitigation incorporated.  Previous sections of this Initial  Study/Mitigated Negative Declaration reviewed the project’s potential impacts related to air quality,  geology/soils, hazards/hazardous materials, noise, vibration and other environmental issue areas  that could impact human beings.  Implementation would not displace or otherwise significantly  impact existing residences.  As concluded in these previous discussions, the project would result in  less than significant environmental impacts with implementation of project design features,  conditions and recommended mitigation measures.  Therefore, with implementation of the specified  mitigation, the project would cause less than significant adverse effects on human beings.    THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration References      FirstCarbon Solutions 123  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   SECTION 4: REFERENCES Assembly Bill No. 1191 Chapter 276.  Quimby Act: Fees.  Accessed May 5, 2017.  Website:  https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB1191.  California Department of Conservation.  2014. Riverside County Important Farmland Data.  Accessed  May16, 2017. Website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf /2014/riv14 _c.pdf.  California Department of Conservation.  Riverside County Williamson Act FY 2015/2016.  2014.   Accessed May 16, 2017. Website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/2014  /riv14_c.pdf.  California Department of Transportation.  Riverside County Scenic Highway Mapping System.   Accessed May 16, 2017. Website: http://www.dot.ca.gov/hq/LandArch/16_livability  /scenic_highways/.  California Department of Transportation.  The California Scenic Highway Program.  29 July.  2008.   Accessed May 22, 2017. Website: http://www.dot.ca.gov/dist3/departments/mtce/  scenic.htm.  City of La Quinta General Plan Chapter II Community Development.  La Quinta.  Accessed May 5,  2017.  Website: http://www.laquintaca.gov/home/showdocument?id=15838.  City of La Quinta General Plan Update: Biological Resources.  La Quinta.  Accessed May 5, 2017.   Website: http://www.laquintaca.gov/home/showdocument?id=15865.  City of La Quinta Master Drainage Plan.  Website: http://www.laquintaca.gov/home  /showdocument?id=8523.  Accessed May 21, 2017.  City of La Quinta.  2010. Emergency Operations Plan.  May 3.  Website: http://www.laquintaca.gov  /home/showdocument?id=12446.  Accessed June 2017.  City of La Quinta.  General Plan EIR Faults and Historical Seismicity Map Exhibit III-8.  2010. Website:  http://www.laquintaca.gov/home/showdocument?id=15858.  Accessed May, 2017.  City of La Quinta.  General Plan EIR Geologic Map of the Planning Area Map Exhibit III-6.  2010.  Website: http://www.laquintaca.gov/home/showdocument?id=15858.  Accessed May,  2017.  City of La Quinta.  General Plan EIR Seismic Hazards Map Exhibit III-9.  2010. Website:  http://www.laquintaca.gov/home/showdocument?id=15858.  Accessed May, 2017.  City of La Quinta.  The Centre at La Quinta Specific Plan Amendment #4.  Website:  http://lqlaserfiche.docsonthecloud.com/WebLink/PDF/kaoepgpzn5cyl1mcvwxgc5eh/10/SP % 2097-029%20The%20Center%20at%20LQ%20(2005)%20-%20Amendment%204.pdf.  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  References Initial Study/Mitigated Negative Declaration      124 FirstCarbon Solutions  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx  Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan.   Website: http://www.cvmshcp.org/pdf%20files/Annual%20  Report%202016/2016%20Annual%20Report%20Final.pdf.  Accessed May 5, 2017.    Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan.   Conservation Areas Map.  Website: http://www.cvmshcp.org/Plan%20Documents/_system_  files/d4-1.pdf.  Accessed June 26, 2017  Coachella Valley Water District (CVWD).  July 1, 2016.  Website: http://cvwd.org/ArchiveCenter  /View File/Item/516.  Accessed May 21, 2017.  County of Riverside.  2015. Appendix E-1: Socioeconomic Build-Out Assumptions and Methodology.   December 8.  Website: http://planning.rctlma.org/Portals/0/genplan/general_plan_2016/  appendices/Appendix%20E-1_120815.pdf?ver=2016-04-01-142000-897.  Accessed May  2017.  FEMA Flood Insurance Map.  Website: https://msc.fema.gov/portal/search?AddressQuery=79315%  20Highway%20111%20la%20quinta#searchresultsanchor.  Accessed May 21, 2017.  La Quinta General Plan Chapter III Natural Resources.  La Quinta.  Accessed May 5, 2017.  Website:  http://www.laquintaca.gov/home/showdocument?id=15843.  La Quinta General Plan Chapter V Public Infrastructure & Services.  Accessed May 5, 2017.  Website:  http://www.laquintaca.gov/home/showdocument?id=15841.  La Quinta General Plan EIR Technical Appendices Appendix E. La Quinta.  Accessed May 5, 2017.   Website: http://www.laquintaca.gov/home/showdocument?id=15863.  La Quinta Municipal Code.  La Quinta.  Accessed May 5, 2017.  Website: http://www.qcode.us/  codes/laquinta/.  La Quinta Municipal Code.  Title 9 Zoning.  Chapter 9.100.150 Outdoor Lighting.  Accessed May 7,  2017. Website: http://qcode.us/codes/laquinta/?view=desktop&topic=9-9_60.  Riverside County General Plan Environmental Impact Report: Flood and Dam Inundation Hazards.   Website: http://planning.rctlma.org/Portals/0/genplan/general_plan_2015/DEIR%20521  /04- 11_FloodAndDamInundationHazards.pdf.  Accessed May 5, 2017.  Riverside County Planning Department.  Riverside Extended Mountain Area Plan Figure 5.  8  December.  2015.  Website: http://planning.rctlma.org/Portals/0/genplan  /general_plan_2016/area_plans/REMAP_120815m.pdf?ver=2016-04-01- 101022-710.   Accessed May 22, 2017.  The Governor’s Office of Emergency Services Map.  Website: http://myhazards.caloes.ca.gov/.   Accessed May 21, 2017.  United States Geological Survey (USGS).  La Quinta, California 7.5 Minute Quadrangle map (USGS,  2012).  City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration References      FirstCarbon Solutions 125  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   Whitewater River MS4 Permit.  Website: http://www.waterboards.ca.gov/rwqcb7/board_decisions  /adopted_orders/orders/2013/0011cv_ms4.pdf.  Accessed May 21, 2017.  Whitewater River Region Water Quality Management Plan (WQMP) Guidance Document.  Website:  http://www.floodcontrol.co.riverside.ca.us/NPDES/WhitewaterWS.aspx.  Accessed May 21,  2017.    THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta  La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project  Initial Study/Mitigated Negative Declaration List of Preparers      FirstCarbon Solutions 127  Y:\Publications\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.docx   SECTION 5: LIST OF PREPARERS FirstCarbon Solutions  250 Commerce, Suite 250  Irvine, CA 92602  Phone: 714.508.4100  Fax: 714.508.4110  Project Director ..................................................................................................................... Frank Coyle  Project Manager ........................................................................................................................ Cecilia So  Environmental Analyst ....................................................................................................... Connor Tindall  Environmental Analyst .................................................................................................................... Tsui  Li  Environmental Intern .......................................................................................................... Dina Sabatelli  Editor ................................................................................................................................... Ed Livingston  Word  Processor .............................................................................................................. Ericka Rodriguez  GIS/Graphics .................................................................................................................. John De Martino  Reprographics ..................................................................................................................... Octavio Perez   Matthew McLaughlin  Urban Crossroads, Inc.—Technical Subconsultant  260 E. Baker Street, Suite 200  Costa Mesa, CA 92626  Phone: 949.660.1994  Fax: 949.660.1911  EEI—Technical Subconsultant  2195 Faraday  Avenue, Suite K  Phone: 760.431.3747  Fax: 760.431.3748    City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program 1 Environmental Assessment 2017-0009 The Centre at La Quinta Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial 3. Air Quality MM AIR‐1: During site preparation and grading activities, all off‐road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. On site inspection During site preparations and grading activities Project Contractor, Public Works Inspector 4. Biological Resources MM BIO‐1: Construction during Breeding Season and Pre-construction Breeding Bird Surveys To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non-game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. •All ground-disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. •If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre-construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. Submittal of pre- construction survey Prior to any ground disturbance Project Biologist, Planning Division, Public Works ATTACHMENT 10 ATTACHMENT 10 City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial • If no breeding birds or active nests are observed during the pre-construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required. • If an active bird nest is located during the pre-construction survey and potentially would be disturbed, a no-activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special-status avian species and raptors, or 75 feet for non-special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. • Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. 5. Cultural Resources MM CUL‐1: Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full‐ time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative Submittal of monitoring contracts, fully executed Prior to ground- disturbance Planning Division City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program 3 Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL‐2: Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific Submittal of monitoring contracts, fully executed Prior to ground- disturbance Planning Division City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3: In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. Verify protocol is followed In the event of an accidental discovery of any human remains are found on project Project Contractor, Planning Division, County Coroner City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program 5 Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial 12. Noise MM NOI‐1: The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. Inspection Prior to issuance of a certificate of occupancy Building Division 16. Transportation/Traffic MM TRANS‐1: Curb‐and‐gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb‐and‐gutter and sidewalk improvements along the project’s western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: - Southbound Left‐Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left-in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: - Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive—Construct the intersection with the following: - Construct south leg to facilitate ingress and egress access to the proposed hotel. - Westbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: - Construct west leg to facilitate ingress and egress access to the proposed residential use. Inspection Prior to issuance of a certificate of occupancy Building Division, Public Works City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial - Northbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median). 17. Tribal Cultural Resources MM TCR‐1: Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full- time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. Submittal of pre- construction survey Prior to any ground disturbance Project Biologist, Planning Division, Public Works City of La Quinta EA 2017-0009 Mitigation Monitoring and Reporting Program 7 Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial MM TCR‐2: In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. Verify protocol is followed (if necessary) In the event of accidental discovery of human remains City of La Quinta, County Coroner, and the Native American Heritage Commission 1 Response to Comments The Centre at La Quinta Environmental Assessment 2017-0009 Agua Caliente Band of Cahuilla Indians Comment ACBCI-1 Before ground-disturbing activities begin please contact the Tribal Historic Preservation Office to arrange cultural monitoring. The phone number for monitoring services is 760- 699-6828. Response to ACBCI-1 The Initial Study requires that the applicant do so (MM CUL-1), and the Mitigation Measure is included in the Conditions of Approval (Condition #91 of the SDP). The City will assure that monitoring is undertaken during ground disturbing activities on the project site, and thanks the Tribe for its continued participation in the planning process. Imperial Irrigation District Comment IID-1 The environmental analysis does not address, even conceptually, the level of adequacy of the existing electrical utility infrastructure to service the project; neither in the Project Description section nor in the Utilities and Services Systems section of the Initial Study. Electrical service is a factor of utmost importance in the implementation and success of any new project. The deficient assessment of a project’s potential impact on this resource could adversely affect the capability of the district to provide electrical service in an efficient and timely manner. Response to IID-1 The project site is located in close proximity to existing development within the City of La Quinta. Therefore, the project will connect to electrical utility infrastructure that already exists within the project area, upon IID’s approval of an application to provide service to the project site. As noted on page 13 of the IS/MND, electrical utility infrastructure is currently available along Adams Street, which is immediately adjacent to the westerly project site boundary. Therefore, no environmental impacts associated with extension of electrical utility infrastructure are anticipated to occur. However, to the extent that any environmental impacts are created by new, relocated, modified or reconstructed IID facilities (such as substations or transmission and distribution lines) required on the project site, such impacts from trenching or ground disturbance would be addressed by mitigation measures that apply to the project as a whole, such as BIO-1 (impacts to nesting birds), CUL-1 to CUL-3 (potential impacts to subsurface cultural resources) TCR-1 and TCR-2 (tribal cultural resources). The project (including any electrical utility work) would also be subject to applicable AQMD regulations related to fugitive dust control; and would be required to comply with ATTACHMENT 11 2 recommendations contained in the geotechnical investigation prepared by Sladden Engineering (2017); the La Quinta Drainage Area Management Plan (DAMP) and the Storm Water Pollution Prevention Plan (SWPPP) prepared for the overall project site. As noted in comments IID-2, IID-3, IID-5 to IID-10 and IID-12, the utility provider also imposes application requirements and provides guidance to ensure that any electrical service to the site is provided in accordance with applicable standards and regulations. It should also be noted that the issuance of ministerial permits is not subject to CEQA review. Once the IS/MND is approved by the City of La Quinta, this will satisfy IID’s policy that the lead agency with jurisdiction to permit the customer’s project has fully assessed and mitigated the environmental impacts of the proposed project, including those caused by the construction, relocation and/or update of IID facilities. Comment IID-2 IID will not begin any engineering or estimate costs to provide electrical service for the project until the owner submits an application, detailed loading information, project schedule and estimated in-service date. The IID customer project application is available at http://www .iid.com/home/showdocument?id =12923. Response to IID-2 Tentative Tract Map Condition of Approval #3 and Site Development Permit Condition of Approval #4 both require approval by IID of all required permits prior to the issuance of grading or building permits. Comment IID-3 Once the applicant provides the district with the required information, IID can carry out a thorough assessment to determine the specific requirements to supply electrical service to the project that can include but are not limited to new backbone line extensions along with the reconfiguration of the existing distribution system. Likewise, IID will determine the availability of temporary construction power from existing power lines based on construction schedules and or phasing. Response to IID-3 Tentative Tract Map Condition of Approval #3 and Site Development Permit Condition of Approval #4 both require approval by IID of all required permits prior to the issuance of grading or building permits. Comment IID-4 For additional information regarding electrical service for the project, the applicant should be advised to contact the IID Energy—La Quinta Division Customer Operations, 81-600 Avenue 58 La Quinta, CA 92253, at 760.398.5841 and speak with the area’s project manager, Travis Maston, to initiate the customer service application process. Mr. Maston can also be reached 760.398.5871 or by email at tnmaston@IID.com. Response to IID-4 Tentative Tract Map Condition of Approval #3 and Site Development Permit Condition 3 of Approval #4 both require approval by IID of all required permits prior to the issuance of grading or building permits. Comment IID-5 It is important to note that IID’s policy is to extend its electrical facilities only to those developments that have obtained the approval of a city or county planning commission and such other governmental authority or decision-making body having jurisdiction over said developments. Response to IID-5 The project requires approval by the City Council. If granted, approval resolutions can be provided to the District as needed to satisfy its policy. Comment IID-6 The applicant will be required to provide rights-of-way and easements for any power line extensions needed to serve the project. Response to IID-6 The applicant will be made aware of this requirement. Comment IID-7 Line extensions to serve the project will be made in accordance with IID Regulations: • No. 2 (http://www.iid.com/home/showdocument?i d=2540), • No. 13 (http://www.iid.com/home/showdocument?id=2553), • No. 15 (http://www.iid.com/home/showdocument?id=2555) and • No. 20 (http://www.iid.com/home/showdocument?id=2560). Response to IID-7 Tentative Tract Map Condition of Approval #3 and Site Development Permit Condition of Approval #4 both require approval by IID of all required permits prior to the issuance of grading or building permits. Comment IID-8 Any construction or operation on IID property or within its existing and proposed right of way or easements including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape ; and all water, sewer, storm water, or any other above ground or underground utilities; will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the IID encroachment permit application and instructions for its completion are available at http://www.iid.com/departments/real-estate. The IID Real Estate Section should be contacted at 760.339.9239 for additional information regarding encroachment permits or agreements. Response to IID-8 The applicant will be made aware of this requirement and will comply with the Encroachment Permit requirements. 4 Comment IID-9 Relocation of existing IID facilities to accommodate the project and/or to accommodate street widening improvements imposed by the City will be deemed developer-driven and all costs, as well as securing of rights of way and easements for relocated facilities, shall be borne by the applicant. Response to IID-9 The applicant will be made aware of this requirement and will comply with the requirements. Comment IID-10 Any new, relocated, modified or reconstructed IID facilities required for and by the project (which can include but is not limited to electrical utility substations, electrical transmission and distribution lines, etc.) need to be included as part of the project’s CEQA and/or NEPA documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of IID facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent. Response to IID-10 The applicant will be made aware of this requirement and will comply with the Encroachment Permit requirements. Comment IID-11 Dividing a project into two or more pieces and evaluating each piece in a separate environmental document (Piecemealing or Segmenting), rather than evaluating the whole of the project in one environmental document, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agency to minimize the apparent environmental impacts of a project by evaluating individual pieces separately, each of which may have a less-than-significant impact on the environment, but which together may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies. In general, if an activity or facility is necessary for the operation of a project, or necessary to achieve the project objectives, or a reasonably foreseeable consequence of approving the project, then it should be considered an integral project component that should be analyzed within the environmental analysis. The project description should include all project components, including those that will have to be approved by responsible agencies. The State CEQA Guidelines define a project under CEQA as “the whole of the action” that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment. CEQA case law has established general principles on project segmentation for different project types. For a project requiring construction of off-site infrastructure, the off-site infrastructure must be included in the project description. San Joaquin Raptor/Wildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App. 4th 713. 5 Response to IID-11 The entire 22 acre site has been included in the Initial Study. As described on pages 2 through 7 of the document, the project consists of a residential and a commercial component. The residential and commercial portions of the project are both analyzed throughout the Initial Study, and the analysis presented therein complies with the requirements of CEQA in all respects. Comment IID-12 Applicant should be advised that landscaping can be dangerous if items are planted too close to IID’s electrical equipment. In the event of an outage, or equipment failure, it is vital that IID personnel have immediate and safe access to its equipment to make the needed repairs. For public safety, and that of the electrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. IID landscaping guidelines are available at http://www.iid .com/energy/safety/landscape-guidelines. Response to IID-12 The guidelines will be provided to the applicant. Sunline Transit Agency Comment Sunline-1 Sunline currently provides service in close proximity to the project site, with the closest bus stop ID # 548 located .3 miles at Hwy 111 and Dunes Palms by Line 111. Sunline is not requesting inclusion of any transit amenities at this time. Response to Sunline-1 The project does not propose bus stops adjacent to the property, and the City thanks Sunline for confirming that no bus stops are required. Comment Sunline-2 Please note internal transit-friendly pedestrian access can be accomplished by following the guiding principles listed below: o Pedestrian walkways to bus stops should be designed to meet the needs of all passengers, including the disabled, seniors and children. All pedestrian walkways should be designed to be direct from the street network to the main entrance of buildings. o Pedestrian walkways should be designed to provide convenient connections between destinations, including residential areas, schools, shopping centers, public services and institutions, recreation, and transit. o Provide a dedicated sidewalk and/or bicycle paths through new development that are direct to the nearest bus stop or transit facilities. o Provide shorter distance between building and the bus stop by including transit friendly policies that address transit accessibility concerns to encourage transit- oriented development. These policies can be achieved through zoning policies, 6 setback guidelines, building orientation guidelines, and parking requirements. o Limit the use of elements that impede pedestrian movement such as meandering sidewalks, walled communities, and expansive parking lots. o Eliminate barriers to pedestrian activities, including sound walls, berms, fences, and landscaping which obstructs pedestrian access or visibility. Gates should be provided at restricted areas to provided access to those using transit services. o Pedestrian pathways should be paved to ensure that they are accessible to everyone . Accessible circulation and routes should include curb cuts, ramps, visual guides and railing where necessary. ADA compliant ramps should be placed at each corner of an intersection. o A minimum horizontal clearance of 48 inches (preferable 60 inches) should be maintained along the entire pathway. o A vertical clearance of 84 inches (preferable 96 inches) should also be maintained along the pathway. Response to Sunline-2 The project provides access to existing streets and sidewalks, and as noted by Sunline, is within 0.3 miles from an existing bus stop. As a result, project residents will be able to easily connect to transit services on existing sidewalks and pathways. Twenty-Nine Palms Band of Mission Indians Comment TPBMI-1 In our previous correspondence, the THPO noted that the project area has the possibility of significant impact on potential cultural resources that concern the Tribe. After review of Environmental Assessment 2017-0009 the THPO concurs with Mitigation Measure (MM) TCR-1… Response to TPBMI-1 The City thanks the Tribe for its continued participation in the planning process, and as stated in the response to the ACBCI, will assure that monitoring is in place for ground disturbing activities on the site. Comment TPBMI-2 The THPO requests tribal monitors from the Twenty -Nine Palms Band of Mission Indians be present during ground-disturbing activities for the development of this project. With these measures in place and with the THPO's recommendations the proposed conditions would mitigate current concerns for the aforementioned project. Response to TPBMI-2 The applicant will be required to coordinate with both the Agua Caliente and Twenty-Nine Palms Bands to provide monitoring. It would be ideal if the Bands would agree to joint monitoring of the site, but that will be at the Bands’ discretion. 03-003-2017-003 Dear Ms. Nicole Criste, The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the The Centre, EA 2017-0009 project. We have reviewed the documents and have the following comments: [VIA EMAIL TO:ncriste@terranovaplanning.com] Terra Nova Ms. Nicole Criste 42635 Melanie Place, Suite 101 Palm Desert, CA 92211 April 16, 2018 Re: City of La Quinta Notice of Intent to Adopt a Negative Declaration, Environmental Assessment 2017-0009, General Plan Amendment 2017-0001 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 *Before ground disturbing activities begin please contact the Tribal Historic Preservation Office to arrange cultural monitoring. The phone number for monitoring services is 760-699-6828. Page 1 of 3 PLANNING COMMISSION STAFF REPORT DATE: JUNE 12, 2018 CASE NUMBER: ZONING TEXT AMENDMENT 2017-0005 APPLICANT: CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENTS TO SECTION 9.50.090 OF THE LA QUINTA MUNICIPAL CODE AND ADOPT SINGLE FAMILY RESIDENTIAL ARCHITECTURAL DESIGN GUIDELINES CEQA: THE PROPOSED ZONING CODE AMENDMENTS ARE EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), PURSUANT TO SECTION 15061(b)(3), REVIEW FOR EXEMPTIONS- GENERAL RULE AND DO NOT REQUIRE FURTHER ENVIRONMENTAL REVIEW. LOCATION: CITYWIDE RECOMMENDED ACTION Adopt a resolution recommending that the City Council adopt amendments to Section 9.50.090 of the City of La Quinta (City) Municipal Code (Code) and adopt single family residential architectural design guidelines and find the project exempt from the California Environmental Quality Act. EXECUTIVE SUMMARY • City Staff (Staff) is proposing adoption of citywide single family residential architectural design guidelines (Attachment 1). • Adoption of the proposed guidelines requires corresponding zoning text amendments (amendments) to change references for Cove Residential standards to guidelines (Attachment 2). BACKGROUND The City of La Quinta Planning Commission (PC) first adopted manuals on architectural and landscape standards for single-family houses on July 22, 1986. On June 16, 1998, the City Council (CC) approved Zoning Text Amendments 97-058 and 98-61 which included adding Section 9.50.090 Residential Cove (RC) District Development Standards and updating and adopting RC Zone Design Manuals for Architecture and PH 2 Page 2 of 3 Landscaping. The updated guidelines and amendments were originally scheduled for a public hearing on November 14, 2017 but were continued to a later date due to Staff recommended revisions to the document. PROPOSAL & ANALYSIS Staff is proposing citywide single family residential architectural design guidelines (guidelines) to be used as a manual when reviewing all single family homes that are not subject to a Specific Plan, Development Permit, and/or Master Design guideline. The intent of the guidelines is to replace the existing cove design guidelines and communicate the City’s citywide architectural design expectations for single family homes and offer guidance with clear language and images. The guidelines do not replace residential development standards, such as setbacks, heights, minimum lot sizes, etc., of the Code and shall be references for all residential design review and a basis for architectural design findings. The guidelines provide guidance for architectural design, roof design, window design, wall treatments, fencing design, exterior colors, architectural variety, and landscaping with representative photographs of single family dwellings that communicate a high standard of quality design expected by the City. Each section provides images of residential examples with accompanying captions to give clear detail. The City’s Planning Division and Marketing supervisor, with the assistance of a professional design team, collaborated in order for the document to be of professional and high quality. Amendments to Section 9.50.090 RC District Development Standards have been prepared to remove references to the residential guidelines as development standards. The amendments would also change the approval of new guidelines from PC to CC. AGENCY AND PUBLIC REVIEW Public Notice: This project was advertised in The Desert Sun newspaper on June 1, 2018. To date, no comments have been received. Comments from other City Departments, including the City Clerk and City Manager divisions were considered. Environmental Review: The Design and Development Department has determined that the proposed zone text amendment is exempt from environmental review under CEQA, pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed. Page 3 of 3 Prepared by: Carlos Flores, Associate Planner Approved by: Gabriel Perez, Planning Manager Attachments: 1. Single Family Residential Architectural Design Guidelines 2. Section 9.50.090 Zoning Text Amendment redlines PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL AMEND SECTION 9.50.090 OF THE LA QUINTA MUNICIPAL CODE AND ADOPT SINGLE FAMILY RESIDENTIAL ARCHITECTURAL DESIGN GUIDELINES CASE NUMBER: ZONING ORDINANCE AMENDMENT 2017-0005 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of June, 2018, hold a duly noticed Public Hearing for review of a Zoning Ordinance Amendment to Section 9.50.090 of the La Quinta Municipal Code and adoption of single family residential architectural design guidelines, as identified by Title of this Resolution; and WHEREAS, said Zoning Ordinance Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 83-63). The Design and Development Department has determined that the proposed amendment is exempt from environmental review pursuant to Section 15061(b)(3), Review for Exemptions – General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed; and WHEREAS, the Design and Development Department published a public hearing notice for this request in The Desert Sun newspaper on June 1, 2018, as prescribed by the Municipal Code; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to recommend approval of said Zoning Ordinance Amendment (Exhibit A) to the City Council: 1. Consistency with General Plan The code amendment is consistent with the goals, objectives and policies of the General Plan. The proposed amendments and design guidelines are supported by Policy LU-1.2 for land use decisions to be consistent with General Plan policies and programs and uphold the rights and needs of property owners and the public; Policy LU-3.1 to encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern; Program LU-3.1.a, to review land use designations for changes in the community and marketplace; and Policy LU-5.2 to consider changes in market demand in residential product type to meet the needs of current and future residents Planning Commission Resolution 2018- Zoning Ordinance Amendment 2017-0005 Applicant: City of La Quinta June 12, 2018 Page 2 of 3 2. Public Welfare Approval of the code amendment and design guidelines will not create conditions materially detrimental to the public health, safety and general welfare. The amendment and design guidelines streamline the development review process, clarifies language in the municipal code, provides guidelines on preserving neighborhood character, and does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety and welfare considerations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 2017-0005, as set forth in attached Exhibit A, to the City Council for the reasons set forth in this Resolution. SECTION 3. That the Planning Commission does hereby recommend approval of the single family residential architectural design guidelines, as set forth in attached Exhibit B, to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held this 12th day of June, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2018- Zoning Ordinance Amendment 2017-0005 Applicant: City of La Quinta June 12, 2018 Page 3 of 3 ________________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: ____________________________________________ GABRIEL PEREZ Planning Manager City of La Quinta, California 9.50.090 RC district development standards. In addition to the requirements of Chapter 9.30 (Residential Districts) and Chapter 9.60 (Supplemental Residential Regulations) the following shall be required for homes built within the RC district: A. Requirements. 1. Architectural Design Guidelines. The City Council shall, by resolution, adopt architectural design guidelines to be used as guidelines in reviewing landscape materials, architectural style, exterior building materials, colors, and mass and scale; 2. Architectural Variety. Duplication of houses having the same architectural design features on the front elevation of other houses located within two hundred feet of each other shall make provisions for architectural variety by using different colors, roof treatments, window treatments, garage door treatments, and methods; 3. Minimum Gross Livable Area. One thousand two hundred square feet, excluding the garage, as measured from the exterior walls of the dwelling; 4. Bedroom Dimensions. A minimum ten-foot clear width and depth dimensions, as measured from the interior walls of the room; 5. Bathrooms. There shall not be less than one and one-half baths in one- or two- bedroom dwellings, and not less than one and three-quarter baths in dwellings with three or more bedrooms; 6. Exterior walls shall be cement plaster and may be accented with stone, brick, wood, or other similar materials; 7. Sloping roofs on new homes shall be constructed of clay, or concrete tile. Replacement of existing roofs shall also require the use of clay, or concrete tile, unless the director determines that the roof support structure will not support such materials. Building additions and accessory structures may have roofs of the same or similar materials as the existing home (All properties listed on the city’s historic building survey shall be exempt from this requirement); 8. Landscaping. All front and exterior side yards shall be landscaped to property line; 9. The landscaping shall include trees, shrubs and ground cover of sufficient size, spacing and variety to create an attractive and unifying appearance; 10. An irrigation system shall be provided for all areas required to be landscaped; 11. The landscaping shall be continuously maintained in a healthy and viable condition; 12. Screening. Refuse containers and bottled gas tanks shall be concealed by view- obscuring landscaping, fencing or walls; 13. Underground Utilities. All electric services, overhead wires, or associated structures must be installed underground; 14. Lighting. All exterior lighting shall be located and directed so as not to shine directly on adjacent properties and shall comply with the dark sky ordinance; EXHIBIT A 15. Fencing. Rear and side yards shall be completely enclosed and screened by view-obscuring fencing, walls, or combinations; 16. Earth fill shall not exceed what is necessary to provide minimum required drainage to the street; 17. When there is a combined retaining and garden wall, and the retaining wall exceeds three feet, the garden wall shall not exceed five feet in height; 18. Parking shall be provided in accordance with Chapter 9.150, Table 9-11 (Parking for Residential Land Uses). (Ord. 550 § 1, 2016) ATTACHMENT 1 Architectural Design Page 8 Roof Design Page 10 Window Design Page 14 Wall Treatments Page 16 11 Fencing Design Page 18 Architectural Variety Page 22 Exterior Colors Page 24 Landscape Design Page 26 18 4 City of La Quinta Architectural Residential Design Guidelines are intended to help you realize your vision. Whether you’re an architect or a homeowner, drawing plans, these guidelines are not meant to dictate your design, but rather to enhance building architecture while enabling creative design approaches. The guidelines should assist in design preparation that convey City expectations for architectural style, building materials, colors, mass and scale, and landscaping as you make design decisions. Complete, integrated design. When we review homes, we look for a complete, integrated design. That includes an enhanced level of architecture with every detail thoughtfully considered. Ultimately each component and architectural element should complement the other. Design features must make sense within the context of the whole. Creating vibrant neighborhoods: individuality and diverse design. What makes neighborhoods vibrant and interesting as well as visually pleasing is a composition of diverse architectural styles. The look and feel of one-of-a-kind custom architecture adds both beauty and value. If two alike homes are within 200 feet of each other the architectural details should vary (see page 13 for examples). As always, we encourage water efficient landscaping that honors a green sensibility. These guidelines are intended for single family residential homes in the City of La Quinta that are not subject to Specific Plan and Master Design guidelines. You’ll find development standards for setbacks, heights, minimum lot sizes and more in Chapter 9.50.030 of the La Quinta Municipal Code posted on our website at www.laquintaca.gov. Thank you for your commitment to quality design. We appreciate your contribution to the design of La Quinta’s residential neighborhoods. Should you need more information, please contact our general planning and development services department at 760.777.7125. You can also visit our website at www.laquintaca.gov. 6 DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 7 8 Architectural design features should be incorporated into residential designs that include accentuated entry ways, varying wall planes, and varying roof heights. Architectural Design DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 9 Wall projections along the roof line are encouraged. Flat roof design can vary roof heights and wall planes. Unique window placement with varying wall planes can enhance contemporary architecture. 10 Complement the architectural style of the house and enhance the overall architectural design by customizing the roof design at varying wall planes, mixing roof types, pitches and roof line. Engaging Roof Design DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 11 Varying roof line with hipped and gable roof types. Varying roof lines with a flat roof home creates visual breaks. 12 SINGLE FAMILY RESIDENTIAL DESIGN GUIDELINES Mixing roof configurations breaks monotony. 13 Mixing roof configurations breaks monotony. 14 Incorporate special window designs, including the use of shutters, shelves, or trim. Projecting and recessed window treatments change the depth of the elevation. Inspired Window Design DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 15 Recessed windows that “pop-out” or “in” are encouraged. Varying window design decreases monotony on an elevation. 16 Stylize with wood awnings, tower-like chimney and wrought iron window treatments, wall trim and stone and masonry accents, porches, roof overhangs, canopies, balconies + more. Decorative Wall Treatments DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 17 Simple decorative elements provide visual interest and add to the overall appearance. 18 Fences and walls should be architecturally compatible with the main dwelling unit and can be used to enhance the overall design of the site. Front and exterior side yard fences and walls should be designed to vary sight lines and decrease monotony of main dwelling unit. Compatible Fencing Design DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 19 Non-traditional fencing types may be optimal fencing options for distinct residential architectural styles. Corrugated metal fencing complements a historic mid-century modern home. 20 SINGLE FAMILY RESIDENTIAL DESIGN GUIDELINES Masonry fencing should complement the main dwelling unit. Permitted in front and street side Ornamental iron Tubular steel Masonry Material combination Other materials, such as corrugated metal, bamboo, and glass are allowed with Director’s approval. Permitted in rear and interior side Wood Vinyl Masonry Material combination Rear Yard Fence Exterior Side Yard Fence Interior Side Yard Fence Front Yard Fence StreetStreet 21 Courtyards with arches over gates are useful in varying site lines, breaking monotony, and combining materials to impact the architecture of the site. 22 Architectural Variety When houses using similar architectural design details are located within 200 feet of each other, façade and street facing building elevations shall make provisions for architectural variety by structural changes or by using different colors, roof pitch and type, window shapes and decorative elements, garage door decorative elements and/or similar design treatment. DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 23 Recommended: Variety in neighboring house design 24 Complementary Exterior Colors The exterior color scheme of a home should incorporate colors that are compatible with each other. Incorporating compatible colors on walls, gates, garage, wall treatments, and roofs create a cohesive single-family home site. DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 25 Colors on fences, gates, wall and roof lines may vary with consideration of color compatibility. 26 Single family homes should include landscaping in their front and exterior side yards that involves a combination of ground cover, shrubs, and trees. Landscaping can be used to enhance aesthetics for a home, as well as adding color and screening. Landscaping standards can be found in Chapter 8.13 of the City’s Municipal Code. Designing a Landscape DESIGN GUIDELINES SINGLE FAMILY RESIDENTIAL 27 Water efficient landscaping is encouraged. 28 SINGLE FAMILY RESIDENTIAL DESIGN GUIDELINES Areas between the wall and street curb should be landscaped. Adding ground cover is a good water efficient alternative to grass turf. 29 A diverse plant palette including shrubs and/or vines along walls enhances overall character of the house. 9.50.090 RC district development standards. In addition to the requirements of Chapter 9.30 (Residential Districts) and Chapter 9.60 (Supplemental Residential Regulations) the following shall be required for homes built within the RC district: A. Requirements. 1. Architectural Design GuidelinesManual on Architectural and Landscape Standards. The City Councilplanning commission shall, by resolution, adopt architectural design guidelines and landscape manuals to be used as guidelines in reviewing landscape materials, architectural style, exterior building materials, colors, and mass and scale; 2. Architectural Variety. Duplication of houses having the same architectural design features on the front elevation of other houses located within two hundred feet of each other shall make provisions for architectural variety by using different colors, roof treatments, window treatments, garage door treatments, and methods; 3. Minimum Gross Livable Area. One thousand two hundred square feet, excluding the garage, as measured from the exterior walls of the dwelling; 4. Bedroom Dimensions. A minimum ten-foot clear width and depth dimensions, as measured from the interior walls of the room; 5. Bathrooms. There shall not be less than one and one-half baths in one- or two- bedroom dwellings, and not less than one and three-quarter baths in dwellings with three or more bedrooms; 6. Exterior walls shall be cement plaster and may be accented with stone, brick, wood, or other similar materials; 7. Sloping roofs on new homes shall be constructed of clay, or concrete tile. Replacement of existing roofs shall also require the use of clay, or concrete tile, unless the director determines that the roof support structure will not support such materials. Building additions and accessory structures may have roofs of the same or similar materials as the existing home (All properties listed on the city’s historic building survey shall be exempt from this requirement); 8. Landscaping. All front and exterior side yards shall be landscaped to property line; 9. The landscaping shall include trees, shrubs and ground cover of sufficient size, spacing and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the manual on architectural standards and the manual on landscape standards as adopted by the planning commission; 10. An irrigation system shall be provided for all areas required to be landscaped; 11. The landscaping shall be continuously maintained in a healthy and viable condition; 12. Screening. Refuse containers and bottled gas tanks shall be concealed by view- obscuring landscaping, fencing or walls; ATTACHMENT 2 13. Underground Utilities. All electric services, overhead wires, or associated structures must be installed underground; 14. Lighting. All exterior lighting shall be located and directed so as not to shine directly on adjacent properties and shall comply with the dark sky ordinance; 15. Fencing. Rear and side yards shall be completely enclosed and screened by view-obscuring fencing, walls, or combinations as illustrated in the manual on architectural standards; 16. Earth fill shall not exceed what is necessary to provide minimum required drainage to the street; 17. When there is a combined retaining and garden wall, and the retaining wall exceeds three feet, the garden wall shall not exceed five feet in height; 18. Parking shall be provided in accordance with Chapter 9.150, Table 9-11 (Parking for Residential Land Uses). (Ord. 550 § 1, 2016) PLANNING COMMISSION MEETING JUNE 12, 2018 PH1 - APPLICANT'S POWER POINT