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2018 06 26 PCPLANNING COMMISSION AGENDA 1 JUNE 26, 2018 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JUNE 26, 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 JUNE 12, 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 26, 2018 PUBLIC HEARINGS 1. SPECIFIC PLAN 2017-0002, TENTATIVE PARCEL MAP 2017-0003, SITE DEVELOPMENT PERMIT 2017-0009 AND ENVIRONMENTAL ASSESSMENT 2017- 0006 SUBMITTED BY LUNDIN DEVELOPMENT COMPANY PROPOSING A 125,000 SQUARE-FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SQUARE-FOOT SUPERMARKET WITH ASSOCIATED VEHICLE FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. PROJECT: PAVILION PALMS SHOPPING CENTER. CEQA: ENVIRONMENTAL ASSESSMENT 2017-0006 WAS PREPARED FOR THIS PROJECT IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND IT WAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE MITIGATION MEASURES HAVE BEEN INCORPORATED INTO THE PROJECT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET. [RESOLUTION NO. 2018-009] 2. SITE DEVELOPMENT PERMIT 2018-0006 SUBMITTED BY THE CITY OF LA QUINTA RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT PERMIT 2018-0006, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR AN APPROXIMATLEY 14 ACRE PASSIVE PARK VENUE WITHIN PLANNING AREA 11 OF THE SILVERROCK SPECIFIC PLAN. CEQA: THE PROJECT WAS PREVIOUSLY REVIEWED UNDER ENVIRONMENTAL ASSESSMENT 2014- 1003. THE PROJECT IS CONSISTENT WITH THE ANALYSIS PREVIOUSLY APPROVED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: SOUTHEAST CORNER OF AVENUE 52 AND SILVERROCK WAY. [RESOLUTION NO. 2018-010] 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 July 10, 2018, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, California. 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 PLANNING COMMISSION AGENDA 3 JUNE 26, 2018 bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on June 22, 2018. DATED: June 21, 2018 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the 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 JUNE 12, 2018 PLANNING COMMISSION MINUTES TUESDAY, JUNE 12, 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, Proctor, Wright and Chairperson Quill ABSENT: Commissioner McCune STAFF PRESENT: Assistant City Attorney Travis Van Ligten, Finance Director Karla Campos, Planning Manager Gabriel Perez, City Engineer Bryan McKinney, Consulting Planner Nicole Sauviat Criste, Assistant Planner Carlos Flores, Commission Secretary Wanda Wise-Latta and Administrative Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner Caldwell led the Commission in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None CONFIRMATION OF AGENDA – Planning Manager Perez stated that the item listed under Commissioners’ Items would be presented under Staff Items due to Commissioner McCune’s absence. Agenda confirmed. ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF MAY 8, 2018 MOTION – A motion was made and seconded by Commissioners Wright/Proctor to approve the Consent Calendar as submitted with the addition of the following amendments to the Planning Commission Minutes of May 8, 2018: PLANNING COMMISSION MINUTES 2 JUNE 12, 2018 Page 6, Paragraph 1 to read: Chairperson Quill declared the PUBLIC HEARING CLOSED at 8:21 p.m. Page 6, Paragraph 6 to read: Chairperson Quill declared the PUBLIC HEARING CLOSED at 8:34 p.m. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: Commissioner McCune: ABSTAIN: None. Motion passed. BUSINESS SESSION – None STUDY SESSION – None 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. Consulting Planner Nicole Sauviat Criste presented the staff report, which is on file in the Design and Development Department. Commission discussed tribal monitoring, the maintenance of the existing drainage basin, and the fiscal analysis of The Centre at La Quinta project. Chairperson Quill declared the PUBLIC HEARING OPEN at 6:23 p.m. PUBLIC SPEAKER: James O’Malley, Shopoff Realty Investments, Irvine, CA – introduced himself and presented additional information and a power point regarding The Centre at La Quinta project. PUBLIC SPEAKER: Jeff Chelwick, WHA Architects, Santa Ana, CA – introduced himself and presented additional information regarding the architecture and design of The Centre at La Quinta project. PLANNING COMMISSION MINUTES 3 JUNE 12, 2018 PUBLIC SPEAKER: Ms. Suzanne Albert, La Quinta – stated she was a resident in Lake La Quinta and spoke in opposition to The Centre at La Quinta project due to the architectural design, traffic, and the entrances and exits to the project. Commission discussed phasing of construction of the homes and recreation amenities and conditioning the project to ensure recreational amenities are constructed in a timely manner. PUBLIC SPEAKER: James O’Malley – addressed the Commission’s questions regarding the construction of the recreation amenities and stated that they were amenable to the recreation areas being constructed during the early phases of the project construction. He stated that the applicant’s representatives met with Lake La Quinta HOA board members and as a result adjusted the project’s main entrance so as not to be directly across from the Lake La Quinta’s entrance on Adams Street. PUBLIC SPEAKER: Peter Duarte, Studio PAD Landscape Architects, Laguna Hills, CA – introduced himself and provided additional information regarding the proposed landscaped setback from the walkways along the west side of The Centre at La Quinta project along Adams Street. Consulting Planner Criste stated that the landscaping in the parkway along Adams Street between the proposed project entrance and the project’s south edge is part of a master association and would not change as a result of the project. She stated that as a residential project, The Centre at La Quinta would not become part of the master association and that the applicant was interested in gaining access to the parkway in order to make improvements, but the master association was non-responsive. Commission discussed the challenges of enforcing landscape maintenance and legal staff indicated that in addition to working with code enforcement, there are other options available and they would work with City staff regarding what the next steps might be. Commission discussion continued regarding guest and homeowner vehicle parking, hotel site, line of site with regards to the homes in Lake La Quinta along Adams Street, and recreation area swimming pool size. Planning Manager Perez stated that the development agreement that is attached to the entire specific plan expired in 2010. At the request of the Commission, Finance Director Campos provided an overview of the fiscal analysis of The Centre at La Quinta project. PUBLIC SPEAKER: Barry Snowbarger, La Quinta – shared concerns regarding projects that have not been completed and are not maintained. PLANNING COMMISSION MINUTES 4 JUNE 12, 2018 Chairperson Quill declared the PUBLIC HEARING CLOSED at 7:32 p.m. Commission discussed that should rights be provided by the master association and given that the applicant had stated their willingness to do so, that a condition of approval be added that the applicant will provide landscape installation and ongoing maintenance on the Adams Street parkway to the west of the project. Commissioner Bettencourt asked that it be noted on the record that at the invitation of the applicant, he met with their representatives regarding The Centre at La Quinta project. MOTION – A motion was made and seconded by Commissioners Bettencourt/Currie to adopt Resolution No. 2018-007 of the La Quinta Planning Commission recommending to the City Council approval of Environmental Assessment 2017-0009, General Plan Specific 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 as submitted with staff’s recommendations and with the following conditions as they relate to Specific Plan 2017-0003, Tentative Tract Map 2017-0007 and Site Development Permit 2017-0012: 1. Prior to City Council consideration, the applicant and staff shall develop an acceptable phasing plan for the construction of the Recreation Center and associated facilities. 2. Should the City or applicant receive the right to install landscaping and provide ongoing maintenance of the landscaped parkway on the east side of Adams Street, from the project entrance south to the southern project boundary, then the applicant or homeowner’s association would be responsible for the parkway maintenance. 3. 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. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: Commissioner McCune: ABSTAIN: None. Motion passed. 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 PLANNING COMMISSION MINUTES 5 JUNE 12, 2018 FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (B)(3) REVIEW FOR EXEMPTIONS – GENERAL RULE. [RESOLUTION NO. 2018-008] Associate Planner Carlos Flores presented the staff report, which is on file in the Design and Development Department. Chairperson Quill declared the PUBLIC HEARING OPEN at 7:49 p.m. PUBLIC SPEAKER: None Chairperson Quill declared the PUBLIC HEARING CLOSED at 7:49 p.m. MOTION – A motion was made and seconded by Commissioners Caldwell/Currie to adopt Resolution No. 2018-008 of the La Quinta Planning Commission recommending City Council amend Section 9.50.090 of the La Quinta Municipal Code and adopt Single Family Residential Architectural Design Guidelines and find the proposed zoning code amendments exempt from the California Environmental Quality Act as presented by staff. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: Commissioner McCune: ABSTAIN: None. Motion passed. REPORTS AND INFORMATIONAL ITEMS – None COMMISSIONERS’ ITEMS - None STAFF ITEMS 1. Planning Manager Perez gave an update of the April 23, 2018 SilverRock Event Site Ad Hoc Committee meeting and presented information about the project timeline and site plan. Facilities Director Steve Howlett provided additional information regarding the event site and said presentations were made to the Community Resources Commission and will be made to the Financial Advisory Commission. 2. The Commission by consensus agreed to cancel the August 28, 2018 Planning Commission meeting. 3. Planning Manager Perez announced that Danny Castro was selected as the new Design and Development Director effective July 16, 2018. Planning Manager Perez introduced Assistant City Attorney Travis Van Ligten and thanked him for his attendance. PLANNING COMMISSION MINUTES 6 JUNE 12, 2018 ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Proctor to adjourn this meeting at 8:08 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION STAFF REPORT DATE: JUNE 26, 2018 CASE NUMBER: SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 ENVIRONMENTAL ASSESSMENT 2017-0006 APPLICANT: LUNDIN DEVELOPMENT COMPANY REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO THE FAIRWAY PLAZA SPECIFIC PLAN, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT 2017-0009 TO DEVELOP A 125,000 SQUARE-FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SQUARE-FOOT SUPERMARKET WITH ASSOCIATED VEHICLE FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET APN: 602-180-004 CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2017-0006 FOR THIS PROJECT IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE MITIGATION MEASURES HAVE BEEN INCORPORATED INTO THE PROJECT. RECOMMENDED ACTION 1. Adopt resolution recommending that the City Council certify Environmental Assessment 2017-0006. 2. Adopt resolution recommending that the City Council approve Specific Plan 2017-0002, Amendment No. 2 of the Fairway Plaza Specific Plan (SP 1998-034), Tentative Parcel Map 2017-0003 (TPM 37370), and Site Development Permit 2017-0009, subject to the Findings and Conditions of Approval. PH 1 EXECUTIVE SUMMARY x The Rancho Cielo Specific Plan (SP 1998-034) was approved in May 1999 for an approximate 110,000 sq. ft. shopping center on the site. Tentative Parcel Map 29052 was also approved which subdivided the project site into seven parcels with a 33-acre remainder parcel (the current Renaissance development). x A Specific Plan Amendment was approved in 2002 for an approximate 100,460 sq. ft. shopping center on the site. x The applicant requests a Specific Plan Amendment to allow for a larger shopping center (125,800 sq. ft.), renamed the Pavilion Palms Shopping Center, and deviations from the City’s Zoning standards, a Tentative Parcel Map to subdivide the site into 12 parcels, and a Site Development Permit for the center’s site plan, architecture and landscaping (Attachment 1). BACKGROUND/ANALYSIS The Rancho Cielo Specific Plan (SP 1998-034) was approved in May 1999. The Specific Plan includes a 111,000 square foot (sq. ft.) supermarket-anchored shopping center, fuel center and retail and restaurant uses on 12.5 acres at the northwest corner of Jefferson Street and 50th Avenue. A General Plan Amendment, Zone Change, and Tentative Parcel Map 29052 were also approved. Tentative Parcel Map 29052 subdivided the project site into seven commercial parcels with a 33-acre remainder parcel. The remainder parcel was subdivided under Tentative Tract Map 29053, approved in June 1999, which is the current Renaissance residential development. In 2002, Specific Plan Amendment No. 1 was adopted for a 100,460 sq. ft. of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses and renamed as the Fairway Plaza Shopping Center Specific Plan. To date, the project has not been constructed (Attachment 2). Specific Plan Amendment: The applicant renamed the project to Pavilion Palms Shopping Center and proposes to amend the specific plan, to increase the shopping center size to 125,800 sq. ft., and to allow deviations from the City’s Zoning standards and permitted uses (Attachment 3). Proposed deviations include: x Reducing the landscape setback along Jefferson Street and Avenue 50 from 20 feet to 18 feet—a 10% reduction x Allow retail stores over 50,000 sq. ft. (Pavilions building is proposed at 63,000 sq. ft.) x Allowing a fuel center (automobile service station without repair facilities) as a permitted use, in conjunction with an anchor tenant—should the fuel center be proposed without an anchor tenant, it would be subject to a Conditional Use Permit (CUP) Other changes to the Specific Plan include: x Modifying the current Master Design Theme from Spanish Mediterranean style to a traditional Contemporary style. x Removing the sign program from the Specific Plan to permit future sign program amendments to be considered without a Specific Plan Amendment. Fuel Center Operations The fuel center operation will include dispensing of motor vehicle fuel, an automobile- related air/water unit, and a 3,000 square-foot convenience market that will offer the sale of convenience dry goods and general merchandise, lottery tickets, refrigerated dairy/deli products and prepared food and drinks, including the sale of beer, wine and alcohol, for off-premised consumption. The hours of operation of the fuel center (including the convenience market) will be 7:00 A.M. to 10 P.M., unless otherwise approved by the Planning Commission or the Design and Development Department Director. The fuel center will be staffed by 15 employees. The Community Commercial District and existing Specific Plan requires approval of a Conditional Use Permit for an automotive service station. The applicant proposes the Specific Plan Amendment to allow the fuel center as a permitted use if developed with an anchor tenant. Tentative Parcel Map: The current parcel configuration consists of five parcels on the property. The Tentative Parcel Map proposes to reconfigure the property into 12 parcels (Attachment 4) to accommodate for the 12 buildings proposed for the project. The Specific Plan amendment will modify on-site retention to handle 100-year flood stormwater to an underground retention system. Project Site Design The project proposes a 125,800 sq. ft. shopping center (Attachment 5) consisting of 12 commercial buildings, including: x A 63,000 sq. ft. Pavilions grocery store building along the western portion of the site. x A retail building consisting of approximately 4,400 sq. ft. (Retail 1) would be directly north of Pavilions. x A multi-tenant building (Shops 1) of approximate 11,700 sq. ft. would be located at the northern portion of the site. x Six buildings ranging from 4,000 sq. ft. to 6,360 sq. ft. (Buildings 1-6) are proposed along the eastern perimeter of the site, along Jefferson Street. x Three of these are proposed to be drive-through buildings (Buildings 2, 3, and 5). x Buildings 8 and 9 are proposed at the southwestern portion of the site at 4,675 sq. ft. and 6,357 sq. ft. respectively. x A Pavilions-branded fuel center and 3,000 sq. ft. mini-mart (Building 7) is proposed with direct access to Avenue 50, with close proximity to the Avenue 50 and Jefferson Street intersection. The project vehicle circulation includes access from four driveways, two along Jefferson Street and two along Avenue 50. Three driveways will be restricted to right- in, right-out movements. The easternmost driveway along Avenue 50 is proposed to allow full movements in and out of the site. The applicant proposes full movements at this driveway to facilitate access to the supermarket and fuel center. The City’s traffic engineer has advised that the driveway be restricted to right-in, right-out only due to traffic safety concerns from vehicles queuing in the left turn lane on Avenue 50 at Jefferson Street which could stack up to the easternmost driveway. This scenario may cause drivers waiting to turn left out of the driveway to become impatient and proceed into oncoming traffic along Avenue 50. The City’s traffic engineer recommended the westernmost driveway along Avenue 50 as a driveway better suited to allow full movements. The applicant’s traffic study analyzed project impacts on the Jefferson Street and Avenue 50 intersection (Attachment 6). The traffic study states full movements at the easternmost Avenue 50 driveway can be accommodated. The traffic study also shows that the left turn out of the easternmost driveway with no median break in the eastbound Avenue 50 left turn lane will be a safe configuration (Attachment 7). The City Engineer recommends approval of full movements from the easternmost Avenue 50 driveway if the applicant bonds for an eastbound dual left turn lane on Avenue 50 should the need arise in order to assist in separating the different traffic movements. The recommendation is included in the project’s conditions of approval. The City’s traffic engineer also recommends that the eastbound Avenue 50 left turn lane have a median break at the easternmost driveway to separate the traffic turning left into the driveway and the traffic turning left onto Jefferson Street. Architecture The architectural style of the project is proposed to be traditional contemporary style which will utilize materials such as glass, wood, and various metals. Building forms are proposed designed with clean, sharp horizontal and vertical planes. Architectural detailing using building projections and variations in color and materials is provided along building elevations facing Avenue 50 and Jefferson Street to break up building mass. Architectural plans (Attachment 8) show elevations, roof plans, and shell plans for the Pavilions building and fuel center, Retail 1, Shops 1 and Buildings 4 and 5. These buildings are representative examples of the proposed architecture of the site and the architectural design of other retail pad buildings will require separate Site Development Permit approval. Staff requested incorporation of more architectural variety and additional rooftop articulation, particularly for Shops 1 and Building 4. The applicant revised the plans and incorporated changes such as varying CMU block textures and colors; however, some revisions were not incorporated as the applicant maintains the current design is consistent with contemporary architecture. Landscaping Landscaping for the project includes desert tolerant, water efficient plants, including Acacia Salicina trees, Thevetia Peruviana trees and Washingtonia Filifera Hybrid palms (Attachment 9). The plans include landscape berms within the landscape setbacks along Jefferson Street and Avenue 50 to improve views into building drive-through facilities and parking areas. Green and Gray Cassia will be planted around the buildings for additional screening. The applicant proposes Washingtonia Filifera Hybrid palms as parking area landscaping to enhance the architectural statement of the shopping center. Palm trees are uncommon to provide parking lot shading; however, the shading plan prepared by the applicant’s landscape architect demonstrates that the plan achieves the City’s 50 percent parking area shading requirement. Additional landscape treatment is proposed along the project’s western wall behind the Pavilions building to screen it from the views of the residences to the west. The fuel center area will be screened from views from the south along Avenue 50 with densely spaced 36-inch box Yellow Oleander planted at 10 feet on center within the landscape setback area along Avenue 50. Site Lighting Parking lot lighting for the project will consist of 40-foot-high LED lighting, which complies with height limits of the Community Commercial District (Attachment 8, page 6). No exterior building lighting is shown, though conditions require detailed lighting plans to be submitted during the building permit process for building plan check, which will include fixture schedules. Additionally, the lighting plan satisfies the City’s lighting standards and there will be no light spillage onto surrounding properties. AGENCY AND PUBLIC REVIEW SB-18 and AB-52 Native American Tribal Consultation: As per SB-18 and AB-52 consultation requirements, information regarding the proposed Specific Plan amendment and associated environmental document was forwarded to those tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff consulted with tribes who requested information or consultation, the Agua Caliente Band of Cahuilla Indians and the Twenty-Nine Palms Band of Mission Indians, and placed their monitoring recommendations in the Conditions of Approval and Mitigated Negative Declaration. Public Agency Review This request was sent to all applicable City departments and affected public agencies on August 31, 2017. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on April 13, 2018. Comments have been received from various members of the public over the last 6 months. The applicant conducted two public outreach meetings in 2017 at the Renaissance and Palmilla neighborhoods. The applicant provided a project overview with site plans and architectural plans. City residents have submitted project comments to the City after the outreach meetings (Attachment 10). Concerns expressed by the residents included the following: x Convenience market at the vehicle fuel station. Comments include eliminating the convenience market or limitation on hours of operation. Response: The applicant has limited the hours of the fuel station from 7:00 A.M. to 10:00 P.M. Planning Commission may recommend reduction in size or elimination of the convenience market. x Vehicle fuel station. Comments include moving the facility north along Jefferson Street away from the Palmilla development and allow for more stacking of vehicles, reduction of the number of gasoline pumps, or eliminating it from the project. Response: Planning Commission may recommend relocation, reduction in size or elimination of the fuel station. x 24-hour operations. Comments include concern regarding potential noise and light impacts from businesses operating 24 hours. The applicant has limited the hours of the fuel station from 7:00 A.M. to 10:00 P.M. x Fast food operations and drive through facilities. Comments include concerns of potential light, noise, and air quality impacts, as well as debris being left on the site. Response: No fast food operations are currently proposed by the applicant. Drive through facilities may include other uses such as banks and coffee shops. A mitigated negative declaration was prepared to evaluate the impacts of the project. x Traffic Study. Comments include concern that seasonal fluctuations in traffic were not addressed in the project traffic study since study was published in July 2017. Response: Traffic counts were taken in March during the season the City experiences higher traffic levels. x Palmilla and Renaissance entrances. Comments include concern that the traffic generated by the shopping center will impact the entrances to Palmilla and Renaissance communities due to the potential for more U-turns at the entrances. Response: Traffic is not expected to impact the Palmilla/Renaissance intersection as one of the project driveways along Avenue 50 would be a full movement driveway and would allow for eastbound and northbound traffic to exit there rather than making U-turns at the Palmilla/Renaissance intersection. x Ave 50 maintenance. Comments include concern regarding ongoing Avenue 50 maintenance. x Aesthetic impact of large buildings. Comments include concern regarding grocery building height would block residential property views. Response: Applicant proposes trees at the back of grocery building. The height of the building is consistent with development standards of the underlying Zoning District. x Light intrusion onto nearby homes. Comments regarding light from the shopping center operations would encroach onto their properties. Response: Applicant has submitted a photometric analysis that demonstrated light will not spill onto adjacent properties. The applicant has expressed willingness to decreasing the height of parking lot lighting. x Architectural style concerns. Comments include concern for the proposed center’s architecture with preferences for traditional Spanish architecture. Response: There are no City mandates for traditional Spanish architecture and the findings can be made that the Site Development Permit be approved. x Avenue 50 driveway safety. Comments include concern over the driveway entrance configuration in proximity to the Jefferson Street and Avenue 50 intersection, including proposed full vehicle movements for ingress and egress. Response: Staff has expressed to the applicant that such driveway configuration is not a preferred option but can be supported with mitigation measure that the applicant bond for construction of two left turn lanes on Avenue 50 at the intersection of Avenue 50 and Jefferson Street. Public Hearings: The Planning Commission held a public hearing on May 8, 2018. Per the recommendation of the City Attorney’s Office as elaborated in a department report and supplement, the City Council did not consider or give direction based on the Planning Commission’s May 8, 2018 public hearing. Instead, the Council voted at its June 5, 2018 meeting to remand all applications for the project back to the Planning Commission for a new public hearing without the participation of Commissioner Wright (Attachment 11). The conditions that were recommended during the May 8 public hearing are included with this report (Attachment 12). All correspondence that was received from concerned residents from May 8 until present is included in this report (Attachment 13). ENVIRONMENTAL REVIEW The Design and Development Department has prepared a Mitigated Negative Declaration (MND) be prepared for the proposed project. The Initial Study was distributed to the City’s responsible agencies and was sent to interested members of the public. The Initial Study is attached to this staff report as Exhibit A of the Resolution. Thirteen comments on the Initial Study were received during the 30-day comment period. Responses to these comments have been prepared and sent to each commenting party. Comments and responses are included in the Draft MND, which has been included as Exhibit A of the proposed Planning Commission Resolution. Comments from the South Coast Air Quality Management District (SCAQMD) prompted the addition of two mitigation measures to the Draft MND and Mitigation Monitoring and Reporting Program. The corrections to the Draft MND do not introduce any new impacts and do not trigger the need to recirculate the Draft MND for public review per CEQA Guidelines Section 15073.5. Prepared by: Cheri Flores, Senior Planner Reviewed by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Site Photos 3. Specific Plan Modifications 4. Tentative Parcel Map 37370 5. Site Plan 6. July 2017 Traffic Study prepared by Albert Grover and Associates 7. Avenue 50 Median Break exhibit 8. Development Plan Set - Site Development Permit 2017-0009 9. Landscape Plans 10. Public Comments 11. City Attorney Staff Report, June 5, 2018 12. Conditions recommended by Planning Commission, May 8, 2018 13. Public Comments since May 8, 2018 PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN ENVIRONMENTAL ASSESSMENT, SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT FOR THE PAVILION PALMS SHOPPING CENTER LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 50. CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2017-0006 SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 APPLICANT: LUNDIN DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of June, 2018, hold a duly noticed Public Hearing to consider a request by Lundin Development Company for approval of the Pavilion Palms Shopping Center, generally located at the northwest corner of Jefferson Street and Avenue 50, more particularly described as: APN 602-180-004 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 15, 2018 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Environmental Assessment 2017-0006 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.250.010 of the Municipal Code to justify approval of said Environmental Assessment [Exhibit A]: 1. As conditioned, proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2017-0006. Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 2 of 9 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to a less than significant level. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources of the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Impacts which are individually limited or cumulatively considerable can be mitigated to be less than significant. 5. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with noise and air quality can be mitigated to be less than significant. Specific Plan (Amendment) 2017-0002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of an approximate 125,000 sq. ft. shopping center which is permitted in the General Commercial land use designation. The proposed project is consistent with the following Goals and Policies: Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 3 of 9 x Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. x Policy LU-2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. x Policy CIR-1.12 to reduce vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City by the development of a land use pattern that maximizes interactions between adjacent or nearby land uses. x Policy CIRǦ2.3 to 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 by providing sidewalks on both sides of Avenue 50. x Policy SC-1.6 to expand the City’s alternative transportation network by providing sidewalks along Avenue 50 and Jefferson Street to connect gaps in the City’s sidewalk system. x Program PR-1.8.c: to promote and improve public access to farmers markets and grocery stores that sell fresh produce and healthy foods with the establishment of a supermarket at the site. x Policy AQǦ1.6 which states that proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project’s MND analyzed these and determined that mitigation measures would reduce impacts to less than significant levels. x Policy BIO-1.2 which states that siteǦspecific, species-specific surveys shall be required for species not covered by the MSHCP. The project’s MND includes mitigation that requires pre- construction surveys for burrowing owl, which is not a covered species under the MSHCP. x GOAL CUL-1 which supports protection of significant archaeological, historic and paleontological resources which occur in the City. The Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 4 of 9 project’s MND includes mitigation measures to include a tribal monitor during ground disturbing activities. x GOAL NǦ1 which supports a healthful noise environment which complements the City’s residential and resort character. The project’s MND includes mitigation measures to reduce noise impacts to less than significant levels. x GOAL GEO-1 which supports the protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. The project’s MND determined that with implementation of required building and seismic code standards, the project would have a less than significant impact on geological resources. x Policy FH-1.3 which states that 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. The project is consistent with this policy since underground retention will be provided that will contain the 100 year storm for the site. x Policy PFǦ1.3 which states that the City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. The project will be required to pay development impact fees which is a funding mechanism for municipal facilities and public services. x The project conceptual landscape design is consistent with Goal WR-1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City’s water resources. 2. Public Welfare Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 5 of 9 proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Community Commercial which is intended to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi- neighborhood area. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located at the intersection of arterial streets and provides convenience to goods and services to residential neighborhoods in the vicinity. Tentative Parcel Map 2017-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map: 1. Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017-0002 as proposed. The Tentative Parcel Map is consistent with the General Commercial land use designation as set forth in the General Plan, and as set forth in Specific Plan 2017-0002. 2. The design and improvement of Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017-0002 with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37370 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 6 of 9 avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2017- 0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. The design of Tentative Parcel Map 37370 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site’s location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. Site Development Permit 2017-0009 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 7 of 9 The proposed development is consistent with the General Plan land use designation of General Commercial. The City’s General Plan policies relating to General Commercial encourage shopping centers in the City, and the proposed use maintains those policies. The proposed project is consistent with Goal ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Community Commercial District as well as the development standards of the City’s Zoning Code and Pavilion Palms Specific Plan in terms of architectural style and landscaping. The project satisfies the District’s intent to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi-neighborhood area. The project is generally consistent with the Non-residential development standards and permitted use table, except deviations that include requested reductions from landscape setback standards, increased retail building size, and allowance of automotive service station as a permitted use. These development standard and land use deviations may be approved with the Specific Plan Amendment. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 8 of 9 surrounding development and with the quality of design prevalent in the city. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Environmental Assessment 2017-0006, Specific Plan 2017-0002, Tentative Parcel Map 2017-0003 and Site Development Permit 2017-0009. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of June, 2018, by the following vote: Planning Commission Resolution 2018 - Environmental Assessment 2017-0006 Specific Plan 2017-0002 Tentative Parcel Map 2017-0003 Site Development Permit 2017-0009 Pavilion Palms Shopping Center June 26, 2018 Page 9 of 9 AYES: NOES: ABSENT: ABSTAIN: _________________________________ PAUL QUILL, Chairperson City of La Quinta, California ATTEST: _______________________________________________ GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 of 24 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2017-0009 shall comply with all applicable conditions for the following related approval(s): Environmental Assessment 2017-0006 Tentative Parcel Map 2017-0003 (Tentative Parcel Map 37370) Specific Plan 2017-0002 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Architectural plans for Pad Buildings 1, 2, 3, 6, 8, and 9 shall be later reviewed, prior to construction of these buildings, through a Site Development Permit. 4. The Site Development Permit shall expire two years from City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: x Riverside County Fire Marshal x La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) x La Quinta Planning Division x Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 of 24 x Desert Sands Unified School District (DSUSD) x Coachella Valley Water District (CVWD) x Imperial Irrigation District (IID) x California Regional Water Quality Control Board (CRWQCB) x State Water Resources Control Board x SunLine Transit Agency (SunLine) x South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 3 of 24 Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 8. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 4 of 24 maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R’s for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an “AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY” form located at the Public Works Department Counter prior to Certificate of Occupancy. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, site development permit, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 5 of 24 containing the rough grading plans submitted for plan checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 16. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such right-of-way, the applicant shall grant the necessary right-of-way within 60 days of a written request by the City. 17. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Jefferson Street (Major Arterial) – Minimum 18-foot from the R/W-P/L. B. Avenue 50 (Primary Arterial) – Minimum 18-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 19. Direct vehicular access to Jefferson Street and Avenue 50 is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 6 of 24 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Applicant shall pay cash fee to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 7 of 24 conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 8 of 24 The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 25. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 26. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 9 of 24 as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials per the City Engineer. 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required. 31. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 10 of 24 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 32. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 33. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 11 of 24 H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Design and Development Department. “Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. “On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 34. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Development Division at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of the mylars of all approved improvement plans acceptable to the City Engineer. 36. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 12 of 24 by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 37. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 38. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 39. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 40. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 41. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. If construction of the commercial center proceeds in phases, the first phase of development shall include the construction and completion of the Anchor tenant building and associated fuel center, Shop 1, Retail Building 1, project landscaping and parking areas. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 13 of 24 Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Site Development Permit, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off- site improvements, including an estimate for the final survey monumentation, for PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 14 of 24 checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 44. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 46. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 47. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 15 of 24 The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 48. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 49. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 50. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 51. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 52. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 53. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Site Development Permit Site Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance finding review. 54. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 16 of 24 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 55. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project (TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 56. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 57. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 58. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 59. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 60. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 17 of 24 61. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 62. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 63. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 64. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 65. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 66. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 18 of 24 C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 67. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 68. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 69. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 70. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 71. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 19 of 24 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 74. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 75. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall be shielded to minimize trespass of light off the property. 76. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 77. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 78. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 79. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 80. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 20 of 24 PUBLIC SERVICES 81. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 82. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 83. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 84. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 85. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21/2" x 21/2") spaced not more than 350 apart and shall be capable of delivering a fire flow 1500 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 86. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 87. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 88. Blue dot retro-reflector pavement markers shall be located on private streets, public streets and driveways to indicate location of the fire hydrant per standard number 06-05 (located at www.rvcfire.org) PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 21 of 24 89. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 60 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 90. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 91. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12” in height for building(s) up to 25’ in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 92. Install a complete commercial fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4” in diameter will require the project Structural Engineer to certify with a “wet signature”, that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 93. The PIV and FCD shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation. 94. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 95. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 22 of 24 96. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2013 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 98. Electrical room doors if applicable shall be posted “ELECTRICAL ROOM” on outside of door. 99. Fire Alarm Control Panel room doors if applicable shall be posted “FACP” on outside of door. 100. Fire Riser Sprinkler room doors if applicable shall be posted “Fire Riser” on outside of door. 101. Roof Access room door if applicable shall be posted “Roof Access” on outside of door. 102. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 103. Air handling systems supplying air in excess of 2000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. 2013 CMC. 104. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, with dust cover, mounted per recommended standard of the Knox Company. Building plans shall include mounting location/position and operating standards for Fire Department approval. 105. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-777-7074. 106. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provision for the turn around capabilities of fire apparatus. 107. Any portion of the facility or of an exterior wall of the first story of the building shall not be located more than 150 feet from fire apparatus access roads as measured by an approved route around the complex, exterior of the facility or PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 23 of 24 building. 108. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall include in the building plans the required fire lanes and include the appropriate lane printing and/or signs. BUILDING DIVISION 109. Building Plans prepared for permitting shall meet applicable California Building Codes effective at the time of submittal. MISCELLANEOUS 110. Representatives from tribes within the project vicinity commented and have requested the following considerations: A. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. 111. The County Coroner shall be contacted if human remains are identified during earthmoving activities. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and the landowner will work with the designated MLD to determine the final disposition of the remains. 112. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs. 113. The applicant shall submit exhibits to the Planning Manager and City Engineer that demonstrate vehicles can turn into approved drive aisles for drive through facilities in one continuous movement prior to precise grading plan approval. The applicant shall modify drive aisle entries for drive through facilities on precise grading and building construction plans if the Planning Manager and City Engineer determine PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: Page 24 of 24 such modifications are necessary to accommodate vehicles turning into drive aisles. 114. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 of 20 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: x Riverside County Fire Marshal x La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) x La Quinta Planning Division x Riverside Co. Environmental Health Department x Desert Sands Unified School District (DSUSD) x Coachella Valley Water District (CVWD) x Imperial Irrigation District (IID) x California Regional Water Quality Control Board (CRWQCB) x State Water Resources Control Board x SunLine Transit Agency (SunLine) x South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 of 20 4. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 3 of 20 requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 6. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R’s for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an “AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY” form located at the Public Works Department Counter prior to Certificate of Occupancy. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 4 of 20 access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 14. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Parcel Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 5 of 20 15. The applicant shall create perimeter landscaping setbacks along all public rights- of-way as follows: A. Jefferson Street - 20-foot from the R/W-P/L. B. Avenue 50 - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 17. Direct vehicular access to Jefferson Street and Avenue 50 is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 20. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets. 21. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 6 of 20 residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 22. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Applicant shall pay cash fee to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 7 of 20 intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 23. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 8 of 20 Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 24. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 25. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. FINAL MAPS 26. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1” = 40’ scale. PARKING and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 9 of 20 as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials per the City Engineer. 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required. 31. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 10 of 20 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 32. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 33. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 11 of 20 H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. “Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2016 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. “On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 34. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Design and Development Department at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of all approved improvement plans on a PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 12 of 20 storage media acceptable to the City Engineer (currently mylars). 36. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 37. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 38. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 39. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 40. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 41. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 13 of 20 City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Parcel Map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off- site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 14 of 20 Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 44. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 46. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 47. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 15 of 20 The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 48. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 49. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 50. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 51. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 52. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 53. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 54. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 16 of 20 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 55. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project (TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 56. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 57. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 58. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 59. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 60. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 17 of 20 61. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 62. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 63. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 64. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 65. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 66. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 18 of 20 C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 67. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 68. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 69. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 70. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 71. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly- maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 72. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 19 of 20 retention basins, and parks shall be signed and stamped by a licensed landscape architect. 74. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 75. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall be shielded to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 76. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 77. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 78. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 79. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 80. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 20 of 20 PUBLIC SERVICES 81. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 82. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 83. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 84. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 1 OF 2 SPECIFIC PLAN 2017-0002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2017-0002 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2017-0002, these conditions shall take precedence. 3. Specific Plan 2017-0002 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 1998-375 and 2017-0006 Tentative Parcel Map 2017-0003 (TTM 37370) Site Development Permit 2017-0009 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan document to the Design and Development Department. The Final Specific Plan shall include all text and graphics, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Manager. 5. Fuel center operating hours shall be limited to 7:00 a.m. to 10:00 p.m. as stated in the Specific Plan. Any changes that need to be made to these hours after approval of the Specific Plan shall be subject to approval by the Design and Development Director. 6. Representatives from tribes within the project vicinity commented and have requested the following considerations: A. The presence of an approved Agua Caliente Native American Cultural Resource PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: Page 2 OF 2 Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. ,QLWLDO6WXG\0LWLJDWHG1HJDWLYH'HFODUDWLRQ IRUWKH )DLUZD\3OD]D6SHFLILF3ODQ $PHQGPHQW1R ³3DYLOLRQ3DOPV´6KRSSLQJ&HQWHU /D4XLQWD&$ ($ 3UHSDUHGIRU /HDG$JHQF\ &LW\RI/D4XLQWD &DOOH7DPSLFR /D4XLQWD&$ 3UHSDUHGE\ -HULFKR6\VWHPV,QF 1)LUVW6WUHHWVW6WUHHW 5HGODQGV&$   0DUFK     [this page left intentionally blank] City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY Page i 7$%/(2)&217(176  6(&7,21,1752'8&7,21 6(&7,21±5(*8/$725<)5$0(:25. 6(&7,21'(7$,/('352-(&7'(6&5,37,21 6(&7,21(19,5210(17$/&+(&./,67)250 ,$(67+(7,&6 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Refer to Division of Mines and Geology Special Publication 42. • Strong seismic ground shaking? • Seismic related ground failure, including liquefaction? • Landslides? /HVV7KDQ6LJQLILFDQW7KH3URMHFWVLWHOLHVZLWKLQDVHLVPLFDOO\DFWLYHUHJLRQRI6RXWKHUQ&DOLIRUQLD $FFRUGLQJWR$OTXLVW3ULROR(DUWKTXDNH)DXOW=RQHPDSVWKH3URMHFWVLWHLVQRWORFDWHGLQDQ$OTXLVW 3ULROR6SHFLDO6WXG\=RQHQRULVWKH3URMHFWVLWHRULWVLPPHGLDWHYLFLQLW\VLWXDWHGDERYHDQ\DFWLYHIDXOWV 7RPLQLPL]HSRWHQWLDOGDPDJHWRWKHSURSRVHGDFFHVVURDGDQGURFNSODFHPHQWFDXVHGE\JURXQGVKDNLQJ City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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¶V%XLOGLQJVWDQGDUGVWKHUHE\UHGXFLQJWKHSRWHQWLDOLPSDFWIURPJURXQGVKDNLQJKD]DUGVWRDOHVV WKDQVLJQLILFDQWOHYHO :DUQHU(QJLQHHULQJ)HEUXDU\   b) Result in substantial soil erosion or the loss of topsoil?  /HVV7KDQ6LJQLILFDQWZLWK0LWLJDWLRQ,QFRUSRUDWHG0LQRUVRLOHURVLRQPD\RFFXUGXULQJWKHJUDGLQJ DQGFRQVWUXFWLRQSHULRGRIWKHQHZEXLOGLQJV7KHSURMHFWVLWHRFFXUVZLWKLQWKH&LW\ VEORZVDQGKD]DUG DUHDZKHUHVRLOVDWWKH3URMHFWVLWHKDYHDKLJKSRWHQWLDOIRUZLQGHURVLRQ,PSOHPHQWDWLRQRI0LWLJDWLRQ 0HDVXUHV*(2DQG*(2ZLOOUHGXFHWKHLPSDFWVWROHVVWKDQVLJQLILFDQW0LWLJDWLRQPHDVXUHVDUH OLVWHGDWWKHHQGRIWKLVVHFWLRQ  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 onsite or offsite landslide, lateral spreading, subsidence, liquefaction or collapse? /HVV 7KDQ 6LJQLILFDQW  8QVWDEOH VRLOV WKDW FDQ UHVXOW LQ D ODQGVOLGH ODWHUDO VSUHDGLQJ VXEVLGHQFH OLTXHIDFWLRQRUFROODSVHJHQHUDOO\RFFXUVLQZKHQVKDOORZJURXQGZDWHUOLTXHILHVVRLOHVSHFLDOO\GXULQJD VHLVPLFHYHQW7KH3URMHFWVLWHLVJHQHUDOO\IODWDQGIXOO\JUDGHG7KHJHRWHFKQLFDOUHSRUWVSUHSDUHGIRU WKH3URMHFWLGHQWLI\WKDWOLTXHIDFWLRQLVXQOLNHO\GXHWRJURXQGZDWHUEHLQJJUHDWHUWKDQIHHW /DQGPDUN $XJXVW 7KHUHIRUHWKHULVNRIVRLOLQVWDELOLW\LVORZ,PSDFWVZRXOGEHOHVVWKDQVLJQLILFDQW  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? 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 1R,PSDFW7KHSURSRVHG3URMHFWLVQRWORFDWHGRQDVLWHZKLFKLVLQFOXGHGRQDOLVWRIKD]DUGRXV PDWHULDOVVLWHVDQGDVDUHVXOWZRXOGQRWFUHDWHDVLJQLILFDQWKD]DUGWRWKHSXEOLFRUHQYLURQPHQWDQGWKHUH ZRXOGEHQRLPSDFW  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 46 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 1R,PSDFW7KHUHDUHVHYHUDODLUSRUWVLQWKHYLFLQLW\EXWQRQHDUHORFDWHGZLWKLQWZRPLOHVRIWKH3URMHFW VLWH  7KHVH DLUSRUWV LQFOXGH  WKH %HUPXGD 'XQHV $LUSRUW ORFDWHG VRXWK RI ,QWHUVWDWH DQG :HVW RI -HIIHUVRQ6WUHHWLQ%HUPXGD'XQHVDQGWKH-DFTXHOLQH&RFKUDQ5HJLRQDO$LUSRUWDSXEOLFDLUSRUWORFDWHG HDVWRI+DUULVRQ6WUHHWDQGEHWZHHQ$LUSRUW%RXOHYDUGRQWKHQRUWKDQG$YHQXHRQWKHVRXWK7KH %HUPXGD'XQHV$LUSRUWLVDSSUR[LPDWHO\PLOHVQRUWKRIWKH3URMHFWVLWHDQGWKH-DFTXHOLQH&RFKUDQ 5HJLRQDO$LUSRUWLVORFDWHGDSSUR[LPDWHO\PLOHVVRXWKHDVWHUO\RIWKH3URMHFWVLWH7KHUHIRUHWKHUHLVQR LPSDFW  f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?  1R,PSDFW7KHUHDUHQRSULYDWHDLUVWULSVLQYLFLQLW\WKH3URMHFWDUHD7KHUHIRUHWKHUHLVQRLPSDFW  g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?  1R,PSDFW7KHSURMHFWVLWHLVFXUUHQWO\YDFDQWDQGGRHVQRWLQFOXGHIDFLOLWLHVIRUHPHUJHQF\UHVSRQVH $GGLWLRQDOO\QRSDUWRIWKH3URMHFWGHVLJQZRXOGLPSHGHRUUHGLUHFWHPHUJHQF\UHVSRQVHZLWKLQWKHDUHD 7KHVLWHSURYLGHVIRULQJUHVVDQGHJUHVVWKDWFDQEHXVHGIRUHPHUJHQF\UHVSRQVHWRWKHYDULRXVEXVLQHVVHV SURSRVHG7KHUHIRUHWKHUHLVQRLPSDFW  h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?  1R,PSDFW7KH3URMHFWVLWHLVORFDWHGLQDQDUHDWKDWFRQVLVWVRIYDFDQWODQGDQGUHWDLOXVHVLQDGHVHUW VHWWLQJDQGQRWORFDWHGDGMDFHQWWRDQDUHDVXVFHSWLEOHWRZLOGODQGILUHV7KHUHIRUHWKHUHLVQRLPSDFW   0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW5HVROXWLRQ  1RPLWLJDWLRQPHDVXUHVZHUHLGHQWLILHGZLWKWKHSUHYLRXVO\DSSURYHG6SHFLILF3ODQIRUWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   +$=±$KD]DUGRXVVSLOOSUHYHQWLRQSODQVKDOOEHSUHSDUHGE\WKH$SSOLFDQWDQGVXEPLWWHGWRWKH &LW\ IRU DSSURYDO WR PLQLPL]H WKH OLNHOLKRRG RI D VSLOO VKDOO EH SUHSDUHG SULRU WR FRQVWUXFWLRQ7KHSODQVKDOOVWDWHWKHDFWLRQVWKDWZRXOGEHUHTXLUHGLIDVSLOORFFXUVWR SUHYHQWFRQWDPLQDWLRQRIVXUIDFHZDWHUVDQGSURYLGHIRUFOHDQXSRIWKHVSLOO7KHSODQ VKDOOIROORZ)HGHUDOVWDWHDQGORFDOVDIHW\JXLGHOLQHVDQGVWDQGDUGVWRDYRLGLQFUHDVHG H[SRVXUHWRWKHVHSROOXWDQWV  +$=±,IDFRQWDPLQDWHGDUHDLVHQFRXQWHUHGGXULQJFRQVWUXFWLRQFRQVWUXFWLRQVKDOOFHDVHLQWKH YLFLQLW\RIWKHFRQWDPLQDWHGDUHD7KHFRQVWUXFWLRQFRQWUDFWRUVKDOOQRWLI\DOODSSURSULDWH DXWKRULWLHVLQFOXGLQJWKH(3$DQGWKH&LW\,IQHFHVVDU\WKHFRQWDPLQDWHGVLWHVKDOOEH UHPHGLDWHGWRPLQLPL]HWKHSRWHQWLDOIRUH[SRVXUHRIWKHSXEOLFDQGWRDOORZWKH3URMHFW WREHVDIHW\FRQVWUXFWHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 48 UHVSRQVLEOH IRU PXFK RI WKH DUHD¶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a) Violate any water quality standards or waste discharge requirements? 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 /HVV7KDQ6LJQLILFDQW'XULQJFRQVWUXFWLRQWKHSURMHFWZLOOHPSOR\YDULRXVPHDVXUHVIRUGXVWFRQWURO LQFOXGLQJWKHXVHRIZDWHUWKDWLVUHDGLO\DYDLODEOHIURPWKH&RDFKHOOD9DOOH\:DWHU'LVWULFW7KHZDWHU XVHGGXULQJFRQVWUXFWLRQZLOOEHWHPSRUDU\DQGZDWHUZLOOQRWEHWKHVROHPHWKRGXVHGIRUGXVWFRQWURO :DWHUFRQVFLRXVPHDVXUHVZLOOEHXVHGDVSDUWRIWKHILQDOGHVLJQLQFOXGLQJLQVWDOODWLRQRIZDWHUHIILFLHQW IHDWXUHVVXFKDVZDWHUHIILFLHQWWRLOHWVDQGGURXJKWWROHUDQWODQGVFDSLQJ  c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation onsite or offsite?  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DQ\ VWUHDP RU ULYHU $Q XQGHUJURXQG VWRUPZDWHU FROOHFWLRQV\VWHPZLOOEHLQVWDOOHGDVSDUWRIWKHSURMHFWWRFDSWXUHDOORIWKHVWRUPZDWHUUXQRIIIURPWKH VLWH7KHUHIRUHLPSDFWVDUHOHVVWKDQVLJQLILFDQW  e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff?  /HVV7KDQ6LJQLILFDQW7KHSURMHFWLQFOXGHVWKHFRQVWUXFWLRQRIDQXQGHUJURXQGVWRUPZDWHUV\VWHPWR KDQGOHDOORIWKHVWRUPZDWHUIURPWKHVLWHDQGOLWWOHWRQRZDWHULVDQWLFLSDWHGWREHFROOHFWHGE\WKH&LW\¶V VWRUPZDWHUGUDLQDJHV\VWHPV7KHUHIRUHLPSDFWVDUHOHVVWKDQVLJQLILFDQW  f) Otherwise substantially degrade water quality?  /HVV7KDQ6LJQLILFDQW$VSUHYLRXVO\GLVFXVVHGWKHSURSRVHG3URMHFWSURSRVHVWRFRQVWUXFWDSURMHFW WKDWZLOOXWLOL]HDQXQGHUJURXQGVWRUPZDWHUFROOHFWLRQV\VWHP8VHVIRUVRPHRIWKHEXLOGLQJVLQFOXGHD JDVVWDWLRQ7KHJDVVWDWLRQZRXOGEHFRQVWUXFWHGWRWKHODWHVWVWDQGDUGVDQGUHTXLUHGWRFRPSO\ZLWK 6WDWHDQGIHGHUDOUHTXLUHPHQWVIRUWKLVXVH7KHUHIRUHOHVVWKDQVLJQLILFDQWLPSDFWVZRXOGRFFXU  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'LVSODFHVXEVWDQWLDOQXPEHUVRISHRSOHQHFHVVLWDWLQJ WKHFRQVWUXFWLRQRIUHSODFHPHQWKRXVLQJHOVHZKHUH";  (QYLURQPHQWDO6HWWLQJ  7KH&LW\RI/D4XLQWDLVRQHRIQLQHFLWLHVLQWKH&RDFKHOOD9DOOH\DQGRIIHUVQXPHURXVGHVWLQDWLRQ UHVRUWV7KHSRSXODWLRQZDVDWWKHFHQVXVXSIURPDWWKHFHQVXV  ,PSDFW$QDO\VLV  a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?  /HVV7KDQ6LJQLILFDQW7KH3URMHFWLQFOXGHVWKHFRQVWUXFWLRQRIDQDSSUR[LPDWHDFUHYDFDQWORWIRU WKHRSHUDWLRQRIDUHWDLOFHQWHUGHVLJQHGWRVHUYHWKHH[LVWLQJSRSXODWLRQ7KHUHIRUHWKH3URMHFWZLOOQRW LQGLUHFWO\LQGXFHDQLQFUHDVHLQSRSXODWLRQWKHLPSDFWZLOOEHOHVVWKDQVLJQLILFDQW  b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?  1R,PSDFW7KHUHDUHQRH[LVWLQJKRXVHVRQWKH3URMHFWVLWH7KHUHIRUHWKHSURSRVHG3URMHFWZLOOQRW GLVSODFHDQ\KRXVLQJRUUHTXLUHWKHFRQVWUXFWLRQRIUHSODFHPHQWKRXVLQJ  c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?  1R,PSDFW7KHUHDUHQRKRPHOHVVFDPSVRQWKH3URMHFWVLWHWKHUHIRUHWKHUHLVQRLPSDFW  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW5HVROXWLRQ  1RPLWLJDWLRQPHDVXUHVZHUHLGHQWLILHGZLWKWKHSUHYLRXVO\DSSURYHG6SHFLILF3ODQIRUWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   1RPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 63  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHLPSDFWVDUHLGHQWLILHGRUDQWLFLSDWHGDQGQRPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 64   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ ,QFRUSRUDWHG  /HVV7KDQ 6LJQLILFDQW,PSDFW  1R,PSDFWRU 'RHV1RW$SSO\  ;,93XEOLF6HUYLFHV :RXOGWKHSURMHFWUHVXOWLQVXEVWDQWLDODGYHUVH 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ould the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 65 a) Fire protection?  /HVV7KDQ6LJQLILFDQW$VSUHYLRXVO\GLVFXVVHGWKH3URMHFWVLWHLVVHUYHGE\WKH&LW\RI/D4XLQWD)LUH 'HSDUWPHQW7KHQHDUHVWILUHVWDWLRQWRWKH3URMHFWVLWHLVORFDWHGDSSUR[LPDWHO\PLOHVVRXWKZHVWRIWKH VLWHDW$YHQXH  7KHSURSRVHGSURMHFWZLOOEHGHYHORSHGLQFRPSOLDQFHZLWKDSSOLFDEOHSURYLVLRQVRIWKH&LW\¶V0XQLFLSDO &RGHVDQGDOODSSOLFDEOHSURYLVLRQVRIWKHDGRSWHGDQGDSSOLFDEOH%XLOGLQJ&RQVWUXFWLRQDQG)LUH&RGHV $GGLWLRQDOO\WKHILUHGHSDUWPHQWZLOOUHYLHZDOOSODQVVXEPLWWHGWRWKH&LW\DQGWKHDSSOLFDQWLVUHTXLUHG WRFRPSO\ZLWKDOOGHYHORSPHQWUHTXLUHPHQWVUHFRPPHQGHGE\WKH)LUH'HSDUWPHQW$GGLWLRQDOO\WKH DSSOLFDQWLVUHTXLUHGWRSD\LPSDFWIHHVWRDVVLVWWKHILUHGHSDUWPHQWLQRIIVHWWLQJSRWHQWLDOLPSDFWV*LYHQ WKH3URMHFW¶VFRPSOLDQFHZLWKGHYHORSPHQWUHTXLUHPHQWVLPSDFWVWRILUHVHUYLFHVDUHDQWLFLSDWHGWREH PLQLPDO7KHUHIRUHWKHLPSDFWLVOHVVWKDQVLJQLILFDQW  b) Police Protection?  /HVV7KDQ6LJQLILFDQW$VSUHYLRXVO\GLVFXVVHGWKH3URMHFWVLWHLVVHUYHGE\WKH&LW\RI/D4XLQWD¶V SROLFHVHUYLFHV7KHDVVLJQHGSROLFHVWDWLRQIRUWKH3URMHFWVLWHLVORFDWHGDW$LUSRUW%OYG 7KHUPDODSSUR[LPDWHO\PLOHVWRWKHVRXWKHDVW+RZHYHU/D4XLQWDSROLFHDQG5LYHUVLGH&RXQW\ 6KHULII¶VURXWLQHO\SDWUROWKH3URMHFWYLFLQLW\JLYHQWKHXUEDQQDWXUHRIWKHDUHD5HVSRQVHWLPHVWRWKH 3URMHFWVLWHZLOOYDU\GHSHQGLQJRQWKHQDWXUHRIWKHFDOO  7KH3URMHFWSURYLGHVIRUVWDWHRIDUWVHFXULW\SURYLVLRQVLQDUHDVVXFKDVRXWGRRUOLJKWLQJDQGDGHTXDWH LQJUHVVDQGHJUHVVIRUHPHUJHQF\YHKLFOHV7KHUHIRUHWKHLPSDFWLVOHVVWKDQVLJQLILFDQW  c) Schools?  1R,PSDFW7KH 3URMHFW LV FRPPHUFLDO LQQDWXUHDQG GRHV QRW SURSRVH XVHV WKDW ZRXOG GLUHFWO\RU LQGLUHFWO\LQGXFHSRSXODWLRQJURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRUDGGLWLRQDOVFKRROV1R LPSDFWZRXOGRFFXU  d) Recreation/Parks?  1R ,PSDFW 7KH 3URMHFW GRHV QRW SURSRVH XVHV WKDW ZRXOG GLUHFWO\ RU LQGLUHFWO\ LQGXFH SRSXODWLRQ JURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRUDGGLWLRQDOSDUNV7KHUHIRUHWKHUHLVQRLPSDFW  e) Other Services?  1R,PSDFW7KH3URMHFWGRHVQRWSURSRVHXVHVWKDWZRXOGGLUHFWO\RULQGLUHFWO\LQGXFHSRSXODWLRQ JURZWKDQGWKXVZRXOGQRWJHQHUDWHGHPDQGIRURWKHUSXEOLFIDFLOLWLHV$GGLWLRQDOO\WKHDSSOLFDQWLV UHTXLUHGWRSD\DQLPSDFWIHHWKDWZLOODVVLVWWKH&LW\LQIXQGLQJPDLQWHQDQFHRIFLW\LQIUDVWUXFWXUH 7KHUHIRUHWKHUHLVQRLPSDFWWRWKLVFULWHULRQ  0LWLJDWLRQ0HDVXUHV  1RPLWLJDWLRQPHDVXUHVDUHUHTXLUHG  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHLPSDFWVDUHLGHQWLILHGRUDQWLFLSDWHGDQGQRPLWLJDWLRQPHDVXUHVDUHUHTXLUHG City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 66   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 0LWLJDWLRQ ,QFRUSRUDWHG  /HVV7KDQ 6LJQLILFDQW,PSDFW  1R,PSDFWRU 'RHV1RW$SSO\ ;95HFUHDWLRQ    D :RXOGWKHSURMHFWLQFUHDVHWKHXVHRIH[LVWLQJ QHLJKERUKRRGDQGUHJLRQDOSDUNVRURWKHUUHFUHDWLRQDO IDFLOLWLHVVXFKWKDWVXEVWDQWLDOSK\VLFDOGHWHULRUDWLRQRI WKHIDFLOLW\ZRXOGRFFXURUEHDFFHOHUDWHG" ;  E 'RHVWKHSURMHFWLQFOXGHUHFUHDWLRQDOIDFLOLWLHVRU UHTXLUHWKHFRQVWUXFWLRQRUH[SDQVLRQRIUHFUHDWLRQDO IDFLOLWLHVZKLFKPLJKWKDYHDQDGYHUVHSK\VLFDOHIIHFW RQWKHHQYLURQPHQW" ;  (QYLURQPHQWDO6HWWLQJ  7KH3URMHFWLVWRFRQVWUXFWDQDSSUR[LPDWHDFUHYDFDQWORWIRUDUHWDLOFHQWHU7KH3URMHFWVLWHLVQRW FXUUHQWO\ XWLOL]HG IRU UHFUHDWLRQ SXUSRVHV QRU ZLOO WKH XVH LQGXFH JURZWK WKDW ZRXOG UHTXLUH WKH FRQVWUXFWLRQRIDGGLWLRQDOUHFUHDWLRQDOIDFLOLWLHV  ,PSDFW$QDO\VLV  a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?  1R,PSDFW7KH3URMHFWGRHVQRWLQFOXGHXVHVWKDWZRXOGGLUHFWO\RULQGLUHFWO\LQGXFHSRSXODWLRQJURZWK WKHUHIRUHDQLQFUHDVHLQWKHXVHRIH[LVWLQJUHFUHDWLRQDOIDFLOLWLHVLQWKH&LW\LVQRWDQWLFLSDWHG7KHUHIRUH WKHUHLVQRLPSDFW  b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 67   3RWHQWLDOO\ 6LJQLILFDQW,PSDFW  /HVV7KDQ 6LJQLILFDQWZLWK 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,WVKRXOGEHQRWHGWKDWWKHRQHGULYHZD\LQWRWKHVKRSSLQJFHQWHUIURP'HUHN$ODQ'ULYHDVSUHYLRXVO\ LGHQWLILHGRQWKHSUHYLRXVO\DSSURYHG)DLUZD\3OD]D6SHFLILF3ODQKDVEHHQUHPRYHGZLWKWKLVFXUUHQW City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 68 SURSRVHG3URMHFW7KHSUHYLRXVO\DSSURYHG)DLUZD\3OD]D6SHFLILF3ODQKDGLQFOXGHGDGULYHZD\IURP 'HUHN$ODQ'ULYHWRWKHVKRSSLQJFHQWHUDVDFRQYHQLHQFHWRWKHUHVLGHQWVLQWKHUHVLGHQWLDOGHYHORSPHQW WRWKHQRUWKDQGZHVW+RZHYHUGXHWRUHVLGHQWFRQFHUQVUHJDUGLQJXQZDQWHGWUDIILFLQWKHQHLJKERUKRRG DIWHUWKHUHVLGHQWLDOGHYHORSPHQWZDVFRQVWUXFWHGWKHGULYHZD\DFFHVVIURP'HUHN$ODQ'ULYHKDVEHHQ HOLPLQDWHGIURPWKH³3DYLOLRQ3DOPV´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uxiliary lanes shall be installed on all primary arterial, secondary arterial and higher order street classifications according to the following criteria: A left-turn deceleration lane with taper and storage length is required for any driveway with a projected peak hour left ingress turning volume estimated to be 25 vehicles per hour (vph) or greater. The taper length shall be included as part of the required deceleration lane length. A right-turn deceleration lane is required for any driveway with a projected peak hour right ingress turning volume estimated to be 50 vph or greater. The taper length shall be included as part of the required deceleration lane length. Pocket storage length requirements shall be based on individual project characteristics. A right-turn deceleration lane should be considered for lower turning volumes on high volume streets (e.g. Washington Avenue, Highway 111). A left-turn deceleration lane should be considered for locations where left turning vehicles would be required to queue in a high speed (> 40mph) through lane. Installation recommendations for deceleration lanes and related intersection turning movement distributions shown in the final traffic study report will be subject to approval by the City Engineer.  7KH3URMHFWLQFOXGHVWKHIROORZLQJWUDIILFFRQWUROIHDWXUHV  x2QHDGGLWLRQDOZHVWERXQGWKURXJKODQHRQ$YHQXHDORQJWKHSURMHFWIURQWDJHFRQWLQXLQJ HDVWRIWKHVLJQDOL]HGLQWHUVHFWLRQ  x([WHQGWKHHDVWERXQGGHGLFDWHGVWRUDJHODQHRQ$YHQXHDWWKHVLJQDOL]HGLQWHUVHFWLRQWR WKHSURSRVHGIXOODFFHVVGULYHZD\ WKHHDVWHUQPRVWGULYHZD\RQ$YHQXH DQDGGLWLRQDO IHHWIRUDWRWDOVWRUDJHRIIHHW  x,QVWDOODULJKWWXUQRYHUODSRSHUDWLRQIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQWVLJQDOSKDVH  7KHVHSURSRVHGLPSURYHPHQWVDUHLQWHJUDWHGLQWRWKHSURMHFWGHVLJQWRLPSURYHRSHUDWLRQDOFDSDFLW\E\ SURYLGLQJ LQFUHDVHG ODQH DQG VWRUDJH FDSDFLW\ IRU WKH ZHVWERXQG WKURXJK DQG HDVWERXQG OHIWWXUQ PRYHPHQWVDVZHOODV PRUHJUHHQWLPHIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQW $OEHUW*URYHUDQG $VVRFLDWHV-XO\$SSHQGL[) 7KHIROORZLQJWDEOHVLGHQWLI\WKHUHVXOWVRIWKHWUDIILFVWXG\ SUHSDUHGIRUWKHSURMHFW        City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 69 7DEOH ([LVWLQJ&RQGLWLRQV±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 250 ft.   7DEOH 2SHQLQJ'D\±:LWK3URMHFW±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 400 ft. 7DEOH )XWXUH%XLOGRXW <HDU ±:LWK3URMHFW±$YHQXHDW-HIIHUVRQ6WUHHW  6FHQDULR(DVWERXQG/HIW 'HVLJQ4XHXH  ,QWHUVHFWLRQ/HYHORI6HUYLFH /26  ,QWHUVHFWLRQ&DSDFLW\ 8WLOL]DWLRQ ,&8  Analysis Period 1.5 y Qavg Delay (sec/veh) LOS Volume/Capacity Ratio AM Peak Hour IW  '  MD Peak Hour IW  '  PM Peak Hour IW  '  * Length of available storage in EBL turn pocket: approximately 400 ft.  ,PSDFW$QDO\VLV  a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?  /HVV7KDQ6LJQLILFDQW3HUWKH&LW\RI/D4XLQWD*HQHUDO3ODQWKHSDUFHOLV]RQHGIRUFRPPHUFLDOXVH WKHUHIRUHWKHGHYHORSPHQWSURMHFWLVDOUHDG\DFFRXQWHGIRULQWKH&LW\¶VWUDIILFJURZWKIRUHFDVWLQJ/HVV WKDQVLJQLILFDQWLPSDFWVZRXOGRFFXU$GGLWLRQDOO\WKHVLWH]RQLQJLV&RPPXQLW\&RPPHUFLDOZKLFK City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 70 DOORZVIRUD0D[LPXP)ORRU$UHD5DWLR >)$5@JURVVIORRUDUHDRIDOOEXLOGLQJVGLYLGHGE\WKH EXLOGLQJVLWHDUHD 7KHSURSRVHG3URMHFWUHSUHVHQWVDSSUR[LPDWHO\)$57KHUHIRUHEHFDXVHWKH 3URMHFW SURSRVHV OHVV WKDQ WKH PD[LPXP DOORZHG XQGHU WKH ]RQLQJ D OHVV WKDQ VLJQLILFDQW LPSDFW LV DQWLFLSDWHG  b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? /HVV 7KDQ 6LJQLILFDQW :LWK 0LWLJDWLRQ ,QFRUSRUDWHG7KHIORZRIYHKLFOHWUDIILFLVIUHTXHQWO\ GHVFULEHGXVLQJWKHOHYHORIVHUYLFH /26 VFDOHZKLFKLVDPHDVXUHPHQWRIRSHUDWLRQDOFKDUDFWHULVWLFVRI WUDIILFIORZRQDURDGZD\RUDWWKHLQWHUVHFWLRQRIURDGZD\VEDVHGRQWUDIILFYROXPHVDQGIDFLOLW\W\SH 7UDIILFRSHUDWLRQVDUHDVVHVVHGXVLQJOHYHOVUDQJLQJIURP³$´WR³)´ZLWK³$´UHSUHVHQWLQJWKHKLJKHVW EHVW OHYHORIVHUYLFHLQWHUPVRIWUDYHOVSHHGGHOD\PDQHXYHUDELOLW\GULYHUFRPIRUWDQGFRQYHQLHQFH ,QJHQHUDOWKHIROORZLQJGHVFULSWLRQVDSSO\WRWKHTXDOLWDWLYHOHYHOVGHVFULEHGDERYH³$´IUHHIORZ³%´ UHDVRQDEO\IUHHIORZ³&´VWDEOHIORZ³'´DSSURDFKLQJXQVWDEOHIORZ³(´XQVWDEOHIORZDQG³)´±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¶V(QJLQHHULQJ%XOOHWLQ (% OHIWWXUQSRFNHWVGRQRWQHHGWREHGHVLJQHGWRWKH ORQJHVWSRVVLEOHYHKLFOHTXHXHOHQJWKEXWWRWKHWKSHUFHQWLOHTXHXH,QDFFRUGDQFHZLWK(%WKH WKSHUFHQWLOHTXHXHOHQJWKZDVFRPSXWHGXVLQJWKH+LJKZD\&DSDFLW\0DQXDO +&0 PHWKRGRORJ\WR EHYHKLFOHVDQGIHHWLQOHQJWK  &XUUHQWO\WKHGHGLFDWHGHDVWERXQGOHIWWXUQVWRUDJHODQHRQ$YHQXHDWWKHLQWHUVHFWLRQRI-HIIHUVRQ 6WUHHWLVDSSUR[LPDWHO\IHHWORQJ3HUWKHWUDIILFVWXG\WKHZRUVWFDVHTXHXHOHQJWKRIWKH HDVWERXQGOHIWWXUQODQHDW$YHQXHDQG-HIIHUVRQ6WUHHWDW3URMHFWRSHQLQJGD\ZLOOEHDSSUR[LPDWHO\ IHHWORQJ:LWKWKHSURMHFWDQGDUHDEXLOGRXWE\WKH\HDUWKHWUDIILFVWXG\LQGLFDWHGWKDWLQWKH ZRUVWFDVHVFHQDULRWKHHDVWERXQGODQHTXHXHOHQJWKQHHGHGZRXOGEHDSSUR[LPDWHO\IW7KH3URMHFW SURSRVHVWRH[WHQGWKHHDVWERXQGOHIWVWRUDJHODQHWRDSSUR[LPDWHO\IHHWZKLFKLVJUHDWHUWKDQWKH UHTXLUHPHQWVRI(%DQGJUHDWHUWKDQWKHUHTXLUHPHQWVRIWKH+&00HWKRGRORJ\7KHSURSRVHG 3URMHFWLPSURYHPHQWVOLVWHGEHORZZLOODFFRPPRGDWHWKHSURMHFWHGWUDIILFORDGLQJDWWKHLQWHUVHFWLRQ  $GGLWLRQDOO\ WKH &LW\ RI /D 4XLQWD SURYLGHV DXWRPDWHG WUDIILFOLJKW WLPLQJ DW WKH LQWHUVHFWLRQ  7KH DXWRPDWHG WLPLQJ DOORZV IRU GHPDQGUHVSRQVHVHUYLFHFRQYHQLHQFH WLPLQJ WR WKH LQWHUVHFWLRQ WR DFFRPPRGDWHEHWWHUWUDIILFIORZDWSHDNWLPHVDVQHFHVVDU\  7KH-XO\WUDIILFVWXG\LQGLFDWHGWKDWZLWKRXWWKHSURMHFWWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHWDQG $YHQXHZLOORSHUDWHDW/26'DVVXPLQJDSHUFHQWDPELHQWJURZWKUDWHLQWKHDUHD $OEHUW*URYHU DQG$VVRFLDWHV-XO\$SSHQGL[)7DEOH $VVXPLQJWKHDPELHQWDUHDJURZWKSOXVWKHQHZ H[SHFWHGSURMHFWWULSVDVZHOODVWKHDGGLWLRQDOZHVWERXQGWKURXJKODQHFDSDFLW\DQGLPSOHPHQWDWLRQRI 0LWLJDWLRQ0HDVXUH75$)DQGSURMHFWLPSURYHPHQWVOLVWHGDERYHWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHW DQG$YHQXHLVH[SHFWHGWRRSHUDWHDWLWVFXUUHQW/26'ZKLFKLVDQDFFHSWDEOHOHYHORIVHUYLFHSHUWKH City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 71 *HQHUDO3ODQDQG(%DQGWKHSURSRVHGIXOODFFHVVGULYHZD\RQ$YHQXHZLOORSHUDWHDW/26$ DWRSHQLQJGD\FRQGLWLRQV  7KHUHIRUHWKHLPSDFWRIWKLVFULWHULRQLVDQWLFLSDWHGWREHOHVVWKDQVLJQLILFDQWZLWKPLWLJDWLRQ  c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks?  1R,PSDFW7KHEXLOGLQJVDUHSURSRVHGWREHRQHVWRU\DQGDSSUR[LPDWHO\IHHWIURPIORRUWRURRI OLQH7KLVLVFRQVLVWHQWZLWKWKHKHLJKWRIWKHEXLOGLQJVLQWKHVXUURXQGLQJDUHD$GGLWLRQDOO\WKHUHDUHQR GHVLJQHOHPHQWVRIWKH3URMHFWWKDWZRXOGUHVXOWLQDSRWHQWLDOFKDQJHLQDLUWUDIILFSDWWHUQV1RLPSDFWV ZRXOGRFFXU  d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? /HVV7KDQ6LJQLILFDQW7KH3URMHFWLQFOXGHVWKHIROORZLQJWUDIILFFRQWUROIHDWXUHV  x2QHDGGLWLRQDOZHVWERXQGWKURXJKODQHRQ$YHQXHDORQJWKHSURMHFWIURQWDJHFRQWLQXLQJ HDVWRIWKHVLJQDOL]HGLQWHUVHFWLRQ  x([WHQGWKHHDVWERXQGGHGLFDWHGVWRUDJHODQHRQ$YHQXHDWWKHVLJQDOL]HGLQWHUVHFWLRQWR WKHSURSRVHGIXOODFFHVVGULYHZD\ WKHHDVWHUQPRVWGULYHZD\RQ$YHQXH WRDQDGGLWLRQDO IHHWIRUDWRWDOVWRUDJHRIIHHW  x,QVWDOODULJKWWXUQRYHUODSRSHUDWLRQIRUWKHVRXWKERXQGULJKWWXUQPRYHPHQWVLJQDOSKDVH  7KH3URMHFWZLOODOORZIRUWZRGULYHZD\VRQWR$YHQXHVSDFHGDSSUR[LPDWHO\DWIHHWDQGIHHW UHVSHFWLYHO\IURPWKHLQWHUVHFWLRQRI-HIIHUVRQ6WUHHWDQG$YHQXH%RWKGULYHZD\VDUHVSDFHGIURP WKH LQWHUVHFWLRQ LQ D PDQQHU WKDW SURYLGHV JRRG VLJKW GLVWDQFHDQG DPSOH WXUQLQJ GLVWDQFH IURP WKH LQWHUVHFWLRQ  x7KH HDVWHUQ GULYHZD\ RQ $YHQXH  DSSUR[LPDWHO\  IHHW ZHVWRI WKH -HIIHUVRQ 6WUHHW LQWHUVHFWLRQZLOODOORZIRUIXOOPRYHPHQWRIERWKOHIWDQGULJKWWXUQVRQWR$YHQXHWKHUHE\ SURYLGLQJXVHUVDFFHVVWRSRLQWVHDVWRIWKH3URMHFW6KDUHGOHIWWXUQDQGULJKWWXUQPDUNLQJVDUH VSHFLILFDOO\RXWOLQHGLQ&KDSWHURIWKH&DOLIRUQLD0DQXDORQ8QLIRUP7UDIILF&RQWURO'HYLFHV &$087&' DQGVXFKPRYHPHQWVDUHJHQHUDOO\DOORZHGDWPDQ\FRUQHUJDVVWDWLRQVWKURXJKRXW 6RXWKHUQ&DOLIRUQLD  x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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 72 e) Result in inadequate emergency access? 1R,PSDFW$V SUHYLRXVO\ GLVFXVVHG WKH 3URMHFW ZRXOG EH GHYHORSHG ZLWKLQYDFDQW ODQG DQG FRQVWUXFWLRQLVVKRUWWHUP7KXVLPSOHPHQWDWLRQRIWKH3URMHFWZRXOGQRWLPSHGHRULQKLELWHPHUJHQF\ DFFHVV1RLPSDFWVZRXOGRFFXU  f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities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x7KHSURSRVHGVLWHSODQVKDOOEHUHGHVLJQHGWRSURYLGHDWOHDVWIHHWRIVWDFNLQJDWDOODFFHVV SRLQWVRUGHGLFDWHGULJKWWXUQLQWRWKHGULYHZD\VVKDOOEHSURYLGHG,IRQHRIWKHVHVWDQGDUGV FDQQRWEHPHWWKHDSSOLFDEOHDFFHVVSRLQWVKDOOEHHOLPLQDWHG  Note: Since the approval of the original Specific Plan, the site plan has been revised to provide at least 90 feet of stacking within the development at all access points through a combination of internal stacking and/or dedicated right turns into the driveways. Therefore, this mitigation measure is no longer applicable to the currently Proposed project.  0LWLJDWLRQ0HDVXUHV)DLUZD\3OD]D$PHQGPHQW($ 3DYLOLRQ3DOPV   75$)3ULRUWRUHFRUGDWLRQRIWKH)LQDO7HQWDWLYH3DUFHO0DSWKH$SSOLFDQWVKDOOHQWHULQWRDQ DJUHHPHQWZLWKWKH&LW\RI/D4XLQWDDQGSRVWVHFXULW\WRGHVLJQDQGFRQVWUXFWDWWKH LQWHUVHFWLRQRI$YHQXHDQG-HIIHUVRQ6WUHHWWZRHDVWERXQGOHIWWXUQODQHVRQ$YHQXH WRQRUWKERXQG-HIIHUVRQ6WUHHWLIUHTXLUHGE\WKH3ODQQLQJ&RPPLVVLRQ  ,PSDFW&RQFOXVLRQV  1RVLJQLILFDQWDGYHUVHHIIHFWVDUHDQWLFLSDWHGZLWKWKHLQFOXVLRQRIWKHDERYHPLWLJDWLRQPHDVXUH    City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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†HWVHT   7KHVHFRQGVWXG\ZDVFRQGXFWHGLQ-XQHDQGFRQVLVWHGRIDKLVWRULFDODUFKDHRORJLFDOUHVRXUFHV UHFRUGVVHDUFKKLVWRULFDOEDFNJURXQGUHYLHZDQGDQDUFKDHRORJLFDOILHOGLQVSHFWLRQRIWKHDSSUR[LPDWHO\ DFUH3URMHFWVLWH  7KH &50 UHVHDUFK FRQFOXGHG WKDW QR ³KLVWRULF SURSHUWLHV´ ³KLVWRULFDO UHVRXUFHV´ RU ³WULEDO FXOWXUDO UHVRXUFHV´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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page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a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k),  1R,PSDFW7KHUHDUHQRUHVRXUFHVWKDWKDYHEHHQLGHQWLILHGDVHOLJLEOHIRUOLVWLQJWRWKH&DOLIRUQLD 5HJLVWHURI+LVWRULF3ODFHV7KHUHIRUHWKHUHLVQRLPSDFW  b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. 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c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?  /HVV7KDQ6LJQLILFDQW7KHSURMHFWZLOOQRWUHTXLUHOHYHOVRIZDWHUXVDJHWKDWZRXOGLPSDFWVWRUPZDWHU GUDLQDJHV\VWHPVRQRUDURXQGWKH3URMHFWVLWH$VGLVFXVVHGLQ6HFWLRQ,;Hydrology and Water Quality LPSHUYLRXVUXQRIIFUHDWHGIURPWKHSURMHFWZLOOGUDLQLQWRDQXQGHUJURXQGV\VWHP7KHUHIRUHXVHRIWKH SURSRVHGRQVLWHXQGHUJURXQGV\VWHPZLOOQRWUHTXLUHLQQHZRUH[SDQGHGVWRUPGUDLQSXEOLFLQIUDVWUXFWXUH WKDWZRXOGFDXVHVLJQLILFDQWHQYLURQPHQWDOHIIHFWV  d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed?  /HVV7KDQ6LJQLILFDQW7KHSURSRVHG3URMHFWLVFRQVLVWHQWZLWKWKH&LW\¶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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 77 e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?  /HVV7KDQ6LJQLILFDQW5HIHUWR E DERYH  f) Be served by a landfill(s) with sufficient permitted capacity to accommodate the project's solid waste disposal needs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x*URFHU\VIFXELF\DUGV  x6KRSVDQGEDQNVVIFXELF\DUGV  x)DVW)RRGDQGUHVWDXUDQWVVIFXELF\DUGV  7KHWKUHHUHJLRQDOODQGILOOVKDYHORQJWHUPFDSDFLW\WKHUHIRUHLPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQW  g) Comply with federal, state, and local statutes and regulations related to solid waste? 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 /HVV 7KDQ 6LJQLILFDQW ,PSDFW ZLWK 0LWLJDWLRQ ,QFRUSRUDWHG$OO LPSDFWV WR WKH HQYLURQPHQW LQFOXGLQJLPSDFWVWRKDELWDWIRUILVKDQGZLOGOLIHVSHFLHVILVKDQGZLOGOLIHSRSXODWLRQVSODQWDQGDQLPDO FRPPXQLWLHVUDUHDQGHQGDQJHUHGSODQWVDQGDQLPDOVDQGKLVWRULFDODQGSUHǦKLVWRULFDOUHVRXUFHVZHUH HYDOXDWHGDVSDUWRIWKLV,601'  3RWHQWLDOLPSDFWVDVVRFLDWHGZLWKQHVWLQJELUGVZHUHLGHQWLILHGKRZHYHULPSOHPHQWDWLRQRI0LWLJDWLRQ 0HDVXUH%,2UHGXFHVWKHSRWHQWLDOLPSDFWVWRWKDQVLJQLILFDQW6HFWLRQ,9Biological Resources DGGUHVVHVWKHSRWHQWLDOLPSDFWVDQG PLWLJDWLRQPHDVXUHVLQGHWDLO$VWKHUHDUHQRRWKHUSRWHQWLDOO\ VLJQLILFDQWLPSDFWVDQGQRIXUWKHUPLWLJDWLRQLVUHTXLUHGLQDQ\RWKHUDUHDWKHDGRSWLRQRIWKHPLWLJDWLRQ PHDVXUHVDVVRFLDWHGZLWKELRORJLFDOLPSDFWVZLOOHQVXUHWKDWWKH3URMHFWDVDZKROHZRXOGKDYHOHVVWKDQ VLJQLILFDQWFXPXODWLYHLPSDFWVRQWKHHQYLURQPHQWLQDQGDURXQGWKH3URMHFWDUHD  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 79 $GGLWLRQDOO\DVSUHYLRXVO\GLVFXVVHGDFXOWXUDOUHVRXUFHVUHFRUGVVHDUFKIRUWKH3URMHFWZDVFRQGXFWHG WRLGHQWLI\FXOWXUDOUHVRXUFHVZLWKLQRQHPLOHRIWKHSURMHFWVLWH &50-XQH 7KHUHVHDUFKGLG QRW LGHQWLI\ DQ\ FXOWXUDO UHVRXUFHV ZLWKLQ 3URMHFW VLWH VSHFLILFDOO\ EXW LGHQWLILHG WKDW0LWLJDWLRQ 0HDVXUHV&8/&8/DQG&8/ZHUHUHTXLUHGGXULQJJUDGLQJDFWLYLWLHVGXHWRDKLJKFXOWXUDO UHVRXUFHVVHQVLWLYLW\  b) Does the project have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals? /HVV7KDQ6LJQLILFDQW,PSDFW7KHSURMHFWREMHFWLYHLVWRFRQVWUXFWDUHWDLOFHQWHUWKDWLVFRQVLVWHQWZLWK WKH&LW\¶V*HQHUDO3ODQDQG=RQLQJ7KHSUHFHGLQJHYDOXDWLRQRISURMHFWLPSDFWVFRQFOXGHGWKDWLWFDQEH LPSOHPHQWHG ZLWKRXW FDXVLQJ DQ\ VLJQLILFDQW DGYHUVH LPSDFWV RQDQ\ HQYLURQPHQWDO UHVRXUFH LVVXHV 7KHUHIRUHPHHWLQJVKRUWWHUPJRDOVZLOOQRWEHWRWKHGLVDGYDQWDJHRIORQJWHUPHQYLURQPHQWDOJRDOV  c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?  /HVV7KDQ6LJQLILFDQW,PSDFWZLWK0LWLJDWLRQ,QFRUSRUDWHG$VGLVFXVVHGWKURXJKRXWWKLV,601' LPSOHPHQWDWLRQRIWKHSURSRVHG3URMHFWKDVWKHSRWHQWLDOWRUHVXOWLQHIIHFWVWRWKHHQYLURQPHQWWKDWDUH LQGLYLGXDOO\OLPLWHGEXWFXPXODWLYHO\FRQVLGHUDEOHSULPDULO\LQWKHFDWHJRULHVRI$LU4XDOLW\*UHHQKRXVH *DV DQG 7UDIILF 7KH &LW\¶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d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?  /HVV 7KDQ 6LJQLILFDQW ,PSDFW ZLWK 0LWLJDWLRQ ,QFRUSRUDWHG 7KH 3URMHFW¶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ity of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 80 Section5ǦSummaryofMitigation Measures  I. 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Tribal Cultural Resources  75& 1DWLYH$PHULFDQ0RQLWRU V IURPWKH7ZHQW\1LQH3DOPV%DQGRI0LVVLRQ,QGLDQV RU $JXD &DOLHQWH %DQG RI &DKXLOOD ,QGLDQV VKRXOG EH SUHVHQW GXULQJ WKH LQLWLDO JUDGLQJJURXQGGLVWXUELQJDFWLYLWLHV City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 84 6HFWLRQ5HIHUHQFHV  $OEHUW*URYHUDQG$VVRFLDWHV-XO\Focused Traffic Study to Determine the Feasibility of a Full-Access Unsignalized Driveway on Avenue 50 West of Jefferson Street in the City of La Quinta  $QWRQLR$FRXVWLFV-XQHLundin Development Com Proposed Retail Development, La Quinta, Noise Study. $QWRQLR$FRXVWLFV6HSWHPEHURetail Development at Ave 50 & Jefferson St - Outdoor Retail Audible Devices  &DOLIRUQLD'HSDUWPHQWRI&RQVHUYDWLRQ)DUPODQG0DSSLQJDQG0RQLWRULQJ3URJUDP&DOLIRUQLD ,PSRUWDQW)DUPODQG)LQGHUKWWSPDSVFRQVHUYDWLRQFDJRYFLIIFLIIKWPODFFHVVHG  &LW\RI/D4XLQWD)HEUXDU\La Quinta 2035 General Plan.  &RDFKHOOD9DOOH\:DWHU'LVWULFW &9:' 2FWREHUPavilion Palms Shopping Center, TPM 2017-0003, SDP 2017-0009, EA 2017-0006, MUP2017-0016, Northwest Comer of Jefferson Street and Avenue 50, APN's 602-180-003, 602-180-004, 602-180-005, 602- 180-013, 602-180-014  &507HFK-XQH/HWWHU5HSRUW5e: Update to Historical/Archaeological Resources Studies Parcel 1, TPM 36539-R (Formerly TPM 29052), City of La Quinta, Riverside County, California. CRM TECH Project No. 348/355/3210.  )HGHUDO7UDQVLW$GPLQLVWUDWLRQ )7$ Construction Equipment Noise Levels.  )HGHUDO7UDQVLW$GPLQLVWUDWLRQTransit Noise and Vibration Impact Assessment, Report Number FTA-VA-90-1003-06.  ,QQRYDWLYH'HVLJQ(QJLQHHUV$XJXVWPavilions La Quinta, Site Lighting, NWC Avenue 50 & Jefferson St, La Quinta, CA  -HULFKR6\VWHPV,QF -HULFKR 0D\General Biological Resources Assessment And Coachella Valley MSHCP Consistency Review For a 12-acre Parcel (APNs: 602-180-003, 602-180-004, 602-180-005, 602-180-013, & 602-180-014) City of La Quinta, Riverside County, California  /DQGPDUN*HR(QJLQHHUVDQG*HRORJLVWV$XJXVWGeotechnical Report, Fairway Plaza, NW Corner of Avenue 50 and Jefferson Street, La Quinta, California, LCI Report No. LP 17117  6DQ%HUQDUGLQR&RXQW\0XVHXP'LYLVLRQRI(DUWK6FLHQFHV 6%&0 0D\ Paleontology Literature / Records Review, Parcel 1, of Parcel Map 36539-R 6RXWKODQG*HRWHFKQLFDO1RYHPEHUGeotechnical Investigation, Lucky’s Shopping Center, NW Corner of Ave 50 and Jefferson Street, La Quinta, California  6WDWHRI&DOLIRUQLD'HSDUWPHQWRI7R[LF6XEVWDQFHV&RQWURO:HEVLWHZZZGWVFFDJRY  6XQ/LQH7UDQVLW$JHQF\2FWREHU/HWWHUWR&KHUL)ORUHV3URMHFW3ODQQHU&LW\RI/D4XLQWD5( 3DYLOOLRQ3DOPV6KRSSLQJ&HQWHU City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY  Page 85  7HUUD1RYD3ODQQLQJ 5HVHDUFK,QF-XO\Draft Environmental Impact Report (SCH # 2010111094) for the City of La Quinta General Plan  :DUQHU(QJLQHHULQJ)HEUXDU\Fairway Plaza Shopping Center,Specific Plan Amendment #1, Planning Commission Resolution 2002-006; Originally Approved by the City of La Quinta City Council Resolution 99-63, Adopted May 18, 1999, Original Specific Plan No. 98-034, New Case 98-034 Amended Adopted by City Council on September 19, 2002.        [this page left intentionally blank] Final Mitigated Negative Declaration for the Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center La Quinta, CA EA2017-0006 Lead Agency: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253  City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 Final MND  Introduction This Final Mitigated Negative Declaration (MND) for the Pavilion Palms Shopping Center project has been prepared to report to the decision-making authority of the City of La Quinta of the comments received on the Mitigated Negative Declaration during the public review process. The public review period for the project took place between March 23, 2018 and April 23, 2018. This Final MND includes a list of persons, organizations and public agencies who commented on the Draft MND, the comment letters and responses, a section of errata explaining revisions to the Draft MND which were made in response to comments, and the Mitigation Monitoring and Reporting Program. Comments and Responses The City of La Quinta received a total of 12 comment letters from various agencies and residents living in the project vicinity. The following list provides the name of the commenter, his/her affiliation, and the date the letter was sent. The comment letters and responses follow in order of this list. Letter Number Author/Affiliation Date A Katie Croft, Agua Caliente Band of Cahuilla Indians April 2, 2018 B Gerald Cantarini, La Quinta Renaissance HOA April 3, 2018 C Anthony Madrigal, Jr., Twenty-Nine Palms Band of Mission Indians April 2, 2018 D Rosie Lua, City of Indio April 10, 2018 E Lijin Sun, J.D., South Coast Air Quality Management District April 17, 2018 F Pat Kelly, Resident of Palmilla April 18, 2018 G Kent Bailey, Resident of Palmilla April 20, 2018 H Ken Hulbert, Palmilla HOA April 21, 2018 I Leila Namvar, Resident of La Quinta Renaissance April 22, 2018 J Robert and Marilyn Lang, Residents of Palmilla April 23, 2018 K Steve Cenicola, Resident of La Quinta Renaissance April 23, 2018 L Anita Petke, Sunline Transit Agency April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rchaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate DQGLIQHFHVVDU\SUHSDUHDPLWLJDWLRQSODQIRUVXEPLVVLRQWRWKH6WDWH+LVWRULF 3UHVHUYDWLRQ2IILFHUDQGWKH$JXD&DOLHQWH7ULEDO+LVWRULF3UHVHUYDWLRQ2IILFH  .RWHYHZLWYLOODJHD7ULEDO&XOWXUDO5HVRXUFHLVORFDWHGLQWKHSURMHFWDUHD  7KHUHLVDPLWLJDWLRQPHDVXUHIRUDQDUFKDHRORJLFDOPRQLWRUEXWWKHUHVKRXOGDOVR EHDPLWLJDWLRQPHDVXUHIRUD1DWLYH$PHULFDQ0RQLWRUGXULQJJURXQGGLVWXUELQJ DFWLYLWLHV $ /(77(5 $ $ 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Katie Croft, Cultural Resource Manager Tribal Historic Preservation Office Agua Caliente Band of Cahuilla Indians 5401 Dinah Shore Drive Palm Springs, CA 92264 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Katie: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment A-1: The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. Kotevewit village, a Tribal Cultural Resource, is located in the project area. Response A-1: Comments are noted. Mitigation Measures CUL-1, CUL-3 and TCR-1 are included to minimize impacts to cultural and tribal resources. CUL-1—Grading activities shall be overseen by a qualified archeological monitor. In the event unanticipated archaeological resources are discovered: x The Archaeological monitor shall notify the project foreman x The Archaeological monitor has the authority to temporarily halt work in the area of archaeological discoveries until the resource has been evaluated x All work in the vicinity of the find shall halt x Work in the area of the discovery shall not resume until written notification is received from the Project archaeologist CUL-3—If human remains are encountered during the undertaking, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The local authorities must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. TCR-1—Native American Monitor(s) from the Twenty-Nine Palms Band of Mission Indians or Agua Caliente Band of Cahuilla Indians should be present during the initial grading/ground disturbing activities. Comment A-2: There is a mitigation measure for an archaeological monitor, but there should also be a mitigation measure for a Native American Monitor during ground disturbing activities. Response A-2: As mentioned in Response A-1 above, the Mitigated Negative Declaration does include in Section XVII, Tribal Cultural Resources, a mitigation measure (TCR-1) which requires a Native American Monitor during ground-moving activities. Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment B-1: Proposed left turn lane on Avenue 50 near Jefferson: While the developer has proposed infrastructure changes, these changes do not offer a solution to the hazards created by this left turn lane: A. The left turn lane location is too close to the Avenue 50/Jefferson traffic light and intersection; B. The proposal does not adequately address the east/west traffic flow. The submitted traffic study was completed in July of 2017 and did not take into consideration the heavy fluctuation and traffic counts during the November through April period. Without question, the left tum lane as proposed, will create a severe traffic hazard. Response B-1: The traffic section of the Mitigated Negative Declaration analyzed potential hazards due to design features. The eastern driveway on Avenue 50 will allow right and left turns. Shared left-turn and right-turn markings are specifically outlined in Chapter 3 of the California Manual on Uniform Traffic Control Devices (CAMUTCD) and such movements are generally allowed at many corner gas stations throughout Southern California. In addition, Mitigation Measure TRAF-1 will be implemented in order to minimize impacts to the Avenue 50 and Jefferson Street intersection due to projected area growth. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta /(77(5 & & 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Anthony Madrigal Twenty-Nine Palms Band of Mission Indians 46-200 Harrison Place Coachella, CA 92236 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Madrigal: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment C-1: This letter is in regards to consultation in compliance with AB 52 (California Public Resources Code§ 21080.3.1) for the Pavilion Palms Shopping Center. As stated in our letter, sent October 24, 2017, the Tribal Historic Preservation Office is aware of numerous cultural resources within 1-mile of the project area and three cultural resources within the project boundary. For these reasons, the report recommended archaeological monitoring during earth-moving activates. There is an increased possibility of encountering cultural resources during the construction processes that may take place because of cultural resources recorded within the project's boundaries, and it is in the vicinity of an area with high archaeological sensitivity. Avoidance, if feasible, would negate adverse effects on the project. The THPO continues to request that approved Native American Monitor(s) from the Twenty-Nine Palms Band of Mission Indians be present during any ground disturbing activities during the project as indicated in TCR-1. The following conditions (CUL 1 -4, TCR-1) would mitigate current concerns for the aforementioned project, however, if there are any changes, please notify the THPO. Response C-1: Comments are noted and mitigation measures are incorporated in the MND document and Mitigation Monitoring and Reporting Program. Thank you for your participation in the public review process. Cheri L. 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1->=2:>%36>8)$>244269:0*8=>82>462;*#$>"2//$087>.$ 7$>"208 "8>/$> 8> >   > +%>=2:>) ;$> 0=>5:$78+207>6$( 6#*0(>8)*7>/ 88$6 > +0"$6$.=> 27+$>: > 77+78 18>. 00$6>  ' 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Rosie Lua, Assistant Planner City of Indio 100 Civic Center Mall Indio, CA 92201 rlua@indio.org SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Ms. Lua: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked with and responses are as follows: Comment D-1: Thank you for the opportunity to review the Initial Study/Mitigated Negative Declaration regarding the Fairway Plaza Specific Plan Amendment No. 2. At this time, we have no further comments on this project. Our previous response letter dated October 18, 2017 which summarized priority items discussed in the Initial Study and Focused Traffic Study remain. Response D-1: We have included the October 18, 2017 letter and comments from that letter are addressed subsequently. Comment D-2: Trip Generation - While pass-by trip reductions are shown, the Traffic Study does not appear to include a table that summarizes peak hour and daily trip generation forecasts for each proposed building as well as internal trip reductions within and between the uses on the site itself. (Page 8 of the Traffic Study is missing from my copy of the report). Response D-2: Page 8 of the Traffic Study is attached which shows the trip generation. The MND included this information and analyzed the project accordingly. Comment D-3: Derek Alan Drive Connection - Access is proposed to connect the shopping center to Derek Alan Drive on the north, a local street that serves the gated Renaissance residential development. Left turns out of Derek Alan Drive to northbound Jefferson Street are physically prohibited by a raised median while northbound left turns into Derek Alan Drive are accommodated. The driveway connection between the shopping center and Derek Alan Drive should be eliminated as it will create congestion at the entrance/exit to the gated residential development and it does not facilitate exiting to the north. Response D-3: The Derek Alan Drive connection has been eliminated. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Comment D-4: Eastbound Left Turn Lane on Avenue 50 at Jefferson Street - The Traffic Study indicates concerns have been expressed by City of La Quinta staff regarding peak hour queuing in the eastbound left turn lane on Avenue 50 at Jefferson Street. From my observations of this intersection, the longest queues result from parent trips to and from the elementary and middle schools on the north side of Avenue 50 to the west rather than from traditional peak hour commuter trips. Calculations in the Traffic Study indicate that storage for eastbound left turns at Jefferson Street will be adequate in 2019 and will be marginally adequate in Year 2035. Additional left turn storage is proposed to be provided west of the full access driveway for left turns into the proposed full access driveway and for Jefferson Street. This treatment has been used in urbanized areas were left turn storage for stacking may only be marginally adequate. Response D-4: The MND includes a mitigation measure to account for this situation. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Comment D-5: Relocate Avenue 50 Full Access Driveway Further To The West - Before accepting the open-ended eastbound left turn lane shown on the site plan and described immediately above, it is suggested that alternatives be explored in further detail including: a. Flip Building 8 just south of the supermarket with the Pavilions Fuel location southeast of the supermarket. b. Reorient the supermarket so it is parallel to the diagonal at the northwest corner in the site. c. Designate and widen the westerly aisle driveway on Avenue 50 as the major full- access driveway and narrow and limit the easterly driveway on Avenue 50 to right turns only. This would provide a longer throat on the repositioned major full access driveway. Entering the fueling area as currently designed from the main full access driveway could potentially block the entering traffic lane as motorists seek the first opportunity to line up for fuel. To access the fueling positions closest to Avenue 50 requires a sharp right turn greater than 90 degrees. Response D-5: Mitigation Measure TRAF-1 in the MND would address the concerns with the easterly full access driveway on Avenue 50. Additionally, the suggested alternative configurations would not be feasible since the neighboring communities do not want the fuel center closer to them. Also, reorienting the supermarket would result in inefficient utilization of the property with conflicting diagonal and right angles throughout the parking field and access points. To address the position of the fueling area, the fuel center has been reduced and positioned farther from the Avenue 50 entrance thus eliminating sharp turns. Comment D-6: Avenue 50 East of Jefferson Street - There are no significant issues associated with the Citrus Plaza Ralphs full access driveway on the north side of Avenue 50 about 300' east of Jefferson Street. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response D-6: Thank you for your comment. Comment D-7: Avenue 50 and Jefferson Street Operational Improvements - To improve the traffic signal operation at Jefferson Street and Avenue 50, a westbound right turn green arrow overlap should be considered. With this additional feature and a shorter traffic signal cycle, the intersection operation would improve and delays would be reduced. The City of La Quinta should also consider "conditional service" (a practice used by the City of Indio) so that eastbound left turns could be served a second time in the same signal cycle if a gap in opposing westbound through traffic occurs. Response D-7: Thank you for your comment. Thank you for your participation in the public review process. Cheri L. 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DULVHIURPWKLVFRPPHQWOHWWHU3OHDVHFRQWDFWPHDWOVXQ#DTPGJRYLI\RXKDYHDQ\TXHVWLRQV  6LQFHUHO\ Lijin Sun /LMLQ6XQ-' 3URJUDP6XSHUYLVRU&(4$,*5 3ODQQLQJ5XOH'HYHORSPHQW $UHD6RXUFHV    /6 59& &RQWURO1XPEHU   6RXWK &RDVW $LU 4XDOLW\ 0DQDJHPHQW 'LVWULFW 5XOH  $UFKLWHFWXUDO &RDWLQJV  $FFHVVHG DW KWWSZZZDTPGJRYGRFVGHIDXOWVRXUFHUXOHERRNUHJ[LUSGI  &DOLIRUQLD $LU 5HVRXUFHV %RDUG -XQH Written Idling Policy Guidelines $FFHVVHG DW KWWSVZZZDUEFDJRYPVSURJRUGLHVHOJXLGDQFHZULWWHQLGOLQJJXLGHSGI ( FRQW ( 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Lijin Sun, J.D., Program Supervisor, CEQA IGR SCAQMD Planning, Rule Development & Area Sources 21865 Copley Drive Diamond Bar, CA 91765-4178 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Ms. Sun: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment E-1: Project Description—The Lead Agency proposes to develop a total of 125,800 square-foot mixed-use commercial center development project on the 12-acre vacant parcel (Proposed Project). The Proposed Project will include various commercial uses, including banks, restaurants, gasoline service station, and grocery store. Based on a review of aerial photographs and Figure 2, Site Location, in the MND, SCAQMD staff found that residential uses are located immediately to the south and southwest of the Proposed Project. Response E-1: Pages 1 and 8 of the MND identify that while the total project is 125,800 square feet, 100,460 square feet was already approved in 2002. The uses approved in 2002 are the same as the uses currently proposed. Therefore, the MND uses the analysis from the previously certified MND (2002) for the approved 100,460 square feet and is only required to focus on the impacts of adding of 25,340 square feet to the retail areas. Comment E-2: Compliance with SCAQMD Rules—Since the Proposed Project includes gasoline service station, a permit from SCAQMD would be required, and SCAQMD should be identified as a Responsible Agency for this Project in the Final MND. The assumptions in the air quality analysis in the Final MND will be the basis for permit conditions and limits. The Final MND should also demonstrate compliance with SCAQMD Rules, including, but are not limited to, Rule 201 – Permit to Construct, Rule 203 – Permit to Operate, and Rule 461 – Gasoline Transfer and Dispensing. If there are permitting questions concerning the gasoline service station, they can be directed to SCAQMD Engineering and Permitting staff at (909) 396-2551. Response E-2: The applicant has been made aware of the requirement to obtain a permit from the SCQAMD for the gasoline service station. Comment E-3: Air Quality Analysis—In the Air Quality analysis, the Lead Agency found that the Proposed Project’s regional construction and operational air quality impacts would be less than 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 significant. However, it does not appear that the Air Quality analysis include operational ROG emissions generated from storage tanks or from the fueling process. This may have likely led to an under-estimation of the Proposed Project’s operational air quality impacts. It is important to note that while CalEEMod quantifies mobile source emissions (e.g., trip visits by patrons) associated with operating a gasoline service station, CalEEMod does not quantify the operational stationary source emissions from the storage tanks and fueling equipment. Therefore, it is recommended that the Lead Agency quantify operational emissions from the fueling process in the Final MND. Response E-3: The Proposed Project which was analyzed is the added 25,340 square feet to the retail areas. The previous approval included an air quality analysis for the gasoline service station, therefore, no further analysis was conducted for the gasoline station. However, a Localized Significance Thresholds (LST) analysis was prepared for the additional 25,340 square feet, and the results (which were less than significant) were identified in the MND. Comment E-4: Health Risk Assessment—The Proposed Project would be sited in close proximity to existing residential uses. Benzene, which is a toxic air contaminant, may be emitted from the Proposed Project’s gasoline refueling operations. SCAQMD staff is concerned about the potential health impacts on the residents from being exposed to benzene. As such, it is recommended that the Lead Agency evaluate, quantify, and perform a health risk assessment for the Proposed Project in the Final MND. Guidance for performing a gasoline dispensing station health risk assessment can be found in the SCAQMD’s Emission Inventory and Risk Assessment Guidelines for Gasoline Dispensing Stations. Response E-4: The Lead Agency determined that a Health Risk Assessment wasn’t necessary since it is not a requirement. The comment will be shared with the Planning Commission for consideration. Comment E-5: Guidance Regarding Gasoline Dispensing Facilities Sited Near Sensitive Receptors—SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and SCAQMD to reduce community exposure to source-specific and cumulative air pollution impacts, SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning in 2005. Additionally, it is recommended that a 50-foot separation between a gasoline dispensing facility and sensitive land uses (e.g., residential uses). SCAQMD staff recommends that the Lead Agency review and consider these guidance when making local planning and land use decisions. Response E-5: Thank you for your comment. The location of the proposed gasoline dispensing facility is over 50 feet away from sensitive uses in the area. The guidance will be considering in planning and land use decisions. Comment E-6: Mitigation Measures—Six mitigation measures from the Fairway Plaza Amendment 1 – Resolution 2002-2006 are incorporated in the MND for the Proposed Project. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Since CEQA requires that all feasible mitigation measures go beyond what is required by law to minimize any significant impacts, and to further reduce criteria pollutant emissions, SCAQMD staff recommends that the Lead Agency incorporate the following mitigation measures that are more stringent than those from the Fairway Plaza Amendment 1 – Resolution 2002-2006. Regarding the Second Bullet of Mitigation Measure – “Low Emission Construction Equipment” To further reduce particulate matter emissions during construction and minimize their impacts on nearby residents, SCAQMD staff recommends that the Lead Agency use offǦroad dieselǦ powered construction equipment that meets or exceeds the CARB and USEPA Tier 4 offǦroad emissions standards for equipment rated at 50 horsepower or greater during Project construction. Such equipment will be outfitted with Best Available Control Technology (BACT) devices including a CARB certified Level 3 Diesel Particulate Filters (DPF). Level 3 DPFs are capable of achieving at least 85 percent reduction in in particulate matter emissions. A list of CARB verified DPFs are available on the CARB website. These requirements shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each unit’s certified tier specification or model year specification and CARB or SCAQMD operating permit (if applicable) shall be available upon request at the time of mobilization of each applicable unit of equipment. In the event that construction equipment cannot meet the Tier 4 engine certification, the Project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by the Lead Agency before using other technologies/strategies. Alternative applicable strategies may include, but would not be limited to, reduction in the number and/or horsepower rating of construction equipment, limiting the number of daily construction haul truck trips to and from the Project, using cleaner vehicle fuel, and/or limiting the number of individual construction project phases occurring simultaneously. Regarding the Third Bullet of Mitigation Measure – “Low VOC Paints, Primers, and Coatings” To further reduce VOC emissions from architectural coating, SCAQMD staff recommends that the Lead Agency require the use of architectural coatings (no more than 50 grams/liter of VOC) that are beyond the limits in SCAQMD Rule 1113 – Architectural Coatings. Regarding the Sixth Bullet of Mitigation Measure – “Deliveries during Off-Peak Periods” SCAQMD staff recommends that the Lead Agency require that no delivery vehicles may idle for more than five consecutive minutes. This is consistent with the California Air Resources Board’s idling policy guidelines. Response E-6: Page 22 of the MND states: 6. The operator shall comply with all existing and future California Air Resources Board (CARB) and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Additionally, Mitigation Measures will be added to the Final EIR which address SCAQMD’s concerns. AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. Comment E-7: Closing—Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process. Please provide the SCAQMD with written responses to all comments contained herein prior to the certification of the Final MND. When responding to issues raised in the comments, response should provide sufficient details giving reasons why specific comments and suggestions are not accepted. There should be good faith, reasoned analysis in response. Conclusory statements unsupported by factual information do not facilitate the purpose and goal of CEQA on public disclosure and are not meaningful or useful to decision makers and to the public who are interested in the Proposed Project. Response E-7: Responses to your comments have been provided as requested. Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment F-1: It appears that there is a fuel island designed on the southwest portion of the property. I believe this is unsafe and should be moved to the north and up against Jefferson Street. Light pollution from a fuel island, especially if opened 24 hours, will have a negative impact on my residence. How are U-turns from this development going to be prevented at the entrance to Palmilla on Avenue 50.? The City of La Quinta police does an awful job of patrolling Avenue 50 as it is, so how would this safety issue be mitigated? How will the developer mitigate noise that will impact properties near the development? This appears to be a high density development and will have lots of traffic & noise so how will this be addressed? I am concerned that this will have a negative impact on my residence. Response F-1: The fuel center will be in operation from 7 a.m. to 10 p.m. A lighting plan has been designed to result in no light spillage onto surrounding properties. The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta )URP.HQW%DLOH\ 7R&KHUL)ORUHV &F'DQD6%DLOH\ 6XEMHFW3URSRVHG3DYLOLRQV3DOPV&HQWHU&RPPHQW 'DWH)ULGD\$SULO30 +L&KHUL 7KDQNVIRUWKHQRWH,¶OOWU\DJDLQ $IWHUUHYLHZLQJWKHVXPPDU\RIWKHSODQIRUWKHSURSRVHGVKRSSLQJIRRGDQGIXHOFHQWHUP\ ZLIHDQG,DUHPRVWFRQFHUQHG :HFDQXQGHUVWDQGDQHHGIRUDPRGHVWVL]HGXSVFDOHJURFHU\ EXWILQGDQHZFHQWHUXQQHFHVVDU\ZKHQDGHVLUHDEOHVSDFHLVDOUHDG\DYDLODEOHQHDUE\ :H¶UH GLVDSSRLQWHGWKDWWKHGHYHORSHUWKHFXUUHQWRZQHUDQGFLW\KDYHQ¶WZRUNHGWRJHWKHUWRUHKDE WKHROG5DOSK¶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¶V&HQWHUDFURVVWKHVWUHHWKDVSOHQW\ RIWKDWDOUHDG\ $ODUJHUWKDQQHHGHGIXHOFHQWHUZRXOGVHUYHKXQGUHGVRIYHKLFOHVGDLO\DQGIXUWKHULPSDFW WUDIILFRQRXUEXV\LQWHUVHFWLRQ,ILWZHUHSODFHGIXUWKHU1RUWKRQ-HIIHUVRQWKDWZRXOGEH 0LWJDWHVRPHRIWKHFRQJHVWLRQDQGEHDSRVVLEOHDOWHUQDWLYHVLWH 5HVWDXUDQWHPLVVLRQVRIVPRNHDQGVPHOOVXFKDVH[LVWVDORQJ+Z\EHWZHHQ6WDWHU%URV DQG:HOOV)DUJRLVXQDFFHSWDEOHLQDQ\UHVLGHQWLDOVHWWLQJVXFKDVRXUV 7KHFRPPRWLRQDQGWUDIILFFUHDWHGE\WKHDGGLWLRQRIWKLVFHQWHUZRXOGQRGRXEWGULYHRXU SURSHUW\YDOXHVGRZQDQGLQIDFWOHDGWRORZHUSURSHUW\WD[UHYHQXH :HXUJHWKHFLW\WRVD\12WRWKLVSURSRVDOLQIDYRURIDEHWWHUFHQWHURQWKHVSDFHDFURVVIURP &LW\+DOORQ&DOOH7DPSLFR -.HQW%DLOH\ 'DQD6%DLOH\ 9LD6HUHQLGDG /D4XLQWD&D &HOO /(77(5 * * 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Kent Bailey 50415 Via Serenidad La Quinta, CA 92253 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Bailey: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment G-1: The 50th and Jefferson location is objectionable to us and many of our neighbors in Palmilla, with our entrance almost across the street from the proposed center. The center would negatively impact our quality of life us in the following ways: Much more traffic and congestion on 50th and at the Jefferson intersection. The Palmilla egress would be especially impacted and difficult. Late night fast food drive thrus and gas pump intercoms... noise pollution some of which would pollute for 24 hrs daily. High intensity lighting creates light pollution, the Ralph’s Center across the street has plenty of that already. Response G-1: The Mitigated Negative Declaration addresses the impacts of traffic on the Avenue 50 and Jefferson intersection. The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. Additionally, implementation of Mitigation Measure TRAF-1 would reduce impacts to less than significant levels. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. The fuel center will be in operation from 7 a.m. to 10 p.m. A lighting plan has been designed to result in no light spillage onto surrounding properties. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta ƐWƌĞƐŝĚĞŶƚŽĨWĂůŵŝůůĂ,K͕ĂϭϱϵͲƐŝŶŐůĞŚŽŵĞĚĞǀĞůŽƉŵĞŶƚǁŝƚŚĂŵĂŝŶĞŶƚƌĂŶĐĞŐƵĂƌĚŐĂƚĞ ŽĨĨŽĨϱϬƚŚũƵƐƚϱϬϬĨĞĞƚǁĞƐƚŽĨ:ĞĨĨĞƌƐŽŶ͕ŽƵƌŵĂŝŶĐŽŶĐĞƌŶƐĐĞŶƚĞƌĂƌŽƵŶĚƚŚĞƚƌĂĨĨŝĐŝƐƐƵĞƐ ŝŶǀŽůǀĞĚǁŝƚŚƚŚŝƐĚĞǀĞůŽƉŵĞŶƚ͘  ϭ͘ dŚĞƉƌŝŵĂƌLJŝƐƐƵĞĐŽŶĐĞƌŶƐůŽĐĂƚŝŽŶĂŶĚƚŚĞƐƚĂĐŬŝŶŐĐĂƉĂĐŝƚLJŽĨƚŚĞŐĂƐƉƵŵƉƐ͘dŚĞ ŐĂƐƐƚĂƚŝŽŶŚĂƐƚŚĞƐĂŵĞŶƵŵďĞƌŽĨĚŝƐƉĞŶƐĞƌƐĂƐŽƐƚĐŽ͕ǁŚŝĐŚŝŵƉůŝĞƐƐĂůĞƐŽĨŽǀĞƌ ϭϱ͕ϬϬϬŐĂůůŽŶƐƉĞƌĚĂLJ͘dŚĂƚƚƌĂŶƐůĂƚĞƐŝŶƚŽƌŽƵŐŚůLJϭ͕ϬϬϬǀĞŚŝĐůĞƐƉĞƌĚĂLJ͘,ŽǁĞǀĞƌ͕ ƚŚĞƐƚĂĐŬŝŶŐĚĞƐŝŐŶŝƐŶŽƚĂƐůŽŶŐĂƐƚŚĞŽŶĞĂƚŽƐƚĐŽƚŚĂƚĐƌĞĂƚĞƐĂƉŽƚĞŶƚŝĂů ďŽƚƚůĞŶĞĐŬĂŶĚŝŶƚĞƌĨĞƌĞƐǁŝƚŚƚŚĞŝŶŐƌĞƐƐĂŶĚĞŐƌĞƐƐ͕ƚŚƵƐďĂĐŬŝŶŐƵƉŽŶƚŽϱϬƚŚ  YƵĞƐƚŝŽŶ͗ĂŶLJŽƵĞdžƉůĂŝŶLJŽƵƌŵĞƚŚŽĚŽůŽŐLJĂŶĚĂƐƐƵŵƉƚŝŽŶƐĨŽƌƚŚĞƐƚĂĐŬŝŶŐůĂŶĞƐ͕ ĞƐƉĞĐŝĂůůLJĚƵƌŝŶŐƉĞĂŬƚƌĂĨĨŝĐƚŝŵĞƐ͍  tĞĐŽŶƚĞŶĚƚŚĂƚƚŚĞŵŽǀĞŵĞŶƚŽĨƚŚĞŐĂƐƐƚĂƚŝŽŶϮϬϬĨƚŶŽƌƚŚŽŶ:ĞĨĨĞƌƐŽŶĐĂŶĞĂƐŝůLJ ŵŝƚŝŐĂƚĞƚŚŝƐŝƐƐƵĞ͘  Ϯ͘ ůƐŽĂƚŝƐƐƵĞĂƌĞĐŽŶĐĞƌŶƐƌĞŐĂƌĚŝŶŐƚŚĞŝŶŐƌĞƐƐͬĞŐƌĞƐƐƚŽŽƵƌĐŽŵŵƵŶŝƚLJĨƌŽŵŽƵƌŵĂŝŶ ƚƌĂĨĨŝĐŐĂƚĞŽŶϱϬƚŚ͘dŚĞĐƵƌƌĞŶƚŐĂƐƐƚĂƚŝŽŶůŽĐĂƚŝŽŶǁŝůůĨŽƌĐĞĚƌŝǀĞƌƐƚŽĞdžŝƚŽŶƚŽǁĞƐƚ ďŽƵŶĚƚƌĂĨĨŝĐŽŶƚŽϱϬƚŚ͘tĞďĞůŝĞǀĞƚŚĂƚϱϬйŽĨƚŚĞŶĞǁǁĞƐƚďŽƵŶĚƚƌĂĨĨŝĐǁŝůůhͲƚƵƌŶ ĂƚƚŚĞĞŶƚƌLJŝŶƚŽWĂůŵŝůůĂƚŽƚƌĂǀĞůďĂĐŬĞĂƐƚŽƌďĂĐŬƚŽ:ĞĨĨĞƌƐŽŶ͘;sŝĂWĂůŵŝůůĂŝƐŽƵƌ ƐƚƌĞĞƚŶĂŵĞ͘Ϳ  YƵĞƐƚŝŽŶ͗tŚĂƚǁĞƌĞLJŽƵƌĞƐƚŝŵĂƚĞƐŽĨhͲƚƵƌŶĂĐƚŝǀŝƚLJĂŶĚŚŽǁǁĞƌĞƚŚĞLJďĂƐĞĚ͍  tĞĚŝƐĂŐƌĞĞǁŝƚŚƚŚĞ/ZĂƐƐĞƐƐŵĞŶƚĂŶĚĨĞĞůƚŚĂƚĂ͞ŶŽhƚƵƌŶƐŝŐŶ͟ŽŶϱϬƚŚĂƚŽƵƌ ŵĂŝŶĞŶƚƌĂŶĐĞǁŽƵůĚĚŝƐĐŽƵƌĂŐĞƚŚŝƐ͕ĞŶĐŽƵƌĂŐĞƉĞŽƉůĞƚŽĞdžŝƚŽŶƚŽ:ĞĨĨĞƌƐŽŶĂŶĚ ƉƌĞǀĞŶƚƉƌŽďůĞŵƐǁŝƚŚŽƵƌĂĐĐĞƐƐ͘  ϯ͘ dŚĞ/ZŝŶĚŝĐĂƚĞĚƚŚĂƚŶŽŝƐĞŝƐƐƵĞƐǁŽƵůĚďĞŵŝƚŝŐĂƚĞĚLJĞƚŝƚĚŝĚŶ͛ƚĂĚĚƌĞƐƐǁŚĞƚŚĞƌƚŚĞ ĨƵĞůĚŝƐƉĞŶƐĞƌƐǁŝůůŚĂǀĞƚŚĞƐŵĂůůds͛Ɛ;ĂƵĚŝďůĞĚĞǀŝƐĞƐͿŽŶƚŽƉƐŚŽǁŝŶŐŵŝŶƵƚĞ ĐŽŵŵĞƌĐŝĂůƐ͘dŚŝƐŶŽŝƐĞƚƌĂǀĞůƐĚŝĨĨĞƌĞŶƚůLJƚŚĂŶŶŽƌŵĂůĂŵďŝĞŶƚŶŽŝƐĞ͘KƵƌ ŚŽŵĞŽǁŶĞƌƐŶĞĂƌĞƐƚƚŽƚŚĞŐĂƐƉƵŵƉƐǁŝůůďĞĂĚǀĞƌƐĞůLJŝŵƉĂĐƚĞĚŝĨƚŚŝƐŝƐƚŚĞĐĂƐĞ͘  YƵĞƐƚŝŽŶ͗ĂŶǁĞďĞĂƐƐƵƌĞĚƚŚĂƚƚŚĞŐĂƐƉƵŵƉƐĚŝƐĐƵƐƐĞĚǁŝůůŶŽƚŚĂǀĞƚŚĞƐĞƐĐƌĞĞŶƐ͍  /ĨƚŚĞLJĚŽ͕ǁŚĂƚŵĞĂƐƵƌĞƐǁŝůůďĞƚĂŬĞŶƚŽŵŝƚŝŐĂƚĞƚŚŝƐŝƐƐƵĞ͍  tĞĨĞĞůƐƚƌŽŶŐůLJƚŚĂƚƚŚŝƐƚLJƉĞŽĨĂƵĚŝďůĞĂĚǀĞƌƚŝƐŝŶŐŝƐŝŶƚƌƵƐŝǀĞŝŶƌĞƐŝĚĞŶƚŝĂů ĂĚũĂĐĞŶƚĂƌĞĂƐĂŶĚƐŚŽƵůĚŶŽƚďĞĂůůŽǁĞĚ͘  ϰ͘ tŚĞŶŽƵƌĐŽŵŵƵŶŝƚLJǁĂƐďĞŝŶŐďƵŝůƚ͕ǀĞŶƵĞϱϬǁĂƐĂƚǁŽͲůĂŶĞƌŽĂĚ͘zĞƐ͕ǁĞŬŶĞǁŝƚ ǁĂƐŐŽŝŶŐƚŽďĞǁŝĚĞŶĞĚďƵƚƚŚĞƌĞƐƵůƚŝƐƚŚĂƚŚŽŵĞƐĂĚũĂĐĞŶƚƚŽƚŚĞƐƚƌĞĞƚŚĂǀĞůŽƐƚ ǀĂůƵĞĚƵĞƚŽƚŚĞŶŽŝƐĞůĞǀĞů͘  /(77(5 + + + + + YƵĞƐƚŝŽŶ͗/ƐƚŚĞĐŝƚLJĐŽŶƐŝĚĞƌŝŶŐďƵŝůĚŝŶŐĂƐŽƵŶĚǁĂůůƚŽŽƌƌĂŝƐŝŶŐŽƵƌĐŽŵŵƵŶŝƚLJǁĂůů ƚŽŵŝƚŝŐĂƚĞƚŚĞŐƌŽǁŝŶŐĐŽŵŵĞƌĐŝĂůĂŶĚƚƌĂĨĨŝĐŶŽŝƐĞŝƐƐƵĞƐ͘  ƐƚŚĞĐŝƚLJŐƌŽǁƐĂŶĚĨŝůůƐŽƵƚ͕ǁĞĨĞĞůƚŚĂƚƚŚĞƉƌĞƐƐƵƌĞǁŝůůŝŶĐƌĞĂƐĞĨƌŽŵůŽĐĂů ƌĞƐŝĚĞŶƚƐƚŽŵŝƚŝŐĂƚĞƐŽŵĞŽĨƚŚĞŝŵƉĂĐƚ͘  ϱ͘ dŚĞĚĞǀĞůŽƉĞƌŝƐĂŶƚŝĐŝƉĂƚŝŶŐƵƉƚŽϱĨĂƐƚĨŽŽĚƌĞƐƚĂƵƌĂŶƚƐĂŶĚĂƌĞĂƌĞƐŝĚĞŶƚƐĂƌĞ ĐŽŶĐĞƌŶĞĚĂďŽƵƚďůŽǁŝŶŐƚƌĂƐŚ͘  YƵĞƐƚŝŽŶ͗tŚĂƚĂƌĞƚŚĞĚĞǀĞůŽƉĞƌ͛ƐƉůĂŶƐƚŽŵŝƚŝŐĂƚĞƚŚŝƐŝƐƐƵĞŽƌǁŝůůŝƚƌĞƐŝĚĞǁŝƚŚ ĞĂĐŚĨĂƐƚĨŽŽĚĞƐƚĂďůŝƐŚŵĞŶƚ͍  tĞǁŽƵůĚůŝŬĞƐŽŵĞĂƐƐƵƌĂŶĐĞƐƚŚĂƚĂƉůĂŶŝƐŝŶƉůĂĐĞĂŶĚƌĞƐƉŽŶƐŝďŝůŝƚLJĂƐƐŝŐŶĞĚ͘  ϲ͘ ƐǁĞĂůůŬŶŽǁ͕ƚŚĞƌĞĂƌĞŵĂŶLJĞŵƉƚLJƐƚŽƌĞĨƌŽŶƚƐĂŶĚƌĞƐƚĂƵƌĂŶƚƐŝŶ>ĂYƵŝŶƚĂ͘/Ŷ ĂĚĚŝƚŝŽŶƚŽƚŚĞϱĨĂƐƚĨŽŽĚƌĞƐƚĂƵƌĂŶƚƐ͕ƚŚĞƉůĂŶƐĐĂůůĨŽƌƚǁŽĨƌĞĞƐƚĂŶĚŝŶŐďĂŶŬ ďƌĂŶĐŚĞƐ;ϱ͕ϬϬϬĂŶĚϲ͕ϬϬϬƐƋ͘ĨĞĞƚͿǁŝƚŚĚƌŝǀĞͲƚŚƌŽƵŐŚǁŝŶĚŽǁƐ͘ƌĞƉŽƌƚŽŶE ƐŚŽǁĞĚƚŚĂƚďŝŐďĂŶŬƐĂƌĞƐƚŝůůƐŚƵƚƚĞƌŝŶŐƚŚĞŝƌůŽĐĂƚŝŽŶƐ͘ŝƚŝŐƌŽƵƉĐůŽƐĞĚϳƉĞƌĐĞŶƚŽĨ EŽƌƚŚŵĞƌŝĐĂŶďƌĂŶĐŚĞƐLJĞĂƌŽǀĞƌLJĞĂƌ͘ŶĚƚŚĞLJĂƌĞůŽŽŬŝŶŐƚŽƚĂŬĞƵƉůĞƐƐƐƉĂĐĞ͘ dĞĐŚŶŽůŽŐLJŝƐĚƌĂŵĂƚŝĐĂůůLJĐŚĂŶŐŝŶŐŚŽǁƚŚĞLJĚŽďƵƐŝŶĞƐƐǁŝƚŚƚŚĞĂďŝůŝƚLJƚŽĚŽŵŽƌĞ ƚƌĂŶƐĂĐƚŝŽŶƐďLJĐŽŵƉƵƚĞƌĂŶĚƉŚŽŶĞ͘tĞĂƌĞĐŽŶĐĞƌŶĞĚƚŚĂƚƚŚŝƐƉůĂŶŝƐŽǀĞƌůLJ ĂŵďŝƚŝŽƵƐĂŶĚŵĂLJǁŝŶĚƵƉǁŝƚŚĞŵƉƚLJĐŽŵŵĞƌĐŝĂůƐƚŽƌĞĨƌŽŶƚƐ͕ŽďƐŽůĞƚĞďĂŶŬ ďƵŝůĚŝŶŐƐ͕ĂŶĚƐŚƵƚƚĞƌĞĚŽƌůĞƐƐƚŚĂŶĚĞƐŝƌĂďůĞĨĂƐƚĨŽŽĚĂůƚĞƌŶĂƚŝǀĞƐ͘  YƵĞƐƚŝŽŶ͗,ŽǁĚŽĞƐƚŚĞĚĞǀĞůŽƉĞƌƉůĂŶƚŽƌŽůůŽƵƚƚŚĞďƵŝůĚͲŽƵƚ͍/ŶĂĚĚŝƚŝŽŶƚŽƚŚĞ WĂǀŝůŝŽŶƐŵĂƌŬĞƚ͕ŐĂƐƐƚĂƚŝŽŶĂŶĚĐŽŶǀĞŶŝĞŶĐĞŵĂƌŬĞƚ͕ǁŚĂƚŽƚŚĞƌďƵŝůĚŝŶŐƐǁŝůůďĞďƵŝůƚ ĨŝƌƐƚ͍tŝůůĂŶLJŽƚŚĞƌƐƚƌƵĐƚƵƌĞƐďĞďƵŝůƚǁŝƚŚŽƵƚĂĨŝƌŵĐŽŵŵŝƚŵĞŶƚĨƌŽŵĂƐƚŽƌĞ͕ ƌĞƐƚĂƵƌĂŶƚŽƌďĂŶŬ͍tŚĂƚǁŝůůƚŚĞĞŵƉƚLJ͞ƉĂĚƐ͟ůŽŽŬůŝŬĞĂƐǁĞǁĂŝƚĨŽƌƚŚĞĨƵƚƵƌĞ ĐŽŵŵŝƚŵĞŶƚƐ͍  tĞǁĞůĐŽŵĞƚŚĞĂĚĚŝƚŝŽŶŽĨƚŚĞŶĞǁ͘ŚŝŐŚƋƵĂůŝƚLJŐƌŽĐĞƌLJƐƚŽƌĞ͘/ƚǁŝůůďĞĂŶĂĚĚĞĚ ďĞŶĞĨŝƚƚŽƚŚŽƐĞŽĨƵƐǁŚŽůŝǀĞŝŶƚŚĞŶĞŝŐŚďŽƌŚŽŽĚ͘tĞũƵƐƚĚŽŶ͛ƚǁĂŶƚƚŽůŝǀĞŶĞdžƚ ƚŽĂŶĞŵƉƚLJƐŚŽƉƉŝŶŐĐĞŶƚĞƌŽƌŽŶĞƚŚĂƚĂƉƉĞĂƌƐ͞ĨĂŝůĞĚ͟ůŝŬĞŽƚŚĞƌƐŝŶƚŚĞ>ĂYƵŝŶƚĂ ĐŽŵŵƵŶŝƚLJďĞĐĂƵƐĞƚŚĞLJĂƌĞŽǀĞƌďƵŝůƚŽƌŶŽƚŝŶĚĞŵĂŶĚ;^Ăŵ͛ƐůƵď͕ZĂůƉŚ͛ƐĂĐƌŽƐƐ ĨƌŽŵĐŝƚLJŚĂůů͕:ƵůĞƐ͕ĞƚĐ͘ͿtĞĂƌĞĂůůƉƌŽƵĚƚŽĐĂůů>ĂYƵŝŶƚĂŚŽŵĞĂŶĚǁĂŶƚŝƚƚŽ ƌĞĨůĞĐƚƚŚĞĂƉƉĞĂƌĂŶĐĞĂŶĚǀĂůƵĞƐŽĨŽƵƌƵƉƐĐĂůĞĐŽŵŵƵŶŝƚLJ͘        + FRQW + + 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Ken Hulbert, President Palmilla Homeowners Association ken.hulbert@daumcommercial.com SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. Hulbert: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment H-1: The primary issue concerns location and the stacking capacity of the gas pumps. The gas station has the same number of dispensers as Costco, which implies sales of over 15,000 gallons per day. That translates into roughly 1,000 vehicles per day. However, the stacking design is not as long as the one at Costco that creates a potential bottleneck and interferes with the ingress and egress, thus backing up onto 50th Question: Can you explain your methodology and assumptions for the stacking lanes, especially during peak traffic times? We contend that the movement of the gas station 200 ft north on Jefferson can easily mitigate this issue. Response H-1: The proposed fuel center is not expected serve the needs beyond the immediate community and therefore will operate at significantly less volumes than the fuel center at Costco. As planned, there will be 12 pumping stations with the capacity for 12 additional cars in waiting, for a total of 24 car parked at any one time. Based on the proposed operator’s experience, the number of pumps and queue capacity are adequate to safely and conveniently handle expected volumes even at peak hours. Comment H-2: Also at issue are concerns regarding the ingress/egress to our community from our main traffic gate on 50th. The current gas station location will force drivers to exit onto west bound traffic onto 50th. We believe that 50% of the new west bound traffic will U-turn at the entry into Palmilla to travel back east or back to Jefferson. (Via Palmilla is our street name.) Question: What were your estimates of U-turn activity and how were they based? We disagree with the EIR assessment and feel that a “no U turn sign” on 50th at our main entrance would discourage this, encourage people to exit onto Jefferson and prevent problems with our access. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response H-2:The project includes a full movement access point at the easterly driveway on Avenue 50. Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this driveway in order to go in the eastbound direction. There would be minimal U-turns at the Palmilla entrance on Avenue 50. Comment H-3: The EIR indicated that noise issues would be mitigated yet it didn’t address whether the fuel dispensers will have the small TV’s (audible devises) on top showing minute commercials. This noise travels differently than normal ambient noise. Our homeowners nearest to the gas pumps will be adversely impacted if this is the case. Question: Can we be assured that the gas pumps discussed will not have these screens? If they do, what measures will be taken to mitigate this issue? We feel strongly that this type of audible advertising is intrusive in residential adjacent areas and should not be allowed. Response H-3: Audible advertising devises are to be restricted from the pump island. Comment H-4: When our community was being built, Avenue 50 was a two-lane road. Yes, we knew it was going to be widened but the result is that homes adjacent to the street have lost value due to the noise level. Question: Is the city considering building a sound wall to or raising our community wall to mitigate the growing commercial and traffic noise issues. As the city grows and fills out, we feel that the pressure will increase from local residents to mitigate some of the impact. Response H-4: Avenue 50 has been designated as a 4-lane divided roadway in the City’s General Plan and is currently mostly built to this designation. The project would build out the rest of the roadway per the General Plan designation. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. The noise study does not show the need for additional sound walls or raising the Palmilla community wall. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Comment H-5: The developer is anticipating up to 5 fast food restaurants and area residents are concerned about blowing trash. Question: What are the developer’s plans to mitigate this issue or will it reside with each fast food establishment? We would like some assurances that a plan is in place and responsibility assigned. Response H-5: The project proposes up to 3 drive throughs which would not necessarily all be fast food restaurants. With this submittal, the applicant has not proposed any fast food drive through restaurants. The applicant has indicated that housekeeping to maintain first class standards will be incorporated within the CC & R’s. Comment H-6: As we all know, there are many empty storefronts and restaurants in La Quinta. In addition to the 5 fast food restaurants, the plans call for two free standing bank branches (5,000 and 6,000 sq. feet) with drive-through windows. A report on NBC showed that big banks are still shuttering their locations. Citigroup closed 7 percent of North American branches year over year. And they are looking to take up less space. Technology is dramatically changing how they do business with the ability to do more transactions by computer and phone. We are concerned that this plan is overly ambitious and may wind up with empty commercial storefronts, obsolete bank buildings, and shuttered or less than desirable fast food alternatives. Question: How does the developer plan to roll out the build-out? In addition to the Pavilions market, gas station and convenience market, what other buildings will be built first? Will any other structures be built without a firm commitment from a store, restaurant or bank? What will the empty “pads” look like as we wait for the future commitments? Response H-6: In addition to the market, fuel center and convenience market, the initial build-out will include Shops 1 along the north end of the development. In addition, all the infrastructure for the development including all perimeter street improvements, sidewalks and landscaping will be completed with the initial development. Any building area not included with the initial build-out will be treated with a dust control agent and dressed out with decorative ground cover. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment I-1: The prepared Initial Study is a biased document, since it was commissioned by the applicant and it is only considering the additional (approximate) 20,000 q.ft. that has been added to the project, since the approval of the original Specific Plan (SP) in 1999. Please note that the entire project and its cumulative impacts of building a full shopping center shall be consider, since the original SP was prepared in 1999, where there was no development within two (2) square mile of the project (please see the County of Riverside GIS maps from 1996 & 2011 or see attached). Response I-1: The Lead Agency determined that it was appropriate to consider the additional square footage added to the project as allowed by CEQA Section 15162 regarding subsequent environmental analysis. Since the project has already been approved previously and no substantial changes to the project were proposed, the analysis of the additional square footage was appropriate. Cumulative impacts were based on the analysis of the City’s 2035 General Plan since the project site is zoned and general planned for commercial use; therefore, the project would have been considered in the General Plan EIR. Comment I-2: Based on the Initial Study the traffic study was done in June 2017, and the traffic study refers to the preparation date as March of 2017 (page 14 of traffic study). Collecting the traffic data in June is not accurate, sine it is outside of the season and collecting the traffic data in March is not either, since it is at the tail end of the season. The traffic study is based on the first site plan that delineates an exit on Derek Allen; however, the final site plan does not show this exit. Therefore, the traffic study needs to be updated to show where the cars that "originally" were supposed to exit Derek Allen would go, what is their impact on the other driveway approaches (to and from the site), and on the overall site's circulation. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 The drive thru for building number two (2) shall be redesign. The proposed design will not work. The turning radius is too sharp and the space is very limited; therefore, the cares need do a three-point turn and back up into the main drive aisle in order to get to the drive thru. This will create a safety problem. Response I-2: The Mitigated Negative Declaration discussed the impacts of the closure of the Derek Alan Drive driveway. The closure has little to no impact on-site circulation or on- street circulation/access. A limited number of residents living in the surrounding residential neighborhood would be impacted by the closure since they would have to drive on arterial streets (Jefferson St. and Avenue 50) to access the project rather than being able to access the project directly from Derek Alan Drive. Regarding on-street circulation, it is unlikely that northbound Jefferson Street motorists destined to the Shopping Center would drive past the left-turn access driveway on Jefferson Street to turn on to Derek Alan Drive only to have to make another left-turn into the site. Likewise, it is unlikely that southbound Jefferson Street traffic would turn right in large numbers on to Derek Alan Drive in order to make a sharp left-turn to enter the far corner of the Shopping Center when they can just continue straight on Jefferson and make a right-turn at one of the other project driveways closest to their destination within the Center. The applicant will be conditioned to redesign the entry to the drive thru at Building 2. The plan does meet the minimum driveway width required of 12 ft. Comment I-3: The site proposes 14, 40-foot light poles. 40' is the height of a three and half story building. The proposed height is not acceptable for commercial centers that are abutting residential neighborhoods. Response I-3: The site is zoned for Community Commercial use which allows a maximum building height of 40 ft. The parking lot design standards in Municipal Code Section 9.150.100 state that light poles in the parking areas are allowed to be the same height as allowed in the underlying zone or 18 ft., whichever is greater. The light poles would be allowed to be 40 ft. per this section of the code. Additionally, the lighting plan for the project shows that there would be no light spillage onto surrounding properties. Comment I-4:The noise study states that: "It is assuming that the development will not operate through the night" (page 3 of noise study). This assumption is wrong, since based on the Specific Plan the convenience store will operate from 5:00 am to 12:00 (until midnight). Therefore, the proposed mitigation measures will not mitigate the noise pollution, since the mitigation measures only may reduce the noise during day and not addressing the noise during night. The noise data was collected from 4:50 pm to 5:50 pm on May 30, 2017 (page 5 of Noise Study). The data (table 2, page 9 of Noise Study) indicates that the noise level exceeds 50 db. (please note 50 db. is the acceptable noise level for sensitive land uses such as residential uses). Even with applying the mitigated measures, the noise level will exceed acceptable noise level (50 db.) for sensitive uses such as residential uses. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Response I-4: The City’s Noise Ordinance shows that normal acceptable levels in residential areas are up to 60 dB. Noise limits are 65 dBA from 7 am to 10 pm. The hours of operation for the fuel center would be 7 a.m. to 10 p.m. The projected noise levels from the shopping center would not exceed the normal acceptable levels of 60 dBA or the noise limits in the City’s ordinance of 65 dBA. Additionally, the Mitigated Negative Declaration incorporated mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta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alle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Robert and Marilyn Lang 50460 Via Amante La Quinta, CA 92253 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Mr. and Ms. Lang: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment J-1: Noise/light pollution/air quality • Light pollution from the 24 hour operation of a fuel center. • Noise levels from intercoms and drive through service windows. • Off hour and frequent deliveries to a large Pavilions market and restaurants will cause continuous disturbances for the adjacent residences. • Emissions from fast food restaurants and cars idling at drive through service windows will diminish the air quality. Response J-1: Impacts from noise, light pollution and air quality were considered in the project’s Mitigated Negative Declaration. The fuel center operating hours will be limited to the hours of 7 a.m. to 10 p.m. Additionally, the project’s lighting plan shows that there would be no light spillage onto surrounding properties. Mitigation measures will be implemented during project construction and operations to reduce impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Comment J-2: Traffic/telecommunication overload • Ave 50 and Jefferson intersection is already heavily traveled and the addition of 300+ cars will create an unsafe traffic egress due to the poorly planned location of the fuel center 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 • There is no transit stop nearby and vehicular traffic will intensify. • Both Avenue 50 and Jefferson are main access routes during festival season and events with high traffic congestion. • Existing telecommunication service in this part of La Quinta is already suboptimal and more development will add to an existing problem. Response J-2: The proposed project has been planned for in the City’s General Plan and was factored into the growth projections of the General Plan. The Mitigated Negative Declaration evaluated traffic impacts and incorporated Mitigation Measure TRAF-1 to reduce traffic impacts. Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Additionally, the City continuously coordinates with Sunline Transit Agency to identify opportunities for transit stop locations. At this time, no transit stops are needed, however, that may change in the future. Telecommunication services are continuously being updated as available. Thank you for your participation in the public review process. Cheri L. 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The comment letter has been marked and is attached. Responses are as follows: Comment K-1: Concerns from our neighbors as it relates to noise, increased traffic and its impact on air quality; lighting from a late night gas station, minimart and fast food restaurants; possible increase in crime and an impacted view of the Santa Rosa Mountains are just a few reasons this project should be removed from consideration. Response K-1: The Mitigated Negative Declaration evaluated impacts regarding noise, traffic, air quality and lighting. Regarding noise, hours of operation in the center would be limited to 7 a.m. to 10 p.m. A noise study was prepared for the project that evaluated the project’s noise impact on the area and was included in the Mitigated Negative Declaration. The existing ambient noise in the area which is generated from traffic along Jefferson Street and Avenue 50 is approximately 65 decibels. The noise study shows that the project would not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation measures to reduce noise impacts to less than significant levels. Mitigation Measures: NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a roof, and that an acoustically absorptive material is used to partially line the internal walls to control noise build up. This will limit potential disturbance from unloading. NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet manner. NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier from the residences. This barrier should at a minimum, provide line of sight screening. NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU walls at least 2 feet higher than the equipment. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 NOI-5 It is recommended that noise from HVAC equipment is limited to 60 dB(A) at the site boundary. NOI-6 Reduce the noise from the audible devices for the drive-through eating establishments using any and/or all methods as follows: Position devices away from the site boundary to the south. x Provide additional screening such as positioning of the retail buildings or a noise barrier close to the device; x Reduce the number of audible devices, such as one device to serve two drive throughs; x Orient the device perpendicular to the vehicle and at ear height, with the device aimed at the listener in the vehicle; x The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet; x There shall be no annunciator tones, whistles, beeps or other characteristic sounds. NOI-7 Lay out the site working to keep noise-producing activities as far as possible from residences, minimize the use of backup alarms, and minimize truck activity and truck queuing near the residential areas. NOI-8 Perform construction in a manner to minimize noise where practicable. For example: x Where practicable, use hydraulic rather than pneumatic impact tools x Operate equipment to minimize banging, clattering, buzzing, and other annoying types of noises x Turn off idling equipment and vehicles x All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers x All stationary equipment shall be located as far as practical from adjacent potential residential units x Phase in start-up and shut-down of site equipment x Conduct truck loading, unloading and hauling operations to keep noise to a minimum x Limit the time that steel decking or plates for street decking or covering excavated areas are in use x Limit the use of annunciators or public address systems, except for emergency notifications x All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m. Regarding traffic and air quality, Mitigation Measures will be implemented to reduce impacts to less than significant levels. 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the Applicant shall enter into an agreement with the City of La Quinta and post security to design and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission. Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006: x All construction equipment shall be maintained in good operating condition, and shall be properly serviced and repaired as needed. ࿕ x Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be demonstrated to the Community Development Department that all construction equipment to be utilized shall be low emission, or how the use of low emission construction equipment is infeasible. x Low VOC paints, primers and coatings shall be required for all buildings on the project site. All paints shall be applied using either a high volume/low pressure spray or by hand. x The proposed project shall provide a bus turnout, shelter and associated improvements on Jefferson Street and on Avenue 50, unless Sunline Transit provides written confirmation-that no such turnout(s) or shelters are needed. x As required by the Municipal Code, the businesses operating within the proposed project shall conform to the Transportation Demand Management requirements in place at the time they begin operation. x Deliveries to the project site shall occur during off-peak periods. Mitigation Measures: AIR-1: Contractor is to implement at a minimum a 10-day painting schedule. AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. (added per request by South Coast Air Quality Management District) AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. (added per request by South Coast Air Quality Management District) Additionally, a lighting plan has been designed to result in no light spillage onto surrounding properties. Comment K-2: Also, as we understand from our April 11th meeting which the developer himself attended, the proposed project does not meet the approved requirements in regards to square footage and density. As a result, an amendment to the approved additional environmental review is needed. Response K-2: The applicant has prepared a Specific Plan Amendment and updated Mitigated Negative Declaration for the proposed project which addresses the increase in 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 square footage. The Mitigated Negative Declaration was circulated for public review March 23, 2108 through April 23, 2018. Additionally, the maximum Floor Area Ratio (FAR) allowed under the Community Commercial Zone is 0.30, which would allow up to approximately 162,000 square feet. The project proposes approximately 122,000 square feet, which results in a FAR of 0.22. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta    e"^-G@0e:6K0ce SWEIgg g B8WEg!IOW8[g,8LEOWg 'I0LL8Wg E\egO9g$0g)^EL\0g g 0II8g.0JSE3Og $0g)^EL\0ggg + g '0aEIEOLg'0IJ[g 80Wg %[g B8WEg!IOW8[g $'e 4X6WeL ]e 'PTDK9Ye !*GIe'QTCK9Xe *];63VGe<]de %*K.;Me=U,96e !*GIe4Z4S]e K1>*Ke)7FEXe *e #^>K]*e K1BOe L*/;6HF*e & 5 U \ ? 1 6 e  L _ K ]de /BE[g I8\\8WgW8[SOL5[g\Og eO^Wg W8V_8[\g 9PWg 3OJJ8L\[g W8@1W5EL@g \B8gSWOSO[85g '0aEIEOLg ' 0 I J [ g IO30\85gOMg\B8g LOW\Bc8[\g 3OWL8WgO9g #8<8W[OLg,\W88\g 0L5g a8L^8gg cE\BELg\B8g $0g*^EL\0g.B8g ,^L$EL8g .W0L[E\g @8L3eg ,^L$EL8g [\0=g B0[g W 8 a E8c85g \B8g S W OF83\g 0 L 5 g O9;8W[g \ C 8 g 9PIIOcEL@g 3OJJ8L\[g ,^L$EL8g [\0>[g 0[[8[[J8L\g 3OL3I_58[g \B8g SWOSO[85g SWOG83\g c E I I g B0a8g L O g E J S 0 3 \ g OLg \ W 0 L [ E \ g [8XbE48[g (I80[8g H88Sg [\0=gEM?XJ86gO9g1Mfg0TSXQa0I[g0N6 OWg 9_]`W8g 3B0LA8[g\Og]D8gSZRUO[86g SWOF83\g[Ogc8g30Lg H88Sg0IIg 8dE[\EL@g 2^[g[\OS[g 0L5g [8WbE48[gWO_\8[g 3_WW8L\g  5 6 E \ EOL0IIegE9g \B8W8g E[g0gL885g :PWg\W0L[E\g [8WaE38g0L5 OWg\W0L[E\g0J8LE\E8[gELg\B8g:_\^W8g,^L$EL8 g[\0=gcEIIg 3OOW5EL0\8gE\g cE\Bg\B8g E\egO9g$0g)^EM\0 g ,BO^I7g eO_g B0a8gV_8[\EOL[gOWg 3OL38WL[gW8@0W5EL@g \BE[g I8\\8WgSI80[8g3OL\03\gJ8g0\g         g8d\ g g .W0L[E\gOJK^LE40\EOL[g ,8WaE38g ,S83E0IE[\g 33g $0^Y8Lg,HEa8Wg"8M8W0Ig&0L0@8Wg ,\8SB0LE8g-^WE8Ig 8S^\egBE89gO9g5JELE[\W0\EOLg   e +RRce G@`6Re(R+@Ge (;N^[+K2e "+GJ[e +G@8NSK@+e   e ";NK6e    e +be    e aaa[^KGAK6NR:e / /(77(5 / 78-495 Calle Tampico La Quinta, CA 92253 760.777.7000 April 23, 2017 Anita Petke, Transit Communications Service Specialist 32-505 Harry Oliver Trail Thousand Palms, CA 92276 SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING CENTER MITIGATED NEGATIVE DECLARATION Dear Anita: Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion Palms Shopping Center. The comment letter has been marked and is attached. Responses are as follows: Comment L-1: SunLine staff’s assessment concludes the proposed project will have no impact on transit services. Please keep staff informed of any approvals and/or future changes to the proposed project so we can keep all existing bus stops and services routes current. Additionally, if there is a need for transit service and/or transit amenities in the future, SunLine staff will coordinate it with the City of La Quinta. Response L-1: Thank you for your comments. The City will continue to work with Sunline on transit service coordination. Thank you for your participation in the public review process. Cheri L. Flores, Senior Planner City of La Quinta City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 Final MND  Revisions in Response to Comments Received Revisions have been made to the text of the Draft MND in response to comments received during the public review period from South Coast Air Quality Management District regarding air quality mitigation measures. The following mitigation measures will be added to the MND in order to reflect typical practices that have been updated since the previous MND was certified in 1999. The addition of this text does not constitute a substantial revision per Section 15073.5 (c)(1) of the CEQA Guidelines. All revisions to the Draft EIR are done with new text being underlined, and deleted text stricken through. Text to be added to Section 4-III Air Quality, Mitigation Measures, page 25 and to Section 5, Summary of Mitigation Measures, page 80: AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at the time development occurs. AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no delivery vehicles may idle for more than five consecutive minutes. Project Information CASE NUMBER: SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 SITE DEVELOPMENT PERMIT 2017-0009 ENVIRONMENTAL ASSESSMENT 2017-0006 APPLICANT: LUNDIN DEVELOPMENT COMPANY PROPERTY OWNER: BLP DESERT & BL2 CA LIMITED PARTNERSHIP REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO THE FAIRWAY PLAZA SPECIFIC PLAN, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT 2017-0009 TO DEVELOP A 125,000 SQUARE FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A 63,000 SF SUPERMARKET WITH ASSOCIATED FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET APN: 602-180-004 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: COMMUNITY COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL RENAISSANCE COMMUNITY SOUTH: LOW DENSITY RESIDENTIAL PALMILLA COMMUNITY EAST: LOW DENSITY RESIDENTIAL RENAISSANCE COMMUNITY WEST: SHOPPING CENTER IN THE CITY OF INDIO ATTACHMENT 1 Site Photos sŝĞǁŽĨƐŝƚĞĨƌŽŵ:ĞĨĨĞƌƐŽŶ^ƚƌĞĞƚĂŶĚǀĞŶƵĞϱϬŝŶƚĞƌƐĞĐƚŝŽŶ  sŝĞǁƚŽƚŚĞŶŽƌƚŚĂůŽŶŐ:ĞĨĨĞƌƐŽŶ^ƚƌĞĞƚ  ATTACHMENT 2 Site Photos sŝĞǁŽĨŝƚƌƵƐWůĂnjĂƚŽƚŚĞĞĂƐƚ  sŝĞǁŽĨŚŽŵĞƐ;ZĞŶĂŝƐƐĂŶĐĞͿƚŽƚŚĞŶŽƌƚŚǁĞƐƚ  Site Photos sŝĞǁŽĨŚŽŵĞƐ;ZĞŶĂŝƐƐĂŶĐĞͿƚŽƚŚĞǁĞƐƚ  sŝĞǁŽĨŚŽŵĞƐ;ZĞŶĂŝƐƐĂŶĐĞͿƚŽƚŚĞǁĞƐƚĂůŽŶŐǀĞŶƵĞϱϬ  Site Photos sŝĞǁŽĨWĂůŵŝůůĂĞǀĞůŽƉŵĞŶƚƚŽƚŚĞƐŽƵƚŚ  sŝĞǁŽĨǀĞŶƵĞϱϬƚŽǁĂƌĚƐƚŚĞWĂůŵŝůůĂĂŶĚZĞŶĂŝƐƐĂŶĐĞĞŶƚƌŝĞƐ  $0(1'0(17 7,7/(3$*(5(3/$&('   n [this page left intentionally blank] )DLUZD\3OD]D6KRSSLQJ&HQWHU 6SHFLILF3ODQ$PHQGPHQW /D4XLQWD&$ 2ULJLQDO$SSURYDO6SHFLILF3ODQ1R /D4XLQWD&LW\&RXQFLO5HVROXWLRQ$GRSWHG0D\ 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SCHEDULESymbol Label QtyLumens LLF WattsCatalog Number Description LampF1 2F3 7F2 50.81 5480.81 1370.81 274LED SITE LIGHT LEDAbsoluteDSX2 LED 80C 530 LED SITE LIGHT LEDAbsoluteLED SITE LIGHT LED40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTAbsoluteSTATISTICSDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 5.9 fc 20.5 fc 0.0 fc N/A N/AFilename:Sheet Title:Date:Scale:Project No.:Drawn By:Reviewed By:No.MCG ARCHITECTS 2016 ALL RIGHTS RESERVEDCSheet #:12-22-16Description15.281.30DateRevisions:SUITE 207HUNTINGTON BEACH, CA 92649Client:LA QUINTA, CASHELL IMPROVEMENTSNWC AVENUE 50 & JEFFERSON STREETA Project for:Seal:16400 PACIFIC COAST HIGHWAYE-2.1SITE PLAN - PHOTOMETRIC6KHHW [this page left intentionally blank] 10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED20,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLSTANDARD TANKSPREMIUMUNLEADEDAIR 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SCHEDULESymbol Label QtyLumens LLF WattsCatalog Number Description LampF1 2F3 7F2 40.81 5480.81 1370.81 274LED SITE LIGHT LEDAbsoluteDSX2 LED 80C 530 LED SITE LIGHT LEDAbsoluteLED SITE LIGHT LED40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTDSX2 LED 80C 700 40K T3S MVOLTAbsoluteSTATISTICSDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 5.9 fc 20.5 fc 0.0 fc N/A N/AF1a 10.81 140AbsoluteLED SITE LIGHT LEDDSX2 LED P1 40KT5S MVOLT HSNOTE: This information is concept al in nat re and is s ject toadj stments pendin f rther verification and Client, Tenant, andGovernmental A ency approvals. No warranties or aranties ofany ind are iven or implied y the Architect.DATE:MCG JOB #:REVISIONSDATEHUNTINGTON BEACH, CA 9264916400 PACIFIC COAST HIGHWAY, SUITE 207NWC AVENUE 50 & JEFFERSON STREETLA QUINTA, CA16.454.0507.12.17MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC1106 W. Magnolia Blvd. Burbank, CA 91506Tel: (818)842-7285email: admin1@idengineers.net [this page left intentionally blank] &LW\RI/D4XLQWD 6'3)DLUZD\6SHFLILF3ODQ$PHQGPHQW1R6SHFLILF3ODQ &RPSDULVRQEHWZHHQ$PHQGPHQW$PHQGPHQW3DJH $WWDFKPHQW 3UHOLPLQDU\/DQGVFDSH3ODQV [this page left intentionally blank] [this page left intentionally blank] &LW\RI/D4XLQWD 6'3)DLUZD\6SHFLILF3ODQ$PHQGPHQW1R6SHFLILF3ODQ &RPSDULVRQEHWZHHQ$PHQGPHQW$PHQGPHQW3DJH $WWDFKPHQW 3UHOLPLQDU\*UDGLQJ3ODQV [this page left intentionally blank]  )) 3$' )) 3$' )) 3$' )) 3$' )) )) 3$' )) 3$' )) 3$' )) 3$' 3$'$9(18( -())(5621675((7&,7< 2) /$ 48,17$ &$/,)251,$engineering, incKnow what's5^,d EK͘^,d^^ ^,d Ϯ   *5$3+,& 6&$/(6&$/(    $9(18(  $1' -())(5621 675((735(/,0,1$5< 35(&,6( *5$',1* 3/$163'  770BBBBB3$9,/,21 3$/06 [this page left intentionally blank]  )) 3$' )) 3$' )) 3$'-())(5621675((7'(5(. $/$1 '5,9(&,7< 2) /$ 48,17$ &$/,)251,$engineering, incKnow what's5^,d EK͘^,d^^ ^,d ϭ   *5$3+,& 6&$/(6&$/(    $9(18(  $1' -())(5621 675((735(/,0,1$5< 35(&,6( *5$',1* 3/$163'  770BBBBB3$9,/,21 3$/06 Page 1 of 5 PLANNING COMMISSION STAFF REPORT DATE: JUNE 26, 2018 CASE NUMBER: SITE DEVELOPMENT PERMIT 2018-0006 APPLICANT: CITY OF LA QUINTA PROPERTY OWNER: CITY OF LA QUINTA REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT PERMIT 2018-0006, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR AN APPROXIMATLEY 14-ACRE PASSIVE PARK VENUE WITHIN PLANNING AREA 11 OF THE SILVERROCK SPECIFIC PLAN CEQA: THE PROJECT WAS PREVIOUSLY REVIEWED UNDER ENVIRONMENTAL ASSESSMENT 2014-1003. THE PROJECT IS CONSISTENT WITH THE ANALYSIS PREVIOUSLY APPROVED. THERE HAS BEEN NO CHANGE IN CONDITIONS, OR IN THE PROPOSED PROJECT AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: SOUTHEAST CORNER OF AVENUE 52 AND SILVERROCK WAY RECOMMENDED ACTION Adopt a resolution recommending the City Council approve Site Development Permit (SDP) 2018-0006, and a finding of consistency with Environmental Assessment 2014- 1003. EXECUTIVE SUMMARY x City Council approved the SilverRock Specific Plan in July 2006, which includes a 35-acre public event site. x At their February 20, 2018 meeting, the Council establish an Ad Hoc SilverRock Event Site committee (“Committee”) consisting of a Council Member, a Community Services Commissioner and a Planning Commissioner. x Based on input from the Ad Hoc committee, an enhanced plan was created for an approximately 14-acre park with walking paths, turf areas, sloped event lawn, water feature, and modular recreation building for passive recreation and special event uses. PH-2 Page 2 of 5 BACKGROUND In July 2006, City council approved the SilverRock Specific plan, which designates 35 acres as a community park to accommodate art shows, festivals, corporate events, automobile shows, daily use and public parking. The Purchase, Sale, and Development Agreement and statutory Development Agreement, both dated November 19, 2014, was approved by Council with the SilverRock Development Company to construct two hotels, a conference center, a new golf clubhouse and retail, and resort residential uses adjacent to the event site. An SDP for 140-key hotel, conference center, and residential uses (Planning Areas 2, 3 and 4) was approved by the Planning Commission on October 25, 2016, and reviewed and approved by the City Council on December 20, 2016. An SDP for a 200-key hotel, golf clubhouse, 10 golf villas, and 66-unit lifestyle branded residential development (Planning Areas 5, 6 and 10A) was approved by the Planning Commission on December 27, 2016 and approved by the City Council on January 3, 2017 (Attachment 2). The Committee was established by Council at their February 20, 2018 meeting, consisting of a Council Member, a Community Services Commissioner and a Planning Commissioner. Representatives from Montage International, SilverRock Development Company and the La Quinta Arts Foundation (for two meetings) were invited to participate as members of the Committee. The Committee created a timeline that completes the SilverRock Event Site to accommodate the La Quinta Arts Foundations’ 2020 Arts Festival. The Civic Center Campus will not be fully available during that time because of scheduled active transportation and storm water improvements. Some of the critical milestones of the SilverRock Event Site timeline include: x August 7, 2018 – City Council approve project plans x March 2019 – Begin construction x July 2019 – Plant Bermuda grass x September 2019 – Construction completed for the October winter over-seed x March 2020 – Landscape established and site ready for the Arts Festival Based on the $3.4 million project budget it was determined the original concept would not be fully achievable. The additional $2.6 million estimated cost includes a restroom, enhanced lighting, fencing, parking, and the central water feature. PROPOSAL & ANALYSIS Site Design: The SilverRock Specific Plan (SP) identified a 35-acre public park for active and passive uses, including special events. No conceptual park design was considered when the SP was approved. Special events described in the specific plan include public parking, automobile displays, art festivals, and corporate events in conjunction with the on-site hotel, and other similar events subject to a temporary use permit. The Committee has developed a community park design that can accommodate special events as intended by the SP. Page 3 of 5 The park venue is proposed at the southeast corner of Avenue 52 and SilverRock Way (Attachment 3), consisting of approximately 14 acres in proximity to the Montage hotel, Montage-branded residences and conference complex development sites. A concrete driveway for vehicular ingress and egress will begin at SilverRock Way and end at a circular driveway for pick-up and drop-off directly at the entrance to the park venue. Parking areas are available to the east and west of the circular driveway and is proposed to be Class II road base surface. A series of 10-foot wide concrete walking paths are proposed throughout the park, including a circular walking path along the park perimeter (Attachment 4). A water feature is proposed to flow within a winding stream bed from north to south into a pond through the center of the park with bridges for walking paths to traverse at two locations. The water source for the feature will be pumped from the existing lake at the Avenue 52 SilverRock resort entrance. Six (6) concrete pedestals are proposed as art nodes throughout the park for the placement of future art installations. A raised concrete platform is proposed at the eastern portion of the park that can serve as a performance space facing in the southwest direction with a sloped lawn area for park attendees to gather. A restroom facility is proposed at the western edge of the park site. Other park amenities include seven benches for seating and two trash receptacles. Architectural Design: A 3,500 sq. ft. modern modular recreation building is proposed at the northwest end of the park (Attachment 5). The structure is comprised of two “end cubes” of 8.5’ by 40’, and two “end cubes” of 8.5’ by 43’ connected by a fabric membrane ceiling cover over a curved “bridge” structure. The building color is white with a large expanse of 1/2” plexiglass windows along the “bridge” structure. The building’s modern architectural style is complimentary to the Montage and Pendry hotel design. The building is raised approximately four (4) feet above ground level and will be accessed by a ramp that is ADA accessible. The Committee has discussed possible building uses that include special event support services, reception venue, and meeting facilities that complement special events where indoor accommodations are necessary. Parking: The SP and La Quinta Municipal Code do not identify parking requirements for park facilities. A total of 1,132 venue parking spaces are proposed, including 210 designated spaces in the areas surfaces with Class II road base, 330 parking spaces on a decomposed granite surface, and 592 overflow parking spaces in the retention basin (Attachment 4). Access to the overflow retention basin parking area is proposed through a separate driveway from Silverrock Way toward the southeast end of the park venue. The 1,032 parking spaces made available by the City for the La Quinta Arts Festival (LQAF) was considered as a comparable benchmark for planning the parking available at the new venue. The existing LQAF parking allocation includes two City Hall parking areas, Wellness Center, library, and City-owned Village gravel lots along Main Street. The Montage conference center/shared services facility is located to the south of the park venue and includes 351 parking spaces that may be shared for special events that Page 4 of 5 may require additional parking. Landscaping & Lighting: The proposed landscaping consists of turf, shrubs, drought-tolerant shade and accent trees, and palms throughout the project (Attachment 4). Shade trees include Willow Acacia, Tipuana Tipu, and Southern Live Oak. Accent trees include Palo Verde, Palo Brea, and Thornless Mesquite. Shrubs include Mexican Bird of Paradise, Bougainvillea, Desert Marigold, and Brittlebush among others. The palette is compatible with the Montage and Pendry landscape plans. The site plans shows locations plantings with final details to be provided in the Final Landscaping Plan. The planting palette has been reviewed for consistency with the Coachella Valley Multiple Species Habitat Conservation Plan permitted and prohibited planting list. The proposed on-site lighting consists of 10 park lights and 13 lights within vehicle parking areas. The lighting is required to be compatible with the City and Specific Plan outdoor lighting requirements. A photometric plan confirming the average of foot- candles in the park and parking area is within the allowable illumination level required by the Municipal Code will be required during plan check. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on June 5, 2018. 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 15, 2018, and mailed to all property owners within 500 feet of the site. To date, no comment letters have been received. Any written comments received will be handed out at the Planning Commission hearing. 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. However, the Department also found that Environmental Assessment (EA) 2014-1003 reviewed amended plans for the SilverRock Specific Plan, and that the currently proposed park site is consistent with that reviewed and approved in 2014. A temporary fence was constructed in Spring of 2017 along the SilverRock property toe-of-slope pursuant to the mitigation and monitoring plan for EA 2014-1003 and conditions of approval for SDP 2016-0005 and SDP 2016-0009 to protect peninsular bighorn sheep. Conditions have not substantially changed, and no substantial changes have been made to the project when compared to the 2014 analysis. As a result, the previously approved Environmental Page 5 of 5 Assessment, including its mitigation measures and Mitigation Monitoring and Reporting Program will be applied to the currently proposed project, resulting in less than significant impacts. Prepared by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. SilverRock Resort Master Plan 3. Project Area Site Map 4. Site Development Permit Site Plan 5. Modular Building Plans 6. SilverRock Event Site-Phase I Enhanced Plan- Finance Advisory Committee PLANNING COMMISSION RESOLUTION 2018 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT PERMIT 2018-0006, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR AN APPROXIMATLEY 14 ACRE PASSIVE PARK VENUE WITHIN PLANNING AREA 11 OF THE SILVERROCK SPECIFIC PLAN CASE NUMBER: SITE DEVELOPMENT PERMIT 2018-0006 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of June 2018, hold a duly noticed Public Hearing to consider a request by the City of La Quinta for approval of a community park venue generally located on the southeast corner of Avenue 52 and SilverRock Way, more particularly described as: APN: 776-150-022, 776-150-025 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 15, 2018 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan and SilverRock Specific Plan The land use is consistent with the General Plan land use designation of Open Space - Recreation. The proposed project is also consistent with the SilverRock Specific Plan, and implements the goals, policies and development standards of the Specific Plan. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code and SilverRock Specific Plan, as applicable. The Site Development Permit has been conditioned to ensure compliance with the zoning standards and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act (CEQA) Planning Commission Resolution 2018- Site Development Permit 2018-0006 SilverRock Resort Park Venue (City of La Quinta) Approved: June 26, 2018 Page 2 of 3 The Design and Development Department has determined that this project is consistent with Environmental Assessment 2014-1003 and no further environmental review is required. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, and roof style are compatible with the architectural guidelines of the SilverRock Specific Plan, the approved architectural style of the SDP 2016- 0005 and SDP 2016-0009 development, and 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, and exterior lighting, are consistent with the SilverRock Specific Plan and with the quality of design prevalent in the city as conditioned. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and enhance the visual continuity of the project. The landscape design will be consistent with the established landscape guidelines for the SilverRock Specific Plan. 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 above project be determined by the City Council to be consistent with Environmental Assessment 2014-1003. SECTION 3. That it does hereby recommend to the City Council approval of Site Development Permit 2018-0006, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval and Exhibit A. Planning Commission Resolution 2018- Site Development Permit 2018-0006 SilverRock Resort Park Venue (City of La Quinta) Approved: June 26, 2018 Page 2 of 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of June, 2018, by the following vote: AYES: NOES: ABSENT: ABSTAIN: NONE VACANCY: ONE ________________________________ 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 - SITE DEVELOPMENT PERMIT 2018-0006 SILVERROCK PARK VENUE (CITY OF LA QUINTA) ADOPTED: JUNE 26, 2018 Page 1 of 18 GENERAL 1. The Site Development Permit shall expire on June 26, 2030 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. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: x Riverside County Fire Marshal x La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) x Design & Development Department x Riverside Co. Environmental Health Department x Desert Sands Unified School District x Coachella Valley Water District (CVWD) x Imperial Irrigation District (IID) x California Water Quality Control Board (CWQCB) x State Water Resources Control Board x SunLine Transit Agency x SCAQMD Coachella Valley 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. 3. The applicant is required to comply with development and land use standards of the SilverRock Resort Specific Plan and the La Quinta Municipal Code. 4. The Final Landscape Plan shall be submitted and consistent with the Coachella Valley Multi-Species Habitat Conservation Plan. 5. A photometric analysis shall be submitted during plan check and consistent with PLANNING COMMISSION RESOLUTION 2018- CONDITIONS OF APPROVAL - SITE DEVELOPMENT PERMIT 2018-0006 SILVERROCK PARK VENUE (CITY OF LA QUINTA) ADOPTED: JUNE 26, 2018 Page 2 of 18 the outdoor lighting standards of the La Quinta Municipal Code Section 9.100.150 (Outdoor Lighting). 6. The applicant shall comply with the mitigation monitoring program of EA 2014- 1003. Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2018-0006 APPLICANT: CITY OF LA QUINTA PROPERTY OWNER: CITY OF LA QUINTA LANDSCAPE ARCHITECT: HERMANN DESIGN GROUP REQUEST: ADOPT A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT PERMIT 2018-0006, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR AN APPROXIMATLEY 14 ACRE PASSIVE PARK VENUE WITHIN PLANNING AREA 11 OF THE SILVERROCK SPECIFIC PLAN LOCATION: SOUTHEAST CORNER OF AVENUE 52 AND SILVERROCK WAY GENERAL PLAN DESIGNATION: OPEN SPACE - RECREATION ZONING DESIGNATION: GOLF COURSE SURROUNDING ZONING/LAND USES: NORTH: AVENUE 52 SOUTH: GOLF COURSE (WITHIN THE SILVERROCK PROJECT) WEST: SILVERROCK WAY AND GOLF COURSE EAST: VACANT LAND (WITHIN THE SILVERROCK PROJECT) ATTACHMENT 1 MASTER PLAN silverrock resort La quinta, california November 29, 2016 0 100 200 400 800 1 ac 5 ac 200 400 800 PA 3 LUXURY BRANDED RESIDENTIAL DEVELOPMENT PA 2 LUXURY HOTEL PARKING PA 6 LIFESTYLE BRANDED RESIDENTIAL DEVELOPMENT PA 10A-1 GOLF CLUBHOUSE & GOLF COURSE PA 5 LIFESTYLE HOTEL PA 4 CONFERENCE AND SHARED SERVICE FACILITY PA 8 RESORT RESIDENTIAL VILLAGE PA 9 PROMENADE MIXED USE VILLAGE AREA II PA 7 PROMENADE MIXED USE VILLAGE AREA I PA 2 LUXURY HOTEL/SPA PA 2 LUXURY HOTEL ahmansonranch house 1 resort path resort path lake lake GOLF MAINTENANCE PA 1 GOLF COURSE 3 8 4 2 7 6 5 9 15 16 17 18 13 11 14 12 10 avenue 54 Jefferson StreetMain Entry avenue 52 PA LAND USE ACRES UNITS 1 Golf Course (Existing)179.0 2 Luxury Hotel 20.5 140 3 Luxury Branded Residential Development 14.0 35 4 Conference and Shared Service Facility 7.5 5 Lifestyle Hotel 10.5 200 6 Lifestyle Branded Residential Development 10.0 66 7 Promenade Mixed Use Village Area I 10.5 150 8 Resort Residential Village 22.5 160 9 Promenade Mixed Use Village Area II 15.0 80 10A-1 Golf Clubhouse & Golf Course 51.5 25 10A-2 Residential 13.5 46 10A-3 Residential 5.0 23 10B-1 Golf Course 62.0 40 10B-2 Residential 5.5 19 10B-3 Residential 4.5 20 10B-4 Residential 7.0 34 10B-5 Residential 5.5 22 10B-6 Residential 5.5 24 11 Public Park 22.0 12 Arroyo, Trails, Canal & Streets 53.5 TOTAL 525.0 1084 LAND USE SUMMARY PA 11 PUBLIC PARK/ ARROYO 49 8 5 6 7 1 2 3 PA 10A-2 RESIDENTIAL PA 10B-4 RESIDENTIAL PA 10B-5 RESIDENTIAL PA 10B-1 GOLF COURSE PA 10B-6 RESIDENTIAL PA 10A-3 RESIDENTIAL PA 10B-3 RESIDENTIAL PA 10B-2 RESIDENTIAL   m ¯ Av e n u e 5 2 S i l v e r r o c k W a y Jefferson StreetSITE   n   o Botanical Name Common Name WUCOLS Growth Height Growth Width Dormancy TREES Acacia anuera Mulga Low 15-20 ft 15-20 ft Evergreen and Deciduous Acacia salicina Willow Acacia Medium 20-40 ft 15 ft Evergreen and Deciduous Acacia smallii Sweet Acacia Low 10-35 ft 15-25 ft Evergreen and Deciduous Acacia stenophylla Shoestring Acacia Low 30 ft 20 ft Evergreen and Deciduous Acacia willardiana Palo Blanca Low 15-20 ft 10 ft Evergreen and Deciduous Bauhinia x blakeana Hong Kong Orchid Tree Medium 20 ft 20 ft Deciduous Caesalpinia cacalaco 'Smoothie' Cascalote Tree Low 20 ft 20 ft Evergreen and Deciduous Cercidium praecox Palo Brea Low 20 ft 25 ft Deciduous Cercidium x 'Desert Museum' Desert Museum Palo Verde Low 20 ft 20 ft Deciduous Chilopsis linearis Seedless Desert Willow Medium 15-30 ft 10-20 ft Deciduous Dalbergia sissoo Sissoo Tree Medium 30-50 ft 30 ft Semi Evergreen Ebenopsis ebano Texas Ebony Low 25-30 ft 6-15 ft Evergreen Ficus nitida 'columnar' Inidan Laurel Columns Medium 15-20 ft 4-5 ft Evergreen Lysiloma microphylla Feather Tree Low 12-15 ft 15-20 ft Evergreen and Deciduous Melaleuca quinquenervia Cajeput Tree Medium 30-40 ft 20-25 ft Evergreen Olea europea Swan Hill Medium 25-30 ft 25-30 ft Evergreen Prosopis glandulosa 'Maverick' Thornless Honey Mesquite Low 30 ft 30 ft Evergreen and Deciduous Quercus virginiana Southern Live Oak Medium 40-50 ft 40-100 ft Evergreen Sophora secundiflora Texas Mountain Laurel Low 15-25 ft 10-15 ft Evergreen Thevitia Peruviana Japanese Oleander Medium 10-15 ft 6 -10 ft Evergreen Tipuana tipu Tipu Tree Medium 25-40 ft 30-60 ft Semi Evergreen PALMS Chamaerops humilis Mediterranean Fan Palm Medium 20 ft 20 ft Palm Pachypodium lamerei Madagascar Palm Medium 18 ft 5 ft Palm Phoenix d. 'Deglet Noor' Deglet Noor Date Palm Medium 80 ft 20-25 ft Palm Phoenix dactylifera 'Zahedi' Date Palm Medium 80 ft 20-40 ft Palm Phoenix roebelenii Pygmy Date Palm Medium 6-10 ft 6-8 ft Palm Washingtonia f. hybrid California Fan Palm Hybrid Medium 60 ft 20 ft Palm Washingtonia filifera California Fan Palm Medium 60 ft 20 ft Palm Washingtonia robusta Mexican Fan Palm Medium 100 ft 10 ft Palm DESERT ACCENTS Agave americana Century Plant Very Low 6 ft 10 ft Succulent Perennials Agave angustifolia Very Low 4 ft 4 ft Succulent Perennials Agave Blue Glow Very Low 2 ft 2 ft Succulent Perennials Agave desmetiana Smooth Agave Very Low 2-3 ft 2-3 ft Succulent Perennials Agave geminiflora Twin Flowered Agave Low 2-3 ft 2-3 ft Succulent Perennials Agave palmeri Palmer Agave Low Succulent Perennials Agave parryi var truncata Artichoke Agave Low 2-3 ft 2-3 ft Succulent Perennials Agave sisilana Sisal Low 6 ft 6 ft Succulent Perennials Agave weberi Weber Agave Low 5 ft 10 ft Succulent Perennials Aloe x 'Blue Elf' Blue Elf Aloe Low 1-2 ft 1-2 ft Succulent Perennials Asclepias subulata Desert Milk Weed Low 4 ft 2 ft Perennials Dasylirion longissimum Mexican Tall Grass Low 5-10 ft 10 ft Evergreen Shrubs Dasylirion wheeleri Desert Spoon Low 4 ft Evergreen Shrubs Echinopsis pachanoi San Pedro Cactus Low 3-4 ft 5-10 ft Cacti Enhinocactus grusonii Golden Barrel Cactus Low 12 in 18 in Cacti Ferocactus Red Barrel Cactus Low 8-9 ft 3 ft Cacti Ferocactus wislizeni Arizona Barrel Cactus Low 8-9 ft 3 ft Cacti Fouquieria splendens Ocotillo Low 5-10 ft 8-25 ft Deciduous Furcraea macdougalii NCN Mod 4 -6 ft 10 -15 ft Succulent Perennials Hesperaloe parviflora Red Yucca Low 3-4 ft 5 ft Perennials Hesperaloe parviflora Desert Flamenco Low 3-4 ft 5 ft Perennials Hesperaloe parviflora Brakelights Red Yucca Low 3-4 ft 5 ft Perennials Nolina microcarpa Bear Grass Unknown 3 ft 6 ft Perennials Opuntia basilaris Beavertail Cactus Very Low 1 ft 4 ft Cacti Opuntia santarita Santa Rita Prickly Pear Very Low 2-5 ft 2-5 ft Cacti Pedilanthus macrocarpus Lady's Slipper Low 3-4 ft 4 ft Evergreen and Deciduous Yucca baccata Banana Yucca Low 3 ft 5 ft Evergreen Yucca gloriosa Spanish Dagger Low 10 ft 8 ft Evergreen Botanical Name Common Name WUCOLS Growth Height Growth Width Dormancy Yucca rigida Blue Yucca Low 12 ft 5 ft Evergreen Yucca rostrata Beaked Yucca Low 10 ft 5 ft Evergreen SHRUBS Abutilon palermi Indian Mallow Medium 5 ft 5 ft Evergreen Baileya multiradiata Desert Marigold Low 1 ft 1 ft Perennials Bougainvillea 'La Jolla' Bougainvillea Medium 6 ft 6 ft Evergreen Bougainvillea 'Ooh La La' Bougainvillea Medium 2 ft 5 ft Evergreen Bougainvillea rosemka Bougainvillea Medium 3 ft 4 ft Evergreen Caesalpinia pulcherrima Mexican Bird of Paradise Low 10 ft 10 ft Deciduous Calliandra californica Baja Fairy Duster Low 5 ft 5-6 ft Evergreen and Deciduous Callistemon viminalis Little John Medium 3 ft 3 ft Evergreen Carissa macrocarpa Boxwood Beauty Carissa Medium 5-7 ft 5-7 ft Evergreen Chrysactinia mexicana Damianita Daisy Low 2 ft 2ft Evergreen Convolvulus cneorum Bush Morning Glory Low 2-4 ft 2-4 ft Evergreen Dianella tasmanica Tasman Flax Lily Medium 3-4 ft Perennials Encelia farinosa Brittle Bush Very Low 3-4 ft 3-4 ft Deciduous Eremophila "Blue Bells Blue Bells Low 3 ft 3 ft Evergreen Eremophila glabra Winter Blaze Low 3-4 ft 4-5 ft Evergreen Eremophila maculata Valentine Bush Low 6-8 ft 5 ft Evergreen Eremophila X "Summertime blue" Summertime Blue Low 6 ft 10 ft Evergreen Euphorbia milii Crown of Thorns Low 1-4 ft 1 1/2 ft Evergreen and Deciduous Jasminum sambac Arabian Jasmine Medium 4 ft 5 ft Evergreen Justicia californica 'Jule' Chuparosa Very Low 6 ft 6 ft Semi Evergreen and Deciduous Larrea tridentata Creosote Bush Very Low 4-8 ft 4-8 ft Evergreen Leucophyllum frutescens Green Cloud Low 6-8 ft 6-8 ft Evergreen Leucophyllum laevigatum Chihuahuan Sage Low 4 ft 5 ft Evergreen Leucophyllum langmaniae Rio Bravo Low 5 ft 5 ft Evergreen Leucophyllum langmaniae Lynn's Legacy Low 5 ft 5 ft Evergreen Penstemon eatonii Firecracker Penstemon Medium 1-3 ft 1-3 ft Perennials Portulacaria Afra Elephants Food Low 12 ft 12 ft Succulent Shrub Rhus ovata Sugar Bush Low 4-10 ft 4-10 ft Evergreen and Perennial Shrub Rosmarinus Rosemary Medium Varies Evergreen Ruellia brittoniana 'Katie' Dwarf Ruellia Low 3 ft 1-2 ft Evergreen and Perennial Shrub Ruellia pennisularis Desert Ruellia Low 3 ft 1-2 ft Perennials Russelia equisetiformis Coral Bells Medium 5 ft 5 ft Perennials Salvia clevelandii Chaparral Sage Low 3-5 ft 5-8 ft Evergreen and Perennial Shrub Salvia greggii Autumn Sage Low 1-4 ft 1-4 ft Evergreen and Deciduous Senna nemophila Desert Cassia Low 3-5 ft 3-5 ft Evergreen Simmondsia chinensis Desert Cassia Low 3-6 ft 3-6 ft Evergreen Simmondsia chinensis Jojoba Low 3-6 ft 3-6 ft Evergreen Sphaeralcea ambigua Globe Mallow unknown 3-4 ft 2-3 ft Perennials Tecoma stans Yellow Bells Low 25 ft 10-20 ft Evergreen Tecoma x 'Orange Jubilee' Tecoma Alata Low 8 ft 4-5 ft Evergreen Tecomaria capensis Cape Honeysuckle Medium 6-8 ft 4-5 ft Evergreen Shrub Thevitia peruviana Japanese Oleander Medium 10 ft 6 ft GROUNDCOVER Acacia redolens 'Desert Carpet' Trailing Acacia Low 1-6 ft 15 ft Evergreen and Deciduous Carissa macrocarpa Green Carpet Medium 5-7 ft 5-7 ft Evergreen Dalea capitata Sierra Gold Medium 8 inches 3 ft Evergreen and Deciduous Dalea greggii Trailing Indigo Bush Low 1 1/2 ft 6 ft Evergreen and Deciduous Eremophila glabra "Mingenew Gold" Outback Sunrise Emu Low 1' 8-10 ft Evergreen Evolvulus glomeratus Hawaiian Blue Eyes Medium 1 ft 2-3 ft Perennials Lantana Dallas Red Medium 4-6 ft 4-6 ft Evergreen Shrub Lantana camara 'Radiation' Radiation Lantana Medium 3-5 ft 3-5 ft Evergreen Shrub Lantana montevidensis Purple Trailing Lantana Medium 2 ft 6 ft Evergreen Shrub Lantana x 'New Gold' New Gold Lantana Medium 2-3 ft 6-8 ft Evergreen Shrub Myoporum Medium 3-6 inches 9 ft Evergreen Trachelospermum jasmine Star Jasmine Medium 12 ft 36 ft Evergreen Wedelia trilobata Creeping Daisy Medium 1-2 ft 6 ft Perennial GRASSES Botanical Name Common Name WUCOLS Growth Height Growth Width Dormancy Aristida purpurea Purple Three-awn Unknown 3 ft Perennial Muhlenbergia capillaris Regal Mist Medium 3 ft 6 ft Perennial Muhlenbergia lindeimeri Autumn Gold Medium 5 ft 5 ft Perennial VINES Bougainvillea species Medium Varies Evergreen Calliandra haematocephala Pink Powder Puff Medium 10 ft 10 ft Evergreen Duranta repens Skyflower Medium 10-25 ft 6-10 ft Evergreen Ipomoea tricolor Morning Glory Medium 10-15 ft Evergreen Macfadyena unguis-cati Cat Claw Vine Medium 30 ft 30 ft Evergreen Rosa banksiae Lady Banks' Rose Medium Varies Evergreen Type: Model: Project: wwww.intrigueled.com N60 W14592 Kaul Avenue Menomonee Falls, WI 53051 P: (877) 965 0005 F: (262) 436 1745 General: The cast louvers on the Allure Bollard provide excellent downward light for low-level path and walkway applications. Cast louvers shield the light source and globe, reducing overall glare. Housing: Cast low-copper content aluminum tops, lamp chamber, and base. Extruded aluminum bollard tube. Stainless steel exterior hardware. Lens: Heat-treated tempered glass globe with an overall height of 8.3͟. Available in clear (-CL) or opal (-OL) styles. Attachment Collar: Mechanically attached to the heat sink; LED module inserted into the locater insert tab collar and connected via a ͚ƚǁŝƐƚ-and-ůŽĐŬ͛ motion. LED Module: Available wattages: 10.5w, 14.5w, and 21w. Available color temperatures: 2700K, 3000K, 3500K, and 4000K. CRI > 80. Rated life = 50,000 hours. Heat Sink: Supplied with 6͟ cylindrical heat sink; powder coat finish; providing an overall heat-sinking surface area of 384 square inches. LED Driver: LED 36W DC 700mA aluminum; universal input voltage 120v-277v; output current 700mA; dimmable with trailing edge dimmers. 347v option available. Finish: Textured polyester powder coat finish. Black, bronze, gray, white, silver, and verde green options available. Contact factory for woodgrain finish and custom color options. Gaskets: EPDM gaskets are standard. Dimensions: Available in 6.3" diameter with overall height options of 30͟ and 42͟. Contact factory for custom heights. Tops: Four (4) top styles available: beveled (-B), cone (-C), dome (-D), and flat (-F) Mounting: Mount the fixture using the provided mounting template and Ъ͟ anchor bolt kit (4 bolts). Option for Tamper Resistant Hardware (-TRH). Listings: UL Listed 1598 for Wet Locations and suitable for mounting within 4' of ground. Indoor/Outdoor listed for use in Canada. Size Top Style A B C Beveled 40.5" 6.24" 9.5" Flat 40.5" 6.24" 9.5" Dome 41.3" 6.24" 10.3" Cone 41.1" 6.24" 10.1" Note: standard 42" model dimensions. For optional 30" model, subtract 12" from dimension 'A'. 6" A L L U R E B O L L A R D G E I n f u s i o n L E D Type: Model: Project: wwww.intrigueled.com N60 W14592 Kaul Avenue Menomonee Falls, WI 53051 P: (877) 965 0005 F: (262) 436 1745 F I X T U R E D E T A I L ჱ 11LED 10.5w LED module ჱ 15LED 14.5w LED module ჱ 21LED 21.0w LED module ჱB Beveled ჱC Cone ჱD Dome ჱF Flat Top ჱGFI Cast outlet box with cover for GFI receptacle (by others) ჱHSS 180ሖHouse Side Shield ჱMS PIR Motion Sensors (3) ჱBLK Black ჱBRZ Bronze ჱGRY Grey ჱSIL Silver Content of specification sheets is subject to change. Please consult website for current product detail. WATTS TOP STYLE LENS OPTIONS FINISH ჱ 27K 2700K; CRI >80 ჱ 30K 3000K; CRI >80 ჱ 35K 3500K; CRI >80 ჱ 40K 4000K; CRI >80 LED COLOR ჱ1 1ńŋĺŇĶŁŁĽĺľļĽʼn ჱ1 1ńŋĺŇĶŁŁĽĺľļĽʼn HEIGHT 1,000 95 2700 1,100 105 3000 1,100 105 3500 1,100 105 4000 1,400 97 2700 1,500 103 3000 1,500 103 3500 1,100 105 4000 2,000 95 2700 2,100 100 3000 2,200 105 3500 2,200 105 4000 50,000 hrs 700mA 20.7 15.0 10.5 14.5 21 > 80 > 80 > 80 50,000 hrs 700mA 15.0 50,000 hrs 700mA ჱVGN Verde Green ჱWHT White ჱWGF Woodgrain Finish - consult factory ჱCC Custom Color 3 consult factory SERIES DIAMETER MOUNTING WATTS CCT (kelvin) TOP STYLE LENS OPTIONS HEIGHT FINISH AR -6 -B ------- ჱCL Clear Tempered Glass Globe ჱOL Opal Tempered Glass Globe (frosted) Type: Model: Project: wwww.intrigueled.com N60 W14592 Kaul Avenue Menomonee Falls, WI 53051 P: (877) 965 0005 F: (262) 436 1745 B O L L A R D D E T A I L S ჱ GFI Outlet box mounted 161 on center from bottom of bollard tube. Cast aluminum outlet box internally welded and sealed with gasketed spring-loaded hinge cover. Cover shall be die cast metal construction with finish to match bollard. Typical cover will be lockable, single-gang weatherproof receptacle cover (Bell #MX1050S or similar). (for wet and damp locations when cover is closed) Electrical receptacle not supplied due to variations in municipal electrical codes. ჱHSS Asymmetric light distribution eliminates backlight in unwanted areas. Field adjustable shield constructed of sheet aluminum covering a 180 degree arc. Outward facing side can be finished to match fixture. Content of specification sheets is subject to change. Please consult website for current product detail. RECEPTACLE BOX HOUSESIDE SHIELD ჱMS Motion Sensor option includes (3) passive infrared (PIR) sensors to detect motion. When motion is not detected for a 3-1/2 minute period, luminaire will automatically dim to 20% power and light. Once motion is again detected, luminaire immediately ramps up to 100% power and light output until motion is not detected for another 3-1/2 minute period. MOTION SENSOR g ). Type: Model: Project: wwww.intrigueled.com N60 W14592 Kaul Avenue Menomonee Falls, WI 53051 P: (877) 965 0005 F: (262) 436 1745 L A R G E E U R O T E C H L E D F u l l C u t o f f P o s t T o p General Description: Large Eurotech Full-Cutoff is a fully shielded full-cutoff fixture. The LED module is positioned in the upper housing above the shade providing full cutoff per IESNA standards. Construction: Top, housing, mounting gear constructed of cast low-copper content aluminum. Stainless steel external hardware to protect against corrosion. Triple Rings are standard; No Ring (-NR) option available. Shade: Shall be spun aluminum with a white painted underside and specified topside finish. Shade shall have beaded edge for added strength. Optional materials available ʹ consult factory. Lens: Heat resistant, tempered (0.188͟ thick) soda-lime, clear glass lens provides a Type V distribution. LED Light Engine: Horizontal LED module located in upper housing. Color temperatures include: 2700K, 3000K, 3500K, and 4000K with minimum CRI of 80. For other color temperature options, consult factory. Driver: Mounted in fixture base at pole-top, constant current LED driver; drive currents of 1000mA, 1500mA, and 2000mA available. Heat Sink: Finned heat sink shall be extruded aluminum and located in upper housing above LED module. Decorative Top: Three (3) top styles available: Cone, Dome and Flat Top. Mounting: Pole mounted. Mounting hub fits onto standard 2-3/8͟ tenon and secured in place with four 1/4͞-20 set screws to prevent rotation. Quick disconnect assembly inside pole provides easy wiring of fixture to driver bracket frame. Poles: See Intrigue ͞WŽůĞ Specification 'ƵŝĚĞ͟. Finish: Textured polyester powder coat finish. Black, bronze, grey, white, silver, and verde green available. For custom colors, please consult factory. Gaskets: EPDM gaskets are standard. EPA and Weight: EPA = 0.94ft2 Weight = 41lbs Listings: ETL listed to UL 1598 for Wet Locations. Indoor/Outdoor listed for use in Canada. Shown with standard triple rings and standard spun shade mounted on a 4͟ diameter pole. Mounting hub fits onto 2-3/8͟ OD pole top tenon. Catalog # : Project : Date :Prepared By : LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. ARRA Funding CompliantFeatures & Specifications Optical System • State-of-the-Art one piece silicone optic sheet delivers industry leading optical control with an integrated gasket to provide IP66 rated sealed optical chamber in 1 component. • Proprietary silicone refractor optics provide exceptional coverage and uniformity in IES Types 2, 3, 5W, FT and FTA. • Silicone optical material does not yellow or crack with age and provides a typical light transmittance of 93%. • Zero uplight. • Available in 5000K, 4000K, 3000K, 2700K and Amber color temperatures per ANSI C78.377. • Minimum CRI of 70. Optional 80 CRI available, consult factory for lead time. • Integral Louver (IL) option available for improved back-light control without sacrificing street side performance. See page 5 for more details. Electrical • High-performance driver features over-voltage, under-voltage, short-circuit and over temperature protection. • 0-10V dimming (10% - 100%) standard. • Standard Universal Voltage (120-277 Vac) Input 50/60 Hz or optional High Voltage (347-480 Vac). • L80 Calculated Life: >100k Hours (See Lumen Maintenance on Page 3) • Total harmonic distortion: <20% • Operating temperature: -40°C to +50°C (-40°F to +122°F). 42L lumen package rated to +40ºC. • Power factor: >.90 • Input power stays constant over life. • Field replaceable surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). • High-efficacy LEDs mounted to metal-core circuit board to maximize heat dissipation • Terminal block provided accepts up to 10ga wire. • Components are fully encased in potting material for moisture resistance. Driver complies with FCC standards. Driver and key electronic components can easily be accessed. Slice Medium - SLM Outdoor LED Area Light The Slice’s sleek design makes it perfectly- suited for Commercial & Industrial applications, while its cost-effective die-cast aluminum housing makes its acquisition cost very competitive. The Slice offers high performance silicone optics, die cast aluminum housing, 42,000+ lumens and is available with integral Airlink Synapse controls. Product Dimensions IP66 4 15/16" (126mm) 16" (407mm) 13-3/8" (340mm) 28-11/16" (729mm) 2.4" (61mm) ø.88" (22mm) 1.2" (30mm) IMS Motion & Daylight Sensor Bottom View Top View Photo Control Receptacle Out The Slice’s sl suit applic die-cast acquisit Slice of optics, die ca lumens and 06/04/18LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. Slice Medium - SLM Outdoor LED Area Light PerformanceFeatures & Specifications (Cont.) Construction • Rugged die-cast aluminum housing contains factory prewired driver and optical unit. Cast aluminum wiring access door located underneath. • Designed to mount to square poles. • Luminaire is proudly manufactured in the U.S.of U.S. and imported parts. • IP66 rated luminaire protects integral components from harsh environments. • 3G rated for ANSI C136.31 high vibration applications • Fixtures are finished with LSI’s DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling. Other standard LSI finishes available. Consult factory. • Shipping weight: 30 lbs in carton. Controls • Optional integral passive infrared motion and daylight sensor activates switching of luminaire light levels (see page 6 for more details). • 7-pin ANSI C136.41-2013 photocontrol receptacle option available for twist lock photocontrols or wireless control modules. • LSI’s AirLink™ wireless control system options reduce energy and maintenance costs while optimizing light quality 24/7. (see page 6 for more details) Installation • A single fastener secures the hinged door, underneath the housing and provides quick & easy access to the electrical compartment for installing/ servicing. • Included terminal block provides quick and easy on-site wiring. • Utilizes LSI’s traditional 3” drill pattern for easy fastening of LSI products. (See drawing on page 1) Warranty • LSI LED Fixtures carry a 5-year warranty. Listings • Listed to UL 1598 and UL 8750. • RoHS Compliant. • American Recovery and Reinvestment Act Funding Compliant. • IDA compliant; with 3000K color temperature selection. • Suitable For wet Locations. • IP66 rated Luminaire. IP66 rated optical chamber. • 3G rated for ANSI C136.31 high vibration applications LUMINAIRE EPA CHART - SLM Single D180° D90° T90° TN120° Q90° 0.6 1.1 0.9 1.9 1.9 2.1 ELECTRICAL DATA* Watts 208V 240VLumens 120V 277V 347V 9L 68.2 0.6A 0.3A 0.3A 0.2A 0.2A 0.1A 12L 93.1 0.8A 0.4A 0.4A 0.3A 0.3A 0.2A 18L 148.5 1.2A 0.7A 0.6A 0.5A 0.4A 0.3A 24L 188.8 1.6A 0.9A 0.8A 0.7A 0.5A 0.4A 30L 248.6 2.1A 1.2A 1.0A 0.9A 0.7A 0.5A 36L 317.8 2.6A 1.5A 1.3A 1.1A 0.9A 0.7A 42L 393.4 3.3A 1.9A 1.6A 1.4A 1.1A 0.8A 480V *Electrical data at 25C (77F). Actual wattage may differ by +/-10% RECOMMENDED LUMEN MAINTENANCE1(24-42L) 75 hr325 hr2 50 hr2 0-40 C 100% 100% 97% 94% 92% Initial2Ambient 100 hr 3 RECOMMENDED LUMEN MAINTENANCE1(9-18L) 75 hr325 hr2 50 hr2 0-50 C 100% 96% 91% 87% 83% Initial2Ambient 100 hr 3 1- Lumen maintenance values at 25C are calculated per TM-21 based on LM-80 data and in-situ testing. 2- In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times the IESNA LM-80-08 total test duration for the device under testing. 3- In accordance with IESNA TM-21-11, Calculated Values represent time durations that exceed six times the IESNA LM-80-08 total test duration for the device under testing Slice ALSCH Satelite # Input Current (Amps)Satelites Supported VAC 42L 36L 30L 24L 18L 12L 9L 42L 36L 30L 24L 18L 12L 9L 110 3.6 2.9 2.3 1.7 1.4 0.8 0.6 0 0 1 1 2 4 4 120 3.4 2.6 2.1 1.6 1.2 0.8 0.6 0 0 1 2 2 4 4 208 1.9 1.5 1.2 0.9 0.7 0.4 0.3 1 2 3 4 4 4 4 240 1.6 1.3 1.0 0.8 0.6 0.4 0.3 1 2 3 4 4 4 4 277 1.4 1.1 0.9 0.7 0.5 0.3 0.2 2 3 4 4 4 4 4 347 1.1 0.9 0.7 0.5 0.4 0.3 0.2 3 4 4 4 4 4 4 480 0.8 0.7 0.5 0.4 0.3 0.2 0.1 4 4 4 4 4 4 4 Specifications and dimensions subject to change without notice. LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. Slice Medium - SLM Outdoor LED Area Light *LED Chips are frequently updated therefore values are nominal CRI Delivered Lumens Efficacy BUG Rating Delivered Lumens 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 18L 24L 09L 12L Lumen Package Distribution 3000K CCT 4000K CCT 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 70 36L 42L Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating Wattage 5000K CCT 70 70 70 70 2 2 - IL 3 3 - IL 5W FT FT- IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT- IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT - IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT - IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT- IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT- IL FTA FTA - IL 2 2 - IL 3 3 - IL 5W FT FT- IL FTA FTA - IL 8956 5632 9088 6608 8431 9046 5782 8993 6847 11842 7447 12017 8738 11149 11962 7645 11891 9053 17722 11144 17984 13077 16685 17901 11441 17796 13549 24122 14595 24945 17364 22673 24276 15254 24715 16738 30286 18324 31319 21801 28843 30479 19152 31030 21015 36082 21831 37313 25974 34363 36313 22817 36969 25037 41060 24843 42461 29557 39104 41323 25965 42069 28491 131 81 133 95 123 133 84 131 99 127 80 129 94 120 128 82 128 97 119 75 121 88 112 121 77 120 91 128 78 132 92 122 129 81 131 89 122 74 126 88 116 123 77 125 85 114 69 117 82 108 114 72 116 79 104 63 108 75 99 105 66 107 72 B2-U0-G2 B1-U0-G1 B2-U0-G2 B0-U0-G2 B3-U0-G2 B2-U0-G2 B0-U0-G2 B2-U0-G2 B1-U0-G1 B3-U0-G2 B1-U0-G2 B2-U0-G2 B0-U0-G2 B4-U0-G2 B2-U0-G2 B0-U0-G2 B3-U0-G3 B1-U0-G1 B3-U0-G3 B1-U0-G2 B2-U0-G3 B1-U0-G2 B4-U0-G2 B3-U0-G3 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G3 B1-U0-G2 B3-U0-G3 B1-U0-G3 B5-U0-G3 B3-U0-G4 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G3 B1-U0-G2 B3-U0-G4 B1-U0-G4 B5-U0-G3 B3-U0-G4 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G4 B2-U0-G3 B3-U0-G4 B1-U0-G4 B5-U0-G4 B3-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G2 B5-U0-G4 B2-U0-G3 B4-U0-G5 B1-U0-G4 B5-U0-G4 B4-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G2 9427 5928 9566 6956 8875 9522 6086 9466 7207 12465 7839 12649 9198 11735 12591 8048 12517 9530 18655 11731 18930 13765 17563 18843 12044 18732 14262 24851 15036 25699 17889 23667 25010 15715 25462 17244 31201 18878 32266 22460 29715 31401 19731 31969 21650 37173 22491 38442 26759 35402 37411 23507 38087 25794 42301 25594 43745 30451 40286 42572 26750 43341 29353 138 86 140 101 130 140 88 138 104 134 84 136 99 126 135 86 134 102 126 79 127 93 118 127 81 126 96 132 80 136 95 125 132 84 135 92 126 76 130 90 120 126 79 129 87 117 71 121 84 111 118 74 120 81 108 65 111 77 102 108 68 110 75 B2-U0-G2 B1-U0-G1 B2-U0-G2 B0-U0-G2 B3-U0-G2 B2-U0-G2 B0-U0-G2 B2-U0-G2 B1-U0-G1 B3-U0-G2 B1-U0-G1 B2-U0-G2 B0-U0-G2 B4-U0-G2 B2-U0-G2 B1-U0-G2 B3-U0-G3 B1-U0-G1 B3-U0-G3 B1-U0-G2 B3-U0-G3 B1-U0-G2 B4-U0-G2 B3-U0-G3 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G3 B1-U0-G2 B3-U0-G4 B1-U0-G3 B5-U0-G3 B3-U0-G4 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G3 B1-U0-G2 B3-U0-G4 B1-U0-G4 B5-U0-G3 B3-U0-G4 B1-U0-G3 B4-U0-G3 B1-U0-G2 B4-U0-G4 B2-U0-G3 B3-U0-G4 B1-U0-G4 B5-U0-G4 B4-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G2 B5-U0-G4 B2-U0-G3 B4-U0-G5 B1-U0-G4 B5-U0-G4 B4-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G3 9838 6186 9983 7259 9262 9937 6351 9879 7521 13009 8180 13200 9599 12247 13140 8398 13062 9945 19468 12242 19755 14365 18328 19664 12568 19549 14883 25119 15198 25976 18082 23823 25280 15885 25737 17430 31538 19082 32614 22703 30036 31740 19944 32314 21884 37574 22734 38857 27048 35784 37815 23761 38498 26073 42758 25871 44217 30779 40721 43032 27039 43809 29670 144 89 146 105 135 146 92 144 109 140 88 142 103 132 141 90 140 107 131 82 133 97 123 132 85 132 100 133 81 138 96 127 134 85 136 93 127 77 131 91 121 128 80 130 88 118 72 122 85 113 119 75 121 82 109 66 112 78 104 109 69 111 75 B2-U0-G2 B1-U0-G1 B2-U0-G2 B0-U0-G2 B3-U0-G2 B2-U0-G2 B0-U0-G2 B2-U0-G2 B1-U0-G1 B3-U0-G2 B1-U0-G1 B2-U0-G2 B0-U0-G2 B4-U0-G2 B2-U0-G3 B1-U0-G2 B3-U0-G3 B1-U0-G1 B3-U0-G3 B1-U0-G2 B3-U0-G3 B1-U0-G3 B4-U0-G2 B3-U0-G4 B1-U0-G3 B3-U0-G3 B1-U0-G2 B4-U0-G3 B1-U0-G2 B3-U0-G4 B1-U0-G3 B5-U0-G3 B3-U0-G4 B1-U0-G3 B3-U0-G3 B1-U0-G2 B1-U0-G2 B1-U0-G2 B3-U0-G4 B1-U0-G4 B5-U0-G4 B3-U0-G5 B1-U0-G4 B4-U0-G3 B1-U0-G2 B4-U0-G4 B2-U0-G3 B4-U0-G4 B1-U0-G4 B5-U0-G4 B4-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G2 B5-U0-G4 B2-U0-G3 B4-U0-G5 B1-U0-G4 B5-U0-G4 B4-U0-G5 B1-U0-G4 B4-U0-G4 B1-U0-G3 248.6 148.5 188.8 68.2 93.1 248.6 317.8 393.4 DELIVERED LUMENS* 30L LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. FT 5W Type 3 Type 2FTA Performance (Cont.) All published luminaire photometric testing performed to IESNA LM-79 standards. ISO footcandle plots below demonstrate the Slice (SLM) light patterns only. Not for total fixture output. For complete specifications and IES files, see website. Slice Medium - SLM Outdoor LED Area Light Ordering Guide Luminaire Prefix Light Source Lumen Package Light Output Distribution Orientation 11 Voltage Driver SLM (Slice) LED 9L - 9,000 lms 12L - 12,000 lms 18L - 18,000 lms 24L - 24,000 lms 30L - 30,000 lms 36L - 36,000 lms 42L - 42,000 lms *Consult factory for program- mable wattages and lumen packages SIL - Silicone 2 - Type 2 3 - Type 3 5W - Type 5 Wide 11 FT - Type Forward Throw FTA - Forward Throw Automotive (blank) - standard L- Optics rotated left 90 R - Optics rotated right 90 UNV - Universal Voltage (120-277V) HV - High Voltage (347- 480V) DIM - 0-10v Dimming (0-10%) TYPICAL ORDER EXAMPLE: SLM LED 36L SIL FTA UNV DIM 50 ALSC BRZ IL Color Temp Color Rendering Controls Finish Options 50 - 5,000 CCT 40 - 4,000 CCT 30 - 3,000 CCT 27 - 2,700 CCT 1 AMB - Amber 1 70$3* - 70 CRI 80$3* - 80 CRI1 (Blank) - None Wireless Controls System ALSC - AirLink Synapse Control System 2, 3 ALSCH - AirLink Synapse Control System 3, 4, 10 Host / Satelite IMSS - Integral motion & Daylight Sensor 24V (for use with ALSC/ALSCH)6, 7, 14 Stand-Alone Controls EXT - 0-10v Dimming 5 IMS - Integral Motion & Daylight Sensor 6, 7 BRZ - Bronze BLK - Black GPT - Graphite MSV - Metallic Silver WHT - White PLP - Platinum Plus SVG - Satin Verde Green (Blank) - None Button Type Photocells8 PCI120 - 120V PCI208 - 208V PCI240 - 240V PCI277 - 277V PCI347 - 347V PCR7P9 - 7 Pin Photoelectric Control Receptacle IL - Integral Louver HSS 06/04/18LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. Slice Medium - SLM Outdoor LED Area Light FOOTNOTES: 1 - Consult Factory for availability & Lead Time. 2 - Not available with ALSCH, PCR7P, EXT and Button Type Photocells. 3 - Not available in HV. 4 - Not available with ALSC, PCR7P, EXT and Button Type Photocells. 5 - Not compatible with IMS, Wireless Controls System, Button Type Photcells and PCR7P 6 - Not available with EXT and Button Type Photocells. 7 - IMS is a Dual Sensor (Daylight & Motion) which is field adjustable, via a hand held Remote Configurator Tool, which must be ordered separately. See Accessory Ordering Information.’ 8 - Not available with EXT, IMS, Wireless Controls Systems and PCR7P. Description Order Number Description Order Number PC 120 Photocell for use with PCR option (120v)14 122514 PMOS24 - 24V Pole-Mount Occuppancy Sensor 15 663284CLR PC208-277 Photocell for use with PCR option (208V, 240V, 277V) 14 122515 FK120 Single Fusing (120V) 13 FK120 PC347 Photocell for use with PCR option (347V) 14 122516 FK277 Single Fusing (277V) 13 FK277 PC480 Photocell for use with PCR option (480V) 14 1225180 DFK480 Double Fusing (480V) 13 DFK480 ALSC UNV TL5 - AirLink 5 12 661409 BLS XBO WM CLR Wall Mount Bracket 15 382132CLR ALSC UNV TL7 - AirLink 7 12 661410 IMS/PC Remote Configurator Tool 5849929 IL - Integral louver HSS 684812 Accessory Ordering Information 9 - Not available with ALSC, ALSCH, Button Type Photocells, IMS. Photocell must be ordered separately. 7 pin standard. See Accessory Ordering Information. 10 - See ALSCH configuration support table on page 2. 11 - 90L & 90R option not available on “Type 5W” distribution. See Options. 12 - Factory installed PCR7P option required. See Accessories. 13 - Fusing must be located in hand hole of pole. 14 - Not available with Wireless Control systems and IMS. 15 - “CLR” denotes finish. See Finish options. 16 - Must be used with ALSC or ALSCH controls. Accessories/Options Integral Louver (IL) Accessory Integral Louver available for improved back-light control without sacrificing street side performance. 7 Pin Photoelectric Control 7-pin ANSI C136.41-2013 control receptacle option available for twist lock photocontrols or wireless control modules. Control accessories sold sep- arately. Dimming leads from the receptacle will be connected to the driver dimming leads (Consult factory for alternate wiring). Fixture Shown with PCR 7P Luminaiare shown with Integral Louver (IL) Optics Rotated Left Straight Optics Rotated Right Use Type R (Optics Rotated Right) Pole EXAMPLE Use Type L (Optics Rotated Left) Optics Rotation LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. Slice Medium - SLM Outdoor LED Area Light Sales controls.sales@lsi-industries.com Support controls.support@lsi-industries.com 1 (800) 436-7800 (support, option 8) More information For more information on AirLink, visit our website at www.lsi-airlink.com/airlink Contact LSI Controls Stand-alone Controls: Occupancy/Daylight Sensor (IMS/IMSS) Optional integral passive infrared motion and daylight sensor activates switching of luminaire light levels. Standard Factory settings: High level light is activated and increased to full bright upon detection of motion; photocell is disabled, use Remote Configurator Tool to program. Lowlight level (10% maximum drive current) is activated when target zone is absent of motion activity for ~5 minutes. See coverage diagram for detection cone. Optional configurator tool allows for easy and safe program- ming of each luminaire from ground level. LSI offers a variety of integrated controls options which are compatible with the Slice Area Light and factory-installed for your convenience. 1 Wireless Lighting Control System: AirLink™ enabled by Synapse® AirLink is perfect for sites that require more functionality, customization and site-wide connectivity & control. LSI offers two options for this specific feature: the factory-integrated AirLink Wireless Lighting Controller or Photoelectric Control Receptacle with AirLink Twist Lock Controller (accessory). Both options provide seamless integration into the AirLink system and its self-healing mesh network. Other features of this system include: utility grade power monitoring (-2% accuracy); remote control and scheduling; flexible 0–10V dimming control; on/off switching; secure, over-the-air upgrades to support future enhancements, status monitoring of your lighting fixtures; and 5 year limited warranty. The AirLink system radio: SNAP 2.4 GHz; 802.15.4; +20 dBm Transmit Power; -105 dBm Receive Sensitivity; excellent RF Range — 1,000ft LoS between controllers. See next page for more info. For full product and system specifications visit www.lsi-airlink.com/airlink-synapse/ 2 IMS/IMSS Coverage Diagram SIDE VIEW TOP VIEW 0 27' 40' 50' 50'40' 40'30' 30'20' 20'0'01'01 0 0 50' 25' 25' 25' 25' 50' 100' Remote Configurator Tool IMS/IMSS Luminaire Shown With IMS/IMSS 06/04/18LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com • (513) 372-3200 • ©LSI Industries Inc. All Rights Reserved. Slice Medium - SLM Outdoor LED Area Light Features • Integrated Photocell • ANSI C136.41 Dimming Receptacle Support • Digital sensor input for motion sensing (ALSC UNV TL7 only) • Dimensions: 4.53” W x 2.68” H (115mm W x 68mm H) Regulatory Approvals • FCC, IC certified • UL and DLC Listed Power and Performance • Operating environmental: -40°F to 158°F (-40°C to 70°C); 20% to 90% RH non-condensing; IP66 • Input power: 100–277 VAC +/- 10% (Max 305V)50/60 Hz • Switched output: Default ON • Load rating: 5A @ 100V to 277V (+/- 10%) • Dimming output: maximum current 10mA • Sensor input: One digital input that can be used for motion-based lighting controls (ALSC UNV TL7 only) • Power readings: Voltage, Watts TM enabled by Synapse® 1 2 Features • True On/Off functionality via switched relay • Relay closes on power loss • Supports a wide range of LED drivers and fixtures • Direct Connect up to two (2) to 24V Occupancy Sensors and Photocells (consult sales for compatible list) • Available in a metal cased version with quick connect terminal blocks • Lights default to on for safety • Dimensions: 8.2” L x 2.3” W x 1.3” H (209mm L x 59mm W x 33mm H) without antennas Regulatory Approvals • FCC, IC, CE certified • cULus and DLC Listed • California Title 24 compliant Power and Performance • Operating environmental: -40°F to 131°F (-40°C to 55°C) • Input power: 100–277 VAC +/- 10% (Max 305V)47/64 Hz • Switched output: Default ON; Zero Cross Switching • Load rating: 5A @ 100V to 277V (+/- 10%) • Dimming: 0–10V control; Output: Class 1/2 - 20mA Source Max / 50mA Sink Max • Sensors inputs: 0–10V (photocell sensors), 0–24V (all other sensors); Sensor power supply: 24VDC @ 50mA Wireless Lighting Controller 5 Pin & 7 Pin Twist Lock (accessory with Photoelectric Control Receptacle) Integrated Wireless Lighting Controller IP67 At Grade LS411LED Omnio Mini LS6054 Groundmount Stake (order separately) Specifications Lamp Source 9 W or 15 W LED ٪ White (4 300 K typical)٩ Warm white (3 000 K typical)٩ Blue (470 nm) Other colors by request RGB Approved Use Suitable for wet locations Control Options PWM IP Rating IP67 Construction LM20 die-cast marine grade powder coated aluminum Mounting Type ½" NPT Standard Inclusions Silicone handgrip to allow hot adjustment MicroAntiLeach™ wire entry Accessories Order separately LS6054 Groundmount stake Remote Transformers / Power Supplies Order separately Refer to Technical Data section for application specific options Ambient Operating Temperature -22 °F to 122 °F (-30 °C to +50 °C) Photometrics Refer to www.lumascape.com Any luminaire can become hot - take care with appropriate use and placement LS411LED Omnio Mini LS411LED LAMP Description Wattage Color Code LED 9 W White (4 300 K typ.)9W4 Warm white (3 000 K typ.)9H6 Blue (470 nm)9B4 RGB 9M4 15 W White (4 300 K typ.)15W4 Warm white (3 000 K typ.)15H6 Blue (470 nm)15B4 OPTICAL SYSTEM Beam Code Narrow Medium 25Ý NM Medium 30Ý ME(1) Linear 20Ý x 40Ý LN (1) Recommended for best RGB color mixing. MOUNTING Description Code ½" NPT C C FINISH Description Material Code Black, powder coated Aluminum CB White, powder coated Aluminum CW Silver, powder coated Aluminum CS INPUT VOLTAGE Voltage Code 120-277 V, 50/60 Hz 09(1) 12-15 V, 60 Hz or 12-24 V DC 13(1)(2) PWM Dimmable Driver, 12-15 V, 60 Hz or 12-24 V DC 13-DIM(2) (1) Not available for RGB. (2) 9 W only. Requires appropriate transformer. PWM DIM OPTIONAL Dimmable Wiring Diagram Reference Input Voltage LED Color Control Type Wiring Diagram 13-DIM Single Color PWM 6 13-DIM RGB PWM 8,9 6.75” (171 mm)6.2” (158 mm)200°360°Ø2.44”(62 mm)19.7” (500 mm)The LS411LED is a compact, adjustable luminaire with an aesthetically pleasing form, featuring integral line voltage driver and a wide range of adjustability making it ideal for general landscape lighting applications. The LS411LED is also supplied factory sealed, complete with 6.5' hookup wire. The epoxy coated, marine grade aluminum construction ensures a long service life, even in harsh environments. 1300 Industrial Road, Unit #19 San Carlos, CA 94070 FREE CALL 1-866-695-5862 US & Canada info@lumascape.com www.lumascape.com C1877US 6 Sep 2013 At Grade LS411LED Photometrics & Accessories Photometrics Photometric data is based on test results from a NIST traceable testing lab. IES data is available at www.lumascape.com. Note: No depreciation factor is applied to the data shown. LS411LED 4 300 K(1) 25° Beam Angle Power Input 17.2 Lumens 807 Efficacy 47 Lm/W Polar Candela Distribution Illuminance at a Distance ft Center Beam fc Beam Ø 5 192.6 2 ft 10 48.1 4 ft 15 21.4 7 ft 25 7.7 11 ft 30 5.3 13 ft 40 3 18 ft 50 1.9 22 ft 1204 2407 3611 4814 C 0° C 15° C 30° C 45° C 60° C 75° C 90° 90°0000000 100°0000000 110°0000000 120°0000000 130°2223454 140°23 24 23 20 18 17 18 150°56 59 54 52 55 61 61 160°272 281 302 329 354 363 379 170°2498 2514 2529 2549 2590 2637 2677 180°4814 4814 4814 4814 4814 4814 4814 LS411LED 4 300 K(1) 30° Beam Angle LS411LED 4 300 K(1) 20° x 40° Beam Angle Power Input 17.6 Lumens 785 Efficacy 45 Lm/W Power Input 16 Lumens 743 Efficacy 46 Lm/W Polar Candela Distribution Polar Candela Distribution ft Center Beam fc Beam Ø 5 108.9 3 ft 10 27.2 5 ft 15 12.1 8 ft 25 4.4 13 ft 30 3 16 ft 40 1.7 21 ft 50 1.1 27 ft 681 1362 2042 2723 C 0° C 15° C 30° C 45° C 60° C 75° C 90° 90°0000000 100°0000000 110°0000000 120°0000000 130°99109988 140°35 39 38 33 33 33 31 150°167 160 153 155 157 165 157 160°741 742 733 727 702 681 667 170°1903 1896 1873 1861 1845 1831 1827 180°2723 2723 2723 2723 2723 2723 2723 C 0° C 15° C 30° C 45° C 60° C 75° C 90° 0°2417 2417 2417 2417 2417 2417 2417 10°1398 1447 1556 1706 1870 1984 2040 20°405 439 515 640 807 999 1115 30°55 67 96 147 225 308 368 40°15 16 20 29 46 66 82 50°556891320 60°0001221 70°0000000 80°0000000 90°0000000 Illuminance at a Distance Illuminance at a Distance C-0º C-0º 170º 160º 150º 140º 130º 120º 110º 100º 90º 170º 160º 150º 140º 130º 120º 110º 100º 90º (1) To approximate warm white data, multiply by 0.84. Refer web site for IES files for all color temperatures. (1) To approximate warm white data, multiply by 0.84. Refer web site for IES files for all color temperatures. (1) To approximate warm white data, multiply by 0.84. Refer web site for IES files for all color temperatures. ft Center Beam fc Beam W Beam L 5 96.7 2 ft 3 ft 10 24.2 4 ft 7 ft 15 10.7 6 ft 10 ft 25 3.9 10 ft 17 ft 30 2.7 12 ft 21 ft 40 1.5 16 ft 28 ft 50 1 19 ft 34 ft C-0º 0º20º10º 30º 40º 50º 60º 70º 80º 90º 604 1208 1812 2417 C-90º www.lumascape.com C1877US 6 Sep 2013 Technical Data Wiring Diagrams NOTE: The above diagrams are intended to show electrical pathways between luminaires and ancillary devices. These diagrams are not intended to show type or color of cord/wire, wire gauge or approved use of the cord/wire supplied with luminaires. Consult the luminaire-specific cutsheet or the factory for detailed specifications. Diagram 6 - 0-10 V Dimming - Low Voltage LED Luminaire on 12-15 V AC or 24 V DC Circuit PWM DIM 0-10 V wall box dimmer 120 V 120-277 V Other 0-10 V signal OR LS6133 0-10 V to PWM Dimming Signal Converter LSLED-24V12W277 Power Supply LS-TWM-1/2/3 or LSLED-24V96W277 PWM ï PWM + 0-10 V ï 0-10 V + 12-15 V AC / 24 V DC (suitable NEMA enclosure required - by others) NOTE: Dimming behavior of these luminaires is inverted. Use compatibility table to determine maximum number of luminaires the power supply can support. DMX In DMX Out 12-15 V AC Com + R ï G ï B ï LS67100 DMX to PWM Translator LS-TWM-1/2/3 Remote Magnetic Transformer LSLED-24V96W277 Power Supply 1 unit included with each LS67100 120 V 120-277 V Diagram 8 - RGB via DMX for Low Voltage LED Luminaire on 12-15 V AC Circuit PWM DIM Use compatibility table to determine maximum number of luminaires the power supply can support. www.lumascape.com Technical Data Wiring Diagrams NOTE: The above diagrams are intended to show electrical pathways between luminaires and ancillary devices. These diagrams are not intended to show type or color of cord/wire, wire gauge or approved use of the cord/wire supplied with luminaires. Consult the luminaire-specific cutsheet or the factory for detailed specifications. 120-277 V DMX In DMX Out 24 V DC + Com + R ï G ï B ï 24 V DC ï LS67100 DMX to PWM Translator LSLED-24V96W277 Power Supply 1 unit included with each LS67100 Diagram 9 - RGB via DMX for Low Voltage LED Luminaire on 24 V DC Circuit PWM DIM Use compatibility table to determine maximum number of luminaires the power supply can support. www.lumascape.com Technical Data Transformers and Power Supply Compatibility Transformers and Power Supplies for Low Voltage LED Luminaires The following list of transformers and power supplies are for use with luminaires specifically described as being compatible with either 12 V AC (wirewound only) transformers or with 12-24 V DC power supplies. Compatibility will be noted in the ordering code of the luminaire concerned, and will typically be referenced by Voltage Code '13' or '13-DIM'. In the case of '13-DIM' additional components may be required. Refer to the applicable wiring diagram/s. Compatibility with each transformer or power supply is indicated by the value mentioned, representing the maximum number of luminaires that may be powered from each transformer or power supply. Please note, this does not take into consideration voltage drop or ampacity limits of th e branch circuit. For assistance, please contact factory. Wall Mounted Landscape Lighting Transformers Wall Mounted Transformers Class 2 Power Supply Direct Burial Transformer LS-TWM-1-300 LS-TWM-2-600 LS-TWM-3-900 LS-TWM-50 LS-TWM-100 LS-TWM-150 LS-TWM-250 LSLED-24V96W277 LS-TDB1-300 Input Voltage 120 V, 60 Hz 120 V, 60 Hz 120 V, 60 Hz 120 V, 60 Hz 120 V, 60 Hz 120 V, 60 Hz 120 V, 60 Hz 120-277 V, 50/60 Hz 120 V, 60 Hz Output Voltage 12/13/14/15 V 60 Hz 12/13/14/15 V 60 Hz 12/13/14/15 V 60 Hz 12 V, 60 Hz 12 V, 60 Hz 12 V, 60 Hz 12 V, 60 Hz 24 V DC 12.5 V, 60 Hz Wattage 1 x 300 W circuit 2 x 300 W circuits 3 x 300 W circuits 50 W 100 W 150 W 250 W 96 W 300 W LS411LED, 9 Watt 12 24 36 7 12 www.lumascape.com Ingrade IK10IP68 LS363LED with round flush cover and GripGlass™ 15°15°5 360° Specifications Lamp Source 16 LED ٪ White (4 300 K typical)٩ Warm white (3 000 K typical)٩ Warm white (2 700 K typical)٩ Blue (470 nm) Other colors by request Approved Use Suitable for wet locations Suitable for use in poured concrete Inherently protected Lumen Maintenance (L70) >60,000 hrs Limited by TM-21 x6 rule IP Rating IP68 Construction 316 marine grade stainless steel Installation Types Pre-Installation Blockout Concrete pour, drive-over & general use applications Direct Burial Landscapes, planters & special applications (consult factory) Drive-over With OptiClear™ lens and pre-installation blockout LS644-K Static Load Rating 6 600 lb (3 000 kg) with OptiClear™ lens and pre- installation blockout LS644-K (Load applied to center of glass across a 2" diameter area) Impact Rating IK10 with OptiClear™ lens Standard Inclusions Teflon coated cover screws MicroAntiLeach™ wire entry Accessories LS644-K pre-installation blockout LS645 brass grill (For use with direct burial, recessed cover type only) Ambient Operating Temperature -22 °F to 122 °F (-30 °C to +50 °C) Surface Temperature ” °F (45 °C) Photometrics Refer to www.lumascape.com Any luminaire can become hot - take care with appropriate use and placement OPTIONAL OPTIONAL The LS363LED is a robust, medium wattage ingrade luminaire, featuring high efficacy Lumileds™ LEDs. As an inherently protected luminaire it can be used in interior spaces and immediately adjacent to combustible materials (such as wood decking, etc). In addition, internal rotation and tilt adjustability ensures the most efficient light delivery can be set according to the site conditions. 1300 Industrial Road, Unit #19 San Carlos, CA 94070 FREE CALL 1-866-695-5862 US & Canada info@lumascape.com LS363LED www.lumascape.com $XJ2016 IngradeLS363LED Pre-installation Flush covers for pre-installation use special seals and support bushes to ensure static loads up to 6 600 lb (3 000 kg) are properly supported. In order to achieve this drive- over rating, OptiClear™ or GripGlass™ must be used. Pre-Installation Blockout Round Flush Cover ٩ SS316: Polished ٩ SS316: Brushed Connection Type '87' for LS644-K-87-09 Pre-Installation Blockout Connection Type '82' for LS644-K-84 Pre-Installation Blockout Connection Type '84' for LS644-K-84 Pre-Installation Blockout 6.5' SOOW Cord For connection to the branch circuit via junction box (by others) or other approved method. c/w 6.5' SOOW Cord (16/3) ½" NPT Adapter The luminaire is factory-fitted with 6.5' hookup wire. Ensure terminations can be made within this length. For other length options, consult factory. Lens Options OptiClear™ Glass Glass of very high optical purity and load strength. Suitable for walk-over and drive-over applications. GripGlass™ OptiClear™ glass with slip reduction glazing process. Suitable for walk-over and drive-over applications. IP68 Connector & Junction Box The luminaire is fitted with an IP68 connector, which attaches directly to the cord supplied with LS644-K-87-09, without the use of any tools. The cord is 1.8' (0.56 m) in length, and is factory assembled with a 4 way, ¾" junction box - Remains field serviceable after installation. Cover Options for Pre-Installation Blockout Ø8.3” (210 mm)14.6” (372 mm) Ø5.4”(136 mm)Why Use LS644-K-87-09 Pre-Installation Blockout? The LS644-K-87-09 acts as a blockout, and is intended for installation before the luminaire, however it has other special functions. To simplify the installation, every LS644-K-87-09 is supplied complete with a 4-way, ¾" PVC junction box, inside which the installer can make all necessary connections, and allows the completion of all wiring even before the luminaire arrives on site. This method also ensures the luminaire itself is not damaged during concreting or other site works. Note: The junction box remains serviceable after installation. To complete the installation, Lumascape provides an IP68 connector, enabling a tool-free final connection from the luminaire to the branch circuit. In addition, this connector is readily detachable, allowing for off-site maintenance. Why Use LS644-K-84 Pre-Installation Blockout? The LS644-K-84 pre-installation kit (order separately) is ideal for use in applications where maximum flexibility for the type and location of branch circuit connections are required or where exact site conditions may be unknown. For use with the LS644-K-84, Lumascape provides the LS363LED complete with 6.5' of factory-installed hookup wire or an SOOW cord (both options include a MicroAntiLeach™ seal). This provides the installer with greater flexibility to determine the type and location of the branch circuit connection. This option is also 100% hard- wired, and does not feature the IP68 detachable couplings for off-site maintenance. All aspects of the luminaire itself are still field serviceable. www.lumascape.com $XJ OPTICAL SYSTEM Description Beam Code Adjustable NR Adjustable Adjustable Wide 0 WD Adjustable LH(1) Adjustable LV(1) Refer to beam orientation diagram below. LAMP Description Wattage Color Code LED 16 W White (4 300 K typ.)1 W4 Warm white (3 000 K typ.)1 H6 Warm white (2 700 K typ.)1 D7 Blue (470 nm)1 B4 LS363LED Pre-installation Ingrade CONNECTION TYPE Description Code IP68 Connector & Junction Box 87(1) 6.5' SOOW Cord 84(2) ½" NPT Adapter 82(2) (1) LS644-K-87-09 required - order separately. (2) LS644-K-84 required - order separately. HOUSING DEPTH Description Code 14.6" (372 mm) 23 WIRE ENTRY LOCATION Description Code Bottom Q INPUT VOLTAGE Description Code 120-277 V, 50/60 Hz 09 LS363LED Product Lamp Lens Cover Connection Type 23 Housing Depth Q Wire Entry Location Input Voltage COVER Description Material Finish Code Round Flush Cover Stainless steel Polished M Brushed N LENS Description Code OptiClear™Very high optical purity and load strength A (1) GripGlass™ OptiClear™ with slip reduction glazing process G(1) (1) Suitable for drive-over. Optical System LS363LED Accessories Stacking and order of accessories LED LS667 Solite Lens Beam Orientation for the "LV" optical system Beam Orientation for the "LH" optical system Beam Orientations www.lumascape.com "VH .E 120V, 50/60 Hz Forward Phase Dimmable Driver 25 IngradeLS363LED Direct Burial Use flush covers for installation in fine finished surfaces such as granite and marble. They can also be used in some suspended applications. The flush cover will conceal gaps between the luminaire and the surrounding surface. Recessed Cover ٩ SS316: Polished ٩ SS316: Brushed Round Flush Cover ٩ SS316: Polished ٩ SS316: Brushed Use recessed cover for installation in soil, grass, pavers and other uneven surfaces where no cover overhang is desired. Square Flush Cover ٩ SS316: Brushed Why Use Direct Burial? Direct burial installation is ideal for landscaping areas or for special applications where depth is restricted. This type of installation also allows for maximum heat dissipation. The 316 grade Stainless Steel construction of the luminaire performs flawlessly in alkaline and acidic soil types, and is also rated for use in concrete pour applications. Note: This installation type has no option for a pre-installation blockout. Lumascape provides the LS363LED complete with 6.5' of factory installed hookup wire and ½" NPT adapter, supplied complete with MicroAntiLeach™ seal. This provides the installer with greater flexibility to determine the nature of the branch circuit connection. This connection is also 100% hardwired. All aspects of the luminaire itself remains field serviceable. Consult factory for application advice prior to using this configuration. Connection type '82' for 'Direct Burial' housing Lens Options ½" NPT Adapter The luminaire is factory-fitted with 6.5' hookup wire. Ensure terminations can be made within this length. For other length options, consult factory. Cover Options for Direct Burial 8.7” (221 mm)Ø7.4” (187 mm) Housing OD Ø5.6” (142 mm) 0.98” (25 mm)Ø5.4”(136 mm)Ø 5.6” (142 mm)0.1” (3 mm)0.98” (25 mm)8.7” (221 mm)Ø7.4” (187 mm) Housing ODØ5.4”(136 mm)Ø8.0” (204 mm)Cover OD Ø 5.6” (142 mm)0.1” (3 mm)0.98” (25 mm)8.7” (221 mm)Ø7.4” (187 mm) Housing ODØ5.4”(136 mm)Ø8.0” (204 mm) OptiClear™ Glass Glass of very high optical purity and load strength. Suitable for walk-over and drive- over applications. GripGlass™ OptiClear™ glass with slip reduction glazing process. Suitable for walk-over and drive-over applications. www.lumascape.com $XJ OPTICAL SYSTEM Description Beam Code Adjustable NR Adjustable Adjustable Wide 0 WD Adjustable LH(1) Adjustable LV(1) (1)Refer to beam orientation diagram below. LAMP Description Wattage Color Code LED 16 W White (4 300 K typ.)16W4 Warm white (3 000 K typ.)16H6 Warm white (2 700 K typ.)16D7 Blue (470 nm)16B4 INPUT VOLTAGE Description Code 120-277 V, 50/60 Hz 09 LS363LED Product Lens Cover 82 Connection Type 21 Housing Depth Wire Entry Location Input Voltage LS363LED Direct Burial Ingrade CONNECTION TYPE Description Code ½" NPT Adapter 82 HOUSING DEPTH Description Code 8.7" (221 mm) 21 WIRE ENTRY LOCATION Description Code Side N Bottom Q LENS Description Code OptiClear™Very high optical purity and load strength A GripGlass™ OptiClear™ with slip reduction glazing process G COVER Description Material Finish Code Recessed Cover Stainless steel Polished B Brushed H Round Flush Cover Stainless steel Polished D Brushed I Square Flush Cover Stainless steel Brushed V Lamp Optical System LS363LED Accessories Stacking and order of accessories LED LS667 Solite Lens LS645 Brass grill External accessory Use with recessed covers only Not suitable for use in traffic areas Beam Orientation for the "LV" optical system Beam Orientation for the "LH" optical system Beam Orientations www.lumascape.com "VH ME 120V, 50/60 Hz Forward Phase Dimmable Driver 25 Lumascape Lighting Industries will guarantee the following product groups from the date of purchase against faulty workmanship or materials for: 1)Underwater-5 years; 2) Copper-10 years; 3) Aluminium-2 years; 4) Stainless Steel-10 years. Structural/12 months Electrical. All warranty claims must be returned to Lumascape Lighting Industries for assessment. There is no warranty offered on lamps other than lamp manufacturers warranty if any. Lumascape Lighting Industries accepts no responsibility for damage to any ancillary equipment or inconvenience caused by the failure of our products. Lumascape Lighting Industries reserves the right to alter fittings or specifications at any time. more grip and better public safety breathe easier with Grip Glass12mm(0.5in)Specification Description Catalogue number Notes Lamp Colour Lighting designer Fitting Supplier Reference Features Glazed on slip resistant texture Glazing process adds strength Optional with all Lumascape In Groud Up Lights Suits interior and exterior applications Compatible with a wide range of lenses C1009US - 2006_07_REV001 Lumascape Lighting Industries c 2003 www.lumascape.com T 1-(650)-595-LUMA(5862) 1-(650)-595-5820 LUMASCAPE USA INC Free Call 1-866-695-LUMA(5862) SHEET ID:1NOTES:PROJECT ID: PROJECT INFO:SHEET CONTENT:SCALE:1/4"=1'-0"The author takes no responsibility for any dimensions obtained by scaling from this drawing. If no dimension is shown, the recipient must ascertain the dimension specifically from the Architect or by site measurement and may not rely upon this drawing. Supplying this drawing in digital form is solely for convenience and no reference may be placed on any data in digital form. All data must be checked against the hard copy.NOT FOR CONSTRUCTIONADDENDUM 1000000DESCRIPTIONDATEOTB PACKAGE100% DD PACKAGE000000000000NO.21PLANSFLOOR PLAN01/4"=1'-0"12' 4' 8'A-102ADA RAMPSTORAGESECRETARY/RECEPTIONSTORAGETECH +STORAGESTORAGE  p 5' 2'-6"8'-11"5' 2'-6"3"7'-6"3"3'-6" 4'7'-6"9'9'10"10"8'-11"9'cutout in perfcutout in perfcutout in perffabric membraneframed polycarbonate panelscutout in perfdetatchable white perf metal panel system typ.demountable white perf metal staircasedemountable white perf metal rampSHEET ID:1NOTES:PROJECT ID: PROJECT INFO:SHEET CONTENT:SCALE:1/4"=1'-0"The author takes no responsibility for any dimensions obtained by scaling from this drawing. If no dimension is shown, the recipient must ascertain the dimension specifically from the Architect or by site measurement and may not rely upon this drawing. Supplying this drawing in digital form is solely for convenience and no reference may be placed on any data in digital form. All data must be checked against the hard copy.NOT FOR CONSTRUCTIONADDENDUM 1000000DESCRIPTIONDATEOTB PACKAGE100% DD PACKAGE000000000000NO.21ELEVATIONSA-201wp4wp1 wp2wp3wp501/4"=1'-0" 2' 4' 8'2REAR ELEVATION4FRONT ELEVATION01/4"=1'-0"12' 4' 8'+3'-0"top of perf metal panelstop of cubestop of mechanical cubes+18'-0"+13'-0"d2SIDE SIGNAGE ELEVATION1/8"=1'-0"302'4' 8'SIDE SIGNAGE ELEVATION1/8"=1'-0" 0 2' 4' 8'd1 demountable white perf metal staircaseframed polycarbonate panelsfabric membranedemountable white perf metal rampdemountable white perf metal staircasedemountable white perf metal rampframed polycarbonate panelsfabric membraneSIDE ELEVATIONSIDE ELEVATIONSHEET ID:1NOTES:PROJECT ID: PROJECT INFO:SHEET CONTENT:SCALE:1/4"=1'-0"The author takes no responsibility for any dimensions obtained by scaling from this drawing. If no dimension is shown, the recipient must ascertain the dimension specifically from the Architect or by site measurement and may not rely upon this drawing. Supplying this drawing in digital form is solely for convenience and no reference may be placed on any data in digital form. 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FAC Commissioners were asked to approve the Enhanced Plan, which utilizes $2.4M of Measure G Funds. This was the first time the FAC was consulted on this matter. One of the responsibilities of the FAC is oversight for the use of Measure G Funds. After much discussion, the FAC Commissioners are unanimous and enthusiastic in support of the concept for the Event Site. However, we expressed concern there was insufficient information for us to approve the Enhanced Plan. Our main areas of concern are as follows: ¾Lack of information to determine whether the Enhanced Plan provided a state-of-the-art event site in one Phase. ¾Lack of information on projected annual operating costs and potential revenues. FAC Commissioners requested additional information and selected fellow Commissioners Mills, Rosen and Batavick to meet with City Staff, and for one of these Commissioners to attend the next Ad Hoc Committee Meeting. On June 18, 2018, the three Commissioners met with City Staff. They were provided additional information on the Enhanced Plan, including details of both the capital expenditure and annual operating expense components. They also received additional information addressing other areas of FAC concern including; turf mitigation, Coachella Valley Water District issues, adequacy of Event Site to hold ATTACHMENT 6 various entertainment events, ingress and egress options for people and vehicles and potential future Phases of the Event Site. Commissioner Mills attended the AD Hoc Committee meeting on June 18th. During the meeting he commented that the FAC felt the proposed Enhanced Plan may be “under built”. He further remarked that the proposed plan should NOT be restricted by any hypothetical budget but rather should be guided by amenities that insure the Event Site is a first class facility from the outset with the ability to accommodate multiple types of events. The City needs to take advantage of this once in a lifetime opportunity. Accordingly, the FAC supports additional shade structures, as well as providing adequate restroom facilities taking into account the demographics of our citizens and potential event attendees. The FAC would also recommend a 10-year revenue and expenditure projection. Based on our review of the Enhanced Plan, the FAC has the following recommendations: 1) Revise the current Event Site Enhanced Plan to include additional restroom and storage area facilities, a shade structure over the stage, more shade trees, and more shade structures, such as gazebos. Additional Measure G funds are available. Consider integrating the recently approved purchase of a modular building into a new Enhanced Plan. 2) Develop a plan for using Art in Public Places funds. Some art should be “children friendly.” 3) Obtain specific recommendations and suggestions from potential users and sponsors of events. During the Ad Hoc Committee Meeting, it was mentioned GoldenVoice expressed an interest in the Event Site. This opportunity should be explored. 4) Investigate the potential of obtaining grant funds from the recently passed Proposition 68 or other public sources. 5) With estimated annual operating expenses of $150,000. prepare a 10-year projection showing estimated revenues derived from the La Quinta Arts Festival, other art shows, concerts, food-related events, etc. 6) Highlight the planned Event Site in the City’s continuing marketing efforts. This addition of a new multi-purpose public park is very notable to our residents and to others outside our community. The Planning Commission will be meeting on June 26th for final review and their approval of an Enhanced Plan. The FAC requests the Planning Commission consider our applicable recommendations in their final review. The FAC will hold a Special Meeting on July 18th to review, for our approval, the Enhanced Plan approved by the Planning Commission at their June 26th Meeting. Other additional information will also be reviewed. We are prepared to answer any questions you may have on our observations and recommendations. Respectfully, The Financial Advisory Commission Cc: City of La Quinta Planning Commission City of La Quinta Community Services Commission Frank Spevacek, Chris Escobedo, Steve Howlett, Monika Radeva, Karla Campos, Marcie Graham Bcc Financial Advisory Commissioners Mills, Rosen, Johnson, Twohey, Turbow, Lopez, and Chairperson Batavick B C     kqQmqQls B        kqQmqQls     @l B       kqQmqQls    @l B       kqQmqQls     @l 3/$11,1*&200,66,21 -81( 38%/,&+($5,1*12 32:(532,17%<38%/,&63($.(5/(,/$1$09$5