2019 12 10 PCPLANNING COMMISSION AGENDA 1 DECEMBER 10, 2019
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBER
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, DECEMBER 10, 2019 AT 6:00 P.M.
CALL TO ORDER
ROLL CALL: Commissioners Bettencourt, Currie, Libolt Varner, McCune, Nieto,
Proctor and Chairperson Caldwell
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 –
1. SHORT-TERM VACATION RENTAL AD-HOC COMMITTEE
CONSENT CALENDAR
NOTE: Consent Calendar items are routine in nature and can be approved by one
motion.
1. APPROVE MINUTES OF NOVEMBER 12, 2019
BUSINESS SESSION - None
Planning Commission agendas and
staff reports are now available on the
City’s web page: www.laquintaca.gov
PLANNING COMMISSION AGENDA 2 DECEMBER 10, 2019
STUDY SESSION
1. RECREATIONAL AND LARGE VEHICLE PARKING IN RESIDENTIAL AREAS
PUBLIC HEARINGS
Declarations regarding Public Contacts.
1. ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2019-0002 (TTM
37730) SUBMITTED BY SILVERROCK DEVELOPMENT COMPANY
PROPOSING TO ALLOW SUBDIVISION OF 13.9 ACRES FOR DEVELOPMENT
OF 29 SINGLE-FAMILY HOMES. PROJECT: MONTAGE RESIDENCES. CEQA:
FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-1003 APPLY AND NO
FURTHER ENVIRONMENTAL REVIEW IS REQUIRED. LOCATION: WITHIN
THE NORTHWEST PORTION OF THE SILVERROCK RESORT.
[RESOLUTION 2019-012]
2. CONTINUED FROM OCTOBER 8, 2019 – ADOPT RESOLUTIONS
RECOMMENDING THE CITY COUNCIL CERTIFY ENVIRONMENTAL
ASSESSMENT 2017-0006 AND APPROVE SPECIFIC PLAN 2017-0002,
TENTATIVE PARCEL MAP 2017-0003, SITE DEVELOPMENT PERMIT 2017-
0009 SUBMITTED BY LUNDIN DEVELOPMENT COMPANY PROPOSING AN
APPROXIMATE 119,000 SQUARE-FOOT SHOPPING CENTER WITH THREE
DRIVE-THROUGH BUILDINGS AND A 63,000 SQUARE-FOOT SUPERMARKET
WITH ASSOCIATED VEHICLE FUEL CENTER. PROJECT: PAVILION PALMS
SHOPPING CENTER. CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT
HAS PREPARED A MITIGATED NEGATIVE DECLARATION IN COMPLIANCE
WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION:
NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET.
[RESOLUTIONS 2019-013 AND 2019-014]
REPORTS AND INFORMATIONAL ITEMS - None
COMMISSIONERS’ ITEMS
STAFF ITEMS - None
ADJOURNMENT
NOTICE:
THE REGULAR PLANNING COMMISSION MEETING
OF DECEMBER 24, 2019 HAS BEEN CANCELLED.
The next regular meeting of the Planning Commission will be held on January 14,
2020, commencing at 6:00 p.m. with the Call to Order, at the City Hall Council
Chamber, 78-495 Calle Tampico, La Quinta, California.
PLANNING COMMISSION AGENDA 3 DECEMBER 10, 2019
DECLARATION OF POSTING
I, Wanda Wise-Latta, Commission Secretary, do hereby declare that the foregoing
Agenda for the La Quinta Planning Commission meeting of December 10, 2019 was
posted on the City’s website, near the entrance to the Council Chamber at 78-495
Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78-
630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas,
on December 6, 2019.
DATED: December 6, 2019
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 ten (10) 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 NOVEMBER 12, 2019
PLANNING COMMISSION
MINUTES
TUESDAY, NOVEMBER 12, 2019
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at
6:00 p.m. by Chairperson Caldwell.
PRESENT: Commissioners Bettencourt, Currie, Libolt Varner, McCune,
Nieto, Proctor and Chairperson Caldwell
ABSENT: None
STAFF PRESENT: Design and Development Director Danny Castro, City Attorney
William Ihrke, Planning Manager Cheri L. Flores, Senior Planner
Carlos Flores, Public Works Director and City Engineer Bryan
McKinney, Commission Secretary Wanda Wise-Latta and
Administrative Assistant Mirta Lerma
PLEDGE OF ALLEGIANCE
Commissioner Currie led the Planning Commission in the Pledge of Allegiance.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None
CONFIRMATION OF AGENDA - Confirmed
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATION -
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES DATED OCTOBER 12, 2019
MOTION – A motion was made and seconded by Commissioners Currie/Proctor to
approve the Consent Calendar as submitted. AYES: Commissioners Bettencourt,
Currie, Libolt Varner, McCune, Nieto, Proctor and Chairperson Caldwell. NOES:
None. ABSENT: None. ABSTAIN: None. Motion passed unanimously.
BUSINESS SESSION
1. APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS
OF NOVEMBER 26 AND DECEMBER 24, 2019
CONSENT CALENDAR ITEM NO. 1
PLANNING COMMISSION MINUTES 2 NOVEMBER 12, 2019
Planning Commission waived the presentation of the staff report which is on file in
the Design and Development Department.
MOTION – A motion was made and seconded by Commissioners Proctor/Currie to
cancel the regular Planning Commission meetings November 26 and December 24,
2019. Motion passed unanimously.
STUDY SESSION - None
PUBLIC HEARINGS
DECLARATIONS REGARDING COMMISSION PUBLIC CONTACTS
Commissioner Bettencourt disclosed that with respect to Public Hearing Item No. 1,
that he has a business relationship with LSA on unrelated business properties
located outside of the City of La Quinta.
City Attorney Ihrke stated that he met with Commissioner Bettencourt and that
there is no source of income or other financial interest on the part of Commissioner
Bettencourt with respect to Public Hearing Item No. 1.
Chairperson Caldwell disclosed that with respect to Public Hearing Item No.1,
visited project site and stated she had no public contact.
Commissioner Proctor disclosed that with respect to Public Hearing Item No.1,
visited project site and stated he had no public contact.
Commissioner Nieto disclosed that with respect to Public Hearing Item No.1, visited
project site and stated he had no public contact or conflict.
No other public contact to report.
1. SITE DEVELOPMENT PERMIT 2019-0002, ZONE CHANGE 2019-0002,
VARIANCE 2019-0001 AND ENVIRONMENTAL ASSESSMENT 2019-0002
SUBMITTED BY KAIDENCE GROUP PROPOSING A 2,790 SQUARE FOOT
DRIVE-THROUGH STARBUCKS. PROJECT: DRIVE-THROUGH STARBUCKS;
CEQA: PROJECT CONSISTENT WITH MITIGATED NEGATIVE DECLARATION
APPROVED FOR ENVIRONMENTAL ASSESSMENT 91-187 PREPARED FOR PLOT
PLAN 91-456 AND APPROVED APRIL 16, 1991. LOCATION: NORTHWEST
CORNER OF WASHINGTON STREET AND CALLE TAMPICO. [RESOLUTION 2019-
011]
Senior Planner Carlos Flores presented the staff report, which is on file in the
Design and Development Department.
PLANNING COMMISSION MINUTES 3 NOVEMBER 12, 2019
Staff responded to the Commission’s inquiries regarding the drive-through and
potential car-stacking impacts to ADA parking spaces; height of menu board; and
directional signage versus parking lot markings.
Senior Planner Flores stated that the applicant has not provided information
regarding direction signage and striping. He noted that the site design lends itself
to flexibility and changes in operation should, for example car-stacking impact
parking spaces during peak hours.
Staff continued to respond to the Commission’s inquiries regarding barrier or
enclosure for the patio area; ADA accessibility; and outdoor speakers.
Senior Planner Flores said that noise standards would apply if there are outdoor
speakers. He noted that shrubs and landscaping are shown on the landscape plan
to buffer the patio area from the drive through.
Staff continued to respond to Commission’s inquiries regarding proposed and
existing lighting standard heights; path of travel within the parking lot during high
peak hours; additional bike racks; electric vehicle parking and handicapped parking
locations; review of signage and striping plan; and canopy or trellis above the patio
area.
Chairperson Caldwell declared the PUBLIC HEARING OPEN at 6:36 p.m.
PUBLIC SPEAKER: Kendall Beas, Kaidence Group – introduced herself and stated
she was available to answer questions. Ms. Beas clarified that the project is a
relocation of the current Starbucks located in the center; noted that the current
Starbucks and new Starbucks location are owned by the same majority owner of
the shopping center; stated that there would be an appropriate patio covering;
addressed location of the menu board and pickup window; vehicle stacking in the
drive-through area;
Senior Planner Flores clarified that any building, drive-through, directional and
monument signage including the menu board and its pedestal would be reviewed
under the center’s sign program and approved by staff.
Ms. Beas noted that she will consult with the applicant regarding consideration of
lowering the height of the light standards.
Chairperson Caldwell declared the PUBLIC HEARING CLOSED at 6:48 p.m.
Planning Commissioners spoke in support of the project and regarding traffic
circulation; signage and wayfinding; additional bicycle racks; requested a condition
to review access and egress of traffic flow by Planning Commission; and adding a
condition to review the height of the lighting standard.
PLANNING COMMISSION MINUTES 4 NOVEMBER 12, 2019
City Attorney Ihrke suggested language, subject to the applicant’s agreement, to
address the Commission’s request to schedule a review the implementation of the
drive-through stacking, circulation, and directional signage.
Planning Commissioners Currie and Nieto spoke about adding a barrier, hedge, a
low wall or planters to serve as a barrier between patio users and vehicles.
Commissioner Nieto asked if the applicant would reconsider the wainscoting that
would be more consistent with the rest of the shopping center.
Senior Planner Flores suggested adding a condition of approval regarding some sort
of barrier or landscaping around the patio.
City Attorney Ihrke suggested adding additional wording to Condition of Approval
No. 60 regarding adding landscaping or a low wall or planter buffer to shield the
patio users from parking lot spaces.
MOTION: A motion was made and seconded by Commissioners Currie/Libolt Taylor
to adopt Planning Commission Resolution 2019-011 recommending that the City
Council find the project consistent with Environmental Assessment 2019-0002 and
approve Site Development Permit 2019-0002, Zone Change 2019-0002, Variance
2019-0001, subject to the findings and conditions as amended adding:
Condition of Approval No. 60:
Add the following sentence at the end of the current paragraph: “The final
landscape plans shall include a low wall/barrier and planter-buffer between
the parking lot and outdoor patio.
Condition of Approval No. 69;
The applicant shall return to the Planning Commission within six (6) months
of receiving a certificate of occupancy to review the implementation of the
drive-through stacking, circulation, and directional signage and the Planning
Commission or applicant may propose any additional condition necessary or
proper to improve such operation.
AYES: Commissioners Bettencourt, Currie, Libolt Varner, McCune, Nieto, Proctor
and Chairperson Caldwell. NOES: None. ABSENT: None. ABSTAIN: None.
Motion passed unanimously.
REPORTS AND INFORMATIONAL ITEMS - None
COMMISSIONERS’ ITEMS
1. Commissioner Bettencourt shared a newspaper article about 5G cell towers
and City Attorney Ihrke provided an update on 5G service.
PLANNING COMMISSION MINUTES 5 NOVEMBER 12, 2019
STAFF ITEMS
1. Planning Manager Cheri Flores provided an update regarding the Highway
111 Corridor Plan and noted that a Special Joint Meeting of the La Quinta
City Council and Planning Commission will be held on November 21, 2019
and the City of La Quinta Open House will be held at City Hall on December
3, 2019.
ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners
Proctor/McCune to adjourn this meeting at 7:20 p.m. Motion passed.
Respectfully submitted,
WANDA WISE-LATTA, Commission Secretary
City of La Quinta, California
City of La Quinta
PLANNING COMMISSION MEETING: December 10, 2019
STAFF REPORT
AGENDA TITLE: REVIEW OF RECREATIONAL AND LARGE VEHICLE PARKING
IN RESIDENTIAL AREAS
RECOMMENDATION
Review regulations regarding recreational and large vehicle parking in residential
areas.
EXECUTIVE SUMMARY
• Planning Commission received a letter from a resident regarding their neighbor’s
storage of recreational and other vehicles in the Cove.
• Planning Commission asked that Staff present the regulations for parking
recreational and large vehicles in residential areas at the next meeting.
BACKGROUND/ANALYSIS
Staff received a letter from a resident regarding the storage of recreational vehicles
(RV) and other vehicles on their neighbor’s property in the Cove (Attachment 1). The
resident asked Staff to distribute the letter to the City Council and Planning
Commission (Commission). At the October 22 meeting, the Commission asked staff
to place this item on the agenda for the following meeting and present the regulations
for parking RVs in residential areas.
Section 9.280.030 of the Municipal Code (Code) defines RVs as all trailers or any
vehicle placed on a trailer such as a boat, watercraft, or other vehicle, plus any vehicle
designed and used for temporary habitation, including motorhomes, travel trailers,
“5th wheels” and camper shells.
RV Parking is allowed in the Very Low Density Residential (RVL), Low Density
Residential (RL) and Cove Residential (RC) zones as an accessory use, subject to
Section 9.60.130 of the Code. Accessory uses are permitted only if they are accessory
to the principal residential use on the site.
Section 9.60.130 provides standards for the orderly storage of recreational vehicles.
RVs are not allowed to be parked or stored on public streets for more than seventy-
two consecutive hours or for a combined total exceeding seventy-two hours in a seven-
day period. Storage on residential properties must comply with the following:
• RVL, RL, RM Zones
o Any RV or parts thereof may not be parked or stored in the front yard
area of any property zoned RVL, RL, or RM, but may be parked or stored
in a side or rear yard, as long as they are screened from abutting property
and public right-of-way by a solid wall or fence six feet in height.
STUDY SESSION ITEM NO. 1
1
o The area in which the RV is parked or stored, must be paved with
concrete, asphalt, gravel, or similar materials, and must extend to the
width and length of the RV. Areas containing grass or native soil are not
approved for the parking or storage of RVs.
• RC Zone (Cove)
o RVs may be parked or stored in the front, side, or rear yards of any
property zoned RC, provided that the area in which the RV is parked or
stored is paved with concrete, asphalt, gravel, or similar materials, and
extends to the width and length of the RV.
o A property owner who owns a vacant lot immediately adjacent to their
permanent place of residence, may park only their RV on said lot with an
appropriate pad.
o Areas containing grass or native soil are not approved for the parking or
storage of RVs.
o RVs parked in the driveway or immediately adjacent to and parallel to the
driveway, may encroach into the right-of-way, provided that no part of
the RV extends over any sidewalk, curb, or travelway.
• RVs that are wrecked, dismantled, unregistered, inoperative or otherwise
unsightly are considered a public nuisance if they are parked, stored, or left in
public view, on public or private property. It becomes unsightly when body parts
rust or become corroded, paint becomes faded, chipped, or peeled, or the RV
exterior becomes otherwise dilapidated.
These standards do not specify the number of RVs that are allowed to be parked or
stored on residential property, setbacks from neighboring properties, or other private
vehicles such as large trucks or cars. These vehicles are allowed to be parked in the
driveways of residences or on public streets that allow parking.
Other large vehicles that may park in residential areas are commercial or construction
vehicles. These include utility body trucks, farming and construction tractors,
construction vehicles and towed equipment, semi-truck tractors, semi-truck trailers,
dump trucks, step van delivery trucks or any parts or apparatus of any of the above,
with certain exemptions. These vehicles must be screened from public view and
adjacent properties if they are parked on private property and on public rights-of-way.
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachment: 1. Resident’s letter
2
ATTACHMENT 1
3
4
City of La Quinta
PLANNING COMMISSION MEETING: December 10, 2019
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT MAP
2019-0002 (TTM 37730) TO ALLOW SUBDIVISION OF 13.9 ACRES FOR
DEVELOPMENT OF 29 SINGLE-FAMILY HOMES. CEQA: FINDINGS OF
ENVIRONMENTAL ASSESSMENT 2014-1003 APPLY AND NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED. LOCATION: WITHIN THE
NORTHWEST PORTION OF THE SILVERROCK RESORT.
PROJECT INFORMATION
CASE NUMBER: TENTATIVE TRACT MAP 2019-0002 (TTM 37730)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY
PROPERTY OWNER: CITY OF LA QUINTA SUCCESSOR AGENCY
REQUEST: ADOPT RESOLUTION TO APPROVE TENTATIVE TRACT
MAP 2019-0002 TO ALLOW SUBDIVISION OF 29
SINGLE-FAMILY LOTS ON 13.9 ACRES.
LOCATION: APN 776-150-028, 777-490-038
CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT
PREPARED ENVIRONMENTAL ASSESSMENT 2014-1003
FOR THE ORIGINAL PROJECT IN 2015, IN COMPLIANCE
WITH THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA). THE
DEPARTMENT HAS DETERMINED THAT THE PROJECT
HAS NOT SUBSTANTIALLY CHANGED, AND THAT THE
FINDINGS OF ENVIRONMENTAL ASSESSMENT 2014-
1003 STILL APPLY TO THIS PROJECT. NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED.
RECOMMENDATION
Adopt resolution to approve Tentative Tract Map 2019-0002 (TTM 37730)
subject to the Findings and Conditions of Approval.
PUBLIC HEARING ITEM NO. 1
1
EXECUTIVE SUMMARY
• The SilverRock Specific Plan, originally approved in 2006, was amended
in 2015 to include residential villas associated with the Montage Hotel. In
2016, the City Council approved Site Development Permit (SDP) 2016-
0005, which included the residences and their preliminary layout.
• TTM 2019-0002 conforms to the preliminary layout included in SDP 2016-
0005.
• The single family lots will be located northwest of the Montage Hotel
property, and will provide for 29 single-family homes, as well as lettered
lots for streets, open space areas and ancillary facilities.
BACKGROUND/ANALYSIS
The Tentative Tract Map is a continuation of the development plan for the
SilverRock Resort. This component of the plan, first brought forward in 2016,
provides for the subdivision of 29 single-family lots which will be associated
with the Montage Hotel. The site is located north of the hotel site, in the
northwestern portion of SilverRock and has been mass graded (Attachment 1).
The Tentative Tract Map subdivides the property into 29 lots with a central
private roadway (Attachment 1). The lots will be a minimum of 12,127 square
feet, with an average lot size of 16,840 square feet, exceeding the City’s
standards for the Low Density Residential zone. Access will be from Ahmanson
Way. The map also includes open space areas that accommodate guest parking
scattered through the site. The home designs for these lots were approved as
part of SDP 2016-0005. No change is proposed to those designs.
Conditions of approval are standard, and include a requirement for a
turnaround or circulating feature for Lots B and C, the access drives to Lots 1
through 4, to be included in the Final Map, prior to approval and recordation.
AGENCY AND PUBLIC REVIEW
Public Agency Review
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 November 30,
2019, and mailed to all property owners within 500 feet of the site. No written
comments have been received as of the date of this writing. Any written
comments received will be handed out at the Planning Commission hearing.
2
ENVIRONMENTAL REVIEW
The Planning Division prepared Environmental Assessment 2014-1003 for this
project when it was originally approved in 2016, in compliance with the
requirements of the California Environmental Quality Act (CEQA). The current
project substantially conforms to the analysis contained in that document, and
will be subject to the mitigation measures as applicable. No further
environmental review is required.
Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Site Photos
2. Tentative Tract Map 2019-0002 (TTM 37730) Plan Set
3
4
PLANNING COMMISSION RESOLUTION 2019 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, APPROVING TENTATIVE TRACT
MAP 37730 (TTM 2019-0002) TO ALLOW THE
DEVELOPMENT OF 29 HOMES ON A 13.9 ACRE
SITE LOCATED SOUTH OF AVENUE 52 AND
WEST OF JEFFERSON STREET, WITHIN THE
SILVERROCK RESORT
CASE NUMBERS:
TENTATIVE TRACT MAP 37730 (TTM 2019-0002)
APPLICANT: SILVERROCK DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 10th day of December, 2019, hold a duly noticed Public
Hearing to consider a request by SilverRock Development Company for
Tentative Tract Map approval of 29 single family homes on 13.9 acres, more
particularly described as:
APN 776-150-028, 777-490-038
WHEREAS, the Design and Development Department published a
public hearing notice in The Desert Sun newspaper on November 30, 2019
as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
Tentative Tract Map 37730 (TTM 2019-0002)
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 Tract Map 37730 is consistent with the La Quinta General
Plan, and Specific Plan 06-080, as amended. The Tract Map is
consistent with the Low Density Residential land use designation as
set forth in the General Plan, and as set forth in Specific Plan 06-
080.
2. The design and improvement of Tentative Tract Map 37730 is
consistent with the La Quinta General Plan, and Specific Plan 06-
5
Planning Commission Resolution 2019 -
Tentative Tract Map 37730 (TTM 2019-0002)
SilverRock Residences
December 10, 2019
Page 2 of 3
080 with the implementation of recommended conditions of
approval to ensure consistency for the homes proposed on the lots
created herein. The project density is consistent with the La Quinta
General Plan and Specific Plan 06-080 and is comparable to
surrounding residential development.
3. The design of Tentative Tract Map 37730 and proposed
improvements are not likely to cause substantial environmental
damage, nor substantially and avoidably injure fish or wildlife or
their habitat. The Design and Development Department prepared
Environmental Assessment 2014-1003, in compliance with the
requirements of the California Environmental Quality Act (CEQA).
The Design and Development Director has determined that the
project is substantially the same as the previously proposed
project, that conditions have not changed, and that the findings and
mitigation measures contained in EA 2014-1003 shall apply to this
project.
4. The design of Tentative Tract Map 37730 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 design and improvements required for Tentative Tract Map
37730 will not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed
subdivision. All roadway improvements, easements, if any and
surrounding improvements will be completed to City standards.
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 Planning
Commission to be consistent with Environmental Assessment 2014-1003;
6
Planning Commission Resolution 2019 -
Tentative Tract Map 37730 (TTM 2019-0002)
SilverRock Residences
December 10, 2019
Page 3 of 3
SECTION 3. That it does hereby approve Tentative Tract Map 37730, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta Planning Commission, held on this the 10th day of
December 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________
MARY CALDWELL, Chairperson
City of La Quinta, California
ATTEST:
_______________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
7
8
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2019-0002 (TTM 37730)
SILVERROCK RESIDENCES
ADOPTED:
Page 1 of 16
GENERAL
1.The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
(“City”), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2.This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code §§ 66410 through 66499.58
(the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code
(“LQMC”).
The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site at
www.la-quinta.org.
3. Tentative Tract Map No. 37730 shall comply with all applicable conditions and/or
mitigation measures for the following related approval(s):
SDP 2016-0005 and SDP 2016-0009
Tentative Parcel Map 37207
Environmental Assessment 2014-1003
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.Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
•Riverside County Fire Marshal
•La Quinta Public Works Department (Grading Permit, Green Sheet
(Development Services Clearance) for Building Permits, Water Quality
Management Plan (WQMP) Exemption Form – Whitewater River Region,
Improvement Permit)
•La Quinta Design and Development Department
•Riverside Co. Environmental Health Department
•Desert Sands Unified School District (DSUSD)
•Coachella Valley Water District (CVWD)
•Imperial Irrigation District (IID)
•California Regional Water Quality Control Board (CRWQCB)
9
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2019-0002 (TTM 37730)
SILVERROCK RESIDENCES
ADOPTED:
Page 2 of 16
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When these requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvement plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained
by the applicant, who then shall submit a copy of the Regional Water Quality Control
Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and
Waste Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board – Colorado
River Basin Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board’s Order No. 2009-0009-DWQ and 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.
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D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
F. The inclusion in the Homeowners’ Association (HOA) Conditions, Covenants,
and Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post-construction BMPs as required and the applicant shall
execute and record an agreement that provides for the perpetual maintenance
and operation of all post-construction BMPs as required.
7. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney’s fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these conditions,
if Developer requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This obligation shall be paid in
the time noted above without deduction or offset and Developer’s failure to make such
payment shall be a material breach of the Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant’s fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above without
deduction or offset and Developer’s failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate or
grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
10. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to access
rights over proposed and/or existing private streets that access public streets and
open space/drainage facilities of the master development.
11. The applicant shall adjust lot lines as shown on the preliminary grading plan prior to
any certificate of occupancy issuance for Tract Map. 37730.
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12. The applicant shall retain for private use on the Final Map all private street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
13. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Lot A - Private residential streets shall have a 36-foot travel width. The travel
width may be reduced to 32 feet with parking restricted to one side, and 28
feet if on-street parking is prohibited. The applicant shall establish provisions
for ongoing enforcement of the parking restriction in the CC&R’s. The CC&R’s
shall be reviewed and approved by the Design and Development Department
prior to recordation.
Property line shall be placed at the back of curb similar to the lay out shown on
the typical street section shown in the tentative map. Use of smooth curves
instead of angular lines at property lines is recommended.
B. CUL DE SACS
The cul de sac shall conform to the shape shown on the tentative map with a
38-foot curb radius at the bulb or larger as shown on the tentative map.
14. When the City Engineer determines that access rights to the proposed street right-of-
way shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such rights-of-way, the applicant shall grant the necessary
rights-of-way within 60 days of a written request by the City.
15. The applicant shall offer for dedication on the Final Map a ten-foot wide public utility
easement contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
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 SilverRock Way and Ahmanson Lane is restricted, except for
those access points identified on the Tentative Tract Map, or as otherwise conditioned
in these conditions of approval. The vehicular access restriction shall be shown on the
recorded final tract map.
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
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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 Tract 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; and Section 13.24.080
(Street Design - Private Streets), where private streets are proposed.
21. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
during street sweeping operations. If a wedge or rolled curb design is approved, the
lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of
0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to
final inspection of permanent building(s) on the lot.
22. The applicant shall construct the following street improvements:
A. PRIVATE STREETS
1) Lot A - Private residential streets shall have a 36-foot travel width. The
travel width may be reduced to 32 feet with parking restricted to one
side, and 28 feet if on-street parking is prohibited, and provided there is
adequate off-street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking restriction
in the CC&R’s. The CC&R’s shall be reviewed and approved by the
Design and Development Department prior to recordation.
2) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay-out shown on the tentative
map, except for revisions as may be required by the City Engineer.
C. EMERGENCY TURN AROUND
1) Turn arounds shall be required for driveway Lots B and C or another
circulating feature as approved by the Fire Department and the City
Engineer.
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23. The applicant shall extend improvements beyond the subdivision 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).
24. 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.
25. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be as
follows:
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
26. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The submittal
shall include test results for all specimens used in the mix design procedure. For mix
designs over six months old, the submittal shall include recent (less than six months
old at the time of construction) aggregate gradation test results confirming that
design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
FINAL MAPS
27. 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.
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.
28. 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).
29. 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,
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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 Street Improvements/ Signing & Striping/ Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
B. On-Site Rough Grading Plan 1” = 40’ Horizontal
C. PM10 Plan 1” = 40’ Horizontal
D. Erosion Control Plan 1” = 40’ Horizontal
NOTE: A through D to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
E. On-Site Residential Precise Grading Plan 1" = 30' Horizontal
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 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 City Engineer.
“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.
In addition to the normal set of improvement plans, a “precise grading” plan is
required to be submitted for approval by the Building Official, Planning Manager, and
the City Engineer.
“Precise Grading” plans shall normally include all on-site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and accessible requirements.
30. 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.laquintaca.gov). Please navigate to the Design and Development Department
home page and look for the Standard Drawings hyperlink.
31. The applicant shall furnish a complete set of the mylars of all approved improvement
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plans on a storage media acceptable to the City Engineer.
32. 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
33. 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.
34. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion of
any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
35. 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.
36. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
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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 20% of total Building Permits.
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.
37. 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.
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.
38. 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
39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
40. 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.
41. 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,
and
B. A preliminary geotechnical (“soils”) report prepared by a professional registered
in the State of California, and
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
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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), and
E. A WQMP prepared by an authorized professional registered in the State of
California, and
F. A grading bond in a form acceptable to the City, and in an amount sufficient to
guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by soils engineer, or engineering
geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an amount
sufficient to guarantee compliance with the approved Fugitive Dust Control Plan
provisions as submitted with its application for a grading permit. Additionally, the
applicant shall replenish said security if expended by the City of La Quinta to comply
with the Plan as required by the City Engineer.
42. 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.
43. Building pad elevations on the precise grading plan submitted for City Engineer’s
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
44. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.5’) from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
45. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
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46. This development shall comply with LQMC Chapter 8.11 (Flood Hazard Regulations).
If any portion of any proposed building lot in the development is or may be located
within a flood hazard area as identified on the City’s Flood Insurance Rate Maps, the
development shall be graded to ensure that all floors and exterior fill (at the
foundation) are above the level of the project (100-year) flood and building pads are
compacted to 95% Proctor Density as required in Title 44 of the Code of Federal
Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which
are so located, the applicant shall furnish elevation certifications, as required by FEMA,
that the above conditions have been met.
DRAINAGE
47. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Parcel Map 37207, SDP 2016-0005 SilverRock or as approved by the
City Engineer. Nuisance water shall be disposed of in an approved manner.
48. 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 either the 1 hour, 3 hour, 6 hour or 24 hour event producing the
greatest total run off.
49. 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.
50. Stormwater may not be retained in landscaped parkways or landscaped setback lots
unless approved by the City Engineer. Only incidental storm water (precipitation which
directly falls onto the setback) will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street right-of-way
shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
51. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
52. 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.
53. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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54. 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 and the State Water Resources Control Board’s Order No. 2009-0009-
DWQ and Order No. 2010-0014-DWQ.
A. For post-construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB)
Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City
Engineer. A project specific WQMP shall be provided which incorporates Site
Design and Treatment BMPs utilizing first flush infiltration as a preferred
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
55. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
56. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above-ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
57. 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.
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CONSTRUCTION
58. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly-maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on-site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
59. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
60. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
61. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City’s Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
62. The applicant shall submit 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 Design and
Development Director determines extenuating circumstances exist which justify an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Design and Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required
in order to meet the intent of the Planning Commission’s approval, the Planning
Manager shall review and approve any such revisions to the landscape plan.
63. All landscaping shall consist of, at minimum, 36” box trees (i.e., a minimum 2.5 inch
caliper measured three feet up from grade level after planting), shrubs, and
groundcover. Double lodge poles (two-inch diameter) shall be used to brace and
stake trees.
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64. A minimum of 50% of plantings classified “Shrubs, Perennials and Annuals” shall be
provided as 5 gallon plants. This requirement shall be implemented on each Final
Landscaping Plan submitted for review and approval to the City.
MAINTENANCE
65. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
66. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on-site improvements, common areas, perimeter landscaping up to the
curb, access drives, sidewalks, and stormwater BMPs.
67. The Applicant acknowledges that the City intends to form a SilverRock Landscape and
Lighting District and, by recording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments will be done on a
benefit basis, as required by law.
68. The Applicant shall make provisions for maintenance of all common areas, public
landscape areas, and storm water retention areas within Parcel Map No. 37207 via
one or a combination of the following methods prior to final map approval:
A. Applicant shall consent to the formation of a maintenance district under
Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code,
Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and
Highways Code 22600 et seq.) to implement maintenance of all improved
public landscape areas, landscape buffer, and storm water retention areas. It
is understood and agreed that the Developer/Applicant shall pay all costs of
maintenance for said improved common areas until such time as tax revenues
are received from assessment of the real property.
B. Applicant shall submit to the Design and Development Department
Management and Maintenance Agreement, to be entered into with the unit/lot
owners of this land division, in order to insure all private common areas and
facilities will be maintained. A homeowner’s association or associations shall be
created with the unqualified right to assess the owners of the individual units
for reasonable maintenance costs. The association shall have the right to lien
the property of any owners who default in the payment of their assessments.
FEES AND DEPOSITS
69. 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
22
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2019-0002 (TTM 37730)
SILVERROCK RESIDENCES
ADOPTED:
Page 15 of 16
effect when the applicant makes application for plan check and permits.
70. 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).
FIRE DEPARTMENT
71. Fire Hydrants and Fire Flow: Provide one copy of the water system plans to show
there exist fire hydrant(s) capable of delivering the minimum fire flow, per CFC
Appendix B Table B105.1, within 600 feet to all portions around the proposed
structures. Minimum fire hydrant location and spacing shall comply with the CFC and
NFPA 24. Reference 2016 California Fire Code (CFC) 507.5.1
72. Tract Water Plans: Applicant/developer shall furnish plans of the water system fire
hydrant plans to Fire Department for review and approval prior to building permit
issuance. 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. Ref. CFC 105.4.1
73. Requests for installation of traffic calming designs/devices on fire apparatus access
roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC
503.4.1
74. Grading Permit Fire Department Review: Submittal to the Office of the Fire Marshal for
Precise Grading Permit will be required. Access roads shall be provided to within 300-
feet to all portions of all buildings and shall have an unobstructed width of not less
than 24 feet. Driveway access to lots 1 through 4 shall comply with RVC Fire #TP 16-
001. The construction of the access roads shall be all weather and capable of
sustaining 40,000 lbs. over two axles for areas of residential development and 60,000
lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as
amended by the City of La Quinta.
75. Construction Permits Fire Department Review: Submittal of construction plans to the
Office of the Fire Marshal for development, construction, installation and operational
use permitting will be required. Final fire and life safety conditions will be addressed
when the Office of the Fire Marshal reviews these plans. These conditions will be
based on occupancy, use, California Building Code (CBC), California Fire Code, and
related codes, which are in effect at the time of building plan submittal.
76. Phased Construction Access: If construction is phased, each phase shall provide
approved access for fire protection prior to any construction. Ref. CFC 503.1
77. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-
family dwellings per the California Residential Code (CRC). Plans must be submitted to
23
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL – RECOMMENDED
TENTATIVE TRACT MAP 2019-0002 (TTM 37730)
SILVERROCK RESIDENCES
ADOPTED:
Page 16 of 16
the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC
313.2
78. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox
Box shall be installed in an accessible location approved by the Office of the Fire
Marshal. All electronically operated gates shall be provided with Knox key switches
and automatic sensors for access. Ref. CFC 506.1
79. Addressing: All residential dwellings shall display street numbers in a prominent
location on the street side of the residence. All commercial buildings shall display
street numbers in a prominent location on the address side and additional locations as
required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard
#07-01.
80. Emergency Turn-Around: Prior to approval of the Final Tract Map, turn arounds shall
be required for driveway Lots B and C or another circulating feature as approved by
the Fire Department and the City Engineer.
81. The applicant shall obtain a separate Alternate Materials and Methods approval from
the Fire Department for the proposed hybrid paved and grasspave2 surface for the
emergency vehicle access road.
24
City of La Quinta
PLANNING COMMISSION MEETING: December 10, 2019
STAFF REPORT
AGENDA TITLE: CONTINUED FROM OCTOBER 8, 2019: ADOPT RESOLUTIONS
RECOMMENDING THE CITY COUNCIL CERTIFY ENVIRONMENTAL ASSESSMENT 2017-
0006 AND APPROVE SPECIFIC PLAN 2017-0002, TENTATIVE PARCEL MAP 2017-0003,
SITE DEVELOPMENT PERMIT 2017-0009, PROPOSING AN APPROXIMATE 119,000
SQUARE-FOOT SHOPPING CENTER WITH THREE DRIVE-THROUGH BUILDINGS AND A
63,000 SQUARE-FOOT SUPERMARKET WITH ASSOCIATED VEHICLE FUEL CENTER.
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A MITIGATED
NEGATIVE DECLARATION IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON
STREET.
PROJECT INFORMATION
PROJECT: PAVILION PALMS SHOPPING CENTER
APPLICANT: LUNDIN DEVELOPMENT COMPANY
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,
APN 602-180-004.
RECOMMENDATION
• Adopt a resolution recommending that the City Council adopt a Mitigated
Negative Declaration for Environmental Assessment 2017-0006.
• Adopt a 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.
PUBLIC HEARING ITEM NO. 2
1
EXECUTIVE SUMMARY
• The Rancho Cielo Specific Plan (SP 1998-034) was approved in May 1999
for an approximate 110,000 square foot (sq. ft.) shopping center on the
site. A General Plan Amendment, Zone Change, and Tentative Parcel Map
were also approved.
• A Specific Plan Amendment was approved in 2002 for an approximate
100,460 sq. ft. shopping center on the site.
• In 2018, the applicant requested a Specific Plan Amendment to allow for
a larger shopping center (119,182 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 (Attachment 1).
• The Planning Commission (Commission) held a public hearing on May 8,
2018, where the project was recommended to Council for approval. At its
June 5, 2018 meeting, Council remanded all applications for the project
back to the Commission for a new public hearing due to potential conflicts
of interest.
• The Commission held another public hearing on June 26, 2018, which
was continued in order to allow the applicant time to prepare an
expanded traffic study in compliance with Engineering Bulletin (EB) 06-
13. The continued public hearing was held on October 8, 2019 where the
Commission had other comments on the applications. The public hearing
was continued to December 10, 2019 to give the Applicant time to
address these and redesign the site plan accordingly.
BACKGROUND/ANALYSIS
At the October 8, 2019 meeting, the Commission had other comments on the
applications, most notably, to redesign the site to make it more pedestrian
friendly and human scaled. The public hearing was continued to December 10,
2019 to give the Applicant time to address these and redesign the site plan
accordingly.
The Applicant has revised the site with the following additions and revisions:
• Addition of four gathering spaces with tables and chairs, covered patio
areas, games areas and other interactive displays with public art pieces
integrated (Attachment 2, page 10),
• Addition of pergolas on the south side of the site along Avenue 50 for
enhanced screening (Attachment 2, page 10),
• Addition of a shade structure over the central parking rows within the
main parking area in front of Pavilions, which provides a covered
pedestrian link from Pavilions to the perimeter pads (Attachment 2, page
5),
2
• Addition of direct sidewalk connections from Jefferson Street and Avenue
50 to each pad (Attachment 2, page 5),
• Addition of an interim vacant pad condition where pads that remain
vacant after two years of the opening of the Pavilions will be fully
landscaped (SDP Condition of Approval #118),
• Revised landscaping to include additional tree wells in the parking area
and add shade trees such as acacia, palo verde and African sumac
(Attachment 2, page 5),
• Revised landscaping to place date palms at each corner of four entrances
to create a better sense of arrival (Attachment 2, page 5), and
• Revised the height of the light poles to be no taller than 20 feet
(Attachment 2, page 11).
The following is a summary of the requested applications to facilitate
development of the project.
Specific Plan Amendment
The Specific Plan Amendment proposes the following changes, which have not
changed since the October 8 meeting (Attachment 3):
• Reduction of the minimum landscape setback along Jefferson Street and
Avenue 50 from 20 to 18 feet—a 10% reduction
• Allow for retail stores over 50,000 sq. ft. as a permitted use (Pavilions
building is proposed at 63,000 sq. ft.)
• Allow for 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)
• Modification of the current Master Design Theme from Spanish
Mediterranean style to a Contemporary style.
• Removal of the sign program to allow a separate sign program to be
considered without a Specific Plan Amendment.
Tentative Parcel Map
The Tentative Parcel Map proposes to reconfigure the property into 12 parcels
(Attachment 2, page 4) to accommodate 12 buildings, which has not changed
since the October 8 meeting.
Site Development Permit
The site plan (Attachment 4) shows a 119,182 sq. ft. shopping center
consisting of the following:
• A 63,000 sq. ft. Pavilions grocery store building, with a drive-through
pharmacy, along the western portion of the site;
• A retail building consisting of approximately 4,400 sq. ft. (Retail 1)
directly north of Pavilions;
• A multi-tenant building (Shops 1) of approximate 11,700 sq. ft. on the
northern portion of the site;
o Six buildings ranging from 4,000 sq. ft. to 6,360 sq. ft. (Buildings
1-6) along the eastern perimeter of the site, along Jefferson Street,
with Buildings 2, 3, and 5 as drive-through buildings;
3
• Buildings 8 and 9 at the southwestern portion of the site, 4,675 sq. ft.
and 6,357 sq. ft. respectively; and,
• A Pavilions-branded fuel center with 825 sq. ft. mini-mart (Building 7).
Additions to the site plan include:
• Four gathering spaces with tables and chairs, covered patio areas, games
areas and other interactive displays with public art pieces integrated
(Attachment 2, page 10),
• Pergolas on the south side of the site along Avenue 50 for enhanced
screening (Attachment 2, page 10),
• Shade structure over the central parking rows within the main parking
area in front of Pavilions (Attachment 2, page 5),
Traffic/Circulation
The project vehicular circulation includes access from four driveways, two along
Jefferson Street and two along Avenue 50. Two driveways will be restricted to
right-in, right-out movements. The north driveway along Jefferson Street will
be restricted to right-in, right-out and left-in movements. The east driveway
along Avenue 50 would allow full movements in and out of the site, to facilitate
access to the supermarket and fuel center.
The 2019 traffic analysis (Attachment 5) studied the project’s potential to
impact intersections within a one-mile radius of the project site and considered
potential traffic from nearby future development, including Citrus Plaza. Traffic
volume data was collected in November 2018. The updated traffic analysis
shows that the levels of service of surrounding intersections and project
driveways would not be significantly impacted by the addition of project related
traffic.
Staff met with the City of Indio staff at the beginning of November regarding
potential traffic signals along Jefferson Street. With the proposed expansion of
Citrus Plaza across the street, both cities agreed that since both the Citrus
Plaza and Pavilion Palms shopping centers can function at acceptable levels of
service, no signal along Jefferson is required nor desired.
Architecture
The architectural style of the project is proposed to be contemporary, utilizing
glass, wood, and various metals, with clean, sharp horizontal and vertical
planes (Attachment 2). Architectural detailing using building projections,
variations in color and materials, and landscaping is provided along building
elevations to break up building mass. Elevations, roof plans, and shell plans for
the Pavilions building and fuel center, Retail 1, Shops 1 and Buildings 4 and 5
are included in this SDP. The architectural design of other retail pad buildings
will require separate SDP approval. The architectural style is inspired by the
modern style proposed at SilverRock. Attachment 6 shows architectural
renderings of the site.
4
Landscaping
Landscaping for the project includes desert tolerant, water efficient plants,
(Attachment 2, Sheet L-1). The applicant proposes Washingtonia Filifera Hybrid
palms as parking area landscaping to enhance the architectural statement of
the shopping center. There was a concern that using only palms as shade trees
would not create sufficient shading. The applicant has revised the landscape
plan to add more trees to provide additional shade and has added a shade
structure at the center of the parking lot. Additionally, date palms were
relocated to the four entrances to create more of a sense of arrival. The
applicant has also added an interim vacant pad condition where pads that
remain vacant after two years of the opening of the Pavilions will be fully
landscaped.
Site Lighting
Parking lot lighting for the project will consist of LED lighting, no taller than 20
feet, which complies with height limits of the Community Commercial District
(Attachment 2, Architectural Sheet 3). The photometric plan shows light levels
just over what is required in the Municipal Code; however, a condition of
approval is included for staff to review the lighting plan for consistency with the
Code prior to the issuance of building permits.
AGENCY AND PUBLIC REVIEW
SB-18 and AB-52 Native American Tribal Consultation
Staff consulted with tribes on the Tribal Consultation List provided by the Native
American Heritage Commission 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. All written comments received are on file and available for review
with the Design and Development Department and have been adequately
addressed and/or incorporated in the recommended Conditions of Approval.
Public Notice
The public hearing notice was advertised in The Desert Sun newspaper on
September 20, 2019 and was sent to property owners and occupants within a
500-foot radius of the project site. All public comments are on file with the
Design and Development Department.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that a Mitigated
Negative Declaration (MND) be prepared for the proposed project. The MND
was distributed to the City’s responsible agencies and sent to interested
members of the public. Thirteen comments were received during the 30-day
comment period. Responses to these comments have been prepared and sent
5
to each commenting party. Comments and responses are included in the Final
MND, which has been included as Exhibit A of the proposed Commission
Resolution.
Prepared by: Cheri L. Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Project Information
2. Development Plan Set – Site Development Permit
2017-0009
3. Specific Plan Modifications
4. Site Plan
5. August 2019 Traffic Study by Albert Grover and
Associates
6. Architectural Renderings
7. Conditions of Approval Summary
6
PLANNING COMMISSION RESOLUTION 2019 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING THE CITY
COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION FOR THE PAVILION PALMS
SHOPPING CENTER LOCATED AT THE
NORTHWEST CORNER OF JEFFERSON STREET
AND AVENUE 50.
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2017-0006
APPLICANT: LUNDIN DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 10th day of December, 2019, 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 September 20, 2019
as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
WHEREAS, the Planning Commission of the City of La Quinta,
California did previously hold a duly noticed Public Hearing on October 8,
2019 to consider this project and continued the Public Hearing, to allow the
applicant time to revise the site plan; and
WHEREAS, the Planning Commission of the City of La Quinta,
California did previously hold a duly noticed Public Hearing on June 26, 2018
to consider this project and continued the Public Hearing, to allow the
applicant time to revise the traffic study and include an analysis of other
intersections in the area; 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
1
Planning Commission Resolution 2019 -
Environmental Assessment 2017-0006
Pavilion Palms Shopping Center
December 10, 2019
Page 2 of 3
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.
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.
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 the City
Council adopt Environmental Assessment 2017-0006.
2
Planning Commission Resolution 2019 -
Environmental Assessment 2017-0006
Pavilion Palms Shopping Center
December 10, 2019
Page 3 of 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta Planning Commission, held on this the 10th day of
December, 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________
MARY CALDWELL, Chairperson
City of La Quinta, California
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
3
4
Initial Study/Mitigated Negative Declaration
for the
Fairway Plaza Specific Plan
Amendment No. 2
“Pavilion Palms” Shopping Center
La Quinta, CA
EA2017-0006
Prepared for
Lead Agency:
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Prepared by:
Jericho Systems, Inc.
47 N. First Street, 1st Street
Redlands, CA 92373
(909) 307-5633
March 2018
EXHIBIT A
1
[this page left intentionally blank]
2
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page i
TABLE OF CONTENTS
SECTION 1 - INTRODUCTION .............................................................................................................. 1
SECTION 2 – REGULATORY FRAMEWORK .................................................................................... 2
SECTION 3 - DETAILED PROJECT DESCRIPTION ......................................................................... 3
SECTION 4 - ENVIRONMENTAL CHECKLIST FORM .................................................................... 8
I. AESTHETICS ..................................................................................................... 13
II. AGRICULTURE AND FORESTRY RESOURCES: ......................................... 16
III. AIR QUALITY .................................................................................................... 19
IV. BIOLOGICAL RESOURCES ............................................................................. 26
V. CULTURAL RESOURCES: ............................................................................... 31
VI. GEOLOGY AND SOILS .................................................................................... 36
VII. GREENHOUSE GAS EMISSIONS: ................................................................... 40
VIII. HAZARDS AND HAZARDOUS MATERIALS ............................................... 44
IX. HYDROLOGY AND WATER QUALITY: ....................................................... 47
X. LAND USE AND PLANNING: .......................................................................... 51
XI. MINERAL RESOURCES: .................................................................................. 53
XII. NOISE: ................................................................................................................ 54
XIII. POPULATION AND HOUSING: ....................................................................... 62
XIV. PUBLIC SERVICES: .......................................................................................... 64
XV. RECREATION .................................................................................................... 66
XVI. TRANSPORTATION/TRAFFIC: ....................................................................... 67
XVII. TRIBAL CULTURAL RESOURCES: ................................................................ 73
XVIII. UTILITIES AND SERVICE SYSTEMS: ........................................................... 75
SECTION 5 - SUMMARY OF MITIGATION MEASURES ............................................................... 80
SECTION 6 - REFERENCES ................................................................................................................. 84
FIGURES
Figure 1 Regional Overview ......................................................................................................................... 5
Figure 2 Site Location ................................................................................................................................... 6
Figure 3 Site Plan ......................................................................................................................................... 7
3
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page ii
TABLES
Table 1 Proposed Site Plan ........................................................................................................................... 4
Table 2 Summer Construction Emissions Summary (Pounds per Day) ..................................................... 20
Table 3 Winter Construction Emissions Summary (Pounds per Day) ........................................................ 21
Table 4 Summer Operational Emissions Summary (Pounds per Day) ....................................................... 22
Table 5 Winter Operational Emissions Summary (Pounds per Day)......................................................... 23
Table 6 Localized Significance Thresholds (Pounds per Day) ................................................................... 24
Table 7 Greenhouse Gas Construction Emissions (Metric Tons per Year) ................................................ 41
Table 8 Greenhouse Gas Operational Emissions (Metric Tons per Year) .................................................. 42
Table 9 Construction Equipment Noise Emission Levels ........................................................................... 55
Table 10 Vibration Source Levels for Typical Construction Equipment.................................................... 56
Table 11 Existing and Projected Future Operational Noise ........................................................................ 58
Table 12 Existing Conditions – Avenue 50 at Jefferson Street .................................................................. 69
Table 13 Opening Day – With Project – Avenue 50 at Jefferson Street ..................................................... 69
Table 14 Future Buildout (Year 2035) – With Project – Avenue 50 at Jefferson Street ............................ 69
APPENDICES
Appendix A Site Lighting Plan
Appendix B Air Quality Model Results
Appendix C Biological Resources Report
Appendix D Cultural Resources Report
Appendix E Noise Study
Appendix F Traffic Studies
Appendix G City of La Quinta Engineering Bulletin 06-13
4
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 1
SECTION 1 - INTRODUCTION
Background
La Quinta is a resort city in the Coachella Valley of Riverside County located between Indian Wells and
Indio. As of the 2010 census, the population was approximately 37,000, up from the 2000 census, which
recorded approximately 24,000.
The city limits encompass approximately 37 miles and are generally bounded on the west by Washington
Street and the Santa Rosa Mountains, on the north by lands south of Hovley Lane East, on the east by
Jefferson Street and Monroe Street, and on the south by Avenue 62 and Avenue 64 (Figure 1).
Topographically, the City is situated on a flat valley floor surrounded by low mountains, foothills and
alluvial fans characteristic of the desert environment. The valley floor is the site of most of the City’s
developed areas, while surrounding mountains and foothills have been designated and are retained as
open space. The City has historically contained large areas of agriculture on the valley floor, but this has
changed in recent years with increased urbanization. Development within the City limits is now primarily
residential, commercial and resort oriented (Terra Nova, July 2012).
Hwy 111, a major thoroughfare that provides access to most of the cities in the Coachella Valley, bisects
the city’s northern portion. A majority of the major commercial and resort facilities are found along Hwy
111, with the remainder of the city designed for residential and light commercial/retail.
In May 1999, the City of La Quinta approved the Fairway Plaza Shopping Center Specific Plan of Land
Use and associated parcel map to allow for the development of 100,460 square feet of a supermarket-
anchored shopping center with adjacent retail pads on 12.5 acres at the northwest corner of Jefferson
Street and 50th Avenue. The parcel is designated and zoned for Community Commercial (CC) use. The
Specific Plan adoption included adoption of a Mitigated Negative Declaration. In 2002, an amendment to
the Specific Plan was also adopted. To date, that project has not been constructed.
On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for its 2035
General Plan (SCH# 2010111094) which included the impacts of adding to commercial uses within the
City, including the approved Fairway Plaza Shopping Center Specific Plan. A Statement of Overriding
Considerations was also adopted for environmental impacts that could not be mitigated to a level below
significance for: Air Quality, Greenhouse Gas, and Traffic (Resolution 2013-009).
Currently, the Lundin Development is requesting the City to authorize Amendment No. 2 to the Fairway
Plaza Specific Plan to change the name of the approved Specific Plan to “Pavilion Palms” and construct a
total of 125,800 square feet of a supermarket-anchored shopping center and adjacent retail pads on the
12.5-acre site at the corner of Jefferson Street and 50th Avenue, within the same area of the previously-
approved Fairway Plaza Specific Plan, and its subsequent amendment. Amendment No. 2 would add
25,340 square feet of retail and ancillary uses. Proposed uses within the commercial center development
are similar to the previously approved plan, and include banks, restaurants, gasoline service station, and
grocery store (Figure 3).
5
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 2
SECTION 2 – REGULATORY FRAMEWORK
The City of La Quinta has identified that the Pavilion Palms Shopping Center Project meets the California
Environmental Quality Act (CEQA) Guidelines Section 15378 definition of a Project. CEQA Guidelines
Section 15378 defines a Project as the following:
(a) "Project" means the whole of an action, which has a potential for resulting in either a
direct physical change in the environment, or a reasonably foreseeable indirect physical
change in the environment.
This document is an Initial Study/Mitigated Negative Declaration (IS/MND) prepared in accordance with
the California Environmental Quality Act (CEQA), including all criteria, standards, and procedures of
CEQA (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California
Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.).
This IS/MND is an informational document intended for use by the City of La Quinta, City Council and
Responsible agencies, and members of the general public in evaluating the physical environmental effects
of the proposed Project. It was compiled by the City of La Quinta with the assistance of Jericho Systems
Inc. (Jericho). The City of La Quinta is serving as the Lead Agency for the proposed Project pursuant to
CEQA §21067 and CEQA Guidelines Article 4 and §15367. “Lead Agency” refers to the public agency
that has the principal responsibility for carrying out or approving a Project.
Organization of the Initial Study
The Initial Study is organized as follows:
Introduction: Provides the regulatory context for the review along a brief summary of the CEQA
process.
Project Information: Provides fundamental Project information, such as the Project description, Project
location and figures.
Lead Agency Determination: Identifies environmental factors potentially affected by the Project and
identifies the Lead Agency's determination based on the initial evaluation.
Mitigated Negative Declaration: Prepared when a determination can be made that no significant
environmental effects will occur because revisions to the Project have been made or mitigation measures
will be implemented which will reduce all potentially significant impacts to less than significant levels.
Mitigation Monitoring Program Table: Identifies objectives, criteria, and specific procedures to
administer the SBVWCD’s responsibilities under CEQA.
Evaluating Environmental Impacts: Provides the parameters the SBVWCD uses when determining
level of impact.
CEQA Checklist: Provides an environmental checklist and accompanying analysis for responding to
checklist questions.
References: Includes a list of references and various resources utilized in preparing the analysis.
6
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 3
SECTION 3 - DETAILED PROJECT DESCRIPTION
Introduction
Lundin Development, a private entity, is requesting authorization from the City of La Quinta to amend the
previously approved Fairway Specific Plan by changing the name to “Pavilion Palms,” and constructing a
total of 125,800 square-foot mixed-use commercial center development project on the 12-acre vacant
parcel at the intersection of Jefferson Street and Avenue 50 in the City of La Quinta. Amendment No. 2
would add 25,340 square feet of retail and ancillary uses to the 100,460 square feet previously approved.
Proposed uses within the commercial center development include the same uses as previously approved,
including banks, restaurants, gasoline service station, and grocery store (Figure 3).
The site zoning is Community Commercial, which allows for a 0.30 Maximum Floor Area Ratio ([FAR]
gross floor area of all buildings divided by the building site area). The amended Project, with the 125,800
square feet represents approximately 0.22 FAR, below the maximum allowed under the City’s General
Plan.
The Assessor Parcel Numbers for this Project are: APNs: 602-180-003, 602-180-004, 602-180-005, 602-
180-013, and 602-180-014. Per the City of La Quinta General Plan, the Project site is zoned
Community Commercial (CC) for commercial use.
The site is bordered on the north by Derek Alan Drive and residential development that fronts Derek
Alan Drive, on the west by residential development that fronts Jess Anne Drive, on the east by
Jefferson Street and commercial development, and on the south by Avenue 50 and residential
development.
Detailed Project Description
Site Plan
The Project site consists of five parcels that total approximately 12 acres. The proposed Project will be
anchored by Pavilions grocery store and includes restaurants, banks, and retail units, as well as a fuel
center/convenience market. In total, the proposed development would provide approximately 125,800
square feet (sf) of gross floor area, which is detailed by building and proposed use in Table 1.
Construction Scenario
The site is currently vacant, so no demolition of existing structures are necessary. The project is
anticipated to be constructed and opened to the public in approximately two years. For this analysis, the
project opening day is assumed to be in the year 2020.
Grading
The site is relatively flat and contains sparse desert scrub. Soil balancing will be used during grading so
that there will be no soil import or export. The desert scrub brush on site will be removed or buried
depending on size and type.
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Site Utilities
All utilities are available for connection from the main lines located within the paved rights of way along
Jefferson Street and Avenue 50.
Site Ingress/Egress Development
Access to the Project is proposed via five driveways (labeled A-E in Figure 3): two to the south on
Avenue 50, two to the east on Jefferson Street, and one to the north on Derek Alan Drive.
Table 1
Proposed Site Plan
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City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY Page 5 Figure 1 Regional Overview 9
City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY Page 6 Figure 2 Site Location 10
City of La Quinta Fairway Plaza Specific Plan Amendment No. 2 “Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY Page 7 Figure 3 Site Plan 11
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
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Section 4 - Environmental Checklist Form
1. Project Title: Pavilion Palms Shopping Center
2. Lead Agency Name: City of La Quinta
Address: 78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person: Cheri Flores, Senior Planner
City of La Quinta
8-495 Calle Tampico
La Quinta, CA 92253
Phone Number: (760) 777-7000
4. Project Location: Assessor Parcel Numbers
602-180-003, 602-180-004, 602-180-005, 602-180-013, and
602-180-014 0660-081-30
Intersection of Jefferson Street and Avenue 50
5. Project Sponsor’s Lundin Development
Name and Address: 16400 Pacific Coast Highway, Suite 207
Huntington Beach, CA 92649
6. General Plan Designation: General Commercial (GC)
7. Zoning: Community Commercial (CC)
8. Project Description Summary:
Lundin Development, a private entity, is requesting authorization from the City of La Quinta to amend the
previously approved Fairway Plaza Specific Plan by changing the name to “Pavilion Palms,” and
constructing a total of 125,800 square-foot mixed-use commercial center development project on the 12-
acre vacant parcel at the intersection of Jefferson Street and Avenue 50 in the City of La Quinta.
Amendment No. 2 would add 25,340 square feet of retail and ancillary uses to the 100,460 square feet
previously approved. Proposed uses within the commercial center development include the same uses as
previously approved, including banks, restaurants, gasoline service station, and grocery store (Figure 3).
The site is designated and zoned for Community Commercial (CC) use. The proposed Project will be
anchored by Pavilions grocery store and includes restaurants, banks, and retail units, as well as a fuel
center/convenience market.
The project is anticipated to be constructed and opened to the public in approximately two years. For this
analysis, the project opening day is assumed to be in the year 2020.
Prior approvals for this site include the Fairway Plaza Shopping Center Specific Plan and associated
Amendment No. 1, which was approved by the City of La Quinta in 1999 and 2002, respectively. That
plan identified the development of 100,460 square feet of a supermarket-anchored shopping center with
adjacent retail pads on 12.5 acres at the corner of Jefferson Street 50th Avenue. The 1998 and 2002
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Specific Plan adoption included adoption of a Mitigated Negative Declaration. That project was not
constructed.
On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for its 2035
General Plan (SCH# 2010111094) which included the impacts of adding to commercial uses within the
City, including the approved Fairway Plaza Shopping Center Specific Plan. A Statement of Overriding
Considerations was also adopted for environmental impacts that could not be mitigated to a level below
significance for: Air Quality, Greenhouse Gas, and Traffic (Resolution 2013-009).
The Proposed Project represents Amendment No. 2 to the existing, approved Specific Plan.
9. Surrounding Land Uses and Setting
The site is located on a vacant parcel at the intersection of Jefferson Street and Avenue 50 in the City of
La Quinta. Proposed uses within the commercial center development include banks, restaurants, gasoline
service station, and grocery store (Figure 2). The site is bordered on the north by Derek Alan Drive
and residential development that fronts Derek Alan Drive, on the west by a large retention basin with
residential development west of the retention basin, on the east by Jefferson Street and commercial
development within the City of Indio, and on the south by Avenue 50 and residential development.
10. Lead Agency Discretionary Actions:
Discretionary actions that may be taken by the Lead Agency include, but are not limited to, the following:
Grading Plan approval
Approval of an Amendment to SP98-034 Fairway Plaza Specific Plan (SP2017-0002)
Approval of Tentative Parcel Map 37370 (TPM2017-0003)
Approval of Site Development Permit (SDP2017-0009)
11. Other agencies whose approval is required (e.g., permits, financing approval, or participation
agreement.):
Construction Compliance – Stormwater Discharge. Construction projects that disturb 1 acre of land
or more are required to obtain coverage under the NPDES General Permit for Construction
Activities (General Construction Permit), which requires the applicant to file a notice of intent
(NOI) to discharge stormwater and to prepare and implement a SWPPP. The SWPPP includes an
overview of the Best Management Practices (BMPs) that would be implemented to prevent soil
erosion and discharge of other construction-related pollutants that could contaminate nearby water
resources.
Federal, State and Local permits for the fuel station, as required.
12. Have California Native American tribes traditionally and culturally affiliated with the project
area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, has
consultation begun?
Note: Conducting consultation early in the CEQA process allows tribal governments, lead
agencies, and project proponents to discuss the level of environmental review, identify and address
potential adverse impacts to tribal cultural resources, and reduce the potential for delay and
conflict in the environmental review process. (See Public Resources Code section 21083.3.2.)
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Information may also be available from the California Native American Heritage Commission’s
Sacred Lands File per Public Resources Code section 5097.96 and the California Historical
Resources Information System administered by the California Office of Historic Preservation.
Please also note that Public Resources Code section 21082.3(c) contains provisions specific to
confidentiality.
The City of La Quinta initiated AB52 process began October 3, 2017. Letters were sent to tribes on
the list received from the Native American Heritage Commission.
Responses were received from Cabazon Band of Mission Indians (Cabazon), Agua Caliente Band
of Cahuilla Indians (ACBCI) and Twenty-Nine Palms Band of Mission Indians (Twenty-Nine
Palms).
The Cultural Study from CRM Tech was sent to ACBCI and Twenty-Nine Palms as requested.
Both ACBCI and Twenty-Nine Palms asked for approved Native American Monitors from the
ACBCI and Twenty-Nine Palms to be present during ground disturbing activities of the project
construction.
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Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact
that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
̀ Aesthetics . Agriculture and Forestry Resources Air Quality
Biological Resources Cultural Resources Geology / Soils
Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology & Water Quality
Land Use / Planning Mineral Resources Noise
Population / Housing Public Services Recreation
Transportation / Traffic Utilities / Service Systems Mandatory Findings of
Significance
Determination
(To be completed by the Lead Agency)
On the basis of this initial evaluation, the following finding is made:
The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
X
Although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because revisions in the project have been made by or agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
The proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
Although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
Signature (prepared by Jericho Systems, Inc.) Date
Signature (Lead Agency, City of La Quinta) Date
3/22/2018
3/22/2018
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EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by
the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does not
apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact"
answer should be explained where it is based on project-specific factors as well as general standards (e.g. the
project would not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers
must indicate whether the impact is potentially significant, less than significant with mitigation, or less than
significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the determination is made,
an EIR is required.
4) “Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how
they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case,
a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures based on the earlier analysis.
d) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures
Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document
should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources. A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies
should normally address the questions from this checklist that are relevant to a project’s environmental effects
in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
I. Aesthetics
Would the project:
a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
X
c) Substantially degrade the existing visual character
or quality of the site and its surroundings? X
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views
in the area?
X
Environmental Setting
La Quinta includes a mixture of building types built over various time periods, and with a variety of
architectural styles. Development includes structures built in the early twentieth century, and new master-
planned communities built within the last decade. Architectural styles include those typical of Spanish
Colonial, Mediterranean, Contemporary, Tuscan, and Modern styles. Spanish Colonial architecture is the
most prevalent style used in La Quinta, and examples include the La Quinta Resort & Spa and Old Towne
in the Village (Terra Nova Planning & Research Inc., July 2012).
The Project site is currently vacant. The surrounding land use designations consist primarily of residential
and commercial. The site is bordered on the north by Derek Alan Drive and residential development that
fronts Derek Alan Drive, on the west by a retention basin with residential development west of the
retention basin, on the east by Jefferson Street and commercial development, and on the south by Avenue
50 and residential development.
Proposed uses within the commercial center development include banks, restaurants, gasoline service
station, and grocery store.
Consistent with the approved Fairway Plaza Specific Plan, the Project, as revised, will still contain design
elements consistent with the City’s design standards, including Contemporary architectural style using
arched colonnades with tile roofs. Additional architectural elements such as textured finishes, roundels,
accent tile and raised trellises will be used to provide further details and interest, thus further enhancing
the individual buildings and the quality appearance of the shopping center in general.
The landscaped setbacks along Avenue 50 and Jefferson Street will incorporate sidewalks with a variety
of trees, shrubs and flowers, which accompanied by the parking lot landscaping, are designed to provide
an inviting atmosphere to draw shoppers to the center.
Impact Analysis
a) Have a substantial adverse effect on a scenic vista?
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Less Than Significant Impact. The CEQA Guidelines do not provide a definition of what constitutes a
“scenic vista” or “scenic resource” or a reference as to from what vantage point(s) the scenic vista and/or
resource, if any, should be observed. However, a scenic vista can generally be defined as a viewpoint
from a public vantage that provides expansive views of a highly-valued landscape for the benefit of the
general public. Common examples include undeveloped hillsides, ridgelines, and open space areas that
provide a unifying visual backdrop to a developed area. Scenic resources can generally be defined as
those landscape patterns and features that are visually or aesthetically pleasing and that contribute
affirmatively to the definition of a distinct community or region such as trees, rock outcroppings, and
historic buildings.
The Project site currently consists of vacant, disturbed land. The Project site is not considered to be a
scenic vista. As previously discussed, the surrounding land uses include residential and commercial use.
The heights of the proposed buildings are consistent with the municipal code and other commercial areas
in the vicinity, and are not considered to be obtrusive when compared to the surrounding area. Therefore,
less than significant impacts would occur.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway?
No Impact. The Project is not located within a state scenic highway, and therefore, no impact to trees or
rock outcroppings, or historic buildings within a state scenic highway would occur.
c) Substantially degrade the existing visual character or quality of the site and its surroundings?
Less Than Significant Impact. The Project site currently consists of vacant, disturbed land. As
previously discussed, the surrounding land uses include residential and commercial uses. The height and
scale of the proposed buildings are consistent with other commercial areas in the vicinity, and is not
considered to be obtrusive when compared to the surrounding area. Therefore, less than significant
impacts would occur.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime
views in the area?
Less Than Significant Impact. The City of La Quinta does not permit construction activities outside of
daylight hours, so the construction associated with the proposed Project would not cause the emission of
light beyond existing circumstances in that area. Within the City limits, the majority of lands are
developed, and daytime and nighttime skies are already impacted to a limited extent by light and glare.
The site lighting includes 14 poles for the entire 540,989 square foot lot. The lighting plan identifies the
use of LED lighting placed in a manner where the light will spread out uniformly across the lot while
maintaining a lower power density. Based on the photometric plans, there is almost no leakage onto off
site areas. The light intensity begins to fade long before reaching anywhere outside the lot. A lighting
plan and study was completed on August 21, 2017 by Innovative Design Engineers (Appendix A). The
dual head pole in the southwest corner will need to be shielded to prevent spillage into the residential
area.
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Additionally, California Code of Regulations (CCR) Title 24, Parts 1 and 6 (Building Energy Efficiency
Standards), establishes requirements for outdoor lighting for residential and nonresidential development.
The standards regulate lighting characteristics such as maximum power and brightness, shielding, and
sensor controls to turn lighting on and off. The City requires that commercial structures comply with Title
24. Therefore, less than significant impacts would occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006
No mitigation measures were identified to be associated with the previously-approved project.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
AES-1 Provide shielding for the dual head pole in the southwest corner as per the lighting design
engineering recommendations.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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II. Agriculture and Forestry Resources:
Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
In determining whether impacts to agricultural
resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as an
optional model to use in assessing impacts on
agriculture and farmland. In determining whether
impacts to forest resources, including timberland, are
significant environmental effects, lead agencies may
refer to information compiled by the California
Department of Forestry and Fire Protection regarding
the state’s inventory of forest land, including the
Forest and Range Assessment Project and the Forest
Legacy Assessment project; and forest carbon
measurement methodology provided in Forest
Protocols adopted by the California Air Resources
Board. Would the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
X
b) Conflict with existing zoning for agricultural use or
a Williamson Act contract? X
c) Conflict with existing zoning for, or cause rezoning
of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
X
d) Result in the loss of forest land or conversion of
forest land to non-forest use? X
e) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
X
Environmental Setting
Agriculture has historically been a major economic sector in the eastern portion of the Coachella Valley,
including La Quinta. Although most of the farms have within the incorporated regions of La Quinta no
longer exist, agriculture is still an economic factor east of the incorporated boundary, within the proposed
Sphere of Influence and beyond. (Terra Nova, July 2012).
The Riverside County Important Farmland 2016 Map, developed by the California Department of
Conservation, highlights areas within the Coachella Valley that are important agricultural producing
lands. Prime Farmland includes areas with both good physical and chemical attributes able to sustain
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long-term agriculture production. Unique Farmland areas produce crops of statewide importance;
however contain lower quality soils than those within Prime Farmland.
The site was formerly utilized for citrus grove farming, but the groves were removed in the early 1990s.
The site is identified by the State of California Department of Conservation as Farmlands of Local
Importance. Farmland of Local Importance are lands generally without irrigation, and which produce dry
crops that may be important locally, but are not important for statewide agriculture production.
The Project site is currently vacant land that is zoned for commercial uses.
Impact Analysis
a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-agricultural use?
Less Than Significant. The site was formerly utilized for citrus grove farming, but the groves were
removed in the early 1990s. The site is identified by the State of California Department of Conservation
as Farmlands of Local Importance. Farmland of Local Importance are lands generally without irrigation,
and which produce dry crops that may be important locally, but are not important for statewide
agriculture production.
The Project site is only approximately 12 acres which is not suitable for sustainable commercial crops.
The City of La Quinta has designated the Site as Community Commercial for development of commercial
use.
Therefore, there is a less than significant impact to this criterion because while the site is designated for
local importance, it is not designated as Prime Farmland, Unique Farmland or Farmland of Statewide
Importance.
b) Conflict with existing zoning for agricultural use or a Williamson Act contract?
No Impact. There are no agricultural or Williamson Act contract lands within the Project site.
Therefore, no impact would occur.
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland (as defined by Public Resources Code section
4526), or timberland zoned Timberland Production (as defined by Government Code section
51104(g))?
No Impact. The Project site currently consists of vacant land, and is zoned Community Commercial
(CC). The Project site does not contain forest land. Therefore, no impact would occur.
d) Result in the loss of forest land or conversion of forest land to non-forest use?
No Impact. There is no forest land in the Project area. Therefore, no impact would occur in this regard.
e) Involve other changes in the existing environment which, due to their location or nature, could
result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-
forest use?
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No Impact. The Project Area consists of vacant, disturbed land and is zoned Community Commercial
(CC). Therefore, no impacts would occur in this regard.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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III. Air Quality
Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
Where available, the significance criteria established
by the applicable air quality management or air
pollution control district may be relied upon to make
the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? X
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
X
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
X
d) Expose sensitive receptors to substantial pollutant
concentrations? X
e) Create objectionable odors affecting a substantial
number of people? X
Environmental Setting
Lundin Development is proposing a 125,800 square-foot mixed-use commercial center project on
approximately 12 acres. In May 1999, the City of La Quinta approved a 100,460 square-foot mixed-use
commercial center Specific Plan for the 12-acre Project Site. The approval of the Specific Plan included
adoption of a Mitigated Negative Declaration (MND). The City also adopted a Statement of Overriding
Considerations for significant and unavoidable air quality impacts identified in the updated General Plan
EIR on February 19, 2013. Therefore, the analysis herein is based on the net increase of approximately
25,340 square-feet of new uses not previously reviewed or approved in the 1999 Specific Plan and
subsequent 2012 Updated General Plan.
Impact Analysis – Air Quality
a) Conflict with or obstruct implementation of the applicable air quality plan?
Less Than Significant. The Project Site is located in the Salton Sea Air Basin (SSAB). The South Coast
Air Quality Management District (SCAQMD) has jurisdiction over air quality issues and regulations
within the SSAB. The Air Quality Management Plan (AQMP) for the basin establishes a program of rules
and regulations administered by SCAQMD to obtain attainment of the state and federal air quality
standards. The most recent AQMP (AQMP 2016) was adopted by the SCAQMD on March 3, 2017. The
2016 AQMP incorporates the latest scientific and technological information and planning assumptions,
including the 2016 Regional Transportation Plan/Sustainable Communities Strategy and updated
emission inventory methodologies for various source categories. The 2016 AQMP was adopted by the
Southern California Association of Governments (SCAG) Regional Council on April 7, 2016.
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The Proposed Project is located within the Community Commercial (CC) land use designation of the
Specific Plan/General Plan. The proposed mixed-use commercial uses are allowed within the CC land use
area which have been reviewed and approved within the 2012 General Plan update. Approval of the
proposed revision would not require a zone change nor a General Plan Amendment. Therefore, approval
of the Proposed Project would not conflict with the AQMP. Less than significant impact is anticipated.
b) Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
Less Than Significant With Mitigation Incorporated. The Proposed Project’s construction and
operational emissions (based on net the increase of approximately 25,340 square-feet of new uses) were
screened using California Emissions Estimator Model (CalEEMod) version 2016.3.1 prepared by the
SCAQMD (Appendix B). CalEEMod was used to estimate the on-site and off-site construction emissions.
The emissions incorporate Rule 402 and 403 by default as required during construction. The criteria
pollutants screened for include: reactive organic gases (ROG), nitrous oxides (NOx), carbon monoxide
(CO), sulfur dioxide (SO2), and particulates (PM10 and PM2.5). In addition, reactive organic gas (ROG)
emissions are analyzed. Two of the analyzed pollutants, ROG and NOX, are ozone precursors. Both
summer and winter season emission levels were estimated.
Construction Emissions
Construction emissions are considered short-term, temporary emissions and were modeled with the
following construction parameters: site grading (mass and fine grading), building construction, paving,
and architectural coating. The resulting emissions generated by construction of the Proposed Project are
shown in Table 2 and Table 3, summer and winter construction emissions, respectively.
As shown in Table 2 and Table 3, construction emissions would not exceed SCAQMD thresholds with
the implementation of a 10-day painting schedule. Therefore, Mitigation Measure AIR-1 is
recommended during the construction Phase:
Table 2
Summer Construction Emissions Summary
(Pounds per Day)
Source/Phase ROG NOX CO SO2 PM10 PM2.5
Site Preparation 0.9 10.5 4.5 0.0 0.7 0.5
Grading 1.3 10.5 8.3 0.0 1.1 1.0
Building Construction 1.3 13.2 8.5 0.0 0.9 0.8
Paving 1.0 8.8 7.9 0.0 0.7 0.5
Architectural Coating 59.0 2.0 1.9 0.0 0.2 0.2
Highest Value (lbs/day) 59.0 13.2 8.5 0.0 1.1 1.0
SCAQMD Threshold 75 100 550 150 150 55
Significant No No No No No No
Source: CalEEMod.2016.3.1 Summer Emissions.
Phases do not overlap and represent the highest concentration.
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Fairway Plaza Specific Plan Amendment No. 2
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Table 3
Winter Construction Emissions Summary
(Pounds per Day)
Source/Phase ROG NOX CO SO2 PM10 PM2.5
Site Preparation 0.9 10.5 4.5 0.0 0.7 0.5
Grading 1.3 10.5 8.3 0.0 1.1 1.0
Building Construction 1.3 13.2 8.5 0.0 0.9 0.8
Paving 1.0 8.8 7.9 0.0 0.7 0.5
Architectural Coating 59.0 2.0 1.9 0.0 0.2 0.2
Highest Value (lbs/day) 59.0 13.2 8.5 0.0 1.1 1.0
SCAQMD Threshold 75 100 550 150 150 55
Significant No No No No No No
Source: CalEEMod.2016.3.1 Winter Emissions.
Phases do not overlap and represent the highest concentration.
Compliance with SCAQMD Rules 402, and 403
Although the Proposed Project does not exceed SCAQMD thresholds for construction emissions, the
Applicant would be required to comply with all applicable SCAQMD rules and regulations as the SSAB
is in non-attainment status for ozone and suspended particulates (PM10).
Compliance with SCAQMD Rule 402, and 403
The Project Applicant would be required to comply with Rules 402 nuisance, and 403 fugitive dust,
which require the implementation of Best Available Control Measures (BACMs) for each fugitive dust
source, and the AQMP, which identifies Best Available Control Technologies (BACTs) for area sources
and point sources. The BACMs and BACTs would include, but not be limited to the following:
1. The Project Proponent shall ensure that any portion of the site to be graded shall be pre-watered
prior to the onset of grading activities.
a. The Project Proponent shall ensure that watering of the site or other soil stabilization method
shall be employed on an on-going basis after the initiation of any grading activity on the site.
Portions of the site that are actively being graded shall be watered regularly (2 times daily) to
ensure that a crust is formed on the ground surface and shall be watered at the end of each
workday.
b. The Project Proponent shall ensure that all disturbed areas are treated to prevent erosion until the
site is constructed upon.
c. The Project Proponent shall ensure that landscaped areas are installed as soon as o reduce the
potential for wind erosion.
d. The Project Proponent shall ensure that all grading activities are suspended during first and
second stage ozone episodes or when winds exceed 25 miles per hour.
During construction, exhaust emissions from construction vehicles and equipment and fugitive dust
generated by equipment traveling over exposed surfaces, would increase NOX and PM10 levels in the
area. Although the Proposed Project does not exceed SCAQMD thresholds during construction, the
Applicant/Contractor would be required to implement the following conditions as required by SCAQMD:
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Fairway Plaza Specific Plan Amendment No. 2
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1. To reduce emissions, all equipment used in grading and construction must be tuned and maintained to
the manufacturer’s specification to maximize efficient burning of vehicle fuel.
2. The Project Proponent shall ensure that existing power sources are utilized where feasible via
temporary power poles to avoid on-site power generation during construction.
3. The Project Proponent shall ensure that construction personnel are informed of ride sharing and
transit opportunities.
4. All buildings on the Project Site shall conform to energy use guidelines in Title 24 of the California
Administrative Code.
5. The operator shall maintain and effectively utilize and schedule on-site equipment in order to
minimize exhaust emissions from truck idling.
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.
Operational Emissions
The operational mobile source emissions were calculated using the Traffic Impact Analysis (TIA)
prepared by Albert Grover & Associates on July 27, 2017. The TIA determined that the shopping center
would generate approximately 13,328 daily trips (See Table 4 of Appendix F). Trips were broken down
by land use and land use size. The TIA also included a 20-percent reduction in traffic to account for pass-
by-credit. As the Proposed Project is evaluated as the Specific Plan delta of 25,340 square-feet of new
uses (approximately 20 percent greater than was approved in the Specific Plan), 4,513 daily trips
(approximately 34 percent of the development based on more intense uses) were modeled to represent a
worst-case scenario. Emissions associated with the Proposed Project’s estimated vehicle trips were
modeled and are listed in Table 3 and Table 4, summer and winter operational emissions, respectively. As
shown, both summer and winter season operational emissions are below SCAQMD thresholds. Impacts
are anticipated to be less than significant and no mitigation measures are required.
Table 4
Summer Operational Emissions Summary
(Pounds per Day)
Source ROG NOX CO SO2 PM10 PM2.5
Area 0.7 0.0 0.0 0.0 0.0 0.0
Energy 0.0 0.7 0.6 0.0 0.0 0.0
Mobile 8.2 45.8 41.7 0.1 5.5 1.6
Totals (lbs/day) 8.9 46.5 42.2 0.1 5.5 1.6
SCAQMD Threshold 55 55 550 150 150 55
Significance No No No No No No
Source: CalEEMod.2016.3.1 Summer Emissions.
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Table 5
Winter Operational Emissions Summary
(Pounds per Day)
Source ROG NOX CO SO2 PM10 PM2.5
Area 0.7 0.0 0.0 0.0 0.0 0.0
Energy 0.0 0.7 0.0 0.0 0.0 0.0
Mobile 6.7 44.7 42.2 0.0 5.5 1.6
Totals (lbs/day) 7.4 45.4 42.2 0.0 5.5 1.6
SCAQMD Threshold 55 55 550 150 150 55
Significance No No No No No No
Source: CalEEMod.2016.3.1 Winter Emissions.
The Proposed Project does not exceed applicable SCAQMD regional thresholds during the short-term
construction phase with the implementation of at a minimum 10-day painting schedule or operational
activities and the associated impacts are considered to be less than significant with the mitigation measure
incorporated.
c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non-attainment under an applicable federal or state ambient air quality standard
(including releasing emissions which exceed quantitative thresholds for ozone precursors)?
Less Than Significant. The project was previously reviewed and approved as the Fairway Plaza
Shopping Center, Project 2002-06, designed to provide approximately 100,460 square feet of retail space
with accommodating parking and landscaping areas The Proposed Project, revised as the Pavilion Palms
Shopping Center, includes the original 100,460 square feet of retail space with accommodating parking
and landscape area plus an additional 25,340 square-feet of complementary uses. The additional uses
would not cumulatively generate a considerable net increase of any criteria pollutant nor violate any air
quality standard during construction and operation of the Proposed Project (refer to Table 2 through
Error! Reference source not found.). The site zoning is Community Commercial, which allows for a
0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings divided by the building site
area). The proposed Project represents approximately 0.22 FAR. Therefore, because the Project proposes
to use less than the maximum allowed under the zoning, a less than significant impact is anticipated.
d) Expose sensitive receptors to substantial pollutant concentrations?
Less Than Significant. SCAQMD has developed a methodology to assess the localized impacts of
emissions from a Proposed Project as outlined within the Final Localized Significance Threshold
Methodology report; completed in June 2003 and revised in July 2008. The use of Localized Significance
Thresholds (LST) is voluntary, to be implemented at the discretion of local public agencies acting as a
lead agency pursuant to CEQA. Although the proposed use would not exceed SCAQMD Thresholds
(Table 2 through Table 4) LSTs, including the restaurant drive-through facilities, were evaluated to
further demonstrate at a local level that impacts would be less than significant. LSTs would typically only
apply to projects that must undergo CEQA or the National Environmental Policy Act (NEPA) and are five
acres or less. Although the Proposed Project calls for 5.78 acres of net development, LST methodology
will be incorporated to represent worst-case scenario emissions thresholds. CalEEMod version 2016.3.1
was used to estimate the on-site and off-site construction emissions. The LSTs were developed to analyze
the significance of potential air quality impacts of proposed projects to sensitive receptors (i.e. schools,
single family residences, etc.) and provides screening tables for small projects (one, two, or five acres).
Projects are evaluated based on geographic location and distance from the sensitive receptor (25, 50, 100,
200, or 500 meters form the site).
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For the purposes of a CEQA analysis, the SCAQMD considers a sensitive receptor to be a receptor such
as residence, hospital, convalescent facility or anywhere that it is possible for an individual to remain for
24 hours. Additionally, schools, playgrounds, child care centers, and athletic facilities can also be
considered as sensitive receptors. Commercial and industrial facilities are not included in the definition of
sensitive receptor because employees do not typically remain on-site for a full 24 hours, but are usually
present for shorter periods of time, such as eight hours.
The Proposed Project includes approximately 12 acres of development. The “5 acres scenario” was used
to represent a worst-case scenario as the larger the site the greater the emission allowance. The Project
Site is located at the intersection of Jefferson Street and Avenue 50 and is bordered to the north by Derek
Alan Drive and residential development, to the west by Jess Anne Drive and residential development, to
the east by Jefferson Street and commercial development, and to the south by Avenue 50 and residential
development. The nearest sensitive receptor land uses are the residential developments located adjacent to
the north, west, and south boundary of the Project Site and therefore LSTs are based on a 25-meter
distance. A comparison of the construction and operational emissions with the appropriate LST, per
distance from the Project Site boundary (geographical area of Source Receptor Area (SRA) No. 30 –
Coachella Valley; 5-acre site) according to the SCAQMD Mass Rate Look-up Tables, are listed in Table
6.
Table 6
Localized Significance Thresholds (Pounds per Day)
NOx CO PM10 PM2.5
Construction Emissions (Max. from Table 2 and/or Table 3) 13.2 8.5 1.1 1.0
Operational Emissions (Max. Total from Table 4 and/or
Table 5)1
4.6 4.2 0.6 0.6
Highest Value (lbs/day) 13.2 8.5 1.1 0.6 1.0 0.6
LST Thresholds 132 2,292 14* 4† 8* 2†
Greater Than Threshold No No No No No No
Note: PM10 and PM2.5 emissions are separated into construction and operational thresholds in accordance with
the SCAQMD Mass Rate LST Look-up Tables.
* Construction emissions LST threshold
† Operational emissions LST threshold
1 Per LST Methodology, mobile source emissions do not need to be included except for land use emissions and
on-site vehicle emissions. It is estimated that approximately 10% of mobile emissions will occur on the Project
Site.
Source: CalEEMod.2016.3.1 Summer & Winter Emissions; SCAQMD Final Localized Significance Threshold
Methodology; SCAQMD Mass Rate Look-up Tables for 5-acre site in SRA No. 30, distance of 25 meters.
As shown in Table 6, the Proposed Project’s emissions are not anticipated to exceed the LSTs. Therefore,
the Proposed Project is not anticipated to expose sensitive receptors to substantial pollutant
concentrations. Less than significant impact is anticipated and no mitigation measures are required.
e) Create objectionable odors affecting a substantial number of people?
Less than Significant. The Proposed Project does not contain land uses typically associated with the
emission of objectionable odors. Potential odor sources associated with the Proposed Project may result
from construction equipment exhaust and the application of asphalt and architectural coatings during
construction activities; and the temporary storage of domestic solid waste (refuse) associated with the
Projects’ long- term operational uses. Standard construction requirements would minimize odor impacts
resulting from construction activity. Any construction odor emissions generated would be temporary,
short-term, and intermittent in nature and would cease upon completion of the respective phase of
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construction activity. It is expected that Project-generated refuse would be stored in covered containers
and removed at regular intervals in compliance with the City of La Quinta’s solid waste regulations. The
Project would be also required to comply with SCAQMD Rule 402 to prevent occurrences of public
nuisances. Therefore, odors associated with the Proposed Project construction and operations would be
less than significant and no mitigation measures are required.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
All construction equipment shall be maintained in good operating condition, and shall be properly
serviced and repaired as needed. ꞏ
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.
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.
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.
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.
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.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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IV. Biological Resources
Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
X
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
X
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
X
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
X
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
X
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
X
Environmental Setting
The subject parcel is mapped on the U.S. Geological Survey (USGS) – La Quinta, 7.5-Minute Series
Topographic Quadrangle Map near the southern boundary of Section 32, Township 6 South, Range 7
East, San Bernardino Base and Meridian.
The elevation of the center of the project site is 34 feet above mean sea level (amsl). The existing
topography of this site is relatively flat. The soils within the subject parcel consist of Myoma fine sand, 0
to 5 percent slopes and Myoma fine sand, 5 to 15 percent slopes. This soil type consists of wind-blown
sandy alluvium and is somewhat excessively drained.
The local climatic conditions in the project area are characterized by hot summers, mild winters,
infrequent rainfall, and low humidity. The average annual temperature ranges from an average low of 41
degrees Fahrenheit (° F) in December to an average high of 107° F in July-August. The rainy season
begins in November and continues through March, with the quantity and frequency of rain varying from
year to year. The average annual rainfall is approximately 3.15 inches.
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Fairway Plaza Specific Plan Amendment No. 2
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Biological Surveys
Jericho Systems, Inc. (Jericho) prepared a General Biological Resources Assessment and Coachella
Valley Multiple Species Habitat Conservation Plan Consistency Review in May 2017 (Jericho, May 23,
2017).
The City of La Quinta falls entirely within the Coachella Valley Multiple Species Habitat Conservation
Plan (CVMSHCP) area. The subject parcel is not located within or adjacent a Conservation Area. The
CVMSHCP requires a habitat assessment for the burrowing owl (BUOW). If habitat for the BUOW is
present, a focused survey is required.
Several sensitive species have been documented within the vicinity of the subject parcel, including the
State- and/or federally-listed as threatened or endangered flat-tailed horned lizard (Phrynosoma mcallii),
Coachella Valley milk-vetch (Astragalus lentiginosus var. coachellae) and Coachella Valley fringe-toed
lizard (Uma inornata), as well as burrowing owl (Athene cunicularia), which is considered a Species of
Special Concern by the California Department of Fish and Wildlife (CDFW).
On May 7, 2017, Jericho Biologist Eugene Jennings conducted a systematic and comprehensive
pedestrian survey on site to assess the habitat suitability for burrowing owl to satisfy the requirements set
forth in the CVMSHCP and to determine if focused presence/absence surveys for any of the species
would be required. The habitat assessment included a 100 percent coverage pedestrian field survey, and
adherence to the MSHCP Burrowing Owl California Department of Fish and Wildlife (CDFW) survey
protocols. Surveys were conducted during optimal burrowing owl activity times, consistent with
conservation ethics, systematic and covered all habitat types on the site, and during a good rainfall year.
Survey Results
The biological survey report (Jericho, May 23, 2017) indicated that the entire subject parcel is within an
urban developed area and consists of disturbed, undeveloped land that has previously been rough graded.
The project site is completely disturbed, consisting entirely of previously graded soils with sparse weedy
vegetation and re-sprouted creosote bush scrub (Larrea tridentata Shrubland Alliance) associated species.
Plant species observed on site include creosote, as well as ruderal and non-native species including,
Russian thistle (Salsola tragus) and saltcedar (Tamarix ramosissima).
No suitable BUOW habitat was identified on site during the burrowing owl habitat assessment survey.
Therefore, no additional protocol-level focused surveys will be required.
No other listed or sensitive species or sensitive habitat were observed on the site. The subject parcel does
not contain suitable habitat for any of the sensitive species that have been documented in the project
vicinity.
There were no stream channels, washes, or swales as defined by Section 1600 of the State of California
Fish and Game Code (FGC) under jurisdiction of the CDFW, or “Waters of the United States” (WoUS) as
defined by Section 404 of the Clean Water Act (CWA) under the jurisdiction of the U.S. Army Corps of
Engineers (Corps) within the subject parcel.
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Impact Analysis
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Less Than Significant. Several sensitive species have been documented within the vicinity of the
subject parcel, including the State- and/or federally-listed as threatened or endangered flat-tailed horned
lizard (Phrynosoma mcallii), Coachella Valley milk-vetch (Astragalus lentiginosus var. coachellae) and
Coachella Valley fringe-toed lizard (Uma inornata), as well as burrowing owl (Athene cunicularia),
which is considered a Species of Special Concern by the California Department of Fish and Wildlife
(CDFW).
The biological survey results identified that the entire subject parcel is within an urban developed area
and consists of disturbed, undeveloped land that has previously been rough graded. No suitable BUOW
habitat was identified on site during the burrowing owl habitat assessment survey; therefore, no additional
protocol-level focused surveys are required.
No other listed or sensitive species or sensitive habitat were observed on the site. The subject parcel does
not contain suitable habitat for any of the sensitive species that have been documented in the project
vicinity. Therefore, there is a less than significant impact.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations, or by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
No Impact. Riparian communities occur along stream courses and drainages, and are floristically and
structurally distinct from the adjacent upland communities. The biological survey results identified that
the entire subject parcel is within an urban developed area and consists of disturbed, undeveloped land
that has previously been rough graded. There were no stream channels, washes, or swales as defined by
Section 1600 of the FGC under jurisdiction of the CDFW, or WoUS as defined by Section 404 of the
CWA under the jurisdiction of the Corps within the subject parcel. The Project site is completely
disturbed and barren with no hydrological process on site. There are no natural streams or drainages that
traverse the Project site. The lack of hydrology on site makes it non-suitable for riparian habitat. No
adverse impacts to riparian or sensitive natural habitat would occur.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
No Impact. The biological survey results identified that the entire subject parcel is within an urban
developed area and consists of disturbed, undeveloped land that has previously been rough graded. There
were no stream channels, washes, or swales as defined by Section 1600 of the FGC under jurisdiction of
the CDFW, or WoUS as defined by Section 404 of the CWA under the jurisdiction of the Corps within
the subject parcel. The Project site is completely disturbed and barren with no hydrological process on
site. There are no natural streams or drainages that traverse the Project site. The lack of hydrology on
site makes it non-suitable for riparian habitat. Therefore, there is no impacts because no wetlands occur
on site, nor are there fluvial processes where wetlands would be present.
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d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species
or with established native resident or migratory wildlife corridors, or impede the use of native wildlife
nursery sites?
Less Than Significant With Mitigation Incorporated. The Project site is surrounded by urban
development. Additionally, the Project site itself is fully disturbed with no ability to provide movement
of fish or wildlife species. Additionally, no known wildlife corridors are identified within the Project site
or the immediate vicinity. No adverse impacts to wildlife movement would occur.
However, the project site contains sparse weedy vegetation and re-sprouted creosote bush scrub (Larrea
tridentata Shrubland Alliance) associated species, as well as ruderal and non-native species including,
Russian thistle (Salsola tragus) and saltcedar (Tamarix ramosissima), which represents potential foraging
and nesting habitat for migratory bird species. The impacts for these bird species however, are not
considered regionally or locally significant but the State of California prohibits the “take” of active bird
nests. To avoid an illegal take of active bird nests, Mitigation Measure BIO-1 is required to reduce
impacts to less than significant. Mitigation measure BIO-1 is located at the end of this section.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
No Impact. As biological resources, including threatened resources and habitat that could support such
species, are not present on or near the Project site, no policies or ordinances protecting such resources
would apply. This includes tree preservation policies. Therefore, there are no conflicts with local policies
or ordinances.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Less Than Significant. The City of La Quinta falls entirely within the CVMSHCP area. The subject
parcel is not located within or adjacent to a Conservation Area. The CVMSHCP requires a habitat
assessment for the BUOW which requires focused surveys if present. Several sensitive species have been
documented within the vicinity of the subject parcel, including the State- and/or federally-listed as
threatened or endangered flat-tailed horned lizard (Phrynosoma mcallii), Coachella Valley milk-vetch
(Astragalus lentiginosus var. coachellae) and Coachella Valley fringe-toed lizard (Uma inornata), as well
as burrowing owl (Athene cunicularia), which is considered a Species of Special Concern by the
California Department of Fish and Wildlife (CDFW).
However, site surveys for the BUOW indicated that there is no suitable habitat for the BUOW or any
sensitive species documented within the vicinity. Therefore, there are no conflicts with any adopted
conservation plan.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
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Fairway Plaza Specific Plan Amendment No. 2
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Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
BIO – 1: Any grubbing, brushing or tree removal should be conducted outside of the State
identified nesting season for migratory birds, which is typically March 15 through
September 1. If work cannot be conducted outside of nesting season, a migratory nesting
bird survey within and adjacent to the project site shall be conducted by a qualified
biologist within three (3) days prior to initiating the construction activities. If active nests
are found during the pre-construction nesting bird surveys, a Nesting Bird Plan (NBP)
will be prepared and implemented. At a minimum, the NBP will include guidelines for
addressing active nests, establishing buffers, monitoring, and reporting. The NBP will
include a copy of maps showing the location of all nests and an appropriate buffer zone
around each nest sufficient to protect the nest from direct and indirect impact. The size
and location of all buffer zones, if required, shall be determined by the biologist, and
shall be based on the nesting species, its sensitivity to disturbance, and expected types of
disturbance. The nests and buffer zones shall be field checked weekly by a qualified
biological monitor. The approved buffer zone shall be marked in the field with
construction fencing, within which no vegetation clearing or ground disturbance shall
commence until the qualified biologist has determined the young birds have successfully
fledged and a monitoring report has been submitted, reviewed and approved by the City
of La Quinta.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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V. Cultural Resources:
Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
15064.5?
X
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant to
15064.5?
X
c) Directly or indirectly destroy a unique paleon-
tological resource or site or unique geologic feature? X
d) Disturb any human remains, including those
interred outside of formal cemeteries? X
e) Cause a substantial adverse change in the
significance of a tribal cultural resource as defined in
Public Resources Code 21074?
X
Environmental Setting
The Coachella Valley is a historical center of Native American settlement where a large number of Indian
villages and rancherias were observed in the mid-nineteenth century.
The Cahuilla people are generally divided, by anthropologists, into three groups, according to their
geographic setting: the Pass Cahuilla in the Banning-Beaumont area, the Mountain Cahuilla in the San
Jacinto and Santa Rosa Mountains and the Cahuilla Valley, and the Desert Cahuilla in the Coachella
Valley. The Cahuilla did not have a single name that referred to an all-inclusive tribal affiliation.
Membership was in terms of lineages or clans. Individual clans had villages, or central places, and
territories they called their own. These were lands they considered theirs for purposes of hunting game,
gathering food, or utilizing other necessary resources in the forms of trade, intermarriage, and ceremonies.
Cultural Surveys
CRM Tech prepared two studies for the Project site. The first consisted of Phase I and Phase II cultural
assessments conducted in 1998 and 1995 for approximate 50 acres of undeveloped land as part of
Tentative Parcel Map No. 29052 and Tentative Tract Map No. 29053, which included a residential
development and the current commercial Project site. The study was part of the environmental impact
review process for the proposed subdivision and development of the property, as required by the City of
La Quinta, Lead Agency for the project, in compliance with the California Environmental Quality Act
(CEQA; PRC §21000, et seq.).
The second study was conducted in June 2017 and consisted of a historical/archaeological resources
records search, historical background review, and an archaeological field inspection of the approximately
12-acre Project site (CRM Tech, June 5, 2017).
The Phase I survey in 1998 identified and recorded a total of seven prehistoric - i.e., Native American -
archaeological sites, three of which were located within or partially within the current project area (CRM
Tech, June 5, 2017). All three of these sites represented prehistoric habitation remains featuring surface
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scatters of lithic and ceramic artifacts. The presence of these sites, along with the previous discovery of a
dense cluster of similar sites in the surrounding area, which lies on the former shoreline of Holocene Lake
Cahuilla, prompted the subsequent Phase II archaeological testing and evaluation program.
The Phase II study entailed surface collection of all artifacts and excavation of 13 standard hand-dug,
one-square-meter archaeological testing units to the depth of one meter at the three sites and within a
modified mesquite sand dune near one of the sites. In addition to CRM TECH staff archaeologists, the
field crew included three Native Americans affiliated with the nearby Torres Martinez Desert Cahuilla
Indians.
A total of 106 artifacts were recovered through surface collection, but the test units indicated “an
almost complete absence” of subsurface cultural material. Only three pottery sherds and two flakes of
chipped quartz were produced from the 13 excavated units. In light of these findings, none of the three
sites was found to meet CEQA criteria for significance (CRM Tech, June 5, 2017).
The Phase II study concluded that the proposed development of the subject property would not cause a
substantial adverse change to any historical resources or important archaeological resources, but
recommended archaeological monitoring of earth-moving activities in the area of the modified dune. The
artifact collection and catalogue have since been curated at the La Quinta Historical Society.
Records Search
A standard one-mile-radius records search was conducted on May 17, 2017, by CRM TECH. The records
indicated that no further archaeological studies have occurred in the project area since 1998, and no
additional sites have been identified on the property. In 2006, the project area was included in a citywide
survey focusing on built-environment resources of historical origin, but none was found in or near the
project area.
Outside the project area but within the one-mile scope, historical records identified that more than 70
previous cultural resources studies have been completed on various tracts of land and linear features, 49
of them since 1998. Collectively, these studies covered roughly 85 percent of the land within the scope of
the records, and resulted in the identification of 93 historical/archaeological sites and 21 isolates - i.e.,
localities with fewer than three artifacts - within the one-mile radius. Nearly all of these sites and isolates
were of prehistoric origin, and most were found along or near the ancient shoreline of Lake Cahuilla.
None of these sites or isolates was found in the immediate vicinity of the Project area, but their presence
certainly supports the high archaeological sensitivity assessment for the project vicinity.
Field Inspection
On May 15, 2017, CRM TECH archeologist Daniel Ballester, M.S., carried out the field inspection by
walking a series of parallel north-south transects spaced 30 meters (approximately 100 feet) apart.
Survey Results
In 1998, the project area was noted as former agricultural land that had been cleared of its groves, with a
rectangular-shaped mound, representing the modified dune, near Avenue 50. The 2017 report noted that
the since the 1998 report, the project area has undergone additional disturbance from the installation of
underground sewage pipes, as evidenced by several man holes across the property. The mound has been
removed, and a 110 foot x 110 foot earthen pad has been created near the center of the property since July
2016 (Google Earth 2016). Furthermore, the ground surface bears evidence of recent mechanical clearing.
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No archaeological features or artifacts, either prehistoric or historical, were encountered during the field
inspection.
The 2017 survey concluded that the original conclusion of the 1998 Phase II study - that the proposed
development would have No Impact on any known “historical resources,” as defined by CEQA - remains
valid and appropriate for the current Project. Nevertheless, in light of past discoveries in the vicinity, the
overall archaeological sensitivity of the project location remains high, and the potential of encountering
subsurface prehistoric cultural remains within the project boundaries cannot be overlooked (CRM Tech,
June 5, 2017).
Paleontological Resources
The San Bernardino County Museum performed a Paleontology Literature/Records Review on May 2,
2017 for the subject parcel (Appendix D). The report identified that although there were no recorded
paleontological resource localities are present within the project area, or within 1 mile of the project,
paleontological resources have been identified on sites within approximately 1.5 miles of the proposed
Project site. Additionally, the Riverside County’s Paleontological Resource Sensitivity Map (RCPTSM)
identifies that the Project site is located on sedimentary rocks that have a high paleontological sensitivity.
The City’s General Plan EIR also identifies the Project area as one with High Paleontological Sensitivity
(Terra Nova Planning & Research Inc., July 2012).
Impact Analysis – Cultural Resources
a) Cause a substantial adverse change in the significance of a historical resource as defined in
15064.5?
No Impact: Historic resources generally consist of buildings, structures, improvements, and remnants
associated with a significant historic even or person(s) and/or have a historically significant style, design,
or achievement. Damaging or demolition of historic resources is typically considered to be a significant
impact. Impacts to historic resources can occur through direct impacts, such as destruction or removal,
and indirect impacts, such as a change in the setting of a historic resource.
Implementation of the proposed Project would not cause a substantial adverse change in the significance
of a historical resource as defined in 15064.5. According to the records search conducted for this site, no
resources that are considered historically significant exist on site. Therefore, no adverse impacts to
historic resources would occur.
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to
15064.5?
Less Than Significant with Mitigation Incorporated: Archaeological sites are locations that contain
resources associated with former human activities, and may contain such resources as human skeletal
remains, waste from tool manufacture, tool concentrations, and/or discoloration or accumulation of soil or
food remains.
The Phase I and Phase II study results indicated that there would be no impact. However, the survey
identified that because there have been past discoveries in the vicinity, the overall archaeological
sensitivity of the project location remains high, and the potential of encountering subsurface prehistoric
cultural remains within the project boundaries is a potential.
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Therefore, adverse impacts to archaeological resources would be less than significant. However,
Mitigation Measure CUL-1 will be implemented to address unanticipated discoveries of cultural
resources. Mitigation Measures are listed at the end of this section.
c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than Significant with Mitigation Incorporated: Implementation of the proposed Project could
cause a substantial adverse change in the significance of a paleontological resource as defined in 15064.5
since it is located in an area of High Paleontological Sensitivity. It is not anticipated that proposed
excavations to support the proposed Project will encounter native material that could impact
paleontological resources. However, Mitigation Measure CUL-2 will be implemented to address
unanticipated discoveries of paleontological resources. Mitigation Measures are listed at the end of this
section.
d) Disturb any human remains, including those interred outside of formal cemeteries?
Less Than Significant with Mitigation Incorporated: Implementation of the proposed Project would
not disturb any human remains, including those interred outside of formal cemeteries. Should human
remains be found during construction, Mitigation Measure CUL-3 would reduce any potential impacts
to a level of less than significant. Mitigation Measures are listed at the end of this section.
e) Cause a substantial adverse change in the significance of a tribal cultural resource as defined in
Public Resources Code 21074?
Less Than Significant with Mitigation Incorporated. Although the Project site is located in an area
that has been home to Native American tribes for centuries, the Project site is not anticipated to contain
tribal cultural resources. However, Mitigation Measure CUL-1 and CUL-3 will be implemented to
address unanticipated discoveries of cultural resources. Mitigation measures are listed at the end of this
section.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
CUL-1: Grading activities shall be overseen by a qualified archeological monitor. In the event
unanticipated archaeological resources are discovered:
The Archaeological monitor shall notify the project foreman
The Archaeological monitor has the authority to temporarily halt work in the area of
archaeological discoveries until the resource has been evaluated
All work in the vicinity of the find shall halt
Work in the area of the discovery shall not resume until written notification is
received from the Project archaeologist
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CUL-2: Grading activities shall be overseen by a qualified paleontological monitor.
Paleontological monitors should be equipped to salvage fossils as they are unearthed, to
avoid construction delays, and to remove samples of sediments that are likely to contain
the remains of small fossil invertebrates and vertebrates. Monitors will be empowered to
temporarily halt or divert equipment to allow removal of abundant or large specimens.
Monitoring will be reduced if the potentially fossiliferous units as described by the San
Bernardino County Museum, Division of Earth Sciences May 2, 2017 report are not
present, or if present are determined upon exposure and examination by qualified
paleontological personnel to have low potential to contain fossil resources.
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 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.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measures.
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VI. Geology and Soils
Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
X
Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42.
Strong seismic ground shaking?
Seismic-related ground failure, including
liquefaction?
Landslides?
b) Result in substantial soil erosion or the loss of
topsoil? X
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?
X
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?
X
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
X
Environmental Setting
A geotechnical report was prepared for the site in 1998, and updated in 2017 (Landmark Geo-Engineers
and Geologists, August 25, 2017).
The project site is at the northern portion of the Salton Trough physiographic province. The Salton
Trough is a geologic structural depression resulting from large scale regional faulting. The trough is
bounded on the northeast by the San Andreas Fault and the southwest by faults of the San Jacinto Fault
Zone. The Salton Trough represents the northward extension of the Gulf of California with continual in-
filling with both marine and non-marine sediments since the Miocene Epoch (Southland Geotechnical,
November 5, 1998).
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Earthquake Faults
A review of the current Alquist-Priolo Earthquake Fault Zone maps indicate that the nearest mapped
Earthquake Fault Zone is the San Andreas-Coachella fault, located approximately 6.1 mile northeast of
the project site (Landmark Geo-Engineers and Geologists, August 25, 2017).
Soils and Liquefaction
Liquefaction occurs when a saturated or partially saturated soil substantially loses strength and stiffness in
response to an applied stress, usually earthquake shaking or other sudden change in stress condition,
causing it to behave like a liquid.
Groundwater was encountered at 40 feet deep during exploration efforts in 1998. Groundwater was not
encountered in 2017 sampling efforts which consisted of trench excavation to a depth of between 5 and
12 feet. Groundwater is believed to exist at a depth of 70 ft based on water level in nearby water wells in
1978 as reported in USGS Water Resources Report 91-4142 (Southland Geotechnical, November 5, 1998
and Landmark Geo-Engineers and Geologists, August 25, 2017).
The field exploration conducted from October 29 to November 5, 1998 indicates that the surficial and
subsurface soils consist generally medium dense Silty Sand, Sandy Silt, and fine Sand (SM, ML, and SP-
SM). Layers of Sandy Silt to Silt (ML) exist at depths greater than 4 feet. The upper surficial soils has
varying concentrations of wood branches and roots from the old citrus grove. (Southland Geotechnical,
November 5, 1998).
Landslides
The site and the surroundings are flat, and there are no mountainous or hillside areas adjacent to the site.
Wind Erosion
Much of the Valley are in La Quinta is susceptible to wind and wind-blown sand hazards. This means
that soils may be loosened and transported during grading and construction activities. According to the
City of La Quinta’s General Plan, the project site’s Wind Erodibility Rating is “High.”
Impact Analysis – Geology and Soils
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury,
or death involving:
• Rupture of a known earthquake fault, as delineated on the most recent Alquist Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of Mines and Geology Special
Publication 42.
• Strong seismic ground shaking?
• Seismic related ground failure, including liquefaction?
• Landslides?
Less Than Significant. The Project site lies within a seismically active region of Southern California.
According to Alquist-Priolo Earthquake Fault Zone maps, the Project site is not located in an Alquist-
Priolo Special Study Zone nor is the Project site or its immediate vicinity situated above any active faults.
To minimize potential damage to the proposed access road and rock placement caused by groundshaking,
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all construction would comply with the latest Uniform Building Code and any applicable criteria set forth
by the City, and would not expose people or structures to potential adverse effects, including the risk of
loss, injury, or death involving the rupture of known earthquake faults. Impacts associated with the
rupture of a known earthquake fault are considered less than significant.
Liquefaction occurs primarily in saturated, loose, fine to medium-grained soils in areas where the ground
water table is 50 feet or less below the ground surface. When these sediments are shaken, such as during
an earthquake, a sudden increase in pore water pressure causes the soils to lose strength and behave as a
liquid. The resulting features are called sand boils, sand blows or "sand volcanoes." Liquefaction-related
effects include loss of bearing strength, ground oscillations and lateral spreading.
According to the analysis conducted for the 1998 and 2002 Fairway Specific Plan approvals, the proposed
project occur in a Zone Ill groundshaking zone, approximately one quarter mile east of an inferred and
inactive fault. The project site can expect to experience significant groundshaking in the event of a major
earthquake in the Coachella Valley. In order to mitigate the potential impacts of groundshaking on
buildings throughout the City, the Building Department has implemented the Uniform Building Code, as
amended, which requires reinforced construction in groundshaking zones.
The Project site does not occur in an area prone to liquefaction, and its distance from an active fault
makes ground rupture unlikely (Landmark, August 25, 2017). The Project will be required to meet the
City’s Building standards, thereby reducing the potential impact from groundshaking hazards to a less
than significant level (Warner Engineering, February 19, 2002).
b) Result in substantial soil erosion or the loss of topsoil?
Less Than Significant with Mitigation Incorporated. Minor soil erosion may occur during the grading
and construction period of the new buildings. The project site occurs within the City's blowsand hazard
area where soils at the Project site have a high potential for wind erosion. Implementation of Mitigation
Measures GEO-1 and GEO-2 will reduce the impacts to less than significant. Mitigation measures are
listed at the end of this section.
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?
Less Than Significant. Unstable soils that can result in a landslide, lateral spreading, subsidence,
liquefaction or collapse generally occurs in when shallow groundwater liquefies soil especially during a
seismic event. The Project site is generally flat and fully graded. The geotechnical reports prepared for
the Project identify that liquefaction is unlikely due to groundwater being greater than 50 feet (Landmark,
August 25, 2017). Therefore, the risk of soil instability is low. Impacts would be less than significant.
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
Less Than Significant. Expansive soil is typically clay or a soil type that is prone to large volume
changes (swelling and shrinking) that are directly related to changes in water content.
The geotechnical report indicates that the surficial and subsurface soils consist generally medium dense
Silty Sand, Sandy Silt, and fine Sand (SM, ML, and SP-SM). Layers of Sandy Silt to Silt (ML) exist at
depths greater than 4 feet. The upper surficial soils had varying concentrations of wood branches and
roots from the old citrus grove.
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In arid climatic regions, granular soils have a potential to collapse upon wetting. Collapse potential tests
performed in 1998 indicate a potential of 3.1 and 1.6 percent collapse upon inundation and are considered
a moderate site risk.
The Project will be constructed using the latest engineering and construction practices which include
developing the building foundations in a manner that includes overexcavation and recompaction of the
zone beneath the building pads to mitigate for the potential of hydroconsolidation caused by soil
saturation from landscape irrigation or broken utility lines by overexcavation and recompaction of the
zone beneath building pads. Therefore, the impact is less than significant.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal of wastewater?
No Impact. The Project does not include the use of septic systems. Thus, no impacts would occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
GEO-1 Prior to grading plan approval, submit for review and approval by the City Engineer, a
PMl0 management plan.
GEO-2 For portions of the site not immediately under construction, ensure the stabilization of
soils through the use of soil cement or re-vegetation, frequent watering. including
watering during the evening and weekends during significant wind events; street
sweeping or washing during construction, and the chemical stabilization of unpaved
construction roadways.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measures.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
VII. Greenhouse Gas Emissions:
Would the project:
a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on the
environment?
X
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
X
Background
Lundin Development is proposing a 125,800 square-foot mixed-use commercial center project on
approximately 12 acres. In May 1999, the City of La Quinta approved a 100,460 square-foot mixed-use
commercial center Specific Plan for the 12-acre Project Site. The approval of the Specific Plan included
adoption of a Mitigated Negative Declaration (MND). The City also adopted a Statement of Overriding
Considerations for significant and unavoidable air quality impacts identified in the updated General Plan
EIR on February 19, 2013. Therefore, the analysis herein is based on the net increase of approximately
25,340 square-feet of new uses not previously reviewed or approved in the 1999 Specific Plan and
subsequent 2012 Updated General Plan.
CEQA and Greenhouse Gases
According to CEQA Guidelines Section 15064.4, when making a determination of the significance of
greenhouse gas emissions, the “lead agency shall have discretion to determine, in the context of a
particular project, whether to (1) use a model or methodology to quantify greenhouse gas emissions
resulting from a project, and which model or methodology to use.” In addition, CEQA Guidelines section
15064.7(c) provides that “a lead agency may consider thresholds of significance previously adopted or
recommended by other public agencies or recommended by experts” on the condition that “the decision
of the lead agency to adopt such thresholds is supported by substantial evidence.”
The Proposed Project is located within the City of La Quinta. The City of La Quinta adopted a
Greenhouse Gas Reduction Plan (Plan) on February 13th, 2013. The Plan provides reduction strategies
and reduction measures that can reduce greenhouse gas emissions at their source and at the end use by
improving operating efficiency, increasing reliance on renewable source for energy production,
developing new technologies, and through conservation. These reduction measures are listed in Table 28
of the Plan and can be implemented as needed during the design phase. However, the City does not have
their own thresholds of significance for greenhouse gas emissions. The City finds persuasive and
reasonable the approach to determining significance of greenhouse gas emissions established by
SCAQMD.
Impact Analysis
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact
on the environment?
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Less Than Significant. The Proposed Project is located within the Community Commercial (CC) land
use designation of the Specific Plan/General Plan. The proposed mixed-use commercial uses are allowed
within the CC land use area which have been reviewed and approved within the 2012 General Plan
update. The project was previously reviewed and approved as the Fairway Plaza Shopping Center, Project
2002-06. Subsequently, a Statement of Overriding Considerations for significant and unavoidable air
quality and Greenhouse Gas impacts identified in the updated General Plan EIR on February 19, 2013
was adopted. Approval of the proposed revision would not require a zone change nor a General Plan
Amendment. Therefore, the delta was reviewed.
Emissions were estimated using the CalEEMod version 2016.3.1 (Appendix B). The analysis prepared for
the Proposed Project assumed the construction of an additional 25,340 square-feet of mixed-use
commercial uses on the 12-acre Project Site. Construction was anticipated to begin approximately early-
2018 and be completed in late-2018. Other parameters which were used to estimate construction
emissions such as the worker and vendor trips and trip lengths were based on the CalEEMod defaults. The
TIA determined that the Proposed Project would generate approximately 13,328 daily trips. Trips were
broken down by land use type and land use size. The TIA also included a 20-percent reduction in traffic
to account for pass-by-credit. As the Proposed Project is evaluated as the Specific Plan delta of 25,340
square-feet of new uses (approximately 20 percent greater than was approved in the Specific Plan), 4,513
daily trips (approximately 34 percent of the development based on more intense uses) were modeled to
represent a worst-case scenario. Additionally, the site zoning is Community Commercial, which allows
for a 0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings divided by the building site
area). The proposed Project represents approximately 0.22 FAR. Therefore, because the Project proposes
to use less than the maximum allowed under the zoning, a less than significant impact is anticipated.
Many gases make up the group of pollutants that are believed to contribute to global climate change.
However, three gases are currently evaluated and represent the highest concentration of GHG: Carbon
dioxide (CO2), Methane (CH4), and Nitrous oxide (N2O). SCAQMD provides guidance methods and/or
Emission Factors that are used for evaluating a project’s emissions in relation to the thresholds. A
threshold of 3,000 MTCO2E per year has been adopted by SCAQMD for non-industrial type projects as
potentially significant or global warming (Draft Guidance Document – Interim CEQA Greenhouse Gas
(GHG) Significance Threshold, SCAQMD, October 2008). The modeled emissions anticipated from the
Proposed Project compared to the SCAQMD thresholds are shown below in Table 7 and Table 8.
Table 7
Greenhouse Gas Construction Emissions (Metric Tons per Year)
Source/Phase CO2 CH4 N20
Site Preparation 0.5 0.0 0.0
Grading 1.1 0.0 0.0
Building Construction 45 0.0 0.0
Paving 2.5 0.0 0.0
Architectural Coating 1.3 0.0 0.0
Total MTCO2e 47.3
SCAQMD Threshold 3,000
Significant NO
Source: CalEEMod.2016.3.1 Annual Emissions.
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Table 8
Greenhouse Gas Operational Emissions (Metric Tons per Year)
Source/Phase CO2 CH4 N20
Area 0.0 0.0 0.0
Energy 373.9 0.0 0.0
Mobile 2,045.3 0.3 0.0
Waste 23.7 1.4 0.0
Water 20.1 0.1 0.0
MTCO2e 2,510.5
SCAQMD Threshold 3,000
Significant NO
Source: CalEEMod.2016.3.1 Annual Emissions.
As shown in Table 7 and Table 8, the Proposed Project’s emissions would not exceed the SCAQMD’s
3,000 MTCO2e threshold of significance and therefore would have less than significant impact for
greenhouse gas emissions; no mitigation measures are required.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
Less Than Significant. There are no existing GHG plans, policies, or regulations that have been adopted
by CARB or SCAQMD that would apply to this type of emissions source. However, the operator shall
comply with 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.
It is possible that CARB may develop performance standards for Project-related activities prior to
construction of the Proposed Project. In this event, these performance standards would be implemented
and adhered to, and there would be no conflict with any applicable plan, policy, or regulation.
The City of La Quinta adopted a Greenhouse Gas Reduction Plan (Plan) on February 13th, 2013. The
Plan provides reduction strategies and reduction measures that can reduce greenhouse gas emissions at
their source and at the end use by improving operating efficiency, increasing reliance on renewable
sources for energy production, developing new technologies, and through conservation. During the
development review process the City would implement as feasible necessary development upgrades to
further reduce GHG footprint. Therefore, impacts would be less than significant and no mitigation would
be required. The Proposed Project is consistent with CARB scoping measures and therefore does not
conflict with local or regional greenhouse gas plans.
Additionally, the City of La Quinta requires all new development to comply with the California Title 24
Building Energy Efficiency Standards which are designed to ensure new and existing buildings achieve
energy efficiency and preserve outdoor and indoor environmental quality.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
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No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
VIII. Hazards and Hazardous Materials
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
X
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
X
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
X
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
X
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?
X
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?
X
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
X
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?
X
Environmental Setting
The Project site has historically been vacant. The general area surrounding the Project site consists of
residential and commercial uses.
Impact Analysis
a) Create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials?
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Less Than Significant With Mitigation Incorporated. Hazardous substances and wastes would be
used during construction of the new building. These would include fuels for machinery and vehicles, new
and used motor oils, and storage containers and applicators containing such materials. The potential exists
for localized spills of petroleum-based products or other chemicals during construction. These spills could
expose construction workers and the public to hazardous materials either directly, at the site of the spill,
or indirectly, by introducing these substances into stormwater runoff. All development requiring ground
disturbance would be subject to regional and local regulations, including the need for an SWPPP under
the NPDES General Permit for Storm Water Discharges Associated with Construction Activity
(Construction General Permit) (Order No. 2009-0009-DWQ, NPDES No. CAR000002). In addition, the
City requires a grading permit for all developments that would require grading. Compliance with
SWRCB‘s General Construction Activity Stormwater Permit regulations requiring a SWPPP, and the
grading permit required by the City would ensure hazardous materials generated during construction
would not create a significant impact. Additionally, construction is anticipated be temporary, therefore
any potential impacts would have a limited and temporary timeframe to occur. Potential impacts would be
less than significant with implementation of Mitigation Measures HAZ-1 and HAZ-2. Mitigation
Measures are listed at the end of this section.
The site plan also proposes a convenience fuel station which will receive routine fuel deliveries as
needed. The station would be regulated and permitted by all federal and state regulations. Therefore, the
regulatory permits, coupled with the implementation of Mitigation Measures HAZ-1 and HAZ-2, will
reduce the impacts to less than significant.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset
and accident conditions involving the release of hazardous materials into the environment?
Less Than Significant With Mitigation Incorporated. Additionally, as discussed in Response VII(a), a
variety of hazardous substances would be used and stored during construction of the proposed Project.
Accidental spills, leaks, fires, or explosions involving hazardous materials represent a potential threat to
human health and the environment if not properly addressed. As proposed in Mitigation Measure HAZ-
1, a hazardous substance spill prevention plan shall be prepared and implemented, and hazardous
materials spill kits shall be maintained on site for small spills. The implementation of BMPs, such as
having spill kits available on equipment, would minimize the potential effect of such occurrences.
Mitigation Measure HAZ-1 would reduce impacts to less than significant with implementation of
mitigation. Mitigation Measures are listed at the end of this section.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed school?
No Impact. There is no existing or proposed school within one-quarter mile of the Project site. There-
fore, there is no impact.
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public
or the environment?
No Impact. The proposed Project is not located on a site which is included on a list of hazardous
materials sites, and as a result would not create a significant hazard to the public or environment and there
would be no impact.
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e) For a project located within an airport land use plan or, where such a plan has not been adopted,
within two miles of a public airport or public use airport, would the project result in a safety hazard
for people residing or working in the project area?
No Impact. There are several airports in the vicinity, but none are located within two miles of the Project
site. These airports include: the Bermuda Dunes Airport, located south of Interstate and West of
Jefferson Street in Bermuda Dunes, and the Jacqueline Cochran Regional Airport, a public airport located
east of Harrison Street and between Airport Boulevard on the north and Avenue 60 on the south. The
Bermuda Dunes Airport is approximately 4 miles north of the Project site, and the Jacqueline Cochran
Regional Airport is located approximately 7 miles southeasterly of the Project site. Therefore, there is no
impact.
f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for
people residing or working in the project area?
No Impact. There are no private airstrips in vicinity the Project area. Therefore, there is no impact.
g) Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
No Impact. The project site is currently vacant, and does not include facilities for emergency response.
Additionally, no part of the Project design would impede or redirect emergency response within the area.
The site provides for ingress and egress that can be used for emergency response to the various businesses
proposed. Therefore, there is no impact.
h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed with
wildlands?
No Impact. The Project site is located in an area that consists of vacant land and retail uses in a desert
setting, and not located adjacent to an area susceptible to wildland fires. Therefore, there is no impact.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
HAZ – 1 A hazardous spill prevention plan shall be prepared by the Applicant and submitted to the
City for approval to minimize the likelihood of a spill shall be prepared prior to
construction. The plan shall state the actions that would be required if a spill occurs to
prevent contamination of surface waters and provide for cleanup of the spill. The plan
shall follow Federal, state, and local safety guidelines and standards to avoid increased
exposure to these pollutants.
HAZ – 2 If a contaminated area is encountered during construction, construction shall cease in the
vicinity of the contaminated area. The construction contractor shall notify all appropriate
authorities, including the EPA and the City. If necessary, the contaminated site shall be
remediated to minimize the potential for exposure of the public and to allow the Project
to be safety constructed.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
IX. Hydrology and Water Quality:
Would the project:
a) Violate any water quality standards or waste
discharge requirements? X
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of pre-existing nearby wells would
drop to a level which would not support existing land
uses or planned uses for which permits have been
granted)?
X
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?
X
d) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner which
would result in flooding onsite or offsite?
X
e) Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff?
X
f) Otherwise substantially degrade water quality? X
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
X
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows? X
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
X
j) Inundation by seiche, tsunami, or mudflow? X
Environmental Setting
Although the climate in the Coachella Valley and the Planning Area are generally temperate, seasonal
storms can produce significant amounts of precipitation within short periods of time. Winter storms are
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responsible for much of the area’s annual rainfall, and usually occur between November and April.
However, the region and surrounding mountains may also experience localized thunderstorms at other
times, especially during the summer monsoon season. Rapid snowmelt from the mountains may also
result in flooding downslope (Terra Nova Planning & Research Inc., July 2012).
Areas within the City of La Quinta are subject to flash flooding along natural or man-made channels and
sheet flooding across the valley floor. Although of short duration, flash floods result in high peak water
volumes and velocities, which are frequently intensified by features of the local natural and built
environment (Terra Nova Planning & Research Inc., July 2012).
There are no dams in the Project vicinity, and the Whitewater Rivers is located nearly 10 miles to the east
of the Project site. The Project site not considered at risk from inundation from dam failure or flooding
hazard from levee damage or failure along the Whitewater River or from above-ground water storage
tanks at higher elevations within and adjacent to La Quinta (Terra Nova Planning & Research Inc., July
2012).
Impact Analysis
a) Violate any water quality standards or waste discharge requirements?
Less Than Significant. All development requiring ground disturbance would be subject to regional and
local regulations, including the need for an SWPPP under the NPDES General Permit for Storm Water
Discharges Associated with Construction Activity (Construction General Permit) (Order No. 2009-0009-
DWQ, NPDES No. CAR000002). In addition, the City requires a grading permit for all developments that
would require grading. Compliance with SWRCB‘s General Construction Activity Stormwater Permit
regulations requiring a SWPPP, and the grading permit required by the City would ensure water quality
standards are not exceeded. Additionally, Mitigation Measure HYD-1 will require the preparation of a
Water Quality Management Plan (WQMP) and subject to approval by RWQCB.
The Project will create an impermeable surface over much of the entire site when complete. This can
increase the potential for pollutants to occur in surface water primarily be from cars parked in the parking
lot leaking fluids. However, the project includes an underground system to collect all of the stormwater
runoff from the project site. The WQMP prepared for the site as part of Mitigation Measure HYD-1
will also address the requirements and operations of the underground system. Therefore, the project will
have a less than significant impact on water quality.
b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level
(e.g., the production rate of pre-existing nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been granted)?
Less Than Significant. During construction, the project will employ various measures for dust control
including the use of water that is readily available from the Coachella Valley Water District. The water
used during construction will be temporary, and water will not be the sole method used for dust control.
Water-conscious measures will be used as part of the final design, including installation of water-efficient
features such as water-efficient toilets and drought-tolerant landscaping.
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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Less Than Significant. The Project site has been previously graded and is on level ground completely
surrounded by urban development, vacant land, and paved streets. Further, there are no streams or rivers
on the Project site or its adjacent vicinity. The construction phase of the Project would involve standard
best management practices (BMP’s) associated with commercial development, such as drainage to city
sewers in the parking lots, curbs, and landscaping to allow water percolation during rain events. Impacts
would be less than significant.
d) Substantially alter the existing drainage pattern of the site or area, including through the alteration
of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a
manner which would result in flooding onsite or offsite?
Less Than Significant. Refer to Response IX(c), above. The Project site is surrounded by residential and
retail uses, and is not located directly adjacent to any stream or river. An underground stormwater
collection system will be installed as part of the project to capture all of the stormwater runoff from the
site. Therefore, impacts are less than significant.
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?
Less Than Significant. The project includes the construction of an underground stormwater system to
handle all of the stormwater from the site, and little to no water is anticipated to be collected by the City’s
stormwater drainage systems. Therefore, impacts are less than significant.
f) Otherwise substantially degrade water quality?
Less Than Significant. As previously discussed, the proposed Project proposes to construct a project
that will utilize an underground stormwater collection system. Uses for some of the buildings include a
gas station. The gas station would be constructed to the latest standards and required to comply with
State and federal requirements for this use. Therefore, less than significant impacts would occur.
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood hazard delineation map?
No Impact. The Project does not propose to construct housing. As a result, construction and operation
of the Project would not place housing within a 100-year flood hazard area as mapped on a Federal Flood
Hazard Map or Federal Flood Insurance Map. Therefore, no impacts would occur under this criterion as a
result of the Project.
h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows?
Less Than Significant. The City’s General Plan identifies that the Project site is within FEMA Flood
Hazard Zone D which is an area of undetermined risk. Therefore, the development of the proposed
Project would not place structures within a 100 year flood area and would not impede or result in the
redirection of flood flows in the City. A less than significant impact would occur.
i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
Less Than Significant. The Whitewater River is located nearly 10 miles east of the site, and the Project
site is not located in proximity to a levee or dam. Therefore, there is no impact from flooding that could
occur as a result of a dam failure or levee breech. However, the Coachella Valley is subject to
thunderstorms that can create flash flooding. The new buildings would be required to adhere to current
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California Building Code regulations for commercial development. Additionally, the project includes an
underground system to collect all of the stormwater runoff from the project site. Therefore, less than
significant impacts would occur.
j) Inundation by seiche, tsunami, or mudflow?
No Impact. There are no bodies of water in the vicinity of the Project site that are capable of producing
seiche activity. There is also no potential for tsunamis in the Project area as the Pacific Ocean is more
than 150 miles to the southwest of the Project area. As discussed above, the City’s General Plan has not
identified the Project site as being in an area susceptible to mudflows as the topography of the site is
generally flat and a sufficient distance from hills and mountains to ensure that mudflows in this area
would not occur. Therefore, no impacts would occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
HYD-1 Prior to Project approval, the Project Applicant shall prepare a Water Quality
Management Plan that shall, at minimum, include the following:
Identifies all project related pollutants, impacts to the site’s hydrologic condition, and
potential impacts to local waterways caused by Project post-construction runoff;
Identifies BMPs required to remove pollutants from the Projects’ post construction
runoff and prevent downstream hydromodification;
Identifies parties responsible for long term operation and maintenance activities of all
BMPs
Identifies the design, operation and maintenance of the underground stormwater
collection system.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
X. Land Use and Planning:
Would the project:
a) Physically divide an established community? X
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
X
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan? X
Environmental Setting
The site is located on a vacant parcel at the intersection of Jefferson Street and Avenue 50 in the City of
La Quinta. Proposed uses within the commercial center development include banks, restaurants, gasoline
service station, and grocery store (Figure 2, and Figure 3).
The site is bordered on the north by Derek Alan Drive and residential development that fronts Derek
Alan Drive, on the west by a retention basin with residential development west of the basin, on the
east by Jefferson Street and commercial development, and on the south by Avenue 50 and residential
development.
In May 1999, the City of La Quinta approved the Fairway Plaza Shopping Center Specific Plan of Land
Use and associated parcel map to allow for the development of 100,460 square feet of a supermarket-
anchored shopping center with adjacent retail pads on 12.5 acres at the corner of Jefferson Street 50th
Avenue. The parcel is designated and zoned for Community Commercial (CC) use. The Specific Plan
adoption included adoption of a Mitigated Negative Declaration. In 2002, an amendment to the Specific
Plan was also adopted. To date, that project has not been constructed.
On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for its 2035
General Plan (SCH# 2010111094) which included the impacts of adding to commercial uses within the
City, including the approved Fairway Plaza Shopping Center Specific Plan. A Statement of Overriding
Considerations was also adopted with the General Plan EIR for environmental impacts that could not be
mitigated to a level below significance for: Air Quality, Greenhouse Gas, and Traffic (Resolution 2013-
009).
Currently, the Lundin Development is requesting authorization from the City to construct 125,800 square
feet of a supermarket-anchored shopping center and adjacent retail pads on the 12.5-acre site at the corner
of Jefferson Street and 50th Avenue, within the same area of the previously-approved Specific Plan.
Proposed uses within the commercial center development are similar to the previously approved plan, and
include banks, restaurants, gasoline service station, and grocery store.
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Impact Analysis
a) Physically divide an established community?
No Impact. The Project proposes to develop a shopping center on a contiguous vacant 12.5-acre parcel
as a retail center. Retail uses exist across Jefferson Street on the east. There are no surrounding land uses
that would currently conflict with the proposed use. Therefore, there is no impact.
b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over
the project (including, but not limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
Less Than Significant. The site is zoned Community Commercial (CC) by the City of La Quinta. The
subject property has received prior approvals as a commercial center in 1998 and in 2002. The project is
proposed to be developed as a commercial center in accordance with the municipal code standards of the
Community Commercial zone. Therefore, there is a less than significant impact.
c) Conflict with any applicable habitat conservation plan or natural community conservation plan?
Less Than Significant. The City of La Quinta falls entirely within the Coachella Valley Multiple
Species Habitat Conservation Plan (CVMSHCP) area. The site is a vacant dirt parcel that has been
previously disturbed. The subject parcel is not located within or adjacent to a Conservation Area. The
CVMSHCP requires a habitat assessment for the burrowing owl (BUOW). If habitat for the BUOW is
present, a focused survey is required. The Biological Resource Assessment prepared for the project
(Jericho, May 23, 2017) determined that there was no suitable BUOW habitat, nor were there signs of
BUOW activity. No suitable BUOW habitat was identified on site during the burrowing owl habitat
assessment survey. Therefore, no additional protocol-level focused surveys will be required.
No other listed or sensitive species or sensitive habitat was observed on the site. The subject parcel does
not contain suitable habitat for any of the sensitive species that have been documented in the project
vicinity. The Project must also comply with local conservation regulations which require payment of a
mitigation fee at the time of building permit issuance. Therefore, implementation of the Project will not
conflict with any habitat conservation plan or natural community conservation plan.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XI. Mineral Resources:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
X
b) Result in the loss of availability of a locally
important mineral resource recovery site delineated on
a local general plan, specific plan or other land use
plan?
X
Environmental Setting
The Project site is currently vacant, and no mineral mining occurs onsite or in the immediate vicinity of
the Project site.
The City of La Quinta General Plan (City of La Quinta, February 19, 2013) identifies the Project site as
mapped within Mineral Resource Zone – 1, defined as areas where adequate information indicates that no
significant mineral deposits are present, or where it is judged that little likelihood for their presence exists.
Impact Analysis
a) Result in the loss of availability of a known mineral resource that would be of value to the region and
the residents of the state?
No Impact. The Project site is currently vacant and is zoned Community Commercial (CC) by the City
of La Quinta. No mineral resources are known to occur onsite nor is the Project site zoned for mining
uses. No impact would occur.
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a
local general plan, specific plan or other land use plan?
No Impact. Refer to Response XI a), above. No impacts would occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XII. Noise:
Would the project result in:
a) Exposure of persons to or generation of noise levels
in excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
X
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels? X
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
X
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
X
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would
the project expose people residing or working in the
project area to excessive noise levels?
X
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working
in the project area to excessive noise levels?
X
Environmental Setting
Noise – General
Sound is a physical disturbance in a medium, such as air, that is capable of being detected by the human
ear. Sound waves in air are caused by variations in pressure above and below the static value of
atmospheric pressure. Sound is measured in units of decibels (dB) on a logarithmic scale. The “pitch”
(high or low) of the sound is a description of frequency, which is measured in Hertz (Hz). Most common
environmental sounds are a composite of frequencies. A normal human ear can usually detect sounds
within frequencies from 20 to 20,000 Hz. However, humans are most sensitive to frequencies in the range
of 500 to 4,000 Hz.
Certain frequencies are given more “weight” during assessment because human hearing is not equally
sensitive to all frequencies of sound. The A-weighted decibel (dBA) scale corresponds to the sensitivity
range for human hearing. Noise levels capable of being heard by humans are measured in dBA. A noise
level change of 3 dBA or less is barely perceptible to average human hearing. However, a 5 dBA change
in noise level is clearly noticeable. A 10 dBA change is perceived as a doubling or halving of noise
loudness, while a 20 dBA change is considered a “dramatic change” in loudness.
Sound from a source spreads out as it travels away from the source, and the sound pressure level
diminishes with distance. Individual sound sources are considered “point sources” when the distance from
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the source is large compared to the size of the source (e.g., construction equipment, and turbines). Sound
from a point source radiates hemispherically, which yields a 6 dB sound level reduction for each doubling
of the distance from the source. If the sound source is long in one dimension, the source is considered a
“line source,” (i.e., roadways and railroads). Sound from a line source radiates cylindrically, which
typically yields a 3 dB sound level reduction for each doubling of the distance from the source.
The metrics for evaluating the community noise environment are based on measurements of the noise
levels over a period of time. These metrics are used in order to characterize and evaluate the cumulative
noise impacts. The Community Noise Equivalent Level (CNEL) represents a 24-hour A-weighted sound
level average from midnight to midnight, where sound levels during the evening hours of 7:00 p.m. to
10:00 p.m. have an added 5 dB weighting, and nighttime hours of 10:00 p.m. to 7:00 a.m. have an added
10 dB weighting.
Potential noise from construction equipment to be used for this project are included on Table 9.
Table 9
Construction Equipment Noise Emission Levels
Equipment Typical Noise Level (dBA) 50 ft from Source*
Backhoe 80
Compactor 82
Concrete Mixer 85
Concrete Pump 82
Dozer 85
Grader 85
Loader 85
Scarifier 83
Scraper 89
Truck 88
FTA, May 2006
*Data taken from EPA Report - EPA 550/9-76-004
Vibration – General
Sources of vibration included geotech drill rigs, excavators, dump trucks, backhoes, and other general
construction equipment. The Federal Transit Administration (FTA) has developed vibration impact
thresholds for noise-sensitive buildings, residences, and institutional land uses. These are usually
measured as “vibration decibels” or VdB. According to the FTA guidelines, a vibration level of 65 VdB is
the threshold of perceptibility for humans. These thresholds are typically 80 VdB at residences and
buildings where people normally sleep (e.g., nearby residences and daycare facilities) and 83 VdB at
institutional buildings (e.g., schools and churches). The FTA guidelines also state that, for a significant
impact to occur, vibration levels must exceed 80 VdB during infrequent events (FTA, May 2006).
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Typical vibration levels from project equipment are based on the FTA guidelines provided in Table
10.
Table 10
Vibration Source Levels for Typical Construction Equipment
Equipment Vibration Level at 25 feet (VdB)
Large bulldozer 87
Caisson drilling 87
Loaded trucks 86
Jackhammer 79
Small bulldozer 58
Source: FTA 2006
Project Location
The site is immediately adjacent to a stormwater detention basin along the northern and western edges,
with residences abutting the detention basin’s west and north sides. The basin provides for an
approximately 50- to 120-foot buffer between the Project and the residence backyard. Three residences
on the southwest area of the project site directly abut the project site. Residences exist to the south of the
Project site, just beyond 50th Avenue. Commercial uses exist to the east of the project, just beyond the
site’s border with Jefferson Street.
Local Noise Ordinances
The residential areas to the north and west and south of the Project are zoned Low Density Residential.
The City of La Quinta Municipal Code Section 9.100.210 “Noise control,” identifies this land use as
“noise sensitive.”
The City of La Quinta Municipal Code Section 6.08.050 “Disturbances by construction noises” limit
construction noise impacts, predominantly through restriction of times and days when work may be
carried out:
Construction is not permitted on Sundays or defined Holidays
Construction is restricted to 8am to 5pm on Saturdays
Between October 1st and April 30th, construction is restricted 7am to 5:30pm
Between May 1st and September 30th, construction is restricted to 6am to 7pm.
The City’s code also identifies limits for operational noise for the residential and non-residential land
uses. Operational noise shall not exceed the levels set out in the Noise Standard, or the existing ambient
noise. For the “noise sensitive” properties to the South, West and North, operational noise from the
project shall not exceed:
65 dB(A) between 7am and 10pm
50 dB(A) between 10pm and 7am
For the “other non-residential” land uses to the East operational noise from the project shall not exceed:
75 dB(A) between 7am and 10pm
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65 dB(A) between 10pm and 7am
Project Noise Studies
Noise studies for the Project were prepared in 2002 as part of the Specific Plan Amendment No. 1
approval and in 2017 and 2018 to serve as an update (Appendix E).
The 2002 study identified that both Jefferson Street and 50th Avenue were impacted, and exceed 60 dBA
CNEL. The study identified that all new development is required to mitigate to the City's standards for
noise, as required in the General Plan (Table EH-1) (Warner Engineering, February 19, 2002).
The 2017 noise study also concluded that areas along Jefferson Street and 50th Avenue were impacted and
exceeded the 60dBA criteria. Ambient noise measured along various locations along the north and west
perimeter of the site, nearest to the residences, measured between 53.9 and 60 dBA. The study
determined that the main sources of noise across the site are noise from road traffic on 50th Avenue and
Jefferson street, other noise sources included HVAC systems serving the houses to the north, west and
south of the site and from HVAC serving the commercial buildings to the east, across Jefferson Street.
There was also minor noise from distant aircraft and birdsong (Antonio Acoustics, June 16, 2017,
Appendix E).
Noise is also anticipated from the speakers of the drive-through eating establishments, as well as vehicle
doors closing in the parking lot. The Project is proposed approximately 150 feet between the closest
development building and the residences to the south. The residences to the south already have a concrete
masonry boundary wall.
Impact Analysis
a)Exposure of persons to or generation of noise levels in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies?
Less Than Significant. The noise study (Appendix D) identified that the noise from the site through the
day would not exceed the measured levels at the edges of the site closest to the residences, and that the
noise from the HVAC units on the buildings and parking does not exceed the City of La Quinta daytime
noise criteria of 60dB(A) at any residence. Therefore, there is a less than significant impact.
b)Exposure of persons to or generation of excessive groundborne vibration or groundborne noise
levels?
Less Than Significant. The noise related to construction would include those generated from the use of
heavy equipment at the site or vehicles transporting materials. Activities that could generate groundborne
vibration include pile-driving and demolition; however, pile-driving and significant demolition is not
anticipated to be utilized during construction.
Some construction activities would occur within approximately 30 to 75 feet of residences, with
residences to the southwest being the closest receptors. Screening-level calculations based on the FTA
Guidelines (Table 10) indicate that vibration levels associated with these activities would have
attenuated to a level of approximately 78 VdB at the nearest residence given the intervening distance.
This analysis shows that vibration levels at all identified sensitive receptors were below the threshold
of 80 VdB.
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Construction activities would be temporary and would not expose persons to or generate excessive
groundborne vibration or groundborne noise levels due to the adherence of the City’s General Plan.
Therefore, groundborne vibration impacts associated with proposed construction activities will be less
than significant.
c)A substantial permanent increase in ambient noise levels in the project vicinity above levels existing
without the project?
Less Than Significant With Mitigation Incorporated. The 2017 noise study and 2018 amendment
measured ambient noise levels along various locations of the Project site perimeter, and projected
the potential future noise levels (Table 11). The studies identified a variety of potential operations
noise sources that will contribute to a permanent increase in ambient noise:
HVAC systems serving the buildings
Commercial loading and unloading
Noise from parking and the gas station
Noise from speakers at the drive-through eating establishments
Noise from car doors closing at night
To project the potential increase in ambient noise, the 2017 noise study assumed that the HVAC for each
new building would not exceed a sound power level of 100dB(A), (equivalent to 68 dB(A) at 50 feet). In
the absence of a national standard for the US, the parking lot methodology was based on ISO 9603-2
1996 (Antonio Acoustics, June 16, 2017, Appendix E).
Table 11
Existing and Projected Future Operational Noise
Location Measurement Location and Distance from
Sensitive Receptors
Measured
level, dB(A)
New noise from
HVAC and
parking, dB(A)
New noise
exceeds
measured?
1 Southwestern site perimeter, close to Avenue 50, between
proposed parking and residences 64.2 52 No
2
Adjacent to boundary wall, southwestern site perimeter,
approximately 200 feet north of Location 1, between
proposed parking and residences
55.9 53.1 No
3
Adjacent to boundary wall, western site perimeter,
approximately 90 feet between proposed back of
proposed Pavilions grocery store and residences
53.9 50.4 No
4
Adjacent to boundary wall, western site perimeter,
approximately 200 feet between proposed loading dock
for proposed Pavilions grocery store and residences
60.0 54.5 No
5
Adjacent to boundary wall, western site perimeter,
approximately 200 feet between proposed loading dock
for Pavilions grocery store and residences
55.6 55.4 No
6
Adjacent to boundary wall, western site perimeter,
approximately 150 feet between proposed parking and
residences
58.3 54.3 No
7 Northeast perimeter corner, adjacent to Jefferson Street,
not near residences 68.2 52.3 No
8 East site perimeter, adjacent to Jefferson Street 68 Not Estimated No
9 Southeast site perimeter, adjacent to Jefferson Street and 65.1 Not Estimated No
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Avenue 50, not near residences
The noise studies prepared in 2002, 2017, and 2018 indicated that the ambient noise will not exceed the
City’s standard. However, because the ambient noise is already close to the City’s maximum level for the
area, the Project operations will include Mitigation Measures NOI-1 through NOI-5 be implemented to
ensure that ambient noise levels will not exceed the City’s maximum standard. Mitigation Measures are
located at the end of this section.
Additionally, the noise study identified that additional screening would be appropriate to accommodate
the noise from the speaker at the drive-through eating establishment and the residences along the south.
Mitigation Measure NOI-6 will be implemented to reduce noise from the speakers at the drive-through,
which will ensure impacts are less than significant. Mitigation measures are located at the end of this
section.
The 2018 noise study regarding vehicle doors closing also identified that for the closest parking space to 1
meter from the windows of the closest house, the LAMax,F noise level is 60dB for car door slams. This is
the worst case scenario and noise from the majority of the parking spaces will be substantially less than
this. Therefore, there is a less than significant impact from car doors closing the in the parking lot.
d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above
levels existing without the project?
Less Than Significant With Mitigation Incorporated. While the exact construction method and
equipment has yet to be determined, noise from construction is expected to occasionally reach 85 dB(A)
at 50 feet from the louder noise sources. The timing of construction work is limited to the City of La
Quinta Municipal Code Section 6.08.050 “Disturbances by construction noises.” However, to reduce
construction noise to less than significant levels, Mitigation Measures NOI-7 and NOI-8 are required.
Mitigation measures are located at the end of this section.
e) For a project located within an airport land use plan or, where such a plan has not been adopted,
within two miles of a public airport or public use airport, would the project expose people residing or
working in the project area to excessive noise levels?
No Impact. There are no airport land use plans within the project area. Therefore, there is no impact.
f) For a project within the vicinity of a private airstrip, would the project expose people residing or
working in the project area to excessive noise levels?
No Impact. There are no private airstrips in the vicinity of the Project. Therefore, no impact would
occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
All construction activity shall be limited to the hours of construction permitted by Municipal
Code Section 6.08.050.
All internal combustion equipment shall be fitted with properly operating mufflers and air intake
silencers.
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All stationary equipment shall be located as far as practical from adjacent potential residential
units.
All on-site deliveries shall be limited to 7.00 a.m. To 10.00 p.m.
The proposed perimeter wall shall be 8 feet in height.
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.
Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
Reduce the number of audible devices, such as one device to serve two drive
throughs;
Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet;
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:
Where practicable, use hydraulic rather than pneumatic impact tools
Operate equipment to minimize banging, clattering, buzzing, and other annoying
types of noises
Turn off idling equipment and vehicles
All internal combustion equipment shall be fitted with properly operating mufflers
and air intake silencers
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All stationary equipment shall be located as far as practical from adjacent potential
residential units
Phase in start-up and shut-down of site equipment
Conduct truck loading, unloading and hauling operations to keep noise to a minimum
Limit the time that steel decking or plates for street decking or covering excavated
areas are in use
Limit the use of annunciators or public address systems, except for emergency
notifications
All on-site deliveries shall be limited to between 7:00 a.m. to 10:00 p.m.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measures.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XIII. Population and Housing:
Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure)?
X
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
X
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere? X
Environmental Setting
The City of La Quinta is one of nine cities in the Coachella Valley, and offers numerous destination
resorts. The population was 37,467 at the 2010 census, up from 23,694 at the 2000 census.
Impact Analysis
a) Induce substantial population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through extension of roads or other
infrastructure)?
Less Than Significant. The Project includes the construction of an approximate 12.5-acre vacant lot for
the operation of a retail center designed to serve the existing population. Therefore, the Project will not
indirectly induce an increase in population; the impact will be less than significant.
b) Displace substantial numbers of existing housing, necessitating the construction of replacement
housing elsewhere?
No Impact. There are no existing houses on the Project site. Therefore, the proposed Project will not
displace any housing, or require the construction of replacement housing.
c) Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
No Impact. There are no homeless camps on the Project site, therefore, there is no impact.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
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Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XIV. Public Services:
Would the project result in substantial adverse
physical impacts associated with the provision of new
or physically altered governmental facilities, need for
new or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? X
b) Police protection? X
c) Schools? X
d) Recreation/Parks? X
e) Other public facilities? X
Environmental Setting
The City contracts with the Riverside County Fire Department for fire protection services, with a total of
six stations located throughout the City, all staffed by full time, paid firefighters and volunteers (Terra
Nova, July 2012). Police services are contracted through the Riverside County Sheriff’s Department
which provides two Police Department offices in the City, and a jail facility in Thermal (Terra Nova, July
2012).
The Project site is within the Desert Sands Unified School District boundaries. The DSUSD serves
students located west of Jefferson Street and north of Avenue 48. The Harry S Truman Elementary
School and the La Quinta Middle School are located on Avenue 50, approximately one mile west of the
Project site.
The City of La Quinta Community Services Department maintains numerous small pocket parks,
neighborhood parks, community parks, and trails throughout incorporated portions of the City. Pocket
parks are generally less than one acre, and provide small playgrounds, tot lots, and passive seating areas.
These small parks tend to be built within neighborhoods and serve local residents. One of the largest
parks within the City of La Quinta is the Lake Cahuilla County Park operated by the County of Riverside.
Lake Cahuilla is an 845-acre park located in the southwestern portion of incorporated La Quinta. The
Desert Recreation District owns and operates the La Quinta Community Park in La Quinta, which is a
6.5-acre park that includes a 5,000 square foot community center, baseball diamonds, basketball courts, a
playground and picnic pavilion (Terra Nova, July 2012).
Impact Analysis
Would the project result in substantial adverse physical impacts associated with the provision of new or
physically altered governmental facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in order to maintain acceptable
service ratios, response times or other performance objectives for any of the public services:
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a) Fire protection?
Less Than Significant. As previously discussed, the Project site is served by the City of La Quinta Fire
Department. The nearest fire station to the Project site is located approximately 2.3miles southwest of the
site at 78111 Avenue 52.
The proposed project will be developed in compliance with applicable provisions of the City’s Municipal
Codes and all applicable provisions of the adopted and applicable Building, Construction and Fire Codes.
Additionally, the fire department will review all plans submitted to the City and the applicant is required
to comply with all development requirements recommended by the Fire Department. Additionally, the
applicant is required to pay impact fees to assist the fire department in offsetting potential impacts. Given
the Project’s compliance with development requirements, impacts to fire services are anticipated to be
minimal. Therefore, the impact is less than significant.
b) Police Protection?
Less Than Significant. As previously discussed, the Project site is served by the City of La Quinta’s
police services. The assigned police station for the Project site is located at 86625 Airport Blvd.,
Thermal, approximately 6 miles to the southeast. However, La Quinta police and Riverside County
Sheriff’s routinely patrol the Project vicinity given the urban nature of the area. Response times to the
Project site will vary, depending on the nature of the call.
The Project provides for state-of-art security provisions in areas such as outdoor lighting and adequate
ingress and egress for emergency vehicles. Therefore, the impact is less than significant.
c) Schools?
No Impact. The Project is commercial in nature and does not propose uses that would directly or
indirectly induce population growth, and thus would not generate demand for additional schools. No
impact would occur.
d) Recreation/Parks?
No Impact. The Project does not propose uses that would directly or indirectly induce population
growth, and thus would not generate demand for additional parks. Therefore, there is no impact.
e) Other Services?
No Impact. The Project does not propose uses that would directly or indirectly induce population
growth, and thus would not generate demand for other public facilities. Additionally, the applicant is
required to pay an impact fee that will assist the City in funding maintenance of city infrastructure.
Therefore, there is no impact to this criterion.
Mitigation Measures:
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XV. Recreation
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
X
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?
X
Environmental Setting
The Project is to construct an approximate 12.5-acre vacant lot for a retail center. The Project site is not
currently utilized for recreation purposes, nor will the use induce growth that would require the
construction of additional recreational facilities.
Impact Analysis
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?
No Impact. The Project does not include uses that would directly or indirectly induce population growth,
therefore, an increase in the use of existing recreational facilities in the City is not anticipated. Therefore,
there is no impact.
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?
No Impact. The Project site is not currently used for recreational purposes and does not propose
development that would increase existing recreational uses. Therefore, there is no impact.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XVI. Transportation/Traffic:
Would the project:
a) Conflict with an applicable plan, ordinance or
policy establishing measures of effectiveness for the
performance of the circulation system, taking into
account all modes of transportation including mass
transit and non-motorized travel and relevant
components of the circulation system, including but
not limited to intersections, streets, highways and
freeways, pedestrian and bicycle paths, and mass
transit?
X
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?
X
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?
X
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment)?
X
e) Result in inadequate emergency access? X
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?
X
Environmental Setting
The proposed Project is located in the City of La Quinta, bordered on the north by Derek Alan Drive (a
private street owned by the Renaissance Homeowners Association) and residential development that
fronts Derek Alan Drive, on the west by a retention basin followed by residential development, on the
east by Jefferson Street and commercial development, and on the south by Avenue 50 and residential
development. Regional access to the site can be accommodated via Interstate 10 and Hwy 111.
A traffic study was performed in July 2017 to evaluate the traffic ingress and egress proposed for
Jefferson Street (Albert Grover and Associates, July 27, 2017, Appendix F). Access for the development
project is proposed via four driveways: three limited-access (no left-turns out) driveways and one full-
access unsignalized driveway on Avenue 50, approximately 400 feet from the Jefferson Street signalized
intersection.
It should be noted that the one driveway into the shopping center from Derek Alan Drive, as previously
identified on the previously-approved Fairway Plaza Specific Plan, has been removed with this current
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proposed Project. The previously-approved Fairway Plaza Specific Plan had included a driveway from
Derek Alan Drive to the shopping center as a convenience to the residents in the residential development
to the north and west. However, due to resident concerns regarding unwanted traffic in the neighborhood
after the residential development was constructed, the driveway access from Derek Alan Drive has been
eliminated from the “Pavilion Palms” project as amended.
At the project location, Jefferson Street is a six-lane, two-way arterial roadway with a raised median and
serves as one of the main thoroughfares in the area. Avenue 50 is a two-way roadway with one westbound
lane and two eastbound lanes. At the intersection, each approach has one dedicated left-turn lane and one
dedicated right-turn lane, except the southbound approach, which has two left-turn lanes.
The City of La Quinta has published Engineering Bulletin 06-13 (Appendix G) which applies to site
access and gives criteria and methodologies for completing traffic studies. Regarding site access, it states
the following:
SITE ACCESS Auxiliary lanes shall be installed on all primary arterial, secondary arterial and higher
order street classifications according to the following criteria: A left-turn deceleration lane with taper and
storage length is required for any driveway with a projected peak hour left ingress turning volume
estimated to be 25 vehicles per hour (vph) or greater. The taper length shall be included as part of the
required deceleration lane length. A right-turn deceleration lane is required for any driveway with a
projected peak hour right ingress turning volume estimated to be 50 vph or greater. The taper length shall
be included as part of the required deceleration lane length. Pocket storage length requirements shall be
based on individual project characteristics. A right-turn deceleration lane should be considered for lower
turning volumes on high volume streets (e.g. Washington Avenue, Highway 111). A left-turn deceleration
lane should be considered for locations where left turning vehicles would be required to queue in a high
speed (> 40mph) through lane. Installation recommendations for deceleration lanes and related
intersection turning movement distributions shown in the final traffic study report will be subject to
approval by the City Engineer.
The Project includes the following traffic control features:
One additional westbound through lane on Avenue 50 along the project frontage, continuing
east of the signalized intersection.
Extend the eastbound dedicated storage lane on Avenue 50 at the signalized intersection to
the proposed full-access driveway (the easternmost driveway on Avenue 50) an additional
110 feet for a total storage of 360 feet.
Install a right-turn overlap operation for the southbound right-turn movement signal phase.
These proposed improvements are integrated into the project design to improve operational capacity by
providing increased lane and storage capacity for the westbound through and eastbound left-turn
movements as well as more green time for the southbound right-turn movement (Albert Grover and
Associates, July 27, 2017, Appendix F). The following tables identify the results of the traffic study
prepared for the project:
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Table 12
Existing Conditions – Avenue 50 at Jefferson Street
Scenario Eastbound Left
Design Queue*
Intersection Level-of-Service
(LOS)
Intersection Capacity
Utilization (ICU)
Analysis Period 1.5 Qavg Delay (sec/veh) LOS Volume/Capacity Ratio
AM Peak Hour 180 ft 43 D 0.50
MD Peak Hour 240 ft 47 D 0.47
PM Peak Hour 180 ft 39 D 0.45
* Length of available storage in EBL turn pocket: approximately 250 ft.
Table 13
Opening Day – With Project – Avenue 50 at Jefferson Street
Scenario Eastbound Left
Design Queue*
Intersection Level-of-Service
(LOS)
Intersection Capacity
Utilization (ICU)
Analysis Period 1.5 Qavg Delay (sec/veh) LOS Volume/Capacity Ratio
AM Peak Hour 220 ft 39 D 0.46
MD Peak Hour 240 ft 45 D 0.53
PM Peak Hour 220 ft 45 D 0.52
* Length of available storage in EBL turn pocket: approximately 400 ft.
Table 14
Future Buildout (Year 2035) – With Project – Avenue 50 at Jefferson Street
Scenario Eastbound Left
Design Queue*
Intersection Level-of-Service
(LOS)
Intersection Capacity
Utilization (ICU)
Analysis Period 1.5 Qavg Delay (sec/veh) LOS Volume/Capacity Ratio
AM Peak Hour 240 ft 43 D 0.52
MD Peak Hour 300 ft 47 D 0.61
PM Peak Hour 240 ft 46 D 0.59
* Length of available storage in EBL turn pocket: approximately 400 ft.
Impact Analysis
a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the
performance of the circulation system, taking into account all modes of transportation including mass
transit and non-motorized travel and relevant components of the circulation system, including but not
limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass
transit?
Less Than Significant. Per the City of La Quinta General Plan, the parcel is zoned for commercial use;
therefore, the development project is already accounted for in the City’s traffic growth forecasting. Less
than significant impacts would occur. Additionally, the site zoning is Community Commercial, which
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allows for a 0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings divided by the
building site area). The proposed Project represents approximately 0.22 FAR. Therefore, because the
Project proposes less than the maximum allowed under the zoning, a less than significant impact is
anticipated.
b) Conflict with an applicable congestion management program, including, but not limited to level of
service standards and travel demand measures, or other standards established by the county
congestion management agency for designated roads or highways?
Less Than Significant With Mitigation Incorporated. The flow of vehicle traffic is frequently
described using the level of service (LOS) scale, which is a measurement of operational characteristics of
traffic flow on a roadway or at the intersection of roadways, based on traffic volumes and facility type.
Traffic operations are assessed using levels ranging from “A” to “F,” with “A” representing the highest
(best) level of service in terms of travel speed, delay, maneuverability, driver comfort, and convenience.
In general, the following descriptions apply to the qualitative levels described above: “A”- free flow; “B”
- reasonably free flow; “C” - stable flow; “D” - approaching unstable flow; “E” - unstable flow; and “F” –
forced or breakdown flow.
The 2017 traffic study identified that approximately13,328 net new vehicle trips will be generated by the
project, assuming a conservative 20 percent pass-by trip rate. It is estimated that approximately 1,066 net
new trips will occur in the AM peak hour and approximately 1,359 net new trips will occur in the PM
peak hour (Albert Grover and Associates, July 27, 2017, Appendix F).
The City of La Quinta conducted a Left-turn Queue Study in December 2017, which studied the queuing
at the dedicated eastbound left turn storage lane on Avenue 50 at the intersection with Jefferson Street.
The study was comprised of 329 signal cycles over two days. The longest queue experienced during the
entire study period was 15 cars and that occurred one time over the two days. In accordance with the City
of La Quinta’s Engineering Bulletin 06-13 (EB 06-13) left-turn pockets do not need to be designed to the
longest possible vehicle queue length but to the 95th percentile queue. In accordance with EB 06-13, the
95th percentile queue length was computed using the Highway Capacity Manual (HCM) methodology to
be 11 vehicles and 220 feet in length.
Currently, the dedicated eastbound left turn storage lane on Avenue 50 at the intersection of Jefferson
Street is approximately 250 feet long. Per the 2017 traffic study, the worst-case queue length of the
eastbound left turn lane at Avenue 50 and Jefferson Street at Project opening day will be approximately
240 feet long. With the project, and area buildout, by the year 2035 the traffic study indicated that in the
worst-case scenario, the eastbound lane queue length needed would be approximately 300 ft. The Project
proposes to extend the eastbound left storage lane to approximately 360 feet, which is greater than the
requirements of EB 06-13 and greater than the requirements of the HCM Methodology. The proposed
Project improvements listed below will accommodate the projected traffic loading at the intersection.
Additionally, the City of La Quinta provides automated traffic light timing at the intersection. The
automated timing allows for demand-response/service-convenience timing to the intersection to
accommodate better traffic flow at peak times as necessary.
The July 2017 traffic study indicated that without the project, the intersection of Jefferson Street and
Avenue 50 will operate at LOS D, assuming a 2 percent ambient growth rate in the area (Albert Grover
and Associates, July 27, 2017, Appendix F, Table 3). Assuming the ambient area growth, plus the new
expected project trips, as well as the additional westbound through lane capacity, and implementation of
Mitigation Measure TRAF-1 and project improvements listed above, the intersection of Jefferson Street
and Avenue 50 is expected to operate at its current LOS D, which is an acceptable level of service per the
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General Plan and EB 06-13, and the proposed full-access driveway on Avenue 50 will operate at LOS A
at opening day conditions.
Therefore, the impact of this criterion is anticipated to be less than significant with mitigation.
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in
location that results in substantial safety risks?
No Impact. The buildings are proposed to be one story, and approximately 22 feet from floor to roof
line. This is consistent with the height of the buildings in the surrounding area. Additionally, there are no
design elements of the Project that would result in a potential change in air traffic patterns. No impacts
would occur.
d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment)?
Less Than Significant. The Project includes the following traffic control features:
One additional westbound through lane on Avenue 50 along the project frontage, continuing
east of the signalized intersection.
Extend the eastbound dedicated storage lane on Avenue 50 at the signalized intersection to
the proposed full-access driveway (the easternmost driveway on Avenue 50) to an additional
110 feet for a total storage of 360 feet.
Install a right-turn overlap operation for the southbound right-turn movement signal phase.
The Project will allow for two driveways onto Avenue 50, spaced approximately at 460 feet and 720 feet,
respectively, from the intersection of Jefferson Street and Avenue 50. Both driveways are spaced from
the intersection in a manner that provides good sight distance and ample turning distance from the
intersection.
The eastern driveway on Avenue 50, approximately 460 feet west of the Jefferson Street
intersection, will allow for full movement of both left and right turns onto Avenue 50 thereby
providing users access to points east of the Project. Shared left-turn and right-turn markings are
specifically outlined in Chapter 3 of the California Manual on Uniform Traffic Control Devices
(CAMUTCD) and such movements are generally allowed at many corner gas stations throughout
Southern California.
The western driveway on Avenue 50, approximately 720 feet west the intersection of Jefferson
Street, will be restricted to right turns only.
As stated above, the driveway from Derek Alan Drive was eliminated due to concerns from surrounding
residents. The traffic consultant for the project has stated that it would be unlikely for motorists driving
along Jefferson Street to the shopping center would use this driveway. This elimination would have little
to no impact on site circulation or on-street circulation/access since it was originally designed to
accommodate residents living in the adjacent residential neighborhood. There would be no negative
impact for residents using the shopping center and no negative impact for residents accessing their
neighborhood since they would still have access to the center from Jefferson Drive and Avenue 50.
Therefore, the impact is less than significant.
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e) Result in inadequate emergency access?
No Impact. As previously discussed, the Project would be developed within vacant land, and
construction is short-term. Thus, implementation of the Project would not impede or inhibit emergency
access. No impacts would occur.
f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian
facilities, or otherwise decrease the performance or safety of such facilities?
Less Than Significant. The Project would be developed within vacant land, and does not propose long-
term construction impacts to the surrounding street system. The SunLine transit agency provides bus
service in the region. SunLine currently provides no service within proximity to the project site, and the
closest bus stop is located approximately 1.5 miles from the project, at Washington and Avenue 50.
SunLine has no plans to install a bus stop at the project location (SunLine Transit, October 3, 2017). The
Project includes non-meandering sidewalks along the perimeter, and interior sidewalks offer ADA-
compliant access to the perimeter sidewalks. Therefore, the Project can accommodate transit, pedestrian
and bicycle facilities in the future.
Thus, implementation of the Project would not conflict with public transit and alternative transportation
facilities. No impacts would occur.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
The proposed site plan shall be redesigned to provide at least 90 feet of stacking at all access
points or dedicated right turn into the driveways shall be provided. If one of these standards
cannot be met, the applicable access point shall be eliminated.
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.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
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.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XVII. Tribal Cultural Resources:
Would the project cause a substantial adverse change in
the significance of a tribal cultural resource, defined in
Public Resources Code section 21074 as either a site,
feature, place, cultural landscape that is geographically
defined in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a California
Native American tribe, and that is:
a) Listed or eligible for listing in the California Register
of Historical Resources, or in a local register of historical
resources as defined in Public Resources Code section
5020.1(k), or
X
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be
significant pursuant to criteria set forth in subdivision (c)
of Public Resources Code Section 5024.1. In applying the
criteria set forth in subdivision (c) of Public Resources
Code Section 5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.
X
Environmental Setting
CRM Tech prepared two studies for the Project site. The first consisted of Phase I and Phase II cultural
assessment conducted in 1998 and 1995 for approximate 50 acres of undeveloped land as part of
Tentative Parcel Map No. 29052 and Tentative Tract Map No. 29053, which included a residential
development and the current commercial Project site. The study was part of the environmental impact
review process for the proposed subdivision and development of the property, as required by the City of
La Quinta, Lead Agency for the project, in compliance with the California Environmental Quality Act
(CEQA; PRC §21000, et seq.).
The second study was conducted in June 2017 and consisted of a historical/archaeological resources
records search, historical background review, and an archaeological field inspection of the approximately
12-acre Project site.
The CRM research concluded that no “historic properties,” “historical resources,” or “tribal cultural
resources” are present within or adjacent to the Project area. However, CRM identified that there have
been previous discoveries in the Project vicinity, an overall high sensitivity to archaeological resources on
the Project site, and the potential to encounter subsurface prehistoric cultural remains within the project
boundaries. Therefore, CRM TECH recommended that all grading, grubbing, trenching, excavations, and
other earth-moving activities in the project area be monitored by a qualified archaeologist. This
information and mitigation has been identified in Section V of this document.
While the Phase II cultural resources investigation indicated that there were minimal subsurface artifacts
recovered from the Phase II survey, the project area is in an area that has high prehistoric sensitivity.
Additionally, the project is adjacent to the Chemehuevi Traditional Use Area. For these reasons, the
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project area has the possibility of inadvertent discoveries, which may have significant impacts on
potential cultural resources that concern the Tribe.
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. CRM TECH, recommended that a qualified archaeologist monitor all grading,
grubbing, trenching, excavations, and other earth-moving activities in the project area.
Impact Analysis
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),
No Impact. There are no resources that have been identified as eligible for listing to the California
Register of Historic Places. Therefore, there is no impact.
b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In
applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead
agency shall consider the significance of the resource to a California Native American tribe.
Less than Significant with Mitigation Incorporated. There are no resources supported by substantial
evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1. Therefore, there is no impact. However, there have been past discoveries in the vicinity,
therefore overall archaeological sensitivity of the project location remains high, and the potential of
encountering subsurface prehistoric cultural remains within the project boundaries is a potential.
Implementation of TCR-1 will reduce the potential impacts to potential undetermined discoveries to less
than significant.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
TRC-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.
Impact Conclusions:
No significant adverse effects are anticipated with the inclusion of the above mitigation measure.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XVIII. Utilities and Service Systems:
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? X
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
X
c) Require or result in the construction of new
stormwater drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
X
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
X
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?
X
f) Be served by a landfill(s) with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
X
g) Comply with federal, state, and local statutes and
regulations related to solid waste? X
Environmental Setting
Lundin Development, a private entity, is requesting authorization from the City of La Quinta to construct
a 125,800 square-foot mixed-use commercial center development project on a 12-acre vacant parcel at the
intersection of Jefferson Street and Avenue 50 in the City of La Quinta. Proposed uses within the
commercial center development include banks, restaurants, gasoline service station, and grocery store
(Figure 2, Figure 3).
The Assessor Parcel Numbers for this Project are: APNs: 602-180-003, 602-180-004, 602-180-005, 602-
180-013, and 602-180-014. Per the City of La Quinta General Plan, the Project site is zoned Community
Commercial (CC) for commercial use.
Domestic water is provided by the Coachella Valley Water District (CVWD). Its source of water is
groundwater and import water.
Wastewater services is also provided by the CVWD. The Project site will be served by the Mid-Valley
Water Reclamation Plant. The CVWD reports that it annually treats nearly 6.3 billion gallons of
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wastewater from throughout the Coachella Valley. The CVWD also has the capacity to increase its
wastewater treatment as the Coachella Valley’s population grows.
Solid waste in the City is served by Burrtec Waste Recycling Services which transports the waste to the
Edom Hill Transfer Station, located in the City of Cathedral City. From the transfer station, the waste is
transported to one of three regional landfills: Lamb Canyon, Badlands or El Sobrante, each of which has
remaining long-term capacity. Burrtec also provides solid waste and greenwaste recycling services.
Impact Analysis
a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board.
Less Than Significant. Once complete, the project will be served by the CVWD’s existing sewer
system. Stormwater will be treated through an underground system to collect all of the stormwater runoff
from the project site. Therefore, the Project will not exceed wastewater treatment requirements and will
have a less than significant impact.
b) Require or result in the construction of new water or wastewater treatment facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
Less Than Significant. The CVWD reviewed the Project and identified that it could serve the Project
with the existing water and wastewater treatment facilities (CVWD, October 5, 2017). The CVWD
identified that utilities are available in the public rights of way; the only water and wastewater
improvements required for the Project are on-site pipelines and unit connections to the infrastructure
systems, which are subject to connection fees. Therefore, the proposed Project would not require or result
in the construction or expansion of new water or wastewater treatment facilities off-site, and the Project
would have no significant impacts.
c) Require or result in the construction of new storm water drainage facilities or expansion of existing
facilities, the construction of which could cause significant environmental effects?
Less Than Significant. The project will not require levels of water usage that would impact stormwater
drainage systems on or around the Project site. As discussed in Section IX Hydrology and Water Quality,
impervious runoff created from the project will drain into an underground system. Therefore, use of the
proposed onsite underground system will not require in new or expanded storm drain public infrastructure
that would cause significant environmental effects.
d) Have sufficient water supplies available to serve the project from existing entitlements and resources,
or are new or expanded entitlements needed?
Less Than Significant. The proposed Project is consistent with the City’s General Plan and zoning. The
CVWD reviewed the Project and identified that it could serve the Project with the existing water and
entitlements (CVWD, October 5, 2017). The CVWD identified that the Project lies within the study area
of the 2010 Water Management Plan Update. The CVWD identified that the groundwater basin in the
Coachella Valley is in a state of overdraft, and each new development contributes incrementally to the
overdraft. CVWD identified that its Water Management Plan is in place to reduce overdraft and identifies
specific actions for reducing overdraft. The CVWD identified that the Project must comply with elements
and actions described in the plan.
The proposed Project would not require new or expanded water entitlements, and the Project would have
no related significant impacts.
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e) Result in a determination by the wastewater treatment provider which serves or may serve the project
that it has adequate capacity to serve the project's projected demand in addition to the provider's
existing commitments?
Less Than Significant. Refer to (b) above.
f) Be served by a landfill(s) with sufficient permitted capacity to accommodate the project's solid waste
disposal needs?
Less Than Significant. Burrtec Waste provides trash collection for the City of La Quinta, and will haul
the waste to a transfer station for proper disposal at one of three regional landfills: Lamb Canyon,
Badlands or El Sobrante. All three landfills have capacity remaining for the long-term (City of La Quinta,
February 19, 2013).
Construction Waste: The site is undeveloped, so no demolition waste is anticipated. Small volumes of
construction waste are anticipated during construction including pallets, strapping, packaging, excess
wood and metal. Due to the small volume of construction-related waste that may be generated during
construction, and the millions of cubic yards of remaining capacity at the three regional landfills that
would serve the Project, less than significant impacts would occur under this criterion as a result of future
construction activities.
Operations Waste: The waste generated by this proposed Project is anticipated to be similar to retail
centers with similar uses. Annual waste generation is anticipated as follows:
Grocery 63,000 s.f.: 2,920 cubic yards
Shops and banks. 30,000 s.f: 624 cubic yards
Fast Food and restaurants. 32,000 s.f.: 520 cubic yards
The three regional landfills have long-term capacity; therefore, impacts would be less than significant.
g) Comply with federal, state, and local statutes and regulations related to solid waste?
No Impact. All solid waste generated by the Project during both construction and operation would be
handled in accordance with all applicable Federal, State, and local statutes and regulations. The City is
currently required to implement new and maintain ongoing waste and recycling programs and recycle at
least 50 percent of its solid waste stream, and is meeting that goal (City of La Quinta, February 19,
2013). Therefore, no impacts would occur under this criterion as a result of future Project activities.
Mitigation Measures: Fairway Plaza Amendment 1 - Resolution 2002-006:
No mitigation measures were identified with the previously approved Specific Plan for this criterion.
Mitigation Measures: Fairway Plaza Amendment 2 - EA2017-0006 (Pavilion Palms):
No mitigation measures are required.
Impact Conclusions:
No significant adverse impacts are identified or anticipated, and no mitigation measures are required.
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Potentially
Significant Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant Impact
No Impact or
Does Not Apply
XVIII. Mandatory Findings of Significance
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory?
X
b) Does the project have the potential to achieve short-
term environmental goals to the disadvantage of long-
term environmental goals?
X
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)?
X
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
X
Impact Analysis
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important examples of the major periods of
California history or prehistory?
Less Than Significant Impact with Mitigation Incorporated. All impacts to the environment,
including impacts to habitat for fish and wildlife species, fish and wildlife populations, plant and animal
communities, rare and endangered plants and animals, and historical and pre‐historical resources were
evaluated as part of this IS/MND.
Potential impacts associated with nesting birds were identified however implementation of Mitigation
Measure BIO-1 reduces the potential impacts to than significant. Section IV, Biological Resources,
addresses the potential impacts and mitigation measures in detail. As there are no other potentially
significant impacts and no further mitigation is required in any other area, the adoption of the mitigation
measures associated with biological impacts will ensure that the Project as a whole would have less than
significant cumulative impacts on the environment in and around the Project area.
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Additionally, as previously discussed, a cultural resources records search for the Project was conducted
to identify cultural resources within one mile of the project site (CRM, June 5, 2017). The research did
not identify any cultural resources within Project site specifically, but identified that Mitigation
Measures CUL-1, CUL-2 and CUL-3 were required during grading activities due to a high cultural
resources sensitivity.
b) Does the project have the potential to achieve short-term environmental goals to the disadvantage of
long-term environmental goals?
Less Than Significant Impact. The project objective is to construct a retail center that is consistent with
the City’s General Plan and Zoning. The preceding evaluation of project impacts concluded that it can be
implemented without causing any significant adverse impacts on any environmental resource issues.
Therefore, meeting short-term goals will not be to the disadvantage of long-term environmental goals.
c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current projects,
and the effects of probable future projects)?
Less Than Significant Impact with Mitigation Incorporated. As discussed throughout this IS/MND,
implementation of the proposed Project has the potential to result in effects to the environment that are
individually limited, but cumulatively considerable primarily in the categories of Air Quality, Greenhouse
Gas and Traffic. The City’s General Plan analysis this site assumed the site was zoned Community
Commercial with a FAR of 0.33, which is greater than the 0.22 proposed. Since the General Plan
Environmental Impact Report was a City-wide analysis and found significant impacts, the City adopted a
Statement of Overriding Considerations in the categories of Air Quality, Greenhouse Gas and Traffic.
For this project, in all instances where the analysis identified that the Project has the potential to
contribute to a cumulatively considerable impact to the environment, mitigation measures have been
imposed to reduce potential effects to less than significant levels. As such, with incorporation of the
mitigation measures imposed throughout this IS/MND, the Project would not contribute to environmental
effects that are individually limited, but cumulatively considerable, and impacts would be less than
significant.
d) Does the project have environmental effects which will cause substantial adverse effects on
human beings, either directly or indirectly?
Less Than Significant Impact with Mitigation Incorporated. The Project’s potential to result in
environmental effects that could adversely affect human beings, either directly or indirectly, has been
discussed throughout this IS/MND, and are primarily in the categories of: Aesthetics, Geology and Soils,
Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, and Traffic. In instances where
the analysis identified that the Project has potential to result in direct or indirect adverse effects to human
beings, mitigation measures have been applied to reduce the impact to less than significant levels. With
required implementation of mitigation measures identified in this IS/MND, construction and operation of
the proposed Project would not involve any activities that would result in environmental effects which
would cause substantial adverse effects on human beings, either directly or indirectly.
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Section 5 ‐ Summary of Mitigation Measures
I. Aesthetics
AES-1 Provide shielding for the dual head pole in the southwest corner as per the lighting design
engineering recommendations.
III. Air Quality
AIR-1: Contractor is to implement at a minimum a 10-day painting schedule.
IV. Biological Resources
BIO - 1: Any grubbing, brushing or tree removal should be conducted outside of the State
identified nesting season for migratory birds, which is typically March 15 through
September 1. If work cannot be conducted outside of nesting season, a migratory nesting
bird survey within and adjacent to the project site shall be conducted by a qualified
biologist within three (3) days prior to initiating the construction activities. If active nests
are found during the pre-construction nesting bird surveys, a Nesting Bird Plan (NBP)
will be prepared and implemented. At a minimum, the NBP will include guidelines for
addressing active nests, establishing buffers, monitoring, and reporting. The NBP will
include a copy of maps showing the location of all nests and an appropriate buffer zone
around each nest sufficient to protect the nest from direct and indirect impact. The size
and location of all buffer zones, if required, shall be determined by the biologist, and
shall be based on the nesting species, its sensitivity to disturbance, and expected types of
disturbance. The nests and buffer zones shall be field checked weekly by a qualified
biological monitor. The approved buffer zone shall be marked in the field with
construction fencing, within which no vegetation clearing or ground disturbance shall
commence until the qualified biologist has determined the young birds have successfully
fledged and a monitoring report has been submitted reviewed and approved by the City of
La Quinta.
V. Cultural Resources
CUL-1: Grading activities shall be overseen by a qualified archeological monitor. In the event
unanticipated archaeological resources are discovered:
The archaeological monitor shall notify the project foreman
The Archaeological monitor has the authority to temporarily halt work in the area of
archaeological discoveries until the resource has been evaluated
All work in the vicinity of the find shall halt
Work in the area of the discovery shall not resume until written notification is
received from the Project archaeologist
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CUL-2: Grading activities shall be overseen by a qualified paleontological monitor.
Paleontological monitors should be equipped to salvage fossils as they are unearthed, to
avoid construction delays, and to remove samples of sediments that are likely to contain
the remains of small fossil invertebrates and vertebrates. Monitors will be empowered to
temporarily halt or divert equipment to allow removal of abundant or large specimens.
Monitoring will be reduced if the potentially fossiliferous units as described by the San
Bernardino County Museum, Division of Earth Sciences May 2, 2017 report are not
present, or if present are determined upon exposure and examination by qualified
paleontological personnel to have low potential to contain fossil resources.
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 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.
VI. Geology and Soils
GEO-1 Prior to grading plan approval, submit for review and approval by the City Engineer, a
PMl0 management plan.
GEO-2 For portions of the site not immediately under construction, ensure the stabilization of
soils through the use of soil cement or re-vegetation, frequent watering. including
watering during the evening and weekends during significant wind events; street
sweeping or washing during construction, and the chemical stabilization of unpaved
construction roadways.
VII. Hazards and Hazardous Materials
HAZ – 1 A hazardous spill prevention plan shall be prepared by the Applicant and submitted to the
City for approval to minimize the likelihood of a spill shall be prepared prior to
construction. The plan shall state the actions that would be required if a spill occurs to
prevent contamination of surface waters and provide for cleanup of the spill. The plan
shall follow Federal, state, and local safety guidelines and standards to avoid increased
exposure to these pollutants.
HAZ – 2 If a contaminated area is encountered during construction, construction shall cease in the
vicinity of the contaminated area. The construction contractor shall notify all appropriate
authorities, including the EPA and the City. If necessary, the contaminated site shall be
remediated to minimize the potential for exposure of the public and to allow the Project
to be safety constructed.
IX. Hydrology and Water Quality
HYD-1 Prior to Project approval, the Project Applicant shall prepare a Water Quality
Management Plan that shall, at minimum, include the following:
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Identifies all project related pollutants, impacts to the site’s hydrologic condition, and
potential impacts to local waterways caused by Project post-construction runoff;
Identifies BMPs required to remove pollutants from the Projects’ post construction
runoff and prevent downstream hydromodification;
Identifies parties responsible for long term operation and maintenance activities of all
BMPs;
Identifies the design, operation and maintenance of the underground stormwater
collection system.
XII. Noise
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.
Provide additional screening such as positioning of the retail buildings or a noise
barrier as close to the device;
Reduce the number of audible devices, such as one device to serve two
drivethroughs;
Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
The sound from the devices should be limited to a maximum of 75 dB(A) at 3 feet;
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:
Where practicable, use hydraulic rather than pneumatic impact tools
Operate equipment to minimize banging, clattering, buzzing, and other annoying
types of noises
Turn off idling equipment and vehicles
All internal combustion equipment shall be fitted with properly operating mufflers
and air intake silencers
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City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 83
All stationary equipment shall be located as far as practical from adjacent potential
residential units
Phase in start-up and shut-down of site equipment
Conduct truck loading, unloading and hauling operations to keep noise to a minimum
Limit the time that steel decking or plates for street decking or covering excavated
areas are in use
Limit the use of annunciators or public address systems, except for emergency
notifications
All on-site deliveries shall be limited to 7.00 a.m. To 10.00 p.m.
XVI. Traffic
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.
XVII. Tribal Cultural Resources
TRC-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.
87
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 84
Section 6 - References
Albert Grover and Associates, July 27, 2017. 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.
Antonio Acoustics, June 16, 2017, Lundin Development Com Proposed Retail Development, La Quinta,
Noise Study.
Antonio Acoustics, September 18, 2017. Retail Development at Ave 50 & Jefferson St - Outdoor Retail
Audible Devices
California Department of Conservation, Farmland Mapping and Monitoring Program: California
Important Farmland Finder, http://maps.conservation.ca.gov/ciff/ciff.html, accessed 8/13/17.
City of La Quinta, February 19, 2013. La Quinta 2035 General Plan.
Coachella Valley Water District (CVWD), October 5, 2017. Pavilion 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.
CRM Tech, June 5, 2017, Letter Report: Re: 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.
Federal Transit Administration (FTA). 2006. Construction Equipment Noise Levels.
Federal Transit Administration. 2006. Transit Noise and Vibration Impact Assessment, Report Number
FTA-VA-90-1003-06.
Innovative Design Engineers, August 21, 2017. Pavilions La Quinta, Site Lighting, NWC Avenue 50 &
Jefferson St, La Quinta, CA
Jericho Systems Inc (Jericho), May 23, 2017. 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
Landmark Geo-Engineers and Geologists, August 25, 2017. Geotechnical Report, Fairway Plaza, NW
Corner of Avenue 50 and Jefferson Street, La Quinta, California, LCI Report No. LP 17117.
San Bernardino County Museum, Division of Earth Sciences (SBCM), May 2, 2017. Paleontology
Literature / Records Review, Parcel 1, of Parcel Map 36539-R.
Southland Geotechnical, November 5, 1998. Geotechnical Investigation, Lucky’s Shopping Center, NW
Corner of Ave 50 and Jefferson Street, La Quinta, California.
State of California Department of Toxic Substances Control Website. www.dtsc.ca.gov
SunLine Transit Agency, October 3, 2017, Letter to Cheri Flores, Project Planner, City of La Quinta, RE:
Pavillion Palms Shopping Center.
88
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 INITIAL STUDY
Page 85
Terra Nova Planning & Research Inc., July 2012. Draft Environmental Impact Report (SCH #
2010111094) for the City of La Quinta General Plan.
Warner Engineering, February 19, 2002. 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.
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90
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
91
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 Final MND
Introduction
This Final Mitigated Negative Declaration (MND) for the Pavilion Palms Shopping Center project
has been prepared to report to the decision-making authority of the City of La Quinta of the
comments received on the Mitigated Negative Declaration during the public review process.
The public review period for the project took place between March 23, 2018 and April 23, 2018.
This Final MND includes a list of persons, organizations and public agencies who commented
on the Draft MND, the comment letters and responses, a section of errata explaining revisions
to the Draft MND which were made in response to comments, and the Mitigation Monitoring
and Reporting Program.
Comments and Responses
The City of La Quinta received a total of 12 comment letters from various agencies and
residents living in the project vicinity. The following list provides the name of the commenter,
his/her affiliation, and the date the letter was sent. The comment letters and responses follow
in order of this list.
Letter
Number
Author/Affiliation Date
A Katie Croft, Agua Caliente Band of Cahuilla Indians April 2, 2018
B Gerald Cantarini, La Quinta Renaissance HOA April 3, 2018
C Anthony Madrigal, Jr., Twenty-Nine Palms Band of
Mission Indians
April 2, 2018
D Rosie Lua, City of Indio April 10, 2018
E Lijin Sun, J.D., South Coast Air Quality Management
District
April 17, 2018
F Pat Kelly, Resident of Palmilla April 18, 2018
G Kent Bailey, Resident of Palmilla April 20, 2018
H Ken Hulbert, Palmilla HOA April 21, 2018
I Leila Namvar, Resident of La Quinta Renaissance April 22, 2018
J Robert and Marilyn Lang, Residents of Palmilla April 23, 2018
K Steve Cenicola, Resident of La Quinta Renaissance April 23, 2018
L Anita Petke, Sunline Transit Agency April 20, 2018
92
03-003-2017-004
Dear Ms. Cheri Flores,
The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the
Tribal Historic Preservation Office (THPO) in the Pavilion Palms Shopping Center project. We
have reviewed the documents and have the following comments:
[VIA EMAIL TO:clflores@la-quinta.org]
City of La Quinta
Ms. Cheri Flores
78-495 Calle Tampico
La Quinta, CA 92253
April 02, 2018
Re: Pavilion Palms Shopping Center Initial Study/Mitigated Negative Declaration
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions
or require additional information, please call me at (760)699-6829. You may also email me at
ACBCI-THPO@aguacaliente.net.
Cordially,
Katie Croft
Cultural Resources Manager
Tribal Historic Preservation Office
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
*The presence of an approved Agua Caliente Native American Cultural Resource
Monitor(s) during any ground disturbing activities (including archaeological testing
and surveys). Should buried cultural deposits be encountered, the Monitor may
request that destructive construction halt and the Monitor shall notify a Qualified
Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate
and, if necessary, prepare a mitigation plan for submission to the State Historic
Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
#* Kotevewit village, a Tribal Cultural Resource, is located in the project area.
#* There is a mitigation measure for an archaeological monitor, but there should also
be a mitigation measure for a Native American Monitor during ground disturbing
activities.
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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:
• The Archaeological monitor shall notify the project foreman
• The Archaeological monitor has the authority to temporarily halt work in the area of
archaeological discoveries until the resource has been evaluated
• All work in the vicinity of the find shall halt
• 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
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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. Flores, Senior Planner
City of La Quinta
95
96
Highway 111 and Avenue 50 there are seven (7) gas stations.
In addition, there is severe concern that the proposed mini mart will offer an after hour's gang
hangout. We are all aware of the crime and gang activity in Indio, which has already attempted
to infiltrate the Eastern La Quinta residential areas.
Should removal of the gas station and mini mart not be an option, we would offer the following
proposal:
A. Restrict the size and hours of the operation of the mini mart;
B. Relocate the gas station to the east of the project site, closer to Jefferson
with a landscape berm;
C. Require that the gas station be more aesthetically appealing to the
environment.
I 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 turn lane
as proposed, will create a severe traffic hazard.
3. The heavily traveled eastbound Avenue 50 street creates the gateway to the City
of La Quinta. The appearance of the northeast corner should require a more appealing and
inviting appearance with stone, landscaping, berms, and possibly a statue.
There are many ether concerns that should be considered by the City Council: timing of finished
build -out of the project, i.e. all proposed building pads, noise control during construction and
upon completion, and height of the existing wall.
Additionally, the La Quinta Renaissance Board and residents have concern over the developer's
ability or willingness to create proper design, color schemes, maintenance and completion
timeline. This concern was magnified after the inspection of two similar properties constructed,
but not finished by the proposed developer on another construction site. This concern was also
communicated by the Indio Planning Commission, who had an unfavorable experience with
Loudin Development on both projects.
-2-
95
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
April 23, 2017
Gerald Cantarini, President
La Quinta Renaissance Homeowners Association
79783 Joey Court
La Quinta, CA 92253
SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING
CENTER MITIGATED NEGATIVE DECLARATION
Dear Mr. Cantarini:
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 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
99
100
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
April 23, 2017
Anthony Madrigal
Twenty-Nine Palms Band of Mission Indians
46-200 Harrison Place
Coachella, CA 92236
SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING
CENTER MITIGATED NEGATIVE DECLARATION
Dear Mr. Madrigal:
Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion
Palms Shopping Center. The comment letter has been marked and is attached. Responses are
as follows:
Comment C-1: This letter is in regards to consultation in compliance with AB 52 (California
Public Resources Code§ 21080.3.1) for the Pavilion Palms Shopping Center. As stated in our
letter, sent October 24, 2017, the Tribal Historic Preservation Office is aware of numerous
cultural resources within 1-mile of the project area and three cultural resources within the
project boundary. For these reasons, the report recommended archaeological monitoring
during earth-moving activates.
There is an increased possibility of encountering cultural resources during the construction
processes that may take place because of cultural resources recorded within the project's
boundaries, and it is in the vicinity of an area with high archaeological sensitivity. Avoidance, if
feasible, would negate adverse effects on the project. The THPO continues to request that
approved Native American Monitor(s) from the Twenty-Nine Palms Band of Mission Indians be
present during any ground disturbing activities during the project as indicated in TCR-1. The
following conditions (CUL 1 -4, TCR-1) would mitigate current concerns for the aforementioned
project, however, if there are any changes, please notify the THPO.
Response C-1: Comments are noted and mitigation measures are incorporated in the MND
document and Mitigation Monitoring and Reporting Program.
Thank you for your participation in the public review process.
Cheri L. Flores, Senior Planner
City of La Quinta
101
From:Rosie Lua
To:Cheri Flores
Cc:Les Johnson; Tom Brohard
Subject:RE: Pavilion Palms Shopping Center-Jefferson and Ave 50
Date:Tuesday, April 10, 2018 8:11:38 AM
Hi Cheri,
Thank you for the opportunity to review the Initial Study/Mitigated Negative Declaration regarding
the Fairway Plaza Specific Plan Amendment No. 2. At this time, we have no further comments on this
project. Our previous response letter dated October 18, 2017 which summarized priority items
discussed in the Initial Study and Focused Traffic Study remain.
Please let us know if you have any further questions.
Thank you,
Rosie Lua
Assistant Planner
City of Indio
rlua@indio.org
760-391-4016
102
October 18, 2017
Development Services Department
City of La Quinta
Attention: Cheri Flores
Design and Development Department
78495 Calle Tampico
La Quinta, CA 92253
RE: Pavilion Palms Shopping Center — Initial Site Plan & Focused Traffic Study
Dear Ms. Flores,
Thank you for the opportunity to provide comments on the Pavilion Palms Shopping
Center project proposed at the northwest corner of Jefferson Street and Avenue 50. The
125,800 square foot project includes a supermarket, a gas station with convenience
market, five pads with drive thru facilities, and other commercial buildings.
The following are comments provided by the City's Traffic Engineer responding to the
Initial Site Plan and a July 27, 2017 Focused Traffic Study:
1) 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 D-2
between the uses on the site itself. (Page 8 of the Traffic Study is missing from my
copy of the report).
2) 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.
D-3
103
3) 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.
4) 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.
ME
D-5
5) 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 D-6
about 300' east of Jefferson Street.
z
104
mow
6) 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.
Thank you for the opportunity to provide comments. Please contact me at (760) 391-4016
if you have any questions regarding this matter.
Sincerely,
4�4�
Rosie Lua
Assistant Planner
D-7
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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.
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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.
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
Response D-6: Thank you for your comment.
Comment D-7: Avenue 50 and Jefferson Street Operational Improvements - To improve the
traffic signal operation at Jefferson Street and Avenue 50, a westbound right turn green arrow
overlap should be considered. With this additional feature and a shorter traffic signal cycle, the
intersection operation would improve and delays would be reduced. The City of La Quinta
should also consider "conditional service" (a practice used by the City of Indio) so that
eastbound left turns could be served a second time in the same signal cycle if a gap in opposing
westbound through traffic occurs.
Response D-7: Thank you for your comment.
Thank you for your participation in the public review process.
Cheri L. Flores, Senior Planner
City of La Quinta
108
109
SENT VIA E-MAIL AND USPS: April 17, 2018
cflores@la-quinta.org
Cheri Flores, Senior Planner
City of La Quinta
8-495 Calle Tampico
La Quinta, CA 92253
Mitigated Negative Declaration (MND) for the Proposed
Pavilion Palms Shopping Center
The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to
comment on the above-mentioned document. The following comment is meant as guidance for the Lead
Agency and should be incorporated into the Final MND.
Project Description
The Lead Agency proposes to develop a total of 125,800 square-foot mixed-use commercial center
development project on the 12-acre vacant parcel (Proposed Project). The Proposed Project will include
various commercial uses, including banks, restaurants, gasoline service station, and grocery store. Based
on a review of aerial photographs and Figure 2, Site Location1, in the MND, SCAQMD staff found that
residential uses are located immediately to the south and southwest of the Proposed Project.
Compliance with SCAQMD Rules
Since the Proposed Project includes gasoline service station, a permit from SCAQMD would be required,
and SCAQMD should be identified as a Responsible Agency for this Project in the Final MND. The
assumptions in the air quality analysis in the Final MND will be the basis for permit conditions and limits.
The Final MND should also demonstrate compliance with SCAQMD Rules, including, but are not limited
to, Rule 201 – Permit to Construct, Rule 203 – Permit to Operate, and Rule 461 – Gasoline Transfer and
Dispensing. If there are permitting questions concerning the gasoline service station, they can be directed
to SCAQMD Engineering and Permitting staff at (909) 396-2551.
Air Quality Analysis
In the Air Quality analysis, the Lead Agency found that the Proposed Project’s regional construction and
operational air quality impacts would be less than significant. However, it does not appear that the Air
Quality analysis include operational ROG emissions generated from storage tanks or from the fueling
process. This may have likely led to an under-estimation of the Proposed Project’s operational air quality
impacts. It is important to note that while CalEEMod2 quantifies mobile source emissions (e.g., trip visits
by patrons) associated with operating a gasoline service station, CalEEMod does not quantify the
operational stationary source emissions from the storage tanks and fueling equipment. Therefore, it is
recommended that the Lead Agency quantify operational emissions from the fueling process in the Final
MND.
Health Risk Assessment
The Proposed Project would be sited in close proximity to existing residential uses. Benzene, which is a
toxic air contaminant, may be emitted from the Proposed Project’s gasoline refueling operations.
1 MND. Page 6.
2 CalEEmod incorporates up-to-date state and locally approved emission factors and methodologies for estimating pollutant
emissions from typical land use development. CalEEMod is the only software model maintained by the California Air Pollution
Control Officers Association (CAPCOA) and is available free of charge at: www.caleemod.com. 110
Cheri Flores 2 April 17, 2018
SCAQMD staff is concerned about the potential health impacts on the residents from being exposed to
benzene. As such, it is recommended that the Lead Agency evaluate, quantify, and perform a health risk
assessment for the Proposed Project in the Final MND. Guidance for performing a gasoline dispensing
station health risk assessment can be found in the SCAQMD’s Emission Inventory and Risk Assessment
Guidelines for Gasoline Dispensing Stations3.
Guidance Regarding Gasoline Dispensing Facilities Sited Near Sensitive Receptors
SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local
planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and
SCAQMD to reduce community exposure to source-specific and cumulative air pollution impacts,
SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and
Local Planning4 in 2005. Additionally, it is recommended that a 50-foot separation between a gasoline
dispensing facility and sensitive land uses (e.g., residential uses)5. SCAQMD staff recommends that the
Lead Agency review and consider these guidance when making local planning and land use decisions.
Mitigation Measures
Six mitigation measures from the Fairway Plaza Amendment 1 – Resolution 2002-2006 are incorporated
in the MND for the Proposed Project6. Since CEQA requires that all feasible mitigation measures go
beyond what is required by law to minimize any significant impacts, and to further reduce criteria
pollutant emissions, SCAQMD staff recommends that the Lead Agency incorporate the following
mitigation measures that are more stringent than those from the Fairway Plaza Amendment 1 –
Resolution 2002-2006.
Regarding the Second Bullet of Mitigation Measure – “Low Emission Construction Equipment”
To further reduce particulate matter emissions during construction and minimize their impacts on nearby
residents, SCAQMD staff recommends that the Lead Agency use off‐road diesel‐powered construction
equipment that meets or exceeds the CARB and USEPA Tier 4 off‐road emissions standards for
equipment rated at 50 horsepower or greater during Project construction. Such equipment will be
outfitted with Best Available Control Technology (BACT) devices including a CARB certified Level 3
Diesel Particulate Filters (DPF). Level 3 DPFs are capable of achieving at least 85 percent reduction in in
particulate matter emissions7. A list of CARB verified DPFs are available on the CARB website8. These
requirements shall be included in applicable bid documents and successful contractor(s) must demonstrate
the ability to supply such equipment. A copy of each unit’s certified tier specification or model year
specification and CARB or SCAQMD operating permit (if applicable) shall be available upon request at
the time of mobilization of each applicable unit of equipment. In the event that construction equipment
cannot meet the Tier 4 engine certification, the Project representative or contractor must demonstrate
through future study with written findings supported by substantial evidence that is approved by the Lead
Agency before using other technologies/strategies. Alternative applicable strategies may include, but
would not be limited to, reduction in the number and/or horsepower rating of construction equipment,
limiting the number of daily construction haul truck trips to and from the Project, using cleaner vehicle
fuel, and/or limiting the number of individual construction project phases occurring simultaneously.
3 South Coast Air Quality Management District. Accessed at: http://www.aqmd.gov/home/permits/risk-assessment.
4 South Coast Air Quality Management District. May 2005. Guidance Document for Addressing Air Quality Issues in General
Plans and Local Planning. Accessed at: http://www.aqmd.gov/home/library/documents-support-material/planning-
guidance/guidance-document.
5 California Air Resources Board. 2005. Air Quality and Land Use Handbook: A Community Health Perspective. Page 4.
Accessed at: https://www.arb.ca.gov/ch/handbook.pdf.
6 MND. Page 25.
7 California Air Resources Board. November 16-17, 2004. Diesel Off-Road Equipment Measure – Workshop. Page 17. Accessed
at: https://www.arb.ca.gov/msprog/ordiesel/presentations/nov16-04_workshop.pdf.
8 Ibid. Page 18.
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Cheri Flores 3 April 17, 2018
Regarding the Third Bullet of Mitigation Measure – “Low VOC Paints, Primers, and Coatings”
To further reduce VOC emissions from architectural coating, SCAQMD staff recommends that the Lead
Agency require the use of architectural coatings (no more than 50 grams/liter of VOC) that are beyond the
limits in SCAQMD Rule 1113 – Architectural Coatings9.
Regarding the Sixth Bullet of Mitigation Measure – “Deliveries during Off-Peak Periods”
SCAQMD staff recommends that the Lead Agency require that no delivery vehicles may idle for more
than five consecutive minutes. This is consistent with the California Air Resources Board’s idling policy
guidelines10.
Closing
Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency
shall consider the MND for adoption together with any comments received during the public review
process. Please provide the SCAQMD with written responses to all comments contained herein prior to
the certification of the Final MND. When responding to issues raised in the comments, response should
provide sufficient details giving reasons why specific comments and suggestions are not accepted. There
should be good faith, reasoned analysis in response. Conclusory statements unsupported by factual
information do not facilitate the purpose and goal of CEQA on public disclosure and are not meaningful
or useful to decision makers and to the public who are interested in the Proposed Project.
SCAQMD staff is available to work with the Lead Agency to address any air quality questions that may
arise from this comment letter. Please contact me at lsun@aqmd.gov if you have any questions.
Sincerely,
Lijin Sun
Lijin Sun, J.D.
Program Supervisor, CEQA IGR
Planning, Rule Development & Area Sources
LS
RVC180327-04
Control Number
9 South Coast Air Quality Management District. Rule 1113: Architectural Coatings. Accessed at:
http://www.aqmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf.
10 California Air Resources Board. June 2009. Written Idling Policy Guidelines. Accessed at:
https://www.arb.ca.gov/msprog/ordiesel/guidance/writtenidlingguide.pdf.
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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
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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.
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
Since CEQA requires that all feasible mitigation measures go beyond what is required by law to
minimize any significant impacts, and to further reduce criteria pollutant emissions, SCAQMD
staff recommends that the Lead Agency incorporate the following mitigation measures that
are more stringent than those from the Fairway Plaza Amendment 1 – Resolution 2002-2006.
Regarding the Second Bullet of Mitigation Measure – “Low Emission Construction Equipment”
To further reduce particulate matter emissions during construction and minimize their impacts
on nearby residents, SCAQMD staff recommends that the Lead Agency use off‐road diesel‐
powered construction equipment that meets or exceeds the CARB and USEPA Tier 4 off‐road
emissions standards for equipment rated at 50 horsepower or greater during Project
construction. Such equipment will be outfitted with Best Available Control Technology (BACT)
devices including a CARB certified Level 3 Diesel Particulate Filters (DPF). Level 3 DPFs are
capable of achieving at least 85 percent reduction in in particulate matter emissions. A list of
CARB verified DPFs are available on the CARB website. These requirements shall be included in
applicable bid documents and successful contractor(s) must demonstrate the ability to supply
such equipment. A copy of each unit’s certified tier specification or model year specification and
CARB or SCAQMD operating permit (if applicable) shall be available upon request at the time of
mobilization of each applicable unit of equipment. In the event that construction equipment
cannot meet the Tier 4 engine certification, the Project representative or contractor must
demonstrate through future study with written findings supported by substantial evidence that
is approved by the Lead Agency before using other technologies/strategies. Alternative
applicable strategies may include, but would not be limited to, reduction in the number and/or
horsepower rating of construction equipment, limiting the number of daily construction haul
truck trips to and from the Project, using cleaner vehicle fuel, and/or limiting the number of
individual construction project phases occurring simultaneously.
Regarding the Third Bullet of Mitigation Measure – “Low VOC Paints, Primers, and Coatings”
To further reduce VOC emissions from architectural coating, SCAQMD staff recommends that
the Lead Agency require the use of architectural coatings (no more than 50 grams/liter of VOC)
that are beyond the limits in SCAQMD Rule 1113 – Architectural Coatings.
Regarding the Sixth Bullet of Mitigation Measure – “Deliveries during Off-Peak Periods”
SCAQMD staff recommends that the Lead Agency require that no delivery vehicles may idle for
more than five consecutive minutes. This is consistent with the California Air Resources Board’s
idling policy guidelines.
Response E-6: Page 22 of the MND states: 6. The operator shall comply with all existing and
future California Air Resources Board (CARB) and SCAQMD regulations related to diesel-fueled
trucks, which may include among others: (1) meeting more stringent emission standards; (2)
retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of
alternative fuels or equipment.
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
Additionally, Mitigation Measures will be added to the Final EIR which address SCAQMD’s
concerns.
AIR-2: To the extent feasible, project applicant shall use paints and coatings with a VOC
content lower than SCAQMD Rule 1113 requires or more stringent standards if in place at
the time development occurs.
AIR-3: In accordance with California Air Resources Board’s idling policy guidelines, no
delivery vehicles may idle for more than five consecutive minutes.
Comment E-7: Closing—Pursuant to CEQA Guidelines Section 15074, prior to approving the
Proposed Project, the Lead Agency shall consider the MND for adoption together with any
comments received during the public review process. Please provide the SCAQMD with written
responses to all comments contained herein prior to the certification of the Final MND. When
responding to issues raised in the comments, response should provide sufficient details giving
reasons why specific comments and suggestions are not accepted. There should be good faith,
reasoned analysis in response. Conclusory statements unsupported by factual information do
not facilitate the purpose and goal of CEQA on public disclosure and are not meaningful or
useful to decision makers and to the public who are interested in the Proposed Project.
Response E-7: Responses to your comments have been provided as requested.
Thank you for your participation in the public review process.
Cheri L. Flores, Senior Planner
City of La Quinta
116
From:Kelly, Pat
To:Cheri Flores
Subject:Pavilions Palms Shopping Center
Date:Wednesday, April 18, 2018 2:27:01 PM
My name is Pat Kelly and I reside at 50375 Via Puesta Del Sol, La Quinta. This is the Palmilla
Development located at Avenue 50 & Jefferson.
I have some concerns about the proposed Pavilions Palms Shopping Center
1) It appears that there is a fuel island designed on the southwest portion of the property. I
believe this is unsafe and should be moved to the north and up against Jefferson Street.
Light pollution from a fuel island, especially if opened 24 hours, will have a negative impact
on my residence.
2) How are U-turns from this development going to be prevented at the entrance to Palmilla
on Avenue 50.? The City of La Quinta police does an awful job of patrolling Avenue 50 as it
is, so how would this safety issue be mitigated?
3) How will the developer mitigate noise that will impact properties near the development?
This appears to be a high density development and will have lots of traffic & noise so how
will this be addressed? I am concerned that this will have a negative impact on my residence.
4) Avenue 50 is already in terrible shape and this development will likely make it even worse.
What is the City of La Quinta’s plan to fix the pavement that is already in awful shape, and is
basically never even maintained?
Thank you,
Pat Kelly
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
April 23, 2017
Pat Kelly
50375 Via Puesta Del Sol
La Quinta, CA 92253
SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING
CENTER MITIGATED NEGATIVE DECLARATION
Dear Pat:
Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion
Palms Shopping Center. The comment letter has been marked and is attached. Responses are
as follows:
Comment F-1: It appears that there is a fuel island designed on the southwest portion of the
property. I believe this is unsafe and should be moved to the north and up against Jefferson
Street. Light pollution from a fuel island, especially if opened 24 hours, will have a negative
impact on my residence.
How are U-turns from this development going to be prevented at the entrance to Palmilla on
Avenue 50.? The City of La Quinta police does an awful job of patrolling Avenue 50 as it is, so
how would this safety issue be mitigated?
How will the developer mitigate noise that will impact properties near the development? This
appears to be a high density development and will have lots of traffic & noise so how will this
be addressed? I am concerned that this will have a negative impact on my residence.
Response F-1: The fuel center will be in operation from 7 a.m. to 10 p.m. A lighting plan has
been designed to result in no light spillage onto surrounding properties.
The project includes a full movement access point at the easterly driveway on Avenue 50.
Vehicles exiting the shopping center on Avenue 50 would be able to turn left out of this
driveway in order to go in the eastbound direction. There would be minimal U-turns at the
Palmilla entrance on Avenue 50.
A noise study was prepared for the project that evaluated the project’s noise impact on the
area and was included in the Mitigated Negative Declaration. The existing ambient noise in
the area which is generated from traffic along Jefferson Street and Avenue 50 is
approximately 65 decibels. The noise study shows that the project would not generate noise
levels in excess of this. Additionally, the Mitigated Negative Declaration included mitigation
measures to reduce noise impacts to less than significant levels.
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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
120
From:Kent Bailey
To:Cheri Flores
Cc:Dana S Bailey
Subject:Proposed Pavilions Palms Center Comment
Date:Friday, April 20, 2018 4:42:30 PM
Hi Cheri,
Thanks for the note, I’ll try again!
After reviewing the summary of the plan for the proposed shopping, food and fuel center, my
wife and I are most concerned. We can understand a need for a modest sized upscale grocery,
but find a new center unnecessary when a desireable space is already available nearby. We’re
disappointed that the developer, the current owner and city haven’t worked together to rehab
the old Ralph’s location and dilapidated mall on Washington and Calle Tampico. As you no
doubt know, there is an existing good sized grocery pad and space for numerous retail spaces
that are way under utilized. With modest change a 24 pump fuel center could be placed on the
lot as well.
The 50th and Jefferson location is objectionable to us and many of our neighbors in Palmilla,
with our entrance almost across the street from the proposed center. The center would
negatively impact our quality of life us in the following ways:
Much more traffic and congestion on 50th and at the Jefferson intersection. The Palmilla
egress would be especially impacted and difficult.
Late night fast food drive thrus and gas pump intercoms... noise pollution some of which
would pollute for 24 hrs daily.
High intensity lighting creates light pollution, the Ralph’s Center across the street has plenty
of that already.
A larger than needed fuel center would serve hundreds of vehicles daily and further impact
traffic on our busy intersection. If it were placed further North on Jefferson that would be
Mitgate some of the congestion and be a possible alternative site.
Restaurant emissions of smoke and smell such as exists along Hwy 111 between Stater Bros
and Wells Fargo is unacceptable in any residential setting such as ours.
The commotion and traffic created by the addition of this center would no doubt drive our
property values down and in fact lead to lower property tax revenue.
We urge the city to say NO to this proposal in favor of a better center on the space across from
City Hall on Calle Tampico.
J Kent Bailey
Dana S Bailey
50415 Via Serenidad
LaQuinta Ca 92253
206 890 5386 Cell
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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
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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
124
As President of Palmilla HOA, a 159-single home development with a main entrance guard gate
off of 50th just 500 feet west of Jefferson, our main concerns center around the traffic issues
involved with this development.
1. The primary issue concerns location and the stacking capacity of the gas pumps. The
gas station has the same number of dispensers as Costco, which implies sales of over
15,000 gallons per day. That translates into roughly 1,000 vehicles per day. However,
the stacking design is not as long as the one at Costco that creates a potential
bottleneck and interferes with the ingress and egress, thus backing up onto 50th
Question: Can you explain your methodology and assumptions for the stacking lanes,
especially during peak traffic times?
We contend that the movement of the gas station 200 ft north on Jefferson can easily
mitigate this issue.
2. Also at issue are concerns regarding the ingress/egress to our community from our main
traffic gate on 50th. The current gas station location will force drivers to exit onto west
bound traffic onto 50th. We believe that 50% of the new west bound traffic will U-turn
at the entry into Palmilla to travel back east or back to Jefferson. (Via Palmilla is our
street name.)
Question: What were your estimates of U-turn activity and how were they based?
We disagree with the EIR assessment and feel that a “no U turn sign” on 50th at our
main entrance would discourage this, encourage people to exit onto Jefferson and
prevent problems with our access.
3. The EIR indicated that noise issues would be mitigated yet it didn’t address whether the
fuel dispensers will have the small TV’s (audible devises) on top showing minute
commercials. This noise travels differently than normal ambient noise. Our
homeowners nearest to the gas pumps will be adversely impacted if this is the case.
Question: Can we be assured that the gas pumps discussed will not have these screens?
If they do, what measures will be taken to mitigate this issue?
We feel strongly that this type of audible advertising is intrusive in residential
adjacent areas and should not be allowed.
4. When our community was being built, Avenue 50 was a two-lane road. Yes, we knew it
was going to be widened but the result is that homes adjacent to the street have lost
value due to the noise level.
125
Question: Is the city considering building a sound wall to or raising our community wall
to mitigate the growing commercial and traffic noise issues.
As the city grows and fills out, we feel that the pressure will increase from local
residents to mitigate some of the impact.
5. The developer is anticipating up to 5 fast food restaurants and area residents are
concerned about blowing trash.
Question: What are the developer’s plans to mitigate this issue or will it reside with
each fast food establishment?
We would like some assurances that a plan is in place and responsibility assigned.
6. As we all know, there are many empty storefronts and restaurants in La Quinta. In
addition to the 5 fast food restaurants, the plans call for two free standing bank
branches (5,000 and 6,000 sq. feet) with drive-through windows. A report on NBC
showed that big banks are still shuttering their locations. Citigroup closed 7 percent of
North American branches year over year. And they are looking to take up less space.
Technology is dramatically changing how they do business with the ability to do more
transactions by computer and phone. We are concerned that this plan is overly
ambitious and may wind up with empty commercial storefronts, obsolete bank
buildings, and shuttered or less than desirable fast food alternatives.
Question: How does the developer plan to roll out the build-out? In addition to the
Pavilions market, gas station and convenience market, what other buildings will be built
first? Will any other structures be built without a firm commitment from a store,
restaurant or bank? What will the empty “pads” look like as we wait for the future
commitments?
We welcome the addition of the new. high quality grocery store. It will be an added
benefit to those of us who live in the neighborhood. We just don’t want to live next
to an empty shopping center or one that appears “failed” like others in the La Quinta
community because they are overbuilt or not in demand (Sam’s Club, Ralph’s across
from city hall, Jules, etc.) We are all proud to call La Quinta home and want it to
reflect the appearance and values of our upscale community.
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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.
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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.
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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.
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
Thank you for your participation in the public review process.
Cheri L. Flores, Senior Planner
City of La Quinta
131
LETTER I
April 22, 2017
Cheryl L. Flores
Senior Planner
City of La Quinta Planning Department
78495 Calle Tampico
La Quinta CA, 92253
RE: INITIAL STUDY (IS) FOR THE COMMERCIAL PROJECT TO BE LOCATED ON
THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 50.
Dear Ms. Flores:
Please see the following comments regarding the IS for the above noted project.
A) General Comment:
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).
B) Traffic Comments:
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.
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.
Page 1 of 6
1-1
[IVA
132
C)Lighting Comments:
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.
D)Noise Comments:
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.
All above noted issues will impact on the health and the quality of life of the people living
adjacent to the proposed Center. Therefore, I respectfully request the City to response
to my comments and perhaps update the above noted studies to reflect the actual
situation.
Should you have any questions please feel free to contact me.
Sincerely,
L�i��
49590 Ali Ct
La Quinta CA, 92253
leilanamvar@yahoo.com
Cc: Linda Evans, Mayor of La Quinta
Kathleen Fitzpatrick, Mayor Pro Tern
John Pena, Council Member
Robber Radi, Council Member
Steve Sanchez, Council Member
Page 2 of 6
133
134
135
136
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
April 23, 2017
Leila Namvar
49590 Ali Ct
La Quinta, CA 92253
leilanamvar@yahoo.com
SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING
CENTER MITIGATED NEGATIVE DECLARATION
Dear Leila:
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 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.
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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.
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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
141
April 23, 2018
La Quinta City Council and Planning Commission
La Quinta City Hall, 78495 Calle Tampico, La Quinta, California
Ladies and Gentlemen,
Thank you for the opportunity to provide feedback on the proposed Pavilion Palms development
located at the Northwest corner of Avenue 50 and Jefferson. As it is currently designed, the
development will adversely affect the neighboring communities of Palmilla, Renaissance, Mountain
View, Citrus, and Estancia. The plan should undergo close scrutiny and extensive modification to
minimize noise, light and air pollution, as well as traffic and telecommunications overload.
At a minimum, the fuel center/mini mart and five drive through buildings should be eliminated from
the plans for several reasons.
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.
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
•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.
A "LA-Style" strip mall of this magnitude at this location diminishes property values and does not
truly fit the small town La Quinta lifestyle. A development with a "village vibe" and farmers market
style amenities would better suit the needs and aesthetics of the community.
With so much vacant commercial space within the city of La Quinta, we request that the Planning
Commission significantly downsize this proposed development and keep large scale commercial
developments within the Highway 111/Washington Street corridors.
Thank you for your consideration.
rec
Robert L g
50460 Via Amante
La Quinta, CA. 92253
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78-495 Calle 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.
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
• There is no transit stop nearby and vehicular traffic will intensify.
• Both Avenue 50 and Jefferson are main access routes during festival season and
events with high traffic congestion.
• Existing telecommunication service in this part of La Quinta is already suboptimal
and more development will add to an existing problem.
Response J-2: The proposed project has been planned for in the City’s General Plan and was
factored into the growth projections of the General Plan. The Mitigated Negative
Declaration evaluated traffic impacts and incorporated Mitigation Measure TRAF-1 to
reduce traffic impacts.
Mitigation Measure TRAF-1: Prior to recordation of the Final Tentative Parcel Map, the
Applicant shall enter into an agreement with the City of La Quinta and post security to design
and construct at the intersection of Avenue 50 and Jefferson Street two eastbound left turn
lanes on Avenue 50 to northbound Jefferson Street if required by the Planning Commission.
Additionally, the City continuously coordinates with Sunline Transit Agency to identify
opportunities for transit stop locations. At this time, no transit stops are needed, however,
that may change in the future. Telecommunication services are continuously being updated
as available.
Thank you for your participation in the public review process.
Cheri L. Flores, Senior Planner
City of La Quinta
145
Page 1 of 2
April 20, 2018
La Quinta – Renaissance
Cheri L. Flores clflores@la-quinta.org
Senior Planner
City of La Quinta Planning Department
78495 Calle Tampico
La Quinta, CA 92253
Dear Ms. Flores,
As a resident of Renaissance at La Quinta, please accept my respectful opposition of the
proposed Pavilion Palms Development on the corner of Jefferson and Ave 50th.
Although I appreciate the right of the builder to develop his commercially zoned property,
I strongly oppose to the type of use and the potential negative impact on those
neighborhoods surrounding the project as well as the City of La Quinta as a whole.
The City of La Quinta’s General Plan 2035, among other things, aims to reduce air
pollution and greenhouse gasses, to provide high quality community design, to promote
efficient use of car, to advocate for expansion of other non-motorized means of
transportation, to encourage transportation options that do not rely as much on the
automobile, and to improve the health of residences by promoting healthy living practices.
The proposed commercial project is upsettingly auto oriented. It is more suitable for the
I-10 corridor or Highway 111, not a neighborhood community. The project (among other
retail uses) is proposing 2 drive-thru fast food facilities, a late night gas station and mini
mart selling alcoholic beverages similar to that proposed on the corner of Washington
and avenue 50 a few years back, which was not approved. I do not believe you will find
any type of similar development with a gas station, mini mart and fast food drive-thru
restaurants off of the Hwy 111 corridor in La Quinta. I don’t believe this location should
be the first for our beautiful City or neighbors.
Concerns from our neighbors as it relates to noise, increased traffic and its impact on air
quality; lighting from a late night gas station, minimart and fast food restaurants; possible
increase in crime and an impacted view of the Santa Rosa Mountains are just a few
reasons this project should be removed from consideration.
Also, as we understand from our April 11th meeting which the developer himself
attended, the proposed project does not meet the approved requirements in regards
to square footage and density. As a result, an amendment to the approved additional
environmental review is needed.
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Page 2 of 2
Please note the developer has a shopping center within the City of Indio (Showcase
at Indio Shopping Center). That center is not being maintained properly. The center
is full of trash and debris, with vacant dirt pads that are partially covered with weeds.
The trash enclosures are dirty and full of trash. The buildings’ paint is faded and 30%
of the parking lot trees are either missing or dead. There are shops with boarded and
broken windows.
It should also be noted that the Center has not been completed since its approval on
2006 and there are still several empty pads including an empty anchor, Super Target,
which closed over a year ago.
During our meeting with the Developer on Wednesday April 11th, he stated that he
only has the Pavilions committed and once again we could end up with the same
scenario as indicated above. Less than half occupied and dying landscape. We
already have this at the closed Sam’s club location. An empty warehouse, closed gas
station and dying landscape.
I would like to add that approving this project, the way it has been proposed, will be a
huge missed opportunity for the City of La Quinta and the community as whole. The
Applicant does not live in our City or even in the Valley. The Applicant owns a great
piece of commercial real estate in La Quinta and plans to build it for financial gain
“ONLY”, without paying attention to the City’s General Plan and/or basic elements of
urban planning. I find this project to be a public health and safety risk for the citizens
and visitors of the great City of La Quinta.
I do encourage you to review this proposal thoroughly and reject it to be re-designed
and to conform to the City’s General Plan.
Should you have any questions please feel free to contact me directly.
Respectfully,
Steven Cenicola
79963 Julee court
La Quinta, CA. 92253
scenicola@thevintageclub.com
Cc: Linda Evans, Mayor of La Quinta
Kathleen Fitzpatrick, Mayor Pro Tem
Avail Property Management
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78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
April 23, 2017
Steve Cenicola
79963 Julee Court
La Quinta, CA 92253
SUBJECT: RESPONSE TO COMMENTS ON EA 2017-0006 PAVILION PALMS SHOPPING
CENTER MITIGATED NEGATIVE DECLARATION
Dear Mr. Cenicola:
Thank you for your comments on the Mitigated Negative Declaration for the proposed Pavilion
Palms Shopping Center. The comment letter has been marked and is attached. Responses are
as follows:
Comment K-1: Concerns from our neighbors as it relates to noise, increased traffic and its
impact on air quality; lighting from a late night gas station, minimart and fast food restaurants;
possible increase in crime and an impacted view of the Santa Rosa Mountains are just a few
reasons this project should be removed from consideration.
Response K-1: The Mitigated Negative Declaration evaluated impacts regarding noise,
traffic, air quality and lighting. Regarding noise, hours of operation in the center would be
limited to 7 a.m. to 10 p.m. A noise study was prepared for the project that evaluated the
project’s noise impact on the area and was included in the Mitigated Negative Declaration.
The existing ambient noise in the area which is generated from traffic along Jefferson Street
and Avenue 50 is approximately 65 decibels. The noise study shows that the project would
not generate noise levels in excess of this. Additionally, the Mitigated Negative Declaration
included mitigation measures to reduce noise impacts to less than significant levels.
Mitigation Measures:
NOI-1 It is recommended that the Pavilions delivery dock is enclosed with walls and a
roof, and that an acoustically absorptive material is used to partially line the internal
walls to control noise build up. This will limit potential disturbance from unloading.
NOI-2 Vehicle loading and unloading for all retail units should be carried out in a quiet
manner.
NOI-3 It is recommended that HVAC equipment on roofs is screened by a noise barrier
from the residences. This barrier should at a minimum, provide line of sight screening.
NOI-4 It is recommended that noisy HVAC equipment at grade is enclosed with CMU
walls at least 2 feet higher than the equipment.
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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.
• Provide additional screening such as positioning of the retail buildings or a noise
barrier close to the device;
• Reduce the number of audible devices, such as one device to serve two drive
throughs;
• Orient the device perpendicular to the vehicle and at ear height, with the device
aimed at the listener in the vehicle;
• The sound from the devices should be limited to a maximum of 75 dB(A) at 3
feet;
• 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:
• Where practicable, use hydraulic rather than pneumatic impact tools
• Operate equipment to minimize banging, clattering, buzzing, and other
annoying types of noises
• Turn off idling equipment and vehicles
• All internal combustion equipment shall be fitted with properly operating
mufflers and air intake silencers
• All stationary equipment shall be located as far as practical from adjacent
potential residential units
• Phase in start-up and shut-down of site equipment
• Conduct truck loading, unloading and hauling operations to keep noise to a
minimum
• Limit the time that steel decking or plates for street decking or covering
excavated areas are in use
• Limit the use of annunciators or public address systems, except for emergency
notifications
• 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.
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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:
• All construction equipment shall be maintained in good operating condition, and shall
be properly serviced and repaired as needed. ꞏ
• 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.
• 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.
• 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.
• 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.
• 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
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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
151
Sunl1ne TRANSIT AGENCY
A Public Agency
April 20, 2018
Cheri Flores, Senior Planner
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
RE: Pavilion Palms
Dear Ms. Cheri Flores:
MEMBERS: Desert Ho t Springs Palm Springs Ca thedral City Rancho Mirage
Palm Desert Indian Wells La Quinta Indio Coachella Riverside County
This letter responds to your request for comments regarding the proposed Pavilion Palms
located on the northwest corner of Jefferson Street and Avenue 50 within the La Quinta. The
SunLine Transit Agency (SunLine) staff has reviewed the project and offers the following
comments.
SunLine staffs assessment conclu des 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.
Should you have questions or concerns regarding this letter, please contact me at 760-343-
3456, ext. 1603.
Transit Communications Service Specialist
cc: Lauren Skiver, General Manager
Stephanie Suriel, Deputy Chief of Administration
32-505 Harry Olive r Trail, Thousand Palms, California 92276 Phone 760-343-3456 Fax 760-343-1986 www.sunline.org 152
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
153
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 and in response to revisions in the traffic study. The added air
quality mitigation measures 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 1 Introduction, page 1:
July 2019 Revision Note: An additional traffic study was conducted at the request of the City.
The results are included in Appendix F and Section XVI. The results of the study revealed no
additional impacts.
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.
Text to be added to Section 4-XVI Transportation/Traffic, page 69:
An updated traffic study was completed in July 2019 per the request of the City to study
additional intersections (Appendix E).
The 2017 Traffic Study studied the intersection of Jefferson Street and Avenue 50. The 2019
Traffic Study analyzed the following intersections:
• Jefferson Street at Avenue 48
• Jefferson Street at Avenue 49
• Avenue 50 at Park Avenue
• Jefferson Street at Avenue 50
• Avenue 50 at Madison Street
• Jefferson Street at Pomelo
154
City of La Quinta
Fairway Plaza Specific Plan Amendment No. 2
“Pavilion Palms” Shopping Center EA2017-0006 Final MND
• Jefferson Street at Avenue 52
• Jefferson Street at N project driveway
• Avenue 50 at E project driveway
To analyze the “existing conditions + project traffic” scenario, the expected project trips were
added to the existing traffic volumes at the study intersections according to the anticipated
project trip distribution, while the pass-by project trips are added back into the traffic volumes
only at the project driveways.
Additional traffic from a planned expansion of the existing Citrus Plaza, located across
Jefferson Street from the proposed Project site, was also added to the opening day traffic
volumes, based on project details obtained from the applicant developer and City of Indio
staff, to ensure cumulative traffic impacts were analyzed.
The 2019 Traffic study identified that all of the Project intersections operate at a similar level
of service, with the Project or without the Project, and including ambient growth and growth
from the neighboring Citrus Plaza.
Text to be revised in Section 4-XVI Transportation/Traffic, page 71:
The July 2017 traffic study indicated that without the project, the intersection of Jefferson
Street and Avenue 50 will operate at LOS D, assuming a 2 percent ambient growth rate in the
area (Albert Grover and Associates, July 27, 2017, Appendix E, Table 3). Assuming the
ambient area growth, plus the new expected project trips, as well as the additional westbound
through lane capacity, and implementation of Mitigation Measure TRAF-1 and project
improvements listed above, the intersection of Jefferson Street and Avenue 50 is expected to
operate at its current LOS D, which is an acceptable level of service per the General Plan and
EB 06-13., and the proposed full-access driveway on Avenue 50 will operate at LOS A at
opening day conditions. However, some delays are expected for vehicles entering traffic on
Jefferson Street and Avenue 50 from the project driveways, which are expected to operate at
LOS E during the PM peak hour. Per EB 06-13, however, this is considered acceptable traffic
operations conditions for a stop control at a driveway location.
Therefore, the impact of this criterion is anticipated to be less than significant with mitigation.
The results of the 2019 Traffic Study identified that all the additional intersections studied
with the Project, without the Project, and with the ambient growth of the area, including the
Citrus Plaza development, will continue to operate LOS D during AM and PM peak hours, which
is the same operating condition without the Project.
The impact of this criterion is anticipated to be less than significant with the incorporation of
Mitigation Measure TRAF-1 as previously identified.
155
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
THE FOLLOWING REPRESENTS THE CITY’S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION FOR EA2017-0006
CITY OF LA QUINTA - MONITORING PROGRAM FOR CEQA COMPLIANCE Page 1 of 13
Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
AESTHETICS
AES-1 Provide shielding for the dual
head pole in the southwest corner
as per the lighting design
engineering recommendations.
AIR QUALITY
AIR-1: Contractor is to implement at a
minimum a 10-day painting
schedule.
AIR-2: 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.
BIOLOGICAL RESOURCES
BIO - 1: Any grubbing, brushing or tree
removal should be conducted
outside of the State identified
nesting season for migratory
birds, which is typically March 15
through September 1.
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
BIO – 1 (continued):
If work cannot be conducted
outside of nesting season, a
migratory nesting bird survey
within and adjacent to the project
site shall be conducted by a
qualified biologist within three
(3) days prior to initiating the
construction activities.
If active nests are found during
the pre-construction nesting bird
surveys, a Nesting Bird Plan
(NBP) will be prepared and
implemented. At a minimum, the
NBP will include guidelines for
addressing active nests,
establishing buffers, monitoring,
and reporting. The NBP will
include a copy of maps showing
the location of all nests and an
appropriate buffer zone around
each nest sufficient to protect the
nest from direct and indirect
impact. The size and location of
all buffer zones, if required, shall
be determined by the biologist,
and shall be based on the nesting
species, its sensitivity to
disturbance, and expected types
of disturbance. The nests and
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS / DATE
/
INITIALS
BIO – 1 (continued):
buffer zones shall be field checked
weekly by a qualified biological
monitor. The approved buffer zone
shall be marked in the field with
construction fencing, within which
no vegetation clearing or ground
disturbance shall commence until
the qualified biologist has
determined the young birds have
successfully fledged and a
monitoring report has been
submitted reviewed and approved
by the City of La Quinta
158
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS / DATE
/
INITIALS
CULTURAL RESOURCES
CUL-1: Grading activities shall be overseen
by a qualified archeological
monitor. In the event unanticipated
archaeological resources are
discovered:
• The archaeological monitor
shall notify the project foreman
• The Archaeological monitor has
the authority to temporarily halt
work in the area of
archaeological discoveries until
the resource has been evaluated
• All work in the vicinity of the
find shall halt
• Work in the area of the
discovery shall not resume until
written notification is received
from the Project archaeologist
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS / DATE
/
INITIALS
CUL-2: Grading activities shall be overseen by
a qualified paleontological monitor.
Paleontological monitors should be
equipped to salvage fossils as they are
unearthed, to avoid construction delays,
and to remove samples of sediments
that are likely to contain the remains of
small fossil invertebrates and
vertebrates. Monitors will be
empowered to temporarily halt or
divert equipment to allow removal of
abundant or large specimens.
Monitoring will be reduced if the
potentially fossiliferous units as
described by the San Bernardino
County Museum, Division of Earth
Sciences May 2, 2017 report are not
present, or if present are determined
upon exposure and examination by
qualified paleontological personnel to
have low potential to contain fossil
resources.
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
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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MITIGATION MEASURE RESPONSIBLE FOR
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CHECKED BY
STATUS / DATE
/
INITIALS
CUL-3 (continued):
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 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.
GEOLOGY AND SOILS
GEO-1 Prior to grading plan approval, submit
for review and approval by the City
Engineer, a PMl0 management plan.
GEO-2 For portions of the site not immediately
under construction, ensure the
stabilization of soils through the use of
soil cement or re-vegetation, frequent
watering. including watering during the
evening and weekends during
significant wind events; street sweeping
or washing during construction, and the
chemical stabilization of unpaved
construction roadways.
161
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS / DATE
/
INITIALS
HAZARDS AND HAZARDOUS MATERIALS
HAZ – 1 A hazardous spill prevention plan shall
be prepared by the Applicant and
submitted to the City for approval to
minimize the likelihood of a spill shall
be prepared prior to construction. The
plan shall state the actions that would
be required if a spill occurs to prevent
contamination of surface waters and
provide for cleanup of the spill. The
plan shall follow Federal, state, and
local safety guidelines and standards to
avoid increased exposure to these
pollutants.
HAZ – 2 If a contaminated area is encountered
during construction, construction shall
cease in the vicinity of the
contaminated area. The construction
contractor shall notify all appropriate
authorities, including the EPA and the
City. If necessary, the contaminated
site shall be remediated to minimize the
potential for exposure of the public and
to allow the Project to be safety
constructed.
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CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS / DATE
/
INITIALS
HYDROLOGY AND WATER QUALITY
HYD-1 Prior to Project approval, the Project
Applicant shall prepare a Water Quality
Management Plan that shall, at
minimum, include the following:
• Identifies all project related
pollutants, impacts to the site’s
hydrologic condition, and potential
impacts to local waterways caused
by Project post-construction runoff;
• Identifies BMPs required to remove
pollutants from the Projects’ post
construction runoff and prevent
downstream hydromodification;
• Identifies parties responsible for long
term operation and maintenance
activities of all BMPs;
• Identifies the design, operation and
maintenance of the underground
stormwater collection system.
163
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
NOISE
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.
164
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
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.
• Provide additional screening such as
positioning of the retail buildings or
a noise barrier as close to the device;
• Reduce the number of audible
devices, such as one device to serve
two drivethroughs;
• Orient the device perpendicular to
the vehicle and at ear height, with
the device aimed at the listener in the
vehicle;
• The sound from the devices should
be limited to a maximum of 75
dB(A) at 3 feet;
• 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.
165
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
NOI-8 Perform construction in a manner to
minimize noise where practicable. For
example:
• Where practicable, use hydraulic
rather than pneumatic impact tools
• Operate equipment to minimize
banging, clattering, buzzing, and
other annoying types of noises
• Turn off idling equipment and
vehicles
• All internal combustion equipment
shall be fitted with properly
operating mufflers and air intake
silencers
• All stationary equipment shall be
located as far as practical from
adjacent potential residential units
• Phase in start-up and shut-down of
site equipment
• Conduct truck loading, unloading
and hauling operations to keep
noise to a minimum
• Limit the time that steel decking or
plates for street decking or
covering excavated areas are in use
• Limit the use of annunciators or
public address systems, except for
emergency notifications
• All on-site deliveries shall be
limited to 7.00 a.m. To 10.00 p.m.
166
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
NOI-8 Perform construction in a manner to
minimize noise where practicable. For
example:
• Where practicable, use hydraulic
rather than pneumatic impact tools
• Operate equipment to minimize
banging, clattering, buzzing, and
other annoying types of noises
• Turn off idling equipment and
vehicles
• All internal combustion equipment
shall be fitted with properly
operating mufflers and air intake
silencers
• All stationary equipment shall be
located as far as practical from
adjacent potential residential units
• Phase in start-up and shut-down of
site equipment
• Conduct truck loading, unloading
and hauling operations to keep
noise to a minimum
• Limit the time that steel decking or
plates for street decking or
covering excavated areas are in use
• Limit the use of annunciators or
public address systems, except for
emergency notifications
• All on-site deliveries shall be
limited to 7.00 a.m. To 10.00 p.m.
167
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: ASSESSORS PARCEL NO.: 602-180-004
CASE NO.: SP2017-0002, SDP2017-0009, TPM2017-0003 PROJECT LOCATION: NWC Jefferson and Ave 50.
EA/EIR NO: 2017-0006 APPROVAL DATE: In Process
APPLICANT: Lundin Development
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Lundin Development: APN 602-180-004 / Case No. SP2017-0002
MITIGATION MEASURE RESPONSIBLE FOR
MONITORING TIMING CRITERIA COMPLIANCE
CHECKED BY
STATUS /
DATE /
INITIALS
TRAFFIC
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.
TRIBAL AND CULTURAL RESOURCES
TRC-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.
168
PLANNING COMMISSION RESOLUTION 2019 -
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A 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:
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 10th day of December, 2019, 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 September 20, 2019
as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
WHEREAS, the Planning Commission of the City of La Quinta,
California did previously hold a duly noticed Public Hearing on October 8,
2019 to consider this project and continued the Public Hearing, to allow the
applicant time to revise the site plan; and
WHEREAS, the Planning Commission of the City of La Quinta,
California did previously hold a duly noticed Public Hearing on June 26, 2018
to consider this project and continued the Public Hearing, to allow the
applicant time to revise the traffic study and include an analysis of other
intersections in the area; and
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Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 2 of 9
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 119,182 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:
• Goals 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.
• Policy LU-2.2 which requires Specific Plans for projects
proposing flexible development standards that differ from the
Zoning Ordinance. This project proposes variations from
several development standards therefore a Specific Plan is
appropriate for the project.
• 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. This project proposes a shopping center near residences
which would provide jobs near housing and provide goods and
services near residences to shorten vehicle miles traveled.
• Policy CIR‐2.3 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
2
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 3 of 9
sidewalks on Avenue 50 and Jefferson Street along the
project’s frontage as well as walkable areas within the project
site.
• 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.
• 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.
• Policy AQ‐1.6 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.
• Policy BIO-1.2 which states that site‐specific, 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.
• GOAL CUL-1 which supports protection of significant
archaeological, historic and paleontological resources which
occur in the City. The project’s MND includes mitigation
measures to include a tribal monitor during ground disturbing
activities.
• GOAL N‐1 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.
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Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 4 of 9
• 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.
• 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.
• Policy PF‐1.3 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.
• 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 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
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 5 of 9
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
5
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 6 of 9
improvements are not likely to cause substantial environmental
damage, nor substantially and avoidably injure fish or wildlife or
their habitat. The Design and Development Department has
prepared Environmental Assessment 2017-0006 for this project, in
compliance with the requirements of the California Environmental
Quality Act (CEQA). The Design and Development Director has
determined that although the proposed project could have a
significant effect on the environment, there will not be a significant
effect because revisions in the project have been made by or
agreed to by the project proponent and mitigation measures have
been incorporated.
4. The design of Tentative Parcel Map 37370 and type of
improvements are not likely to cause serious public health
problems, insofar as the project will be required to comply with all
laws, standards and requirements associated with sanitary sewer
collection, water quality and other public health issues.
5. The site of the proposed subdivision is physically suitable for the
type of development and proposed density of development given
the site’s location at the corner of two arterial roadways and the
site is relatively flat, vacant, and can be served by all necessary
public services and utilities.
6. The proposed subdivision is consistent with all applicable provisions
of this title and the La Quinta Zoning Ordinance, including, but not
limited to, minimum lot area requirements, any other applicable
provisions of this code, and the Subdivision Map Act.
7. The design and improvements required for Tentative Parcel Map
37370 will not conflict with easements, acquired by the public at
large, for access through or use of the property. All roadway
improvements, easements, if any and surrounding improvements
will be completed to City standards.
Site Development Permit 2017-0009
6
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 7 of 9
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following mandatory findings
pursuant to Section 9.210.010 of the Municipal Code to justify approval of
said Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land
use designation of General Commercial. The City’s General Plan
policies relating to General Commercial encourage shopping centers
in the City, and the proposed use maintains those policies. The
proposed project is consistent with Goal ED-1 as it will contribute to
a balanced and varied economic base which provides fiscal stability
to the City, and a broad range of goods and services to its residents
and the region.
2. Consistency with Zoning Code
The proposed development, as conditioned, is consistent with the
purpose and intent of the Community Commercial District as well as
the development standards of the City’s Zoning Code and Specific
Plan 2017-0002 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
7
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 8 of 9
determined that although the proposed project could have a
significant effect on the environment, there will not be a significant
effect because revisions in the project have been made by or
agreed to by the project proponent and mitigation measures have
been incorporated.
4. Architectural Design
The architectural design of the project, including, but not limited to,
the architectural style, scale, building mass, materials, colors,
architectural details, roof style and other architectural elements are
compatible with surrounding development and with the quality of
design prevalent in the city.
5. Site Design
The site design of the project including, but not limited to, project
entries, interior circulation, pedestrian and bicycle access,
pedestrian amenities, screening of equipment and trash enclosures,
exterior lighting, and other site design elements are compatible
with surrounding development and with the quality of design
prevalent in the city.
6. Landscape Design
Project landscaping, including, but not limited to, the location, type,
size, color, texture and coverage of plant materials, has been
designed so as to provide visual relief, complement buildings,
visually emphasize prominent design elements and vistas, screen
undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and
provide an overall unifying influence to enhance the visual
continuity of the project. The proposed project is consistent with
the landscaping standards and plant palette and implements the
standards for landscaping and aesthetics established in the General
Plan and Zoning Code. The permanent overall site landscaping
utilizes various tree and shrub species to enhance the building
architecture.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California, as follows:
8
Planning Commission Resolution 2019 -
Specific Plan 2017-0002
Tentative Parcel Map 2017-0003
Site Development Permit 2017-0009
Pavilion Palms Shopping Center
December 10, 2019
Page 9 of 9
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 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 10th day of
December, 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
MARY CALDWELL, Chairperson
City of La Quinta, California
ATTEST:
_________________________________________
DANNY CASTRO, Design and Development Director
City of La Quinta, California
9
10
PLANNING COMMISSION RESOLUTION 2019-
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:
1
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL – RECOMMENDED
SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2)
PAVILION PALMS SHOPPING CENTER
ADOPTED:
Page 2 OF 2
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.
2
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
Page 1 of 27
Note: Revised and added conditions per previous public hearings are
highlighted.
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. Pad Buildings 1, 2, 3, 6, 8, and 9 shall require, prior to construction of
any structures, a Site Development Permit to be reviewed and approved
by the Planning Commission at a public hearing.
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:
• Riverside County Fire Marshal
• La Quinta Development Services Division (Grading Permit, Green
Sheet (Public Works Clearance) for Building Permits, Water Quality
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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Management Plan(WQMP) Exemption Form – Whitewater River
Region, Improvement Permit)
• La Quinta Planning Division
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements
include approval of improvement plans, the applicant shall furnish proof
of such approvals when submitting those improvements plans for City
approval.
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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the
following Best Management Practices (“BMPs”) (LQMC Section
8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and
accepted by the City Council.
E. The inclusion in the Conditions, Covenants, and Restrictions
(CC&Rs), a requirement for the perpetual maintenance and
operation of all post-construction BMPs as required.
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
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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by the City for engineering and/or surveying consultants to review and/or
modify any documents or instruments required by this project. This
obligation shall be paid in the time noted above without deduction or
offset and Developer’s failure to make such payment shall be a material
breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or
proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the
City for emergency services and for maintenance, construction and
reconstruction of essential improvements. 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
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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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 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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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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.
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
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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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 intersection of
Avenue 50 and Jefferson Street as approved by the
City Engineer.
d. Class II bike lane as approved by the City Engineer
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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e. 6-foot wide sidewalk—The applicant shall revise the
site plan and landscape plan to include a non-curb
adjacent 6-foot wide sidewalk along Avenue 50 at a
minimum distance of 4 feet from the street curb. The
site plan and landscape plan shall be reviewed and
approved by the City Engineer and Planning Manager
prior to construction.
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).
25. General access points and turning movements of traffic are limited to the
following:
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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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 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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes, ADA accessibility route to public streets
and other features shown on the approved construction plans, may
require additional street widths and other improvements as may be
determined by the City Engineer.
28. 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.
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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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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
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
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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(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 by the engineer or surveyor
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
ADOPTED:
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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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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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.
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.
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
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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.
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).
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CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0009
PAVILION PALMS SHOPPING CENTER
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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.
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.
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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.
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.
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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.
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.
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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.
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.
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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,
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 Commission for their approval. Exterior
lighting shall be consistent with LQMC Sections 9.100.150 (Outdoor
Lighting) and 9.150.080 (Parking Facility Design Standards). All
freestanding lighting shall not exceed 20 feet in height and shall be
shielded to minimize trespass of light off the property. Any illuminated
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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.
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).
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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)
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
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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.
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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
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building shall not be located more than 150 feet from fire apparatus
access roads as measured by an approved route around the complex,
exterior of the facility or building.
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
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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 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.
115. Applicant/Developer shall add metal louvres as a decorative element to
the fuel center canopy consistent with the architecture of the convenience
store building. The metal louvres shall be reviewed and approved during
building plan check.
116. The size of Building 7 shall be reduced from 3,000 square feet to 825
square feet and shall not include the sale of alcoholic beverages.
117. Public Art shall be dedicated on the project site or the
Applicant/Developer shall pay a development fee pursuant to the
requirements of Municipal Code Chapter 2.65 Art in Public Places.
118. All vacant pads shall be planted with drought tolerant landscaping and/or
decomposed granite and shall include fencing as appropriate so long as
they are vacant. Any landscaping on vacant pads shall be irrigated and
maintained regularly. The final landscape plan for the project shall
include plans for fencing, landscaping, irrigation (as applicable), and
maintenance for vacant pads. The final landscape plan must be reviewed
and approved by the Planning Commission at a public hearing prior to
construction. If, after two years from the opening of the Pavilions store,
any pads remain vacant, the applicant shall fully convert any such vacant
pads into enhanced landscaping consistent with the design and planting
materials approved in the final landscape plan throughout the balance of
the shopping center, to the satisfaction of the Planning Manager. The
applicant shall enter into a SIA covering these improvements and post
separate security for the cost to install landscaping on each vacant pad.
This obligation will remain in effect on each vacant pad until those vacant
pads are ultimately built out.
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119. The project sign program shall be reviewed and approved by the Planning
Commission at a public hearing prior to construction.
120. The height of parking lot lighting shall be modified to heights consistent
with existing commercial centers in the Community Commercial Zone, not
to exceed 20 feet, and shall be approved with the final landscape plans by
the Planning Commission prior to construction.
121. The applicant shall install a minimum of 12 electric charging facilities in
the anchor tenant’s parking lot.
122. The landscape architect shall identify standards for planting, irrigation
and maintenance in the final landscape plan and the standards shall be
included in Covenants, Conditions, and Restrictions (CC&Rs) which shall
be recorded on the Property and shall be reviewed and approved by the
City.
123. Applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on
the Property. The CC&Rs shall (1) require minimum covenants for
satisfactory, perpetual maintenance obligations on the Property; (2)
name the City of La Quinta as an express third party beneficiary; (3) be
reviewed and approved by the City Attorney’s Office prior to recordation;
and (4) state that the CC&Rs cannot be amended without prior written
consent of the City.
124. Applicant shall execute and record a maintenance agreement with the
Renaissance HOA and the Palmilla HOA. The agreement shall (1) be
imposed as an equitable servitude on the Property (2) require
satisfactory, perpetual maintenance of the Property, (3) name the City as
an express third party beneficiary; (4) be reviewed and approved by the
City Attorney’s Office prior to recordation; and (5) state that the
maintenance agreement cannot be amended without prior written
consent of the City. If the applicant shows substantial evidence that the
Renaissance and Palmilla HOA’s are not negotiating in good faith, the
applicant may provide the evidence to the Design and Development
Department and request removal of this condition.
27
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Note: Revised and added conditions per previous public hearings are
highlighted.
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:
• Riverside County Fire Marshal
• La Quinta Development Services Division (Grading Permit, Green
Sheet (Public Works Clearance) for Building Permits, Water Quality
Management Plan(WQMP) Exemption Form – Whitewater River
Region, Improvement Permit)
• La Quinta Planning Division
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements
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include approval of improvement plans, the applicant shall furnish proof
of such approvals when submitting those improvements plans for City
approval.
4. Coverage under the State of California General Construction Permit must
be obtained by the applicant; who then shall submit a copy of the
Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of
the applicant’s Notice of 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.
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4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and
accepted by the City Council.
E. The inclusion in the Conditions, Covenants, and Restrictions
(CC&Rs), a requirement for the perpetual maintenance and
operation of all post-construction BMPs as required.
6. Permits issued under this approval shall be subject to the provisions of
the Development Impact Fee and Transportation Uniform Mitigation Fee
programs in 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
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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 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.
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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.
15. The applicant shall create minimum perimeter landscaping setbacks along
all public rights-of-way as follows:
A. Jefferson Street - 18-foot from the R/W-P/L.
B. Avenue 50 - 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.
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.
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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 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
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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 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—The applicant shall revise the
site plan and landscape plan to include a non-curb
adjacent 6-foot wide sidewalk along Avenue 50 at a
minimum distance of 4 feet from the street curb. The
site plan and landscape plan shall be reviewed and
approved by the City Engineer and Planning Manager
prior to construction.
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
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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.
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.
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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 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
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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.
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
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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
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)
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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 storage media acceptable to the City Engineer (currently
mylars).
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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
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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.
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
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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.
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
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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.
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.
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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.
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.
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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.
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
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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.
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
19
PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 2017-0003 (TPM 37370)
PAVILION PALMS SHOPPING CENTER
ADOPTED:
Page 20 of 22
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,
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 Commission for their approval. Exterior
lighting shall be consistent with LQMC Section 9.100.150 (Outdoor
Lighting) and 9.150.080 (Parking Facility Design Standards). All
freestanding lighting shall not exceed 20 feet in height and shall be
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 2017-0003 (TPM 37370)
PAVILION PALMS SHOPPING CENTER
ADOPTED:
Page 21 of 22
shielded to minimize trespass of light off the property. Any 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.
81. All vacant pads shall be planted with drought tolerant landscaping and/or
decomposed granite and shall include fencing as appropriate so long as
they are vacant. Any landscaping on vacant pads shall be irrigated and
maintained regularly. The final landscape plan for the project shall
include plans for fencing, landscaping, irrigation (as applicable), and
maintenance for vacant pads. The final landscape plan must be reviewed
and approved by the Planning Commission at a public hearing prior to
construction. If, after two years from the opening of the Pavilions store,
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PLANNING COMMISSION RESOLUTION 2019-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 2017-0003 (TPM 37370)
PAVILION PALMS SHOPPING CENTER
ADOPTED:
Page 22 of 22
any pads remain vacant, the applicant shall fully convert any such vacant
pads into enhanced landscaping consistent with the design and planting
materials approved in the final landscape plan throughout the balance of
the shopping center, to the satisfaction of the Planning Manager. The
applicant shall enter into a SIA covering these improvements and post
separate security for the cost to install landscaping on each vacant pad.
This obligation will remain in effect on each vacant pad until those vacant
pads are ultimately built out.
PUBLIC SERVICES
82. The applicant shall provide public transit improvements if required by
SunLine Transit Agency and approved by the City Engineer.
MAINTENANCE
83. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
84. 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
85. 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.
22
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
SQUARE-FOOT 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
WEST: LOW DENSITY RESIDENTIAL
RENAISSANCE COMMUNITY
EAST: SHOPPING CENTER IN THE CITY OF
INDIO
ATTACHMENT 1
1
2
AMENDMENT 2
TITLE PAGE REPLACED
ATTACHMENT 3
1
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2
Fairway Plaza Shopping Center
Specific Plan Amendment #2
La Quinta, CA
Original Approval: Specific Plan No. 98-034
La Quinta City Council Resolution 99-63, Adopted May 18, 1999
Amendment No. 1 - 98-034 Amended
Adopted September 19, 2002
Amendment No. 2
Adopted _______
Applicant
Lundin Development Company
16400 Pacific Coast Highway, Suite 207
Huntington Beach, California 92649
Preparer:
Jericho Systems, Inc.
47 N. First Street, 1st Street
Redlands, CA 92373
(909) 307-5633
Amendment #2 Prepared March 2018
3
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4
City of La Quinta
Fairway Specific Plan Amendment No. 2 Specific Plan
Page ii
TABLE OF CONTENTS
1 SUMMARY ............................................................................................................................ 1
1.1 Purpose ....................................................................................................................... 2
1.1.1 Relationship to the General Plan .................................................................... 2
1.1.2 Relationship to Zoning ................................................................................... 3
1.2 Specific Plan Summary .............................................................................................. 4
1.2.1 Project Summary ............................................................................................ 4
1.2.2 Project Objectives .......................................................................................... 4
1.2.3 Project Characteristics ................................................................................... 4
1.2.4 Master Design Theme .................................................................................... 5
2 MASTER PLAN .................................................................................................................... 6
2.1 Project Description ..................................................................................................... 6
2.2 Grading ...................................................................................................................... 6
2.2.1 Undeveloped Land ......................................................................................... 6
2.2.2 Flood Protection ............................................................................................. 7
2.3 Drainage ..................................................................................................................... 7
2.3.1 Drainage Plan Description ............................................................................. 7
2.4 Water .......................................................................................................................... 6
2.4.1 Water Service Description ............................................................................. 6
2.5 Sewage Disposal ........................................................................................................ 6
2.5.1 Sewer Service Description ............................................................................. 6
2.6 Utilities ....................................................................................................................... 6
2.6.1 Existing Utilities ............................................................................................ 6
2.6.2 Underground Utilities .................................................................................... 7
2.7 Circulation.................................................................................................................. 7
2.7.1 Project Area Background ............................................................................... 7
2.7.2 Circulation Description .................................................................................. 7
2.7.3 Public Transportation ..................................................................................... 8
2.7.4 Street and Traffic Improvements ................................................................... 8
2.7.5 On-Site Traffic Circulation Plan ................................................................. 10
2.7.6 Construction/Financing of Improvements .............................................. 11
2.8 Signage ....................................................................................................................... 9
2.9 Landscape Concept .................................................................................................... 9
2.9.1 Development Standards ............................................................................... 10
2.10 Maintenance of the Shopping Center ....................................................................... 12
3 SPECIFIC PLAN ................................................................................................................ 13
3.1 Land Use .................................................................................................................. 13
3.2 Cultural/Archaeology ............................................................................................... 13
3.2.1 Tribal Consultation, SB18 and AB52 .......................................................... 13
3.3 Paleontology ............................................................................................................ 14
3.4 Environmental .......................................................................................................... 15
3.4.1 Air Quality ................................................................................................... 15
3.4.2 Greenhouse Gas ........................................................................................... 16
3.4.3 Noise ............................................................................................................ 16
3.4.4 Trash Recycling ........................................................................................... 17
3.5 Zoning ...................................................................................................................... 17
5
City of La Quinta
Fairway Specific Plan Amendment No. 2 Specific Plan
Page iii
3.5.1 Zoning Standards ......................................................................................... 17
3.5.2 Deviations from Zoning Code ..................................................................... 17
3.5.3 Permitted Uses ............................................................................................. 20
3.6 Specific Design Features .......................................................................................... 21
3.6.1 Screen Wall .................................................................................................. 21
3.6.2 Screening of Rooftop Equipment ................................................................. 21
3.6.3 Utility Enclosures......................................................................................... 21
3.6.4 Cart Storage ................................................................................................. 21
3.6.5 Exterior Lighting .......................................................................................... 21
3.7 Property Rights ........................................................................................................ 22
3.8 Administration ......................................................................................................... 23
FIGURES
Figure 1 Site Plan
ATTACHMENTS
Attachment 1 Lighting Plan
Attachment 2 Preliminary Landscape Plans
Attachment 3 Preliminary Grading Plans
Attachment 4 Conditions of Approval Fairway Shopping Center Specific Plan
6
City of La Quinta
Fairway Specific Plan Amendment No. 2 Specific Plan
Page i
Fairway Plaza Shopping Center Specific Plan Amendment No. 2
Pavilion Palms Shopping Center (Project renamed)
CITY OF LA QUINTA
City of La Quinta, PO Box 1504, La Quinta, CA 92253-1504
City Council
Linda Evans, Mayor
Kathleen Fitzpatrick, Mayor Pro Tem
John Peña, Council Member
Robert Radi, Council Member
Steve Sanchez, Council Member
Planning Commission
Paul Quill (Chair)
Kevin McCune (Vice Chair)
Michael Proctor, Commissioner
Mary Caldwell, Commissioner
Robert "Bob" Wright, Commissioner
Philip Bettencourt, Commissioner
Loretta Currie, Commissioner
City Staff
Frank J. Spevacek, City Manager and Interim Design and Development Director
7
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8
City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Page ii
Insert site plan
Figure 1
Site Plan EXHIBIT REPLACED IN
AMENDMENT NO. 2 9
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10
City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Page iii
11
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 1
1 SUMMARY
In May 1999, the City of La Quinta approved the Rancho Cielo Shopping Center Specific Plan
and associated parcel map, proposed by Lundin Development. The Specific Plan identified the
development of 111,000 square feet of a supermarket-anchored shopping center with an
associated fuel center and adjacent pads for retail and restaurant uses on 12.5 acres at the
northwest corner of Jefferson Street and 50th Avenue. The parcel is designated and zoned for
Community Commercial (CC) use. The Specific Plan approval included the adoption of a
Mitigated Negative Declaration under the California Environmental Quality Act (CEQA). In
2002, an amendment to the Specific Plan (renamed to Fairway Plaza Shopping Center) was
adopted that identified approximately 100,460 square feet of grocery store/pharmacy with fuel
center and adjacent retail and restaurant uses. To date, Lundin Development has yet to construct
the Project.
On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for
its 2035 General Plan (SCH# 2010111094) which included the impacts of adding to commercial
uses within the City, including the approved Fairway Plaza Shopping Center Specific Plan. A
Statement of Overriding Considerations was also adopted for environmental impacts that could
not be mitigated to a level below significance for: Air Quality, Greenhouse Gas, and Traffic
(Resolution 2013-009).
In 2018, the Lundin Development is requesting Amendment No. 2 to the Fairway Plaza
Shopping Center Specific Plan to construct 125,800 square feet of grocery store/pharmacy with
fuel center and adjacent retail and restaurant uses. The Project under Amendment 2 will occur
on the same 12.5-acre site at the corner of Jefferson Street and 50th Avenue, within the same
area of the previously-approved Specific Plan, with uses similar to that which were already
identified.
Highlights of Amendment No. 2 include the following:
• Renames “The Fairway Plaza Shopping Center” to the “The Pavilion Palms Shopping
Center”
• Adds 25,340 square feet of retail and ancillary uses similar to that which was previously
approved.
• The supermarket anchor tenant has changed from Albertsons to Pavilions
• Eliminates references to components of the Project that have already been constructed
between 1999 to date (i.e., such as the retaining wall between the commercial parcel and
residential area and the requirement for a retention basin for residential area, both of
which have been constructed)
• Identifies changes in ingress/egress (i.e., two driveways in Avenue 50 instead of one, and
the elimination of the access from Derek Alan Drive)
• Stormwater will be managed by an underground system, instead of open retention basins.
• The architectural components have been revised from Spanish/Mediterranean to
Contemporary.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 2
1.1 Purpose
The purpose of this Specific Plan Amendment No. 2 is to provide an overview and analysis of
the proposed Project for the property located at the northwest corner of Avenue 50 and Jefferson
Street. The subject site in this report shall be referred to as the "Fairway Plaza Shopping Center."
Additionally, this document augments the City's Zoning Code in terms of establishing permitted
uses and setting forth particular design guidelines and development standards that are unique to
the developer and anchor tenant.. It should be noted that where this document is silent on any
matter, the City's Zoning Code shall apply. The Conditions of Approval as approved for the
original Specific Plan by the City of La Quinta are contained within Appendix "A" and as
approved development standards, are incorporated by reference.
1.1.1 Relationship to the General Plan
The development of the Fairway PlazaPavilion Palms Shopping Center will be implemented to
carry out the goals and policies contained in the General Plan. All development within this
Project will be consistent with the provisions of the CC ("Community GC ("General
Commercial") General Plan designation.
Among the important provisions of the General Plan, which will be implemented upon the
development of this Project, are the following:
Land Use
The proposed Project is consistent with the CCGC General Plan designation for this site. The
Project represents approximately 0.22 FAR ([Floor Area Ratio] gross floor area ratio ("FAR"),
which describesof all buildings divided by the average building floor area to net site area, is
0.187,), or 18.72%. The shopping center will be comprised primarily of retail businesses to serve
the needs22 percent, which is consistent with the CC Zoning designation of a multiple
neighborhood area.0.30 Maximum FAR. Tenants will include a grocery supermarket, drug store
with pharmacy and associated fuel center, retail shops, drive-thruand restaurants, professional
services and office uses, and an automobile with drive-through service station. These uses are
consistent with those outlined for the CommunityGeneral Commercial designation. Additionally,
walking, bicycling, and public transit will be encouraged by the design features of this Project.
Circulation
The Circulation Element of the General Plan outlines the design and location of required street
improvements to complete the transportation system in the City of La Quinta. The Fairway
PlazaPavilion Palms Shopping Center will widen and/or improve adjacent portions of both
Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan
standards.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 3
Roadway Image Corridors
In addition to roadway improvements, the Project will implement special roadway corridor
improvements consistent with the unique character that the City of La Quinta requires.
Improvements will include pedestrian walks, street name signs, and landscaping consistent with
the themes suggested by the General Plan. 50th Avenue 50, being a secondary image corridor,
will incorporate the appearance of low profile, indigenous canopyscreening type trees, limiting
palm trees to node areas and shrubs (i.e., main entries and street intersections).oleanders).
Water Quantity and Quality
This Specific Plan outlines the use of drought tolerant planting and irrigation techniques, and
incorporates a grading concept designed to retain storm water on-site as required by the City of
La Quinta as per Condition No. 23 of the original Conditions of Approval of this Specific Plan.
The Project is subject to regional and local regulations, including the need for an SWPPP under
the NPDES General Permit for Storm Water Discharges Associated with Construction Activity
(Construction General Permit) (Order No. 2009-0009-DWQ, NPDES No. CAR000002). In
addition, the City requires a grading permit for all developments that would require grading.
Compliance with SWRCB’s General Construction Activity Stormwater Permit regulations
requiring a SWPPP, and the grading permit required by the City would ensure water quality
standards are not exceeded.
The Project will create an impermeable surface over much of the entire site when complete. This
can increase the potential for pollutants to occur in surface water primarily be from cars parked
in the parking lot leaking fluids. However, the Project includes an underground system to collect
all of the stormwater runoff from the Project site. A Water Quality Management Plan (WQMP)
is proposed to be developed for the Project that will identify Best Management Practices for
maintenance of the system.
1.1.2 Relationship to Zoning
The development of this Project will be consistent with the purpose and intent of the Community
Commercial zone. As stated above, this document augments the City's Zoning Code in
establishing permitted uses and setting forth particular design guidelines and development
standards that are unique to the developer and anchor tenant.. It should be noted that where this
document is silent on any matter, the City's Zoning Code shall apply. As noted above in Section
1.1, the original Conditions of Approval as approved for this Specific Plan are contained within
Appendix "A" and are incorporated by reference. For further discussion of zoning see Section
3.5 of this Specific Plan.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 4
1.2 Specific Plan Summary
1.2.1 Project Summary
The proposed Fairway PlazaPavilion Palms Shopping Center Project is a 12.5 -acre site located
at the northwest corner of Avenue 50 and Jefferson Street. This site is immediately adjacent to
the City limits of the City of Indio and will provide approximately 100,460125,800 square feet of
retailmixed-use commercial space with accommodating parking and landscaping areas.
The Pavilion Palms Shopping Center will widen and/or improve adjacent portions of both
Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan
standards.
The Project will implement special roadway corridor improvements consistent with the unique
character that the City of La Quinta requires. Improvements will include pedestrian walks, street
name signs, and landscaping consistent with the themes suggested by the General Plan. Avenue
50, being a secondary image corridor, will incorporate the appearance of screening type trees and
shrubs (i.e., oleanders).
1.2.2 Project Objectives
This Project has been developed to provide retail and commercial space that will be easily
available to the majority of people in the eastern and central Coachella Valley. The Project will
provide additional retail shopping facilities, drive-thru restaurants, and a service station that in
addition to accommodating La Quinta residents, will also serve the needs of residents from Palm
Desert, Bermuda Dunes, Indian Wells, La Quinta, Indio, and beyond.
1.2.3 Project Characteristics
Based on additional preliminary studies of the Fairway PlazaPavilion Palms Shopping Center
Project, the following conclusions have been drawn:
• The site has unencumbered direct access via Jefferson Street, from Interstate 1Oto10 to
Avenue 50.
• The subject parcel, located on a corner, draws special advantages with direct access to
both Avenue 50 and Jefferson Street as arterials. Both the required zoning and general
plan designation allow for this development on this site..
• Both the required zoning and general plan designation allow for this development on this
site.
• This Project will place a commercial development of a viable size which could be
absorbed by the area market located near the perimeters of the City of La Quinta, thus
providing the City the opportunity to additionally draw from the greater Indio market
area with its concentration of stable, year-round resident families.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 5
1.2.4 Master Design Theme
La Quinta includes a mixture of building types built over various time periods, and with a variety
of architectural styles. Development includes structures built in the early twentieth century, and
new master-planned communities built within the last decade. Architectural styles include those
typical of Spanish Colonial, Mediterranean, Tuscan, and Modern styles. Spanish Colonial
architecture is the most prevalent style used in La Quinta, and examples include the La Quinta
Resort & Spa and Old Towne in the Village.
The Fairway PlazaPavilion Palms Shopping Center is designed in a traditional Spanish
Mediterranean architectural style using arched colonnades with tile roofsContemporary that will
generally utilize traditional materials such as glass, wood, brick, and various metals. Additional
architectural elements such as textured finishes, roundels, accent tile and raised trellises will be
used to provide further details and interest, thus further enhancing the individual buildings and
the quality appearance of the shopping center in general.
The landscaped setbacks along Avenue 50 and Jefferson Street will incorporate meandering
sidewalks with Americans with Disabilities Act (ADA) access as well as landscaping that will
include a variety of trees, shrubs and flowers, which accompanied by the parking lot
landscaping, should provide an inviting atmosphere to draw shoppers to the center.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 6
2 MASTER PLAN
2.1 Project Description
The Fairway PlazaPavilion Palms Shopping Center will provide approximately 100,460125,800
square feet of restaurant, /retail commercial space when complete. The Project consists of one
combinationwill be anchored by Pavilions grocery store/ with a pharmacy, "Albertsons-Sav-On",
as the major anchor, with 57,560 that will occupy 63,000 square feet. Albertsons will combine
the sale of groceries with the off-sale of beer, wine and hard liquor, and a drive thru pharmacy.
There are also sevenAdditionally, 11 other proposed retail buildings, each ranging from
2,2003,000 to 8,50011,700 square feet each. These will contain a variety of retail uses including
two drive-thru, will be occupied by restaurants and an automobile service station and possibly a
car wash. (The developer understands that a Conditional Use Permit will be necessary for the
automobile service station)., banks, and retail units, as well as a fuel center/convenience market
that is associated with the Pavilions. Parking for at least 474 cars, includingincludes 579 stalls,
which includes compact and handicap spaces will be provided..
2.2 Grading
The grading plan will conform to the recommendations of the soilsgeotechnical report and
prepared for the site in 1998 and updated in 2017 (Landmark Geo-Engineers and Geologists,
August 25, 2017). The site is relatively flat and contains sparse desert scrub. Soil balancing will
be certified as adequate by a soils engineerused during grading so that there will be no soil
import or engineering geologistexport. The desert scrub brush on site will be removed or buried
depending on size and type.
2.2.1 Undeveloped Land
Graded, undeveloped portions of the site anticipating future construction will be maintained to
prevent dust and blows and nuisances. These undeveloped portions of the site shall be planted
with interim landscaping or provided with other wind and water erosion control measures
approved by the Design and Development DepartmentCommunity Development and Public
Works Departments. As per Condition No. 22 of the original Conditions of Approval for this
Specific Plan, (Attachment 4), prior to occupation of the Project site for construction purposes,
the applicant will provide for City approval a fugitive dust control plan prepared in accordance
with Chapter 6.16 of the La Quinta Municipal Code, and the applicant will furnish security to the
City in a form deemed acceptable to the City, in an amount sufficient to guarantee compliance
with the provisions of the permit.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 7
2.2.2 Flood Protection
According to the August 19, 1991 Flood Insurance Rate Map published by the Federal
Emergency Management Agency ("FEMA"), this Project site is not located within a designated
flood hazard zone.
2.3 Drainage
2.3.1 Drainage Plan Description
Project site is situated on the north side of Avenue 50 and west of Jefferson Street. The
southeast portionentire parcel is generally flat with the remainder of the parcel consisting of
natural and man-made, graded dunes. The topography is, slightly irregular, with a general
gradient sloping to the south and the east.
The storm water runoff from the parking area will generally sheet flow to the east and the
southeast. The points of flow concentration will be picked up in the future underground storm
drain system that will terminate in an on-site retention basins.,.underground storage system. The
design of the development shall not cause any increase in flood levels or frequencies in any area
outside the development. Storm water falling on site during the peak 24-hour period of a 100-
year storm (the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the right-of-way of
the adjacent public streets. Flows in excess capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 9
Slopes shall not exceed 3:1 within the basin or the landscape area unless otherwise approved by
the City Engineer. Retention facility design was based on an extensive drainage study performed
by Warner Engineering. The purpose of this study was to model the 100-year, 1, 3, 6, and 24-
hour events, then route the flows to retention basins using the City's required percolation rate.
The event generating the greatest water volume was used as the design for onsite retention
basins. Criteria for the study was based on the Hydrology Manual of the Riverside County Flood
Control and Water Conservation District manual and the City of La Quinta standards.
2.3.2 Conceptual Grading and Drainage Plan (see accompanying exhibit)
2.3.3 Typical Section of Retention Basin (see accompanying exhibit)
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
February 19, 2002 21
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22
EXHIBIT REMOVED IN AMENDMENT NO. 223
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Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
Comparison between Amendment 1 Amendment 2 Page 6
2.4 Water
2.4.1 Water Service Description
Based on preliminary discussions with the Coachella Valley Water District ("CVWD"), this
development will take water service from an 18-inch water main located in Avenue 50. The
water main comes through Tract No. 29858 and terminates in Avenue 50 approximately 250-300
feet west of Jefferson Street.
Water service will be provided by CVWD has required that via an 18-inch water main be
constructed in Avenue 50 along the project frontage. Installation of and a 24-inch main in
Jefferson Street along.
The CVWD reviewed the Project and identified that it could serve the Project frontage will also
be required, terminating at with the north boundaryexisting water and entitlements (CVWD,
October 5, 2017). The CVWD identified that the Project lies within the study area of the 2010
Water Management Plan Update. The CVWD identified that the groundwater basin in the
Coachella Valley is in a state of the site. The timingoverdraft, and each new development
contributes incrementally to the overdraft. CVWD identified that its Water Management Plan is
in place to reduce overdraft and identifies specific actions for completion of this 24-inch water
system for Jefferson Street will depend upon future developments as they are proposed, and
will provide a backup water supply for this project at that time.reducing overdraft. The CVWD
identified that the Project must comply with elements and actions described in the plan.
2.5 Sewage Disposal
2.5.1 Sewer Service Description
Based on discussions with CVWD, this development will connect to a proposed sewer main in
Avenue 50. If that main is not yet available when this development is constructed, the developer
will construct or participate in the construction of a temporary connection to an existing sewer
main located in the Citrus development, approximately one quarter mile south of Avenue
50.trunk line that runs through the site.
2.6 Utilities
2.6.1 Existing Utilities
To ensure optimum placement for aesthetic, as well as, practical purposes, the developer shall
obtain the approval of the City Engineer for the location of all above-ground utility structures,
including, but not limited to, traffic signal cabinets, electric vaults, water valves and telephone
stands.
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2.6.2 Underground Utilities
In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The developer shall provide certified
reports of utility trench compaction tests for approval of the Public Works Director.
2.7 Circulation
2.7.1 Project Area Background
Being located at the northwest corner of the Avenue 50 and Jefferson Street intersection, the
Project site serves a central location as an important link, via Jefferson, from Interstate 10 to
southwest Indio and the City of La Quinta. The Coachella Valley Association of Governments
("CVAG") in conjunction with the City of La Quinta is currently in the process of redesigning
Jefferson Street to the ultimate 120-foot wide right-of-way. Widening work is anticipated to
precede the development of the Fairway Plaza Shopping Center.
2.7.2 Circulation Description
In accordance with the City of La Quinta design policies, and as shown on the Off-Site Traffic
Circulation Plan Exhibit, the Fairway Plaza Shopping Center is proposing the following
circulation pattern: Major customer traffic access will be via two primaryThe previously
approved Fairway Specific Plan identified four access points located : two from Jefferson Street,
one from Avenue 50 and one from Derek Alan Drive.
This Specific Plan amendment revises the site access plan to four driveways: three limited-access
(no left-turns out) driveways and one full-access unsignalized driveway on Avenue 50,
approximately 610440 feet to the west of the intersection at Avenue SO/Jefferson Street on
Avenue 50, and 620 feet to the north of the Avenue SO/center line of the Jefferson Street
intersection on signalized intersection. The access from Derek Alan Drive has been eliminated
in this current plan.
Stop signs will be provided within the interior parking lanes at the intersections with the major
through lanes and at the driveway intersections with Avenue 50 and Jefferson Street. An
additional driveway allowing only right turn-in and right tum-out movementsThis will
alsoensure inbound traffic has a continuous, uninterrupted flow into the parking lot.
It should be provided on both Jefferson Street and Avenue 50. In addition tonoted that the above
access directlyone driveway into the shopping center, the entry off of Jefferson Street into the
future residential subdivision, which will be to the north and west of the commercial center, will
also allow for entry from Derek Alan Drive, as previously identified on the previously-approved
Fairway Specific Plan, has been removed with this current proposed Amendment No. 2. The
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previously-approved Fairway Plaza Specific Plan had included a driveway from Derek Alan
Drive to the shopping center. as a convenience to the residents in the residential development.
However, due to resident concerns regarding unwanted traffic in the neighborhood after the
residential development was constructed, the driveway access from Derek Alan Drive has been
eliminated from the “Pavilion Palms” Project as amended.
For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the street
shall be provided with stop signs. Additionally, the driveways leading to the street shall be
provided with stop signs which will insure inbound traffic a continuous, uninterrupted flow into
the parking lot.
Two (2) additional approaches have been added as part of this Specific Plan Amendment. The
revised building layout reflects the addition of two approaches on the Avenue 50 frontage, one to
serve Parcels 1 and 2 directly (with a deceleration lane, right turn in and right turn out) and a
one-way exit (right turn out only) located on the far west side of Parcel 1 for emergency vehicles
only. The previous layout would have relied excessively on the approach situated immediately
east of Parcel 2. The revised layout helps relieve this problem by reducing the concentration of
traffic from the single driveway. This arrangement also accommodates the concerns of the Fire
Department by creating an exit- only drive to accommodate oversized fire vehicles. Furthermore,
the previous layout had insufficient turning radii, which would have obstructed the ability of
responding fire vehicles to maneuver on the site, especially when exiting the parking lot.
2.7.3 Public Transportation
Bus waiting shelters shall be provided as required when street improvements are installed, as
approved by Sunline Transit and the Public Works Director.
The SunLine transit agency provides bus service in the region. However, SunLine currently
provides no service within proximity to the Project site, and the closest bus stop is located
approximately 1.5 miles from the Project, at Washington and Avenue 50. The Project includes
non-meandering sidewalks along the perimeter, and interior sidewalks offer ADA-compliant
access to the perimeter sidewalks. Therefore, the Project can accommodate transit, pedestrian
and bicycle facilities in the future.
2.7.4 Street and Traffic Improvements
2.7.4.1 Minimum Street Improvements
The developer will be responsible for the following street improvements:
• Jefferson Street - Major Arterial:
51 feet of southbound travel improvements accommodating half of a raised landscaped
median, three traffic lanes with widths of 12, 13, and 14 feet, a 5-foot bike lane, and a
sidewalk.
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• Jefferson Street – a sidewalk and minor relocation of the existing “pork chop” left turn
median that serves the existing Ralph’s shopping center east of Jefferson Street as well as
the Pavilions Palms Shopping Center.
• Avenue 50 - Primary Arterial: 38 feet of westbound improvements accommodating half
of a raised landscaped median, two through traffic lanes, left turn stacking and a
5'deceleration lane, a 5-foot bike lane and a sidewalk.
• Traffic Signals:
Jefferson Street Uat Avenue 50 - All necessary traffic signal modifications in the
northwest quadrant of the intersection and any other modifications warranted by the
timing and traffic generation of this development.
• Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths, raised medians or other
mitigation measures as determined by the Public Works Director.
The Public Works Director may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or
other incidental work which will ensure that newly constructed improvements are safely
integrated with existing improvements and conform with the City's standards and practices.
2.7.4.2 Access Points
Access points and turning movements of traffic shall be restricted as follows:
• The eastern driveway on Avenue 50 - One 30-foot wide right-in/right-out drive centered,
approximately 4406 feet west of the centerlinecenter line of the Jefferson Street and one
40-foot wide right-in/right-out drive, which also allows a left turn into the project,
centeredintersection, will allow for full movement of both left and right turns onto
Avenue 50 thereby providing users access to points east of the Project. Shared left-turn
and right-turn markings are specifically outlined in Chapter 3 of the California Manual on
Uniform Traffic Control Devices (CAMUTCD) and such movements are generally
allowed at many corner gas stations throughout Southern California.
• The westerly driveway on Avenue 50, approximately 610745 feet west of the
centerlinecenter line of the Jefferson Street, or as approved by the City Engineer. In
addition to these two entries, a third 30-foot wide right-in/right out drive has been added
to provide entry to serve Parcels 1 and 2 directly and thereby relieving excessive traffic
exiting and entering for the main shopping center. An emergency exit intersection, will
be restricted to right turns only drive has been added to accommodate the concerns of the
Fire.
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Department by creating an exit-only drive and also providing sufficient turning radii for
oversized fire vehicles.
• Jefferson Street - One 30-foot wide right-in/right-out drive centered approximately
41O350 feet north of the centerline of Avenue 50, and one 4026-foot wide right-in/right-
out drive, which also allows a left turn into the Project site centered approximately 6240
feet north of the centerline of Avenue 50, or as approved by the City Engineer..
• Entry street to the residential subdivision, north of commercial center - one 30-foot wide
left-right-in/left-right-out drive centered approximately 230 feet from the centerline of
Jefferson Street.
2.7.4.3 Access Drive Aisles
The main traffic drive aisle leading into the shopping center from Avenue 50 will provide an
access way of 146 feet. The second drive aisle from Avenue 50 has been designed to provide an
access way that is approximately 50 feet in length. Because Section 9.150.080 of the Zoning
Code, requires a length of 90 feet, this is obtained by adding and additional right turn lane or
referred to as a deceleration lane which will be provided. The third drive aisle will further relieve
traffic flowing in and out of the shopping center. A deceleration lane will also be provided to
adequately mitigate any ill effects of the shorter access way lengths.
The easterly drive aisle from Avenue 50 has been designed to provide a 130-foot throated curb
along its west side and a 50-foot throated curb along its east side. A dedicated 90-foot
deceleration lane is provided along the incoming approach east of this drive.
2.7.4.4 Improvement Appurtenances
Improvements shall include all appurtenances such as traffic signs, channelization markings and
devices and street name signs.
1.1.1.1 Off-Site Traffic Circulation Plan (See accompanying exhibit)
2.7.5 On-Site Traffic Circulation Plan (See accompanying exhibit)
1.1.1.2 Construction/Financing of Improvements
Depending on the timing of development of this Specific Plan area and the status of the off-site
improvements at that time, the developer may be required to construct the improvements, to
reimburse the City or others for the cost of the improvements, to secure the cost of the
improvements for the construction by others at a later date, or a combination of these methods.
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Site access is provided by to two Primary driveways, one each off Jefferson and Ave 50. The
Primary driveway on Avenue 50 offers full turning movements and aligns with the main
north/south traffic lane along the front of the Pavilions that distributes traffic to the drive isles
within the main field of parking. The secondary driveway on Avenue 50 is right turn in, right
turn out only, and provides secondary ingress and egress.
The Primary driveway from Jefferson restricts left turn exits, and allows right turns in and right
turns out, along with left turns into the site. This Primary driveway intersects the two main
north/south internal traffic lanes that distributes traffic to the drive isles within the main field of
parking along with the out-parcel parking areas. The secondary driveway on Jefferson is right
turn in and right turn out only and provides for secondary ingress and egress.
Figure 1 also identifies the on-site truck circulation.
2.7.6 Construction/Financing of Improvements
If the developer is required to construct improvements for which this document only obligates a
share of the cost, the developer may seek reimbursement of the remaining cost from the City or
from adjacent developments, as appropriate, under the City's reimbursement policy.
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2.8
2.8 Signage
A required sign program, as required per Resolution No. 99-63, was will be submitted and
approved by the Design and Development DepartmentCommunity Development Director in
April of 2001.
2.8.1 2.8.1 Signage Locations (See accompanying exhibit)
1.1.1.3 2.8.2.1 Building Sign Locations (See accompanying exhibit)
2.8.2 Major Tenant Sign Details (See accompanying exhibit)
2.8.3 Shop Sign Details
• priorPurpose: To identify tenant
• Quantity: One per lease area frontage
Size: One (1) square foot per lineal foot lease frontage to a maximum of 50 square feet, with the
size proportional to the facade of the building on which it is mounted.construction.
• Design: Letter style and color to be determined by tenant, and approved by the City of La
Quinta.
• Ancillary signs: Maximum of three (3) information signs on the Albertsons building
without further approval for additional signs. As per Specific Plan Condition No. 5
of the Final Conditions of Approval approved as per Council Resolution No. 99-63
"Ancillary signs shall be defined as those identifying products not typical of a food
store, such as a bank or one-hour photo."
2.8.4 Monument Sign (See accompanying exhibit)
2.8.5 Store Identity Sign (See accompanying exhibit)
2.9 Landscape Concept
The Fairway PlazaPavilion Palms Shopping Center will be landscaped following an agrarian
theme which will emphasize the use of both palm trees and citrus in groupings. This project lies
within a predominately agricultural area which consisted mainly of citrus groves and date
orchards in the past.
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The goal of this design theme is to blend with the surrounding plant palette. Plant material
selection will be based on this theme, as well as appearance, low maintenance requirements,
climatic suitability and tolerance to local conditions. Palm trees will be used for accenting
project features limited to node areas of main entries and street intersections, and canopy trees
will be used in parking areasevenly spaced to provide shade.
As per Condition No. 37 of the original Conditions of Approval approved for this Specific Plan,
upon submission of the first site development permit or conditional use permit, whichever comes
first,a dramatic street view statement along with 50 percent shading within the field of parking.
A preliminary landscape plan will beis submitted for City as part of this Amendment which is
attached (see Attachment 2). Planning Commission review and approval. The plans include the
entire perimeter of the center, retention basin, parking lot area, and the area immediately around
the buildings proposed under the permit. The sizes of the proposed trees are included within the
plans approved by the City Planning Department, by caliper sizes per accepted industry
standards. The plans include the location of permanent cart return corrals proposed for use.
2.9.1 Development Standards
Landscaping for the Fairway PlazaPavilion Palms Shopping Center shall comply with the zoning
code requirements and the "General Landscaping Guidelines and Irrigation System Design
Criteria" by the Coachella Valley Water District. As per original Condition of Approval No. 35
of this Specific Plan, the landscape plans as developed for the shopping center, were reviewed
and approved by the Community Development Department in April of 2001.a landscape plan is
provided as part of this amendment.
As per Condition No. 21 of the original Conditions of Approval for this Specific Plan, efforts
will be employed to minimize differences in elevations at abutting properties and between
separate lots within the shopping center. Building pad elevations on contiguous lots shall not
differ by more than three feet except for lots within a tract or parcel map, but not sharing
common street frontage where the differential will not exceed five feet. Alternatively, if
compliance with this requirement is not feasible, the City of La Quinta will consider and may
approve viable options intended to minimize safety concerns, maintenance difficulties, and
neighboring-owner dissatisfaction with the grade differentials.
2.9.1.1 Landscape Shading Requirements for Parking Lots
The shade trees in the parking areas will be a variety that will provide shade coverage over 50
percent of the parking area within 15 to 20 years from installation.
2.9.1.2 Landscape Maintenance
Responsibility for the maintenance of the common landscape areas within the development shall
be stipulated in the conditions, covenants, and restrictions ("CC&R's") developed for the
shopping center, or other enforceable mechanism satisfactory to the City of La Quinta.
Landscape materials shall be maintained as planted in perpetuity. Any dead or missing trees shall
be replaced within 30 days.
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EXHIBIT REMOVED IN AMENDMNET NO. 238
EXHIBIT REMOVED IN AMENDMENT NO. 239
EXHIBIT RMEOVED IN AMENDMENT NO. 240
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2.9.1.3 Landscape Development Standards
Landscaping shall be provided within the landscape setback and retention basins along Jefferson
Street and the setback area along Avenue 50. The following standards shall be utilized within the
landscaped areas of the Project site:
• Slopes: Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in
landscape areas outside the right-of-way unless otherwise approved by the City
Engineer.
• Finger Islands: A minimum of six feet wide
• Tree Size: All 24-inch box trees shall be a minimum orof 4-inch in diameter as
measured 12-inch from grade. All 24-inch box trees shall be a minimum of 2-12
to 3-inch in diameter as measured 6-inch from grade. Approved landscape plans
will include caliper sizes per accepted industry standards..
• Irrigation: Landscape areas shall have a permanent irrigation system meeting the
requirements of the City Engineer, with no lawn or spray irrigation within 18
inches of curbs along public streets.
• Lawn Areas: Use of lawn areas will be minimized..
• Coordination: The developer shall ensure that landscaping plans and utility plans
are coordinated to provide visual screening of aboveground utility structures.
• Line of Sight: Plant materials within the clear sight triangle of each entrance shall
not exceed 30-inches in height..
• As per Condition No. 39 of the original Conditions of Approval for this Specific
Plan, if the Project is phased, undeveloped pads shall be turfed or landscaped and
irrigated with a groundcover as approved by the City of La Quinta for dust control
purposes, and to enhance the appearance of the Project.
• As per Condition No. 40 of the original Conditions of Approval for this Specific
Plan, landscaping will be provided in the area in front of the Albertsons/Savon
building, as approved in the applicable Site Development Permit application.
2.9.1.4 Landscape Screening
The drive-thru restaurants shall provide screening of the cars using the drive-thru facilities by a
combination of walls and/or landscaping. Screening of the parking lot surface from the adjacent
streets shall be provided through berming, landscaping and/or short decorative walls.
1.1.1.4 Preliminary Landscape Plan (see accompanying exhibit)
1.1.1.5 Proposed Plant Palette (Table 1)
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LIST REVISED IN AMENDMENT NO. 252
Fairway Plaza Shopping Center (Renamed Pavilion Palms Shopping Center) Specific Plan
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2.10 Maintenance of the Shopping Center
As per Condition No. 45 of the original Conditions of Approval approved for this Specific Plan,
the applicant will make provisions for the continuous, perpetual maintenance of all required
improvements unless and until expressly released from said responsibility by the City of La
Quinta. This will include formation of an association or other arrangement acceptable to the City
for the maintenance of the retention basins, common areas, and perimeter walls and landscaping.
The retention basins are no longer part of this Specific Plan, as stormwater will be directed to
underground stormwater system. Therefore, the applicant will make provisions for the
continuous, perpetual maintenance of the underground stormwater system.
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3 SPECIFIC PLAN
3.1 Land Use
The Project site and surrounding properties are is currently vacant land. To the north a golf
course and west exists the residential tract are planned.subdivision, Renaissance. An
approximate 3-acre stormwater retention basin and a Coachella Valley Water District (CVWD)
well site buffers most of the subdivision from the Project site. Across Avenue 50, to the south, is
a newthe Palmilla residential development Tract 29858 andneighborhood. Across Jefferson
Street to the east and is an existing Ralphs shopping center. To the southeast, the land is mostly
vacant with a few scattered residences. The adjoining properties have been studied in
conjunction with projected development and have not called attention to any adverse or
extraordinary circumstances surrounding the area across Jefferson Street are additional
residential subdivisions. This Project will be developed in accordance with ordinances and/or
circumstances stipulated by the City of La Quinta.
3.2 Cultural/Archaeology
A cultural resources survey was undertaken by CRM TECH to identify and assess cultural
resources on the subject site. For complete study see Cultural Resources Report dated December
14, 1998.
CRM Tech prepared two studies for the Project site. The first consisted of Phase I and Phase II
cultural assessments conducted in 1998 and 1995 for approximate 50 acres of undeveloped land
as part of Tentative Parcel Map No. 29052 and Tentative Tract Map No. 29053, which included
a residential development and the current commercial Project site. The study was part of the
environmental impact review process for the proposed subdivision and development of the
property, as required by the City of La Quinta, Lead Agency for the Project, in compliance with
the California Environmental Quality Act (CEQA; PRC §21000, et seq.).
The second study was conducted in June 2017 and consisted of a historical/archaeological
resources records search, historical background review, and an archaeological field inspection of
the approximately 12-acre Project site (CRM Tech, June 5, 2017).
Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures
as recommended by the archaeological assessment for the site shall be completed at the
developer's expense.
3.2.1 Tribal Consultation, SB18 and AB52
California Senate Bill 18 requires a 90-day consultation period between a lead agency and
California Native American Tribes when an application for a General Plan Amendment, Specific
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Plan, or Specific Plan Amendment is submitted. The City of La Quinta initiated the SB18
consultation process on January 10, 2018 and the process will end April 10, 2018. The outcome
of consultation is anticipated to result in Native American Monitoring during ground-disturbing
activities.
California Assembly Bill 52 (AB52) went into effect on July 1, 2015, which established and
requires a consultation process with all recognized California Native American Tribes to
consider any tribal or cultural values when determining a specific Project impact/mitigation.
The City of La Quinta initiated AB52 process began October 3, 2017. Letters were sent to tribes
on the list received from the Native American Heritage Commission.
Responses were received from Cabazon Band of Mission Indians (Cabazon), Agua Caliente
Band of Cahuilla Indians (ACBCI) and Twenty-Nine Palms Band of Mission Indians (Twenty-
Nine Palms).
The Cultural Study from CRM Tech was sent to ACBCI and Twenty-Nine Palms as requested.
Both ACBCI and Twenty-Nine Palms asked for approved Native American Monitors from the
ACBCI and Twenty-Nine Palms to be present during ground disturbing activities of the Project
construction. Mitigation measures have been implemented into the environmental study to have
a Native American Monitor present from either tribe.
3.3 Paleontology
A paleontologic assessment of the Project site was conducted by the Paleontologic Resource
Assessment Program of the Section of Paleontology, San Bernardino County Museum in
November, 1998. It was and on May 2, 2017. Both studies concluded in the report that sediments
found at the site have the potential to contain significant nonrenewable paleontologic resources
which may be negatively impacted by any grading or excavation. A review of relevant
paleontologic literature indicates that significant fossil remains have been recovered from
properties in the same vicinity as the Project site, thus contributing to the interpretation of high
paleontologic sensitivity.
Due to the above considerations, a program to mitigate the impact on nonrenewable resources is
recommended. This program should include, but not be limited to, the monitoring of any
excavation of the site, preparation of the recovered specimens, identification and curation of
specimens and the preparation of a final report, and inventory, of the findings. The mitigation
program will be complete when the final report is submitted to the lead agency, the City of La
Quinta.
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3.4 Environmental
3.4.1 Air Quality
The potential of1998 air quality report prepared for the original Specific Plan identified that the
Project construction and subsequent operations of the Fairway Plaza Shopping Center toProject
would result in air quality emissions that would exceed the daily criteria, as recommended by the
South Coast Air Quality Management District, willbut would be mitigated to the extent that they
are reasonably feasible by measures as recommended by Synectecology in their air quality report
of November 5, 1998. Mitigation measures recommended include, but are not limited to,
maintaining all construction equipment in good condition so as to reduce operational emissions,
the use of low emission construction equipment whenever feasible and the use of low VOC
paints, primers and coatings. In addition, long term mitigation will be aided by the availability of
public transportation facilities along with direct vehicular and pedestrian access points to the
adjacent residential subdivision, and the provision of bicycle facilities within the development.
Although residual emissions would be expected to remain in excess of recommended threshold
values for CO, NOx, ROG and the impact iswas expected to remain significant, Synectecology
found this Project to be consistent with the policies and goals of the Air Quality Management
Plan and that it will result in less intensive commercial development at the site than that allowed
under the existing General Plan, thereby reducing potential emissions.
In 2013, the City of La Quinta adopted its General Plan, which assessed the environmental
impacts of current and future projects based on the zoning designations or approved specific
plans. The Fairway Plaza Specific Plan, which included 100,460 square feet of retail space with
accommodating parking and landscape area, had been approved prior to the assessment of
environmental impacts of the City’s General Plan. On February 19, 2013, the City adopted a
Statement of Overriding Considerations for significant and unavoidable air quality impacts
identified in the updated General Plan EIR. In 2018, a revised air quality assessment was
prepared to address the net increase of approximately 21,920 square-feet of new uses not
previously reviewed or approved in the 1999 Specific Plan and subsequent 2012 Updated
General Plan. The study found that the net increase would not exceed thresholds of significance
for air quality impacts. Further, that the additional uses would not cumulatively generate a
considerable net increase of any criteria pollutant nor violate any air quality standard during
construction and operation of the proposed Project. The site zoning is Community Commercial,
which allows for a 0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings
divided by the building site area). The proposed Project represents approximately 0.22 FAR.
Therefore, the Project proposes less intensity than allowed under the zoning.
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3.4.2 Greenhouse Gas
The City of La Quinta adopted a Greenhouse Gas Reduction Plan (Plan) on February 13, 2013.
The Plan provides reduction strategies and reduction measures that can reduce greenhouse gas
emissions at their source and at the end use by improving operating efficiency, increasing
reliance on renewable source for energy production, developing new technologies, and through
conservation. These reduction measures are listed in Table 28 of the Plan and can be
implemented as needed during the design phase. The Project will comply with the strategies of
the City’s Greenhouse Gas Reduction Plan.
3.4.23.4.3 Noise
A noise study, dated November 5, 1998, was provided by Synectecology for this Project.
Recommendations made to ensure that any construction noise impacts will be reduced to less
than significant levels include the following: all construction will be performed between the
hours of 7:00 A.M. and 7:00 P.M., Monday through Saturday; all internal combustion equipment
will be fitted with properly operating mufflers and air intake silencers; and, all pieces of
stationary equipment will be located as far as practical from adjacent residences. Operational
noise will be reduced by limiting on-site deliveries to the hours of 7:00 A.M. to 10:00 P.M. and
erecting a wall by an existing soundwall that varies in height from six (6) feet to eight (8) feet in
height behind the north and west commercial center. This measure will reduce any potentially
significant impacts to a level that is less than significant and no further mitigation will be
warranted parcel perimeter.
Noise studies for the Project were prepared in 2002 as part of the Specific Plan Amendment
approval and in 2017 and in 2018 to serve as an update. A 2002 study identified that both
Jefferson Street and 50th Avenue were impacted, and exceed 60 dBA CNEL. The study
identified that all new development is required to mitigate to the City's standards for noise, as
required in the General Plan (Table EH-1, Warner Engineering, February 19, 2002).
The 2017 noise study also concluded that areas along Jefferson Street and 50th Avenue were
impacted and exceeded the 60dBA criteria. Ambient noise measured along various locations
along the north and west perimeter of the site, nearest to the residences, measured between 53.9
and 60 dBA. The study determined that the main sources of noise across the site are noise from
road traffic on 50th Avenue and Jefferson street, other noise sources included HVAC systems
serving the houses to the north, west and south of the site and from HVAC serving the
commercial buildings to the east, across Jefferson Street. There was also minor noise from
distant aircraft and birdsong.
Noise is also anticipated from the speakers of the drive-through eating establishments, as well as
vehicle doors closing in the parking lot. The Project is proposed approximately 150 feet between
the closest development building and the residences to the south. The residences to the south
already have a concrete masonry boundary wall.
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3.4.33.4.4 Trash Recycling
Prior to the issuance of a certificate of occupancy, a plan for adequate trash recycling provisions
shall be approved by the CommunityDesign and Development Department. The plan is to be
reviewed for acceptability by applicable trash company prior to City review.
3.5 Zoning
The subject property has a CC ("Community Commercial") designation in place and is identified
within the General Plan use designation as CommunityGeneral Commercial. The specific uses
and requirements of the CC zone relevant to this Project are outlined in Section 3.5.3 of this
Specific Plan.
3.5.1 Zoning Standards
The Fairway PlazaPavilion Palms Shopping Center will be developed following the framework
of the general zoning requirements of the CC zone of the City of La Quinta.
3.5.2 Deviations from Zoning Code
The following development standards are proposed as deviations from the City of La Quinta
Zoning Code. A brief justification for each request is included. and identifies if previous
deviations are still applicable.
3.5.2.1 Number of Parking Stalls Provided
The parking stall deviation requested in the previously-approved Specific Plan no longer applies.
The site has been redesigned to accommodate the required parking for the shopping center is
474of 579 stalls and has been provided in the design. .
The percentage of landscaping proposed, both in the parking areas and near the buildings
exceeds the required percentage by 30 percent.
3.5.2.2 Reduction in Landscape Setback
Jefferson Street and Avenue 50 are considered arterial roadways in the City’s General Plan. The
municipal code requires a 20-ft. landscape setback along arterial roadways. The Specific Plan
will change the standard for the site to 18 ft., which is a 10 percent reduction to the setback.
3.5.2.23.5.2.3 Retail Store over 50,000 Square Feet of Floor Area
The AlbertsonsPavilions grocery store will have approximately 57,56063,000 square feet of floor
area which exceeds the permitted retail store size of 50,000 square feet maximum. This retail
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 18
store, however, will actually combine several allowed uses under one roof. Included within the
grocery store will be a full service pharmacy with a drive-thru window, as well as a liquor
department which will sell beer, wine and hard liquor.
1.1.1.6 Automobile Service Station
3.5.2.4 Fuel Center/Convenience Store
The site has been designed to accommodate the option of an automobile service stationa fuel
center with a convenience store that would be located on the building pad located atjust west of
the southeast corner of the site. In the event that the developer wishes to develop it for this
purpose, the service station use will need to be approved by This fuel center/convenience store
is an adjunct to the grocery store/pharmacy anchor tenant.
The proposed operation will consist of one 3,000 square-foot convenience market, a 100-foot by
50-foot fueling canopy over three sets of double fuel islands with 12 fueling stations and a
monument sign for required pricing and identification. The specific location and design of the
monument sign will be part of the overall sign program for the Specific Plan that will be
submitted at a future date.
The fuel center operation will include dispensing of motor vehicle fuel, an automobile-related
air/water unit, and a 3,000 square-foot convenience market that will offer the sale of convenience
dry goods and general merchandise, lottery tickets, refrigerated dairy/deli products and prepared
food and drinks, including the sale of beer, wine and alcohol, for off-premised consumption.
As provided for in the Specific Plan landscape plan, the operation will be heavily screened from
Avenue 50 with densely spaced 36-inch box Yellow Oleander planted at 10 feet on center within
the landscape set back planting area along Ave 50. Yellow Oleander spreads approximately 8 to
20 feet and develops quickly into a dense medium to large evergreen shrub to 8 feet high, or
higher as a small tree to 25 feet, and will be trimmed to effectively screen the operation from
Avenue 50 and areas south.
The hours of operation of the convenience store/fuel center will be 7:00 AM to 10 PM, unless
otherwise approved by the Planning Commission or the Director/Manager of the Design and
Development Department. The convenience store/fuel center will be staffed by 15 employees.
The anchor tenant Pavilions is responsible for obtaining and maintaining all State, federal and
local permits associated with the fuel operations and convenience store.
Primary fuel center equipment will include air and water dispensers, two-10,000 gallon and one
20,000-gallon underground tanks along with necessary underground compressors and pumping
components. Primary equipment for the convenience store will include refrigerated cases for
display and storage of dairy/deli and beverage products, together with related compressors and
refrigeration systems. The convenience store will include two restrooms and a manager’s office.
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 19
During the operation, typical material such as solvents, paints, lubricants, metals, industrial-
grade cleaners, refrigerants, petroleum products and other automotive-related hazardous
materials will be utilized. These materials will be handled in accordance with all applicable rules
and regulations with respect to hazardous materials.
Parking lot lighting, access and customer and truck circulation will be integrated as part of the
Specific Plan. Final exterior building design will be subject to future Planning Commission
underapproval, but will follow the Contemporary architecture theme as established with Specific
Plan.
The fuel center and convenience store is currently planned to be associated with the supermarket
tenant and will be considered a permitted use in the Specific Plan with an anchor tenant.
However, if the fuel center and convenience store will not be developed by the associated
supermarket tenant, and rather an unassociated entity, the City will require approval of a
Conditional Use Permit.
3.5.2.33.5.2.5 Depth of Entry Access Ways
The lengths of threethe east side of the access wayseasterly most Ave 50 drive into the
commercial development areis less than the 90 feet as required by the Zoning Code, Section
9.150.080. Due to the fact that this shopping center and parking lot are located diagonally to the
adjacent streets, entryways of shorter lengths will allow for greater efficiency in traffic flow in to
and through the parking areas. A As a mitigating measure, a dedicated 90-foot deceleration lane
will also be provided at each of the shorter entries intended to mitigate any traffic flow problems
off of the adjacent public streets.has been provided along its easterly approach.
3.5.2.43.5.2.6 Retention Basin
An extensive drainage study was performed to address the retention on the project. Even though the
Zoning Code, Section 9.60.240 states that no retention of storm waters is allowed within the setback
area other than incidental storm water that falls on the setback, certain areas used for the above ground
retention fall into the setback area in several sections of the landscape area due to the meandering of
the designated landscape area. Areas will be used with catch basins and drywalls, or combinations
thereof, to collect water that eventually flow into the proposed above ground retention areas utilizing the
landscape area for capacity. A determination has been made that the proposed retention basin and
drainage system will meet or exceed the criteria of the Riverside County Flood Control, Water
Conservation District, and the City of La Quinta standards.\
A retention basin was approved for stormwater retention in the previous Specific Plan. This
Amendment removes the basin and replaces it with an underground stormwater system. This is
consistent with City codes, and no deviation is necessary.
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
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3.5.3 Permitted Uses
Community Commercial:
• Retail stores under 10,000 square feet floor area per business
• Retail stores under 10,000 to 50,000 square feet floor area
• Retail stores under 50,000 to 75,000 square feet floor area ·
• Food, liquor and convenience stores under 10,000 square feet floor area, open less than
18 hours/day
• Automobile service stations, with or without minimart, with anchor tenant
• Showroom/catalog stores, without substantial onsite inventory
• Barber shops, beauty, nail and tanning salons and similar uses
• Miscellaneous services such as travel services, photo developing, videotape rentals, shoe
repair, appliance repair, and similar uses
• Laundromats and dry cleaners except central cleaning plants
• Printing, blueprinting and copy services
• Pet grooming without overnight boarding
• Banks
• General and professional offices
• Medical offices - physicians, dentists, optometrists, chiropractors, and similar
practitioners
• Medical centers - four or more offices in one building
• Surgical and medical clinics
• Restaurants, other than drive-thru
• Restaurants, drive-thru
• Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry
shops and similar
• Commercial recreational
• Museum or gallery displaying sculpture, artwork or crafts, including schools for the
above
• Parks, unlighted playfields, and open space
• Bicycle, equestrian and hiking trails
• Fire stations
• Government offices and police stations
• Public flood control facilities and devices
• Emergency shelters
• Auto parts stores, with no repair or parts installation on the premises
* Notes:
1. Other than convenience stores. Items sold may include clothing, groceries, meat, drugs,
jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials
(except lumber yards), and similar retail items.
2. With no consumption of alcohol on the premises.
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SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
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3.5.4 3.5.4 Permitted Uses with a Conditional Use Permit
Automobile service stations are permitted use within the Community Commercial zoning
designation upon approval of a Conditional Use Permit.
3.6 Specific Design Features
3.6.1 Screen Wall
In order to mitigate noise and light generated from the shopping center, a solid eight-foot high
masonry screen wall that varies in height from 6 feet to 8 feet has been constructed to the City of
La Quinta standards between thise commercial Project site and the plannedexisting residential
development to the north and west will be constructed to City of La Quinta standards.
3.6.2 Screening of Rooftop Equipment
Consistent with the Zoning Code, the design of the buildings will architecturally integrate or
screen from view the location of all rooftop and wall mounted mechanical equipment by means
of a parapet wall.
3.6.3 Utility Enclosures
Unless located underground, any utility enclosures including pallet enclosures,
propane/generator enclosures shall consist of masonry materials sufficient in height to screen all
storage with solid painted gates provided, with the design, colors, and materials architecturally
integrated with that of the shopping center subject to approval of the CommunityDesign and
Development Department prior to issuance of a building permit.
3.6.4 Cart Storage
Cart storage areas will be provided as required by the City of La Quinta with the design and
location subject to approval by the Design and Development DepartmentCommunity
Development Director, prior to issuance of a building permit.
3.6.5 Exterior Lighting
Exterior lighting for the Project will be designed to comply with the City's "Dark Sky"outdoor
lighting ordinance, (Section 9.100.150 of the Municipal Code) and shall be subject to approval
by the CommunityDesign and Development Department prior to issuance of building permits. All
exterior lighting will incorporate directional lenses and/or will architecturally incorporate shield
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 22
lighting elements intended to minimize ambient light from illuminating adjacent streets and
residential properties to the satisfaction of the CommunityDesign and Development Department.
Parking lot light standards shall be a maximum 2540 feet in height with light elements that will
similarly be shielded, and shall provide a uniform minimum average of one (1) candle foot
illumination within the parking lot areas.
3.7 Property Rights
Prior to the issuance of a grading permit or approval of a final map, the property owner will
acquire or confer easements and other property rights required by this Specific Plan or any
tentative maps or site development permits necessary in the development of the Specific Plan
area. The property owner will also dedicate or grant public and private street right-of- ways and
utility easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
Right-of-way dedications required of this development will include the following:
• Jefferson Street-: 60-foot half of a 120-foot right-of-way. In addition, the owner shall
make an irrevocable offer to grant an additional 17 feet of right-of-way, (not to exceed
250 feet in length), for future southbound turn lanes at the Avenue 50 intersection.
• Avenue 50 - SO: 50-foot half of a 100-foot right-of-way
Dedications will also include additional widths, as necessary for corner cutbacks, bus turnouts
and other features contained in the approved construction plans and as per the representations
made within this Specific Plan.
If the City Engineer determines that access rights to the proposed Jefferson Street and Avenue 50
rights-of- way are necessary prior to development of the commercial area or approval of the final
map for the residential subdivision, the developer shall grant easements or permanent right-of-
way over those areas within 60 days of written request by the City.
The property owner shall create perimeter setbacks along public rights-of-way as follows (listed
setback depth is the average depth if meandering wall design is approved):
• Jefferson Street - 20: 18 feet (34 feet in areas where deceleration lanes are provided and 37
feet in the area of the future turn lane widening)minimum
• Avenue 50 - 20: 18 feet minimum
The setback requirement applies to all frontage including, but not limited to, remainder parcels
and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on
privately owned setbacks, the property owner shall dedicate blanket easements for those
purposes.
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City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
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The property owner will vacate abutter's rights of access to Jefferson Street and Avenue 50 from
all frontage along streets except access points conforming to the General Plan and approved by
the City Engineer.
The developer will furnish to the City of La Quinta proof of easements or written permission, as
appropriate as obtained from owners of any abutting properties on which grading, retaining wall
construction, permanent slopes or other encroachments are to occur.
3.8 Administration
In accordance with General Plan Programs LU 2.2b and 2.2c, if the need for any changes to the
Specific Plan arise, the Design and Development Director will have the authority to waive the
need for a Specific Plan amendment under the following circumstances:
• When changes to the land use allocation are less than 5%;
• When the off‐site circulation pattern and turning movements will not be altered by the
proposed change;
• When the change is considered minor in nature and does not conflict with the purpose
and intent of the Specific Plan;
• When no new land use is proposed.
Additionally, the Design and Development Director will determine substantial conformance in
approved Specific Plans.
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SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
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Attachment 1
Lighting Plan
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SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 25
Attachment 2
Preliminary Landscape Plans
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76
City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 26
Attachment 3
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CITY OF LA QUINTA, CALIFORNIA
TENTATIVE PARCEL
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SHEETS
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84
City of La Quinta
SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan
Comparison between Amendment 1 Amendment 2 Page 27
Attachment 4
Conditions of Approval
Fairway Shopping Center Specific Plan
Resolution 99-63
Conditions of Approval – Final
Specific Plan 98-034
Lundin Development
May 18, 1999
85
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87
88
89
90
91
92
93
94
95
96
ATTACHMENT 4
1
Traffic Impact Analysis
for the proposed
Pavilion Palms Center
at the northwest corner of
Jefferson Street and Avenue 50
Submitted to
September 2019
Submitted by
TRANSPORTATION CONSULTING ENGINEERS
ATTACHMENT 5
1
TRANSPORTATION CONSULTING ENGINEERS 211 Imperial Highway, Suite 208 | Fullerton, CA 92835 (714) 992-2990 | F (714) 992-2883 | aga@albertgrover.com
September 5, 2019
Mr. Bryan McKinney, PE
City Engineer
City of La Quinta Public Works
78-495 Calle Tampico
La Quinta, California 92253
RE: Traffic Impact Analysis for proposed redevelopment project on the northwest corner of the
intersection of Jefferson Street and Avenue 50 in the City of La Quinta
Dear Mr. McKinney:
Albert Grover & Associates (AGA) is pleased to present to the City of La Quinta this Traffic Impact Analysis
(TIA) for a proposed multi-use project to be located on the northwest corner of the intersection of Jefferson
Street and Avenue 50 in the City of La Quinta. The 119,000 square-foot development, also known as the
Pavilion Palms Center, is proposed within a currently-vacant lot and would include a Pavilions supermarket
with fueling station as well as various smaller restaurant and retail businesses.
This TIA has been prepared in accordance with City of La Quinta Engineering Bulletin #06-13 and the
City’s General Plan as well as standard traffic engineering practices. The preparation process included
discussions with City staff as well as our professional evaluations of traffic factors pertinent to the study
area. This study provides an assessment of the most probable traffic and transportation outcomes should
the proposed project be approved, constructed, and fully occupied.
We trust that these analyses will be of assistance to you, the City, and others. Should you have any
questions regarding this study or its conclusions, please do not hesitate to contact me or Ms. Kawai Mang
at our office.
Respectfully submitted,
ALBERT GROVER & ASSOCIATES
David Roseman, TE
Principal Transportation Engineer
\828-001\2018 Update\Report\Cover Letter.docx
2
Colyton Street Redevelopment Traffic Impact Analysis
Page i
TABLE OF CONTENTS
SECTION PAGE
Executive Summary .................................................................................................................. i
I Introduction .............................................................................................................................. 1
Purpose ............................................................................................................................... 1
Project Description ............................................................................................................... 1
Study Intersections .............................................................................................................. 1
Intersection Analysis Methodology ...................................................................................... 6
Significant Impact Criteria .................................................................................................... 7
Congestion Management Program ...................................................................................... 7
II Proposed Project Traffic Projections ..................................................................................... 8
Project Trip Generation ........................................................................................................ 8
Project Trip Distribution and Assignment ............................................................................. 8
III Existing (Year 2019) Level of Service Analysis ................................................................... 12
Existing Conditions ............................................................................................................ 12
Existing Conditions + Project Traffic .................................................................................. 15
IV Project Opening Day (Year 2021) Level of Service Analysis .............................................. 17
Ambient Area Growth......................................................................................................... 17
Related Project Analysis .................................................................................................... 17
Opening Day Conditions (without Project) ......................................................................... 18
Opening Day Conditions + Project Traffic .......................................................................... 20
V Proposed Improvements ....................................................................................................... 22
New Traffic Signal Installation ............................................................................................ 22
Opening Day Conditions + Project Traffic with New Signal ............................................... 22
VI Summary and Conclusions ................................................................................................... 24
3
Colyton Street Redevelopment Traffic Impact Analysis
Page ii
LIST OF FIGURES
FIGURE PAGE
1 Study Area and Proposed Project Location ...................................................................................... 2
2 Proposed Project Site Plan ........................................................................................................ 3
3 Existing Intersection Geometrics ................................................................................................ 5
4 Proposed Project Trip Distribution ............................................................................................ 10
5 Proposed Project Traffic Volumes ............................................................................................ 11
6 Existing Conditions Traffic Volumes (2019) .............................................................................. 14
7 Existing Conditions with Project Traffic ........................................................................................... 16
8 Opening Day Conditions (2021) ..................................................................................................... 19
9 Opening Day with Project Traffic .................................................................................................... 21
10 Opening Day with Project Traffic & Improvements ......................................................................... 23
LIST OF TABLES
TABLE PAGE
1 Proposed Project Site Plan ........................................................................................................ 4
2 Level of Service Rankings: Traffic Signals ................................................................................. 6
3 Level of Service Rankings: Unsignalized Locations ................................................................... 7
4 Proposed Project Trip Generation .............................................................................................. 9
5 24-hour Roadway Traffic Volumes ........................................................................................... 12
6 Existing Conditions Analysis (2019) ......................................................................................... 13
7 Existing Conditions with Project Traffic ..................................................................................... 15
8 Citrus Plaza Expansion Trip Generation (Estimated) ............................................................... 17
9 Opening Day Conditions Analysis (2021) ................................................................................. 18
10 Opening Day Conditions with Project Traffic ............................................................................ 20
11 Opening Day with Project and New Signal ............................................................................... 22
12 Intersection LOS Analysis Summary – AM Peak Hour ............................................................. 25
13 Intersection LOS Analysis Summary – PM Peak Hour ............................................................. 25
LIST OF APPENDICES
APPENDIX
A Proposed Project Site Plan
B Existing Traffic Volume Data
C Intersection Analysis Worksheets
D Proposed Citrus Plaza Site Plan
4
Page i
Pavilion Palms Traffic Impact Analysis
EXECUTIVE SUMMARY
Background
The purpose of this traffic impact analysis is to evaluate potential traffic impacts of the proposed Pavilion Palms
commercial shopping center development in the City of La Quinta. This study has been prepared in accordance
with City of La Quinta General Plan, dated November 19, 2013; Engineering Bulletin (EB) 06-13, dated December
19, 2006; and study parameters developed in conjunction with City staff. The study and analyses are based on
recent traffic data, information provided by the developer and/or their representatives, City comments, field review
of the study area, and pertinent reference materials.
Project Description
The proposed project site is a 12-acre vacant lot located on the northwest corner of the intersection of Jefferson
Street and Avenue 50 in the City of La Quinta. The proposed project site plan (Appendix A) proposes to construct
a mixed-use shopping, service, and dining development, with access via four driveways: two to the south on
Avenue 50 and two to the east on Jefferson Street. The proposed project would be anchored by a 63,000 square-
foot Pavilions grocery store and includes restaurants, banks, and retail units, as well as a fuel center, totaling
approximately 119,000 square feet of gross floor area. It is expected to be completed and fully occupied in 2021.
The project trip generation, trip distribution, and LOS analyses are based on the ITE Trip Generation Manual, the
City’s General Plan, and EB 06-13. Accounting for the proposed site plan, anticipated pass-by trip rates, and
internal trip capture, the project is expected to generate 664 net new trips in the AM peak hour and 999 net new
trips in the PM peak hour on the surrounding roadway network.
Methodology
The study considers five analysis scenarios at nine study intersections as outlined below:
UAnalysis Scenarios:
• Existing conditions (year 2019)
• Existing conditions + project traffic
• Opening day conditions (year 2021)
• Opening day conditions + project traffic
• Opening day + project + improvements
UStudy Intersections:
1. Jefferson Street @ Avenue 48
2. Jefferson Street @ Avenue 49
3. Avenue 50 @ Park Avenue
4. Jefferson Street @ Avenue 50
5. Avenue 50 @ Madison Street
6. Jefferson Street @ Pomelo
7. Jefferson Street @ Avenue 50
8. Jefferson Street @ N project driveway
9. Avenue 50 @ E project driveway
5
Page ii
Pavilion Palms Traffic Impact Analysis
Traffic operations analyses for the existing conditions are based on traffic volume data collected in November
2018, normalized for the 2019 peak season per EB 06-13. The opening day conditions analysis also considers
expected ambient area growth and planned/approved projects within the area (“related projects”).
Per EB 06-13, this study employs the latest Highway Capacity Manual (HCM) method to analyze traffic operation
conditions at signalized study intersections. The HCM method uses lane geometrics, traffic volumes, and traffic
signal timing parameters to determine average delays for vehicles traveling through the intersection and
subsequently rank the intersection operations from Level-of-Service (LOS) A to F, accordingly.
Per the General Plan, the City considers LOS D to be the minimum acceptable LOS at signalized intersections
throughout the City and LOS E to be the minimum acceptable LOS at two-way stop-controlled intersections such
as the project driveways. The project’s potential traffic impacts are evaluated by the City’s significant traffic impact
criteria as stated in EB 06-13, based on changes in average intersection delay.
Findings
Under existing conditions as well as future conditions before project opening, the study intersections operate at
LOS D or better during both the AM and PM peak hours.
Per the analysis, no significant traffic impacts are expected at any signalized study intersection during the peak
hours, including at the project driveways. Per EB 06-13, LOS E is considered acceptable conditions for the stop-
controlled driveways. Meanwhile, there may be some delays for vehicles entering traffic on both Jefferson Street
and Avenue 50 from the project driveways as well as for vehicles making left turns into the project from Jefferson
Street. That is, customers exiting the project or the opposing development may expect to wait a few seconds.
Therefore, the potential future installation of a traffic signal on Jefferson Street at the northerly project driveway is
expected to improve driveway LOS by facilitating access for both the project and the development on the east
side of Jefferson Street. This potential traffic signal would be a future City consideration under traffic conditions
most likely to occur after the completion of both the proposed project and the Citrus Plaza expansion.
6
Page iii
Pavilion Palms Traffic Impact Analysis
Delay*LOS Delay*LOS Significant
Impact Delay*LOS Delay*LOS Significant
Impact Delay*LOS Significant
Impact
1 Jefferson St
@ Ave 48 38.5 D 40.0 D NO 42.6 A 43.9 D NO 43.9 D NO
2 Jefferson St
@ Ave 49 18.0 B 20.4 C NO 21.0 A 23.3 C NO 23.3 C NO
3 Ave 50 @
Park Ave 20.1 C 20.7 C NO 20.5 A 21.1 C NO 21.1 C NO
4 Jefferson St
@ Ave 50 40.9 D 41.5 D NO 38.3 A 41.0 D NO 38.8 D NO
5 Ave 50 @
Madison St 18.5 B 18.7 B NO 19.1 A 20.1 C NO 20.1 C NO
6 Jefferson St
@ Pomelo 10.4 B 11.7 B NO 11.5 A 12.1 B NO 12.1 B NO
7 Jefferson St
@ Ave 52 13.8 B 15.9 C NO 10.0 A 11.0 B NO 11.0 B NO
8 Jefferson St @
N project dwy 13.8 B 14.4 B NO 15.5 A 16.3 C NO 10.3 B NO
9 Ave 50 @
E project dwy --#N/A 18.0 C NO --#N/A 18.2 C NO 16.4 C NO
Delay*LOS Delay*LOS Significant
Impact Delay*LOS Delay*LOS Significant
Impact Delay*LOS Significant
Impact
1 Jefferson St
@ Ave 48 42.8 D 47.3 D NO 48.4 D 50.3 D NO 50.3 D NO
2 Jefferson St
@ Ave 49 20.2 C 18.6 B NO 22.7 C 28.3 C NO 28.3 C NO
3 Ave 50 @
Park Ave 19.1 B 22.6 C NO 20.7 C 23.9 C NO 23.9 C NO
4 Jefferson St
@ Ave 50 43 D 15.4 B NO 46.2 D 52.6 D NO 44.5 D NO
5 Ave 50 @
Madison St 19.9 B 21.2 C NO 20.4 C 16.8 B NO 16.8 B NO
6 Jefferson St
@ Pomelo 10.3 B 11.8 B NO 12.4 B 14.4 B NO 14.4 B NO
7 Jefferson St
@ Ave 52 9.9 A 11.3 B NO 19.5 C 26.2 D NO 26.2 D NO
8 Jefferson St @
N project dwy 16.2 C 28.1 D NO 19.4 C 42.3 E NO 21.1 C NO
9 Ave 50 @
E project dwy --#N/A 45.3 E NO --#N/A 36.4 E NO 24.2 C NO
* average vehicle delay calculated in seconds for all approaches at traffic signals and roundabouts and for driveway approaches only at driveway locations
Table 13: Intersection LOS Analysis Summary – PM Peak Hour
Existing
Conditions
(2019)
Existing Conditions
+ Project Traffic
Opening Day
Conditions
(2021)
Opening Day
Conditions
+ Project Traffic
Opening Day
+ Project Traffic with
Improvements
Intersection
Table 12: Intersection LOS Analysis Summary – AM Peak Hour
Existing
Conditions
(2019)
Existing Conditions
+ Project Traffic
Opening Day
Conditions
(2021)
Opening Day
Conditions
+ Project Traffic
Opening Day
+ Project Traffic with
Improvements
Intersection
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Pavilion Palms Traffic Impact Analysis
I. INTRODUCTION
Purpose
The purpose of this traffic impact analysis is to evaluate potential traffic impacts of the proposed Pavilion Palms
commercial shopping center development on the northwest corner of the intersection of Jefferson Street and
Avenue 50 in the City of La Quinta. This study has been prepared in accordance with City of La Quinta General
Plan, dated November 19, 2013; Engineering Bulletin (EB) #06-13, dated December 19, 2006; and study
parameters developed in conjunction with City staff. The study and analyses are based on recent traffic data,
information provided by the developer and/or their representatives, City comments, field review of the study area,
and pertinent reference materials.
Project Description
The proposed project site is a 12-acre vacant lot located on the northwest corner of the intersection of Jefferson
Street and Avenue 50 in the City of La Quinta (Figure 1). The proposed project site plan (Figure 2, details in
Appendix A) proposes to construct a mixed-use shopping, service, and dining development, with access via four
driveways: two to the south on Avenue 50 and two to the east on Jefferson Street. The proposed project would be
anchored by a 63,000 square-foot Pavilions grocery store and includes restaurants, banks, and retail units, as well
as a fuel center (Table 1), totaling approximately 119,000 square feet of gross floor area. It is expected to be
completed and fully occupied in 2021.
Study Intersections
Based on a review of the proposed project, existing roadway network, and anticipated project traffic generation,
the following study intersections were approved by City staff:
1. Jefferson Street @ Avenue 48 Traffic Signal
2. Jefferson Street @ Avenue 49 Traffic Signal
3. Avenue 50 @ Park Avenue Traffic Signal
4. Jefferson Street @ Avenue 50 Traffic Signal
5. Avenue 50 @ Madison Street Traffic Signal
6. Jefferson Street @ Pomelo Traffic Signal
7. Jefferson Street @ Avenue 52 Roundabout
8. Jefferson Street @ N project driveway Unsignalized driveway
9. Avenue 50 @ E project driveway Unsignalized driveway
Figure 3 shows the existing lane geometrics and traffic control at all study intersections.
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Pavilion Palms Traffic Impact Analysis
Figure 1: Study Area and Proposed Project Location Madison St Ave 48 Jefferson St Ave 49
Ave 50
Ave 52
5
1
2
3
6
7
8
9 4
9
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Pavilion Palms Traffic Impact Analysis
Figure 2: Proposed Project Site Plan
Ave 50 Jefferson St 10
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Pavilion Palms Traffic Impact Analysis
Pavilions Retail Grocery 850 :Supermarket 63,000 SF
Retail 1 Retail 820 :Shopping Center 4,400 SF
Building 1 Retail/Restaurant 932 :High-Turnover (Sit-Down)
Restaurant 4,725 SF
Building 2 Retail/Food/Bank 934 :Fast-Food Restaurant with
Drive-Through Window 4,150 SF
Building 3 Retail/Restaurant 934 :Fast-Food Restaurant with
Drive-Through Window 4,000 SF
Building 4 Retail/Restaurant 820 :Shopping Center 6,360 SF
Building 5 Service/Bank 912 :Drive-in Bank 4,900 SF
Building 6 Service/Bank 912 :Drive-in Bank 3 4,100 SF
Building 7 Retail 945 :Gasoline/Service Station with
Convenience Market 815 SF
Building 8 Retail/Restaurant 932 :High-Turnover (Sit-Down)
Restaurant 4,675 SF
Building 9 Restaurant 931 :Quality Restaurant 6,357 SF
Shop 1 Food/Retail/Service 820 :Shopping Center 11,700 SF
119,182 SF
1 Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Ed. (2017)
2 SF - Square Feet
3 ITE Land Use Code 912 (Drive-In Bank) used due to insufficient data provided for ITE Code 911 (Walk-In Bank).
Gross
Floor Area2
OVERALL SITE PLAN
Table 1: Proposed Project Site Plan
Building Proposed
Business Type ITE Land Use Code 1
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Intersection Analysis Methodology
This traffic impact analysis performs intersection Level-Of-Service (LOS) analyses for the following scenarios for
both the morning (AM) and afternoon (PM) peak hours:
♦ Existing conditions (year 2019)
o UWithoutU project scenario
o UWithU project scenario
♦ Opening day conditions (year 2021)
o UWithoutU project scenario
o UWithU project scenario
o UWithU project and proposed improvements scenario
Per EB 06-13, this study employs the latest Highway Capacity Manual (HCM) method to analyze traffic operation
conditions at signalized study intersections. The HCM method uses lane geometrics, traffic volumes, and traffic
signal timing parameters to determine average delays for vehicles traveling through the intersection. These delays
are then used to rank the intersection operations from Level-of-Service (LOS) A to F, in a similar fashion to
educational grading systems. Generally, intersection operations from LOS A through LOS D are considered to be
acceptable operational conditions, while LOS E and LOS F are typically defined as over-capacity conditions.
LOS rankings at signalized intersections are based on average vehicle delays for all vehicles traveling through the
intersection (Table 2), while LOS rankings at unsignalized driveway intersections are based on the driveway
approach with the highest delays (Table 3).
LOS Description
0 -10 A Free flow
10 -20 B Stable flow (slight delay)
20 -35 C Stable flow (acceptable delay)
35 -55 D Approaching unstable flow (tolerable
delay)
55 -80 E Unstable flow
80 +F Forced flow
Table 2: Level of Service Rankings
Traffic Signals
Average Delay
per Vehicle
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Pavilion Palms Traffic Impact Analysis
Significant Impact Criteria
Per the General Plan, the City considers LOS D to be the minimum acceptable LOS at signalized intersections.
The project’s potential traffic impacts are evaluated by the City’s significant traffic impact criteria, based on
changes in vehicle delay. Per EB 06-13, traffic impacts are considered significant under the following conditions:
• At signalized intersections with a pre-project LOS of D or better, the addition of the proposed project
traffic results in LOS E or F operations.
• At signalized intersections with a pre-project LOS of E, the addition of the proposed project traffic
results in LOS F operations, UorU increases the average intersection delay by two or more seconds.
• At signalized intersections with a pre-project LOS of F, the addition of the proposed project traffic
increases the average intersection delay by one or more seconds.
• At unsignalized intersections with two-way or side-street stop control (such as driveways), the addition of
the proposed project traffic results in LOS F operations UandU increases the average intersection delay by
three or more seconds.
Congestion Management Program
In June 1990, the passage of California Proposition 111 brought both a statewide gasoline tax increase and an
accompanying requirement that each urbanized area in the state with a population of 50,000 or greater adopt a
Congestion Management Program (CMP). The nearest Riverside County CMP monitoring location is the
intersection of Jefferson Street and SR-111, about 1.5 miles north of the project, outside of the study area.
Therefore, no significant impacts to the CMP network are anticipated to be generated by the proposed project.
LOS Description
0 -10 A Usually no conflicting traffic
10 -15 B Occasionally some delay
15 -25 C Delay noticeable, but not
inconveniencing
25 -35 D Delay noticeable and irritating
35 -50 E Delay approaches tolerance level
50 +F Delay exceeds tolerance level
Table 3: Level of Service Rankings
Unsignalized Locations
Average Delay
per Vehicle
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Pavilion Palms Traffic Impact Analysis
II. PROPOSED PROJECT TRAFFIC PROJECTIONS
Project Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual – 10th Edition (2017) uses thousands of
studies across the nation to determine common trip generation characteristics by land use. Using the Manual, the
anticipated project trip generation was determined using parameters given by various ITE Land Use Codes,
including #820 (Shopping Center), #850 (Supermarket), #912 (Drive-In Bank), #932 (High-Turnover Restaurant),
and #945 (Gasoline Station with Convenience Market). It is also common to determine the trip generation for the
existing land uses at the project site and deduct those trips from the project trips to determine the net new trips
generated. In this case, as the project site is currently a vacant lot, there are no existing vehicles accessing the
site and therefore no existing trip credits are applied.
Typically, a portion of trips accessing new commercial developments may be vehicles already present on the
roadway system. Such trips are referred to as “pass-by” trips; i.e., vehicles already on the roadway that will make
an intermediate stop at the development before continuing on their original routes. Pass-by trip percentages can
range from a few percent for some specialized retail uses to as high as 80% for fast-food and/or coffee shops with
drive-through lanes. For this study, a 20% pass-by trip reduction rate is applied to the calculated project trip
generation to provide a conservative “worst-case” analysis. However, per standard traffic engineering practices
and typical project traffic characteristics, no pass-by trip reductions are applied at the project driveways.
Additionally, businesses located within commercial areas typically experience what is referred to as “internal trip
capture,” where some trips are made to more than one business in the vicinity (e.g., a pharmacy and a
laundromat, or a retail store and a café, etc.). In some cases, the internal trip capture can result in a total trip
reduction of as much as 15-20%. The proposed project is a multi-use development, where it is likely that
supermarket patrons might also utilize the fuel station, for example, or park once within the project parking lots
and walk to an adjacent restaurant as well. For this study, a 10% internal trip capture rate is applied to provide a
conservative “worst-case” analysis.
After determining the appropriate project trip generation and applicable trip credits, it is expected that the
proposed project will generate approximately 664 net new trips in the AM peak hour and 999 net new trips in
the PM peak hour.
Table 4 gives the ITE trip generation rates, project trip generation, and trip reduction credits applied to this project
for the typical weekday 24-hour, AM peak hour, and PM peak hour periods.
Project Trip Distribution and Assignment
Once it is determined how many trips the proposed project is anticipated to generate, those vehicle trips are
distributed over the nearby roadway network. Per discussions with City staff, the project trips are assigned to the
various movements at the study intersections in roughly a similar fashion to the current traffic patterns in the area.
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Pavilion Palms Traffic Impact Analysis
A graphical summary of the project trip distribution is given by percentage (Figure 4) as well as trip volumes
(Figure 5).
In Out Total In Out Total
Pavilions 850 :Supermarket 6,727 144 96 240 297 285 582
Retail 1 820 :Shopping Center 166 3 2 5 8 9 17
Building 1 932 :High-Turnover (Sit-Down)
Restaurant 530 26 21 47 29 18 47
Building 2 934 :Fast-Food Restaurant with
Drive-Through Window 1,954 85 82 167 71 65 136
Building 3 934 :Fast-Food Restaurant with
Drive-Through Window 1,884 82 79 161 68 63 131
Building 4 820 :Shopping Center 240 4 2 6 12 13 25
Building 5 912 :Drive-in Bank 490 27 20 47 50 50 100
Building 6 912 :Drive-in Bank 2 410 23 16 39 42 42 84
Building 7 945 :Gasoline/Service Station
with Convenience Market 2,464 76 73 149 86 82 168
Building 8 932 :High-Turnover (Sit-Down)
Restaurant 524 26 21 47 28 17 45
Building 9 931 :Quality Restaurant 533 23 6 29 33 16 49
Shop 1 820 :Shopping Center 442 7 4 11 21 23 44
16,364 526 422 948 745 683 1,428
3,273 105 84 189 149 137 286
1,636 53 42 95 75 68 143
11,455 368 296 664 521 478 999
1 Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Ed. (2017)
2 ITE Land Use Code 912 (Drive-In Bank) used due to insufficient data provided for ITE Code 911 (Walk-In Bank).
TOTAL NET NEW PROJECT TRIPS
PROJECT TRIPS SUBTOTAL
Table 4: Proposed Project Trip Generation
DailyBuildingITE Land Use Code 1 PM Peak HourAM Peak Hour
20% PASS-BY CREDIT
10% INTERNAL CAPTURE CREDIT
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Pavilion Palms Traffic Impact Analysis
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III. EXISTING (YEAR 2018) LEVEL OF SERVICE ANALYSIS
Existing Conditions
The proposed project site is a twelve-acre vacant lot located on the northwest corner of the intersection of
Jefferson Street and Avenue 50, opposite the existing Citrus Plaza in the City of Indio, which includes a Ralphs
grocery store and various other businesses. Accordingly, the study intersections (Figure 3) are located along the
arterial roadways of Jefferson Street and Avenue 50. Other roadways included in this study are Avenue 48,
Avenue 49, Park Avenue, Madison Street, Pomelo, and Avenue 52.
Within the study area, Jefferson Street forms part of the eastern border of the City of La Quinta, as a six-lane,
north-south roadway designated as a Major Arterial and divided by a raised, landscaped median. Avenue 48,
Avenue 50, and Avenue 52 are four-lane, east-west roadways designated as Primary Arterials. Madison Street is
a four-lane, north-south roadway designated as a Primary Arterial.
To establish a baseline analysis for existing conditions (year 2019), 24-hour roadway traffic counts and
intersection turning movement counts were conducted within the study area on Tuesday, November 20, 2018
(Appendix C). 24-hour roadway traffic volumes were collected at the following locations (Table 3):
• Jefferson Street north of Avenue 49
• Jefferson Street between Avenue 49 and Avenue 50
• Jefferson Street south of Avenue 50
• Avenue 50 west of Jefferson Street
• Avenue 50 east of Jefferson Street
In the vicinity of the proposed project, Jefferson Street carries approximately 26,000 vehicles daily in both
directions as a major regional roadway, while Avenue 50 carries approximately 10,000 vehicles daily.
NB/EB SB/WB Total
north of Avenue 49 14,384 15,812 30,196
between Ave 49 & Ave 50 12,450 13,143 25,593
south of Avenue 50 10,415 10,312 20,727
west of Jefferson Street 4,807 5,326 10,133
east of Jefferson Street 5,608 5,564 11,172
Avenue 50
Jefferson
Street North-South
East-West
Table 5: 24-hour Roadway Traffic Volumes
Roadway Location Orientation 24-hour Volumes
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Pavilion Palms Traffic Impact Analysis
As a popular recreational destination, the demographics of the City of La Quinta vary throughout the year. Per the
2006 Bulletin and 2013 General Plan, the period of January through March is considered the City’s peak season;
therefore, the intersection turning movement data is increased by 5% to normalize the analysis for 2019 peak
season traffic conditions.
Per the intersection turning movement counts and peak-season adjustment factor, Figure 6 shows the existing
traffic volumes during the AM and PM peak hours. The existing intersection LOS is summarized in Table 4, with
detailed analysis worksheets provided in Appendix D. Under existing conditions, all study intersections operate at
LOS D or better during both the AM and PM peak hours.
Avg
Delay LOS V/C Avg
Delay LOS V/C
1 Jefferson St @ Ave 48 Traffic Signal 38.5 D 0.82 42.8 D 0.83
2 Jefferson St @ Ave 49 Traffic Signal 18.0 B 0.57 20.2 C 0.75
3 Ave 50 @ Park Ave Traffic Signal 20.1 C 0.48 19.1 B 0.49
4 Jefferson St @ Ave 50 Traffic Signal 40.9 D 0.65 43.0 D 0.69
5 Ave 50 @ Madison St Traffic Signal 12.8 B 0.45 14.7 B 0.59
6 Jefferson St @ Pomelo Traffic Signal 10.4 B 0.5 10.3 B 0.54
7 Jefferson St @ Ave 52 Roundabout 13.8 B 0.93 9.9 A 1.21
8 Jefferson St @
N project dwy
Side-Street
Stop 13.8 B 0.36 16.2 C 0.48
9 Ave 50 @
E project dwy
Side-Street
Stop --#N/A 0.21 --#N/A 0.26
AM Peak Hour PM Peak Hour
Table 6: Existing Conditions Analysis (2019)
Intersection Traffic
Control
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Pavilion Palms Traffic Impact Analysis
Existing Conditions + Project Traffic
To analyze the “existing conditions + project traffic” scenario, the expected project trips are added to the existing
traffic volumes at the study intersections according to the anticipated project trip distribution, while the pass-by
project trips are added back into the traffic volumes only at the project driveways. The resulting traffic volumes are
shown in Figure 7.
The “existing conditions + project traffic” LOS analysis is summarized in Table 5, with detailed analysis
worksheets provided in Appendix D.
When adding the anticipated project trips to existing traffic flows, all study intersections are expected to continue
operating at LOS C or better during the AM peak hour and at LOS D or better during the PM peak hour, except for
the study driveway on Avenue 50. Per EB 06-13, however, this is considered acceptable traffic operations
conditions for a stop control at a driveway location. The additional project trips are expected to have a minimal
effect on traffic operations within the study area.
Avg
Delay LOS V/C Avg
Delay LOS V/C
1 Jefferson St @ Ave 48 Traffic Signal 40.0 D 0.82 47.3 D 0.85
2 Jefferson St @ Ave 49 Traffic Signal 20.4 C 0.58 18.6 B 0.79
3 Ave 50 @ Park Ave Traffic Signal 20.7 C 0.5 22.6 C 0.52
4 Jefferson St @ Ave 50 Traffic Signal 41.5 D 0.67 46.6 D 0.76
5 Ave 50 @ Madison St Traffic Signal 13.5 B 0.68 49.2 D 0.62
6 Jefferson St @ Pomelo Traffic Signal 11.7 B 0.52 11.8 B 0.58
7 Jefferson St @ Ave 52 Roundabout 15.9 C 0.96 11.3 B 1.26
8 Jefferson St @
N project dwy
Side-Street
Stop 14.4 B 0.38 28.1 D 0.53
9 Ave 50 @
E project dwy
Side-Street
Stop 18.0 C 0.32 45.3 E 0.4
Table 7: Existing Conditions with Project Traffic
Intersection Traffic
Control
AM Peak Hour PM Peak Hour
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IV. PROJECT OPENING DAY (YEAR 2021) LEVEL OF SERVICE ANALYSIS
Ambient Area Growth
Should the City approve the proposed project, it is expected to open for business (i.e., construction would be
completed and leases fully occupied) in 2021. To assess the future anticipated traffic conditions, the project
opening day traffic conditions consider additional traffic volumes attributable to ambient area growth. Per
discussions with City staff, near-term traffic growth rates in the study area are expected to be approximately one
percent per year, while potential nearby developments are expected to increase traffic by an additional one
percent per year. Therefore, existing traffic volumes were increased by four percent to reflect the anticipated
regional ambient growth from 2019 to 2021.
Related Project Analysis
Additional traffic from a planned expansion of the existing Citrus Plaza, located across Jefferson Street from the
proposed project site, is also added to the opening day traffic volumes, based on project details obtained from the
applicant developer and City of Indio staff. Table 8 provides the anticipated Citrus Plaza expansion trip
generation, based on ITE rates and a proposed site plan dated September 18, 2018 (Appendix D).
In Out Total In Out Total
Ralphs Gas 944 :Gasoline/Service
Station 18 FP 3,034 113 113 226 141 141 282
Hotel 310 :Hotel 120 RM 980 34 29 63 42 31 73
Restaurants 932 :High-Turnover (Sit-
Down) Restaurant 7,600 SF 853 61 46 107 69 64 133
Shops 820 :Shopping Center 19,500 SF 736 11 7 18 36 39 75
Ralphs
Expansion 850 :Supermarket 20,000 SF 2,136 46 31 77 94 91 185
7,739 265 226 491 382 366 748
1,548 53 45 98 76 73 149
774 27 23 50 38 37 75
5,417 185 158 343 268 256 524
1 Based on City of La Quinta Engineering Bulletin 06-13 and ITE standard practices
2 Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Ed. (2017)
3 FP = fueling positions, RM = rooms, SF = square feet
Table 8: Citrus Plaza Expansion Trip Generation (Estimated)1
DailyDescriptionITE Land Use Code2 PM Peak HourAM Peak Hour
Size 3
PROJECT TRIPS SUBTOTAL
20% PASS-BY TRIP CREDIT
TOTAL NET NEW PROJECT TRIPS
10% INTERNAL CAPTURE TRIP CREDIT
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Pavilion Palms Traffic Impact Analysis
Opening Day Conditions (without Project)
With the anticipated traffic from the nearby related projects and ambient area growth added to the existing traffic
volumes (Figure 8), all study intersections are still expected to operate at LOS D or better during both the AM and
PM peak hours (Table 9, details in Appendix C).
Avg
Delay LOS V/C Avg
Delay LOS V/C
1 Jefferson St @ Ave 48 Traffic Signal 42.6 D 0.84 48.4 D 0.86
2 Jefferson St @ Ave 49 Traffic Signal 21.0 C 0.6 22.7 C 0.78
3 Ave 50 @ Park Ave Traffic Signal 20.5 C 0.5 20.7 C 0.52
4 Jefferson St @ Ave 50 Traffic Signal 38.3 D 0.68 46.2 D 0.75
5 Ave 50 @ Madison St Traffic Signal 13.3 B 0.61 15.8 B 0.8
6 Jefferson St @ Pomelo Traffic Signal 11.5 B 0.52 12.4 B 0.57
7 Jefferson St @ Ave 52 Roundabout 10.0 A 0.98 19.5 C 1.29
8 Jefferson St @
N project dwy
Side-Street
Stop 15.5 C 0.43 19.4 C 0.57
9 Ave 50 @
E project dwy
Side-Street
Stop --#N/A 0.25 --#N/A 0.27
Table 9: Opening Day Conditions Analysis (2021)
Intersection Traffic
Control
AM Peak Hour PM Peak Hour
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Opening Day Conditions + Project Traffic
To assess the anticipated impacts of the proposed project on its opening day (year 2021), the anticipated project
trips (Figure 5) are added to the “opening day without project” analysis, which includes expected traffic volumes
from ambient area growth and related regional projects (Figure 9).
The intersection LOS analysis for the “opening day + project traffic” scenario is summarized in Table 10, with
detailed analysis worksheets provided in Appendix C.
With the anticipated traffic from the proposed project, cumulative projects, and ambient area growth added to the
existing traffic volumes, all signalized study intersections are expected to continue operating at LOS D or better
during both the AM and PM peak hours. The additional project trips are expected to have a minimal effect on
opening day traffic operations within the study area, with no significant impacts on the adjacent roadways.
However, some delays are expected for vehicles entering traffic on Jefferson Street and Avenue 50 from the
project driveways, which are expected to operate at LOS E during the PM peak hour. Per EB 06-13, however, this
is considered acceptable traffic operations conditions for a stop control at a driveway location. Given the high
traffic volumes on these arterial roadways, though, a wait time of approximately 40 seconds is not considered
significant for vehicles merging onto a major roadway from a private driveway. This wait time would affect only the
convenience of customers exiting the Pavilion Palms or Citrus Plaza developments, and does not affect roadway
traffic flows on Jefferson Street or Avenue 50.
Avg
Delay LOS V/C Avg
Delay LOS V/C
1 Jefferson St @ Ave 48 Traffic Signal 43.9 D 0.84 50.3 D 0.87
2 Jefferson St @ Ave 49 Traffic Signal 23.3 C 0.61 28.3 C 0.81
3 Ave 50 @ Park Ave Traffic Signal 21.1 C 0.53 23.9 C 0.56
4 Jefferson St @ Ave 50 Traffic Signal 41.0 D 0.71 52.6 D 0.74
5 Ave 50 @ Madison St Traffic Signal 14.0 B 0.71 16.8 B 0.84
6 Jefferson St @ Pomelo Traffic Signal 12.1 B 0.53 14.4 B 0.6
7 Jefferson St @ Ave 52 Roundabout 11.0 B 1.01 26.2 D 1.34
8 Jefferson St @
N project dwy
Side-Street
Stop 16.3 C 0.44 42.3 E 0.62
9 Ave 50 @
E project dwy
Side-Street
Stop 18.2 C 0.32 36.4 E 0.38
Intersection Traffic
Control
AM Peak Hour PM Peak Hour
Table 10: Opening Day Conditions with Project Traffic
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V. POTENTIAL IMPROVEMENTS
Possible Future Traffic Signal Installation
Although the project is not expected to have a significant impact on traffic conditions at the study intersections, the
potential future installation of a new traffic signal at the northern project driveway is expected to facilitate ingress
and egress for both the proposed project and the Citrus Plaza development on the east side of Jefferson Street.
This proposed new traffic signal would provide full turning-movement access for both developments, reducing
southbound U-turn and eastbound left-turn movements at the adjacent traffic signal at Jefferson Street and
Avenue 50. As an additional measure, the future traffic signal could also provide left-turn arrows for inbound traffic
to the two adjacent developments.
Opening Day Conditions + Project Traffic with New Signal
Future traffic patterns accessing the two developments are expected to shift in accordance with the installation of
the proposed traffic signal (Figure 10). The intersection LOS analysis for the “opening day + project +
improvements” scenario is summarized in Table 11, with detailed analysis worksheets provided in Appendix D.
Avg
Delay LOS V/C Avg
Delay LOS V/C
1 Jefferson St @ Ave 48 Traffic Signal 43.9 D 0.84 50.3 D 0.87
2 Jefferson St @ Ave 49 Traffic Signal 23.3 C 0.61 28.3 C 0.81
3 Ave 50 @ Park Ave Traffic Signal 21.1 C 0.53 23.9 C 0.56
4 Jefferson St @ Ave 50 Traffic Signal 38.8 D 0.69 44.5 D 0.74
5 Ave 50 @ Madison St Traffic Signal 14.0 B 0.71 16.8 B 0.84
6 Jefferson St @ Pomelo Traffic Signal 12.1 B 0.53 14.4 B 0.6
7 Jefferson St @ Ave 52 Roundabout 11.0 B 1.01 26.2 D 1.34
8 Jefferson St @
N project dwy Traffic Signal 10.3 B 0.68 21.1 C 0.79
9 Ave 50 @
E project dwy
Side-Street
Stop 16.4 C 0.32 24.2 C 0.38
Table 11: Opening Day with Project and New Signal
Intersection Traffic
Control
AM Peak Hour PM Peak Hour
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VI. SUMMARY AND CONCLUSIONS
A mixed-use development is proposed within an existing vacant lot on the northwest corner of the intersection of
Jefferson Street and Avenue 50 in the City of La Quinta. The project trip generation, trip distribution, and LOS
analyses are based on the ITE Trip Generation Manual, the City’s General Plan, and Engineering Bulletin (EB)
06-13, as well as study parameters developed in conjunction with City staff. Accounting for the proposed site plan,
anticipated pass-by trip rates, and internal trip capture, the project is expected to generate 664 net new trips in the
AM peak hour and 999 net new trips in the PM peak hour on the surrounding roadway network.
This project is not expected to impact any intersections on the Riverside County Congestion Monitoring Program
(CMP) network, as the nearest CMP monitoring intersection is over a mile from the project location.
The study considers five analysis scenarios at nine study intersections as outlined below:
UAnalysis Scenarios:
• Existing conditions (year 2019)
• Existing conditions + project traffic
• Opening day conditions (year 2021)
• Opening day conditions + project traffic
• Opening day + project + improvements
UStudy Intersections:
1. Jefferson Street @ Avenue 48
2. Jefferson Street @ Avenue 49
3. Avenue 50 @ Park Avenue
4. Jefferson Street @ Avenue 50
5. Avenue 50 @ Madison Street
6. Jefferson Street @ Pomelo
7. Jefferson Street @ Avenue 50
8. Jefferson Street @ N project driveway
9. Avenue 50 @ E project driveway
Traffic operations analyses for the existing conditions are based on traffic volume data collected in November
2018, normalized for the 2019 peak season per EB 06-13. The opening day conditions analysis also considers
expected ambient area growth and planned/approved projects within the area (“related projects”). The analysis
results for all scenarios are summarized in Tables 12 and 13 for the AM and PM peak hours, respectively.
Under existing conditions as well as future conditions before project opening, all study intersections operate at
LOS D or better during both the AM and PM peak hours.
Per the analysis, no significant traffic impacts are expected at any signalized study intersection during the peak
hours, including at the project driveways. Per EB 06-13, LOS E is considered acceptable conditions for the stop-
controlled driveways. Meanwhile, there may be some delays for vehicles entering traffic on both Jefferson Street
and Avenue 50 from the project driveways as well as for vehicles making left turns into the project from Jefferson
Street. That is, customers exiting the project or the opposing development may expect to wait a few seconds.
Therefore, the potential future installation of a traffic signal on Jefferson Street at the northerly project driveway is
expected to improve driveway LOS by facilitating access for both the project and the development on the east
side of Jefferson Street. This potential traffic signal would be a future City consideration under traffic conditions
most likely to occur after the completion of both the proposed project and the Citrus Plaza expansion.
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Delay*LOS Delay*LOS Significant
Impact Delay*LOS Delay*LOS Significant
Impact Delay*LOS Significant
Impact
1 Jefferson St
@ Ave 48 38.5 D 40.0 D NO 42.6 A 43.9 D NO 43.9 D NO
2 Jefferson St
@ Ave 49 18.0 B 20.4 C NO 21.0 A 23.3 C NO 23.3 C NO
3 Ave 50 @
Park Ave 20.1 C 20.7 C NO 20.5 A 21.1 C NO 21.1 C NO
4 Jefferson St
@ Ave 50 40.9 D 41.5 D NO 38.3 A 41.0 D NO 38.8 D NO
5 Ave 50 @
Madison St 18.5 B 18.7 B NO 19.1 A 20.1 C NO 20.1 C NO
6 Jefferson St
@ Pomelo 10.4 B 11.7 B NO 11.5 A 12.1 B NO 12.1 B NO
7 Jefferson St
@ Ave 52 13.8 B 15.9 C NO 10.0 A 11.0 B NO 11.0 B NO
8 Jefferson St @
N project dwy 13.8 B 14.4 B NO 15.5 A 16.3 C NO 10.3 B NO
9 Ave 50 @
E project dwy --#N/A 18.0 C NO --#N/A 18.2 C NO 16.4 C NO
Delay*LOS Delay*LOS Significant
Impact Delay*LOS Delay*LOS Significant
Impact Delay*LOS Significant
Impact
1 Jefferson St
@ Ave 48 42.8 D 47.3 D NO 48.4 D 50.3 D NO 50.3 D NO
2 Jefferson St
@ Ave 49 20.2 C 18.6 B NO 22.7 C 28.3 C NO 28.3 C NO
3 Ave 50 @
Park Ave 19.1 B 22.6 C NO 20.7 C 23.9 C NO 23.9 C NO
4 Jefferson St
@ Ave 50 43 D 15.4 B NO 46.2 D 52.6 D NO 44.5 D NO
5 Ave 50 @
Madison St 19.9 B 21.2 C NO 20.4 C 16.8 B NO 16.8 B NO
6 Jefferson St
@ Pomelo 10.3 B 11.8 B NO 12.4 B 14.4 B NO 14.4 B NO
7 Jefferson St
@ Ave 52 9.9 A 11.3 B NO 19.5 C 26.2 D NO 26.2 D NO
8 Jefferson St @
N project dwy 16.2 C 28.1 D NO 19.4 C 42.3 E NO 21.1 C NO
9 Ave 50 @
E project dwy --#N/A 45.3 E NO --#N/A 36.4 E NO 24.2 C NO
* average vehicle delay calculated in seconds for all approaches at traffic signals and roundabouts and for driveway approaches only at driveway locations
Table 13: Intersection LOS Analysis Summary – PM Peak Hour
Existing
Conditions
(2019)
Existing Conditions
+ Project Traffic
Opening Day
Conditions
(2021)
Opening Day
Conditions
+ Project Traffic
Opening Day
+ Project Traffic with
Improvements
Intersection
Table 12: Intersection LOS Analysis Summary – AM Peak Hour
Existing
Conditions
(2019)
Existing Conditions
+ Project Traffic
Opening Day
Conditions
(2021)
Opening Day
Conditions
+ Project Traffic
Opening Day
+ Project Traffic with
Improvements
Intersection
32
1 ATTACHMENT 6
2
3
CONDITIONS OF APPROVAL – ADDED AND REVISED
PAVILION PALMS SHOPPING CENTER
Page 1 of 4
SDP 2017-0009 Conditions of Approval
3.Pad Buildings 1, 2, 3, 6, 8, and 9 shall require, prior to construction of any
structures, a Site Development Permit to be reviewed and approved by the
Planning Commission at a public hearing.
24.A.2.e. 6-foot wide sidewalk—The applicant shall revise the site plan and
landscape plan to include a non-curb adjacent 6-foot wide sidewalk along
Avenue 50 at a minimum distance of 4 feet from the street curb. The site plan
and landscape plan shall be reviewed and approved by the City Engineer and
Planning Manager prior to construction.
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.
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.
75.Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Commission for their approval. Exterior
lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting)
and 9.150.080 (Parking Facility Design Standards). All freestanding lighting
shall not exceed 20 feet in height and shall be shielded to minimize trespass
of light off the property. Any illuminated carports shall be included in the
photometric study as part of the final lighting plan submittal.
ATTACHMENT 7
CONDITIONS OF APPROVAL – ADDED AND REVISED
PAVILION PALMS SHOPPING CENTER
Page 2 of 4
115. Applicant/Developer shall add metal louvres as a decorative element to the
fuel center canopy consistent with the architecture of the convenience store
building. The metal louvres shall be reviewed and approved during building
plan check.
116. The size of Building 7 shall be reduced from 3,000 square feet to 825 square
feet and shall not include the sale of alcoholic beverages.
117. Public Art shall be dedicated on the project site or the Applicant/Developer
shall pay a development fee pursuant to the requirements of Municipal Code
Chapter 2.65 Art in Public Places.
118. All vacant pads shall be planted with drought tolerant landscaping and/or
decomposed granite and shall include fencing as appropriate so long as they
are vacant. Any landscaping on vacant pads shall be irrigated and maintained
regularly. The final landscape plan for the project shall include plans for
fencing, landscaping, irrigation (as applicable), and maintenance for vacant
pads. The final landscape plan must be reviewed and approved by the Planning
Commission at a public hearing prior to construction. If, after two years from
the opening of the Pavilions store, any pads remain vacant, the applicant shall
fully convert any such vacant pads into enhanced landscaping consistent with
the design and planting materials approved in the final landscape plan
throughout the balance of the shopping center, to the satisfaction of the
Planning Manager. The applicant shall enter into a SIA covering these
improvements and post separate security for the cost to install landscaping on
each vacant pad. This obligation will remain in effect on each vacant pad until
those vacant pads are ultimately built out.
119. The project sign program shall be reviewed and approved by the Planning
Commission at a public hearing prior to construction.
120. The height of parking lot lighting shall be modified to heights consistent with
existing commercial centers in the Community Commercial Zone, not to
exceed 20 feet, and shall be approved by the Planning Commission prior to
construction.
121. The applicant shall install a minimum of 12 electric charging facilities in the
anchor tenant’s parking lot.
122. The landscape architect shall identify standards for planting, irrigation and
maintenance in the final landscape plan and the standards shall be included in
Covenants, Conditions, and Restrictions (CC&Rs) which shall be recorded on
the Property and shall be reviewed and approved by the City.
CONDITIONS OF APPROVAL – ADDED AND REVISED
PAVILION PALMS SHOPPING CENTER
Page 3 of 4
123. Applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the
Property. The CC&Rs shall (1) require minimum covenants for satisfactory,
perpetual maintenance obligations on the Property; (2) name the City of La
Quinta as an express third party beneficiary; (3) be reviewed and approved by
the City Attorney’s Office prior to recordation; and (4) state that the CC&Rs
cannot be amended without prior written consent of the City.
124. Applicant shall execute and record a maintenance agreement with the
Renaissance HOA and the Palmilla HOA. The agreement shall (1) be imposed
as an equitable servitude on the Property (2) require satisfactory, perpetual
maintenance of the Property, (3) name the City as an express third party
beneficiary; (4) be reviewed and approved by the City Attorney’s Office prior
to recordation; and (5) state that the maintenance agreement cannot be
amended without prior written consent of the City. If the applicant shows
substantial evidence that the Renaissance and Palmilla HOA’s are not
negotiating in good faith, the applicant may provide the evidence to the Design
and Development Department and request removal of this condition.
Tentative Parcel Map 2017-0003 Conditions of Approval:
22.A.2.e. 6-foot wide sidewalk—The applicant shall revise the site plan and
landscape plan to include a non-curb adjacent 6-foot wide sidewalk along
Avenue 50 at a minimum distance of 4 feet from the street curb. The site plan
and landscape plan shall be reviewed and approved by the City Engineer and
Planning Manager prior to construction.
75. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Commission for their approval. Exterior
lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting)
and 9.150.080 (Parking Facility Design Standards). All freestanding lighting
shall not exceed 20 feet in height and shall be shielded to minimize trespass
of light off the property. Any illuminated carports shall be included in the
photometric study as part of the final lighting plan submittal.
81. All vacant pads shall be planted with drought tolerant landscaping and/or
decomposed granite and shall include fencing as appropriate so long as they
are vacant. Any landscaping on vacant pads shall be irrigated and maintained
regularly. The final landscape plan for the project shall include plans for
fencing, landscaping, irrigation (as applicable), and maintenance for vacant
pads. The final landscape plan must be reviewed and approved by the Planning
Commission at a public hearing prior to construction. If, after two years from
the opening of the Pavilions store, any pads remain vacant, the applicant shall
CONDITIONS OF APPROVAL – ADDED AND REVISED
PAVILION PALMS SHOPPING CENTER
Page 4 of 4
fully convert any such vacant pads into enhanced landscaping consistent with
the design and planting materials approved in the final landscape plan
throughout the balance of the shopping center, to the satisfaction of the
Planning Manager. The applicant shall enter into a SIA covering these
improvements and post separate security for the cost to install landscaping on
each vacant pad. This obligation will remain in effect on each vacant pad until
those vacant pads are ultimately built out.
Background
Correspondence received regarding
RVs and large vehicles
• Item placed on agenda for further
discussion
RV Definition
All trailers or vehicles placed on
t ra i I e rs
- Boat, watercraft or other vehicle
Vehicles used for temporary
habitation
— Motorhomes, travel trailers
RV Regulations
• RV Parking allowed in RVL, RL and RC
• RVL and RL Zones
- No parking in front yard
- May park in side or rear yards
- Must be screened
- Parking surface may not be native soil or
grass
RV Regulations
• RC Zone
- May park in front, side or rear yards
- Parking surface may not be native soil or
grass
- May park on lot adjacent to permanent
residence on appropriate pad
- RVs may not extend over sidewalk, curb or
travelway
Large Vehicle Regulations
• Section 12.32.110
Commercial and construction
vehicles may park in residential
areas on private property and public
rights -of -way only if screened from
public view and adjacent properties
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Planning Commission Meeting
December 10,F 2019
PHI - Tentative Tract Map 2019-0002
Montage Residences
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Background
• The SilverRock Specific Plan approved in 2006
— Amended in 2015 to include residential villas
associated with the Montage Hotel
Site Development Permit (SDP) 2016-0005
approved in 2016, included villas' layout
TTM 2019-0002 conforms to the preliminary
layout included in SDP 2016-0005
Located northwest of the Montage Hotel
property
12/12/2019
Villa Designs (SDP 2015-0005)
Proposal
• Tentative Tract Map to subdivide 13.9
acres into 29 single family lots.
• Minimum lot size: 12,127 SF
• Average lot size: 16,840 SF
• Private street.
• Open space and guest parking areas.
12/12/2019
12/12/2019
Planning commission Meeting
December 10. 2019
PH2 - Pavilion Palms Shopping
Center
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Vicinity Map
Proposal
Requested Entitlements
—Specific Plan Amendment 2017-0002
—Tentative Parcel Map 2017-0003
—Site Development Permit 2017-0009
—Environmental Assessment 2017-0006
Specific Plan Amendment
• 18 ft. minimum landscape setback
• Fuel center to be permitted use
instead of requiring CUP
only when coupled with anchor tenant
• Allow retail stores over 50,000 sq. ft.
without MUP
Site Plan
M" l ;
Site Plan Revisions
• Four gathering spaces added
- Tables and chairs, covered patio areas, games
areas and other interactive displays, public art
• Pergolas on the south side of the site added
• Shade structure over the central parking
rows added
- Main parking area in front of Pavilions
Provides covered pedestrian link from Pavilions
to perimeter pads
12/12/2019
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QATHERING PLACE A PUBLIC ART WORK 1 PUBLIC ART WORK 3 SIDE UVATRON FRONT ELEVATION
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Site Plan Revisions
• Direct sidewalk connections from
Jefferson St and Ave 50 added
• Condition added to fully landscape
vacant pads
— If still vacant after two years of the
Pavilions opening
• Revised the height of the light poles to
be no taller than 20 feet
12/12/2019
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Landscape Plan Revisions
• Includes additional tree wells in the
parking area
• Shade trees such as acacia, palo verde
and African sumac added
• Date palms placed at corners of
entrances to create a better sense of
arrival
Landscape Plan
Environmental Assessment
• Initial Study was prepared in 1998 for
original approval
— New proposal substantially similar to
original
• Initial Study for proposal analyzed the
s.f. difference of new project
• Mitigation measures are proposed to
reduce impacts to less than significant
Recommendation
• Adopt a Resolution recommending the City
Council adopt Environmental Assessment 2017-
0006
• Adopt a Resolution recommending the City
Council approve Specific Plan 2017-0002,
Amendment No. 2 SP 1998-034, Tentative Parcel
Map 2017-0009 JPM 37370), and Site
Development Permit 2017-0009, subject to the
findings and conditions of approval
12/12/2019
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Existing Conditions
Existing Conditions
Existing Conditions
Citrus Plaza inn v tr-Ow-wa-ra-
Existing Conditions
Existing Conditions
Other CC Shoanina Centers