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2021 01 26 PCPLANNING COMMISSION AGENDA 1 JANUARY 26, 2021 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, JANUARY 26, 2021 AT 5:00 P.M. ****************************** SPECIAL NOTICE Teleconferencing and Telephonic Accessibility In Effect Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, N-35-20, and N-60-20 executed by the Governor of California, and the directives under the “Regional Stay At Home Order” from the California Department of Public Health, in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), members of the Planning Commission, the City Attorney, City Staff, and City Consultants may participate in this meeting by teleconference. Additionally, pursuant to the above-referenced executive orders, the public is not permitted to physically attend at City Hall the meeting to which this agenda applies, but any member of the public may listen or participate in the open session of this meeting as specified below. Members of the public wanting to listen to this meeting may do so by tuning-in live via http://laquinta.12milesout.com/video/live. Members of the public wanting to address the Planning Commission, either for public comment or for a specific agenda item, or both, are requested to send an email notification to the Planning Commission Secretary Tania Flores at TFlores@LaQuintaCA.Gov , and specify the following information: 1) Full Name 4) Public Comment or Agenda Item Number 2) City of Residence 5) Subject 3) Phone Number 6) Written or Verbal Comments The email “subject line” must clearly state “Written Comments” or “Verbal Comments.” Planning Commission agendas and staff reports are now available on the City’s web page: www.LaQuintaCA.Gov PLANNING COMMISSION AGENDA 2 JANUARY 26, 2021 Verbal public comments – requests to speak must be emailed to the Commission Secretary no later than 4:00 p.m. on the day of the meeting; the City will facilitate the ability for a member of the public to be audible to the Planning Commission and general public for the item(s) by contacting him/her via phone and queuing him/her to speak during the discussion. Only one person at a time may speak by telephone and only after being recognized by the Planning Commission’s Chairperson. Written public comments, received prior to the adjournment of the meeting, will be distributed to the Planning Commission, incorporated into the agenda packet and public record of the meeting, and will not be read during the meeting unless, upon the request of the Planning Commission Chairperson, a brief summary of any public comment is asked to be read, to the extent the Commission Secretary can accommodate such request. It would be appreciated that any email communications for public comments related to the items on the agenda, or for general public comment, are provided to the Design and Development Department at the email address listed above prior to the commencement of the meeting. If that is not possible, and to accommodate public comments on items that may be added to the agenda after its initial posting or items that are on the agenda, every effort will be made to attempt to review emails received by the Design and Development Department during the course of the meeting. The Planning Commission’s Chairperson will endeavor to take a brief pause before action is taken on any agenda item to allow the Commission Secretary to review emails and share any public comments received during the meeting. All emails received by the Commission Secretary, at the email address above, until the adjournment of the meeting, will be included within the public record relating to the meeting. ****************************** CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, McCune, Nieto, and Chairperson Proctor 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 email “Written Public Comments” to TFlores@LaQuintaCA.Gov and limit your comments to three (3) minutes (approximately 350 words). The 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 the Brown Act [Government Code Section 54654.2(b)]. PLANNING COMMISSION AGENDA 3 JANUARY 26, 2021 CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS CONSENT CALENDAR NOTE: Consent Calendar items are routine in nature and can be approved by one motion. PAGE 1. APPROVE MEETING MINUTES OF NOVEMBER 24, 2020 5 Declarations regarding Public Contacts BUSINESS SESSION - NONE STUDY SESSION PAGE 1. REVIEW AND PROVIDE GUIDANCE ON MODIFIED DESIGN OF THE SITE AT THE CORNER OF JEFFERSON STREET AND AVENUE 50 WITHIN THE PROPOSED PAVILION PALMS SHOPPING CENTER; LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET 10 PUBLIC HEARINGS PAGE 1. ADOPT A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2020- 0001 FOR THE CONSTRUCTION OF A MONOPALM WIRELESS TELECOMMUNICATION FACILITY WITHIN THE EXTRA SPACE STORAGE FACILTY CEQA: THE PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: 79-120 CORPORATE CENTER DRIVE (WITHIN EXTRA SPACE STORAGE FACILITY) [RESOLUTION NO. 2021-001] 14 2. ADOPT RESOLUTIONS TO RECOMMEND ADOPTION OF A SUBSEQUENT MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2020-0001) AND APPROVAL OF SPECIFIC PLAN 2020-0001, SITE DEVELOPMENT PERMIT 2020-0001, TENTATIVE PARCEL MAP 2020-0001, AND VARIANCE 2020-0001 FOR CONSTRUCTION OF A 40-UNIT RESIDENTIAL APARTMENT PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A SUBSEQUENT MITIGATED NEGATIVE DECLARATION UNDER ENVIRONMENTAL ASSESSMENT 2020-0001; LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE [RESOLUTION NO. 2021-002] 48 REPORTS AND INFORMATIONAL ITEMS - NONE COMMISSIONERS’ ITEMS - NONE PLANNING COMMISSION AGENDA 4 JANUARY 26, 2021 STAFF ITEMS - NONE ADJOURNMENT The next regular meeting of the Planning Commission will be held on February 9, 2021, commencing at 5:00 p.m. with the Call to Order, at the City Hall Council Chamber, 78-495 Calle Tampico, La Quinta, California. DECLARATION OF POSTING I, Tania Flores, Commission Secretary, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of January 26, 2021, 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 January 22, 2021. DATED: January 22, 2021 TANIA FLORES, 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 (760) 777-7023, 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 (760) 777-7023. 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 24, 2020 PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 24, 2020 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 5:00 p.m. by Chairperson Proctor. This meeting was held by teleconference pursuant to Executive Orders N-25-20, N- 29-20, N-33-20, and N-35-20, executed by the Governor of California in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions of the Ralph M. Brown Act (Government Code § 54950 et seq.). PRESENT: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, Nieto, and Chairperson Proctor ABSENT: Commissioner McCune STAFF PRESENT: Design & Development Director Danny Castro, Planning Manager Cheri L. Flores, Senior Planner Carlos Flores, Commission Secretary Sijifredo Fernandez PLEDGE OF ALLEGIANCE Commissioner Libolt Varner led the Planning Commission in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA There were no requests to speak under the Public Comment on Matters Not on the Agenda’ section of the meeting and staff continued to monitor emails should written comments or requests for verbal comments be received. CONFIRMATION OF AGENDA Commission concurred and the agenda was confirmed. Commissioner Libolt Varner said she would recuse herself from discussion and vote on Business Session No. 2 and Public Hearing No. 1 due to a potential conflict of interest stemming from a business relationship with her previous employer, MSA Consulting. CONSENT CALENDAR ITEM NO. 1 5 PLANNING COMMISSION MINUTES 2 NOVEMBER 24, 2020 ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATION- NONE CONSENT CALENDAR 1. APPROVAL OF MINUTES DATED OCTOBER 27, 2020 Commissioner Bettencourt shared his disappointment of staff not providing additional details on the minutes regarding the Wave project considering the magnitude of the project. MOTION – A motion was made and seconded by Commissioners Caldwell/Libolt Varner to approve the Consent Calendar as submitted. AYES: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, Nieto, and Chairperson Proctor. NOES: None. ABSENT: Commissioner McCune. ABSTAIN: None. Motion passed unanimously. DECLARATIONS REGARDING COMMISSION PUBLIC CONTACTS – No public contact to report. BUSINESS SESSION- NONE 1. APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS OF DECEMBER 22, 2020 AND JANUARY 12, 2021 Planning Manager Cheri L. Flores presented the staff report which is on file in the Design and Development Department. MOTION – A motion was made and seconded by Commissioners Caldwell/Nieto to approve the cancellation of regular planning commission meeting of December 22, 2020 and January 12, 2021. AYES: Commissioners Bettencourt, Caldwell, Currie, Libolt Varner, Nieto, and Chairperson Proctor. NOES: None. ABSENT: Commissioner McCune. ABSTAIN: None. Motion passed unanimously. 2. ADOPT A RESOLUTION RECOMMENDING TO THE CITY COUNCIL TO ADD A PROVISION TO SPECIFIC PLAN 2017-0002 TO ALLOW FOR TALLER BUILDING HEIGHT ALONG IMAGE CORRIDORS FOR THE PAVILION PALMS SHOPPING CENTER PROJECT; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET Planning Manager Cheri L. Flores presented the staff report which is on file in the Design and Development Department. Staff responded to Commission inquiries and comments regarding:  The scope of what is being recommend by this resolution. 6 PLANNING COMMISSION MINUTES 3 NOVEMBER 24, 2020  The impacts of the change in language will have other buildings on site.  If it would be possible for the applicant to provide a line of sight exhibit from Pamilla to determine the visual impact of the additional height. PUBLIC SPEAKER: Mr. Philip Spencer, La Quinta – shared his concern about the increase in height to the buildings blocking the visibility to the Pavilion Store. Mr. Spencer questioned why the developer is looking to make changes to the Specific Plan this late in the project. He mentioned La Quinta is a destination location and this was a miss use of a prominent corner. PUBLIC SPEAKER: Ms. Leila Namvar, La Quinta - shared her concern with the revision to height of the buildings in the corner, Ms. Namvar stated this revision does not match the purpose and intent of human scale architecture. She had concerns with the parking and drive-through stacking along building one. Ms. Namvar also questioned whether the gas station had been removed from the project. PUBLIC SPEAKER: Mr. Greg Bever, applicant, Lundin Development Company Rancho Mirage – introduced himself and introduced the Project architect Jeff Herbst of MCG Architecture. PUBLIC SPEAKER: Mr. Jeff Herbst, MCG Architecture – addressed questions and concerns regarding visibility of the slanted roof and material, which is a white TPO application (thermoplastic roof). He stated that no mechanical equipment shall be placed on top of the slanted roof section. The proposed glass material is a spandrel glass application and allows for creative color applications and the spandrel glass allows for the reduction in heat. Commissioner Currie shared concerns about the space in between the two buildings seem more of an alley way rather than a plaza; the architectural design being inconsistent with the general area and the increase in height is not in keeping with the image corridor. Chairperson Proctor stated that the proposed scale and volume of these corner buildings are overwhelming and are out of proportion and that this corner was meant to be meant to be iconic, but these buildings will be iconic for the wrong reasons. MOTION – A motion was made and seconded by Commissioners Bettencourt/Caldwell to adopt a resolution recommending to the City Council to add a provision to the Specific Plan 2017-0002 to allow for taller building height along image corridors for the pavilion palms shopping center project. AYES: Commissioners Bettencourt and Caldwell. NOES: Commissioners Currie, Nieto, and Chairperson Proctor. ABSENT: Commissioners Libolt Varner and McCune. ABSTAIN: None. Motion did not pass. STUDY SESSION- NONE 7 PLANNING COMMISSION MINUTES 4 NOVEMBER 24, 2020 PUBLIC HEARINGS 1. ADOPT A RESOLUTION RECOMMENDING APPROVAL OF SITE DEVELOPMENT PERMIT 2020-0006 (SDP 2013-924, AMENDMENT 1) TO AMEND SIGNATURE AT PGA WEST SINGLE FAMILY RESIDENTIAL PLANS CEQA: THE PROJECT IS CONSISTENT WITH PREVIOUSLY CERTIFIED SUBSEQUENT ENVIRONMENTAL IMPACT REPORT COMPLETED FOR EDEN ROCK AT PGA WEST SPECIFIC PLAN. LOCATION: WITHIN THE PGA WEST SPECIFIC PLAN AREA. Senior Planner Flores presented the staff report which is on file in the Design and Development Department. Staff responded to Commission questions regarding the cause of this application not being a staff level decision, that it exceeded the thresholds of being conducted at a staff level; clarified how units can be plotted in the development; clarified that development standards aren’t changing. PUBLIC SPEAKER: Mr. Todd Cunningham, applicant – addressed questions regarding changes to the project PUBLIC SPEAKER: Ms. Jennifer Jenkins, PGA West HOA Representative – spoke in support of the project PUBLIC SPEAKER: Mr. Domenic Provenzano, PGA West – spoke in support of the project PUBLIC SPEAKER: Mr. Ben Dobbs, PGA West Representative – was unable to be reached by staff but Mr. Dobbs was in support of the project MOTION – A motion was made and seconded by Commissioners Bettencourt/Caldwell to adopt Planning Commission Resolution approving Site Development Permit 2020-0006 and determine that the project is consistent with previously certified subsequent environmental impact report California Environmental Quality Act (CEQA) subject to the Findings and Conditions of Approval. AYES: Commissioners Bettencourt, Caldwell Currie, Nieto, and Chairperson Proctor. NOES: None. ABSENT: Commissioner Libolt Varner and McCune. ABSTAIN: None. Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS - NONE COMMISSIONERS’ ITEMS Commissioner Bettencourt requested staff to provide a status update regarding the adjacent Vista Santa Rosa and Bermuda Dunes communities. He also requested information on a proposed project in Vista Santa Rosa and, if possible, to invite the 8 PLANNING COMMISSION MINUTES 5 NOVEMBER 24, 2020 chair of the local agency formation commission to speak about their work. Staff will return with information regarding the community meetings on a future agenda. STAFF ITEMS – NONE ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Caldwell/Nieto to adjourn at 6:25 p.m. Motion passed unanimously. Respectfully submitted, SIJIFREDO FERNANDEZ, Commission Secretary City of La Quinta, California 9 City of La Quinta CITY COUNCIL MEETING: January 26, 2021 STAFF REPORT AGENDA TITLE: REVIEW AND PROVIDE GUIDANCE ON MODIFIED DESIGN OF THE SITE AT THE CORNER OF JEFFERSON STREET AND AVENUE 50 WITHIN THE PROPOSED PAVILION PALMS SHOPPING CENTER; LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET RECOMMENDATION A. Review and provide guidance on modified design of the site at the corner of Jefferson Street and Avenue 50 within the proposed Pavilion Palms Shopping Center. EXECUTIVE SUMMARY •At the December 10, 2019 meeting, the Planning Commission (PC) recommended approval of the Pavilion Palms Shopping Center project to the Council. •Council has heard this item during public hearings on February 4, March 3, May 5, July 7, October 6, and December 15, 2020 where Council provided further direction to the applicant and recommended the PC review the design of the site at the corner of Jefferson Street and Avenue 50. The project will return to a Council public hearing on March 2, 2021. BACKGROUND/ANALYSIS The applicant requests a Specific Plan Amendment (SPA), TPM, Site Development Permit (SDP), and Environmental Assessment (EA) to construct an approximate 125,000 sq. ft. shopping center consisting of commercial/office and retail buildings. After four public hearings, PC at its December 10, 2019 meeting, recommended approval of the project to Council. Council has held six public hearings where they reviewed the proposal, considered public testimony, and asked the applicant to further revise the design of the site. One of the requests was for the applicant to shift buildings around on the site plan to create an iconic corner at Jefferson Street and Avenue 50 since it is a gateway to the City. The applicant has revised the site plan and created a plaza at this corner (Attachment 1). The design of the corner buildings presented to Council at their December 15 meeting included contemporary architectural style consistent with the remainder of the center and featured two buildings with slanted rooflines, “wings,” that converge upward toward each other, up to 35 feet, creating a walking corridor in between. STUDY SESSION ITEM NO. 1 10 This design was presented to PC prior to the December Council meeting, on November 24, where PC was asked to make a recommendation to Council regarding adding a provision to the proposed specific plan amendment to allow for taller building height along image corridors. PC voted to not add this provision (3 noes, 2 ayes, 1 recused, 1 absence) Additionally, Council was not satisfied with the proposed design and continued the public hearing until March 2, 2021 and asked that the PC review the design of the corner area and provide a recommendation to the Council before the March 2 meeting. To access the video/audio of the December 15, 2020 Council meeting on the Pavilion Palms project, click the link here: 12/15/2020 Council meeting: Pav Palms. The specific purpose of PC’s review is to consider a modified design with a priority to focus on the corner at Jefferson Street and Avenue 50, including reviewing the height restrictions in relation to the image corridor and design elements of Buildings 5 and 6, incorporating pedestrian-friendly access into the shopping center, focus on the corner being an entrance into La Quinta. With this guidance, the applicant has several design ideas for PC’s consideration to be presented at the meeting. Prepared by: Cheri Flores, Planning Manager Approved by: Danny Castro, Design and Development Director Attachments: 1. Site Plan and corner renderings, December 2020 11 ATTACHMENT 112 Jefferson Street and Avenue 50 Perspectives Street View Plaza View 13 City of La Quinta PLANNING COMMISSION MEETING: JANUARY 26, 2020 STAFF REPORT AGENDA TITLE: ADOPT A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2020-0001 FOR THE CONSTRUCTION OF A MONOPALM WIRELESS TELECOMMUNICATION FACILITY WITHIN THE EXTRA SPACE STORAGE FACILTY CEQA: THE PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: 79-120 CORPORATE CENTER DRIVE (WITHIN EXTRA SPACE STORAGE FACILITY) PROJECT INFORMATION PROJECT: AT&T MONOPALM EXTRA SPACE APPLICANT: EUKON GROUP FOR AT&T MOBILITY OWNER: EXTRA SPACE OF LA QUINTA ADAMS CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROPOSED PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: 79-120 CORPORATE CENTER DR; APN: 600-390-011 RECOMMENDATION Adopt a resolution approving Conditional Use Permit 2020-0001 and determine that the project is exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15303, New Construction or Conversion of Small Structures. EXECUTIVE SUMMARY •Eukon Group (Applicant), courtesy of AT&T, is requesting approval of an 84-foot tall monopalm telecommunications tower at the Extra Space Storage Facility to fill a gap in AT&T service (Attachment 1). •Twelve antenna panels will be attached to the tower. Associated ground- mounted mechanical equipment will be located behind the wall enclosure near the tower. PUBLIC HEARING ITEM NO. 1 14 BACKGROUND/ANALYSIS The project site is within an existing Extra Space Storage Facility (Facility), near the rear portion of the property (Attachment 2). The Facility is located north of Corporate Center Drive and east of Adams Street. This site was chosen after identification by AT&T of a gap in coverage as identified on their submitted radio frequency (RF) map (Attachment 3). Telecommunications facilities, such as monopalm cell towers, are regulated by Chapter 9.170 of the La Quinta Municipal Code (Code) and allow for towers up to 100 ft. in height. Applicant is requesting a Conditional Use Permit (CUP) for construction of an 84-foot tall monopalm within the Facility, including a total of twelve (12) antenna panels at a 76-foot height, which will be camouflaged with faux palm fronds (Attachment 4). The tower lease area will be a total of 606 square feet, including the ground-mounted support equipment area, back up generator and cell cabinets, strategically placed for best coverage and least impact (Attachment 5). The location of the tower lease area will be in the northwest corner of an existing parking area for the Facility and will include removal of two (2) parking spaces, which is acceptable for the Facility’s parking due to the site currently being overparked for its use. Support equipment, including backup generator and cell cabinets, are proposed to be ground- mounted within a 606 square foot equipment enclosure. The enclosure will be within a walled area, completed with a 10’ tall CMU walls and a wrought iron access gate for additional screening. The placement of the monopalm is within proximity to an existing 73’ tall monopalm tower, which includes two live palm trees, and will be approximately 200 feet west of the existing tower. An additional 40-foot palm tree similar to those existing shall be planted near this tower to further stealth the monopalm. AGENCY AND PUBLIC REVIEW 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. All applicable comments 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 January 16, 2021 and was sent to property owners and occupants within a 500- foot radius of the project site. No comments have been received as of this date. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15303 (Class 3) of the 15 California Environmental Quality Act for new construction or conversion of small structures since the monopalm and associated ground-mounted equipment contains a small footprint. Prepared by: Siji Fernandez, Associate Planner Approved by: Danny Castro, Design and Development Director Attachments: 1.Project Information 2.Vicinity Map 3.RF Map 4.CUP Plan Set 5.Renderings 16 PLANNING COMMISSION RESOLUTION 2021 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A WIRELESS TELECOMMUNICATION FACILITY WITHIN THE EXTRA SPACE STORAGE PROPERTY AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of January 2021, hold a duly noticed Public Hearing to consider a request by Eukon, courtesy of AT&T, for approval of a wireless telecommunication monopalm tower and mechanical equipment, generally located at the Extra Space Storage Facility more particularly described as: APN: 777-070-043 79-120 CORPORATE CENTER DRIVE WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 16, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.170.090 of the Municipal Code to justify approval of said Conditional Use Permit: 1. Consistency with General Plan The design of the proposed wireless facility is consistent with La Quinta General Plan, which requires utilities and communication facilities to be available, adequate and convenient for all residents. The applicant has determined that a need for this type of service, in this general area, exists and providing such a facility will help to ensure that the public has access to such services. The placement of the telecommunication facility at this site will have a negligible impact on the surrounding public thoroughfares and land uses. 2. Public Welfare The proposed wireless facility will not create conditions materially detrimental to the public health, safety and general welfare. The facility 17 Planning Commission Resolution 2021 - xxx Conditional Use Permit 2020-0001 Applicant: Eukon Group Adopted: January 26, 2021 Page 2 of 3 will provide enhanced communication services to the surrounding area, including emergency and public safety communications. The wireless facility is required to comply with the American National Standard Institute (ANSI) standards for professionally acceptable radio frequency emissions to ensure the antennas will not interfere with the surrounding land uses. 3. Visual Impacts The proposed wireless telecommunication facility minimizes adverse visual impacts through careful design and site placement. The facility utilizes a small footprint and is proposed as a monopalm. The equipment will be in an enclosed area and the monopalm will also include an additional live palm tree for additional visual stealth of the telecommunication facility. 4. Tower Design The proposed wireless telecommunication facility is designed at the minimal height to achieve the service provider’s objectives for coverage within this portion of the community. The proposed 84-foot monopalm wireless communications facility, as conditioned, is consistent with City of La Quinta development standards for wireless telecommunication facilities. 5. Justification The proposed wireless telecommunication facility is necessary, as shown in the applicant’s justification letter, to continue and improve community access to wireless service from the project site. Therefore, this facility is necessary to improve community access to wireless services. 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 exempt from CEQA pursuant to Section 15303 of the CEQA Guidelines. SECTION 3. That it does hereby approve Conditional Use Permit 2020-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. 18 Planning Commission Resolution 2021 - xxx Conditional Use Permit 2020-0001 Applicant: Eukon Group Adopted: January 26, 2021 Page 3 of 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of January 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _______________________________ MICHAEL PROCTOR, Chairperson City of La Quinta, California ATTEST: _______________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 19 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 1 OF 7 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 Conditional Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Conditional Use Permit 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.laquintaca.gov. 3. This Conditional Use Permit shall expire on January 26, 2023 and shall become null and void in accordance with Municipal Code Section 9.200.080, unless the use has been established. A time extension may be requested per LQMC Section 9.200.080 4. Any expansion or substantial modifications to the approved plan shall require an amendment of this Conditional Use Permit. Minor modifications to this Conditional Use Permit shall be considered by the Design and Development Director and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. 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 Public Works Department (Grading Permit, Green Sheet (Public Works Development Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • La Quinta Building and Safety Division for Building Permits • 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 • South Coast Air Quality Management District Coachella Valley 20 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 2 OF 7 • Federal Communication Commission • Federal Aviation Administration The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. 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. 7. 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. 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. 8. 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). 9. The submitted preliminary plans appear to propose no or minimal grading and may not require a grading permit (see exceptions in Municipal Code Section 8.80.040). If a grading permit is required, a precise grading plan prepared by a Civil Engineer registered in California and a Soils Report prepared by a professional registered in California must be approved by the City Engineer prior to the commencement of grading. Other engineered improvement plans prepared for City approval that are not listed shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. “On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 21 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 3 OF 7 Building plans and structural calculations shall be submitted for review and approval by the Building and Safety Division. PRECISE GRADING 10. If a grading permit is required, the applicant shall comply with the provisions of LQMC Section 8.80 (Grading). 11. 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 qualified engineer, B. A preliminary geotechnical (“soils”) report prepared by a qualified engineer, All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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. UTILITIES 12. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 13. The applicant shall obtain an encroachment permit and 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 electric vaults, water valves, and telephone stands, to ensure optimum placement for safety, practical and aesthetic purposes. 14. Underground utilities shall be installed prior to overlaying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements as required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. LANDSCAPE AND IRRIGATION 15. The applicant shall comply with LQMC Section 13.24.140 (Landscaping Plans). 16. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway Transportation Officials (AASHTO) “A Policy on Geometric Design of Highways and Streets” latest edition, in the design and/or installation of all landscaping and 22 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 4 OF 7 appurtenances abutting and within the private and public street right-of-way. 17. The applicant shall submit landscape plans for approval to plan checking by the Planning Division through application of a Final Landscape Plan. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD, prior to submittal for signature by the Planning Manager and/or the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and/or the City Engineer. 18. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager and/or City Engineer. 19. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 20. 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). 21. Landscaping shall consist of one (1) 40’ palm tree, as shown on preliminary landscape plan. 22. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Planning Manager a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 23. 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. 24. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway Transportation Officials (AASHTO) “A Policy on Geometric Design of Highways and Streets” latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 25. The applicant shall protect existing hardscape along the proposed construction area to include but not be limited to garden walls, landscaping, irrigation systems, curb and gutter, sidewalk and pavement, and existing building structures. Restoration to any damaged hardscape shall be to the satisfaction of the City of La Quinta. Any disturbed areas including landscaping shall be replaced in-kind. 23 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 5 OF 7 FEES AND DEPOSITS 26. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. PLANNING 27. The proposed telecommunication facility shall comply with all federal and state statutes, including, but not limited to, FCC licensing, NIER levels, and FAA requirements. No wireless telecommunication facility or combination of facilities shall produce, at any time; power densities that exceed current FCC adopted standards for human exposure for RF (Radio Frequency Radiation Exposure Standards) fields. Failure to comply with FCC Standards will result in the immediate cessation of operation of the wireless telecommunication facility. 28. All wireless telecommunication facilities shall be installed and maintained in compliance with the requirements of the Uniform Building Code, National Electrical Code, the City’s noise ordinance, and other applicable codes, as well as other restrictions specified in the permit and the La Quinta Municipal Code. The facility operator and the property owner shall be responsible for maintaining the facility in good condition, which shall include, but not be limited to, regular cleaning, painting, and general upkeep and maintenance of the site consistent with the facility’s original approval. 29. The panel antennas shall be mounted securely to the monopalm tower. All antennas and antenna arrays shall be painted to match the faux palm fronds and shall be shielded from view by the tower’s faux palm fronds. The final design of the screening material shall be approved by the Design and Department Director. 30. The fence and access gate on the equipment enclosure shall be of wrought-iron material with metal mesh screening. No chain link fencing shall be used. 31. The proposed monopalm shall be approved at a height of 84 feet. 32. Branches shall extend a minimum of 18 inches beyond the antenna arrays. 33. The monopalm structure shall include a minimum of fifty (50) fronds for maximum antenna screening. 34. One (1) live 40-foot Palm Tree shall be planted near the monopalm in order to help stealth the facility. 24 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 6 OF 7 35. Antennas, equipment, and all ancillary components shall be stealth to the maximum extent feasible. 36. The applicant shall negotiate in good faith for shared use by third parties; an owner generally will negotiate in the order in which requests for information are received, except an owner generally will negotiate with a party who has received an FCC license or permit before doing so with other parties. 37. AT&T, or successor, shall have a continuing obligation to respond to and resolve any and all complaints associated with any potential interference with frequencies related to residential and/or life safety communications and operations. Response shall be within 48 hours of receipt of notice of any such complaints. 38. AT&T, or successor, shall provide the Planning Division with the name and contact information of the maintenance representation who shall be available 24 hours a day, seven days a week to receive calls regarding facility maintenance. Response shall be within 48 hours on weekdays and within 72 hours on weekends/holidays of receipt of such notice of complaints. 39. The placement of the pole shall not interfere with the existing infrastructure and improvements at this location. The pole shall not be placed on a public paths-of- travel. 40. The wireless telecommunication facility operators are required to notify the City of La Quinta’s Planning Division within sixty (60) days of any change of ownership of the facility. 41. This telecommunication facility is subject to a ten-year review by the Planning Commission. The review will determine whether or not the originally approved telecommunication facility and accessory equipment are still in compliance with the conditions of approval, and that all radio frequencies are in compliance with FCC OET Bulletin 65. This report shall be prepared by a qualified licensed engineer. 42. The entire facility shall be maintained in a condition consistent with the conditions of this approval and, if the facility is not so maintained this approval is subject to revocation or other correcting actions as determined appropriate by the City. 43. No cables, conduit or other equipment on the monopalm tower pole shall be visible. All electrical work for the proposed antennas shall be contained within the monopalm tower cavity. 44. The entire facility shall be maintained in a condition consistent with the conditions of this approval with no visible deterioration of the faux palm treatment and all landscaping, including the required additional live palm tree and plantings around the equipment enclosure, in a live healthy status. If the facility is not so maintained, this 25 PLANNING COMMISSION RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T WIRELESS ADOPTED: JANUARY 26, 2021 PAGE 7 OF 7 approval is subject to revocation or other correcting actions as determined appropriate by the City. FIRE 45. Install a minimum size 2A10BC portable fire extinguisher located in the extinguisher cabinet. 46. NFPA 704 placarding is required to be displayed on the exterior of the facility of the specific hazard element. Ensure the correct NFPA hazard values are provided in the required sections (for facilities with fuel-fired generators). 47. Install an approved Knox Box on the exterior of the gate with a supply of tagged access keys to be stored within the Knox Box. 48. Provide site addressing by means of 6” numbers and letters completing the entire numeric and street name address. Characters shall be contrasting and reflectorized. 49. Office of the Fire Marshal shall review the new installation construction documents for compliance with these conditions along with applicable codes and standards. 50. Fuel storage for fuel-powered generators require separate and deferred submittal to the Office of the Fire Marshall. 51. Electrical energy storage systems in quantities exceeding levels identified in CFC Table 1206.2 require separate/deferred submittal to the Office of the Fire Marshal. BUILDING 52. The proposed structure including miscellaneous site support facility construction shall require permitting based on the applicable code at time of submittal for construction. 53. The applicant shall obtain facility addressing from the building division prior to submittal of plans for construction permitting and electrical service from Imperial Irrigation District. 54. Proposed construction shall comply with current building standards at the time of permit submittal. 26 Project Information CASE NUMBER: CONDITIONAL USE PERMIT 2020-0001 APPLICANT: EUKON GROUP FOR AT&T PROPERTY OWNER: EXTRA SPACE STORAGE FACILITY REQUEST: THE PLACEMENT OF A 84-FOOT TALL MONOPALM WIRELESS TELECOMMUNICATION TOWER AND MECHANICAL EQUIPMENT AT EXTRA SPACE STORAGE FACILITY LOCATION: 79-120 CORPORATE CENTER DR, APN: 600-390-011 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: COMMERCIAL PARK SURROUNDING ZONING/LAND USES: NORTH: FLOODPLAIN OPEN SPACE NATURAL SOUTH: REGIONAL COMMERCIAL/MAJOR COMMUNITY FACILITIES GENERAL COMMERCIAL EAST: COMMERCIAL PARK GENERAL COMMERCIAL WEST: REGIONAL COMMERCIAL GENERAL COMMERCIAL ATTACHMENT 1 27 ATTACHMENT 2 28 LTE Justification Plots Market Name:Los Angeles Site ID: :CSL06268 Site Name: :RAWLAND Site Address:79120 CORP CENTRE DRIVE, LA QUINTA, CA 92253 ATOLL Plots Completion Date: Mar 27, 2020 ATTACHMENT 3 29 Page 2 © 2008 AT&T Knowledge Ventures. All rights reserved. AT&T is a registered trademark of AT&T Knowledge Ventures. Propagation of the site plots are based on our current Atoll (Design tool) project tool that shows the preferred design of the AT&T 4G-LTE network coverage. The propagation referenced in this package is based on proposed LTE coverage of AT&T users in the surrounding buildings, in vehicles and at street level . For your reference, the scale shown ranges from good to poor coverage with gradual changes in coverage showing best coverage to marginal and finally poor signal levels. The plots shown are based on the following criteria: Existing: Since LTE network modifications are not yet On-Air. The first slide is a snap shot of the area showing the existing site without LTE coverage in the AT&T network. The Planned LTE Coverage with the Referenced Site: Assuming all the planned neighboring sites of the target site are approved by the jurisdiction and the referenced site is also approved and On-Air, the propagation is displayed with the planned legends provided. Without Target site: Assuming all the planned neighboring sites are approved by the jurisdiction and On-Air and the referenced site is Off-Air, the propagation is displayed with the legends provided. Assumptions 30 Page 3 © 2008 AT&T Knowledge Ventures. All rights reserved. AT&T is a registered trademark of AT&T Knowledge Ventures. LTE Coverage Before site CSL06268 CSL06268 31 Page 4 © 2008 AT&T Knowledge Ventures. All rights reserved. AT&T is a registered trademark of AT&T Knowledge Ventures. LTE Coverage After site CSL06268 CSL06268 32 Page 5 © 2008 AT&T Knowledge Ventures. All rights reserved. AT&T is a registered trademark of AT&T Knowledge Ventures. LTE Coverage standalone site CSL06268 CSL06268 33 Coverage Legend In-Building Service:In general, the areas shown in dark green should have the strongest signal strength and be sufficient for most in-building coverage. However, in-building coverage can and will be adversely affected by the thickness/construction type of walls, or your location in the building (i.e., in the basement, in the middle of the building with multiple walls, etc.) In-Transit Service: The areas shown in the yellow should be sufficient for on- street or in-the-open coverage, most in-vehicle coverage and possibly some in-building coverage. Outdoor Service:The areas shown in the purple should have sufficient signal strength for on-street or in-the-open coverage, but may not have it for in- vehicle coverage or in-building coverage. 34 ATTACHMENT 4 35 36 37 38 39 40 41 42 43 Date: 8/11/2020 Site Name: AT&T CLU6828 Address: 79120 Corporate Center Dr. La Quinta, CA 92253 Applicant: AT&T 1452 Edinger Ave. Tustin, CA 92780 Contact: Gina Pappas Eukon Group 65 Post, Suite 1000 Irvine, CA 92618 gina.pappas@eukongroup.com Certificate of Authenticity / Disclaimer: Eukon Group warrants that this photo simulation is an accurate representation of the proposed site based upon the project plans and additional information provided by the Applicant. The final constructed site may vary. Prepared by: Anika Denton Graphic Detail Productions ajdenton@gdprod.com S I T E P H O T O S I M U L A T I O N SS I T E P H O T O S I M U L A T I O N S Images from Google Earth 2017© Subject Site 1 3 X2 ATTACHMENT 5 44 Image from Google Earth 2017© Proposed AT&T panel antennas mounted on new 84' monopalm with 40' live palm Existing Photosimulation 1 Subject Site X Graphic Detail Productions 8848 Garibaldi Ave. Temple City, CA 91780 (323) 445-6294 Date: Site Id: Address:8/11/2020 AT&T CLU6828 79120 Corporate Center Dr. La Quinta, CA 92253 View 1 Looking north from Corporate Center Dr. toward subject site. Eukon Group 65 Post, Suite 1000 Irvine, CA 92618 (949) 577-3838 AT&T 6591 Irvine Center Dr. Suite 100 Irvine, CA 92618 45 View 2 Looking east from across Adams St. toward subject site. Image from Google Earth 2017© Proposed AT&T panel antennas mounted on new 84' monopalm with 40' live palm Existing Photosimulation 2 Subject Site X Graphic Detail Productions 8848 Garibaldi Ave. Temple City, CA 91780 (323) 445-6294 Date: Site Id: Address:8/11/2020 AT&T CLU6828 79120 Corporate Center Dr. La Quinta, CA 92253 Eukon Group 65 Post, Suite 1000 Irvine, CA 92618 (949) 577-3838 AT&T 6591 Irvine Center Dr. Suite 100 Irvine, CA 92618 46 Eukon Group 65 Post, Suite 1000 Irvine, CA 92618 (949) 577-3838 Graphic Detail Productions 8848 Garibaldi Ave. Temple City, CA 91780 (323) 445-6294 Image from Google Earth 2017© Proposed AT&T panel antennas mounted on new 84' monopalm with 40' live palm Date: Site Id: Address:8/11/2020 AT&T CLU6828 79120 Corporate Center Dr. La Quinta, CA 92253 Existing Photosimulation 3 Subject Site X View 3 Looking south from Blackhawk Way toward subject site. AT&T 6591 Irvine Center Dr. Suite 100 Irvine, CA 92618 47 City of La Quinta PLANNING COMMISSION MEETING: January 26, 2021 STAFF REPORT AGENDA TITLE: ADOPT RESOLUTIONS TO RECOMMEND ADOPTION OF A SUBSEQUENT MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL ASSESSMENT 2020-0001) AND APPROVAL OF SPECIFIC PLAN 2020-0001, SITE DEVELOPMENT PERMIT 2020-0001, TENTATIVE PARCEL MAP 2020-0001, AND VARIANCE 2020-0001 FOR CONSTRUCTION OF A 40-UNIT RESIDENTIAL APARTMENT PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A SUBSEQUENT MITIGATED NEGATIVE DECLARATION UNDER ENVIRONMENTAL ASSESSMENT 2020-0001; LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE. PROJECT INFORMATION CASE NUMBER: MASTER PROJECT 2020-0001 (SPECIFIC PLAN 2020-0001, SITE DEVELOPMENT PERMIT 2020-0001, ENVIRONMENTAL ASSESSMENT 2020-0001, TENTATIVE PARCEL MAP 2020- 0001, AND VARIANCE 2020-0001) APPLICANT: JIM SNELLENBERGER PROPERTY OWNER: JIM SNELLENBERGER AND CITY OF LA QUINTA REQUEST: ADOPT RESOLUTIONS TO RECOMMEND ADOPTION OF A SUBSEQUENT MITIGATED NEGATIVE DECLARATION AND APPROVAL OF SPECIFIC PLAN AMENDMENT, SITE DEVELOPMENT PERMIT, TENTATIVE PARCEL MAP, AND VARIANCE FOR CONSTRUCTION OF 40 UNIT RESIDENTIAL APARTMENT PROJECT LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE APN 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009 CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A SUBSEQUENT MITIGATED NEGATIVE DECLARATION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT RECOMMENDATION •Adopt a resolution to recommend adoption of a Subsequent Mitigated Negative Declaration for Environmental Assessment 2020-0001. •Adopt a resolution to recommend approval of Specific Plan 2020 0001, PUBLIC HEARING ITEM NO. 2 48 Site Development Permit 2020-0001, Tentative Parcel Map 2020-0001, and Variance 2020-0001 , subject to the Findings and Conditions of Approval. EXECUTIVE SUMMARY • The Villas at Indian Springs project was approved in 2016 which included a zone change, specific plan, site development permit, and tentative tract map to allow for 16 single family homes on the southeast corner of Jefferson Street and Palm Circle Drive. The project was redesigned to modify access to the project and approved in 2019. • The Applicant proposes a different project on this site for a new 40-unit multifamily residential apartment project, the Jefferson Street Apartments (Attachment 1). • The project includes repealing the existing Specific Plan, a new site development permit, building and landscape design, tentative parcel map to reorganize the parcels on the site, an environmental assessment, and a variance to exceed height and setback limitations from the image corridor development standards. BACKGROUND/ANALYSIS The proposed development consists of approximately 5.36 acre project site (Site) that was originally part of the Westward Ho residential community (Attachment 2). The site once contained several residences and a portion of a golf course, which were established in the early 1970’s. The homes were subsequently purchased by the City and demolished to allow construction of the Jefferson Street Bridge in 2006. The Applicant entered into a purchase and sale agreement with the City in November 2014 to purchase the properties, under Agreement 2014-0023; Resolution 2014-058. In 2016, the Site was approved for the Villas at Indian Springs project, a 16 single family residential project. The approval included a Specific Plan (SP), Site Development Permit (SDP), Tentative Tract Map, and Zone Change from Low Density Residential and Golf Course to Medium Density Residential. The SP was approved for deviations in development standards including setbacks, heights, and minimum lot sizes. The project was approved for a revision in 2019 which changed access to the project from Palm Circle Drive to Jefferson Street, with no other changes to the project.. The Applicant is now proposing a 40-unit multifamily residential apartment project (Project) on this Site (Attachment 3). The Project consists of a total of five buildings and includes a common area with a pool, covered parking, and landscaping throughout. Specific Plan 49 The Applicant is proposing a repeal of the effective Specific Plan 2015-0002 “Villas at Indian Springs Specific Plan” (Attachment 4). Repealing this SP would result in the project site being regulated by its underlying zoning designation of Medium Density Residential (RM). SP 2015-0002 was drafted and approved specifically for the Villas at Indian Springs project and the currently proposed project is designed to fit within the City of La Quinta Municipal Code (LQMC) standards. The density proposed at 40 units on 5.26 acre site is within the RM zone’s allowance of 4-8 units per acre. All other LQMC development standards under the RM zone are met by this project, with the exception of image corridor standards. Site Development Permit The Applicant proposes SDP approval for the site, architectural, and landscaping design of the project. The project takes access off Jefferson Street with right in, right out access. The project includes a total of five (5) buildings located on the northern and southern part of the project, with the middle section including covered parking and a common area with pool which was purposely designed to help preserve views from the existing residential homes to the east of the Project. The Project includes a total of 104 parking spaces, which is the exact amount required per the LQMC, broken down in this way: the 36 two-bedroom units require two (2) covered spaces per unit, for a total of 72 spaces; the four (4) three-bedroom units require three (3) covered spaces for a total of 12; all forty units require 0.5 guest spaces per unit, for a total of 20; in summation, a total of 104 spaces are required and provided. The parking spaces will be covered with 8 ft tall metal carports, with some covered by landscaping. The project also includes a common open area in the center of the site, including two lawn areas, shade structures, picnic tables, and a 788 sf pool. The architectural style proposed is a modern design, with each building to have similar architectural modern features (Attachment 3). Four (4) of the apartment buildings are two-story buildings and one is a one-story building. The project includes 40 apartment units ranging from 1,113 square feet (sf) to 3,341 sf, with 36 units having two bedrooms and four (4) units having three bedrooms. The buildings utilize flat roofs that vary in height, combined with varying wall depths that create variation in the buildings to prevent monotony. The buildings use earth base tones, accented by gray and blue colors (Attachment 3, Page A004). Landscaping is proposed throughout the project site including within the parking lot. The existing planter area along Jefferson Street, which already has existing and maintained landscaping, will remain. The proposed preliminary landscaping plan plant palette incorporates typical desert compatible species such as Chilean Mesquite, red yucca, and century plants. 50 Lighting proposed within the parking lot meets the City’s parking lot lighting standards and includes 17 ft tall light poles with downward facing lights and LED lights attached to the carports. Variance The project proposes a variance from LQMC Section 9.50.020, Height Limits and Setbacks Near Image Corridors, which stipulates that all buildings within 150 ft of the edge of right of way of general plan-designated image corridors shall be “limited to one story, not to exceed 22 feet in height” (Attachment 5). The project proposes two-story buildings with a 25 ft maximum height within 150 ft of Jefferson St, an image corridor (Attachment 6). The Variance is being requested due to the size and shape of the project site which provides a constraint on development of a multifamily residential project. The project site is 190 ft wide (from east to west), providing limited development area within the 150 ft image corridor standard, and leaving only 40 feet of width for the building height needed to accommodate two-stories. The applicant worked through different scenarios and site designs of a single- story multifamily residential project but did not find one that would meet all other development standards including required parking, density, landscaping, and open common area. Another constraint aside from the shape of the site is that the City boundaries along Jefferson, interrupt the image corridor in this area. The variance request is to allow for the project to be two stories and three (3) feet above the maximum 22 ft height, in order to provide the forty- unit project within the project site and meet all other standards. The maximum height of 25 ft is less than the underlying zone maximum height of 28 ft. Tentative Parcel Map Tentative Parcel Map 37891 is proposed to establish the project under one parcel meanwhile distinguishing the open space lots and right of way (Attachment 7). The Tentative Parcel Map has been reviewed and found consistent with the Subdivision Map Act. AGENCY AND PUBLIC REVIEW Public Agency Review This project 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. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Tribal Consultation As per SB-18 and AB-52 (2004) consultation requirements, information regarding the proposed Specific Plan was forwarded to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff has followed up with all Tribes requesting information or 51 consultation and placed their recommendations for monitoring in the Conditions of Approval. Public Notice This project was advertised in The Desert Sun newspaper on January 15, 2021 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. ENVIRONMENTAL REVIEW Under Environmental Assessment 2015-0002, a mitigated negative declaration was certified at this project site for the Villas at Indian Springs project. The Planning Division has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirement of the California Environmental Quality Act (CEQA). An Subsequent Mitigated Negative Declaration (SMND) was prepared to determine changes in project scope and potential impacts from the previously approved project. The SMND was distributed to various public agencies and interested parties and is attached to this staff report as Exhibit A of the Resolution. No comments on the SMND were received during the 30-day comment period. The Division has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because mitigation measures have been incorporated. Prepared by: Carlos Flores, Senior Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Project Information 2. Vicinity Map 3. Jefferson Apartments Plan Set 4. Specific Plan 5. LQMC Image Corridor Section 6. Image Corridor Map 7. Tentative Parcel Map 37891 52 PLANNING COMMISSION RESOLUTION 2021- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL ADOPT A SUBSEQUENT MITIGATED NEGATIVE DECLARATION FOR THE JEFFERSON STREET APARTMENTS LOCATED AT THE SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2020-0001 APPLICANT: JIM SNELLENBERGER WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of January, 2021, hold a duly noticed Public Hearing to consider a request by Jim Snellenberger for approval of the Jefferson Street Apartments, generally located at the southeast corner of Jefferson Street and Palm Circle Drive, more particularly described as: APN 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 15, 2021 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 City Council did, on the 20th day of September 2016, certify a mitigated negative declaration under Environmental Assessment 2015-0002 for the Villas at Indian Springs project located on this project site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to California Environmental Quality Act to justify approval of said Environmental Assessment: 1. 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 53 Planning Commission Resolution 2021- Environmental Assessment 2020-0001 Jefferson Apartments January 26, 2021 Page 2 of 3 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. 2. 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. 3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with biological resources, cultural and tribal resources, and noise 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 2020-0001 with the mitigation measures incorporated (Exhibit A). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of January, 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 54 Planning Commission Resolution 2021- Environmental Assessment 2020-0001 Jefferson Apartments January 26, 2021 Page 3 of 3 ________________________ MICHAEL PROCTOR, Chairperson City of La Quinta, California ATTEST: _________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 55 CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: Jefferson Street Apartments Case No: Environmental Assessment 2020-0001 Specific Plan 2020-0001 Site Development Permit 2020-0001 Tentative Parcel Map 2020-0001 Variance 2020-0001 Lead Agency City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 (760) 777-7125 Applicant: Jim Snellenberger Global Development LLC Snellenberger Built Inc. 77622 Country Club Drive, Suite N Palm Desert, CA 92211 (760) 423-6561 Contact Person: Carlos Flores Senior Planner City of La Quinta (760) 777-7069 Project Location: Southeast corner of Jefferson Street and Palm Circle Drive La Quinta, CA 92253 General Plan Designation: Medium/High Density Residential and Open Space - Natural Zoning: Medium Density Residential District (RM) and Floodplain (FP) Surrounding Land Uses: North: Commercial; golf course; single-family residential South: Coachella Stormwater Channel; single-family residential East: Medium density residential (condominiums); golf course; Coachella Stormwater Channel West: Jefferson Street; golf course; low density single-family residential EXHIBIT A 56 Jefferson Street Apartments November / 2020 2 Project Description: The Project site consists of 5.36-acres of irregularly shaped vacant land (Assessor’s Parcel No. 600-080-041, 600-080-042, and 600-080-001 through 600-080-009). The Project site can be divided into three parts: 1) a 3.22-acre parcel for development of the proposed Project (subject property); 2) 0.46-acre landscaped area on the west of the subject property and 0.36-acre right-of- way within Jefferson Street; 3) a 1.32-acre remainder located in the Coachella Stormwater Channel. The Project proposes the development of a 40-unit apartment complex on the 3.22-acre parcel (net Project area, or “subject property”). The Project will include 36 two-bedroom units and four three- bedroom units in five buildings with a maximum 25’ building height (see Table 1). Amenities include a pool and common areas with barbecue facilities located in the center of the complex. Sufficient surface parking is proposed between the buildings and common areas, consistent with the Zoning Ordinance (see Table 2 and Exhibit 4). The Project will include a 6-foot block wall along the subject property boundary. Entrance to the Project will be on Jefferson Street and not gated. Emergency access will be provided at three locations: an existing fire access gate on the southwest corner facing the landscaped area and Jefferson Street, and two new fire access gates on the northwest and northeast corners facing Palm Circle Drive (see Exhibit 4). Access to the existing development east of the Project site is via Palm Circle, a private street that intersects with Jefferson Street. The existing traffic pattern for Palm Circle allows for right turns only onto Jefferson Street from the existing 28-unit condominium development. The median island in Jefferson Street allows for left turns onto Palm Circle. The Project proposes access from Jefferson Street via a driveway with a minimum width of 28.0 feet with standard City of La Quinta curb returns with a radius of 35.0 feet. The existing landscape median island in Jefferson Street will ensure that turning movements into and out of the Project from Jefferson Street are limited to right turns only. Table 1 Net Project Area Breakdown Number of Units Area (square feet) Building 1 (2-story) 8 5,412.7 Building 2 (2-story) 12 8,450 Building 3 (1-story) 2 2,683.4 Building 4 (1 & 2-story) 6 5,409 Building 5 (2-story) 12 8,450 Building Total 40 30,405 Parking 104 spaces 40,868 Landscaping - 53,877 Hardscape Area - 14,329 Pool Area - 788 Project Total - 140,267 57 Jefferson Street Apartments November / 2020 3 Table 2 Parking Breakdown Parking Ratio Number of Units Number of Spaces Provided 2 covered spaces per 2-bedroom unit 36 72 3 covered spaces per 3-bedroom unit 4 12 0.5 guest spaces per unit 40 20 Total Required/Provided - 104 ADA parking (2% of assigned parking + 5% of unassigned parking) - 4 (3 required) EV spaces (3% of parking) - 4 The City is processing the following applications for the Project: Specific Plan 2020-0001: To rescind the existing Specific Plan which was adopted for the previously approved project on this property (see below). Site Development Permit 2020-0001: To allow the site plan, architecture and landscaping proposed for the Project. Tentative Parcel Map 2020-0001: To merge the existing parcels into one parcel. Variance 2020-0001: To allow the Project to construct two-story buildings in excess of 22 feet within 150 feet of Jefferson Street in an Image Corridor. Project History The 3.22-acre parcel proposed for development was originally part of the Westward Ho residential community. The site once contained several residences and a portion of the now adjacent golf course, which were established beginning in the early 1970’s. The homes were subsequently purchased by the City and demolished to allow construction of the Jefferson Street bridge in 2006. The applicant entered into a purchase and sale agreement with the city in November 2014 (AGR2014-0023; Resolution 2014-058), to purchase the properties. The applicant submitted development applications (Specific Plan, Zone Change, Tentative Tract Map, Site Development Permit) to subdivide the 3.22-acre site into 16 single-family lots and to develop the Villas at Indian Springs (previous project). The applicant was not able to obtain an easement from the Westward Isles HOA to use Palm Circle drive for access to his project, and also has found that the real estate market for for-sale product was not conducive to the success of the project. As a result, the applicant modified the project to the current proposed apartments. The Mitigated Negative Declaration (March 2016) studied the potential impacts of the previous project on aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, public services, recreation, transportation and traffic, and utilities. 58 Jefferson Street Apartments November / 2020 4 This Initial Study tiers from the original document, and analyzes the impacts of the currently proposed Project as a whole. Impacts on agriculture and forestry resources, biological resources, cultural resources, geology and soils, hazards and hazardous materials, mineral resources, and wildfire are consistent with the original document. Impacts on aesthetics, air quality, energy, greenhouse gas emissions, hydrology and water quality, land use and planning, noise, population and housing, public services, recreation, transportation, tribal cultural resources and utilities and service systems would differ from the original document given the changes in the proposed Project from the original project. These impacts are analyzed for the proposed Project as a whole. Project Location and Limits: Parcel A: APN 600-080-041 and 600-080-042 Portion Northwest Section 28, Township 5 South, Range 7 East BM Parcel B: APN: 600-080-001 Through 600-080-009 Lots 31 - 39, Inclusive, of Tract 2190 Other Required Public Agency Approvals: None. 59 Jefferson Street Apartments November / 2020 5 MITIGATION MONITORING & REPORTING PROGRAM Jefferson Street Apartments Project Subsequent Initial Study Resource Topic Mitigation Measures Responsible Party/ Monitoring Party Monitoring Biological Resources BIO-1 To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1st and August 31st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the Project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1st through December 31st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. Project applicant, Project biologist, City Planning Division The City’s Planning Division shall assure that necessary nesting bird surveys are completed in compliance with the Migratory Bird Treaty Act and applicable protocol. Cultural and Tribal Resources CUL-1 Earth-moving activities including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and an Agua Caliente Band of Cahuilla Indians Native American monitor. If any cultural materials more than 50 years of age are discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. Prior to the issuance of a grading permit for the site, the applicant shall provide a fully executed monitoring agreement to the City. Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. The report will summarize the methods and results of the monitoring program, including an itemized inventory and a detailed analysis of recovered artifacts, upon completion of the field and laboratory work. The report should include an interpretation of the cultural activities represented by the artifacts and a discussion of the significance of all archaeological finds. 60 Jefferson Street Apartments November / 2020 6 Resource Topic Mitigation Measures Responsible Party/ Monitoring Party Monitoring Noise NOI-1 A six-foot high noise attenuation barrier, conforming to the recommended criteria of the approved noise impact analysis dated 3/25/15 and prepared by Urban Crossroads, shall be incorporated into the Project. NOI-2 An interior noise analysis shall be submitted with building plans for individual buildings are submitted, to assure that all residential units shall have interior noise levels of 45 dBA CNEL, consistent with the recommended interior noise mitigation criteria of the of the approved noise impact analysis dated 3/25/15, prepared by Urban Crossroads. Planning Division, Building Division, Project Contractor The City’s Planning and Building Divisions shall assure that necessary mitigation measures as identified are incorporated into the final building construction plans. 61 62 63 64 65 66 67 68 69 70 Jefferson Street Apartments November / 2020 16 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 Energy Geology /Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities / Service Systems Wildfire Mandatory Findings of Significance 71 72 Jefferson Street Apartments November / 2020 18 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. 73 Jefferson Street Apartments November / 2020 19 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact I. AESTHETICS -- Except as provided in Public Resources Code Section 21099, 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) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? X d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? X Sources: La Quinta 2035 General Plan; La Quinta Municipal Code. The proposed Project would result in 5 one and two story apartment buildings where single family homes were proposed for the previous project. The building heights would increase as a result of the proposed Project, although the intensity of mass would decrease at the ground level, since buildings are proposed to be clustered. As described below, although changes to the Project are proposed, the impacts associated with aesthetics would remain less than significant. Setting The City of La Quinta, including the Project site, is located in the Coachella Valley, which is a desert valley that extends approximately 45 miles in Riverside County, southeast from the San Bernardino Mountains to the northern shore of the Salton Sea. The Project site occurs in an urban environment, near the City’s eastern boundary with the City of Indio. The current urban environment includes golf course, commercial and primarily single-family residential uses, the Coachella Stormwater Channel, and major roadways. 74 Jefferson Street Apartments November / 2020 20 The Santa Rosa Mountains form a dramatic backdrop to the City’s western boundary. Other mountains providing a visual resource for La Quinta include the San Bernardino Mountains to the northwest, Little San Bernardino Mountains to the north, and the Indio Hills to the northeast and east, below the Little San Bernardinos. There are no state-designated scenic highways in proximity to the Project site. The Project site is currently vacant and undeveloped. Ultimate development of the Project site will result in a multi- family residential neighborhood. Discussion a, c) Less than Significant Impact. The proposed Project will comprise of 38% landscape area, 10% hardscape area and 1% pool area, a total of 49% open area that exceeds the 30% minimum standard set by the Zoning Code (Section 9.50.030). Properties in the Project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. The San Bernardino Mountains to the northwest, Little San Bernardino Mountains to the north, and the Indio Hills to the northeast and east are further away and views from the Project area are partially obstructed by existing mature palm trees and structures. Segments of Jefferson Street, including west of the Project area, are designated as an Image Corridor in the 2035 General Plan because it affords close and largely unobstructed views of the Santa Rosa Mountains. Development along Image Corridors is limited to a maximum structure height of 22 feet within 150 feet of the ultimate right-of-way. The proposed Project includes three 2-story buildings and one partially two-story building with a maximum structure height of 25 feet and a one-story building with a maximum structure height of 14 feet 6 inches. The three two-story buildings are along Jefferson Street with a total setback of 46 feet from the proposed right-of-way. Therefore, the Project proponent is applying for a variance on the structure height and single-story limitations in Municipal Code Section 9.50.030. However, Project-related impacts on scenic quality are considered less than significant, as analyzed below. As noted, scenic vistas in the Project vicinity are mainly views of the Santa Rosa Mountains to the west and southwest. Thus, at Project buildout, the most impacted viewers would be those looking past the Project to the west and southwest. The single-family homes east of the Project site currently have views of the Santa Rosa Mountains located to the west and southwest, though the lower elevations are blocked by intervening development. For the three proposed buildings facing the existing homes, Building 2 (2-story) is located out of the 70-feet clearance for one-story development limit, Building 3 (1-story) is partially within the 70-feet clearance, and Building 4 (1 & 2-story) is 1-story for the portion within the clearance area. The limitation of the buildings to single story development within the clearance area will reduce Project impacts on the existing homes associated with aesthetics and views, because they will provide low building heights closest to the existing buildings, and the limited mass of buildings will allow views between structures, thereby decreasing the visual blockage to the west and southwest. 75 Jefferson Street Apartments November / 2020 21 Currently, views to the east from Jefferson Street are largely obstructed by the existing single family homes, with only the top and some mid-range views of the Indio Hills. The Project will add five one to two-story buildings in two ‘clusters’, with parking and common open area in the middle; therefore, the Project would not significantly impact the top and mid-range views of Indio Hills due to their distance and current level of existing development obstruction. Views to the north past the Project site are partially obstructed by existing commercial development, with only the top and some mid-range views of the Little San Bernardino Mountains visible. Project-related impacts would be less than significant given the distance and current level of existing development obstruction. Views to the south past the Project site are limited to the top and some mid-range views of the Santa Rosa Mountains due to topography and intervening development. While the Project will partially obstruct the mid-range views, impacts are expected to be less than significant given the limited building size, and the fact that a commercial building occurs north of the project, rather than residential development, whose viewers are temporary visitors to the site. Overall, Project impacts to viewers within the Jefferson Street right-of-way are expected to be less than significant given the limited size of buildings and their immediate proximity to existing development. The modern architecture style employed in the Project design is compatible with the adjacent commercial building and does not conflict with the nearby residential homes. The Project design features flat varying roof lines which minimize visual impacts of the proposed buildings. The overall impacts on aesthetics and scenic resources from development of the site are expected to be less than significant. b) No Impact. The Project site is not located near an existing or proposed state scenic highway and there are no scenic resources such as trees, rock outcroppings, or historical buildings located onsite. No impact to these resources will occur. Please see discussion above regarding City Image Corridor impacts. d) Less than Significant Impact. Construction of the proposed Project will generate light and glare primarily from landscape lighting, safety and security lighting on building exteriors, and vehicles accessing the site. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. Further, residential lighting is generally limited, and of low intensity. All Project lighting will be required to comply with Section 9.100.150 (Outdoor Lighting) and other applicable sections of the Municipal Code, including the parking lot lighting photometric standards. More detailed review during final landscape and lighting plan review will occur during the plan check process. The City standards, combined with the nature of the land use proposed, will assure that impacts are less than significant. Mitigation Measures: None required Monitoring: None required 76 Jefferson Street Apartments November / 2020 22 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact II. AGRICULTURE AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? 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 77 Jefferson Street Apartments November / 2020 23 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 Sources: La Quinta 2035 General Plan; City of La Quinta Official Zoning Map, July 2016; Important Farmland: 1984-2018, California Department of Conservation. There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 Initial Study (MND) that would result in any new significant impacts, or substantial increases in the severity of previously identified significant effects related to agriculture or forest resources. As stated below, the proposed development would have no impact on agriculture resources, which was the conclusion made in the 2016 MND. In the 2016 MND, forest resources were not analyzed since they were not included in Appendix G of the CEQA Guidelines at the time. The subject property is located in an urban area. Consequently, impacts related to forest resources would not result in a new potentially significant environmental effect that was not identified in the 2016 MND. Setting The Project site is located in the City of La Quinta where agriculture has been an important factor in the City's history and local economy. Although most of the farms within the incorporated regions of La Quinta no longer exist, agriculture is still an economic factor east of the City. According to the California Important Farmlands mapping, the Project site is within an area of urban and built up land. The nearest designated important farmlands are Prime Farmland and Farmland of Local Importance located across the CVWD Channel, more than 1,500 feet to the south and southeast of the Project site. The City’s General Plan and Zoning Ordinance do not specify any permitted agricultural uses. The Low Density Agriculture/Equestrian Residential Overlay area is located miles away to the southeast of the Project site. The City’s General Plan does not include Forestry or Forest Production designations, nor does the City have zones for these uses. The Project area sits on the Coachella Valley floor, and no forestry or forest production lands occur in the desert climate. The Project site is currently vacant and designated as Medium/High Density Residential (net Project area portion) and Open Space – Natural (Coachella Valley Stormwater Channel portion) on the General Plan land use map, and the former allows a broad range of residential land uses including apartments. The Project site is zoned as Medium Density Residential for the net Project area and Floodplain for the Channel portion, where multifamily residential is permitted as a principal use. Discussion a-e) No Impact. No prime or unique farmland, or farmland of statewide importance exists within the Project site or vicinity. The Project site is not located on or near any property zoned or 78 Jefferson Street Apartments November / 2020 24 otherwise intended for agricultural uses. As such, the Project would not convert farmland to non- agricultural use and no impacts would occur to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) nor will it conflict with the Williamson Act contract. The Project site is located on the desert floor, currently zoned as Medium Density Residential and Floodplain, and surrounded by urban uses and the Coachella Valley Stormwater Channel. The subject site does not contain forest land, timberland or timberland zoned for timberland production. Therefore, the Project would not rezone forest land or timberland as defined by the Public Resources Code and Government Code. There will be no loss of forest land or conversion of forest land to non-forest use. Mitigation Measures: None required Monitoring: None required 79 Jefferson Street Apartments November / 2020 25 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management district 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) 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? X c) Expose sensitive receptors to substantial pollutant concentrations? X d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? X Source: 2035 La Quinta General Plan; “Final 2016 Air Quality Management Plan,” prepared by South Coast Air Quality Management District, March 2017; “Final Localized Significance Threshold Methodology,” prepared by the South Coast Air Quality Management District, Revised, July 2008; “2003 Coachella Valley PM10 State Implementation Plan,” August 1, 2003; CalEEMod Version 2016.3.2; project materials. While the current Project proposes a 40-unit multi-family apartment complex as compared to 16 single-family detached dwellings analyzed in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity or previously identified impacts related to air quality. As explained below, the proposed Project would result in less than significant impacts to the region’s air quality, which is consistent with the conclusions made in the 2016 MND. Therefore, the proposed Project would not result in any new potentially significant air quality impacts that were not analyzed in the 2016 MND or a substantial increase in the severity of any previously identified air quality effects. 80 Jefferson Street Apartments November / 2020 26 Setting The City of La Quinta, including the Project site, is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is one of the 35 air quality regulatory agencies in the State of California and all development within the SSAB is subject to SCAQMD’s 2016 Air Quality Management Plan (2016 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The Project site is located within Source Receptor Area (SRA) 30, (Coachella Valley) which includes monitoring stations in Palm Springs, Indio and Mecca. Criteria air pollutants are contaminants for which state and federal air quality standards (California Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS)) have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (O3). Health risks associated with PM10 and ozone pollution include respiratory issues such as coughing, wheezing, asthma and even high blood pressure. Ambient air quality in the SSAB, including the proposed Project site, does not exceed state or federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or Vinyl Chloride. In order to achieve attainment for PM10 in the region, the 2003 Coachella Valley PM10 Management Plan was adopted, which established strict standards for dust management for development proposals. The Project will contribute to an incremental increase in regional ozone and PM10 emissions. The California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to project air quality emissions that will be generated by the proposed Project (Appendix A) and are discussed below. Discussion a) No Impact. Under CEQA, a significant air quality impact could occur if the project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The Project site is located within the SSAB and will be subject to SCAQMD’s 2016 AQMP and the 2003 CV PM10 SIP. The 2016 AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The Project site is designated for Medium/High Density Residential (up to 16 DU/AC) in the General Plan, and is proposed with a multifamily apartment at around 12.4 DU/AC. The proposed Project is consistent with the General Plan designation, and is therefore compatible with the 2016 AQMP assumptions. The SCAQMD works directly with the Southern California Association of Governments (SCAG), county transportation commissions, and local governments, and cooperates actively with all State and federal government agencies. SCAG adopted the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (2016 RTP/SCS) to comply with the metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and 81 Jefferson Street Apartments November / 2020 27 transportation controls of the AQMP. Projects that are consistent with the projections of population forecasts are considered consistent with the AQMP. The proposed Project would be implemented in accordance with all applicable rules and regulations contained in those plans in an effort to meet the applicable air quality standards, because the residential land use was included in the SCAG analysis. In conclusion, although the proposed Project would contribute to impacts to air quality, as discussed below, it would not conflict with or obstruct the implementation of an applicable air quality plan because its residential characteristics were included in the development of regional plans. No impact is anticipated. b) Less than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. As previously stated, the SSAB is currently a non-attainment area for PM10 and ozone. Therefore, if the project’s construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and significant. The California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to project air quality emissions that will be generated by the proposed Project (Appendix A). Criteria air pollutants will be released during both construction and operation phases of the proposed Project, as shown in Tables 3 and 4. Table 3 summarizes short-term construction-related emissions, and Table 4 summarizes ongoing emissions generated during operation. Construction Emissions: For purposes of analysis, it is assumed that construction will occur over a 12-month period starting mid-2021 with buildout in 2022. The construction period includes all aspects of project development, including site preparation, grading, paving, building construction, and application of architectural coatings. As shown in Table 3, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant during construction. The data reflect average daily unmitigated emissions over the 1-year construction period, including summer and winter weather conditions. The analysis assumes cut of 3,000 cubic yards and fill of 3,000 cubic yards of dirt/soil materials per the Project-specific preliminary grading plan. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCAQMD Rule 403,phased application of architectural coatings and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. Given that criteria pollutant thresholds will not be exceeded, and standard best management practices will be applied during construction, impacts will be less than significant. 82 Jefferson Street Apartments November / 2020 28 Table 3 Maximum Daily Construction-Related Emissions Summary (pounds per day) Construction Emissions1 CO NOx ROG SO2 PM10 PM2.5 Daily Maximum 33.15 40.56 25.50 0.07 9.24 5.79 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No 1 Average of winter and summer emissions. Standard dust control measures have been applied to the PM emissions. Emission Source: CalEEMod model, version 2016.3.2. Operational Emissions: Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions. According to the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition, 2012), the proposed Project will generate approximately 293 daily trips (see Section XVII). Table 4 provides a summary of projected emissions during operation of the proposed Project at build out. As shown below, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. Impacts related to operational emissions will be less than significant. Table 4 Maximum Daily Operational-Related Emissions Summary (pounds per day) CO NOx ROG SO2 PM10 PM2.5 Operational Emissions1 9.95 5.94 1.57 0.03 1.48 0.45 SCAQMD Thresholds 550.00 55.00 55.00 150.00 150.00 55.00 Exceeds? No No No No No No 1 Average of winter and summer emissions. Emission Source: CalEEMod model, version 2016.3.2. Cumulative Contribution: Non-Attainment Criteria Pollutants A significant impact could occur if the Project would make a considerable cumulative contribution to federal or State non-attainment pollutants. The Coachella Valley portion of the SSAB is classified as a “non-attainment” area for PM10 and ozone. Cumulative air quality analysis is evaluated on a regional scale (rather than a neighborhood scale or city scale, for example) given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts. Any development project or activity resulting in emissions of PM10, ozone, or ozone precursors will contribute, to some degree, to regional non-attainment designations of ozone and PM10. The SCAQMD does not currently recommend quantified analyses of construction and/or operational emissions from multiple development projects, nor does it provide methodologies or thresholds of significance to be used to assess the significance of cumulative emissions generated by multiple cumulative projects. However, it is recommended that a project’s potential 83 Jefferson Street Apartments November / 2020 29 contribution to cumulative impacts should be assessed utilizing the same significance criteria as those for project-specific impacts. Furthermore, SCAQMD states that if an individual development project generates less than significant construction or operational emissions, then the development project would not generate a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. As shown in the tables above, Project-related PM10, CO, NOx, and ROG emissions are projected to be well below established SCAQMD thresholds. Therefore, the proposed Project will result in incremental, but not cumulatively considerable impacts on regional PM10 or ozone levels. Summary: As shown above, both construction and operation of the proposed Project will result in criteria emissions below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation. Overall, impacts related to construction and operation will be less than significant and are not cumulatively considerable from a non-attainment standpoint. c) Less than Significant Impact. The nearest sensitive receptors are residents in the 28 Westward Isle homes located to the east of the Project site. To determine if the proposed Project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look-Up Table was used. Based on the Project’s size and proximity to existing housing, the 5-acre site tables at a distance of 25 meters were used to provide a conservative air quality analysis. Table 5 shows on-site emission concentrations during Project construction will not exceed LST thresholds. Because the proposed land uses do not include major stationary polluters (such as a landfill, chemical plant, oil field, refineries etc.), LST analysis was not required or conducted for Project operation. Overall, the impacts will be less than significant. Table 5 Localized Significance Thresholds Emissions (pounds per day) Construction CO NOx PM10 PM2.5 Maximum Emissions1 33.15 40.56 9.24 5.79 LST Threshold 2,292 304 14 8 Exceed? No No No No Emission Source: CalEEMod model, version 2016.3.2. LST Threshold Source: LST Mass Rate Look-up Table, revised October 21, 2009, SCAQMD. 1 Operational emissions that affect sensitive receptors are limited to on-site area emissions. Energy and mobile emissions occur off-site. Health Impacts As shown in Tables 3 and 4, construction and operation of the proposed Project will result in criteria emissions that are below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation. 84 Jefferson Street Apartments November / 2020 30 With current technology, it is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact individual health. There are several factors that make predicting a Project-specific numerical impact difficult: • Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions, and diet and exercise levels tend to vary across a population. • Due to the dispersing nature of pollutants it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or emission level-to-health risk ratios. Due to the limitations described above, the extent to which the Project poses a health risk is uncertain but unavoidable. It is anticipated that overall impacts associated with all criteria pollutants will be less than significant, and that health effects will also be less than significant. d) Less than Significant Impact. The occurrence and severity of odor impacts depend on numerous factors, including the nature, frequency, and intensity of the source; wind speed and direction; and the sensitivity of the receptors. While offensive odors rarely cause any physical harm, they can be very unpleasant, leading to distress among the public and often generating citizen complaints to local governments and regulatory agencies. The SCAQMD identifies certain land uses as sources of odors. These land uses include agriculture (farming and livestock), wastewater treatment plants, food processing plants, chemical plants, composting facilities, refineries, landfills, transfer stations, and fiberglass molding. The proposed Project will be developed with residential land uses and is not expected to generate objectionable odors during any phase of construction or at Project buildout. Short-term odors associated with paving and construction activities could be generated; however, any such odors would be quickly dispersed below detectable levels as distance from the construction site increases. At buildout, residential units will generate typical odors from cooking and other household activities, but will not generate objectionable odors. Therefore, impacts from objectionable odors are expected to be less than significant. Mitigation Measures: None required Monitoring: None required 85 Jefferson Street Apartments November / 2020 31 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife 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 US Fish and Wildlife Service? X c) Have a substantial adverse effect on state or federally protected wetlands (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 Sources: La Quinta 2035 General Plan; Coachella Valley MSHCP; La Quinta Municipal Code; aerial maps; and Project materials. 86 Jefferson Street Apartments November / 2020 32 There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 MND that would result in new significant impacts or substantial increase in the severity of previously identified impacts related to biological resources. As explained below, the proposed Project would have less than significant impacts to biological resources with mitigation, which is consistent with the findings of the 2016 MND. The proposed Project would not result in any new potentially significant biological impacts that were not identified for the previous project or a substantial increase in the severity of any previously identified significant biological resources impacts. Setting The Coachella Valley is located within the Sonoran Desert, a subdivision of the Colorado Desert. The Sonoran Desert hosts a wide range of biological resources that are highly specialized and endemic to the region. The proposed Project is within the boundaries of and subject to the provisions of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).1 The CVMSHCP is a comprehensive regional plan that balances growth in the Coachella Valley with the requirements of federal and State endangered species laws. The Project site is not located within or adjacent to a CVMSHCP Conservation Area. The subject property is currently vacant, and has been previously disturbed during development of the original homes and golf course in the 1970s, demolition of those uses, and subsequent activities associated with development of the existing Jefferson Street bridge project. It is not located in an area identified as having potential habitat for any sensitive species. Other than a few tree stands, no significant native vegetation or habitat features are located onsite. Significant landscape vegetation is limited to existing desert-scape plantings in a 40-foot wide landscape parkway along the Jefferson Street project frontage. The site is located outside of habitat areas where special status species have been documented and areas where species-specific studies are required. Discussion a) Less than Significant Impact. The Project is located in an urban setting and surrounded by roadways and existing development on three sides and the Coachella Valley Stormwater Channel on the south. The proposed Project will result in redevelopment of the subject property, which is currently barren of any substantial vegetation, and the addition of new landscaping materials. No development will occur on the Channel portion of the Project site. Given the previous disturbed nature of the site, the current conditions and existing urbanized development in its immediate surroundings, the Project is not expected to result in direct or indirect impacts that would adversely affect a special status biological species. b) No Impact. The subject property does not contain any riparian habitat or sensitive natural communities protected by local plans, the California Department of Fish and Wildlife, or U.S. Fish and Wildlife Service. The property is surrounded by urban development, as well as the Coachella Valley Stormwater Channel on the south boundary. The subject property will have a new 6’ fence 1 Recirculated Final Coachella Valley Multiple Species Habitat Conservation Plan; Figure 8-3. 87 Jefferson Street Apartments November / 2020 33 to match existing fencing on the southerly property line and a new 6’ wall at the southwest corner. The remainder of the Project site outside the fence/wall located within the Channel is not part of the Project and will not be subject to development. Onsite soils have been disturbed by previous development and demolishment, and the site is essentially barren of any native vegetation. No Project-related impacts would occur, and no mitigation measures would be required. c) No Impact. The Project site is located inland and does not contain any streams, marshes, protected wetlands, or vernal pools protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. New 6’ fence/wall will be installed on the southerly property line between the subject property and the Coachella Valley Stormwater Channel. The Project will include a primary infiltration basin and a secondary basin to treat and drain the design volume as required by the Water Quality Management Plan (WQMP, see Section X). When the basin volume is exceeded, the storm water will drain to a 21-feet wide catch basin in Jefferson Street, which is then piped to the Coachella Valley Stormwater Channel. According to CVWD, retention of the 100-yr storm on-site is not required, and the Project will be allowed to discharge storm water into the channel. No untreated or unmanaged Project-related runoff will enter the channel. The subject property is located in a developed and highly disturbed area and there are no riparian habitats or wetlands located on the site. The proposed Project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities, including marshes or vernal pools, or through direct removal, filling, or hydrological interruption of a natural drainage. No mitigation measures would be required. d) Less than Significant with Mitigation. The subject property is surrounded by roadways and existing development on three sides and the Coachella Valley Stormwater Channel on the south. Given the site conditions, primarily urban setting and distance to the mountains, the subject property would have minimal potential to serve as a wildlife movement corridor for any native resident or migratory fish or wildlife species, or as a native wildlife nursery site. The site may offer limited nesting sites for birds protected by the Migratory Bird Treaty Act (MBTA). To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 and August 31 with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. Conducting construction activities outside of the breeding season (September 1 to March 1) can avoid having to implement such measures. If active nests of any native bird are found onsite, they will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. All projects are required under the General Plan (Policy BIO-1.4) to comply with the Migratory Bird Treaty Act (MBTA), and will be required to determine if active bird nesting is occurring if vegetation removal will take place between January and September. e) No Impact. The proposed Project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other appropriate requirements of the Municipal Code. The proposed Project would also adhere to the City’s General Plan Policy BIO-1.6 by incorporating native desert plant materials into the Project landscape. No impact is anticipated. 88 Jefferson Street Apartments November / 2020 34 f) No Impact. The City of La Quinta has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As a result, the City is required to implement a Local Development Mitigation Fee (LDMF) for projects located within the CVMSHCP plan area. Although the proposed Project site is not within a designated conservation area as defined in the Plan, it is located with the general Plan boundaries, and the developer will be required to pay LDMF. These fees are designed to offset potential impacts of cumulative projects on covered biological species, and assure that impacts are reduced throughout the Valley and City to less than significant levels. The Project will not conflict with any policies or ordinances that protect biological species, or any habitat conservation plans or natural community conservation plans. Mitigation Measures: 1. To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1st and August 31st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the Project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1st through December 31st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. Monitoring: A. The City’s Planning Division shall assure that necessary nesting bird surveys are completed in compliance with the Migratory Bird Treaty Act and applicable protocol. Responsible Party: City Planning Division 89 Jefferson Street Apartments November / 2020 35 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? X b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to '15064.5? X c) Disturb any human remains, including those interred outside of formal cemeteries? X Sources: La Quinta 2035 General Plan; Historical/Archaeological Resources Survey – Indian Springs Villas Project, prepared by CRM Tech, December 2015; Cultural Resources Sensitivity Review, Indian Springs Villas Project, prepared by CRM Tech, June 2015; Project materials; Email communication with Cabazon Band of Mission Indians, dated 6/22/20; Email communication with Quechan Tribe of the Fort Yuma Reservation, dated 4/27/20; Agua Caliente Band of Cahuilla Indians, letters dated 10/27/15, 2/3/16 & 7/15/20. There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts of substantial increase in the severity of previously identified significant impacts related to cultural resources. As explained below, the proposed Project would have less than significant impacts to the City’s cultural resources with the implementation of Mitigation Measure V-1. This is consistent with the 2016 MND. Therefore, the proposed Project would not result in any new potentially significant cultural resources effects that were not identified in the 2016 MND or a substantial increase in the severity of any previously identified significant cultural resources impacts. Setting Native Americans, the Cahuilla, occupied lands throughout the Coachella Valley approximately 8,000 to 12,000 years ago. The Cahuilla Indians were a Takic-speaking people consisting of hunters and gatherers. Among this tribe were separate groups including the Pass Cahuilla, who occupied the modern day San Gorgonio Pass and Palm Springs area, the Mountain Cahuilla, who occupied the San Jacinto and Santa Rosa Mountains, and the Desert Cahuilla, who occupied the eastern Coachella Valley, which includes modern day La Quinta. The Coachella Valley saw the first noted European explorations in the 1820’s. By the 1870’s non-native settlements began to occur across the Coachella Valley, as new federal laws opened lands for new settlers. The discovery of underground water sources began to increase farming activities throughout the Valley in the early 20th century. Tourism reached La Quinta and the Coachella Valley in the 1920’s. The La Quinta Resort was developed in 1926 and became a focus of the local economy. 90 Jefferson Street Apartments November / 2020 36 The City of La Quinta conducted two city-wide Historical Resources Surveys, which occurred in 1996–1997 and 2006; these two studies were updated in 2010 as part of the General Plan Update. Discussion a,b) Less than Significant with Mitigation. A cultural resource survey was prepared for the previous project by CRM Tech in 2015. The project proponent originally prepared a resource records literature search in June 2015, which was sent to the Agua Caliente Band of Cahuilla Indians (ACBCI) for review under AB 52 requirements. The records search determined that the site was not previously surveyed. However, nearly 100 prior studies have historically been conducted within one mile of the subject property. These studies identified large concentrations of recorded prehistoric sites in the Project area, some of which are considered highly significant. Based on the records search, the City’s Historic Preservation Commission (HPC) recommended inclusion of the record search recommendations in August 2015. Subsequent to this, ACBCI reviewed the records search report and requested the field survey. The referenced field survey was prepared in December 2015 and provided by the applicant. Based on the site assessment including both records searches of available maps and reports, and a field investigation, CRM Tech concluded that the previous project will not cause a substantial adverse change to any known historic resource, and no further cultural resource investigation is necessary. However, the survey states that due to the area’s sensitivity for cultural resources as identified in the record search, there is potential for subsurface resources to be unearthed during construction, and recommends that an archaeological monitoring program, as identified in the records search review, be implemented. ACBCI also requested the presence of an approved Native American Cultural Resource Monitor during any ground disturbing activities as part of the previous project’s AB 52 consultation. Since the proposed Project is located on the same site and would disturb the same area as the previous project, impacts to historical and archaeological resources are not expected to change and will remain less than significant with mitigation as described below. Native American Consultation The City initiated Tribal Consultation in conformance with AB 52 requirements and contacted the twelve tribes recommended by the State Native American Heritage Commission (NAHC) in writing in April 2020. As of September, three tribes have responded, including the Cabazon Band of Mission Indians and Quechan Tribe of the Fort Yuma Reservation that indicated no presence of Native American resources on the Project site and no comment on the Project, respectively. The Agua Caliente Band of Cahuilla Indians requested consultation and copies of cultural resource documentation. The ACBCI was provided with the field survey report for the Project site (CRM 2015) and initial study for the previously proposed project on July 31, 2020. ACBCI stated in their response that the letter does not conclude consultation, and that upon receipt of requested materials the ACBCI THPO may have additional recommendations or require further mitigation measures. Mitigation Measure CUL-1 includes an ACBCI Tribal Monitor be present during earth moving activities in anticipation of a future request. Once the City receives further response from ACBCI and other tribes, any 91 Jefferson Street Apartments November / 2020 37 requests and input from consultation will be included in conditions of approval and/or added to this Subsequent Initial Study. This process is described in Section XVIII, Tribal Cultural Resources. c) No Impact. It is not anticipated that any human remains will be encountered during construction of the proposed Project because the subject property and surrounding area have been previously disturbed due to development and demolishing activities. However, should any previously unidentified or unanticipated human remains be discovered during Project construction, state law requires that all activity stop, that the coroner be notified to determine the nature of the remains and whether Native American consultation is needed. This law requirement assures that there will be no impact to cemeteries or human remains. Mitigation Measures: 1. Earth-moving activities including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and an Agua Caliente Band of Cahuilla Indians Native American monitor. If any cultural materials more than 50 years of age are discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. The monitors shall determine when excavations have reached sufficient depth to preclude the occurrence of cultural resources, and when monitoring should conclude. If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for permanent curation in a repository with permanent retrievable storage that would allow for additional research in the future. Mitigation Monitoring and Reporting Program: A. Prior to the issuance of a grading permit for the site, the applicant shall provide a fully executed monitoring agreement to the City. Responsible Parties: Project applicant, Planning Division, City Engineer. B. Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. The report will summarize the methods and results of the monitoring program, including an itemized inventory and a detailed analysis of recovered artifacts, upon completion of the field and laboratory work. The report should include an interpretation of the cultural activities represented by the artifacts and a discussion of the significance of all archaeological finds. Responsible Parties: Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. 92 Jefferson Street Apartments November / 2020 38 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact VI. ENERGY -- Would the project: a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? X b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? X Source: La Quinta 2035 General Plan; Project materials; La Quinta Greenhouse Gas Reduction Plan (2013). Energy was not analyzed in the 2016 MND. However, the Project is expected to have a less than significant impact on energy consumption and efficiency, as explained below. Setting Nuclear energy, fossil fuels (e.g. oil, coal and natural gas) and renewable sources (e.g. wind, solar, geothermal and hydropower) are various sources of energy. The electrical energy to the City is provided by Imperial Irrigation District (IID). IID has existing facilities underground in the Project vicinity including Jefferson Street rights-of-way. Natural gas to the City is provided by the Southern California Gas Company (SoCalGas). SoCalGas has existing underground pipelines in the Project vicinity including Jefferson Street rights-of-way. Discussion a, b) Less than Significant Impact. The proposed Project will utilize energy resources during both construction and operational activities. Construction related energy demand comes from the operation of construction equipment and the manufacturing of construction materials. Operational energy demand primarily comes from building/site lighting, HVAC systems, and use of electricity and natural gas for residential activities such as kitchens and swimming pools. All apartment buildings will be constructed in accordance with the Building Code, California Green Building Code, and Energy Code in effect at the time that development occurs, to ensure the most efficient construction/building technologies are used, which will benefit overall building operations, ensure energy efficiency, and reduce wasteful and unnecessary consumption of energy resources. These requirements of law assure that future buildings on the site will not waste energy. As of 2017, IID sourced 28.5% of its retail electricity from renewable sources and anticipated an increase to 48.8% from renewable sources for 2019. The City’s Greenhouse Gas Reduction Plan promotes local generation of renewable energy. The Project will comply with the solar and zero 93 Jefferson Street Apartments November / 2020 39 net energy requirements in the 2019 California Building Code and will not interfere with any state or local plan that promotes renewable energy or energy efficiency. Adherence to the applicable state standards enforced by IID and SoCalGas will ensure the development is consistent with current energy standards and conservation goals laid out in the City’s Greenhouse Gas Reduction Plan (2013). Therefore, impacts related to energy will be less than significant. Mitigation Measures: None required Mitigation Monitoring and Reporting Program: None required 94 Jefferson Street Apartments November / 2020 40 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact VII. GEOLOGY AND SOILS -- Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? X ii) Strong seismic ground shaking? X iii) Seismic-related ground failure, including liquefaction? X iv) Landslides? X 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 on-or off-site 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 direct or indirect risks to life or property? X e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? X f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X Sources: La Quinta 2035 General Plan; Project materials; “Geotechnical Investigation: Proposed Residential Subdivision Tentative Tract Map No. 36875 SEC Jefferson Street and Palm Circle Drive La Quinta, California” Sladden Engineering, February 2015. 95 Jefferson Street Apartments November / 2020 41 There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts of substantial increase in the severity of previously identified significant impacts related to geology and soils. As explained below, the proposed Project would have a less than significant impact or no impact to geology and soils, which is consistent with the 2016 MND. For this reason, the proposed Project would not result in any new potentially significant geology impacts that were not identified in the 2016 MND or substantial increase in the severity of any previously identified significant geology and soils impacts. Setting The proposed Project site was previously developed and all previous structures demolished. The site is underlain by windblown (Aeolian) sand deposits as well as alluvial soil eroded from the nearby mountains and deposited in the site vicinity. The San Andreas Fault zone is the major fault in the Coachella Valley. Breaks associated with the Fault cover a generally northwest-southeast trending zone approximately 10 miles wide, north and east of the Project site. The onsite geologic conditions are unchanged. For this reason, the conclusions in the 2016 IS/MND that the previously proposed project would have no impact on geology and soils also apply to the currently proposed Project. Discussion a) i.) No Impact. The San Andreas Fault System is located approximately 4.26 miles northeast of the Project site. The subject property is not located within a currently delineated Alquist-Priolo Earthquake Fault Zone, and no known faults are mapped in the immediate vicinity of the site, nor were signs of any active surface faulting observed on the site. The 2015 Geotechnical Investigation for the previous project concluded that risks associated with surface ground rupture is low on the Project site. ii.) Less than Significant Impact. The site is located in a seismically active region and will likely experience strong seismic shaking during the design life of the Project. The closest active fault to the subject property is the San Andreas Fault, approximately 4.26 miles northeast of the site. The property is likely to experience moderate to severe ground shaking from earthquakes originating on this and/or other local and regional faults. Earthquake-resistant construction methods prescribed by the Building Code will be implemented to minimize potential structural damage. At a minimum, seismic design will be required to comply with the most recent version of the California Building Code (CBC). Therefore, the impacts associated with seismic ground motion are expected to be less than significant. iii.) Less than Significant Impact. The 2015 Geotechnical Investigation indicates that the Project site and its vicinity are subject to moderate liquefaction potential. Based on groundwater mapping and the preparer’s knowledge of the Project vicinity, risk associated with liquefaction and its related hazards are considered negligible. While the surface soils consist of 96 Jefferson Street Apartments November / 2020 42 artificial fill to 3-4 feet in depth, underlying native materials consist of sandy silt, characterized by fine-grained granular sediments that are normally susceptible to liquefaction; however, borings were taken up to 51.5 feet and no groundwater was encountered. The site is located in an area that is susceptible to high levels of ground shaking and may result in localized impacts related to liquefaction around saturated foundations or other load-carrying structures. Results from the investigation indicate that the site is somewhat susceptible to seismically induced settlement, with settlement expected to be less than one inch, which should not be a factor in design of the Project. The City will require a final geotechnical analysis in conjunction with the submittal of building plans for the site, to assure that any required remedial soil stabilization is implemented as part of the building permit process. The Project is required to conform with the City Zoning and the Uniform Building Code Standards at the time of construction, thus further reducing impacts related to seismically induced liquefaction. These City standards will assure that impacts associated with seismic hazards are reduced to less than significant levels. iv.) No Impact. The subject property is generally level with no rock formations on or surrounding it. It is approximately 1.5 miles east of the nearest slopes of the Santa Rosa/Coral Reef Mountains. It is not susceptible to slope instability, including landslides, rock falls, or soil slumps. There is no potential for landslide hazards on the Project site. b) Less than Significant Impact. The Project site is generally flat, thus minimizing the potential for water erosion. The subject property is located in an area with a high to very high wind erosion, and some erosion could occur during Project construction. A dust management plan will be part of the standard requirements imposed through conditions of approval to minimize fugitive dust generated during the building process (Chapter 6.16, LQMC). The site will be covered by buildings, pavement or landscaping at build out, minimizing long-term wind erosion potential. Grading and construction may require removal of the topsoil; however, they would occur in accordance with erosion control requirements imposed by the City pursuant to grading permit regulations. The standard approval requirements will ensure that the Project does not cause excessive soil erosion. In addition, as part of the Project-specific Water Quality Management Plan (WQMP, see Section X, Hydrology and Water Quality), Best Management Practices (BMPs) would be implemented during grading and construction to reduce sedimentation and soil erosion to the maximum extent practicable. Overall, the Project is not expected to result in significant soil erosion or loss of topsoil. c) Less than Significant Impact. Landslide See response to VII.a.iv, above. Lateral Spreading Lateral spreading is often associated with liquefaction when soils move laterally during seismic shaking. As discussed in subsection a.iii above, risk associated with liquefaction and its related hazards in the Project vicinity are considered negligible. Due to the relatively flat site topography, there is low likelihood of lateral spreading onsite. 97 Jefferson Street Apartments November / 2020 43 Subsidence According to the 2015 Geotechnical Investigation, the Project site is situated within an "Active" subsidence zone. The Coachella Valley Water District has acknowledged regional subsidence throughout the southern portion of the Coachella Valley and has committed to groundwater replenishment programs that are intended to limit future subsidence. At this time, subsidence is considered a regional problem requiring regional mitigation not specific to the Project vicinity. Furthermore, the District’s continued efforts to recharge the aquifer have resulted in the elimination of overdraft in the basin, thereby reducing the potential for subsidence. No fissures or other surficial evidence of subsidence were observed at or near the subject property. There has been no evidence of subsidence on or in the vicinity of the site. Therefore, it is not anticipated that the proposed Project will be impacted by subsidence. Liquefaction See response to VII.a.iii, above. Collapse See response to VII.a.iii, above. d) Less than Significant Impact. The subject property is generally underlain by Quaternary-age sand deposits (Qs), which have a low shrink/swell potential. The proposed Project will not create substantial risks to life or property associated with expansive soils, as the near surface soils on site are non-expansive and fall within the “very low” expansion category in accordance with CBC classification criteria. e) No Impact. The proposed Project will connect to existing sewer lines, and no alternative wastewater disposal systems are proposed or required. The Project site is within the service area of the Coachella Valley Water District, and all facilities will be required to connect to existing sanitary sewer services. f) Less than Significant Impact. A paleontological resource report was not prepared for either the previous and the currently proposed projects. The site is not in an area identified as having a high sensitivity for such resources (Undetermined – Dune sand) in the General Plan (Figure III-5). In addition, activity associated with demolition of previous structures, combined with construction of the Jefferson Street bridge, indicate that any potential for paleontological resources would be too negligible to warrant further study. Mitigation Measures: None required Monitoring: None required 98 Jefferson Street Apartments November / 2020 44 VIII. GREENHOUSE GAS EMISSIONS -- Would the project: Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact 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 Sources: La Quinta 2035 General Plan; CalEEMod 2016.3.2; Project materials. While the current Project proposes a 40-unit multi-family apartment as compared to 16 single- family detached dwellings in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity or previously identified impacts related to greenhouse gas (GHG) emissions. As explained below, the proposed Project would result in less than significant impacts to the region’s GHG emissions, which is consistent with the conclusions made in the 2016 MND. Therefore, the proposed Project would not result in any new potentially significant GHG impacts that were not analyzed in the 2016 MND or a substantial increase in the severity of any previously identified effects. Setting Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse effect are CO2, methane (CH4), nitrous oxide (N2O), and fluorinated compounds. Sources of GHGs include both natural and anthropogenic (human-caused) processes. Anthropogenic emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming. State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require all cities to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 which requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030. To protect air quality locally and contribute to the State mandate to reduce air quality emissions, the City of La Quinta has adopted a Greenhouse Gas Reduction Plan (2013) that is consistent with the goals of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below 1990 levels by 2050. 99 Jefferson Street Apartments November / 2020 45 GHG Thresholds On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No.08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests: • Tier 1: Is there an applicable exemption? • Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? • Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off-site mitigation? Discussion a, b) Less than Significant Impact. The proposed Project will generate GHG emissions during both construction and operation. As described above in Section III, Air Quality, the California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to quantify air quality emission projections, including greenhouse gas emissions (Appendix A). Construction Construction activities will result in short-term GHG emissions associated with operation of construction equipment, employee commute, material hauling, and other ground disturbing activities. As shown in Table 6, the Project will generate 383.18 CO2e metric tons during the 1- year construction period. There are currently no construction related GHG emission thresholds for projects of this nature. To determine if construction emissions will result in a cumulative considerable impact, buildout GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds (see Table 6, below). Operation At buildout, there are five emission source categories that will be contributing either directly or indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. The proposed Project is a residential development and consistent with the Tier 3 SCAQMD’s residential thresholds of 3,000 MTCO2e/yr. Table 6 provides a summary of the projected short-term construction and annual operational GHG generation associated with buildout of the proposed Project. 100 Jefferson Street Apartments November / 2020 46 Table 6 Projected GHG Emissions Summary (Metric Tons) Phase CO2e (MT/YR) Construction (2021-2022) Construction Total 383.18 Operation Construction: 30 year amortized 1 12.77 Annual Operation 598.60 Total Operation 611.37 SCAQMD Threshold (Mixed-Use) 3,000.00 1. Buildout construction GHG emissions were amortized over 30 years then added to buildout operational GHG emissions. 383.18/30 = 12.77 As shown in the table, above, the Project complies with the Tier 3 threshold because emissions will not exceed the 3,000 MT/yr threshold. Therefore, Project impacts will be less than significant. Mitigation Measures: None required Monitoring: None required 101 Jefferson Street Apartments November / 2020 47 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact IX. 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 or excessive noise for people residing or working in the project area? X f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? X Sources: La Quinta 2035 General Plan; CA Department of Toxic Substances; Project materials. 102 Jefferson Street Apartments November / 2020 48 There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity of previously identified significant impacts related to hazards and hazardous materials. As explained below, none of the proposed Project’s construction or operating activities would result in significant impacts associated with hazards or hazardous materials. Consequently, the proposed Project would not result in any new potentially significant hazardous impacts that were not identified in the 2016 MND or a substantial increase in the severity of any previously identified significant hazardous materials impacts. Setting The subject property is surrounded by residential development, a dermatology and cosmetic surgery center, Jefferson Street and the Coachella Valley Stormwater Channel. The site was previously developed with several residences and a portion of the golf course from the early 1970’s. The homes were subsequently purchased by the City and demolished to allow construction of the Jefferson Street bridge in 2006. No chemical or hazardous waste disposal has been documented on the site. There are no known underground tanks or buried materials on the Project site. Proposed development would bring commonly used but potentially hazardous materials, including chlorine for the swimming pool and chemicals typical of residential developments to the Project site as part of the daily operation of the Project. Discussion a, b) Less than Significant Impact. The development of the site is likely to result in the storage of cleaning materials for household use, pool maintenance, etc. None of these chemicals will be used in sufficient quantities to pose a threat to humans or cause a foreseeable chemical release into the environment. The construction phase would involve the use of heavy equipment, which uses small amounts of oil and fuels and other potential flammable substances. During construction, equipment would require refueling and minor maintenance on site that could lead to fuel and oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to State law regarding the handling, storage, and use of hazardous materials during construction. There are no identified hazardous materials sites within the Project area. The proposed Project would not result in a significant risk of explosion or accidental release of hazardous substances, because the cleaners and household chemicals used are not explosive and will not be stored in large quantities. The use and handling of hazardous materials during construction activities and long-term operation of the proposed Project would occur in accordance with applicable Federal, State, and local laws including California Occupational Health and Safety Administration (CalOSHA) requirements. Impacts would be less than significant. 103 Jefferson Street Apartments November / 2020 49 c) No Impact. The nearest schools to the proposed Project are Amelia Earhart Elementary and John Glenn Middle Schools (approximately ½ mile northwest), and La Quinta High School (approximately ½ mile west). The proposed Project will result in the development of a residential community, which is a similar land use to uses immediately adjacent to these schools and is not expected to emit any hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste to jeopardize schools. No impact would occur. d) No Impact. The Project site is not located on or near a hazardous materials site as identified by the California Department of Toxic Substances Control. It will not create a significant hazard to the public or environment. e) No Impact. The Project site is located approximately 2.25 miles south of the Bermuda Dunes Airport and 7.25 miles northwest of the Jacqueline Cochran Regional Airport. It is not located within an airport land use plan or within 2 miles of a public or private airport, and located well outside the operational and navigational hazard area. Therefore, the proposed Project would not result in a safety hazard or excessive noise for people residing or working at the Project site. f) No Impact. The proposed Project will not physically interfere with emergency response or evacuation plans. Access to and from the site will be provided at an access point on the existing street grid (Jefferson Street). The access driveway is proposed with a minimum width of 28.0 feet with standard City of La Quinta curb returns with a 35.0 feet radius. The Project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turn-around space. No impacts are expected. g) No Impact. The subject property and immediate Project vicinity encompass developed residential/commercial areas that are approximately 4 miles from the nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located within a fire hazard severity zone. The proposed Project will not expose people or structures to a significant risk associated with wildfire hazards. Mitigation Measures: None required Monitoring: None required 104 Jefferson Street Apartments November / 2020 50 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact X. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? X b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? 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 or through the addition of impervious surfaces, in a manner which would: (i) result in substantial erosion or siltation on- or off-site; X (ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; X (iii) 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; or X (iv) impede or redirect flood flows? X (d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? X (e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? X Sources: La Quinta 2035 General Plan; Jefferson Street Apartments Site Development Permit No. 2020-0001 Hydrology January 30, 2020, and Project Specific Preliminary Water Quality Management Plan April 23, 2020, both prepared by Watson Engineering. 105 Jefferson Street Apartments November / 2020 51 The proposed Project is a multi-family apartment development, whereas the previously proposed project consisted of single-family development; however, the Project will follow the same concept for onsite drainage , and will be subject to the same regulations as the previous project. There are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts related to hydrology or water quality. As explained below, the proposed Project would have less than significant to no impacts on hydrology and water quality, which is consistent with the 2016 MND (some questions have changed in CEQA guidelines since 2016). Therefore, the proposed Project would not result in any new potentially significant hydrologic resources or water quality impacts that were not identified in the 2016 MND or a substantial increase in the severity of any previously identified significant hydrologic resources or water quality. Setting Domestic Water The Project site is located within the Coachella Valley Water District (CVWD) service area for domestic water. The District’s primary water source is groundwater extracted through a system of wells located throughout the City and region. In addition to groundwater, CVWD relies on imported water brought to the region by regional canals, which is stored or recharged into the aquifer at basins in the west end of the Valley (Whitewater River, northwest of Palm Springs); in the southeastern section of the City (Dike 4); and in Martinez Canyon, south and east of the City. CVWD also owns and operates the water distribution system, which is generally located under existing streets in the public right‐of-way. The District also maintains water storage tanks throughout its service area, including ten existing or planned tanks in the City and its Sphere, with capacities ranging from 250,000 to 10 million gallons. CVWD is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within the District, through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the Plan. The Project will require installation of onsite water pipelines that connect to existing water infrastructure. The proposed Project will result in a multi-family residential development with 40 units on approximately 3.22 acres in the City of La Quinta. State Water Code Section 10910(a) states that any city or county that determines that a “Project,” as defined in Water Code Section 10912, shall prepare a water supply assessment. The threshold defined by the Water Code is 500 dwelling units, 500,000 square feet of commercial development, or a combination thereof resulting in the equivalent of 500 dwelling units. The proposed Project does not meet the threshold of 500 dwelling units; therefore, a water supply assessment is not required. Wastewater Treatment Provider and Sewer System The Coachella Valley Water District (CVWD) also provides sewer service to the Project area and the City of La Quinta. The Project site is located in an urban area where the main sewer lines were laid out under the main roads and streets. The Project will extend sewer lines from existing 18” sewer mains in Jefferson Street throughout the Project site. 106 Jefferson Street Apartments November / 2020 52 CVWD has two wastewater treatment plants serving the City, Water Reclamation Plant 7 (WRP- 7) located at Madison Street and Avenue 38 and the Mid-Valley Water Reclamation Plant (WRP- 4). For all land in the City and Sphere located south of Miles Avenue, sewage is treated at the WRP-4 located in Thermal, which has a capacity of 9.9 million gallons per day. There is currently excess capacity at WRP-4. WRP-4 does not include tertiary treatment facilities; however, plans are underway to extend the tertiary-treated water delivery system to other areas in the valley. CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to domestic water quality and wastewater discharge. Flood Control The Project site is located in the Coachella Valley where rainfall on the valley floor, including the Project area, averages 3 inches annually. Several watersheds drain the adjoining elevated terrain of the San Jacinto and Santa Rosa Mountains towards the valley floor. Regional stormwater flows within the Project area are conveyed by the Coachella Valley Stormwater Channel. The Project site is relatively level and is surrounded by urban development and the partially fenced Channel; there are no or limited tributary flows to and from the site. The Project area is subject to City requirements relating to flood control. The City implements standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution. The Project will include a primary infiltration basin and a secondary basin to treat and drain the design volume as required by the Water Quality Management Plan (WQMP). When the basin volume is exceeded, the storm water will drain to a 21-foot wide catch basin in Jefferson Street, which is piped to the Coachella Valley Stormwater Channel. According to CVWD, retention of the 100-year storm on- site is not required, and the Project will be allowed to discharge storm water into the Channel. Discussion a) Less than Significant Impact. The proposed Project will not violate any water quality standards or waste discharge requirements. Like the previously proposed project, the Project proponent will be required to implement National Pollution Elimination System (NPDES) requirements for storm flows by preparing and implementing a SWPPP and WQMP. Project development will be connected to existing area sewer lines. Additionally, the applicant entered into a purchase and sale agreement with the city in November 2014 (AGR2014-0023; Resolution 2014-058), to purchase the remaining properties that housed the demolished homes. A condition of the agreement requires applicant to provide sewer connection for the existing Westward Isle condominiums, directly east of the project. Wastewater will be transported to and processed at CVWD’s Mid-Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the wastewater discharge requirements and water quality standards of the Regional Water Quality Control Board. 107 Jefferson Street Apartments November / 2020 53 The City requires that all projects retain the 100-year storm on site; however, CVWD has provided written acceptance of the previous project’s storm discharge, with conditions. As a result, 100- year storm retention was not required of the previous project. The proposed Project will comply with the conditions by using retention facilities to manage storm flows via drainage into two infiltration basins, which are designed to accept the BMP treatment volume and will include a Maxwell drywell. When that volume is exceeded, excess flow will flow into Jefferson Street and discharge into the existing catch basin adjacent to the Project site that discharges directly to the channel. The design of these facilities must be approved by the City Engineer prior to the initiation of Project construction. All hydrology improvements will also be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the Project. The Project will implement Best Management Practices (BMPs) to address the management of pollutants of concern that may be generated onsite, as identified by the WQMP. A routine BMP maintenance program will be established to assure ongoing implementation. Impacts associated with water quality are expected to be less than significant. Therefore, the proposed Project will have less than significant impacts on water quality standards or waste discharge requirements. b) Less than Significant Impact. Domestic water will be supplied to the subject property by CVWD through existing water infrastructure. CVWD has prepared an Urban Water Management Plan 2015 Update, which is a long-term planning document that helps CVWD plan for current and future water demands. The Plan demonstrates that CVWD has available, or can supply in the future, sufficient and reliable water supplies to serve future development in the Project area. Water will be necessary for the proposed Project during both construction and operational phases. Onsite water will be required during site grading as part of the dust mitigation program. At buildout, the Project will require water for use in apartment buildings, the swimming pool, and irrigation of landscaping. The Project proposes to use drought-tolerant planting materials, with limited turf to be used for the common area. The residential units will be equipped with water efficient fixtures in compliance with Building Code requirements to minimize water consumption. The proposed Project is consistent with the City’s 2035 General Plan and is therefore addressed in the UWMP. The 2015 UWMP demonstrates that CVWD has available, or can supply, sufficient water to serve the proposed Project. Impacts on groundwater supplies and recharge are expected to be less than significant. c) i-iii) Less than Significant Impact. The current Project proposes similar stormwater management improvements and similar building coverage as the previous project. Therefore, impacts to stormwater management are expected to be similar to those previously analyzed. Existing runoff flows to two retention basins on the property, one at the project entry, and a smaller secondary basin south of the project entry. The subject property does not contain any streams or rivers, though it does border the CVWD channel. 108 Jefferson Street Apartments November / 2020 54 The Project will result in addition of impermeable hardscape onsite, which will increase surface runoff and somewhat alter the local drainage pattern, based on the design of the Project. The proposed Project will not significantly change drainage patterns onsite or in the surrounding area. Watson Engineering prepared a Hydrology Report that analyzed Project buildout. The site will be graded to direct drainage as surface flow around the buildings and parking areas toward the two proposed basins that are designed to accept the BMP treatment volume. When that volume is exceeded, excess flow will flow into Jefferson Street and discharge into the existing catch basin adjacent to the Project site that discharges directly to the channel. The Project Hydrology Report concluded that the proposed basin has the capacity to accept and discharge the drainage into the CVWD channel. Project design will comply with the conditions of CVWD approval for discharge and relevant standard requirements, which will assure that impacts associated with storm water retention remain less than significant. To reduce discharge of pollutants into stormwater runoff from the site, the proposed Project must implement Best Management Practices (BMPs) included in the Preliminary Water Quality Management Plan (WQMP) and Stormwater Pollution Prevention Program (SWPPP) and both need to be approved by the City Engineer, as required by the City’s NPDES implementation agreement. Implementation of BMPs will reduce pollutants of concern that may enter receiving retention basins and help reduce short and long-term water quality impacts caused by the construction and operation of the proposed Project. The Project’s pollutants of concern include pathogens. Due to the on-site retention/infiltration basin designed for the BMP volume and the proposed drywell system, the Project will not have activities that contribute to receiving water impairment. Approval of the WQMP, SWPPP, and the required BMPs will reduce impacts to surface waters by reducing siltation and eliminating pollutants in storm flows. With the implementation of this standard requirement, the impacts associated with surface water pollution will be less than significant. Adherence to City requirements, including WQMP BMPs, will ensure the Project site design will not result in erosion or siltation on- or off-site. Implementation of these and other applicable requirements will assure that the Project will not create or contribute water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. iv) Less than Significant Impact. The subject property is designated Zone X on FEMA’s Flood Insurance Rate Maps, which is defined as moderate and low risk areas, including areas of 500-year flood, areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile, and areas protected by levees from 100-year flood. Implementation of the proposed onsite drainage retention facilities will further ensure that the Project will have less than significant impact on impeding or redirecting flood flows. d) No Impact. The Project site is not in the vicinity of a levee or dam. The City is located inland and not near a body of water, and thus would not be subject to seiche or tsunami. The Geotechnical Investigation stated that based on the flat nature of the site and the composition of the surface soil, risks associated with debris flows should be considered remote. The CVWD channel capacity is designed to accommodate a storm larger than a 100-year storm, and the risk for over-topping is therefore very low. No impact is anticipated. 109 Jefferson Street Apartments November / 2020 55 e) No Impact. The proposed Project will be required to comply with all applicable water quality standards and will implement a WQMP approved by the City and the Regional Water Quality Control Board for both construction activities and long-term operation of the site. The proposed Project is consistent with the City’s 2035 General Plan and the water demand is addressed in the UWMP. Therefore, it will not conflict with a sustainable groundwater management plan. Adherence to the City’s standard requirements related to water quality will ensure there will be no impact to a water quality control plan. Mitigation Measures: None required Monitoring: None required 110 Jefferson Street Apartments November / 2020 56 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XI. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? X b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? X Sources: La Quinta 2035 General Plan; City of La Quinta Official Zoning Map, July 2016. While the proposed Project land use will result in multi-family apartments while single-family detached dwellings were proposed in the previous project, both uses are permitted as a principal use in the Medium Density Residential Zone and under the Medium/High Density Residential designation on the General Plan land use map. As described below, the proposed Project would not result in any new significant impacts or environmental impacts or substantial increase in the severity of previously identified significant impacts in the 2016 MND related to the City’s designated land uses. For this reason, the proposed Project would not result in any new potentially significant land use impacts that were not identified in the 2016 MND, or a substantial increase in the severity of any previously identified significant land use impact. Setting The Project site is currently vacant and designated as Medium/High Density Residential (net Project area portion) and Open Space – Natural (Coachella Valley Stormwater Channel portion) on the General Plan land use map. The former allows a broad range of residential land uses including apartments. The Project site is zoned as Medium Density Residential for the net Project area and Floodplain for the Channel portion, where multifamily is permitted as a principal use. A Specific Plan was approved as part of the previous Project to subdivide the 3.22-acre property into 16 single-family lots. The applicant will seek to rescind the Specific Plan as part of the proposed Project. Discussion a) No Impact. The subject property is a vacant 3.22-acre ‘island’ that has been privately used and is physically separated from surrounding residential projects on its south, west and north sides. It abuts the Westward Isles condominium community to the east but does not gain access or otherwise encroach into the community. No impact is anticipated. 111 Jefferson Street Apartments November / 2020 57 b) Less than Significant Impact. The subject property is designated for Medium/High Density Residential purposes in the General Plan and zoned as Medium Density Residential (MDR) on the City Zoning Map. The Project includes the rescinding of the previously approved Specific Plan for the site. The Project also proposes a variance to the 22’ maximum building height allowed within 150 feet of an Image Corridor as required in the Zoning Code. The Specific Plan was required of the previous project in order to address variations in zoning standards proposed as part of that project. The currently proposed Project does not require such changes in standards, and complies with the development standards for the Medium Density Residential zone. As a result, the proposed Project does not require a Specific Plan to conform to existing City standards. As regards the proposed Variance, the proposed apartments are 25’ tall at their highest point, which is consistent with the development standards for the MDR Zone outside an Image Corridor. The Zoning Ordinance allows for Variances when certain findings can be made. In this case, the property, as a remnant parcel that is very narrow and unusual in shape, does not benefit from the same development potential as its neighboring parcels. The Project site does not, because of its configuration, allow for the same setbacks as other parcels in the area, and the proposed Project proposes to exceed the Zoning Ordinance requirement for Image Corridors by 3 feet. This does not represent a significant increase in height in the Image Corridor, and as analyzed in Section I, Aesthetics, will not result in significant aesthetic impacts or blockage of views. The Project will not, therefore, substantially conflict with any plans, policies, or regulations with jurisdiction over the Project, and impacts associated with the Project will be less than significant. Mitigation Measures: None required Monitoring: None required 112 Jefferson Street Apartments November / 2020 58 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XII. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 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 Sources: La Quinta 2035 General Plan; “Mineral Land Classification Map, Aggregate Resources Only, Palm Springs Production-Consumption Region,” California Division of Mines and Geology, 1987. There are no changes in the area and location of the proposed Project, no substantial changes in other aspects of the Project or new information of substantial importance since the 2016 MND that would result in any new significant environmental impacts or substantial increase in the severity or previously identified significant impact related to mineral resources. As explained below, the proposed Project would have no impacts to mineral sources, which is consistent with the 2016 MND. Therefore, the proposed Project would not result in any new impacts to mineral resources. Setting The State of California has recognized the importance of mineral resources for construction materials and other economic purposes. The California Surface Mining and Reclamation Act of 1975 (SMARA) addresses the loss of regionally significant mineral deposits to urban development. The Act requires the Department of Conservation to create Production-Consumption Regions, which are areas where significant mineral resources of statewide importance and regional significance are produced and consumed, and a classification system that identifies lands where significant mineral resource deposits are located. The City is located in the Palm Springs Production-Consumption Region. This region covers approximately 631 square miles of the Coachella Valley from near Cabazon to Thermal. Lands within the Production-Consumption Region are classified according to the presence of valuable mineral resources. The Project area is located within Mineral Resource Zone 1 (MRZ-1). This zone includes areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. 113 Jefferson Street Apartments November / 2020 59 Discussion a, b) No Impact. The proposed Project will not result in the loss of availability of a locally or regionally important mineral resource. The California Department of Conservation Division of Mines and Geology has mapped the City’s mineral resources and designated the Project site as “MRZ-1,” which represents areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. The subject property is designated for Medium/High Density Residential purposes in the General Plan and zoned as Medium Density Residential on the City Zoning Map, which would not accommodate mineral resource recovery. Mitigation Measures: None required Monitoring: None required 114 Jefferson Street Apartments November / 2020 60 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XIII. NOISE - Would the project result in: a) Generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? X b) Generation of excessive groundborne vibration or groundborne noise levels? X c) For a project located within the vicinity of a private airstrip or 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 Sources: 2035 General Plan Noise Element; La Quinta Municipal Code; Project materials; “Noise Impact Analysis Tract 36875” prepared by Urban Crossroads, 3/25/15. There are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity of previously identified impacts related to noise. As described below, the noise levels generated by the proposed Project during operation would be less than significant. With the implementation of mitigation measures, impacts associated with construction noise will also be less than significant. Setting The primary source of noise in the City and Sphere is traffic. Section 9.100.210 of the City’s Municipal Code governs noise control in the City. The current noise standards allow noise levels of 65 dBA from 7 AM to 10 PM, and 50 dBA from 10 PM to 7 AM for noise sensitive uses, including residential units. This standard is more stringent than the CNEL standard and can be modified by City Council. The Noise Impact Analysis for the previous project indicated that the previously proposed units facing Jefferson Street will experience unmitigated exterior noise levels ranging from 53.3 to 71.5 dBA CNEL in the General Plan buildout scenario (2035). 115 Jefferson Street Apartments November / 2020 61 Discussion a) Less than Significant with Mitigation. The subject property is currently vacant and undeveloped. The main noise source in the area is vehicular traffic on adjacent roadways (Jefferson Street). The surrounding area mainly consists of residential and commercial development. The nearest sensitive receptors are residents in the 28 Westward Isle homes located to the east of the Project site. Construction Noise Development of the proposed Project will temporarily generate noise and groundborne vibrations through construction related activities, but will cease once the Project is in operation. Construction noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning Ordinance; it is restricted to certain days of the week and times of day (Municipal Code Section 6.08.050). Adherence to these limitations will reduce construction-related impacts to less than significant levels. Operational Noise During the long-term operational phase, noise levels will be comparable to similar existing residential development in the project area. Principal noise sources will be from vehicles traveling along Jefferson Street, and general vehicle activity accessing the site (residents, deliveries, etc.). Limited noise may be emitted by onsite mechanical equipment, such as that associated with residential landscaping, and home improvement/repair. Given the similar residential development on adjacent properties, the Project will not result in a perceptible permanent increase in ambient noise levels over existing conditions. It will be required to comply with the operational noise levels established in the Zoning Ordinance related to residential property. A noise impact analysis was prepared for the previous project and used the FHWA predictive modeling methodology based on adjacent roadway design capacity established in the La Quinta General Plan. The study analyzed the potential noise impacts from Jefferson Street traffic and found that the previous project would be subject to short term (construction) and long term (operational) noise impacts which could be significant without mitigation. The current Project proposes a 20 feet setback from the property line for the apartment buildings facing Jefferson Street. In the previous project, the residential lots facing Jefferson Street abut the property line, and homes were much closer to the street than the currently proposed multi-family buildings. Therefore, applying the noise impact analysis for the previous project to the proposed Project would be conservative. The noise study found that outdoor noise levels associated with vehicular traffic adjacent to the Project site have the potential to exceed the City’s standards for residential land uses without mitigation on Jefferson Street, where the 65 dBA CNEL threshold is expected to be exceeded at up to 71.5 dBA. The three buildings (Building 1, 2 & 5) along Jefferson Street will be affected by potential impacts from roadway noise. Without mitigation, these buildings would have exterior noise levels in excess of the City’s standard of 65 dBA CNEL. The study recommends mitigation along Jefferson Street 116 Jefferson Street Apartments November / 2020 62 by constructing a six-foot noise barrier. This is a typical component of residential projects and is included in the proposed Project plans. With the recommended noise barrier, the mitigated future exterior noise levels will range from 64.5 to 65.0 dBA CNEL in the General Plan buildout scenario (2035). Acoustical analysis will also be required to verify exterior and interior noise standard compliance during building plan check reviews. In summary, the noise impacts from Project construction will be short-term and less than significant. Noise impacts from Project operation would be significant without mitigation. However, traffic-related noise levels at Project buildout with mitigation incorporated will not exceed the “conditionally acceptable” (65 dBA CNEL) noise levels for multi‐family residential uses set forth in the General Plan. Therefore, long-term noise impacts are expected to be less than significant, with mitigation. b) Less than Significant Impact. During construction, temporary and periodic ground-borne vibration and noise may occur, particularly as heavy equipment grades the site. Noise and vibrations would be short-term and will cease once construction is complete. Construction will be required to occur during the less sensitive day times permitted in the Municipal Code (Section 6.08.050). The proposed Project consists of residential use and thus does not include any sources of operational vibration. No long-term impacts associated are expected from the development of the proposed Project. c) No Impact. The Project is located approximately 2.25 miles to the south of the Bermuda Dunes Municipal Airport. The subject property is not located within an airport land use plan or within 2 miles of a public airport or private airstrip. The Project site falls well outside the 65 dBA noise contour of the Bermuda Dunes Airport. The Project will not expose people working or residing in the Project area to excessive noise levels. Mitigation Measures: 1. A six-foot high noise attenuation barrier, conforming to the recommended criteria of the approved noise impact analysis dated 3/25/15 and prepared by Urban Crossroads, shall be incorporated into the Project. 2. An interior noise analysis shall be submitted with building plans for individual buildings are submitted, to assure that all residential units shall have interior noise levels of 45 dBA CNEL, consistent with the recommended interior noise mitigation criteria of the of the approved noise impact analysis dated 3/25/15, prepared by Urban Crossroads. Monitoring: A. The City’s Planning and Building Divisions shall assure that necessary mitigation measures as identified are incorporated into the final building construction plans. Responsible Party: Planning Division, Building Division 117 Jefferson Street Apartments November / 2020 63 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XIV. POPULATION AND HOUSING – Would the project: a) Induce substantial unplanned 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 people or housing, necessitating the construction of replacement housing elsewhere? X Sources: Project materials; State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2020. While the current Project proposes a 40-unit multi-family apartment as compared to 16 single- family detached dwellings in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity or previously identified impacts related to population and housing. As described below, the current Project would have less than significant impacts on population and housing, and is largely consistent with the impacts analyzed in the 2016 MND. Setting The Project site is located in the City of La Quinta, with a current population of approximately 40,660 persons, which is expected to grow to 47,700 in 2040.2 Currently, the City is composed of a mix of single-family, multi-family, and mobile homes development, but the majority (87.8%) of housing units are single-family homes. Discussion a) Less than Significant Impact. The proposed Project will result in the development of 40 apartment units with two or three bedrooms. Based on an average household size of 2.60 persons, build out of the Project could result in an increased population of 104. However, the increase will not represent substantial population growth in the area, and the proposed residential units would accommodate the new population anticipated in growth forecasts. The Project site is located on 2 2016 -2040 RTPSCS Demographics and Growth Forecast by Southern California Association of Governments. 118 Jefferson Street Apartments November / 2020 64 existing streets, and utilities and public facilities are available in the immediate area. No new road or utility infrastructure is required. Overall, less than significant impacts are anticipated. b) No Impact. The subject property is vacant, and the proposed Project would not displace any existing housing or require replacement housing elsewhere. No impact will occur. Mitigation Measures: None required Monitoring: None required 119 Jefferson Street Apartments November / 2020 65 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Sources: La Quinta 2035 General Plan; Project materials; State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2020. While the current Project proposes a 40-unit multi-family apartment as compared to 16 single- family detached dwellings in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity or previously identified impacts related to public services. As described below, the current Project would have less than significant impacts on public services and is largely consistent with the impacts analyzed in the 2016 MND. Setting Fire Protection The County of Riverside Fire Department (RCFD) provides fire protection to the City of La Quinta on a contract basis. The City of La Quinta has fire stations at three locations. The nearest fire station to the Project site is located at 44555 Adams Street, approximately 2 miles northwest of the Project site. 120 Jefferson Street Apartments November / 2020 66 Police Protection The City of La Quinta contracts for police services with the Riverside County Sheriff's Department. The mayor, council members, and city manager set the level of service that they believe meets the needs of the community and the Riverside County Sheriff's Department provides the personnel, equipment, and resources to fulfill the city’s needs. There are two Police Department offices that serve the City: Civic Center Community Policing Office located at 78-495 Calle Tampico, approximately 3.75 miles southwest of the Project site, and La Quinta Sheriff’s Station located at 86-625 Airport Boulevard in Mecca. Schools There are two school districts providing public education to students in kindergarten through 12th grade in La Quinta: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). The Project area is within the DSUSD boundary and served by the Carrillo Ranch Elementary School, John Glenn Middle School, and La Quinta High School. DSUSD receives funding from State funds and local property taxes. DSUSD is authorized to collect school facilities fees as provided for in Government Code Section 53080 et. seq. and 65995 et seq. in the amount of $4.08 per square foot of residential development. Parks The City of La Quinta currently operates 11 city parks, the Civic Center Campus, and three nature preserve areas. All city parks, with the exception of the Civic Center Campus, provide a children’s playground facility. La Quinta Municipal Code Section 13.48 establishes criteria for dedicating land, or payment of in lieu fees for construction of new parks or recreational facilities or rehabilitation of existing facilities. All residential developments subdivisions containing five or more parcels are required to pay a park development fee, dedicate land, or both. The City General Plan sets a requirement for providing a minimum of 5 acres per 1,000 population. Discussion a) Less than Significant Impact. The proposed Project will increase the demand for fire services in the City due to new permanent residential uses leading to a slight population increase. Project development will be in accordance with all City Municipal Code and RCFD Fire Protection Standards to assure adequate fire safety and emergency response. The Project will be required to pay development impact fees toward fire protection services at building permit issuance. Impacts will be less than significant. The addition of 40 multi-family apartment units will marginally increase the need for police services for 104 additional persons; overall impact to police services is expected to be less than significant. The Project vicinity is currently patrolled and will continue to be patrolled after Project development. The site will be accessible from Jefferson Street, and the Project will be required to comply with all Police Department regulations and procedures. No construction of new or expanded police services or facilities are required for the proposed Project. 121 Jefferson Street Apartments November / 2020 67 Based on DSUSD student generation rates, shown below, the Project has the potential to generate approximately 40 kindergarten through twelfth grade students. The proposed Project will be subject to the DSUSD developer fees in place at the time development occurs, which currently stand at $4.08 per square foot of residential.3 Payment of the developer fee would mitigate potential significant impacts to school resources to less than significant levels. Table 7 Project Student Generation School Type Generation Rate (per residential unit) Project’s Student Generation Elementary School 0.1543 17 Middle School 0.0867 10 High School 0.1203 13 Total: 40 Source: Desert Sands Unified School District - Fee Justification Study For New Residential And Commercial/Industrial Development, February 27, 2020, Table VI District Wide Student Generation Rate and Project materials. The Project will result in an increase in permanent population and their guests, which have the potential to increase the use of existing local or regional park and other public facilities. The development proposes onsite recreational amenities and open spaces for the site that would help offset the impact to the city’s existing park and other public facilities. The proposed Project will participate in the City’s parkland in-lieu fee program to offset impacts associated with parks generated by the 104 new residents. Overall, Project buildout is expected to marginally impact local and/or regional park/other public facilities. No additional public facilities are required for the proposed Project to accommodate residents. Increase in demand for the City’s existing park and other public facilities will be less than significant. Mitigation Measures: None required Monitoring: None required 3 School Impact/Developer Fees, Desert Sands Unified School District, effective 5/16/20. 122 Jefferson Street Apartments November / 2020 68 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XVI. 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 Sources: La Quinta 2035 General Plan; Project materials. While the current Project proposes a 40-unit multi-family apartment as compared to 16 single- family detached dwellings in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity of previously identified impacts related to recreation resources. As described below, the currently proposed Project will have less than significant impacts on recreation, consistent with the previously analyzed project. Setting There are approximately 5,259 acres of open space areas set aside for recreational facilities in the City, including a variety of city owned and maintained parks and facilities, County owned parks, Desert Recreation District facilities and public and private golf courses. In addition, there are approximately 6,933 acres of natural open space areas within the City offering hiking trails, equestrian trails, and other passive recreation opportunities. The Desert Recreation District provides park facilities and recreation programs throughout the Coachella Valley. The Desert Recreation District owns and operates the La Quinta Community Park, and is proposing a Discovery Center near Lake Cahuilla. Discussion a, b) Less than Significant Impact. At buildout, the proposed Project will result in an estimated population of 104 residents. The proposed Project will include onsite recreational amenities such as a swimming pool, barbecue facilities, and open space common areas. Residents can be expected to utilize onsite recreational amenities as well as local and regional recreational facilities. The 123 Jefferson Street Apartments November / 2020 69 addition of approximately 104 persons to the City population constitutes a minor incremental increase in recreational demand, given the availability of public recreational opportunities. Less than significant impacts are anticipated. Mitigation Measures: None required Monitoring: None required 124 Jefferson Street Apartments November / 2020 70 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XVII. TRANSPORTATION -- Would the project: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? X b) Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? X c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X d) Result in inadequate emergency access? X Sources: La Quinta 2035 General Plan; Jefferson Street Snellenberger Access Assessment, prepared by Urban Crossroads, October 14, 2020; Jefferson Street Snellenberger Vehicle Miles Traveled (VMT) Analysis, prepared by Urban Crossroads, October 6, 2020. Compared to the 2016 project, the currently proposed site plan involves several changes to site access and parking. The changes and how they will impact traffic and transportation are described below. However, there is no new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity of previously identified impacts related to transportation or traffic. As described below, the currently proposed Project will have less than significant impacts on traffic, consistent with the previously analyzed project. Setting All roadways in the City are classified into various roadway types based on number of lanes and other facilities, including bicycle lanes, sidewalks and parkways. The City’s acceptable Level of Service (LOS) for both roadway segments and intersection operations is LOS D or better. Currently, the Project site is vacant and undeveloped. Existing roadways in the vicinity of the Project site include Jefferson Street, Westward Ho Drive, and Highway 111. 125 Jefferson Street Apartments November / 2020 71 Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt VMT as a replacement for automobile delay-based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020. To aid in this transition, the Governor’s Office of Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018). Based on OPR’s Technical Advisory, the City of La Quinta has prepared their Vehicle Miles Traveled Analysis Policy. Based on consultation with the City’s Traffic Engineer, and the approval of a scoping agreement, Urban Crossroads has prepared a Project VMT analysis (Appendix B) based on the adopted City Guidelines. Urban Crossroads also prepared an access assessment for the proposed Project (Appendix C). The Project trip generation rate is based on Institute of Transportation Engineers, Trip Generation Manual, 10th Edition, 2017. Land Use Code 220 (Multifamily Housing Low-Rise) was used for the Project trip generation analysis. Discussion a) Less than Significant Impact. The proposed Project will result in the development of 40 multifamily apartment units. The Project is forecast to generate approximately 293 daily vehicle trips, including 18 trips during the AM peak hour and 22 trips during the PM peak hour. The trip reducing potential of modal split was not incorporated for conservative analysis. Note that there is potential for multi-modal transportation in the Project area with existing bike routes and facilities, so the Project trip volumes may be overestimated. Table 8 Project Trip Generation Summary Trip Generation Rates Land Use ITE Code Unit AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Residential 220 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Trips Generated Land Use Quantity Unit AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Multifamily Residential 40 DU 4 14 18 14 8 22 293 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017). DU = Dwelling Units A right-in/right-out access to the Project is provided via Jefferson Street without median break at the Project Driveway intersection. Jefferson Street is a north‐south oriented roadway located west of the Project and classified as a 6‐lane divided major arterial in the City of La Quinta Circulation Plan. Jefferson Street is constructed to its ultimate General Plan designation. Curb‐and‐gutter and sidewalk improvements are in place, and site access curb cuts will be constructed to accommodate the proposed driveway location. Maneuvers in and out of the site will be limited to right turns only, and U‐turns are anticipated to occur at upstream (Westward Ho Drive) and downstream (Highway 111) intersections north and south of the Project. 126 Jefferson Street Apartments November / 2020 72 The access assessment estimated trip distribution patterns based on the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. Based on the Project trip generation and trip distribution pattern, peak hour turn volumes entering the Project traffic intersection were determined to be less than 15 vehicles per hour per lane. Based on the projected low peak hour turn volumes at the Project driveway, cross-street stop control at the Project driveway location is appropriate. Intersection and queueing analyses have been evaluated for Existing Plus Ambient Growth Plus Project Plus Cumulative Projects (EAPC) conditions. Existing counts at the Project Driveway were estimated based on the Existing (2020) peak hour counts at the nearby intersection of Jefferson Street and Highway 111. To estimate for opening year future conditions, existing counts were increased by 6% and cumulative data from known cumulative City of La Quinta and City of Indio developments were added to the Jefferson Street volumes. The EAPC intersection operations analysis results are summarized in Table 9, which indicates that the intersection of Jefferson Street and the Project Driveway is anticipated to operate at an acceptable LOS (LOS “C”) during the peak hours. Table 9 Existing Plus Ambient Growth Plus Project Plus Cumulative Projects Intersection Delay and Levels of Service Intersection Traffic Control1 AM Peak Hour PM Peak Hour Delay2 LOS3 Delay LOS Jefferson Street / Project Driveway CSS 18.7 C 21.8 C 1 CSS = Cross Street Stop 2 Per the Highway Capacity Manual 6th Edition (HCM6), intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 10.1 analysis software. 3 LOS = Level of Service Table 10 shows the estimated cumulative future inbound and outbound right turn traffic queues at the Project Driveway. The anticipated 95th percentile traffic queue at the Project Driveway is nominal for the northbound right turn and at maximum 29 ft. for the westbound right turn, which is not anticipated to block vehicles from entering or exiting the nearest parking isle. Table 10 Existing Plus Ambient Growth Plus Project Plus Cumulative Projects Queueing Analysis Intersection Turning Movement Lane EAPC 95th Percentile Queue Length1 AM PM Peak Hour Volume AM PM Jefferson Street / Project Driveway northbound 4 14 PM 14 NOM NOM westbound 14 8 AM 14 29 27 NOM = Nominal, queue length undetectable 1 Queue length calculated using SimTraffic. 127 Jefferson Street Apartments November / 2020 73 In summary, results of the EAPC intersection and queueing analyses indicate that the intersection of Jefferson Street at the Project Driveway is anticipated to operate at acceptable LOS (LOS “C”) during the peak hours, and that no significant traffic queues will occur. Therefore, the proposed access will not have a significant impact on traffic in the Project vicinity and there is no need for a separate northbound right turn lane on Jefferson Street. Alternative Transportation Planning There are existing bicycle paths in the Project area: Class II Bicycle Path (on road bicycle lane) on Jefferson Street between Westward Ho Drive and Highway 111, Class I Bicycle Path (exclusive bicycle/pedestrian lane) on Highway 111 west of Jefferson Street, and Class III & II Bicycle Paths on Westward Ho Drive west of Jefferson Street (General Plan Exhibit II-6). Residents will enjoy access to the City’s growing bicycle network along surrounding major streets immediately from the proposed Project. SunLine Transit Agency provides bus transit services to the Coachella Valley, including the cities of Indio and La Quinta. Currently, the proposed Project site and vicinity are not directly served by SunLine on Jefferson Street. The nearest existing bus stop is on the northwest and southeast corners of Jefferson Street at Highway 111, approximately 1/3 mile from the Project site. Future residents, guests, visitors, and employees (construction, security, maintenance etc.) may access SunLine bus service at this location, and given the relatively short distance to the Project site, will have access to bus service within walking distance. The proposed Project will not alter or interfere with the existing sidewalk and bike lane on Jefferson Street along the westerly boundary. The proposed Project will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. No project-related impact is anticipated. b) No Impact. CEQA Guidelines section 15064.3 sets forth guidelines for implementing Senate Bill 743 (SB 743). SB 743 requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative to LOS for evaluating transportation impacts. Particularly within areas served by transit, those alternative criteria must “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” (Public Resources Code Section 21099(b)(1)) Measurements of transportation impacts may include “vehicle miles traveled, vehicle miles traveled per capita, automobile trip generation rates, or automobile trips generated.” The City’s VMT Guidelines describe specific screening criteria that can be used to identify when a proposed land use project is anticipated to result in a less than significant impact without conducting a more detailed project level VMT analysis. A land use project need only meet one of the screening thresholds to result in a less than significant impact: Step 1: Project Type Screening Step 2: Transit Priority Area (TPA) Screening Step 3: Low VMT Area Screening 128 Jefferson Street Apartments November / 2020 74 The proposed Project is not, as required by the first screening step, a small commercial project and would therefore not qualify for this screening criteria; nor is it located within ½ mile of a major transit stop or in a Transit Priority Area, so it would not qualify for the second screening criteria. However, the project is a “residential and office projects located within a low VMT-generating area.” The analysis prepared for the proposed Project demonstrates that the Traffic Analysis Zone (TAZ) in which the Project is located is identified as a low VMT-generating area in the Riverside County Travel Demand Model (RivTAM), and has VMT below the City’s average VMT per service population. Table 11 presents the calculation outputs for TAZ 4739, in which the Project is located, and shows that the TAZ generates total VMT per service population of 15.76 for base year conditions. As also shown in the Table, the City’s average VMT per service population is 30.78. Therefore, the VMT in the Project’s TAZ falls far below the City’s VMT, and the Project, under the City’s VMT Guidance, can be determined to have less than significant impacts on circulation. Therefore, the Project will not conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b). Table 11 Total VMT per Service Population TAZ 4739 City CVAG VMT 88,332 1,799,092 21,386,904 Population 5,197 45,300 438,485 Employment 407 13,148 154,975 Service Population 5,604 58,448 593,460 VMT per Service Population 15.76 30.78 36.04 c, d) No Impact. The Project proposes access from Jefferson Street via a driveway with a minimum width of 28.0 feet with standard City of La Quinta curb returns with a radius of 35.0 feet. As discussed in subsection (a) above, with the design of a right-turn only access to the Project site to Jefferson Street, the conditions at the site access point are expected to operate safely without significant delay. Emergency access will be provided at three locations: an existing fire access gate on the southwest corner facing the landscaped area with access to Jefferson Street, and two new fire access gates on the northwest and northeast corners with access to Palm Circle Drive. Prior to construction, both the Fire Department and Police Department will review the site plan to ensure safety measures are addressed, including emergency access and geometric design. No incompatible uses are proposed. Therefore, the proposed Project will not result in inadequate emergency access or increased traffic hazards. Mitigation Measures: None required Monitoring: None required 129 Jefferson Street Apartments November / 2020 75 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XVIII. TRIBAL CULTURAL RESOURCES— a) 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: i) 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.i(k), or X ii) 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 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the agency shall consider the significance of the resource to a California Native American tribe. X Sources: La Quinta 2035 General Plan; Historical/Archaeological Resources Survey – Indian Springs Villas Project, prepared by CRM Tech, December 2015; Cultural Resources Sensitivity Review, Indian Springs Villas Project, prepared by CRM Tech, June 2015; Project materials; Email communication with Cabazon Band of Mission Indians, dated 6/22/20; Email communication with Quechan Tribe of the Fort Yuma Reservation, dated 4/27/20; Agua Caliente Band of Cahuilla Indians, letters dated 10/27/15, 2/3/16 & 7/15/20. In the 2016 IS/MND, tribal resources were not analyzed since they were not included in Appendix G of the CEQA Guidelines at the time. The subject property is located in an area traditionally occupied by the Cahuilla people. The mitigation measures established in Section V., Cultural Resources will be applied to ensure the protection of potential tribal resources. These mitigation measures are consistent with the previous MND, and neither changed conditions or increased impacts are expected as a result of the proposed Project. Consequently, impacts related to tribal resources would not result in a new potentially significant environmental effect that was not identified in the 2016 MND. 130 Jefferson Street Apartments November / 2020 76 Setting As discussed in the Section V, Cultural Resources, Cahuilla Indians are known to have lived in the Coachella Valley for thousands of years. They were Takic-speaking and lived in various groups in the area. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more of the Indian reservations in and near the Coachella Valley, including the Cabazon, Augustine, Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo. Numerous cultural resources are found throughout the valley which are considered non-renewable resources because they provide important information about the past. Discussion i, ii) Less than Significant with Mitigation. A Local Government Tribal Consultation List Request was sent to the State Native American Heritage Commission (NAHC) in April 2020. The City then initiated Tribal Consultation in conformance with AB 52 requirements and contacted the twelve tribes recommended by NAHC in writing in April 2020. As of September, three tribes have responded, including the Cabazon Band of Mission Indians, who indicated no presence of Native American resources on the Project site; and the Quechan Tribe of the Fort Yuma Reservation who had no comment on the Project. The Agua Caliente Band of Cahuilla Indians (ACBCI) also responded, and requested consultation and copies of cultural resource documentation. The ACBCI was provided the field survey report for the Project site (CRM 2015) and the initial study for the previously proposed project on July 31, 2020. ACBCI stated in their response that the letter does not conclude consultation, and that upon receipt of requested materials the ACBCI THPO may have additional recommendations or require further mitigation measures. Mitigation Measure CUL-1 includes a requirement for an ACBCI Tribal Monitor to be present during earth moving activities in anticipation of ACBCI’s anticipated request. Once the City receives further response from ACBCI or other tribes, any requests and input from consultation will be included in conditions of approval and/or added to this Subsequent Initial Study prior to completion of the environmental review process. To protect potential tribal cultural resources, Mitigation Measure CUL-1 is included in Section V, consistent with the findings of the cultural resource investigation, and potential concerns of the tribes, to require monitoring of ground disturbing activities, which would reduce the impacts to Tribal Resources to less than significant levels. Mitigation Measures: See Section V (Cultural Resources). Monitoring: See Section V (Cultural Resources). 131 Jefferson Street Apartments November / 2020 77 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XIX. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? X b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? X c) 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 d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? X e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? X Source: La Quinta 2035 General Plan; Jefferson Street Apartments Site Development Permit No. 2020-0001 Hydrology January 30, 2020, and Project Specific Preliminary Water Quality Management Plan April 23, 2020, both prepared by Watson Engineering. While the current Project proposes a 40-unit multi-family apartment as compared to 16 single- family detached dwellings in the previous project, there are no substantial changes in the proposed Project or new information of substantial importance since the 2016 MND that would result in any new significant impacts or substantial increase in the severity or previously identified impacts related to utilities and service systems. As described below, the proposed Project would have less than significant impacts to utilities and service systems, and is largely consistent with previous analyses. 132 Jefferson Street Apartments November / 2020 78 Setting Domestic Water The Project site is located within the Coachella Valley Water District (CVWD) service area for domestic water. The District’s primary water source is groundwater extracted through a system of wells located throughout the City and region. In addition to groundwater, CVWD relies on imported water brought to the region by regional canals, which is stored or recharged into the aquifer at basins in the west end of the Valley (Whitewater River, northwest of Palm Springs); in the southeastern section of the City (Dike 4); and in Martinez Canyon, south and east of the City. CVWD also owns and operates the water distribution system, which is generally located under existing streets in the public right‐of-way. The District also maintains water storage tanks throughout its service area, including ten existing or planned tanks in the City and its Sphere, with capacities ranging from 250,000 to 10 million gallons. CVWD is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within the District, through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the Plan. Wastewater The Coachella Valley Water District also provides sewer service to the Project area and the City of La Quinta. The Project site is located in an urban area served by CVWD with existing main sewer lines. The Project will extend sewer lines from existing 18” sewer mains in Jefferson Street throughout the Project site. For all land in the City and Sphere located south of Miles Avenue including the Project area, sewage is treated at the WRP-4 located in Thermal, which has a capacity of 9.9 million gallons per day. The average flow to WRP-4 is approximately 5 to 5.5 million gallons per day (mgd).4 There is currently excess capacity at WRP-4. WRP-4 does not include tertiary treatment facilities; however, plans are underway to extend the tertiary-treated water delivery system to other areas in the valley. CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to domestic water quality and wastewater discharge. Stormwater Management Several watersheds drain the adjoining elevated terrain of the San Jacinto and Santa Rosa Mountains towards the valley floor. Regional stormwater flows within the Project area are conveyed by the Coachella Valley Stormwater Channel. The Project area is designated Zone X on FEMA’s Flood Insurance Rate Maps, which is defined as moderate and low risk areas, including areas of 500-year flood, areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile, and areas protected by levees from 100-year flood. 4 Sanitary Sewer Overflow Response Plan (SSORP) For Collection Systems & Wastewater Treatment Plants, Coachella Valley Water District Operations Department Sanitation Section, December 1, 2019. 133 Jefferson Street Apartments November / 2020 79 Solid Waste Burrtec Waste and Recycling Services, LLC (Burrtec) provides solid waste disposal to the City through a franchise agreement. Non-hazardous household, commercial and most nonhazardous industrial solid waste collected is taken to the Edom Hill Transfer Station (EHTS) in Cathedral City, or the Coachella Valley Transfer Station (CVTS), located north of the I-10 freeway, east of Dillon Road. From either site, waste is generally transported to the Lamb Canyon regional landfill, which is owned by the County of Riverside and had a remaining capacity of 19,242,950 cubic yards as of 2015. Discussion a-c) Less than Significant Impact. Water and Wastewater The subject property falls within the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water and wastewater treatment services. The proposed Project will be connected to the existing domestic water pipelines under Jefferson Street. CVWD’s Water Management Plan 2015 Update demonstrates that the District has available, or can supply in the future, sufficient water to serve additional development in its service area. The water management plan includes a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. The proposed Project is consistent with the City’s 2035 General Plan and is therefore addressed in the UWMP. The 2015 UWMP demonstrates that CVWD has available, or can supply, sufficient water to serve the proposed Project. The proposed Project will require construction of on-site sewer infrastructure to connect to the existing sewer mains located under Jefferson Street rights-of-way. Project-generated sewage will be conveyed to and treated at WRP-4, with the average annual flow of 5 to 5.5 million gallons per day (mgd), well below its capacity of 9.9 mgd. Therefore, the plant has sufficient capacity to serve additional development, including the relatively small proposed Project. The Project wastewater discharges will be typical of residential uses and would not exceed wastewater treatment requirements of the CVWD or Regional Water Quality Control Board. Given the relatively small scale of the Project, Project-related impacts to water and wastewater supplies and services will be less than significant. Stormwater Drainage Compared to current conditions, the proposed Project represents an increase in impervious surfaces. The proposed Project includes retention and conveyance facilities to manage storm flows, designed to meet local stormwater retention requirements. The site will be graded to direct drainage as surface flow around the buildings and parking areas toward the two proposed catch basins that are designed to accept the BMP treatment volume. When that volume is exceeded, excess flow will flow into Jefferson Street and discharge into the existing catch basin adjacent to the Project site that discharges directly to the Channel. The Project Hydrology Report concluded that the existing basin has the capacity to accept and discharge the drainage into the CVWD Channel. The Project will not require the construction or expansion of stormwater management facilities. 134 Jefferson Street Apartments November / 2020 80 Electricity The Project will provide local connections to the existing IID infrastructure in the Project area. IID has existing facilities underground within Jefferson Street. The Project will not require the addition or expansion of electric power facilities. Natural Gas The Project will provide local connections to the existing SoCalGas infrastructure in the Project area. There is a 4-inch gas line located underground within the Jefferson Street rights-of-way. The Project will not require the addition or expansion of natural gas facilities. Telecommunications The Project will provide local connections to the existing Frontier Communications and Spectrum infrastructure in the Project area. The Project will not require to the addition or expansion of telecommunication facilities. d, e) Less than Significant Impact. As discussed above, Burrtec provides solid waste services to the City of La Quinta. Solid waste generated by the city is either recycled, reused, or transformed at a waste-to-energy facility5, or disposed of at county’s landfills, in general at Lamb Canyon regional landfill, which has a remaining capacity of 19,242,950 cubic yards as of 2015.6 The Project will generate 26.28 tons of solid waste per year as shown below. Table 12 Estimated Solid Waste Disposal at the Project Buildout Land Use CIWMB Disposal Rates* Proposed Solid Waste Disposal (pounds per day) Solid Waste Disposal (tons per year) Residential 3.6 pounds/unit /day 40 DU 144 26.28 TOTAL (with 50% diversion) 13.14 *Estimated Solid Waste Generation Rates by CalRecycle, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed September 2020. At buildout, the proposed Project will contribute less than 0.002% of the County landfill’s remaining capacity.7 Commingled recyclable materials (e.g., paper, plastic, glass, cardboard, aluminum) will be transported to Burrtec’s material recovery facilities for recycling and reuse. Burrtec is responsible for maintaining standards that assure that all waste is handled in a manner that meets local, state and federal standards. These requirements will assure that impacts associated with solid waste disposal remain less than significant. Mitigation Measures: None required Monitoring: None required 5 Riverside County Nondisposal Facility Element by Riverside County Department of Waste Resources (2015), https://www.rcwaste.org/Portals/0/Files/Planning/CIWMP/NDFE.PDF, accessed September 2020. 6 CalRecycle SWIS Facility/Site Activity Details. https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368, accessed September 2020. 7 Assumes that 1 CY of residential solid waste is equivalent to 95 lbs. “Volume to Weight Conversion Factors,” US EPA Office of Resource Conversion and Recovery. April 2016. 135 Jefferson Street Apartments November / 2020 81 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? X b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? X c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? X d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? X Sources: La Quinta 2035 General Plan Draft EIR; Fire and Resources Assessment Program (FRAP) maps, California Department of Forestry and Fire Protection. Wildfire hazards were analyzed under Section IX. Hazards and Hazardous Materials in the 2016 MND. The 2016 MND determined the previous project will not expose people or structures to a significant risk associated with wildfire hazards. The proposed Project encompasses the same area and location, and will have no wildfire-related impacts, as explained below. Setting Wildfire is a nonstructural fire that occurs in vegetative fuels, excluding prescribed fire. Wildfires can occur in undeveloped areas and spread to urban areas where landscape and structures are not designed and maintained to be ignition resistant. A wildland-urban interface (WUI) is an area where urban development is located in proximity to open space or “wildland” areas. The potential for wildland fires represents a hazard where development is adjacent to open space or within close proximity to wildland fuels or designated fire severity zones. While the western portion of the City, 136 Jefferson Street Apartments November / 2020 82 such as the Cove, is located near the urban-wildland interface, the wilderness areas that surround La Quinta are made up of Granitic rock and sparse desert vegetation and thus does not provide the explosive fuels needed for wildfires. The project site is not located near this interface, and is in the City’s urban core, well away from the surrounding mountains. Wildfire risk within the City is considered less than significant. The California Department of Forestry and Fire Protection (Cal Fire) has mapped areas of significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP). These maps place areas of the state into different Fire Hazard Severity Zones (FHSZ) based on a hazard scoring system using subjective criteria for fuels, fire history, terrain influences, housing density, and occurrence of severe fire weather where urban conflagration could result in catastrophic losses. The subject property is designated as a local responsibility area, not located in or near a state responsibility area or designated as a very high fire hazard severity zones (VHFHSZ). Discussion a) No Impact. The subject property and immediate Project vicinity encompass developed residential/commercial areas and are approximately 4 miles from the nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located in or near a state responsibility area or designated as a very high fire hazard severity zones. Emergency access will be provided following the Riverside County Fire Department’s design guidelines at three locations: an existing fire access gate on the southwest corner facing the landscaped area with access to Jefferson Street, and two new fire access gates on the northwest and northeast corners with access to Palm Circle Drive. The City has established emergency evacuation routes for its neighborhoods, to assure that residents can leave their neighborhoods safely. Development on the subject property would not substantially impair the City’s adopted emergency evacuation and response plans8 as the Project is not proposing to amend these plans to impede emergency evacuation. No impact is anticipated. b, c) No Impact. As noted, the proposed Project is not located within a very high wildfire hazard severity zone nor a wildland-urban interface (WUI). The Project is located in an urban environment, and miles from an area of wildland fire potential. Urban roadways exist surrounding the Project, and no new wildfire risk infrastructure will be required. No impact is anticipated. d) No Impact. The Project site is located on the valley floor where there is no potential for flooding, landslide, or post-fire slope instability. Therefore, the proposed Project would not expose people or structures to significant risks such as downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes. No impact is anticipated. Mitigation Measures: None required Monitoring: None required 8 La Quinta General Plan Draft EIR (July 2012), Page III-100. 137 Jefferson Street Apartments November / 2020 83 Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact XXI. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to substantially 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, substantially 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 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 c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? X a) Less than Significant with Mitigation Impact. The Project site is located on Jefferson Street, a major transportation arterial and surrounded by developed or previously disturbed lands. The site is not located within a CVMSHCP-designated conservation area and does not contain any wildlife corridors or biological linkage areas. The site may offer limited nesting sites for birds; therefore, a preconstruction survey will be required to avoid impacts to nesting birds covered by the MBTA during breeding season. In addition, the site is subject to payment of the Development Mitigation Fee to mitigate potential impacts to covered species under the CVMSHCP. 138 Jefferson Street Apartments November / 2020 84 The proposed Project will not significantly reduce fish or wildlife habitat or otherwise adversely impact a fish or wildlife species. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. The proposed Project will have the same impacts on biological resources as the previous project, insofar as the same development area will be disturbed, and the same mitigation measure for protected nesting birds imposed as was required for the previous project. No cultural resources are known to exist within or adjacent to the Project site. Since the Project will require excavation, there is potential for unknown resources to be uncovered. Mitigation measures provided in this document will ensure that impacts to cultural and/or tribal resources are less than significant in the unlikely event that resources are discovered during Project development. As is the case with biological resources, the proposed Project will have the same impacts on cultural resources as the previously analyzed project, because it will disturb the same area. With the implementation of the mitigation measure previously included in the original MND, the impact on these resources will be less than significant, and consistent with the previous project. Overall, there will be no significant environmental impacts which cannot be mitigated. Project- related impacts, including cumulative impacts, are considered less than significant. b) Less than Significant Impact. The Project will result in incremental environmental impacts typically associated with residential development, such as increased emission of criteria pollutants during demolition and grading, traffic generation, and increased demand for water and wastewater services. A significant impact could occur if the proposed Project, in conjunction with related projects, would result in impacts that would be less than significant when viewed separately, but would be significant when viewed together. Here, however, the impacts of the proposed Project are individually limited and not cumulatively considerable. The proposed Project is consistent with the development envisioned for this area of the City in the City’s General Plan. The property will take access from the existing roadway network and is already served by or has access to public utilities and infrastructure. It will provide for stormwater management. All environmental impacts that could occur as a result of the proposed Project would be less than significant with the implementation of mitigation measures included herein, and when viewed in conjunction with other closely related past, present or reasonably foreseeable future projects, would not be significant. The impacts associated with the proposed Project, when compared to the impacts analyzed in the previous MND, will be substantially the same as those previously analyzed, and will not be cumulatively considerable, as described in this document. c) Less than Significant Impact. The proposed Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of the City’s Municipal Code, other standard requirements and requirements of law, and the mitigation measures included in this document. 139 PLANNING COMMISSION RESOLUTION 2021- 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, SITE DEVELOPMENT PERMIT, AND VARIANCE FOR THE JEFFERSON STREET APARTMENTS AT THE SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE. CASE NUMBERS: SPECIFIC PLAN 2020-0001 TENTATIVE PARCEL MAP 2020-0001 SITE DEVELOPMENT PERMIT 2020-0001 VARIANCE 2020-0001 APPLICANT: JIM SNELLENBERGER WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of January, 2021, hold a duly noticed Public Hearing to consider a request by Jim Snellenberger for approval of the Jefferson Street Apartments, a forty unit residential apartment project, generally located at the southeast corner of Jefferson Street and Palm Circle Drive, more particularly described as: APN 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600- 080-009 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 15, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Specific Plan 2020-0001 (SP 2015-0002 Repeal) 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 140 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 2 of 12 The proposed Specific Plan repeal is consistent with the goals and policies of the La Quinta General Plan in that it is repealing the existing Specific Plan 2015-0002, which will result in the site being regulated by its underlying Medium Density Residential zone, consistent with its Medium/High Density Residential General Plan designation. The site will change from single family residential to multifamily residential. 2. Public Welfare Approval of the proposed Specific Plan repeal will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 3. Land Use Compatibility The proposed Specific Plan repeal will remove the existing Specific Plan 2015-0002 and result in the project site to be regulated by the underlying Medium Density Residential zone. The repeal of the Specific Plan would be consistent and compatible with the existing land use. 4. Property Suitability The Specific Plan repeal will result in the project site to be regulated by the underlying Medium Density Residential zone. The uses permitted by the Medium Density Residential zone 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. 141 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 3 of 12 Tentative Parcel Map 2020-0001 (TPM 37891) 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 per La Quinta Municipal Code Section 13.12.130 to justify approval of said Tentative Parcel Map: 1. Tentative Parcel Map 37891 is consistent with the La Quinta General Plan. The Tentative Parcel Map is consistent with the Medium/High Density Residential land use designation as set forth in the General Plan. 2. The design and improvement of Tentative Parcel Map 37891 is consistent with the La Quinta General Plan with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37891 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2020-0001 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 37891 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 142 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 4 of 12 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 Title 13 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 37891 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 2020-0001 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 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 Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies: • Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design complements an existing high-quality modern style 143 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 5 of 12 commercial development directly north of the project, and utilizes varying roof lines and wall depths, along with a complementary color palette. • Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for an apartment project, which creates a different housing type and choice for residents within the City. • Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a single family residential project to a multifamily apartment project to respond to market demand in residential product type to provide residents with apartments. • Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents. • Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment project provides additional residents nearby to Highway 111 which will allow for a working base close by to support and assist in the retention of existing businesses and recruitment of new businesses. • Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and project population. The apartment project of this type provides a diverse type of residential project. • Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development was directed to a viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available. • Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate income households and Policy H-2.1 which is to increase housing 144 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 6 of 12 choices for lower and moderate income households. This project increases the housing choices for moderate income households. The applicant has established this would be a moderate level apartment project, providing more housing choices for moderate income households. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Medium Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and landscaping. The project satisfies the zone’s intent to provide for the development of medium density neighborhoods with one and two-story multifamily dwellings. The project is generally consistent with the residential development standards and permitted use table, except a deviation from the image corridor standards. This development standard deviation may be approved with the Variance. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. The modern style utilizes a high- quality design that is compatible with the existing modern style commercial development directly to the north. 145 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 7 of 12 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 and provide adequate relief and screening from Jefferson Street. Variance 2020-0001 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.030 of the La Quinta Municipal Code to justify approval of said Variance: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to 146 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 8 of 12 Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies: • Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design complements an existing high-quality modern style commercial development directly north of the project, and utilizes varying roof lines and wall depths, along with a complementary color palette. • Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for an apartment project, which creates a different housing type and choice for residents within the City. • Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a single family residential project to a multifamily apartment project to respond to market demand in residential product type to provide residents with apartments. • Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents. • Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment project provides additional residents nearby to Highway 111 which will allow for a working base close by to support and assist in the retention of existing businesses and recruitment of new businesses. • Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and project population. The apartment project of this type provides a diverse type of residential project. • Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and 147 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 9 of 12 commercial support are available. The housing development was directed to a viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available. • Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate income households and Policy H-2.1 which is to increase housing choices for lower and moderate income households. This project increases the housing choices for moderate income households. The applicant has established this would be a moderate level apartment project, providing more housing choices for moderate income households. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code and the purpose and intent of the Medium Density Residential District. The project satisfies the District’s intent to provide for the development of medium density neighborhoods with one and two-story multifamily dwellings. 3. Compliance with California Environmental Quality Act (CEQA) The Design and Development Department has prepared Environmental Assessment 2020-0001 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. Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The project is surrounded by existing 148 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 10 of 12 residential developments and is constructed in a way to not impede on the existing homes closest to this project. 5. Special Circumstances There are special circumstances applicable to the subject property, including size, shape, location and surrounding, which, when the zoning regulations are strictly applied, deprive the property of privileges enjoyed by other properties in the vicinity subject to the same zoning regulated. Special circumstances exist with the parcel shape, location, and surrounding existing buildings and infrastructure that make it difficult to design the building to meet image corridor height and maximum floor standards. The building parcel is narrow in shape, equaling 190 ft in width from east to west, which leads to only 40 ft of width that is not within the image corridor standards that apply 150 ft from Jefferson Street. Constructing a one-story apartment project complex under 22 ft creates design problems to establish a medium density multifamily residential project that still meets all other requirements on density, setbacks, required parking, required landscaping, required open space and common areas, and provides a good quality project also suitable to surrounding uses. This proposal is for a new forty unit apartment residential project proposed to not adhere to the following La Quinta Municipal Code Section 9.50.020 Height limits and setbacks near image corridor standards: • All buildings limited to one story, not to exceed twenty- two feet in height within one hundred fifty feet of the edge of right-of-way of general plan designated image corridors (Jefferson Street). All other La Quinta Municipal Code project standards are met. The proposed project is proposed to be two stories and a maximum height of 25 ft. This 25 ft height is less than the 28 ft maximum height of the underlying zone. The image corridor along Jefferson, specifically to the east of Jefferson south of Palm Circle drive, does not extend too far to the east, interrupting the image corridor in this area. At this point, the City limits extend approximately 750 feet east of Jefferson Street. 149 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 11 of 12 6. Preservation of Property Rights The granting of the variance is necessary for the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. The adjustment authorized allows for the development of this project as a medium density project within a medium density zone. Without the adjustment, the project is not able to be developed as intended and allows the medium density project to be developed as such. Without the variance exception, other development standards would be significantly impacted, such as landscaping, open space, and parking. 7. No Special Privileges The conditions of approval assure that the adjustment authorized will not constitute a grant of special privileges which are inconsistent with the limitations placed upon other properties in the vicinity subject to the same zoning regulations. The adjustment authorized allows for the development of this project as a medium density project within a medium density zone. Without the adjustment, the project is not able to be developed as intended. Without the adjustment, other development standards would be significantly impacted, such as landscaping, open space, and parking.. 8. No Land Use Variance The approval does not authorize a land use or activity which is not permitted in the applicable zoning district. Multifamily residential projects are allowed within the Medium Density Residential district. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Specific Plan 2020-0001 (Specific Plan 2015-0002 Repeal), Tentative Parcel Map 2020-0001 (Tentative Parcel Map 37891), Site 150 Planning Commission Resolution 2021 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Jefferson Street Apartments January 26, 2021 Page 12 of 12 Development Permit 2020-0001, and Variance 2020-0001, 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 26th day of January, 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ___________________________ MICHAEL PROCTOR, Chairperson City of La Quinta, California ATTEST: _________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 151 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 1 of 17 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2020-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2020-0001 Tentative Parcel Map 37891 (TPM2020-0001) 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. 3. The Site Development Permit shall expire on twenty four months after approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • La Quinta 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) 152 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 2 of 17 • 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. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7- 2013-0011 and the State Water Resources Control Board’s Order No. 2012- 0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee 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. 153 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 3 of 17 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The provision for the funding and 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 is required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. 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. 9. 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 10. 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. 11. The applicant shall offer for dedication all public street rights-of-way in 154 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 4 of 17 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. 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. 14. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of- way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 15. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 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. 17. Direct vehicular access to Jefferson Street is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 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. STREET AND TRAFFIC IMPROVEMENTS 19. 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. 155 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 5 of 17 20. 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. 21. The applicant shall remove the No U-Turn sign on Jefferson Street at Vista Grande for southbound left turn traffic to allow residents at this project to make turn arounds. 22. The applicant shall design 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. or the approved equivalents of alternate materials per the City Engineer. 23. 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. 24. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required. 25. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 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 and ACCESS POINTS 156 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 6 of 17 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking stall is required per 8 accessible parking stalls. F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 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 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 157 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 7 of 17 prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan 1" = 20' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. “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 accessibility 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 Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 31. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 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 158 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 8 of 17 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 33. Prior to constructing any off-site improvements, the developer shall deposit securities in accordance with Engineering Bulletin 09-02 or as approved by the City Engineer. 34. 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. 35. 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. 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. 36. 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 159 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 9 of 17 building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38. 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. 39. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California, 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. 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. 40. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, 160 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 10 of 17 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. 41. 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. 42. Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 43. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. 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 Site Development Permit, 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. DRAINAGE 161 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 11 of 17 46. Stormwater handling shall conform with the approved hydrology and drainage report for the Jefferson Apartments project (TPM2020-0001 and SDP2020-0001), 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. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 10 year storm in the Village area 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. 48. 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. 49. 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. 50. 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. 51. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 52. 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. 53. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls 162 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 12 of 17 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). 54. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 55. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow. 56. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 57. If permitted by the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development’s drainage discharge which may be required under the City’s NPDES Permit or other City or area-wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this site development permit excepting therefrom those portions required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. 58. 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. 163 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 13 of 17 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 59. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 60. 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. 61. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 62. 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 63. 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 164 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 14 of 17 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 64. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 65. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 66. 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). 67. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 68. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 69. 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. 70. 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. 165 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 15 of 17 71. 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. 72. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. CONSTRUCTION DRAWINGS 73. Plans shall be prepared to the applicable code at the time of submittal for building permit. As of January 1, 2020, these are the 2019 California Building Codes. 74. Provide Means of Egress Analysis detailing the Exit Access, the Exit and the Exit Discharge, including dimensioning widths and paths of egress travel, door hardware, occupant loads, rated construction, and accessible egress signage. 75. Provide Fire-Resistance Rating for Building Elements Table showing how the proposed construction will comply with Table 601 and 602 for building elements and exterior wall ratings, and Table 705.8 for opening protection requirements. CBC 601, 602 and 705. 76. Provide accessibility matrix demonstrating compliance with Chapter 11A for Covered Multifamily Housing Accessibility. Plans shall also be prepared for both interior and exterior accessibility features as required by Chapter 11A but also Federal Design Standards such as Fair Housing Act. 77. Photovoltaic Requirements. All low-rise residential buildings shall have a photovoltaic (PV) system meeting the minimum qualification requirements as specified in Joint Appendix JA11, with annual electrical output equal to or greater than the dwelling's annual electrical usage as determined by Equation 150.1-C of Section 150.1(c)(14) under the prescriptive approach or Section 150.1(b)(1) under the performance approach compliance method’s. 78. LOW-RISE RESIDENTIAL BUILDING is a building, other than a hotel/motel that is Occupancy Group R-2, multifamily, with three habitable stories or less. 79. The provisions of California Green Building Standards Code outline planning, design and development methods that include environmentally responsible 166 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 16 of 17 site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties, please provide compliance information on plans as applicable. Include planning and design requirements of division 4.1, and the applicable water efficiency and conservations and the material conservation and resource efficiency for exterior items of division 4.3, and 4.4 respectfully, and environmental quality division 4.5. 80. Additional comments may be required based on further information being provided for review. Although this is not a complete review for building permit, these items are being offered to help expedite the review and approval of your project during the permitting stage. 81. Fire Hydrants and Fire Flow: Provide water system plans to show there exists or proposed improvements of fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with the CFC and NFPA 24. Reference 2016 California Fire Code (CFC) 507.5.1. a. Transportation Hydrants: Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,000 feet to provide for transportation hazards. (CFC Table C102.1 ft nt c.) 82. Fire Department Access: Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 24-feet exclusive of curb-side parking, bike lanes and other roadway features. 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. a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. 83. 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 84. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 167 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 17 of 17 85. Fire Sprinkler System: All Residential buildings, and buildings with an area of 3,600 square feet or larger are required to have an approved Automatic Fire Sprinkler System installed by the CA Building and Fire Codes. System type and design requirements shall be in compliance with applicable codes and NFPA standards. 86. Fire Alarm and Detection System: A water flow monitoring fire alarm system will be required. Ref. CFC 903.4, CFC 907.2 and NFPA 72 7. 87. Knox Box and Gate Access: Buildings shall be provided with a Knox Box for service/utility areas. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All gates shall be provided with Knox access. Electronically operated gates shall be provided with Knox key devices and automatic sensors for access. Ref. CFC 506.1 88. Addressing: A building and unit numbering plan shall be submitted for review by Building and Fire. *This may be the sample 4’x4’ Facility Map noted in comment 2.b. **May be addressed during construction permitting. These comments are preliminary and further review will occur upon receipt of construction plans. Additional requirements may be required based upon the adopted codes at the time of submittal. PUBLIC SERVICES 89. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 90. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 91. 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 92. 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. 168 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 1 of 14 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. 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. The Tentative Parcel Map shall expire thirty six months after approval and shall become null and void in accordance with La Quinta Municipal Code Section 13.12.150. An extension of time may be requested pursuant to La Quinta Municipal Code Section 13.12.150. 4. Tentative Parcel Map 2020-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2020-0001 Site Development Permit 2020-0001 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. 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 Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form – Whitewater River Region, Improvement Permit) • La Quinta 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) 169 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 2 of 14 • 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 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. 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 Permittee 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. 170 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 3 of 14 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The provision for the funding and 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 is required. 8. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. The applicant shall offer for dedication all public street rights-of-way in 171 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 4 of 14 conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 15. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Parcel Map are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 18. Direct vehicular access to Jefferson Street is restricted, except for those access points identified on the Tentative Parcel Map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 21. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate 172 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 5 of 14 mylars of the Final Map. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 24. The applicant shall remove the No U-Turn sign on Jefferson Street at Vista Grande for southbound left turn traffic to allow residents at this project to make turn arounds. 25. The applicant shall design 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. or the approved equivalents of alternate materials per the City Engineer. 26. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 27. 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. 173 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 6 of 14 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 29. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING and ACCESS POINTS 30. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space 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 spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking stall is required per 8 accessible parking stalls. F. Drive aisles between parking spaces shall be a minimum of 26 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 31. Improvement plans shall be prepared by or under the direct supervision of 174 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 7 of 14 qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 32. 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. Precise Grading Plan 1" = 20' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. “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 accessibility requirements. 33. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 175 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 8 of 14 34. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 35. 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. GRADING 36. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 37. 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. 38. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California, 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. 176 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 9 of 14 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. 39. 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. 40. 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. 41. Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 42. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring-owner dissatisfaction with the grade differential. 43. 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 177 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 10 of 14 review. 44. 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. DRAINAGE 45. Stormwater handling shall conform with the approved hydrology and drainage report for the Jefferson Apartments project (TPM2020-0001 and SDP2020-0001), 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. 46. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 10 year storm in the Village area 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. 47. 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. 48. 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. 49. 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. 178 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 11 of 14 50. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 51. 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. 52. 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). 53. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 54. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow. 55. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 56. 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 179 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 12 of 14 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 57. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 58. 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. 59. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60. 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 61. 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 180 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 13 of 14 62. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 63. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 64. 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). 65. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 66. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 67. 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. 68. 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. 69. 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. 181 RESOLUTION 2021- CONDITIONS OF APPROVAL - RECOMMENDED SDP2020-0001 JEFFERSON APARTMENTS JANUARY 26, 2021 Page 14 of 14 70. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 71. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 72. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 73. 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 74. 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. 182 PROJECT INFORMATION CASE NUMBERS: MASTER PROJECT 2020-0001 (SPECIFIC PLAN 2020-0001, SITE DEVELOPMENT PERMIT 2020-0001, ENVIRONMENTAL ASSESSMENT 2020-0001, TENTATIVE PARCEL MAP 2020-0001, AND VARIANCE 2020-0001) APPLICANT: JIM SNELLENBEGER PROPERTY OWNER: JIM SNELLENBEGER AND CITY OF LA QUINTA REQUESTS: ADOPT A RESOLUTION TO RECOMMEND APPROVAL OF SITE DEVELOPMENT PERMIT, SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP, AND VARIANCE FOR CONSTRUCTION OF 40 UNIT RESIDENTIAL APARTMENT PROJECT LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE GENERAL PLAN DESIGNATION: MEDIUM/HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: COMMUNITY COMMERCIAL; EXISTING COMMERCIAL BUILDING SOUTH: FLOODPLAIN; FLOODPLAIN EAST: MEDIUM DENSITY RESIDENTIAL; EXISTING RESIDENTIAL WEST: JEFFERSON ST, PARKS AND RECREATION, GOLF COURSE; EXISTING JEFFERSON STREET, AND GOLF COURSE ATTACHMENT 1 183 ATTACHMENT 2 184 PREST | VUKSIC | GREENWOOD A R C H I T E C T S I N T E R I O R S SNELLENBERGER APARTMENTS RESIDENTIAL COMPLEX JEFFERSON STREET - LA QUINTA, CA ATTACHMENT 3 185 EX. TREEEX. TREEEX. TREEEX. TREEEX. TREEEX. TREEJEFFERSON STREETNEW FIRE HYDRANTLOCATIONNEW FIRE HYDRANTLOCATIONNEW FIRE ACCESS GATE W/KNOX BOXNEW FIRE ACCESSGATE W/ KNOX BOXFACILITY MAP / MONUMENT SIGNPRIVATE FIRE HYDRANT LOCATIONSBLDG 1, 2, 3PIV/FDCBLDG 4 & 5PIV/FDC6 06 06060 5055 6 5 65 606 0 306060 25 3 0 4 0 3 5 60 6 0 60605560606060595756575658585657585960565758596060595960585861595960585861N 89°55'42"E 201.12'N 05°32'36"W 110.05'N 03°14'05"W 407.33'98.02'N 00°04'39"W 551.54'N 01°03'02"E 140.70'R=20.00'L=31.42'R=35.00' L=54.89'R=35.00'L=55.09'R=3000.00' L=231.12'N 00°04'39"W 764.15'280.67'S37° 12' 06.48"W202.45L=506.71,R=3000.00L=632.29,R=946.28S0° 04' 39.00"E77.63N0° 04' 39.00"W754.09'N51° 21' 28"E33.68Δ=0°32'00"L=27.88, R=3000.00Δ=0°20'10"L=17.56, R=3000.00FS 61.00(60.78)TCFL 57.18TC 57.99FL 57.49TC 56.85FL 56.40(60.49)TC(59.89)TC(TC 57.97)(FL 57.48(TC 57.97)(FL 57.48)6.86%59.17LIPTC 59.51FL 59.01TC 60.75FL 60.25TC 61.21FP 60.71TC 60.94FP 60.44TC 60.68TP 60.18TC 60.90TP 60.40FL 61.9862.16FL-HP0.50%0.50%0.50%0.50%5% MAX (TYP.)0.50%0.50%61.85FL-HP0.50%FL 61.480.50%FL 61.00FL61.000.50%FL 61.500.50%1.33%FL 59.71FL 59.95TP 60.74TC 59.50FL 59.00TC 59.22FL 58.7259.17LIPTC 59.23FL 58.736.59%TC 59.37FL 58.87(FL 56.92)FL 56.82TC 60.00TP 55.501.50%1.50%1.20%1.50%2.00%2.00%TC 60.73FP 60.23FL 59.892.00%TP 60.50TC 60.68FP 60.18TC 60.57FP 60.07TC 60.31TP 59.81TC 60.52FP 60.022.00%TC 61.28FP 60.78TP 60.17TC 61.02FP 60.52TC 60.97FP 60.47TC 60.55FP 60.05FL 59.29FL 58.90TC 59.94TP 59.44TC 60.30TP 59.800.50%TC 60.66TP 60.162.00% 2.00%TC 60.90TP 60.40TC 60.56FG 60.06TC 60.95TP 60.45TC 60.92TP 60.422.00%1.00%TC 61.49TP 60.991.50%1.50%FL 59.58FP 60.172.00%2.00%1.50%1.50%2.00%2.00%2.00%1.00%1.00%1.00%0.50%0.50%TC 61.20TP 61.70TC 61.41FP 61.91TC 61.46TP 61.96TC 61.78FP 61.28TC 61.78TP 61.28TC 61.95TP 61.45TC 61.95TP 61.4561.06FL-HPTC 61.93TP 61.43TC 61.89TP 61.39TC 61.75TP 61.25TC 61.71TP 61.21TC 59.98TP 59.48TC 61.33TP 60.83FL 60.49TOP OF SLOPE 62.50TOP OF SLOPE 62.50FL 62.050.50%FL 61.7062.07HPFL 62.050.50%0.50%61.49FS61.76FS61.18FS61.26FS61.10FS0.50%5% MAX (TYP.)5% MAX (TYP.)5% MAX (TYP.)PAD = 61.70PAD = 62.40FS 61.51FS 61.51FS 61.010.50%F.F.=62.20F.F.=62.90CB#124"X24"2.00%2.00%0.50%0.50% 0.50%0.50% 0.50%0.50% 0.50%0.50%CB#124"X24"PAD = 62.10F.F.=62.60PAD = 62.40F.F.=62.90F.F.=62.80PAD = 62.3028.00'6 06 06060 5055 6 5 65 606 0 306060 25 3 0 4 0 3 5 60 6 0 6060556060SANDTRAP ASPHA S P H A S P H ROCKROCKROCKROCKp DENSE TREES D E N S E T R E E S DENSETREESDENSE TREES SCATTERED BRUSH SCATTEREDBRUSHASPHASPHASPH T E E ROCK ROCKROCKROCKROCKDENSE TREES DENSETREES61.61 ROCKCONCCONCCONCCONCCO N CCONCCONCCONCCONCCONCC O N C CONCCONCC O N C C O N CCONCCONC CONC CONC CONC C O N C C O N C C O N CCONCCONC CONCCONC CONCCONCCONCCONC CONC CONC CONCCONC CONCC O N C CONCCONCCONCCONCCONCCONCCONCC O N C CONC CONC CONC CONC CONC CONCCONCASPH CONC ASPHASPHHV-020714T33ROCKCONCROCK CONCCONCPOOL ROCK61.80 54.90 58.90 65.20 65.40 63.30 63.30 62.50 62.30 59.40 60.20 61.60 61.30 63.80 60.40 61.10 55.30 31.70 33.60 30.40 29.30 30.60 59.60 59.60 59.50 62.80 62.30 61.30 61.50 61.30 61.70 62.70 61.90 61.70 59.20 60.30 60.50 62.40 60.50 58.6060.70 60.10 59.90 59.80 59.50 60.90 59.40 58.90 60.50 58.60 27.30 24.80 29.50 29.20 29.60 26.20 57.60 58.30 58.30 57.90 57.60 61.10 59.30 58.90 56.40 56.30 55.40 55.60 55.30 55.30 56.4056.40 58.60 58.40 61.60 62.40 58.80 59.60 59.30 59.40 64.30 60.60 57.30 62.40 63.10 64.50 63.30 62.50 61.80 61.40 62.60 62.20 61.80 63.60 63.20 62.70 62.60 30.40 29.80 29.30 30.60 31.40 29.60 59.80 56.70 61.20 60.90 61.50 62.30 63.20 61.90 59.70 59.40 60.30 57.70 61.70 58.90 59.80 60.80 58.70 58.40 59.50 59.60 58.90 29.90 57.80 57.80 57.40 59.80 56.6059.20 58.90 59.40 59.60 59.50 58.50 58.60 57.50 57.50 55.40 55.30 57.50 57.40 60.60 59.5059.40 61.50 62.50 56.20 EX. TREEEX. TREEEX. TREEEX. TREEEX. TREEEX. TREEJEFFERSON STREETNEW FIRE HYDRANTLOCATIONNEW FIRE HYDRANTLOCATIONNEW FIRE ACCESS GATE W/KNOX BOXNEW FIRE ACCESSGATE W/ KNOX BOXFACILITY MAP / MONUMENT SIGNPRIVATE FIRE HYDRANT LOCATIONSBLDG 1, 2, 3PIV/FDCBLDG 4 & 5PIV/FDCH I G H W A Y 111J E F F E R S O N S T R E E TW E S T W A R D HO D R I V E PALM CIR DR SITE 35,765 SF LOTS "E", "F", & "G" 57,345 SF REMAINDER 140,267 SF NET PROJECT AREA10'-0"PROJECT INFORMATION PROJECT DESCRIPTION/LOCATION MULTI-FAMILY HOUSING JEFFERSON STREET, LA QUINTA, CA BUILDING DATA OCCUPANCY (APARTMENTS) TYPE OF CONSTRUCTION SPRINKLED NO. OF STORIES GREATEST HEIGHT ALLOWED R-2 VB YES 2 25' A.F.F. APARTMENT UNIT BREAKDOWN 2 BEDROOM 3 BEDROOM TOTAL 36 UNITS 4 UNITS 40 UNITS BUILDING AREA TABULATIONS BUILDING AREA: PARKING AREA: LANDSCAPED AREA: PARKING LOT PLANTERS: UNCOVER PARKING AREA: RL (LOW DENSITY RESIDENTIAL), GC (GOLF COURSE), FP (FLOOD PLAIN) EXISTING ZONING PARCEL A: APN 600-080-041 AND 600-080-042 PORTION NORTHWEST SECTION 28, TOWNSHIP 5 SOUTH, RANGE 7 EAST BM PARCEL B: APN: 600-080-001 THROUGH 600-080-009 LOTS 31 - 39, INCLUSIVE, OF TRACT 2190 LEGAL DESCRIPTION 54,958 S.F. 40% of NET SITE AREA 42,714 S.F. 30% of NET SITE AREA 42,595 S.F. 30% of NET SITE AREA 1,703 S.F. 3,420 S.F. 50% of Planters is provided for Uncover Parking JIM SNELLENBERGER 77165 DELGADO DRIVE INDIAN WELLS, CA 92210 JIM@GLOBALBUILT.COM OWNER PREST VUKSIC GREENWOOD ARCHITECTS DAVID PREST 44-530 SAN PABLO AVE., STE. 200 PALM DESERT, CA 92260 DAVIDP@PVGARCH.COM APPLICANT MEDIUM DENSITY RESIDENTIAL. EXISTING SPECIFIC PLAN 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 As indicated A001 SHEET INDEX JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLPREST VUKSIC GREENWOOD ARCHITECTS DAVID PREST 44-530 SAN PABLO AVE., STE. 200 PALM DESERT, CA 92260 760.779.5393 ARCHITECT CONSULTANTS RAY MARTIN DESIGN CORP. BRUCE RAYMOND 78060 CALLE ESTADO, STE. 15 & 16 LA QUINTA, CA 92253 760.698.9696 LANDSCAPE WATSON ENGINEERING LLOYD W. WATSON 48725 VERBENA ROAD PALM DESERT, CA 92260 760.275.1553 CIVIL VICINITY MAP MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), G (RECREATION), FP (FLOOD PLAIN) EXISTING GENERAL PLAN VACANT, JEFFERSON ST. LANDSCAPING, STORMWATER CHANNEL EXISTING LAND USE ASSESSOR'S PARCEL 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009 MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), FP (FLOOD PLAN) POPOSED GENERAL PLAN MR (MEDIUM HIGH DENSITY RESIDENTIAL (RM), FP (FLOOD PLAIN) PROPOSED ZONING AREA DATA NAME AREA ACRES REMAINDER 57,345 SF 1.32 acres LOTS "E", "F", & "G"35,765 SF 0.82 acres NET PROJECT AREA 140,267 SF 3.22 acres TOTAL AREA 233,377 SF 5.36 acres GROSS AREA Comments AREA ACRES TOTAL AREA 233,377 SF 5.36 acres BUILDING 1 (8 UNITS) 1ST FLOOR 4,737 SF 2ND FLOOR 4,645 SF FLOOR AREA TOTALS 9,382 SF BUILDING 2 (12 UNITS) 1ST FLOOR 7,330 SF 2ND FLOOR 7,238 SF FLOOR AREA TOTALS 14,568 SF BUILDING 3 (2 UNITS) FIRST FLOOR 2,365 SF FLOOR AREA TOTALS 2,365 SF BUILDING 4 (6 UNITS) 2ND FLOOR 2,277 SF FIRST FLOOR 4,737 SF FLOOR AREA TOTALS 7,015 SF BUILDING 5 (12 UNITS) 1ST FLOOR 7,330 SF 2ND FLOOR 7,238 SF FLOOR AREA TOTALS 14,568 SF 1ST FLOOR 5,412.7 SF 2ND FLOOR 5,292.2 SF BUILDING AREA TOTAL 10,704.9 SF 1ST FLOOR 8,450 SF 2ND FLOOR 8,258 SF BUILDING AREA TOTAL 16,708 SF 1ST FLOOR 2,683.4 SF BUILDING AREA TOTAL 2,683.4 SF 1ST FLOOR 5,409 SF 2ND FLOOR 2,744.4 SF BUILDING AREA TOTAL 8,153.4 SF 1ST FLOOR 8,450 SF 2ND FLOOR 8,258 SF BUILDING AREA TOTAL 16,708 SF GRAND FLOOR AREA TOTAL 93,008 SF GRAND BUILDING AREA TOTAL 54,958 SF SHEET INDEX SHEET NO.SHEET NAME A000 COVER SHEET A001 SHEET INDEX A002 SITE PHOTOGRAPHS A003 SITE RENDERING SITE PLAN A010.0 OVERALL SITE PLAN A011.0 PARTIAL SITE PLAN A012.0 PARTIAL SITE PLAN A030.0 CARPORT DETAILS A031.0 CARPORT DETAILS CIVIL 1 PRELIMINARY PRECISE GRADING PLAN 2 PRELIMINARY PRECISE GRADING PLAN LANDSCAPE H-1 PRELIMINARY HARDSCAPE PLAN P-1 PRELIMINARY PLANTING PLAN WF-1 WALL & FENCE PLAN ELECTRICAL E100 ELECTRICAL E101 LIGHT FIXTURES CUT SHEETS BUILDING 1 A100.1 EXTERIOR ELEVATIONS A101.1 COLORED ELEVATIONS A102.1 PERSPECTIVES A103.1 ROOF PLAN A104.1 1ST FLOOR PLAN A105.1 2ND FLOOR PLAN BUILDING 2 A200.2 EXTERIOR ELEVATIONS A201.2 COLORED ELEVATIONS A202.2 PERSPECTIVES A203.2 ROOF PLAN A204.2 1ST FLOOR PLAN A205.2 2ND FLOOR PLAN BUILDING 3 A300.3 EXTERIOR ELEVATIONS A301.3 COLORED ELEVATIONS A302.3 PERSPECTIVES A303.3 ROOF PLAN A304.3 1ST FLOOR PLAN BUILDING 4 A400.4 EXTERIOR ELEVATION A401.4 COLORED ELEVATIONS A402.4 PERSPECTIVES A403.4 ROOF PLAN A404.4 1ST FLOOR PLAN A405.4 2ND FLOOR PLAN BUILDING 5 A500.5 EXTERIOR ELEVATIONS A501.5 COLORED ELEVATIONS A502.5 PERSPECTIVES A503.5 ROOF PLAN A504.5 1ST FLOOR PLAN A505.5 2ND FLOOR PLAN UNIT PLAN A000.A UNIT TYPE A A000.B UNIT TYPE B A000.C UNIT TYPE C A004 MATERIALS BOARD 84 186 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A002 SITE PHOTOGRAPHS JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL12 3 4 12 3 4 187 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A003 SITE RENDERING JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 188 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLS I T E P L A N MARCH 3, 2020189 EX. TREE EX. TREE EX. TREE EX. TREE EX. TREE EX. TREE 60606065656045555040356 0 605525606 0 6 0 6 0 556060 6060 59 57 56 57 56 5858 56 57 58 59 60 56 57 58 59 60 60 59 59 60 58 58 61 59 59 60 58 58 61N 89°55'42"E 201.12'N 0 5 °3 2 '3 6 "W 1 1 0 .0 5 ' N 03°14'0 5 "W 4 07 .33 ' 98.02'N 00°04'39"W 551.54' N 01°03'02"E 140.70' R=20.00'L=31.42'R=35.00'L=54.89'R=35.00' L=55.09'R=3000.00' L=231.12' N 00°04'39"W 764.15' 280.67',R=3000.00LS0° 04' 39.00"E 77.63 N0° 04' 39.00"W 754.09' N51° 21' 28"E 33.68 Δ=0°32'00" L=27.88, R=3000.00 Δ=0°37'00" L=32.28, R=3000.00 Δ=0°20'10" L=17.56, R=3000.00 28.00' BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 5 195'-0"30'-0"28'-0"120'-0"72'-0"54'-0"30'-0" 18'-0" 26'-0"38'-0"26'-0" 17'-0"84'-0"17'-0" 26'-0"38'-0"26'-0" 18'-0"26'-0" 9'-0"45'-0"9'-0"63'-0"20'-0"9'-0"45'-0"9'-0"54'-0"20'-0"42'-0"63'-0"20'-0"84'-0"20'-0"54'-0"51'-0"17'-0"30'-0"90'-0"26'-0"26'-0"99'-0"30'-0" 17'-0" 10'-0" POOL 15'-0" 15'-0"13'-0"16'-6"23'-11"10'-0" EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING PALM CIRCLE DR.20'-0"15'-0"10'-0"20'-0"15'-0"15'-0"20'-0"1 0 '-5 "6 7 4 4 10 5 6 8 6 7 76 105 7 6 PARKING DATA REQUIRED PARKING 2 COVERED SPACES PER 2 BDRM. UNIT 36 (2 BRDM UNITS) X 2 = 3 COVERED SPACES PER 3 BDRM. UNIT 4 (3 BDRM UNITS) X 3 = .5 GUEST SPACES PER UNIT 40 X .5 = TOTAL SPACES REQUIRED SPACES PROVIDED 84 SPACES SHALL BE COVERED ADA ACCISSIBLE PARKING REQUIRED 2% OF ASSIGNED PARKING TO BE ADA = 5% OF UNASSIGNED PARKING TO BE ADA 4 ADA PARKING SPACES PROVIDED 1 VAN ACCESSIBLE SPACE REQUIRED 1 SPACE PROVIDED EV SPACES REQUIRED 3% OF PARKING SHALL BE EV 104 X .03 = 4 EV SPACES PROVIDED, 1 OF WHICH SHALL BE COVERED AND 1 OF WHICH SHALL BE ADA 72 SPACES 12 SPACES 20 SPACES 104 SPACES 104 SPACES 84 SPACES 2 SPACES 1 SPACES 4 SPACES /1A011.0/1A012.0/1A011.0/1A012.0P R O P E R T Y L I N E PROPERTY LINEPROPERTY LINE PROPERTY LI NELOT A ( OPEN SPACE / LANDSCAPE)LOT A ( OPEN SPACE / LANDSCAPE) EXISTING SIDEWALK EXISTING SIDEWALK PRIVATE FIRE HYDRANT PRIVATE FIRE HYDRANT FACILITY MAP / MONUMNET SIGN BLDG 1, 2, 3 PIV/FDC NEW FIRE HYDRANT NEW FIRE ACCESS GATE W/KNOX BOX NEW FIRE ACCESS GATE W/KNOX BOX EXISTING FIRE ACCESS GATE ADD KNOX BOX PROPERTY LINE PROPERTY LINE PROP R/W NEW FIRE HYDRANT BLDG 4 & 5 PIV/FDC 26'PATH OF TRAVEL70' CLEARANCE1 S T O R Y LI M IT 7 0' C L E A R A N C E 1 STORY LIMIT70' CLEARANCE1 STORY LIMIT70' CLEARANCE1 STORY LI MI T70' CLEARANCE2 STORY 2 STORY 1 STORY 2 STORY 1 & 2 STORY 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1" = 30'-0" A010.0 OVERALL SITE PLAN JUNE 22, 20200'15'30'60'120' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 190 WH EX. TREE EX. TREE EX. TREE EX. TREE EX. TREE 60656 0 60 6060 59 57 56 57 56 5858 56 57 58 59 60 56 57 58 59 60N 89°55'42"E 201.12'N 0 5 °3 2 '3 6 "W 1 1 0 .0 5 ' N 0 3 °1 4 '0 5 "W 4 0 7 .3 3 ' 98.02'N 00°04'39"W 551.54' R=20.00'L=31.42'R=35.00'L=54.89'R=35.00'L=55.09' N 00°04'39"W 764.15' N0° 04' 39.00"W 754.09' N51° 21' 28"E 33.68 28.00' BUILDING 1 BUILDING 2 BUILDING 3 195'-0"30'-0"28'-0"120'-0"72'-0" 18'-0"26'-0"38'-0"26'-0"17'-0"84'-0"17'-0"26'-0"26'-0"9'-0"45'-0"9'-0"63'-0"20'-0"9'-0"45'-0"9'-0"54'-0"20'-0"42'-0"63'-0"20'-0"84'-0"20'-0"17'-0"30'-0"90'-0"26'-0"17'-0"10'-0" POOL 16'-6"23'-11 1/2"10'-0"PALM CIRCLE DR.SETBACK20'-0"SETBACK15'-0"SETBACK 10'-0"SETBACK20'-0"SETBACK15'-0"/MATCHLINE1A012.0/MATCHLINE1A012.0118 109 106 126 117 118 103 121 121 121 121 121121 121 121 108 109 109 109118 145 124 119 118 118 118 118 124 127124 109 123 A030.0 1 TYP 6 7 4 4 10 5 6 8 6 6 105 7 6 104 102 120 124 116 116 116 6 7 4 4 10 5 6 8 6 6 105 7 6 P RO P E R T Y L I N E PROPERTY LINEPROPERTY LINE LOT A ( OPEN SPACE / LANDSCAPE) 115 115 EXISTING SIDEWALK PRIVATE FIRE HYDRANT FACILITY MAP / MONUMNET SIGN BLDG 1, 2, 3 PIV/FDC NEW FIRE HYDRANT NEW FIRE ACCESS GATE W/KNOX BOX NEW FIRE ACCESS GATE W/KNOX BOX PROP R/W 115 115 116116 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/16" = 1'-0" A011.0 PARTIAL SITE PLAN JUNE 22, 20200'8'16'32'64' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLKEYNOTES NO.DESCRIPTION 102 NEW CONCRETE SIDEWALK TO CONNECT TO EXISTING SIDEWALK, SEE CIVIL 103 NEW CONCRETE CURB AND GUTTER TO CONNECT TO EXISTING, SEE CIVIL 104 NEW CONCRETE DRIVEWAY APPROACH, SEE CIVIL 106 ADA PARKING 108 NEW CONCRETE CURB & GUTTER 109 4" WHITE PARKING STRIPE 115 ACCESSIBLE PATH OF TRAVEL SIGN 116 ACCESSIBLE PATH OF TRAVEL 117 MAILBOX, MFR: SALSBURY INDUSTRIES, MODEL: CUSTER BOX UNITS (CBU'S) #3316, COLOR: SANDSTONE WITH CUSTOM ENGRAVED DOORS 118 HARDSCAPE, BY LANDSCAPE DESIGNER 119 TRASH ENCLOSURE 120 POOL EQUIPMENT 121 CARPORTS 123 DRINKING FOUNTAIN 124 BBQ 126 USPS PARKING ONLY 127 TRASH CAN 145 OUTDOOR SHOWER, SEE PLUMBING 191 EX. TREE EX. TREE EX. TREE EX. TREE 604555506 0 60606 0 6060 59 59 60 58 58 61 59 59 60 58 58 61 N 0 3 °1 4 '0 5 "W 4 0 7 .3 3 ' N 00°04'39"W 551.54' N 01°03'02"E 140.70' R=35.00'L=55.09'R=3000.00' L=231.12' N 00°04'39"W 764.15' S0° 04' 39.00"EN0° 04' 39.00"W 754.09' Δ=0°32'00" L=27.88, R=3000.00 Δ=0°37'00" L=32.28, R=3000.00 L=17.56, R=3000.00 BUILDING 4 BUILDING 5 72'-0"54'-0"30'-0" 26'-0"17'-0"84'-0"17'-0"26'-0"38'-0"26'-0"18'-0"26'-0"9'-0"45'-0"9'-0"63'-0"20'-0"9'-0"45'-0"9'-0"54'-0"20'-0"20'-0"84'-0"20'-0"54'-0"51'-0"17'-0"26'-0"99'-0"30'-0"17'-0"POOL 15'-0" 15'-0"13'-0"SETBACK20'-0"SETBACK15'-0"SETBACK15'-0"SETBACK20'-0"1 0 '-5 "/MATCHLINE1A011.0/MATCHLINE1A011.0S E T B A C K10'-0 "1 9 '-1 1 " 118 126 117 118 103 121 121 121 121 121 121 121 121 121 121121 109 109118 145 124 118 118 118 118 119 118 124 106 130 127 130 124 109 123 A030.0 1 TYP 5 6 8 6 7 76 105 7 6 140 102 120 124 116 116 5 6 8 6 7 76 105 7 6 PROPERTY LI NELOT A ( OPEN SPACE / LANDSCAPE) PROPERTY LINE PROPERTY LINE 115 115 EXISTING SIDEWALK PRIVATE FIRE HYDRANT EXISTING FIRE ACCESS GATE ADD KNOX BOX PROP R/W NEW FIRE HYDRANT BLDG 4 & 5 PIV/FDC 115 115 116116 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/16" = 1'-0" A012.0 PARTIAL SITE PLAN JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'8'16'32'64' KEYNOTES NO.DESCRIPTION 102 NEW CONCRETE SIDEWALK TO CONNECT TO EXISTING SIDEWALK, SEE CIVIL 103 NEW CONCRETE CURB AND GUTTER TO CONNECT TO EXISTING, SEE CIVIL 106 ADA PARKING 109 4" WHITE PARKING STRIPE 115 ACCESSIBLE PATH OF TRAVEL SIGN 116 ACCESSIBLE PATH OF TRAVEL 117 MAILBOX, MFR: SALSBURY INDUSTRIES, MODEL: CUSTER BOX UNITS (CBU'S) #3316, COLOR: SANDSTONE WITH CUSTOM ENGRAVED DOORS 118 HARDSCAPE, BY LANDSCAPE DESIGNER 119 TRASH ENCLOSURE 120 POOL EQUIPMENT 121 CARPORTS 123 DRINKING FOUNTAIN 124 BBQ 126 USPS PARKING ONLY 127 TRASH CAN 130 CONCRETE PATIO 140 ELECTRICAL CHARGING STATIONS 145 OUTDOOR SHOWER, SEE PLUMBING 192 6'-0".6'-0".6'-0". 6'-0". 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/4" = 1'-0" A030.0 CARPORT DETAILS JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' 193 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/4" = 1'-0" A031.0 CARPORT DETAILS JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' 194 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLC I V I L MARCH 3, 2020195 28.00'606059575657565858565758596056575859606059596058586159596058586115'-0"15'-0"20'-0"10'-0"20'-0"10'-0"10'-0"195'-0"30'-0"28'-0"120'-0"72'-0"54'-0"30'-0"334'-0"18'-0"26'-0"38'-0"26'-0"17'-0"84'-0"17'-0"26'-0"38'-0"26'-0"18'-0"9'-0"45'-0"9'-0"63'-0"20'-0"9'-0"45'-0"9'-0"54'-0"20'-0"42'-0"63'-0"20'-0"84'-0"20'-0"54'-0"51'-0"17'-0"30'-0"90'-0"26'-0"20'-0"26'-0"99'-0"30'-0"17'-0"6"38'-0"10'-0"15'-0"15'-0"12'-8"16'-6"23'-10"18'-10"10'-0"10'-0"121110BUILDING 2BUILDING 1BUILDING 3BUILDING 4BUILDING 5IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIALEGAL DESCRIPTIONASSESSOR'S PARCEL NOS.: THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LA QUINTA,COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:THAT PORTION OF THE WEST ONE-HALF OF THE NORTHWEST QUARTER OF SECTION 28,TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS SHOWNBY UNITED STATES GOVERNMENT SURVEY, DESCRIBED AS FOLLOWS:COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 28; THENCE NORTH89°55'21" EAST, ALONG THE NORTHERLY LINE OF SAID SECTION 28, A DISTANCE OF 1322.61FEET TO THE NORTHWESTERLY CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYEDTO COACHELLA VALLEY STORM WATER DISTRICT, BY DEED RECORDED APRIL 12, 1921 INBOOK 545, PAGE 53 OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA; THENCESOUTH 37°11'18" WEST, ALONG THE NORTHWESTERLY LINE OF SAID PARCEL, 1208.95FEET TO A POINT HAVING A RADIAL BEARING OF NORTH 50°31'15" WEST; THENCECONTINUING SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE ON A CURVECONCAVE TO THE NORTHWEST DESCRIBED AS HAVING A CENTRAL ANGEL OF 38°54'00", ARADIUS OF 946.28 FEET, AN ARC DISTANCE OF 642.46 FEET; THENCE CONTINUING ALONGSAID NORTHWESTERLY LINE, ALONG A TANGENT LINE, SOUTH 78°22'45" WEST, ADISTANCE OF 51.37 FEET TO THE WESTERLY LINE OF SAID NORTHWEST QUARTER;THENCE NORTHERLY ALONG THE SAID WESTERLY LINE, NORTH 0°04'39" WEST, ADISTANCE OF 1297.01 FEET TO THE TRUE POINT OF BEGINNING.EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT 4518 AS SHOWN BYMAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS.EXCEPT ANY PORTION LYING NORTH OF THE NORTH LINE OF TRACT 4518 AS SHOWN BYMAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS.ALSO EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT NO. 2190, ASSHOWN BY MAP ON FILE IN BOOK 41, PAGES 55 THROUGH 57, INCLUSIVE OF MAPS,RIVERSIDE COUNTY RECORDS.ALSO EXCEPTING THAT PORTION OF SAID LAND INCLUDED IN FINAL ORDER OFCONDEMNATION IN FAVOR OF THE CITY OF LA QUINTA RECORDED JUNE 28, 2006 ASINSTRUMENT NO. 2006-0467379 OF OFFICIAL RECORDS.LOTS 1 THROUGH 9, TRACT 2190.SCALE: 1" = 80'( IN FEET )PRELIMINARY PRECISE GRADING PLAN SHEET NO:OFSHTS.BENCHMARK:SCALE:FILE NO:W.O.FOR:No. 26662EXP. 3-31-22LIVICLLO YD W.WATSONR EG I STERE D PROFESSIONALENGINEERPREPARED BY: LLOYD W. WATSON R.C.E. NO. 26662DATE:AI N ROFILACFOETA TSSEAL - ENGINEERDATEAPPRREVISIONSDATEMARK BYENGINEERPRIVATE ENGINEERING NOTEALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THEOWNER OR OTHERS AND THOSE SHOWN ON THE RECORDSEXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION ANDEXTENT. THE OWNER, BY ACCEPTING THESE PLANS OR PROCEEDINGWITH IMPROVEMENTS PURSUANT THERETO, AGREES TO ASSUMELIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANYDAMAGES RESULTING FROM EXISTENCE OF UNDERGROUNDUTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED,NOT INDICATED OR SHOWN ON THE RECORDS EXAMINED. THECONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARYMEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWNAND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. ITSHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THEOWNERS OF THE UTILITIES OR STRUCTURES CONCERNED BEFORESTARTING WORK.NOTE:WORK CONTAINED WITHIN THESE PLANS SHALL NOTCOMMENCE UNTIL AN ENCROACHMENT PERMIT AND/OR AGRADING PERMIT HAS BEEN ISSUED.THE PRIVATE ENGINEER SIGNING THESE PLANS ISRESPONSIBLE FOR ASSURING THE ACCURACY ANDACCEPTABILITY OF THE DESIGN HEREON. IN THE EVENT OFDISCREPANCIES ARISING AFTER COUNTY APPROVAL ORDURING CONSTRUCTION THE PRIVATE ENGINEER SHALL BERESPONSIBLE FOR THE DETERMINING AN ACCEPTABLESOLUTION AND REVISING THE PLANS FOR APPROVAL BYTHE COUNTY.UNDERGROUND UTILITIESALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OROTHERS AND THOSE SHOWN ON THE RECORDS EXAMINED ARE INDICATED WITHTHEIR APPROXIMATE LOCATION AND EXTENT. THE OWNER, BY ACCEPTING THESEPLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, AGREES TOASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANY DAMAGESRESULTING FROM EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOTREPORTED TO THE UNDERSIGNED, NOT INDICATED OR SHOWN ON THE RECORDSEXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARYMEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHERUTILITIES OR STRUCTURES FOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'SRESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR STRUCTURESCONCERNED BEFORE STARTING WORK.SEAL - CITYSCALE AS SHOWN21IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIADIUOYEBEROFLLAGCCALL TOLL FREE2600227-UNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIG1-800-IN THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M.W A T S O N E N G I N E E R I N GDIUOYEBEROFLLAGCCALL TOLL FREE2600227-UNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIG1-800-DATE:APPROVED BY THE CITY OF LA QUINTAMARCH 2020NO.REVISIONSAPPROVEDDATESHEET INDEXINDEX SHEET: SHEET 1PRELIMINARY PRECISE GRADING : SHEET 2600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009UTILITY AGENCIES: WATER COACHELLA VALLEY WATER DISTRICT (760) 398-2651SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651ELECTRIC IMPERIAL IRRIGATION DISTRICT (760) 398-5854TELEPHONE FRONTIER COMMUNICATIONS (800) 801-6652GAS SOUTHERN CALIFORNIA GAS COMPANY (760) 341-2345TV SPECTRUM (855) 839-4691SCHOOL DISTRICT DESERT SANDS UNIFIED (760) 777-4200OWNER/APPLICANT:DESERT LAND HOLDINGS, LLC.77-622 COUNTRY CLUB DRIVE, STE. NPALM DESERT, CA 92260CONTACT: JIM SNELLENBERGERPHONE: (760) 834-8278APN'S: 600-080-041 & 600-080-042FIESTA DRIVETRACT 4518MB 75/20-21COACHELLA STORMWATER CHANNELGOLF COURSECVWDCITY OF LA QUINTA78-495 CALLE TAMPICOLA QUINTA, CA 92253PHONE: (760) 777-7000LOTS 1 THROUGH 9, TRACT 2190APN'S: 600-080-001 THROUGH 600-080-009REMAINDER GROSS AREAPROPOSED ZONEEXISTING ZONEEXISTING GPPROPOSED GPNET AREAEXISTING LAND USEMR (MEDIUM DENSITY RESIDENTIAL), FP (FLOOD PLAIN)MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), FP (FLOOD PLAIN)VACANT, JEFFERSON ST. LANDSCAPING, STORMWATER CHANNELMR (MEDIUM DENSITY RESIDENTIAL), FP (FLOOD PLAIN)233,003 SQ. FT. (5.35 AC.) PARCEL 1, REMAINDER, LOT "A"140,263 SQ. FT. (3.22 AC.) (PARCEL 1)PRECISE GRADING PLANPRELIMINARY JEFFERSON STREETMADISON STREETDUNE PALMSAVENUE 48WESTWARD HO DRMILES AVENUECLINTON STREETSHIELDS ROADYOUNGS LN.VICINITY MAPAVENUE 48ALL AMERICAN CANALAVENUE 48SITEPROJECT MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), FP (FLOOD PLAIN)FLOOD PLA IN SNELLENBERGER APARTMENTSFORMARCH, 2020BEING A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M.AND LOTS 1 THROUGH 9 OF TRACT 2190SNELLENBERGER APARTMENTSFOREASEMENTS60' EASEMENT FOR PUBLIC HIGHWAYS RECORDED APRIL 17, 1959, AS INSTRUMENT NO.32692, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED JUNE 23,1960, AS INSTRUMENT NO. 55839, O.R.EASEMENT TO INDIAN SPRINGS GOLF CLUB, LLL RECORDED JULY 18, 2008, ASINSTRUMENT NO. 2008-0395663, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED OCTOBER20, 2008, AS INSTRUMENT NO. 2008-0562174, O.R.123460'24N' LY L INE C . V .S .W .C .3DIRT QUANTITY ESTIMATE:NOTE: CONTRACTOR IS RESPONSIBLE FOR HIS OWNESTIMATE OF QUANTITIES.CUT3,000 C.Y.FILL3,000 C.Y.INTERIM CITY ENGINEEREXP. DATE 9/30/22BRYAN MCKINNEY, P.E. R.C.E. NO. 49418JEFFERSON STREET PALM CIRCLETRACT 2190MB 41/55-57 LOT "A"(PRIVATE STREET)160'LOT "A"INDEX MAPR/W 64.00'64.00'R/W 196 PAD = 62.301,R=3000.00N 89°55'42"E 201.12'N 05°32'36"W 110.05'N 03°14'05"W 407.33'98.02'N 00°04'39"W 551.54'N 01°03'02"E 140.70'R=20.00'L=31.42'R=35.00'L=54.89'R=35.00'L=55.09'R=3000.00' L=231.12'N 00°04'39"W 764.15'280.67'FS 61.00(60.78)TCFL 57.18TC 57.99FL 57.49L=632.29,R=946.28S0° 04' 39.00"E77.63TC 56.85FL 56.40(60.49)TC(59.89)TC(TC 57.97)(FL 57.48(TC 57.97)(FL 57.48)6.86%59.17LIPTC 60.75FL 60.25TC 61.21FP 60.71TC 60.94FP 60.44TC 60.68TP 60.18TC 60.90TP 60.40FL 61.9862.16FL-HP0.50%0.50%0.50%0.50%0.50%0.50%61.85FL-HP0.50%FL 61.480.50%FL 61.00FL61.000.50%FL 61.500.50%1.33%FL 59.71FL 59.95TP 60.74TC 59.50FL 59.00TC 59.22FL 58.7259.17LIPTC 59.23FL 58.736.59%TC 59.37FL 58.87(FL 56.92)FL 56.82TC 60.00TP 55.501.50%1.50%1.20%1.50%2.00%2.00%TC 60.73FP 60.23FL 59.892.00%TP 60.50TC 60.68FP 60.18TC 60.57FP 60.07TC 60.31TP 59.81TC 60.52FP 60.022.00%TC 61.28FP 60.78TP 60.17TC 61.02FP 60.52TC 60.97FP 60.47TC 60.55FP 60.05FL 59.29FL 58.90TC 59.94TP 59.44TC 60.30TP 59.800.50%TC 60.66TP 60.162.00% 2.00%TC 60.90TP 60.40TC 60.56FG 60.06TC 60.95TP 60.45TC 60.92TP 60.422.00%1.00%TC 61.49TP 60.991.50%1.50%FL 59.58FP 60.172.00%2.00%1.50%1.50%2.00%2.00%2.00%1.00%1.00%1.00%0.50%TC 61.20TP 61.70TC 61.41FP 61.91TC 61.46TP 61.96TC 61.78FP 61.28TC 61.78TP 61.28TC 61.95TP 61.455% MAX (TYP.)TC 61.95TP 61.4561.06FL-HPTC 61.93TP 61.43TC 61.89TP 61.39TC 61.75TP 61.25TC 61.71TP 61.21TC 59.98TP 59.48TC 61.33TP 60.830.50%FL 60.492:1TOP OF SLOPE 62.50TOP OF SLOPE 62.503:13:162.15HPFL 62.050.50%FL 61.7062.07HPFL 62.050.50%0.50%61.49FS61.76FS61.18FS61.26FS61.10FS0.50%5% MAX (TYP.)5% MAX (TYP.)5% MAX (TYP.)PAD = 61.70PAD = 62.40FS 61.51FS 61.51FS 61.010.50%3 : 1 3:13:1F.F.=62.20F.F.=62.90CB#124"X24"2.00%2.00%0.50%0.50% 0.50%0.50% 0.50%0.50% 0.50%0.50%CB#124"X24"N51° 21' 28"E33.68N0° 04' 39.00"W754.09'0°32'00"L=27.88, R=3000.000°37'00"L=32.28, R=3000.000°20'10"L=17.56, R=3000.0028.00'PAD = 62.10F.F.=62.60PAD = 62.40F.F.=62.90F.F.=62.80606059575657565858565758596056575859606059596058586159596058586115'-0"15'-0"20'-0"10'-0"20'-0"10'-0 "10'-0"195'-0"30'-0"120'-0"72'-0"54'-0"30'-0"334'-0"18'-0"26'-0"38'-0"26'-0"17'-0"84'-0"17'-0"26'-0"38'-0"26'-0"18'-0"9'-0"45'-0"9'-0"63'-0"20'-0" 9'-0"45'-0"9'-0"54'-0"20'-0"42'-0"63'-0"20'-0"84'-0"20'-0"54'-0"51'-0"17'-0"30'-0"90'-0"26'-0"20'-0" 26'-0"99'-0"30'-0"17'-0" 6"38'-0"10'-0"15'-0"15'-0"12'-8"16'-6"23'-10"18'-10" 1 0 ' - 0 "10'-0"121110BUILDING 2BUILDING 1BUILDING 3BUILDING 4BUILDING 5TC 59.51FL 59.01SCALE: 1" = 30'( IN FEET )25'44'EX R/W EX R/WSHEET NO:OFSHTS.BENCHMARK:SCALE:FILE NO:W.O.FOR:No. 26662EXP. 3-31-22LIVICLLO YDW.WATSONR EG I STERE D PROFESSIONALENGINEERPREPARED BY: LLOYD W. WATSON R.C.E. NO. 26662 DATE:AI N ROFILACFOETA TSSEAL - ENGINEERDATEAPPRREVISIONSDATEMARK BYENGINEERPRIVATE ENGINEERING NOTEALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THEOWNER OR OTHERS AND THOSE SHOWN ON THE RECORDSEXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION ANDEXTENT. THE OWNER, BY ACCEPTING THESE PLANS OR PROCEEDINGWITH IMPROVEMENTS PURSUANT THERETO, AGREES TO ASSUMELIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANYDAMAGES RESULTING FROM EXISTENCE OF UNDERGROUNDUTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED,NOT INDICATED OR SHOWN ON THE RECORDS EXAMINED. THECONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARYMEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWNAND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. ITSHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THEOWNERS OF THE UTILITIES OR STRUCTURES CONCERNED BEFORESTARTING WORK.NOTE:WORK CONTAINED WITHIN THESE PLANS SHALL NOTCOMMENCE UNTIL AN ENCROACHMENT PERMIT AND/OR AGRADING PERMIT HAS BEEN ISSUED.THE PRIVATE ENGINEER SIGNING THESE PLANS ISRESPONSIBLE FOR ASSURING THE ACCURACY ANDACCEPTABILITY OF THE DESIGN HEREON. IN THE EVENT OFDISCREPANCIES ARISING AFTER COUNTY APPROVAL ORDURING CONSTRUCTION THE PRIVATE ENGINEER SHALL BERESPONSIBLE FOR THE DETERMINING AN ACCEPTABLESOLUTION AND REVISING THE PLANS FOR APPROVAL BYTHE COUNTY.UNDERGROUND UTILITIESALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OROTHERS AND THOSE SHOWN ON THE RECORDS EXAMINED ARE INDICATED WITHTHEIR APPROXIMATE LOCATION AND EXTENT. THE OWNER, BY ACCEPTING THESEPLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, AGREES TOASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANY DAMAGESRESULTING FROM EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOTREPORTED TO THE UNDERSIGNED, NOT INDICATED OR SHOWN ON THE RECORDSEXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARYMEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHERUTILITIES OR STRUCTURES FOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'SRESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR STRUCTURESCONCERNED BEFORE STARTING WORK.SEAL - CITYSCALE AS SHOWN22W A T S O N E N G I N E E R I N GDATE:APPROVED BY THE CITY OF LA QUINTANO.REVISIONSAPPROVEDDATEJEFFERSON STREETPALM CIRCLEEX R/W FIESTA 25'C/L C/LDRIVE 50'EX SD MHEX SWR MHEX SWR MHEX SD MHEX SD MHEX SWR MHCOACHELLA STORMWATER CHANNELGOLF COURSE TRACT 4518MB 75/20-21EX RESIDENTIALEX RESIDENTIALEX RESIDENTIALPALM CIRCLE DRIVE PRIVATE DRIVEPRIVATE DRIVETRACT 2190MB 41/55-57EX SWR MHEX 4" GASEX 12" WATER MAINCVWD DWG 9327EX 8" SEWER MAINCVWD DWG 26220EX 24" STORM DRAINEX 24" WATER MAINCVWD DWG 30548EX 8" WATER MAINCVWD DWG 9327EX STREET LIGHT EX PARKING LOTEX X-GUTTER EX C&G EX C&GEX LANDSCAPING44'EX R/WEX MEDIAN14'±REMAINDERCVWDEX FENCE6' BLOCK WALL/RETAINING WALL6' BLOCK WALL6' BLOCK WALLIN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIAIN THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M.MARCH, 2020PRECISE GRADING PLANPRELIMINARYSNELLENBERGER APARTMENTSFOREASEMENTS60' EASEMENT FOR PUBLIC HIGHWAYS RECORDED APRIL 17, 1959, AS INSTRUMENT NO.32692, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED JUNE 23,1960, AS INSTRUMENT NO. 55839, O.R.EASEMENT TO INDIAN SPRINGS GOLF CLUB, LLL RECORDED JULY 18, 2008, ASINSTRUMENT NO. 2008-0395663, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED OCTOBER20, 2008, AS INSTRUMENT NO. 2008-0562174, O.R.123442160'60'EX CATCH BASININTERIM CITY ENGINEEREXP. DATE 9/30/22BRYAN MCKINNEY, P.E. RCE NO. 49418EX FHEX C&GEX LANDSCAPING23'±EX C&G90.00'46.00'PE 61.00±PE 61.50±PE 61.50±STOP SIGNRT TURN ONLYLOT "A" (OPEN SPACE/LANDSCAPE)P/LP/LEX 30' RCPEX 30' RCPP/LP/LP/LPROP CVWD DOMESTICWATER EASEMENT20'DIUOYEBEROFLLAGC CALL TOLL FREE2600227-UNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIG1-800-DIUOYEBEROFLLAGC CALL TOLL FREE2600227-UNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIG1-800-EX SIDEWALKEX SIDEWALKEX LANDSCAPING6' BLOCK WALL6' BLOCK WALLEX FENCEEX LANDSCAPINGEX LANDSCAPINGEX LANDSCAPINGEX LANDSCAPING6' BLOCK WALL/RETANING WALLP/LS.D.12" C.P.P.S.D.10" C.P.P.51' ±EX FENCELOT "A" (OPEN SPACE/LANDSCAPE)64.00' 44.00'9.00'TYP9.00'TYP9.00'TYP9.00'TYP9.00' TYP 9.00' TYP 9.00' TYP 9.00' TYP 9.00' TYP 9.00' TYP 9.00' TYP19.00'18.00'17.00'30.00'18.00'17.00' 17.00'17.00'17.00'17.00'18.00'18.00'19.00'19.00'30.00'26.00'26.00'26.00'PROP R/WPROP R/WA'ASECTION A-A'2%6 . 0 3% FL 56.92 TP 58.87 LIP 57.12 LIP 59.032%1.91'FIRE ACCESSGATEPROPOSEDFIRE HYDRANTPROPOSEDFIRE HYDRANTFIRE ACCESSGATESTOPR3-2 (NO LEFT TURN SYMBOL)R6-1 (ONEWAY RIGHT ARROW)19.50'18.50'20.50'19.50'FIRE ACCESSGATENOTE: NO GATE ATENTRANCE26.00' 26.00' 26.00'18" X 18" CONCRETEBOX W/ GRATE OUTLETDRYWELLDRYWELL20.00' 20.00'29.00'8.00'VERTICAL: 1" = 3'HORIZONTAL: 1"=30'20.00'26.00'26.00'19.00'26.00'197 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLL A N D S C A P E MARCH 3, 2020198 WHWHEX.TREEEX.TREEEX.TREEEX.TREEEX.TREEEX.TREE6060595756575658585657585960565758596060595960585861595960585861N 89°55'42"E201.12'N 05°32'36"W110.05'N 03°14'05"W407.33'98.02'N 00°04'39"W551.54'N 01°03'02"E140.70'R=20.00'L=31.42'R=35.00'L=54.89'R=35.00'L=55.09'R=3000.00'L=231.12'N 00°04'39"W764.15'S0° 04'39.00"E77.63N0° 04'39.00"W754.09'N51° 21'28"E33.68Δ=0°32'00"L=27.88,R=3000.00Δ=0°37'00"L=32.28,R=3000.00Δ=0°20'10"L=17.56,R=3000.0028.00'6 060 606565 45 55 50 40 35 6060 6060 6060BLDG 2EXISTING BUILDINGEXISTING BUILDINGPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEBLDG 3BLDG 1BLDG 4BLDG 5606059615961R=3000.00'L=231.12'6060 BLDG 4BLDG 5WH WH6060595756575658585656 N 05°32'36"W110.05'65BLDG 2BLDG 3BLDG 11" = 30'-0"PRELIMINARY HARDSCAPE PLANH-1PRELIMINARY HARDSCAPE PLANSNELLENBERGER APTS.LA QUINTA, CA 92253SNELLENBERGER APTS.78-060 Calle Estado Suite #16La Quinta, California 92253(760) 698-9696RAY@RAYMARTINDESIGN.COMRAY MARTIN DESIGN CORP.Landscape Design / ManagementNORTHRMDCAPN: 600-080-041, 600-080-042,AND 600-080-001 THROUGH 600-080-009PORTION NORTHWEST SECTION 28, TOWNSHIP 5 SOUTH,RANGE 7 EASTS SBMENLARGED EXHIBITSSCALE: 1/16" = 1'-0"199 WH WHEX.TREEEX.TREEEX.TREEEX.TREEEX.TREEEX.TREE6060595756575658585657585960565758596060595960585861595960585861N 89°55'42"E201.12'N 05°32'36"W110.05'N 03°14'05"W407.33'98.02'N 00°04'39"W551.54'N 01°03'02"E140.70'R=20.00'L=31.42'R=35.00'L=54.89'R=35.00'L=55.09'R=3000.00'L=231.12'N 00°04'39"W764.15'S0° 04'39.00"E77.63N0° 04'39.00"W754.09'N51° 21'28"E33.68Δ=0°32'00"L=27.88,R=3000.00Δ=0°37'00"L=32.28,R=3000.00Δ=0°20'10"L=17.56,R=3000.0028.00'6 060 606565 45 55 50 40 35 6060 6060 6060BLDG 2EXISTING BUILDINGEXISTING BUILDINGPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEBLDG 3BLDG 1BLDG 4BLDG 51" = 30'-0"PRELIMINARY PLANTING PLANP-1PRELIMINARY PLANTING PLANSNELLENBERGER APTS.LA QUINTA, CA 92253SNELLENBERGER APTS.78-060 Calle Estado Suite #16La Quinta, California 92253(760) 698-9696RAY@RAYMARTINDESIGN.COMRAY MARTIN DESIGN CORP.Landscape Design / ManagementNORTHRMDCAPN: 600-080-041, 600-080-042,AND 600-080-001 THROUGH 600-080-009PORTION NORTHWEST SECTION 28, TOWNSHIP 5 SOUTH,RANGE 7 EASTS SBM200 WH WHEX.TREEEX.TREEEX.TREEEX.TREEEX.TREEEX.TREE6060595756575658585657585960565758596060595960585861595960585861N 89°55'42"E201.12'N 05°32'36"W110.05'N 03°14'05"W407.33'98.02'N 00°04'39"W551.54'N 01°03'02"E140.70'R=20.00'L=31.42'R=35.00'L=54.89'R=35.00'L=55.09'R=3000.00'L=231.12'N 00°04'39"W764.15'S0° 04'39.00"E77.63N0° 04'39.00"W754.09'N51° 21'28"E33.68Δ=0°32'00"L=27.88,R=3000.00Δ=0°37'00"L=32.28,R=3000.00Δ=0°20'10"L=17.56,R=3000.0028.00'6 060 606565 45 55 50 40 35 6060 6060 6060BLDG 2EXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDINGPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEBLDG 3BLDG 1BLDG 4BLDG 51" = 30'-0"WALL & FENCE PLANWF-1WALL & FENCE PLANSNELLENBERGER APTS.LA QUINTA, CA 92253SNELLENBERGER APTS.78-060 Calle Estado Suite #16La Quinta, California 92253(760) 698-9696RAY@RAYMARTINDESIGN.COMRAY MARTIN DESIGN CORP.Landscape Design / ManagementNORTHRMDCAPN: 600-080-041, 600-080-042,AND 600-080-001 THROUGH 600-080-009PORTION NORTHWEST SECTION 28, TOWNSHIP 5 SOUTH,RANGE 7 EASTS SBM1/2" = 1'-0"ELEVATION - NEW WALL DETAIL201 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLE L E C T R I C A L MARCH 3, 2020202 203 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 12" = 1'-0" E101 LIGHT FIXTURES CUT SHEETS JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 204 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLB U I L D I N G 1 MARCH 3, 2020205 1ST FLOOR 0" 2ND FLOOR 10'-3" 24'-0" 25'-0"25'-0" 23'-6" 21'-0" 23'-0" 21'-9" P1 P2 P1P5P2 P1 P2 P5 P3 P5 P2 P2 P3 P3P1P2P3 TYP. 303 TYP. 302 305 300 300 300 300 300 300 300 300 300 300310 300300300 300300300TYP. 307 TYP. 303 P5 310 TYP. 302 TYP. 307 TYP.307 TYP. 307 300 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 24'-0" 23'-0" 21'-9" 17'-0" 21'-0" 23'-6"23'-0" P5 P5 P3 P2 P3 P1 P2 P1 P5 P3 P1 TYP. 307 TYP. 304 310 300 300 300 300 300 300 300 300 300 300 307 TYP. 307 1ST FLOOR 0" 2ND FLOOR 10'-3" 21'-0" 23'-6"24'-0" 25'-0" 23'-0"22'-6" 24'-0" 25'-0" 24'-0" 21'-0" 12'-0" P2 P1 P1 P2 P1 P5 P2 P1 P3 P5 P3 P1 P2 P3P3P3P5 P5 P5 TYP. 304 TYP. 303 TYP. 302 TYP. 302 TYP. 303 TYP. 307 TYP. 307 300 300 300 300 300 306 300 300 300 300 300 300310300300300300310300 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 24'-0" 25'-0" 24'-0" 23'-0" 21'-9"21'-0" 12'-0" 17'-0" P1P5 P2 P3 P1 P2 P1P3P3 P5 P5P1P3 TYP. 304 308 310310 P5 TYP. 300 TYP. 307 P3 P3 TYP. 307 300 300 300 300 300 300 300 300 300 300 300 300 300 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A100.1 EXTERIOR ELEVATIONS JUNE 12, 2020BUILDING 1 1/8" = 1'-0"1 FRONT ELEVATION 1/8" = 1'-0"3 RIGHT ELEVATION 1/8" = 1'-0"4 REAR ELEVATION 1/8" = 1'-0"2 LEFT ELEVATION RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR PORTLAND CEMENT PLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 302 SLIDING GLASS DOOR, PROVIDE REMOVABLE INSECT SCREEN 303 SLIDING GLASS WINDOW, PROVIDE REMOVABLE INSECT SCREEN 304 FIXED GLASS 305 EXTERIOR DOOR, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 306 STEEL PIPE COLUMN, SEE STRUCTURAL, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 307 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 308 HOLLOW METAL LOUVERED MECHANICAL DOOR, PAINTED TO MATCH ADJACENT PLASTER 310 PRIMED & PAINTED STEEL AWNINGS WITH HOT DIPPED GALV. STEEL GRATE INFILL, SEE STRUCTURAL PAINT LEGEND NO.DESCRIPTION P1 MFR: DUNN EDWARDS, COLOR: DE6121 SIAMESE KITTEN P2 MFR: DUNN EDWARDS, COLOR: DE6123 TRAIL DUST P3 MFR: DUNN EDWARDS, COLOR: DET621 PALOMINO PONY P5 MFR: DUNN EDWARDS, COLOR: DET568 BLUE MONDAY 206 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A101.1 COLORED ELEVATIONS JUNE 12, 2020BUILDING 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 0'4'8'16'32' 207 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A102.1 PERSPECTIVES JUNE 12, 2020BUILDING 1 BUILDING 1 - PERSPECTIVE 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL BUILDING 1 - PERSPECTIVE 2 BUILDING 1 - PERSPECTIVE 3 BUILDING 1 - PERSPECTIVE 4 208 A A B B 1 1 2 2 3 3 C C A100.1 1 A100.1 2 A100.1 4 A100.131/4" / 1'-0"1/4" / 1'-0"T .O .S . 2 2 '-0 " H .P .T.O.P. 24'-0" T.O.P. 23'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 22'-6" T.O.P. 24'-0" T.O.P. 12'-0" T.O.P. 25'-0" T.O.P. 24'-0" T.O.P. 21'-0" T.O.P. 23'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 23'-0" T.O.P. 23'-6" T.O.P. 21'-0" T.O.P. 23'-0"T.O.S. 21'-3" L.P.T.O.S. 21'-3" L.P.604 601 TYP.605 607 TYP.605 OPEN 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A103.1 ROOF PLAN JUNE 12, 2020BUILDING 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 604 30"X36" ROOF ACCESS HATCH 605 HVAC UNIT, SEE MECHANICAL 607 FUTURE SOLAR 209 WH WH WH WH A A B B 1 1 2 2 3 3 C C UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SFELEC.1'-0" 6'-0"38'-8"38'-8"7'-0" 45'-8"45'-8"3'-0"5'-0"4'-6"26'-1"26'-1"5'-0"5'-0"74'-8"4'-0" 7'-4" 7'-2" 5'-0" 11'-3" 4'-0" 6'-11" 8'-5"13'-9"5'-0" 5'-8" 2'-0" 10'-10" 91'-4"31'-1"8'-0" 8'-0"14'-7"8'-0"61'-8"5'-0"1'-0" 13'-10"12'-3"A100.1 1 A100.1 2 A100.1 4 A100.13 206 207 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A104.1 1ST FLOOR PLAN JUNE 12, 2020BUILDING 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (8 UNITS) 9,090 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF 2ND FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 4 STORAGE 100 SF 4 STORAGE 100 SF 200 SF FLOOR AREA TOTAL 9,382 SF 210 A A B B 1 1 2 2 3 3 C C UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF A100.1 1 A100.1 2 A100.1 4 A100.13 45'-8"45'-8"7'-0"30'-7"31'-1"7'-0"22'-6"13'-9"18'-10"13'-9"22'-6"2'-0" 5'-0"47'-1"14'-7"5'-0" 2'-0"1'-0" 4'-0"9'-10" 9" 11'-6" 206 207 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A105.1 2ND FLOOR PLAN JUNE 12, 2020BUILDING 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (8 UNITS) 9,090 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF 2ND FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 4 STORAGE 100 SF 4 STORAGE 100 SF 200 SF FLOOR AREA TOTAL 9,382 SF 211 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLB U I L D I N G 2 MARCH 3, 2020212 1ST FLOOR 0" 2ND FLOOR 10'-3" 24'-0" 25'-0" P1 P2P4 P1P2P3 P2P3 P2 P2 P4 P3 P2 P2 P3 P2 P1 P4 P2 P1P1 25'-0" 24'-0"24'-0"24'-0" 25'-0" 24'-0" 21'-0"21'-9" 20'-6" P2P4 P3 P2 P1P3P2 TYP. 303 TYP. 302 TYP. 302 TYP. 305 TYP. 303 TYP. 305 TYP. 302 TYP. 303 TYP. 307 P4 TYP. 307 300 300 300300300300 310 300 300 300 300 300 300 300 300 300 300 300 306 300 300 300 300 300300300300300300 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 25'-0" 24'-0"24'-0" 25'-0" 23'-0" 21'-9" 13'-0" 20'-6" 12'-0" 17'-0" 13'-0" P4 P3 P1 P3 P1P2 P4P2 P1 P2P4 P3P1 TYP. 307 TYP. 304 TYP. 307 TYP. 308 TYP. 307 300 300 300 300 300 300 300 300 300 300300310300310 P4 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 13'-0" 25'-0" 23'-0" 21'-9" 13'-0" 21'-0" 24'-0" P4P1 P2 P1 P2 P4 P1 P4P4P1P3 300 300 300 300 300 300 300 310 300 300 300 TYP. 304 TYP. 307 TYP. 307 P4 P4 306306 1ST FLOOR 0" 2ND FLOOR 10'-3" P1P2 P1 24'-0" 21'-0" 25'-0" 23'-0" 21'-9" 23'-0" 24'-0" 23'-0" 25'-0" 24'-0" 25'-0" 24'-0" 20'-6" 12'-0" 22'-6" 21'-9" 13'-0" 9'-0" P1 P2 P4 P1 P1P3 P3 P2 P1P4 P4 P4 P3 P1 P3 P2P4P3P3P1 P2 P4 P4 P4 P2 TYP. 304 TYP. 303 TYP. 302 TYP. 303 TYP. 307 TYP. 303 TYP. 307 TYP. 302 TYP. 303 TYP. 307 300300 300 300 300 300 300 306 300 300 300 300 300 300 306 300 300 300 300 300 300310300300300310300310 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A200.2 EXTERIOR ELEVATIONS JUNE 12, 2020BUILDING 2 1/8" = 1'-0"1 FRONT ELEVATION 1/8" = 1'-0"2 LEFT ELEVATION 1/8" = 1'-0"3 RIGHT ELEVATION 1/8" = 1'-0"4 REAR ELEVATION RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR PORTLAND CEMENT PLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 302 SLIDING GLASS DOOR, PROVIDE REMOVABLE INSECT SCREEN 303 SLIDING GLASS WINDOW, PROVIDE REMOVABLE INSECT SCREEN 304 FIXED GLASS 305 EXTERIOR DOOR, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 306 STEEL PIPE COLUMN, SEE STRUCTURAL, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 307 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 308 HOLLOW METAL LOUVERED MECHANICAL DOOR, PAINTED TO MATCH ADJACENT PLASTER 310 PRIMED & PAINTED STEEL AWNINGS WITH HOT DIPPED GALV. STEEL GRATE INFILL, SEE STRUCTURAL PAINT LEGEND NO.DESCRIPTION P1 MFR: DUNN EDWARDS, COLOR: DE6121 SIAMESE KITTEN P2 MFR: DUNN EDWARDS, COLOR: DE6123 TRAIL DUST P3 MFR: DUNN EDWARDS, COLOR: DET621 PALOMINO PONY P4 MFR: DUNN EDWARDS, COLOR: DET602 GRAY MONUMENT 213 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A201.2 COLORED ELEVATIONS JUNE 12, 2020BUILDING 2 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 214 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A202.2 PERSPECTIVES JUNE 12, 2020BUILDING 2 BUILDING 2 PERSPECTIVE 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL BUILDING 2 PERSPECTIVE 2 BUILDING 2 PERSPECTIVE 3 BUILDING 2 PERSPECTIVE 4 215 A200.23 A200.2 A200.2 A200.2 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1/4" / 1'-0"1/4" / 1'-0"OPEN OPENT.O.S. 22'-0" H.P.607 607 605 605 604 601 T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 22'-6" T.O.P. 24'-0" T.O.P. 12'-0" T.O.P. 25'-0" T.O.P. 20'-6" T.O.P. 24'-0" T.O.P. 23'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 22'-6" T.O.P. 24'-0" T.O.P. 21'-9" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 23'-0" T.O.P. 24'-0" T.O.P. 21'-0" T.O.P. 21'-0" T.O.P. 24'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 23'-0" T.O.P. 24'-0" T.O.P. 23'-0" T.O.P. 23'-0" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A203.2 ROOF PLAN JUNE 12, 2020BUILDING 2 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 604 30"X36" ROOF ACCESS HATCH 605 HVAC UNIT, SEE MECHANICAL 607 FUTURE SOLAR 216 WH WH WH WH WH WH A200.23 A200.2 A200.2 A200.2 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A UNIT TYPE C 1,430 SF UNIT TYPE B 1,113 SFELEC.31'-1"30'-7"45'-8"45'-8"52'-2"7'-0"61'-8"5'-0"143'-6"1'-0" 13'-10"12'-3"4'-0" 7'-4" 7'-2" 5'-0" 11'-3" 4'-0" 6'-11" 8'-5"13'-9"5'-0" 5'-8" 2'-0" 10'-10"14'-11"13'-9"5'-0" 7'-2" 7'-4" 4'-0" 5" 4'-4" 10'-2" 206 207 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A204.2 1ST FLOOR PLAN JUNE 12, 2020BUILDING 2 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (12 UNITS) 14,176 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF 2ND FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 6 STORAGE 150 SF 6 STORAGE 150 SF 300 SF FLOOR AREA TOTAL 14,568 SF 217 A200.23 A200.2 A200.2 A200.2 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A UNIT TYPE C 1,430 SF UNIT TYPE B 1,113 SF 1'-0"4'-0"3'-0" 4'-0" 206 207 45'-8"45'-8"52'-2"3'-0"20'-1"8'-0" 8'-0"20'-1"2'-6"8'-0"4'-6"18'-1"8'-0"28'-1"3'-0"143'-6" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A205.2 2ND FLOOR PLAN JUNE 12, 2020BUILDING 2 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (12 UNITS) 14,176 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF 2ND FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 6 STORAGE 150 SF 6 STORAGE 150 SF 300 SF FLOOR AREA TOTAL 14,568 SF 218 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLB U I L D I N G 3 MARCH 3, 2020219 FIRST FLOOR 0" 14'-6" 11'-0" 14'-6" 7'-0" 11'-0" 13'-6"14'-6" 11'-0" 7'-0" P4 P2 P4 P1 P2 P1 P2 P4 P1 P1P2P1P1P4P1 P3 P3 P3 TYP. 308 TYP. 307 TYP. 303 TYP. 305 TYP. 307 TYP. 308 300306 300 300 300306 300300300 300300300300 300 300 300 306 FIRST FLOOR 0" 14'-6" 13'-0" 11'-0" 14'-0"13'-6" 11'-0" 13'-6" 7'-0" P2 P4P1 P2 P1 P2 P3P1P1P1 P3 TYP. 303 TYP. 303 TYP. 302 TYP. 307 TYP. 307 300 300 300 300 300 300306 300300 300 300 FIRST FLOOR 0" 14'-6" 11'-0" 14'-0" 11'-0" 14'-6" 11'-0" P4P1 P1 P2 P1P3 P4 P1P3P2 TYP. 307 TYP. 308 TYP. 307 FIRST FLOOR 0" 14'-0"13'-6" 11'-0" 14'-6"14'-6" 13'-0" 11'-0" 7'-0" 11'-0" P1 P3 P4 P1 P2 P4 P2 P3 P1P2P1 P3 P1 TYP. 303 TYP. 302 TYP. 305 TYP. 307 TYP. 307 300 300 300 300 300 306 300 300 306 300300300300 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A300.3 EXTERIOR ELEVATIONS JUNE 12, 2020BUILDING 3 0'4'8'16'32' 1/8" = 1'-0"1 FRONT ELEVATION 1/8" = 1'-0"3 RIGHT ELEVATION 1/8" = 1'-0"4 REAR ELEVATION 1/8" = 1'-0"2 LEFT ELEVATION RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL KEYNOTE LEGEND NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR PORTLAND CEMENT PLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 302 SLIDING GLASS DOOR, PROVIDE REMOVABLE INSECT SCREEN 303 SLIDING GLASS WINDOW, PROVIDE REMOVABLE INSECT SCREEN 305 EXTERIOR DOOR, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 306 STEEL PIPE COLUMN, SEE STRUCTURAL, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 307 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 308 HOLLOW METAL LOUVERED MECHANICAL DOOR, PAINTED TO MATCH ADJACENT PLASTER PAINT LEGEND NO.DESCRIPTION P1 MFR: DUNN EDWARDS, COLOR: DE6121 SIAMESE KITTEN P2 MFR: DUNN EDWARDS, COLOR: DE6123 TRAIL DUST P3 MFR: DUNN EDWARDS, COLOR: DET621 PALOMINO PONY P4 MFR: DUNN EDWARDS, COLOR: DET602 GRAY MONUMENT 220 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A301.3 COLORED ELEVATIONS JUNE 12, 2020BUILDING 3 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 0'4'8'16'32' 221 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A302.3 PERSPECTIVES JUNE 12, 2020BUILDING 3 BUILDING 3 - PERSPECTIVE 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL BUILDING 3 - PERSPECTIVE 2 BUILDING 3 - PERSPECTIVE 3 BUILDING 3 - PERSPECTIVE 4 222 WH WH A A B B 1 1 2 2 C C A300.3 1 A300.3 2 A300.3 3 A300.34 T .O .S . 1 2 '-0 " H .P .1/4" / 1'-0"1/4" / 1'-0"T.O.P. 13'-6" T.O.P. 11'-0" T.O.P. 14'-6" T.O.P. 13'-6" T.O.P. 14'-6" T.O.P. 11'-0" T.O.P. 13'-0" T.O.P. 11'-0" T.O.P. 13'-6" T.O.P. 14'-0" T.O.P. 11'-0" T.O.P. 13'-6" T.O.P. 14'-6" T.O.P. 13'-0" T.O.P. 13'-0" 2'-0" 4'-0"3'-0"5'-0" 6'-6"3'-0"3'-0" 3'-0"4'-0"601 TYP. 607 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A303.3 ROOF PLAN JUNE 12, 2020BUILDING 3 0'4'8'16'32' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL KEYNOTE LEGEND NO.DESCRIPTION 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 607 FUTURE SOLAR 223 WH WH A A B B 1 1 2 2 C C UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF ELEC.5'-0"18'-1"8'-0"8'-0"18'-1"4'-6"5'-0"12'-7"5'-0" 7'-2"13'-10"5'-6" 1'-6" 8'-4"13'-9"5'-0" 7'-2"11'-4"6"2'-0"2'-10" 4'-4"2'-0" 5'-8"7'-0"11'-1"2'-9"1'-9"10'-6"5'-0"7'-6"7'-0"16'-1"7'-0"A300.3 1 A300.3 2 A300.3 3 A300.34 1'-0"6'-0"1'-0"6'-0"1'-0"1'-0" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A304.3 1ST FLOOR PLAN JUNE 12, 2020BUILDING 3 0'4'8'16'32' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL KEYNOTE LEGEND NO.DESCRIPTION SQUARE FOOTAGE TOTAL REANTABLE (2 UNITS) 2,272 SF DESCRIPTION TOTALS 1ST FLOOR REANTABLE (2 UNITS) 1 UNIT TYPE A 1,158 SF 1 UNIT TYPE B 1,113 SF 2,272 SF ELECTRICAL 1 ELECTRICAL 44 SF 44 SF STORAGE 1 STORAGE 25 SF 1 STORAGE 25 SF 50 SF FLOOR AREA TOTALS 2,365 SF 224 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLB U I L D I N G 4 MARCH 3, 2020225 FIRST FLOOR 0" 2ND FLOOR 10'-3" OPEN 24'-0" 25'-0" 21'-0" 23'-0" 24'-0" 21'-0" 25'-0" 23'-0" 21'-9" 24'-6" P4 P1 P2 P1P2P2 P2 P4P2 P3 P1 P4P3P3P2P3 P4 P4P1 TYP. 303 TYP. 307 TYP. 302 TYP. 307 TYP. 305 TYP. 307 TYP. 302 TYP. 307 TYP. 303 TYP. 307 300 300300 300 310 300 300 300 300 310 300300300300300300300300300 FIRST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 13'-0" 23'-0" 24'-0" 21'-0" 24'-6" 14'-0"13'-6" 11'-0" 7'-0" P4 P3 P1 P2 P3 P2 P1 P1 P1P4P4 TYP. 307 TYP. 307 TYP. 307 TYP. 307 300 300 300 300 300 300 300 300300 306310 FIRST FLOOR 0" 2ND FLOOR 10'-3" 21'-0" 24'-0" 14'-0" 24'-6"25'-0" 24'-0" 21'-0" 14'-0" 15'-0" 12'-6" 11'-0" 12'-0" OPEN P2 P1 P2 P1 P4 P2 P3P2P1P4P2 P2 P1P4 P3 P3 P1 TYP. 304 TYP.304 TYP. 303 TYP. 302 TYP. 302 TYP. 303 TYP. 303 TYP.307 TYP. 307 P1 300300 300 300 300 300 300 300 300 300 300 300300300300300300306 FIRST FLOOR 0" 2ND FLOOR 10'-3" 21'-0" 12'-0" 25'-0" 24'-0" 23'-0" 21'-9" 15'-0" 11'-0" P1 P4 P1 P2 P3 P4 P2 P1 P2 P1 P4P4P1 TYP. 307 TYP. 307 TYP. 308 TYP. 307 TYP. 307 TYP. 307 300 300 300 300 300 300 300 300 300 300 300310300 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A400.4 EXTERIOR ELEVATION JUNE 12, 2020BUILDING 4 1/8" = 1'-0"1 FRONT ELEVATION 1/8" = 1'-0"3 RIGHT ELEVATION 1/8" = 1'-0"4 REAR ELEVATION 1/8" = 1'-0"2 LEFT ELEVATION RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR PORTLAND CEMENT PLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 302 SLIDING GLASS DOOR, PROVIDE REMOVABLE INSECT SCREEN 303 SLIDING GLASS WINDOW, PROVIDE REMOVABLE INSECT SCREEN 304 FIXED GLASS 305 EXTERIOR DOOR, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 306 STEEL PIPE COLUMN, SEE STRUCTURAL, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 307 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 308 HOLLOW METAL LOUVERED MECHANICAL DOOR, PAINTED TO MATCH ADJACENT PLASTER 310 PRIMED & PAINTED STEEL AWNINGS WITH HOT DIPPED GALV. STEEL GRATE INFILL, SEE STRUCTURAL PAINT LEGEND NO.DESCRIPTION P1 MFR: DUNN EDWARDS, COLOR: DE6121 SIAMESE KITTEN P2 MFR: DUNN EDWARDS, COLOR: DE6123 TRAIL DUST P3 MFR: DUNN EDWARDS, COLOR: DET621 PALOMINO PONY P4 MFR: DUNN EDWARDS, COLOR: DET602 GRAY MONUMENT 226 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A401.4 COLORED ELEVATIONS JUNE 12, 2020BUILDING 4 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 0'4'8'16'32' 227 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A402.4 PERSPECTIVES JUNE 12, 2020BUILDING 4 BUILDING 4 - PERSPECTIVE 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL BUILDING 4 - PERSPECTIVE 2 BUILDING 4 - PERSPECTIVE 3 BUILDING 4 - PERSPECTIVE 4 228 A A B B 1 1 2 2 3 3 C C A400.4 1 A400.4 2 A400.4 4 A400.43 1/4" / 1'-0"1/4" / 1'-0"1/4" / 1'-0"1/4" / 1'-0"14'-0" 11'-0" 14'-0" 14'-0" 24'-0" 23'-0" 21'-9" 24'-0" 24'-0" 21'-0" 12'-0" 25'-0"24'-0" 24'-6" 24'-0"21'-0" 25'-0" 23'-0" 601 601 604 605 605 607 OPEN 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A403.4 ROOF PLAN JUNE 12, 2020BUILDING 4 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 604 30"X36" ROOF ACCESS HATCH 605 HVAC UNIT, SEE MECHANICAL 607 FUTURE SOLAR 229 WH WH WH WH UP A A B B 1 1 2 2 3 3 C C UNIT TYPE A -A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A -A 1,158 SF UNIT TYPE B 1,113 SFELEC.1'-0" 6'-0"38'-8"38'-8"7'-0" 45'-8"45'-8"3'-0"5'-0"4'-6"26'-1"26'-1"5'-0"5'-0"74'-8"4'-0" 7'-4" 7'-2" 5'-0" 11'-3" 4'-0" 6'-11" 8'-5"13'-9"5'-0" 5'-8" 2'-0" 10'-10" 91'-4"31'-1"8'-0" 8'-0"14'-7"8'-0"61'-8"5'-0"1'-0" 13'-10"12'-3"A400.4 1 A400.4 2 A400.4 4 A400.43 207 206 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A404.4 1ST FLOOR PLAN JUNE 12, 2020BUILDING 4 0'4'8'16'32' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (6 UNITS) 6,772 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF 2ND FLOOR RENTABLE (2 UNITS) 2 UNIT TYPE B 2,227 SF 2,227 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 4 STORAGE 100 SF 2 STORAGE 50 SF 150 SF FLOOR AREA TOTAL 7,015 SF 230 A A B B 1 1 2 2 3 3 C C UNIT TYPE B 1,113 SF UNIT TYPE B 1,113 SF A400.4 1 A400.4 2 A400.4 4 A400.43 45'-8"45'-8"8'-0"30'-7"31'-1"7'-0"22'-6"13'-9"7'-1"11'-9"13'-9"22'-6"2'-0" 5'-0"31'-1"16'-0"14'-7"5'-0"1'-0"13'-10"4"4'-0"4'-0"4'-0" 15'-10"1/4" / 1'-0"1/4" / 1'-0"601 207 206 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A405.4 2ND FLOOR PLAN JUNE 12, 2020BUILDING 4 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS SQUARE FOOTAGE TOTAL RENTABLE (6 UNITS) 6,772 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (4 UNITS) 2 UNIT TYPE A 2,317 SF 2 UNIT TYPE B 2,227 SF 4,545 SF 2ND FLOOR RENTABLE (2 UNITS) 2 UNIT TYPE B 2,227 SF 2,227 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 4 STORAGE 100 SF 2 STORAGE 50 SF 150 SF FLOOR AREA TOTAL 7,015 SF 231 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLB U I L D I N G 5 MARCH 3, 2020232 1ST FLOOR 0" 2ND FLOOR 10'-3" 24'-0" 25'-0" P1 P2P4 P1P2P3 P2P3 P2 P2 P4 P3 P2 P2 P3 P2 P1 P4 P2 P1P1 25'-0" 24'-0"24'-0"24'-0" 25'-0" 24'-0" 21'-0"21'-9" 20'-6" P2P4 P3 P2 P1P3P2 TYP. 303 TYP. 302 TYP. 302 TYP. 305 TYP. 303 TYP. 305 TYP. 302 TYP. 303 TYP. 307 P4 TYP. 307 300 300 300300300300 310 300 300 300 300 300 300 300 300 300 300 300 306 300 300 300 300 300300300300300300 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 25'-0" 24'-0"24'-0" 25'-0" 23'-0" 21'-9" 13'-0" 20'-6" 12'-0" 17'-0" 13'-0" P4 P3 P1 P3 P1P2 P4P2 P1 P2P4 P3P1 TYP. 307 TYP. 304 TYP. 307 TYP. 308 TYP. 307 300 300 300 300 300 300 300 300 300 300300310300310 P4 1ST FLOOR 0" 2ND FLOOR 10'-3" 25'-0" 21'-9" 13'-0" 25'-0" 23'-0" 21'-9" 13'-0" 21'-0" 24'-0" P4P1 P2 P1 P2 P4 P1 P4P4P1P3 300 300 300 300 300 300 300 310 300 300 300 TYP. 304 TYP. 307 TYP. 307 P4 P4 306306 1ST FLOOR 0" 2ND FLOOR 10'-3" P1P2 P1 24'-0" 21'-0" 25'-0" 23'-0" 21'-9" 23'-0" 24'-0" 23'-0" 25'-0" 24'-0" 25'-0" 24'-0" 20'-6" 12'-0" 22'-6"21'-9" 13'-0" 9'-0" P1 P2 P4 P1 P1P3 P3 P2 P1P4 P4 P4 P3 P1 P3 P2P4P3P3P1 P2 P4 P4 P4 P2 TYP. 304 TYP. 303 TYP. 302 TYP. 303 TYP. 307 TYP. 303 TYP. 307 TYP. 302 TYP. 303 TYP. 307 300300 300 300 300 300 300 306 300 300 300 300 300 300 306 300 300 300 300 300 300310300300300310300310 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A500.5 EXTERIOR ELEVATIONS JUNE 12, 2020BUILDING 5 1/8" = 1'-0"1 FRONT ELEVATION 1/8" = 1'-0"2 LEFT ELEVATION 1/8" = 1'-0"3 RIGHT ELEVATION 1/8" = 1'-0"4 REAR ELEVATION RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 300 7/8" (3 COAT) EXTERIOR PORTLAND CEMENT PLASTER WITH ACRYLIC SMOOTH SAND FINISH, SEE PAINT SCHEDULE FOR COLOR 302 SLIDING GLASS DOOR, PROVIDE REMOVABLE INSECT SCREEN 303 SLIDING GLASS WINDOW, PROVIDE REMOVABLE INSECT SCREEN 304 FIXED GLASS 305 EXTERIOR DOOR, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 306 STEEL PIPE COLUMN, SEE STRUCTURAL, PRIMED AND PAINTED, SEE PAINT SCHEDULE FOR COLOR 307 #15 CONTROL JOINT, CARRY BELOW SOFFITS AND AROUND CORNERS. 308 HOLLOW METAL LOUVERED MECHANICAL DOOR, PAINTED TO MATCH ADJACENT PLASTER 310 PRIMED & PAINTED STEEL AWNINGS WITH HOT DIPPED GALV. STEEL GRATE INFILL, SEE STRUCTURAL PAINT LEGEND NO.DESCRIPTION P1 MFR: DUNN EDWARDS, COLOR: DE6121 SIAMESE KITTEN P2 MFR: DUNN EDWARDS, COLOR: DE6123 TRAIL DUST P3 MFR: DUNN EDWARDS, COLOR: DET621 PALOMINO PONY P4 MFR: DUNN EDWARDS, COLOR: DET602 GRAY MONUMENT 233 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A501.5 COLORED ELEVATIONS JUNE 12, 2020BUILDING 5 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 234 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 A502.5 PERSPECTIVES JUNE 12, 2020BUILDING 5 BUILDING 5 PERSPECTIVE 1 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL BUILDING 5 PERSPECTIVE 2 BUILDING 5 PERSPECTIVE 3 BUILDING 5 PERSPECTIVE 4 235 A500.53 A500.5 A500.5 A500.5 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1/4" / 1'-0"1/4" / 1'-0"OPEN OPENT.O.S. 22'-0" H.P.607 607 605 605 604 601 T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 22'-6" T.O.P. 24'-0" T.O.P. 12'-0" T.O.P. 25'-0" T.O.P. 20'-6" T.O.P. 24'-0" T.O.P. 23'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 22'-6" T.O.P. 24'-0" T.O.P. 21'-9" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 23'-0" T.O.P. 24'-0" T.O.P. 21'-0" T.O.P. 21'-0" T.O.P. 24'-0" T.O.P. 21'-9" T.O.P. 25'-0" T.O.P. 23'-0" T.O.P. 24'-0" T.O.P. 23'-0" T.O.P. 23'-0" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A503.5 ROOF PLAN JUNE 12, 2020BUILDING 5 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 601 SINGLE-PLY ROOFING MEMBRANE, ICC # ESR 1456, SEE SPECIFICATIONS 604 30"X36" ROOF ACCESS HATCH 605 HVAC UNIT, SEE MECHANICAL 607 FUTURE SOLAR 236 WH WH WH WH WH WH A500.53 A500.5 A500.5 A500.5 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A UNIT TYPE C 1,430 SF UNIT TYPE B 1,113 SFELEC.31'-1"30'-7"45'-8"45'-8"52'-2"7'-0"61'-8"5'-0"143'-6"1'-0" 13'-10"12'-3"4'-0" 7'-4" 7'-2" 5'-0" 11'-3" 4'-0" 6'-11" 8'-5"13'-9"5'-0" 5'-8" 2'-0" 10'-10"14'-11"13'-9"5'-0" 7'-2" 7'-4" 4'-0" 5" 4'-4" 10'-2" 206 207 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A504.5 1ST FLOOR PLAN JUNE 12, 2020BUILDING 5 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (12 UNITS) 14,176 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF 2ND FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 6 STORAGE 150 SF 6 STORAGE 150 SF 300 SF FLOOR AREA TOTAL 14,568 SF 237 A500.53 A500.5 A500.5 A500.5 4 2 1 A A B B 1 1 2 2 3 3 C C 4 4 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A 1,158 SF UNIT TYPE B 1,113 SF UNIT TYPE A UNIT TYPE C 1,430 SF UNIT TYPE B 1,113 SF 1'-0"4'-0"3'-0" 4'-0" 206 207 45'-8"45'-8"52'-2"5'-0"31'-1"30'-7"8'-0"5'-0" 3'-0"20'-1"8'-0" 8'-0"20'-1"2'-6" 5'-0" 45'-8"45'-8"52'-2" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/8" = 1'-0" A505.5 2ND FLOOR PLAN JUNE 12, 2020BUILDING 5 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'4'8'16'32' KEYNOTE LEGEND NO.DESCRIPTION 206 FIRE RISER, SEE CIVIL 207 ROOF ACCESS LADDER SQUARE FOOTAGE TOTAL RENTABLE (12 UNITS) 14,176 SF DESCRIPTION TOTALS 1ST FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF 2ND FLOOR RENTABLE (6 UNITS) 2 UNIT TYPE A 2,317 SF 3 UNIT TYPE B 3,341 SF 1 UNIT TYPE C 1,430 SF 7,088 SF ELECTRICAL 1 ELECTRICAL 93 SF 93 SF STORAGE 6 STORAGE 150 SF 6 STORAGE 150 SF 300 SF FLOOR AREA TOTAL 14,568 SF 238 10 . 31 . 21 C-8690DAVIDG.PRE STSNELLENBERGER APARTMENTS LA QUINTA, CA INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LLU N I T P L A N S MARCH 3, 2020239 M. BED BED 2 LIVING ROOM KITCHEN / DINING BATH 2M. BATH DW PAN. REF.LAUND. UNIT TYPE A 2 BED, 2 BATH 1,158 SF EXTERIOR WALL, REFER TO BUILDING PLANS. 13'-10"12'-2"12'-7"5'-0"4'-6"26'-0"5'-1"7'-8"6'-2"4'-4"2'-10"5'-0"5'-9"6'-10" 29'-11"8'-8"11'-6"WINDOW, REFER TO BUILDING PLANS. 2'-7"5'-2" 2'-7"4'-6"2'-6" 9" 3'-6"5'-0"4'-2" 2'-4"12'-4"9'-7"2'-9"3'-9"1'-5"5'-5 1/2"1'-7"5'-6"13'-0"5'-5 1/2"7'-1"14'-3 1/2"5'-0"6'-1"12'-9" 1'-6" 1'-6" 1'-6 3/8"1'-6"1'-6"2'-0"12'-4"3'-9"11'-6"2'-2"5'-10"6'-6" 6 7/8" 1'-0" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/4" = 1'-0" A000.A UNIT TYPE A JUNE 12, 20200'2'4'8'16' RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL SQUARE FOOTAGE NAME S.F. RENTABLE - UNIT TYPE A 1,158 SF STORAGE 25 SF FLOOR AREA TOTAL 1,183 SF 240 LIVING ROOM KITCHEN BED 2 BATH 2 FAU LAUND. M. BED M. BATH EXTERIOR WALL, REFER TO BUILDING PLANS, TYP. DININGLINEN PANTRYDW REF. UNIT TYPE B 2 BED, 2 BATH 1,113 SF 5'-6 1/2"5'-8"5'-11 1/2"13'-10"5'-0"11'-4"7'-2"5'-0"13'-9"1'-6" 12'-0"10'-10"13'-11" 2'-0"26'-0"5'-0"3'-8"4'-4"7'-6"EQEQ1'-6"12'-1"4'-0" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/4" = 1'-0" A000.B UNIT TYPE B JUNE 12, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'2'4'8'16' SQUARE FOOTAGE DESCRIPTION TOTALS RENTABLE - UNIT TYPE B 1,113 SF STORAGE 25 SF FLOOR AREA TOTAL 1,138 SF 241 LIVING ROOM BED 2 M. BED KITCHEN/DINING BATH 3 BED 3 BATH 2 CLO. FAU LAUND. PAN. REF. DW UNIT TYPE C 3 BED, 3 BATH 1,430 SF EXTERIOR WALL, REFER TO BUILDING PLANS, TYP.5'-1"23'-0"7'-6"5'-0"10'-11"12'-6"5'-0"7'-3"13'-10"5'-0"4'-6"26'-0"5'-1"7'-0"12'-7"29'-11" 7'-8"7'-8" 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1/4" = 1'-0" A000.C UNIT TYPE C JUNE 12, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 0'2'4'8'16' SQUARE FOOTAGE NAME S.F. RENTABLE - UNIT TYPE C 1,430 SF STORAGE 25 SF FLOOR AREA TOTAL 1,455 SF 242 P1 -PAINT PLASTER MFR: DUNN EDWARDS COLOR: DE6121 SIAMESE KITTEN P1 P2P3 P4 P1 P2P3 P5 P2P3P1P1P4P2 BASE COLORS P2 -PAINT PLASTER MFR: DUNN EDWARDS COLOR: DE6123 TRAIL DUST P3 -PAINT PLASTER MFR: DUNN EDWARDS COLOR: DET621 PALOMINO PONY ACCENT COLORS P4 -PAINT PLASTER MFR: DUNN EDWARDS COLOR: DET602 GRAY MONUMENT P5 -PAINT PLASTER MFR: DUNN EDWARDS COLOR: DET568 BLUE MONDAY WINDOW FRAMES MFR: MILGARD COLOR: CLEAR ANODIZED ALUMINUM 10 . 31 . 21 C-8690DAVIDG.PRE STSheet: SNELLENBERGER APARTMENTS LA QUINTA, CA Scale: INFO@PVGARCHITECTS.COM | 760 . 779 . 5393 T PREST VUKSIC GREENWOODII A R C H I T E C T S • I N T E R I O R S WWW.PVGARCHITECTS.COM 44530 SAN PABLO AVE, STE 200 | PALM DESERT, CA 92260 1 1/2" = 1'-0" A004 MATERIALS BOARD JUNE 22, 2020RENEWAL DATEICESEDARC HI TECTSTATEOF C A L IF O RNIAN LL 243 1 The Villas at Indian Springs Specific Plan Prepared for the City of La Quinta, California April 2015 – REVISED AUGUST/DECEMBER 2015 ATTACHMENT 4 244 245 2 LIST OF CONSULTANTS Planner Global Development, Inc. 75161 Sago Ln Palm Desert, CA 92210 760-834-8278 Architect GLS Architecture Group, Inc. 74991 Joni Dr. #9 Palm Desert, CA 92260 760-340-3528 Landscape Architect Lush & Efficient Landscape Design 52293 Avendia Madero La Quinta, CA 92253 760-835-6358 Civil Engineer Watson Engineering 50200 Monroe St. Indio, CA 92201 760-275-1553 Soil Engineer Sladden Engineering 45090 Golf Center Parkway, Suite F Indio, CA 92201 760-863-0713 246 3 City Officials Acknowledgement Community Development Director: Les Johnson Public Works Director: Tim Jonasson Principal Planner: Wally Nesbit Principal Engineers: Bryan McKinney Ed Wimmer 247 4 Table of Contents 1. Introduction & Background Page 5 2. Specific Plan Land Use Page 5 3. Siting Standards Page 6 4. Architectural Design Guidelines Page 6 5. Engineering & Improvements Page 7 6. Landscape Architectural Guidelines Page 8 7. Standards for the Conservation, Development, and Utilization of Natural Resources Page 8 8. Implementation Programs & Measures Page 9 9. Relationship to the General Plan Page 9 10. Specific Plan Consistency With General Plan Page 10 List of Illustrations  Global Development Specific Plan Delineation (Page 19)  Ownership Map (Page 20 & 21)  Conceptual Land Plan (Page 22)  Tentative Tract Map Exhibit (Page 23)  Architectural Plans (Pages 24-26)  Entry Landscape (Page 27)  Retention Landscape (Page 28)  Front Yard Landscape (Page 29) 248 249 5 1. Introduction & Background: The Specific Plan covers 3.22 net acres of land on the eastern edge of The City of La Quinta. The current General Plan for the area is: Medium/High Density Residential. The Specific Plan guidelines are intended for Medium Density Residential. Global Development, LLC. owns 2.34 acres and the City of La Quinta owns 0.88 acres, Global Development is in contract with the City of La Quinta to buy their land. The land the City of La Quinta owns included nine developed lots purchased using redevelopment funds in order to widen Jefferson Street; the homes on those lots were subsequently demolished and new right-of-way was established, with the remainder of the lots being retained by the City. The 2.34 acres Global Development owns was an old golf course fairway that was redesigned and left out of its original plan. 2. Specific Plan Land Use: Introduction. The 2035 La Quinta General Plan designates the site land use as Medium/High Density Residential. The site is currently zoned for Golf Course and Low Density Residential, and requires a zone change to be consistent with the City General Plan Land Use. As such, a zoning designation of Medium Density Residential has been proposed. The majority of the land in the Specific Plan is undeveloped requiring new infrastructure including street, drainage, utility systems, grading of the topography and other infrastructure. The land in the Specific Plan is located on the eastern edge of the City of La Quinta, with several utility districts governing various aspects of public utility infrastructure. a. Residential Density. The Specific Plan and associated tract map propose a 16- lot development on 3.22 acres, establishing a residentyial density of 4.97 units/acre. The project was revised from 15 lots in December 2015 based on an allowance from CVWD to discharge project drainage into the Whitewater Channel, which allowed adding 1 lot to replace the original retention basin. b. Conceptual Development Illustrations. The residential project area site, landscaping and unit plans are provided for reference in this document, as noted in the List of Illustrations on Page 4. These plans are generally intended to be representative of the project layout, density and design concept, but are not intended to establish specific detailed plans for construction. Detailed design components of the project will vary as the development process continues. 250 6 3. Siting Standards: a. Single Family Lot Standards. Each lot size varies due to irregularly shaped lots. The ninimum lot size shall be 6000 sq. ft. b. Single Family Siting Standards. The Standards listed below are minimum, except when they refer to a maximum allowed item. The architectural theme should be compatible and related to the Single Family Themes.  Maximum Height: 17 feet/One story  Front yard setback: 15 feet  Side yard setback: 5 feet  Rear yard setback: 10 feet  Architectural projection: 2 feet into front or rear setback  A/C setbacks: 3.5 feet from any property line 4. Architectural Design Guidelines: a. Roofing. All plans will have two elevations, an A elevation and a B elevation. All A elevations will have S concrete tile roofs; All B elevations will have flat concrete tile roofs. All roofing colors will be show on the color chart. b. Window Trim. All elevations will have window trim around the windows on front elevations. c. Rock Veneer. All A elevations will have rock veneer on front elevation. d. Painted Pop Outs. All B elevations will have paint areas on the front elevation. e. Wood Grain Metal Garage Doors. All plans will have wood grain metal doors. f. Courtyard. All plan 3’s will have courtyards. g. Drive Ways & Walkways. All driveway & walkways are to be gray concrete. h. Block Walls. All courtyard walls are to be plastered to match home, all other walls to be tan precision block. i. Wrought Iron Fencing. Wrought iron fencing to be used around retention area will be relocated from Jefferson side of project after removal for the new block wall. 251 7 5. Engineering & Improvements: Introduction. The majority of the area within the Specific Plan is undeveloped requiring new infrastructure including a private street, underground utility systems, grading of the topography and other infrastructure. The Specific Plan is located on the easterly edge of the City of La Quinta, with several utility districts governing various aspects of public utility infrastructure. The planned area is bounded by Jefferson St., Palm Circle Dr., Westward Isle Homes and the wash. The overall capacity and existing condition of this public infrastructure is adequate to serve the planned uses, however, some improvements and upgrading of existing utilities are necessary. This section establishes standards and policies for the design and installation of the new-engineered infrastructure for the complete build-out of the plan and establishes the proper framework necessary for future development. a. Street Design Standards. The residential street within the Specific Plan is designed to be private and maintained by its own Home Owners Association. This street will be designed in accordance with the street sections provided in the plan. Any deviations from these standards will require review and approval by the city of La Quinta. b. Topography & Grading. The area covered by the Specific Plan contains various topographic and drainage features that require specific guidelines in order to ensure conformance with local agency requirements as minimal impact to natural topography. The finished elevations within the plan range from approximately 60-64 feet above mean sea level.  Flood Elevation Requirements. Development within the Specific Plan is required to comply with the City of La Quinta flood elevation standards. The building pads of all occupied structures will be elevated to a minimum of 60 feet above mean sea level with the finished floor being a minimum of 6 inches above the building pad.  Grading & Drainage. The drainage systems within the plan area are similar to most new developments. Lots, streets, and landscaped areas will be graded to convey runoff to new inlets within the development, which will then transport the storm water through underground piping to the retention basin.  Storm Water Treatment. The development within the Specific Plan is required to prepare and summit project-specific Storm water Management Plans (SWMP) to determine and implement storm water runoff treatment measures to reduce potential impacts from sediment-laden runoff and other pollutants. 252 8 c. Infrastructure & Utilities. The Specific Plan requires new public and privately maintained utility infrastructure to serve the uses. The existing site is primarily undeveloped land; therefore, almost no existing infrastructure resides with in the development envelope.  Sanitary Sewer. Sanitary sewerage in the area is operated by CVWD. Conventional underground sewer system within the public street that will connect to the existing system within Jefferson St. The developer will leave a sewer stub out for future use of Westward Isle H.O.A.  Water Supply & Service. Water service for the new development is serviced by CVWD. The development has gone through a CVWD review and CVWD has concluded that there is adequate water supply.  Energy. So. Cal Gas & IID provides energy and natural gas service to the Specific Plan area. Existing natural gas and electric infrastructure exist within the surrounding public streets. 6. Landscape Architectural Guidelines: a. Introduction and Landscape Concept. The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. 7. Standards for the Conservation, Development, and Utilization of Natural Resources: a. Existing Natural Resources. There are no Natural Resources on this land, originally there were homes on 1/3 of the land and then golf course on 2/3’s of the remaining land. All the land has been disturbed from its original state. b. Development. The development of this Specific Plan will be built by private funds and will not require any city financing. c. Conservation. Due to the issues the state of California is currently experiencing the irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation technologies available, The majority of the plant material must be low water use, drought 253 9 tolerant or native to the desert. Drip irrigation will be used to minimize any drought concerning issues. 8. Implementation Programs & Measures: a. Development Phasing. The development will have three phases, Phase 1 (all off sites & lots 12-15), Phase 2 (lots1-4) & Phase 3 (lots 5-11). b. Review and Approval Process. The Specific Plan, Zone Change, Tentative Map and Site Development Permit applications will be reviewed conjunctively, with Planning Commission review and a recommendation to the City Council for their decision. After approval, the Community Development Director will have the authority to approve any minor changes to the Specific Plan within the context and guidelines contained within this document and the City’s guiding General Plan policies. 9. Relationship to the General Plan: a. Land Use and Zoning Consistency. The General Plan land use designation of the property is Medium/High Density Residential, which allows single and multi-family residential up to a maximum density of 16 dwelling units per acre. The zoning designation of the property is Low Density Residential (RL) and Golf Course (GC). The proposed project is inconsistent with the current zoning for golf course use, as well as the proposed lot size and density. Based on initial review, it would appear the project is consistent with the medium Density (RM) zoning district, which allows a density range between 4 and 8 dwelling units per acre. This district would accommodate the proposed minimum lot size 6,000 square feet, at the proposed density of 4.97 units/acre. b. Development: House Plans: Plan 1- 1,815 sq. Plan 2- 1,930 sq. Plan 3-2,305 sq. 2 different Elevations each plan 254 10 Specific Plan Consistency With La Quinta General Plan Global Development would like to develop a well-planned and desirable neighborhood that meets the communities’ vision in the highest quality for which they are known. The following shows the relationship between our Specific Plan and project to the City of La Quinta’s General Plan. Goals, Policies, and Programs: Community Development Land Use Goal LU-1 Policy LU-1.1a We are consistent with all Land Maps and Zoning Maps, consistent with the Zoning Designation Consistency Matrix. Policy LU-1.2 All land use decisions are consistent with the applicable General Plan policies. We have hosted three meetings with the homeowners in the surrounding areas and the majority of them support and approve the project. Livable Communities Goal SC-1 Policy SC-1.2a Conservation of Natural Resources This project has implemented the conservation programs including CVWD Urban Management Plan, City of La Quinta’s Landscape Ordinance, Cal Green codes, and Federal Water Saving programs. Policy SC-1.3 Storm Water Runoff and Water Quality Protection We have submitted a storm water run off and water quality protection plan that covers all necessary requirements. Policy SC-1.4 Air Quality We have two certified officers within the company that have received Certificates of Completion for the Coachella Valley Fugitive Dust Control class supplied by the South Coast Air Quality Management District. They will be 255 11 monitoring the site at all times to make sure we are in complete compliance to their requirements. Lic. # CV1406-000763-836 Lic. # CV1406-000788-861  Policy SC-1.5a Energy Resource This project is in compliance with the California Efficiency Standards. (Title 24 in Building Codes)  Policy SC-1.5c Pedestrian Connections We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail.  Policy SC-1.6b We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail.  Policy SC-1.6c We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail.  Policy SC-1.7a This land is part of a Redevelopment Project that the City did to widen Jefferson St. We believe and have been told that the residential development fits the zoning ordinance.  Policy SC-1.8b We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Economic Development Goal ED-1  Policy ED-1.1a This project maintains a balance of land use designations to address economic needs. It utilizes a vacant and underutilized area of land to increase the new home inventory that will address market needs. 256 12  Policy ED-1.3a This project is pedestrian-friendly. It will interconnect with the CV Link and is within walking distance of golf, restaurants, Home Depot, Costco, and many other retail stores.  Policy ED-1.6 This project will bring revenue to the City of La Quinta by the purchasing of said land from the city. We have established a comprehensive program to enforce all payments of taxes and dues. Parks, Recreation and Trails Goal PR-1  Policy PR-1.3 This project will bring revenue to the City of La Quinta by the purchasing of said land from the city. We have established a comprehensive program to enforce all payments of taxes and dues.  Policy PR-1.5a We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail.  Policy PR-1.5c We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail.  Policy PR-1.8 We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail.  Policy PR-1.8a This project is within walking distance from Indian Springs Golf Course and many other fitness facilities such as gyms and wellness centers. Housing Goal H-1  Policy H-1.2a 257 13 This project will take underutilized, vacant land and increase the capacity for housing.  Policy H-1.2b This project consists of smaller lots that create potential for first-time homeowners, small families and seniors to purchase a home. The project is a small infill site that we are asking for flexible development standard allowances specific to small lots that are usually reserved for affordable projects. It will have smaller lots but still be considered single-family detached homes.  Policy H-1.4 This project will create new affordable homes in the city of La Quinta. Goal H-2  Policy H-2.1 This Project will increase the moderate housing choices in the city of La Quinta.  Policy H-2.3 Program H-2.3j Our company would like to look at this program with the city and see if it can help with the moderate-income households. Program H-6.5d To help with the Landscape Water Management Plan our company plans to use landscape that must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Natural Resources Air Quality  Policy AQ-1.1 We have two certified officers here in the company that have received Certificates of Completion for the Coachella Valley Fugitive Dust Control class supplied by the South Coast Air Quality Management District. They will be 258 14 monitoring at all times to make sure we are in complete compliance to their requirements. Lic. # CV1406-000763-836 and Lic. # CV1406-000788-861  Policy AQ-1.1a Our project will be monitored, managed and all SCAQMD rules will be enforced.  Policy AQ-1.3 This project is pedestrian-friendly. It will interconnect with the CV Link and is within walking distance of golf, restaurants, Home Depot, Costco, and many other retail stores.  Policy AQ-1.3e We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail.  Policy AQ-1.3g This development is within walking distance from public parks, schools, golf courses, and commercial businesses.  Policy AQ-1.5a Our project will be monitored, managed and all SCAQMD rules will be enforced.  Policy AQ-1.5b PM10 Plan was submitted to the city of La Quinta.  Policy AQ-1.6 PM10 Plan was submitted to the city of La Quinta. Energy and Mineral Resources Goal EM-1  Policy EM-1.1 This project consists of homes that have a Title 24 Report that mandates conservations of energy resources. Biological Resources Goal BIO-1  Policy BIO-1.1 259 15 This project will pay the MSHCP Local Development Mitigation fee when appropriate before building permits are paid.  Policy BIO-1.2a Program BIO-1.2a This program has had a qualified biologist on the property to do a biological resource survey. Cultural Resources Goal CUL-1  Policy CUL-1.1 This project has had a qualified archeologist on site to study and report any archaeological, historic, and paleontological resources found.  Policy CUL-1.4b A geotechnical analysis has been completed including soil borings. Water Resources Goal WR-1  Policy WR-1.1 Our projects landscape will respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues.  Policy WR-1.2 Our company will pay, when necessary, the appropriate recharge aquifer fee to CVWD.  Policy WR-1.4 Our project has a set Water Quality Management Plan (WQMP) for storm water pollution.  Policy WR-1.4c This project has an onsite retention basin to provide added recharge to the aquifer. 260 16 Open Space and Conservation Goals OS-1 Policy OS-1.2c We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Environmental Hazards: Noise Goals N-1 Policy N-1.2 This project has submitted a noise study in conjunction with the first Planning Department Application. Policy N-1.5 This project has submitted a noise study in conjunction with the first Planning Department Application. Soils and Geology Goals GEO-1 Policy GEO-1.2 This project has submitted a Geotechnical Report. Flooding and Hydrology Goals FH-1 Policy FH-1.3a This project has an onsite Retention/Detention Basin that is capable of managing 100-year storm water flows. Hazardous Materials Goals HAZ-1 Policy HAZ-1.1 261 17 This project will have no hazardous materials onsite. Public Infrastructures and Services: Emergency Services Goals ES-1  Policy ES-1.1a This project will pay Development Impact Fees that will help develop future Fire Stations and facilities.  Policy ES-1.2 We will be submitting a Fire Sprinkler Plan to the Fire Department for this project. We will be submitting street plans to the Fire Department to assure that the projects access and design provides maximum fire and life safety.  Policy ES-1.6 This project will be routed to the Police Department to assure that the project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. Water, Sewer and other Utilities Goals UTL 1.1  Policy UTL 1.1 This project has submitted plans to CVWD for available water. The water is available in the street next to the project.  Policy UTL 1.1b The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues.  Policy UTL 1.1b 2 This project has coordinated a plan between the Fire Department and CVWD to ensure adequate water supplies for fire suppression. 262 18 Policy UTL 1.2b The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Policy UTL 2.1 This project is going to bring sewer to the site and connect to the sanitary sewer service. The sewer is across Jefferson St. and will be a great expense to get it to the project. Our project will allow the existing project without sewer to hook in at no cost to them. This should encourage the elimination of the pre existing projects septic system. Public Facilities Goals PF-1 Policy PF 1.3a This project will be paying all required Development Impact Fees. Policy PF 1.6b This project will be paying all required School Impact Fees. 263 19 264 20 265 21 266 22 267 23 268 24 269 25 270 26 271 27 272 28 273 29 274 275 1/13/2021 9.50.020 Height limits and setbacks near image corridors. qcode.us/codes/laquinta/view.php?topic=9-9_50-9_50_020&frames=on 1/1 La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.50 RESIDENTIAL DEVELOPMENT STANDARDS 9.50.020 Height limits and setbacks near image corridors. In order to facilitate noise screening for residents and preserve visual openness, it is necessary to limit building heights for residential development. Therefore, notwithstanding the height standards set forth elsewhere in this code, additional height limitations shall apply to buildings within one hundred fifty feet of the edge of right-of-way of the following general plan-designated image corridors: A. Image Corridors: All buildings limited to one story, not to exceed twenty-two feet in height. B. Rear yard setbacks for residential units abutting the image corridors shall be a minimum of twenty-five feet. The RVL development standard shall be required as specified in Section 9.30.020. (Ord. 550 § 1, 2016; Ord. 341 § 1, 2000; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) View the mobile version. ATTACHMENT 5 276 Exhibit II-4 City of La Quinta General Plan Image Corridors La Quinta, California City Boundary Source: City of La Quinta August 2011 Sphere of Influence Image Corridors Roads Legend 07.02.12ATTACHMENT 6 277 ATTACHMENT 7278 N 89°55'42"E 201.12'26.00'N 05°32'36"W 110.05'94.44'N 03°14'05"W 407.33'N 01°03'02"E 140.70'R=20.00'L=31.42'R=3000.00' L=231.12'N 00°04'39"W 764.15'S0° 00' 00.02"E 763.37'R=3000.00' L=506.71'N 03°14'05"W 407.33'R=946.28' L=506.71'S0° 04' 39.00"E 77.63'R=3000.00' L=788.44'N52° 09' 24.35"E33.740N0° 04' 39.00"W754.09'0°32'00"L=27.88, R=3000.000°37'00"L=32.28, R=3000.000°20'10"L=17.56, R=3000.00SCALE: 1" = 40'( IN FEET )LOT "A"25'44'EX R/WEX R/WSHEET NO:OFSHTS.BENCHMARK:SCALE:FILE NO:W.O.FOR:No. 26662EXP. 3-31-20LIVICLLO Y D W.WATSONR EG I STERE D PROFESSIONALENGINEERPREPARED BY: LLOYD W. WATSON R.C.E. NO. 26662DATE:AI N ROFILACFOETA TSSEAL - ENGINEERDATEAPPRREVISIONSDATEMARK BYENGINEERPRIVATE ENGINEERING NOTEALL UNDERGROUND UTILITIES OR STRUCTURESREPORTED BY THE OWNER OR OTHERS AND THOSESHOWN ON THE RECORDS EXAMINED ARE INDICATEDWITH THEIR APPROXIMATE LOCATION AND EXTENT.THE OWNER, BY ACCEPTING THESE PLANS ORPROCEEDING WITH IMPROVEMENTS PURSUANTTHERETO, AGREES TO ASSUME LIABILITY AND TO HOLDUNDERSIGNED HARMLESS FOR ANY DAMAGESRESULTING FROM EXISTENCE OF UNDERGROUNDUTILITIES OR STRUCTURES NOT REPORTED TO THEUNDERSIGNED, NOT INDICATED OR SHOWN ON THERECORDS EXAMINED. THE CONTRACTOR IS REQUIREDTO TAKE DUE PRECAUTIONARY MEASURES TOPROTECT THE UTILITIES OR STRUCTURES SHOWN ANDANY OTHER UTILITIES OR STRUCTURES FOUND AT THESITE. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITYTO NOTIFY THE OWNERS OF THE UTILITIES ORSTRUCTURES CONCERNED BEFORE STARTING WORK.NOTE:WORK CONTAINED WITHIN THESE PLANS SHALLNOT COMMENCE UNTIL AN ENCROACHMENTPERMIT AND/OR A GRADING PERMIT HAS BEENISSUED.THE PRIVATE ENGINEER SIGNING THESE PLANSIS RESPONSIBLE FOR ASSURING THEACCURACY AND ACCEPTABILITY OF THE DESIGNHEREON. IN THE EVENT OF DISCREPANCIESARISING AFTER COUNTY APPROVAL OR DURINGCONSTRUCTION THE PRIVATE ENGINEER SHALLBE RESPONSIBLE FOR THE DETERMINING ANACCEPTABLE SOLUTION AND REVISING THEPLANS FOR APPROVAL BY THE COUNTY.UNDERGROUND UTILITIESALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BYTHE OWNER OR OTHERS AND THOSE SHOWN ON THE RECORDSEXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATIONAND EXTENT. THE OWNER, BY ACCEPTING THESE PLANS ORPROCEEDING WITH IMPROVEMENTS PURSUANT THERETO,AGREES TO ASSUME LIABILITY AND TO HOLD UNDERSIGNEDHARMLESS FOR ANY DAMAGES RESULTING FROM EXISTENCE OFUNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TOTHE UNDERSIGNED, NOT INDICATED OR SHOWN ON THE RECORDSEXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES ORSTRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURESFOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'SRESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES ORSTRUCTURES CONCERNED BEFORE STARTING WORK.SEAL - CITYSCALE AS SHOWN22DIUOYEBEROFLLAGCCALL TOLL FREEUNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIGW A T S O N E N G I N E E R I N GDIUOYEBEROFLLAGCCALL TOLL FREEUNDERGROUND SERVICE ALERT2 WORKING DAYS BEFORE YOU DIGDATE:APPROVED BY THE CITY OF LA QUINTANO.REVISIONSAPPROVEDDATEJEFFERSON STREETPALM CIRCLEEX R/W FIESTA 25'C/LC/LDRIVE 50'EX SIDEWALKEX SD MHEX SWR MHEX SWR MHEX SD MHEX SD MHEX SWR MHCOACHELLA STORMWATER CHANNELGOLF COURSETRACT 4518MB 75/20-21EX RESIDENTIALEX RESIDENTIALEX RESIDENTIALPALM CIRCLE DRIVEPRIVATE DRIVEPRIVATE DRIVETRACT 2190MB 41/55-573132343536373839EX SWR MHEX 4" GASEX 12" WATER MAINCVWD DWG 9327EX 8" SEWER MAINCVWD DWG 26220EX 24" STORM DRAINCVWD DWG EX 24" WATER MAINCVWD DWG 30548EX 8" WATER MAINCVWD DWG 9327EX FHAPN 600-080-001APN 600-080-002APN 600-080-003APN 600-080-004APN 600-080-005APN 600-080-006APN 600-080-00733APN 600-080-008APN 600-080-009EX STREET LIGHTEX PARKING LOTEX X-GUTTER EX C&GEX C&GEX LANDSCAPING23'±44'EX R/W51'±EX C&GPROP R/W90.00'46.00'EX LANDSCAPINGEX MEDIAN14'±REMAINDERCVWDEX FENCETENTATIVE PARCEL MAP IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIAIN THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M.FEBRUARY, 2020SNELLENBERGER APARTMENTSPE 61.00±PE 61.50±PE 61.50±PE 61.00±EASEMENTS60' EASEMENT FOR PUBLIC HIGHWAYS RECORDED APRIL 17, 1959, ASINSTRUMENT NO. 32692, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICTRECORDED JUNE 23, 1960, AS INSTRUMENT NO. 55839, O.R.EASEMENT TO INDIAN SPRINGS GOLF CLUB, LLL RECORDED JULY 18,2008, AS INSTRUMENT NO. 2008-0395663, O.R.EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICTRECORDED OCTOBER 20, 2008, AS INSTRUMENT NO. 2008-0562174, O.R.1234324160'EX CATCH BASIN811CITY ENGINEEREXP. DATE 9/30/20BRYAN MCKINNEY, P.E. RCE NO. 49418LOT "A"EX CATCH BASINP/LP/LEX 30' RCPEX 30' RCPP/LP/LEX 48' RCPP/LPROP CVWD DOMESTICWATER EASEMENT20'PARCEL 1NO. 3789164.00'26.00' 64.00' 26.00'PROP R/WLOT "B"LOT "B"EX LANDSCAPING279 HANDOUTS PLANNING COMMISSION JANUARY 26, 2021 Approximate 150 ft Image Corridor setback line in red. PLANNING COMMISSION MEETING - JANUARY 26, 2021 - HANDOUTS STUDY SESSION ITEM NO. 1 - PAVILION PALMS CIRCULATION   II-­‐57   City  Image  Corridors   The  scenic  resources  that  can  be  viewed  from  the  City’s  public  rights-­‐ of-­‐way   provide   some   of   the   most   beautiful   views   in   the   Coachella   Valley  and  add  significantly  to  the  quality  of  life  the  community  has  to   offer.  The  La  Quinta  viewsheds  are  part  of  what  gives  the  City  its  sense   of  place,  which  is  both  close  and  intimate,  and  grand  and  panoramic.     It   is   also   important   to   note   that   the   City’s   scenic   resources   are   varied   and   diverse,   ranging  from  the  intimate  coves  nestled  in   the  foothills,  to  the  expansive  views  of  the   Santa  Rosa  Mountains.  These  resources  also   include  the  varied  streetscapes  and  the  rural   areas  of  the  City  and  its  Sphere.  Protection   of   these   resources   is   important   to   preserving  the  City’s  unique  quality  of  life.   Threats  to  the  City’s  scenic  image  corridors   include  inappropriate  and  unattractive  land   uses,   unattractive   or   inadequate   landscaping,  inadequately  buffered  parking,  excessive  or  inappropriate   signage,  high  walls  and  berms  that  block  views,  and  overhead  power   lines  that  degrade  views.     The  protection  and  enhancement  of  views  along  City  image  corridors  is   also  furthered  by  securing  parkway  easements  along  major  roadways.   Enhanced   parkways  better   assure   viewshed   protection   and   provide   expanded  access  for  alternative  modes  of  travel.  Parkway  easements   along   image   corridors   help   assure   that   the   traveling   public   (and   adjoining   property   owners)   share   in   a   quality   landscaped   parkway   experience.   Recognizing  that  these  Image  Corridors  create  the  sense  of  place  in  La   Quinta,  their  protection  must  always  be  in  the  forefront  of  community   and  transportation  design.  The  City  has  and  shall  continue  to  work  to   protect   and   preserve   these   important   community   assets   that   are   a   major  draw  to  visitors  and  new  residents  to  the  City.  Important  image   corridors,  as  well  as  locations  where  community  gateway  treatments   enhance  the  local  and  city-­‐wide  sense  of  place,  are  mapped  on  Exhibit   II-­‐4.   Exhibit II-4 City of La Quinta General Plan Image Corridors La Quinta, California City Boundary Source: City of La Quinta August 2011 Sphere of Influence Image Corridors Roads Legend 07.02.12 PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATIONSTUDY SESSION ITEM NO. 1 - PAVILION PALMS PLANNING COMMISSON MEETING - JANUARY 26, 2021 - HANDOUT OF APPLICANT PRESENTATION STUDY SESSION ITEM NO. 1 - PAVILION PALMS POWERPOINTS PLANNING COMMISSION MEETING JANUARY 26, 2021 Planning Commission Meeeting January 26, 2021 1 Planning Commission Meeting January 26, 2021 Planning Commission Meeting January 26, 2021 SS1 – Pavilion Palms Shopping Center 1 2 Planning Commission Meeeting January 26, 2021 2 Vicinity Map Proposal •Requested Entitlements –Specific Plan Amendment 2017-0002 –Tentative Parcel Map 2017-0003 –Site Development Permit 2017-0009 –Environmental Assessment 2017-0006 3 4 Planning Commission Meeeting January 26, 2021 3 Public Hearings •Planning Commission (PC) recommended approval Dec 10, 2019 •Council hearings during 2020 –Referred to PC Nov 24 to review height provision addition to SP •PC did not recommend to add provision –Referred to PC at Dec 15 meeting to review design of corner at Jefferson and Ave 50 Purpose of PC Review •Consider a modified design focusing on Jefferson and Ave 50 corner –Review height restrictions in relation to the image corridor –Design elements of Buildings 5 and 6 –Incorporating pedestrian-friendly access into the shopping center –Design corner as an entrance into La Quinta 5 6 Planning Commission Meeeting January 26, 2021 4 Site Plan Perspective Renderings 7 8 Planning Commission Meeeting January 26, 2021 5 Perspective Renderings 9 10 Planning Commission Meeeting January 26, 2021 6 Planning Commission Meeting January 26, 2021 PH1 – Conditional Use Permit 2020-0001 AT&T Wireless Facility Background •New monopalm cell facility proposed within Extra Space Storage Facility –North of Corporate Center Drive and East of Adams Street 11 12 Planning Commission Meeeting January 26, 2021 7 Aerial Conditional Use Permit •Monopalm cell tower design will match the adjacent monopalm to promote a stealth/camouflaged design •The proposed monopalm will include a total of twelve panel antennas 13 14 Planning Commission Meeeting January 26, 2021 8 Elevations Conditional Use Permit •Support equipment shall be screened behind an equipment enclosure •Equipment location is more than 350 feet away from public right of way and 600 feet South of La Quinta High School 15 16 Planning Commission Meeeting January 26, 2021 9 Antenna Layout Site Layout/Equipment View 1 Corporate Center Drive Photo Simulation Existing 17 18 Planning Commission Meeeting January 26, 2021 10 View 2 Adams Street Existing Photo Simulation View 3 LQHS Playfield Existing Photo Simulation 19 20 Planning Commission Meeeting January 26, 2021 11 Conditional Use Permit •Applicant has accepted COAs •No comments to date •Owner - Extra Space of La Quinta Adams Recommendation •Adopt a Resolution approving CUP 2020- 0001 subject to the conditions of approval and findings and determine that the project is exempt from the California Environmental Quality Act 21 22 Planning Commission Meeeting January 26, 2021 12 Planning Commission Meeting January 26, 2021 PH2 – Jefferson Apartments 23 24 Planning Commission Meeeting January 26, 2021 13 Background •Project site was approved for “Villas at Indian Springs” –16 unit single family residential project •Included SDP, Specific Plan, TTM, and Zone Change •Revised in 2019 for new access Vicinity Map 25 26 Planning Commission Meeeting January 26, 2021 14 Site Photos Analysis •Applicant proposes 40 unit multifamily residential project •Project includes: –Specific Plan repeal, Site Development Permit, Tentative Parcel Map, Variance, and Environmental Assessment 27 28 Planning Commission Meeeting January 26, 2021 15 Specific Plan •Repealing the effective Villas at Indian Springs Specific Plan •Repealing allows regulation by underling RM zone •SP was designed for Villas at Indian Springs project Site Development Permit •SDP proposed for design of project •Project includes: –Five total buildings, 1-2 stories –40 units: 36 two-bedroom, 4 three-bedroom –104 parking spaces –Common open area, lawn areas, shade structures, pool, landscaping 29 30 Planning Commission Meeeting January 26, 2021 16 Site Plan Renderings 31 32 Planning Commission Meeeting January 26, 2021 17 Elevations Perspectives 33 34 Planning Commission Meeeting January 26, 2021 18 Landscaping Variance •Project proposes variance from “Height limits and setbacks near image corridors” which requires: –Within first 150 ft from Jefferson St, maximum one story and 22 feet height •Project proposes two stories and maximum height of 25’ in some areas 35 36 Planning Commission Meeeting January 26, 2021 19 Elevations Variance •Variance requested due to size and shape of the project site •190 feet wide from east to west, providing limited area outside 150’ standard •Applicant worked through different scenarios, leading to not meeting other development standards (setbacks, density, landscaping, parking, open area) 37 38 Planning Commission Meeeting January 26, 2021 20 Tentative Parcel Map Environmental Assessment •Under Villas at Indian Springs Project, a MND was certified •A Subsequent MND was prepared to determine changes and potential impacts •Determined there will not be a significant effect with mitigation measures 39 40 Planning Commission Meeeting January 26, 2021 21 Recommendation •Adopt a Resolution recommending adoption of a Subsequent Mitigated Negative Declaration for Environmental Assessment 2020-0001 •Adopt a resolution to recommend approval of Specific Plan 2020-0001, Site Development Permit 2020-0001, Tentative Parcel Map 2020-0001, and Variance 2020-0001 41 42 WRITTEN PUBLIC COMMENT PLANNING COMMISSION MEETING JANUARY 26, 2021 1 From:Robert Kroll Sent:Monday, January 25, 2021 7:54 PM To:Tania Flores Subject:Written Comments  EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening  attachments, clicking links or responding to requests for information.   My name is Robert Kroll, a resident of the City of La Quinta .  I wish to provide comments on the Study  Session Item 1 on the Planning Commission's Agenda for the meeting to be held on January 26, 2021.   My comments pertain to a modified design of the site at the corner of Jefferson Street and Avenue 50 within the  proposed Pavilion Palms Shopping Center.  The City Council has asked the applicant to create an iconic corner at Jefferson Street and Avenue 50 since it is a  gateway to the City.  This seems to be a very subjective request.  The discussions and presentations at previous public  hearings have depicted a sanitized rendition of what is being proposed.  The massive power pole immediately existing at  this corner almost inherently defies such a goal.  In addition, further existing wooden power poles extending westerly  along Avenue 50, which have not been depicted in the applicant's renderings of building elevations, add to the difficulty  of enhancing the aesthetics of this corner.  In my view, the previously proposed taller building height of the slanted roof lines, “wings,” that converge upward  toward each other, up to 35 feet, might actually minimize the corner power pole's visual impact.  These comments, of course, pertain to the previous proposals.  I look forward to the design ideas for the Planning  Commission's  consideration to be presented at the meeting.  Respectfully submitted,   Robert Kroll  PLANNING COMMISSION MEETING - JANUARY 26, 2021 - WRITTEN COMMENT BY RESIDENT ROBERT KROLL STUDY SESSION ITEM NO. 1 - PAVILION PALMS 1 From:Ethan Barnard Sent:Monday, January 25, 2021 1:25 PM To:Tania Flores Subject:Written Comments  EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening  attachments, clicking links or responding to requests for information.   Name: Ethan J Barnard City of Residence: Indio CA Phone Number: Agenda Item: Site Development 2020-0001, Apartments off of Palm Circle Drive Apartments in La Quinta I believe strongly that the city of La Quinta has very little options currently for clean, upscale apartment rentals. There is a very large need for apartments in general in the Coachella Valley, and options for apartment rentals are usually in areas of the valley that are dangerous, run down and unsafe. Currently, my close friend is looking for an apartment to move into in a safe and communal area. He has been searching for at least four months, and the only options available are in undesirable locations. The proposed location for this apartment complex is within walking distance of local dining, grocery stores, and parks. It would attract a great demographic who would help lift the area up and create a family friendly community. The area is close to main streets making freeway accessibility very quick and easy, and the current lot is an absolute eye sore. I fully support the proposed apartment complex, I see it as a way to draw more working class families into the city of La Quinta, and further develop the open lots that currently gather trash and weeds. A modern apartment complex with well designed features will look great, and attract good quality residents. PLANNING COMMISSION MEETING - JANARY 26, 2021 - WRITTEN COMMENT BY ETHAN BARNARD PUBLIC HEARING NO. 2 - JEFFERSON STREET APARTMENTS 1 From:Carlos Flores Sent:Tuesday, January 26, 2021 12:46 PM To:Tania Flores Cc:Cheri Flores Subject:FW: Application #2020-0001 Carlos Flores | Senior Planner  Design and Development  City of La Quinta  78495 Calle Tampico | La Quinta, CA 92253  Ph. 760.777.7069  www.laquintaca.gov   PLEASE NOTE: Due to State Orders regarding COVID-19, City Hall is closed to the public. Applications may not be submitted in person; however, they can be submitted online through E-Trakit . City staff is available at (760) 777-7125 or via email at customercenter@laquintaca.gov to answer any questions.  From: Rick Hand    Sent: Tuesday, January 26, 2021 12:24 PM  To: Carlos Flores <cflores@laquintaca.gov>  Subject: Application #2020‐0001   EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening  attachments, clicking links or responding to requests for information.   Dear La Quinta City Planning Commission....  My name is Richard Hand, I am an owner at Westward Isle, the community adjacent to the property requesting city  approval. I am opposed to the granting of an approval for 40 apartment units to be built in ten buildings on this  property.    Six years ago, our HOA voted in majority to grant an easement of our entryway to Mr Snellenberger, with the knowledge  that he was going to build 15 single story homes on that property. Originally that property, which was owned by his  father, was part of the Indian Springs golf course.When the course was redesigned and homes were built around it, that  portion of the course was left for dirt. The son bought the property to develop on.The city, on two previous occasions,  has granted Mr Snellenberger approval to build single story homes.   I have three reasons for opposing this project. Firstly, I don't believe our homeowners have been given enough time to  review and therefore voice their valid opinions on this project. If a vote of our HOA was taken, I'm fairly certain that the  majority of homeowners would oppose this new project. With this short of notice (4 days), we have not had any time to  poll our homeowners, many of which may not even have received notice of this change. Secondly, I don't feel this is an  appropriate location to build apartments in our city. I'm certain there are other locations better suited to build rentals.  Thirdly, I am opposed to two story buildings.We have no other two story buildings around us. Even Contour  Dermatology kept to a single story building, which was built over two years ago.   PLANNING COMMISSION MEETING - JANUARY 26, 2021 - WRITTEN COMMENT BY RESIDENT RICHARD HAND PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS 2 With all this being said, I would like to ask the planning commission to postpone making this decision to a further date,  at which time the homeowners would have a sufficient amount of time to review this new project, and also be able to  meet in an open chamber to discuss and directly ask questions. I would assume that in 3 months the chambers would be  open and able to have this type of meeting. Mr. Snellenberger has waited 6 years to develop this property, I'm sure he  can wait another few months.  I'm asking the planning commission to please take into consideration the opinions of the 28 homeowners that have  been paying taxes in our community for over 40 years, and have gone to being adjacent to a green golf course, to a dirt  lot, to the possibility of new homes to now having the see the backs of two story apartment buildings.   Thanks, Richard Hand  La Quinta, Ca. 92253  PLANNING COMMISSION MEETING - JANUARY 26, 2021 - WRITTEN COMMENT BY RESIDENT RICHARD HAND PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS Good evening, My name is Jennifer Hill, I am a life-long resident of the Coachella Valley, a teacher at John Glenn Middle School and a new owner in the Westward Isle condominium development. I am speaking in opposition of Mr. Snellenberger’s proposal for the Jefferson Street Apartments, adjacent to my home. I am in disagreement that there would be little to no impact to surrounding homes and in the North La Quinta community. Mr Snelleburger’s proposal states that the modern architecture does not conflict with residential homes. This is not the case. The homes in this and the surrounding Indian Springs golf course community provide classic desert architecture of single family dwellings, which allow residence home equity, high resale values and low turnover to this desirable part of our city. Adding apartments to this parcel does nothing to add to the value of current properties for residents or benefit our local schools. Research shows that families renting single family homes are more reluctant to yank their kids out of school for another move as compared with apartment living. The triad of IB schools here in north La Quinta area are stable, high performing and need to continue to be flagships of our community. The Site Development Permit states: 40 units on 5.2 acres is within zone allowance of 4-8 units per acre; however Project Description states that 40 units will be built on 3.22 acres with 1.3 acres of unusable land due to the Coachella Stormwater Channel. 3.22 acres with a maximum of 8 units per acre =25 units, not the 40 proposed. The Project proposes turning movements into and out of the Project from Jefferson Street be limited to right turns only. I am concerned with the traffic impacts: N bound traffic will come up over the bridge and will quickly need to slow/stop for a turning car. Will there be a designated turn lane? Has anyone thought about the students living in the apartments needing to cross Jefferson street during the busiest times of the day? All southbound traffic will cut through parking lots or turn into neighborhoods south of the development because each light north of the property is a no-U Turn. Morning traffic is heavy northbound Jefferson street without consideration of the new impact 104 new residents pulling out of one additional entrance in a very short distance after the bridge. Mr Snellenburger states that due to the size and shape of the site, he was unable to find a design that would                      meet all the development standards for multifamily project without a height variance. Mr. Snellenburger wants                the rules changed to meet his needs of this alternate plan -------------variances should not be easily granted and                   should be an exception, not the rule.  Mr Snellenberg’s new plan to change from 16 single family homes to 40 multi-family apartments affects many aspects of our quiet desert community. This plan includes architecture that is not in keeping with surrounding single family homes, skirts the zoning allowance per acre, increases traffic congestion, and in order to make his plan work, is asking this committee to change the rules to fit his needs. The development plan screams chaos​.There is a clear reason he was unable to find a design that would work for apartments on this parcel of land--​an apartment complex is not suited for this location. Vote NO to the Jefferson Street Apartments. PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY RESIDENT JENNIFER HILL PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS Dear Public Hearing Council,     I’d like to introduce myself. My name is Valerie Leuthold. I’m a local real estate agent for the  valley and I can attest that the lack of properties available is very apparent. I am in strong favor  of these apartments being built in the city of La Quinta. I work with people every day in need of  housing at “apartment” price point and there is no inventory. There is absolutely an influx of  people coming into the valley and going away from the bigger cities. We need to see more  housing, and I would really like to see new apartments in this desirable area of La Quinta.     Thank you,   Valerie Leuthold  PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY VALERIE LEUTHOLD PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS 1 From:Carlos Flores Sent:Tuesday, January 26, 2021 10:41 AM To:Tania Flores Cc:Cheri Flores; Danny Castro Subject:FW: Public Hearing Carlos Flores | Senior Planner  Design and Development  City of La Quinta  78495 Calle Tampico | La Quinta, CA 92253  Ph. 760.777.7069  www.laquintaca.gov   PLEASE NOTE: Due to State Orders regarding COVID-19, City Hall is closed to the public. Applications may not be submitted in person; however, they can be submitted online through E-Trakit . City staff is available at (760) 777-7125 or via email at customercenter@laquintaca.gov to answer any questions.  From: Josh Mcgowan    Sent: Tuesday, January 26, 2021 10:40 AM  To: Carlos Flores <cflores@laquintaca.gov>  Subject: Public Hearing  ** EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening  attachments, clicking links or responding to requests for information. **  Good Afternoon, My name is Joshua McGowan and I am strongly in favor of Global Development to build new apartments on Jefferson Street. My fiancé and I have been looking for housing for a while now and I believe the city is lacking in apartment living. I work locally at Silver Rock Golf Resort and would greatly appreciate housing close to work. The location is great, and I believe it would be a positive impact on local business in surrounding La Quinta area. Please consider us in the decision-making process. Thank you for your time. Joshua McGowan PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY JOSHUA MCGOWAN PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS   La Quinta Design and Development Department  CFlores@LaQuintaCA.gov    Name: Joyce Ann Mendias  City: La Quinta, CA  Tel:   Item # APN 600‐040‐081  Subject: Proposed site development Permit 2020‐0001      History –The Westward Isle Community was annexed to the city of La Quinta as a quiet golf community  in the 80’s with the sole purpose of keeping the community as a quiet golf community.  When I purchased my property at , the land at issue was a golf course, zoned for  open space in a quiet residential community. My property is directly adjacent to the site at issue.  In or  around 2016, the city granted per Mr. Snellenberger’s request a rezoning for 15 single story residential  homes. After several years for whatever reasons, Mr. Snellenberger decided not to go forward with  those plans.  Now, he is requesting a rezoning for a 40‐unit apartment complex. I strongly object to this  rezoning request. There will be constant noise, perpetual traffic, and movement directly adjacent to my  property (within 20 feet). I will be blocked from the present open mountain views. Although I have not  seen the specific plans, this proposal for a 40‐unit apartment project will most assuredly interfere with  the quiet enjoyment of my property. What is the reason for zoning laws if they are not enforced and can  be changed at will?  Is it unreasonable to purchase a piece of property with the expectation that zoning  laws will be upheld?   I strongly object to these proposed changes which will totally destroy the quiet enjoyment of my  property and plummet the property value.     Joyce Mendias  Property owner of   PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY RESIDENT JOYCE MENDIAS HILL PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS 1 From:Vicki Vince Sent:Tuesday, January 26, 2021 3:22 PM To:Tania Flores; Danny Castro Subject:WRITTEN COMMENTS FOR 1/27 MEETING  EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening  attachments, clicking links or responding to requests for information.   NAME:  Vicki Olsen   CITY OF RESIDENCE:  La Quinta  PHONE:    AGENDA ITEM ‐ Public Hearings #2   SUBJECT:   ADOPT RESOLUTIONS TO RECOMMEND ADOPTION OF A SUBSEQUENT MITIGATED NEGATIVE DECLARATION  (ENVIRONMENTAL ASSESSMENT 2020‐0001) AND APPROVAL OF SPECIFIC PLAN 2020‐0001, SITE DEVELOPMENT PERMIT  2020‐0001, TENTATIVE PARCEL MAP 2020‐0001, AND VARIANCE 2020‐0001 FOR CONSTRUCTION OF A 40‐UNIT  RESIDENTIAL APARTMENT PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED A SUBSEQUENT  MITIGATED NEGATIVE DECLARATION UNDER ENVIRONMENTAL ASSESSMENT 2020‐0001; LOCATION: SOUTHEAST  CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE [RESOLUTION NO. 2021‐002]   WRITTEN COMMENT:  Hello, and good evening to all!  As a resident of La Quinta, I vehemently oppose the construction of the  above‐mentioned apartment building at the  location of Jefferson and Palm Circle.  What TRAFFIC NIGHTMARE this would be, and an eye‐sore to all of the  surrounding residents.    Has the City done any survey/study as to how this would impact the flow of traffic on  Jefferson?  The traffic near this location on Jefferson is very busy at all hours of the day and this would only make it  worse.  PLEASE re‐think this!!    And as I mentioned, this would be a complete eyesore and traffic nightmare to the communities and residents who  live nearby, as we are already dealing with the frustration of the non‐stop STVRs in the area.  PLEASE DO NOT ALLOW THIS PROJECT TO MOVE FORWARD.   Let's try to make the City of La Quinta classy again, instead of subsidising low‐income properties and short‐term rental  properties.  This has got to stop!    We are literally turning our city into a "hood" of rentals, at the expense of the full‐time residents.    Thank you for your time.  Please read my comments aloud if possible.  Thank you.  Vicki Olsen  PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY RESIDENT VICKI OLSEN PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS     January 25, 2021     City of La Quinta  Planning Commission    Dear Commissioners,  We are owners of a property at Westward Isle which backs up to the parcel 2020‐0001.  We have grave  concerns about the proposed construction of a 40‐unit residential apartment project for the following  reasons:  1. The influx of 40 plus apartment renters will bring the possibility of unsavory characters to the  neighborhood which can result in bad influence and violence.    2. Unsavory characters can lead to trespassing and possible robbery opportunities in our complex  by these residents and/or their families and friends.    3. Since many of the residents at Westward Isle are elderly, the unsavory characters pose a threat  to the mental health and safety of the Westward Isle residents.    4. An influx of 40 plus residents will create significant traffic at the entrance of Westward Isle  which will interfere with the daily functioning of the Westward Isle residents.    5. The development of a large apartment project will greatly decrease the value of our property  which for many Westward Isle residents represents their life savings.  We strongly object to the approval of the site development permit, plan amendment, tentative parcel  map and variance for construction of a 40‐unit residential apartment project.  We respectfully request that the planning commission take our objection into consideration.  Sincerely,    Collins and Claudette Onunwah    La Quinta, CA. 92253      PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY RESIDENTS ONUNWAH PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS Westward Isle HOA La Quinta, California January 22, 2021 La Quinta Planning Commission DESIGN DEVELOPMENT DEPARTMENT 78495 Calle Tampico La Quinta, California 92253 by email to:Cflores@LaQuintaCA.gov Re: Application: Specific Plan 2020-0001 Site Development Applicant: Jim Snellenberger Location: Southeast corner of Jefferson at Palm Circle Drive Dear La Quinta Design Development Department and La Quinta City Planning Commission: Westward Isle is the development adjacent to and bordering the above-described proposed development (hereinafter the “Proposed Development”). Westward Isle borders the Proposed Development on the North side by way of its private road, Palm Circle Drive, and 7 of Westward Isle’s 28 units border the Proposed Development’s East side (Westward Isle’s West border). As such, Westward Isle has a significant interest in the particulars of the Proposed Development. Originally the project was designed for 19 single family homes. Westward Isle did not and does not oppose a development of that nature. The original plan included a mandate by the City of La Quinta that the Proposed Development bring sewer within reach of Westward Isle and provide a stub for connection. But this is not the place for a 40 unit apartment complex1. Westward Isle opposes such a development for the following reasons: 1At the time of this writing, the only information available is from the undated Notice of Public Hearing and which provides no details of the proposal other than it is for a 40 unit apartment complex. As such, this should not be considered an exhaustive list of the potential reasons for opposition to the project. c/o Millennium Community Management 75145 St. Charles Place, #3; Palm Desert, CA. 92260 866-508-2780 PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY WESTWARD ISLE HOA PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS The Proposed Development Will Cause Excessive Traffic Congestion • The only entrance to the Proposed Development can be from northbound Jefferson. There is an island and no possibility of left turn from southbound Jefferson into the complex. U-turn is prohibited at the first light south (Vista Grande/Home Depot). U-turn is also prohibited at the second light south (Jefferson/Highway 111). Already there is a significant number of vehicles that make illegal and dangerous U-turns at both lights. Adding 80 or so resident’s vehicles with incentive to make those illegal turns multiple times a day, plus their guests, deliveries and service providers adds hundreds of vehicles to the mix, daily. • The only exit from the Proposed Development is to onto northbound Jefferson. The first U-turn available on to Jefferson southbound is at Westward Ho. This is also the turn to La Quinta High School, several other communities and La Quinta Park. This left turn is already congested, especially during school hours and traffic often backs up onto Jefferson. Adding potentially several hundred vehicles daily to this creates an unacceptable situation that is both dangerous and inconsistent with the existing population density of the area. • With the bridge over Whitewater channel at the southern end of the Proposed Development and Palm Circle Drive only a few hundred feet away, the distance between the Proposed Development’s entrance creates a hazzard and nuisance. There is a left turn break in the median for Palm Circle Drive with no traffic controls. Again, vehicles can only exit the Proposed Development on to Jefferson north bound. Adding several hundred vehicles a day coming and going from the Proposed Development creates a hazzard for vehicles entering and exiting Westward Isle, especially those turning left from south bound Jefferson and/or to those traveling on north bound Jefferson. The closer the Proposed Development’s entrance is to the bridge, the more blind it becomes for drivers on Jefferson and people exiting the Proposed Development because of the slope of the bridge. At that section, Jefferson has a speed limit of 55 mph. (City of La Quinta Resolution #2007-108) The closer the Proposed Development’s entrance is to Palm Circle Drive, the more dangerous it becomes to vehicles entering and exiting Palm Circle Drive. The Proposed Development is Out of Character for the Area • The height of the structure will almost certainly exceed 20'. The Proposed Development will have to be 2 or even 3 stories (see footnote 1, above). There are no adjacent two story structures. The only comparable structure is the Arches, across the Whitewater channel which provides a substantial division between the more commercial area and the residential area nearer the high school. A two or three story structure will substantially interfere with the character of the neighborhood. • The small plot makes it unlikely that the Proposed Development will be able to meet parking requirements without putting it under the residential units, increasing the height of the buildings and further making them out of character with the area. c/o Millennium Community Management 75145 St. Charles Place, #3; Palm Desert, CA. 92260 866-508-2780 PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY WESTWARD ISLE HOA PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS The Proposed Development Violates the La Quinta Municipal Code for Housing Density • The area is characterized by single family homes. La Quinta Municipal Code 9.30.050 for Medium Density Residential Districts limits density to 4 - 8 units per acre. The parcel is 2.4 Acres. The Proposed Development of 40 units is well in excess of the 9-19 unit limit of the La Quinta Municipal Code. • Additionally, no information is available as to the number of bedrooms proposed for each unit, making it impossible to determine the number of persons per unit that might be added by the Proposed Development. For all the foregoing reasons, Westward Isle Homeowner’s Association opposes the Proposed Development. January 21, 2021 ___________________________ Mark L. Watkins, Ph.D. President, Westward Isle HOA c/o Millennium Community Management 75145 St. Charles Place, #3; Palm Desert, CA. 92260 866-508-2780 PLANNING COMMISSION MEETING - JANUARY 26, 2020 - WRITTEN COMMENT BY WESTWARD ISLE HOA PUBLIC HEARING ITEM NO. 2 - JEFFERSON STREET APARTMENTS