Loading...
2023 03 28 PCt(V Qal I GEM oftbe D SE T — Planning Commission agendas and staff reports are now available on the City's web page: www.laguintaca._gov PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY, MARCH 28, 2023, AT 5:00 P.M. ****************************** Members of the public may listen to this meeting by tuning -in live via http://Iaguinta.12milesout.com/video/live. CALL TO ORDER Roll Call: Commissioners Caldwell, Guerrero, Hassett, McCune, Nieto, Tyerman, and Chairperson Currie. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS — INSTRUCTIONS Members of the public may address the Commission on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in -person during the meeting by submitting 15 copies to the Commission Secretary, it is requested that this takes place prior to the beginning of the meeting; or can be emailed in advance to TFlores _LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the Commission, made public, and will be incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Chair, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state "Written Comments" and should include: 1) full name, 2) city of residence, and 3) subject matter. PLANNING COMMISSION AGENDA Page 1 of 4 MARCH 28, 2023 VERBAL PUBLIC COMMENTS can be provided in -person during the meeting by completing a "Request to Speak" form and submitting it to the Commission Secretary; it is requested that this takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes (or approximately 350 words). Members of the public shall be called upon to speak by the Commission Secretary. In accordance with City Council Resolution No. 2022-028, a one-time additional speaker time donation of three (3) minutes per individual is permitted; please note that the member of the public donating time must: 1) submit this in writing to the Commission Secretary by completing a "Request to Speak" form noting the name of the person to whom time is being donated to, and 2) be present at the time the speaker provides verbal comments. Verbal public comments are defined as comments provided in the speakers' own voice and may not include video or sound recordings of the speaker or of other individuals or entities, unless permitted by the Chair. Public speakers may elect to use printed presentation materials to aid their comments; 15 copies of such printed materials shall be provided to the Commission Secretary to be disseminated to the Commission, made public, and incorporated into the public record of the meeting; it is requested that the printed materials are provided prior to the beginning of the meeting. There shall be no use of Chamber resources and technology to display visual or audible presentations during public comments, unless permitted by the Chair. All writings or documents, including but not limited to emails and attachments to emails, submitted to the City regarding any item(s) listed or not listed on this agenda are public records. All information in such writings and documents is subject to disclosure as being in the public domain and subject to search and review by electronic means, including but not limited to the City's Internet Web site and any other Internet Web -based platform or other Web -based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq.]. TELECONFERENCE ACCESSIBILITY — INSTRUCTIONS Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 549531, if a member of the Commission requests to attend and participate in this meeting remotely due to `just cause" or "emergency circumstances, " as defined, and only if the request is approved. In such instances, remote public accessibility and participation will be facilitated via Zoom Webinar as detailed at the end of this Agenda. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Commission on any matter not listed on the agenda pursuant to the "Public Comments — Instructions" listed above. 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 § 54954.2(b)]. PLANNING COMMISSION AGENDA Page 2 of 4 MARCH 28, 2023 CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS — NONE CONSENT CALENDAR NOTE: Consent Calendar items are routine in nature and can be approved by one motion. PAGE 1. APPROVE MEETING MINUTES DATED FEBRUARY 28, 2023 BUSINESS SESSION — NONE STUDY SESSION PAGE 1. DISCUSS CITYWIDE HISTORIC RESOURCES SURVEY PUBLIC HEARINGS — 5:00 p.m. or thereafter For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Commission Secretary prior to consideration of that item; comments are limited to three (3) minutes (approximately 350 words). Any person may submit written comments to the Planning Commission prior to the public hearing and/or may appear and be heard in support of or opposition to the project(s) at the time of the public hearing. If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at or prior to the public hearing. PAGE 1. CONSIDER ADOPTION OF RESOLUTIONS RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA 2022-0001) AND APPROVE GENERAL PLAN AMENDMENT 2022-0002, ZONE CHANGE 2022-0002, SPECIFIC PLAN 2022-0001, AND SITE DEVELOPMENT PERMIT 2022-0001 FOR A 284 UNIT APARTMENT PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA 2022-0001) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 STAFF ITEMS COMMISSIONERS' ITEMS ADJOURNMENT The next regular meeting of the La Quinta Planning Commission will be held April 11, 2023, commencing at 5:00 p.m. at the La Quinta City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. PLANNING COMMISSION AGENDA Page 3 of 4 MARCH 28, 2023 DECLARATION OF POSTING I, Tania Flores, Secretary of the Planning Commission of the City of La Quinta, do hereby declare that the foregoing Agenda for the Commission meeting of March 28, 2023, was posted on the City's website, near the entrance to the Council Chamber at 78495 Calle Tampico and the bulletin board at 51321 Avenida Bermudas, on March 24, 2023. DATED: March 24, 2023 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 contact Commission Secretary at (760) 777-7023, 24-hours in advance of the meeting and accommodations will be made. If background material is to be presented to the Commission during a Commission meeting, please be advised that 15 copies of all documents, exhibits, etc., must be supplied to the Commission Secretary for distribution. It is requested that this takes place prior to the beginning of the meeting. *** TELECONFERENCE PROCEDURES — PURSUANT TO AB 2449*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT Verbal public comments via Teleconference — members of the public may attend and participate in this meeting by teleconference via Zoom and use the "raise your hand" feature when public comments are prompted by the Chair; the City will facilitate the ability for a member of the public to be audible to the Commission and general public and allow him/her/they to speak on the item(s) requested. Please note — members of the public must unmute themselves when prompted upon being recognized by the Chair, in order to become audible to the Commission and the public. Only one person at a time may speak by teleconference and only after being recognized by the Chair. ZOOM LINK: https://us06web.zoom.us/m/82853067939 Meeting ID: 828 5306 7939 Or join by phone: (253) 215 — 8782 Written public comments — can be provided in person during the meeting or emailed to TFlores LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the Commission, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Chair, a brief summary of any public comment is asked to be read, to the extent the Committee can accommodate such request. PLANNING COMMISSION AGENDA Page 4 of 4 MARCH 28, 2023 CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 28, 2023 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 5:00 p.m. by Chairperson Currie. PRESENT: Commissioners Caldwell, Guerrero, Hassett, McCune, Nieto, and Chairperson Currie ABSENT: Commissioner Tyerman STAFF PRESENT: Design & Development Director Danny Castro, Public Works Director/City Engineer Bryan McKinney, Planning Manager Cheri L. Flores, Senior Planner Carlos Flores, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Caldwell led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None. CONFIRMATION OF AGENDA Commissioner Nieto said he would recuse himself from the discussion and vote on Public Hearing Item No. 1 due to a potential conflict of interest stemming from a business relationship, as his employer, The Altum Group, is a consultant on the proposed project. MOTION — A motion was made and seconded by Commissioners Caldwell/Hassett to confirm the agenda as published. Motion passed: ayes — 6, noes — 0, abstain — 0, absent — 1 (Tyerman). ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION 1. INTRODUCE NEWLY APPOINTED COMMISSIONER ELISA GUERRERO Planning Manager Flores introduced newly appointed Commissioner Guerrero who provided a brief summary of her experience and qualifications. CONSENT CALENDAR PLANNING COMMISSION MINUTES Page 1 of 4 FEBRUARY 28, 2023 5 1. APPROVE MEETING MINUTES DATED JANUARY 24, 2023 MOTION — A motion was made and seconded by Commissioners Hassett/Caldwell to approve the Consent Calendar as recommended. Motion passed: ayes — 6, noes — 0, abstain — 0, absent — 1 (Tyerman). BUSINESS SESSION 1. REVIEW GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORTS FOR CALENDAR YEAR 2022 AND RECOMMEND THAT CITY COUNCIL AUTHORIZE SUBMITTAL TO THE STATE OFFICE OF PLANNING AND RESEARCH AND DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Planning Manager Flores presented the staff report which is on file in the Design and Development Department. Staff answered Commission questions regarding the City's plan to meet the required Regional Housing Needs Assessment (RHNA); developer incentives and fee waivers for building affordable housing projects; assignment and negotiation of RHNA numbers; and possible moderate -income unit sites. Commission expressed appreciation for a thorough report and efforts to meet affordable housing needs. MOTION — A motion was made and seconded by Commissioner Nieto/Chairperson Currie to recommend that the City Council authorize submittal of the General Plan and Housing Element Annual Progress Reports to the Office of Planning and Research and State Department of Housing and Community Development, as recommended. Motion passed: ayes — 6, noes — 0, abstain — 0, absent — 1 (Tyerman). STUDY SESSION — None. PUBLIC HEARINGS 1. ADOPT RESOLUTIONS TO ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE CONDITIONAL USE PERMIT 2022-0004 AND SITE DEVELOPMENT PERMIT 2022-0005 FOR OUTDOOR IMPROVEMENTS AT A RESIDENCE WITHIN THE HILLSIDE CONSERVATION OVERLAY; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA2022-0006) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: 77600 AVENIDA FERNANDO PLANNING COMMISSION MINUTES Page 2 of 4 FEBRUARY 28, 2023 (' COMMISSIONER NIETO RECUSED HIMSELF DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM A BUSINESS RELATIONSHIP, AS THE ALTUM GROUP, A CONSULTANT FOR THE PROPOSED PROJECT, IS HIS EMPLOYER; AND LEFT THE DAIS AT 5:18 P.M. DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — None. Planning Manager Flores presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding public outreach and neighbor notification; Coachella Valley Water District (CVWD) comments or approvals of landscaping plan; toe of slope area assessment, catch basin, and possibility of boulders falling from the surrounding mountains; CVCC easement for fencing at slope; and California Department of Fish and Wildlife and United States Department of Fish and Wildlife involvement. CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING OPEN AT 5:31 P.M. PUBLIC SPEAKER: Applicant provided a brief history of the retention from the surrounding surrounding properties. and property owner, Jeff Austin, introduced himself, property, and answered questions regarding boulder mountain; and remodel history of the property and CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 5:35 P.M. Commission expressed a general consensus of approval of the project. MOTION — A motion was made and seconded by Commissioners Caldwell/Guerrero to adopt Planning Commission Resolution No. 2023-004 to adopt a Mitigated Negative Declaration for Environmental Assessment 2022-0006, as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION FOR OUTDOOR IMPROVEMENTS AT A PRIVATE RESIDENCE LOCATED AT 77600 AVENIDA FERNANDO CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0006 APPLICANT: PREST VUKSIC GREENWOOD ARCHITECTS Motion passed: ayes — 5, noes — 0, abstain — 0, absent — 2 (Nieto and Tyerman). MOTION — A motion was made and seconded by Commissioner Caldwell/Chairperson Currie to adopt Planning Commission Resolution No. 2023-005 to approve Conditional Use Permit 2022-0004 and Site Development Permit 2022-0005 for outdoor improvements at a private residence within the Hillside Conservation Overlay, as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND SITE PLANNING COMMISSION MINUTES Page 3 of 4 FEBRUARY 28, 2023 F DEVELOPMENT PERMIT FOR OUTDOOR IMPROVEMENTS AT A PRIVATE RESIDENCE LOCATED AT 77600 AVENIDA FERNANDO CASE NUMBERS: CONDITIONAL USE PERMIT 2022-0004; SITE DEVELOPMENT PERMIT 2022-0005 APPLICANT: PREST VUKSIC GREENWOOD ARCHITECTS Motion passed: ayes — 5, noes — 0, abstain — 0, absent — 2 (Nieto and Tyerman). COMMISSIONER NIETO RETURNED TO THE DAIS AT 5:39 P.M. STAFF ITEMS Staff provided a verbal update on the following item: 1. 2023 ANNUAL COMMUNITY WORKSHOP Design and Development Director Castro gave a brief summary of the 2023 Community Workshop, held on February 15, 2023, at the La Quinta Wellness Center, including the City's sacred values, current and future City initiatives and projects, and community priorities as voted by the participants with the top three (3) ranked projects being: 1. Frits Burns Park Upgrades / Maintenance and Operations Facility; 2. Road Diet to Reduce / Improve Speeding in the Cove; and 3. Improving Historic Casita at Calle Tampico / Eisenhower Drive. Staff answered questions regarding the recently purchased property on Calle Tampico and Eisenhower Drive including future uses, parking, and historical value. COMMISSIONER ITEMS Commissioner McCune expressed appreciation for the new Acrisure Arena in Palm Desert and recommended the Commission and public visit the venue and attend upcoming events. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Hassett/Caldwell to adjourn the meeting at 5:46 p.m. Motion passed: ayes — 6, noes — 0, abstain — 0, absent — 1 (Tyerman). Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 4 of 4 FEBRUARY 28, 2023 E: STUDY SESSION ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: March 28, 2023 STAFF REPORT AGENDA TITLE: DISCUSS CITYWIDE HISTORIC RESOURCES SURVEY RECOMMENDATION Receive presentation and discuss the citywide Historic Resources Survey. EXECUTIVE SUMMARY • On April 5, 2022, the La Quinta City Council approved an agreement with Urbana Preservation and Planning (Urbana) to update the citywide Historic Resources Inventory (Inventory). • The Cultural Resources Element of the City's General Plan identifies a program to update the Inventory every ten years. • Preparation of the Inventory update included assistance from the Planning division staff and consultation with the La Quinta Historical Society. • Urbana has completed the Inventory update and is prepared to discuss its findings. BACKGROUND/ANALYSIS The main purpose of La Quinta's Historic Preservation Ordinance is to protect, enhance and perpetuate historic resources, landmarks and districts that represent or reflect elements of La Quinta's diverse cultural, social, economic, political, and architectural history. The City maintains an Inventory of properties that was adopted in 1997 and was updated in 2006. The Inventory serves to acknowledge, protect, and promote buildings, structures or objects that have contributed to the area's history, and to identify resources that may be eligible for national and local historic landmark designation. While the City maintains an Inventory, to - date there are no national or locally designated historic landmark properties or districts in La Quinta. For properties, districts, or improvements to be designated for local historic landmark status, the Planning Commission shall review applications based on special criteria and make their recommendations to the City Council. The Inventory update was initiated in April 2022 with a contract awarded to Urbana, a team of highly qualified historic preservation experts. The scope of work includes conducting an update of the citywide resources previously surveyed in 1997 and in 2006, and a survey of 4 properties that are now 45 years of age or older since the 2006 inventory was completed. Urbana also assessed the City's current procedures on historical properties and provided recommendations on any changes to municipal code text and/or clarifications on the review procedures. Zoning text amendments to the municipal code would come before the Planning Commission in a future Study Session. This Study Session provides an opportunity for Urbana to provide information on the Inventory update. The purpose of the Inventory is to: - Update and maintain the citywide historic resources inventory, a program identified in the City's General Plan. - Provide the City an inventory of properties that were evaluated under criteria of the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and La Quinta Historic Resources Inventory (LQHRI). - Establish parameters for future identification and evaluation of potential historic resources not yet surveyed. - Have documentation on properties evaluated that provide the City, including staff and the public, knowledge and guidance on what features of a property are historical, if any. - Provide the background work on properties that could assist in future nominations for local, state, or national historical designations. Urbana prepared a report that includes: Methodological approach, Historic Context Statement, Historical Resource Survey Results, and Recommendations for Future Action. The report, with corresponding appendices, can be found for your review here: https://www.laquintaca.gov/business/design-and-development/planning-division/historic- preservation#!/ The previous Inventory identified 489 historic -era properties within the city boundaries. The currently updated Inventory from Urbana documented and surveyed 363 sites at an intensive level on Department of Parks and Recreation 523 series forms. 103 of these were opined to be significant and eligible for designation and listing on the LQHRI, CRHR, and/or NRHP. 260 properties were identified as not significant and ineligible. Prepared by: Carlos Flores, Senior Planner Approved by: Danny Castro, Design and Development Director 10 PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING March 28, 2023 STAFF REPORT AGENDA TITLF : ONSIDER ADOPTION OF RESOLUTIONS RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA 2022-0001) AND APPROVE GENERAL PLAN AMENDMENT 2022-0002, ZONE CHANGE 2022-0002, SPECIFIC PLAN 2022-0001, AND SITE DEVELOPMENT PERMIT 2022-0001 FOR A 284 UNIT APARTMENT PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA 2022-0001) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 RECOMMENDATION • Consider adopting a resolution to recommend City Council adopt a Mitigated Negative Declaration (MND) for Environmental Assessment 2022-0001. • Consider adopting a resolution to recommend City Council approve General Plan Amendment 2022-0002, Zone Change 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment 2) and Site Development Permit 2022-0001. EXECUTIVE SUMMARY • The project site (Site) is located on a vacant parcel on the northeast corner of Washington Street and Avenue 50, the site of the previously approved "La Paloma" project (Attachment 1). • The Applicant is proposing a 284-unit apartment project (Project), which would require a General Plan Amendment to revise the City's Housing Element, a Zone Change to increase the density, a Specific Plan Amendment to amend the La Paloma Specific Plan, and a Site Development Permit for project site design. • In order to make a recommendation for approval of the project, the Planning Commission must: 1) Make findings in support of adopting the MND. 2) Make findings and apply conditions of approval in support of the General Plan Amendment (GPA) and Zone Change (ZC); 3) Make findings and apply conditions of approval determining that the development standards and guidelines of the Specific Plan are consistent with the General Plan (as amended); and 4) Consider the architecture, landscaping and site design of the Site Development Permit (SDP) for the project, and make findings and apply conditions of approval. 11 Findings for each application are provided in Attachment 2, and Conditions of Approval are included as exhibits in the Resolutions. BACKGROUND/ANALYSIS The Site is a 14.03 acre vacant parcel, bordered by a residential community to the north, Washington Street to the west, vacant land to the east, and Avenue 50 to the south (Attachment 3). The Site was approved under La Paloma Specific Plan 2004-071 (Specific Plan) on December 7, 2004 for "La Paloma" project, a multi -unit senior community with independent living, assisted living and memory care units. The Specific Plan included this Site as well as a parcel on the southeast corner of Washington Street and Avenue 50. The Specific Plan was amended on July 19, 2011 to remove the parcel on the southeast corner of Washington Street and Avenue 50 and include only this Site, remaining as a multi -unit senior community. The Applicant is proposing the "Troutdale Village" Project: a 284-unit, multifamily apartment project on the Site, which would include 214 market -rate units and 70 moderate -income affordable units, not exclusive to the senior community. The Project would include site improvements including landscaping, utility infrastructure, covered parking, clubhouse, pool, spa, barbeque areas, putting course, pickleball court, and dog park for the residents. Each of the project's applications is described individually below, in the procedural order in which they must be considered. General Plan Amendment (GPA) The Site is identified on the City's inventory of sites in its Housing Element to accommodate 280 residential units in the very low and low income categories. Pursuant to Government Code Section 65863 (commonly referred to as the state "No Net Loss Law"), a jurisdiction must maintain adequate sites to accommodate its remaining unmet regional housing need allocation (RHNA) by each income category. If a jurisdiction approves a development of a parcel identified in its Housing Element sites inventory with fewer units, per income category, than shown in the Housing Element, it must either make findings that the Housing Element's remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by income level or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category. The City is responsible for compliance with the No Net Loss Law, unless a project applicant requests in his or her initial application, as submitted, a density that would result in the remaining sites in the housing element not being adequate to accommodate the jurisdiction's share of the regional housing. While the Project includes 70 moderate income units and 214 market -rate units, the Project does not include affordable units in the very low and low income categories. Therefore, the Applicant must identify additional site(s) that could accommodate 280 very low and low income units. This requires a GPA to add another site on the inventory of sites in the Housing Element. The Applicant has identified an additional site, a 12.74 acre property identified as Site 6 on the draft Housing Element amendment (Exhibit A, GPA Resolution). Site 6 is located at the 12 northeast corner of Washington Street and Fred Waring Drive and is a Community Commercial zone that also has the Affordable Housing Overlay zone, which allows for mixed use development - both multifamily residential and commercial development (Attachment 4). The Affordable Housing Overlay allows for a density of up to 30 units per acre and mixed use projects allow for density of up to 24 units per acre. At 280 units, this site would have a density of 22 units to the acre, which is consistent with other affordable housing developments in the region. The site is within a "High Resource" area, in that it is immediately adjacent to a middle school, is in close proximity to Highway 111, and close to job areas which provides for economic opportunities. If the GPA is approved, including the project as proposed, the City would then re -submit its Housing Element to the California Department of Housing and Community Development (HCD) for re -certification. This Project is conditioned to not move forward with construction until and unless HCD has approved the amendment to the Housing Element. Zone Change The Project proposes a Zone Change from Medium High Density Residential (MHDR) to High Density Residential (HDR) in order to accommodate a higher density (Exhibit C, Zone Change Resolution). The MHDR zone allows a base density up to 12 units to the acre. The HDR zone allows up to 16 units to the acre. The proposed zone change would be consistent with the General Plan because the current General Plan land use designation of Medium High Density Residential allows for a density range of 4-16 units to the acre. At the current MHDR zone, the Site allows a density of up to 168 units. If changed to a HDR zone, the Site would allow a density of up to 225 units. The Project is proposing 70 units to be designated moderate income, as defined by the City's Density Bonus Section of the La Quinta Municipal Code (LQMC), found here: https://Iibrary.municode.com/ca/la quinta/codes/municipal code?nodeld=TIT9ZO CH9.60 SURERE 9.60.260DEBOAFHO. With 70 moderate income designated units, the project is allowed a 26% density bonus, which would allow for a total of 284 units on the Site. Per the LQMC, a condition would be placed for the Project to enter into an agreement with the City to ensure that 70 units are reserved to moderate income occupants. The agreement ensures continued affordability for a period of 55 years or longer; such agreement shall run with the land, shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder. Specific Plan The Project requires amendment of the La Paloma Specific Plan to reflect the currently proposed Project (Resolution Exhibit E). The current Specific Plan has detailed development principles, guidelines, and programs to facilitate the development of a multi- unit senior housing community. The amended Specific Plan (SP 2022-0001) would supersede the La Paloma Specific Plan and detail the development principles, standards, guidelines and use standards for the new "Troutdale Village" Project. 13 The amended Specific Plan establishes some additional standards that differ from the LQMC zoning standards, including: - 40 feet maximum structure height within first 150 feet of image corridor (Washington Street and Avenue 50); current zoning limits the maximum structure height at 22 feet within the first 150 feet of image corridor. - Carports allowed within front yard setback, LQMC does not allow any structures, including carports, within front yard setback. - Minimum livable area of 670 square feet (sf); current zoning requires a minimum livable area of 750 sf. Perimeter landscape setbacks of 10 feet minimum or average of 20 feet and allowance of fencing and retention basins within perimeter landscape setbacks; LQMC requires a minimum 10 foot perimeter setback and average of 20 feet, and does not allow fencing or retention basins within setback. These additional standards are allowed with approval of the Specific Plan. Projects with affordable housing incorporated are allowed several concessions from the LQMC but the Project is proposing for these additional standards to occur within the Specific Plan. All other development standards as they relate to setbacks, heights, lighting standards, open space requirements, and requirements for multifamily projects have been met, including a minimum 75' setback from their eastern property line to meet a setback requirement from the Coachella Valley Water District's stormwater channel. Site Development Permit (SDP) The SDP is for the site, architectural, and landscaping design of the project (Attachment 5). Eleven (11) buildings are proposed throughout the project site, with four (4) being two-story and seven (7) being three-story. All four of the two-story buildings are positioned on the north side, adjacent to the existing residential development, and are set back at distances of 89 feet, 90 feet, 91 feet, and 72 feet from the northern property line, which exceeds the zoning code requirements for separation of two-story projects from one-story residential. The two-story buildings are proposed at a height of 28'-6" and the three-story buildings are 38'-6", which both meet the height standards of the underlying zone. A unit breakdown of the 284 total units is as follows: Total of 186 units are one (1) bedroom units 0 70 are 673 sf, 116 are 755 sf 0 46 are moderate income affordable, 140 are market -rate Total of 98 units are two (2) bedroom units: o All 98 are 960 sf o 24 are moderate income affordable, 74 are market -rate The Project includes a total of 520 parking spaces, of which 396 are covered by carport or garage. The carports and garages are at a maximum height of 11' and incorporate architecture to match the rest of the development. 14 Per LQMC Density Bonus Section, the total parking required for this Project would be 426 parking spaces, after applying a by -right parking incentive for an affordable housing project (1.5 spaces per unit). The parking standard per the LQMC without application of the parking incentive would require 710 parking spaces for the 284 units. The Project more than meets the minimum parking requirements after applying the by -right parking incentive. The architectural style proposed is a modern design, with each building having similar architectural modern features, incorporating varying wall planes, roof lines, balconies, and varying depth to reduce monotony throughout the Project. The Project uses earth tones, including whites and browns, and also incorporates blue and grays into its color palette. The Project's recreational amenities include community pool, clubhouse, cabanas, five (5) barbeque areas, spa, fire pits, a putting course, pickleball court, a dog park, and open space throughout. Landscaping Landscaping is proposed throughout the project site, including along Washington Street and Avenue 50, and described within the Specific Plan (Attachment 6). The proposed preliminary landscaping plant palette incorporates typical desert compatible species such as Mulga and Tipu trees, date palms, agaves, and yellow bells. Traffic Circulation/Traffic Impact The project takes access from both Washington Street and Avenue 50, with right in/right out access off both streets. The Applicant prepared a Traffic Impact Analysis with input and review from City of La Quinta staff, including the City's Traffic Engineer. The analysis can be found here: https://www.laquintaca.gov/home/showpublisheddocument/48085/63813364907930 0000 The project is estimated to generate 1,684 total daily trips, including 109 AM peak trips and 134 PM peak hour trips. The Analysis concluded that all analyzed intersections are operating at an acceptable Level of Service (LOS) under project completion conditions. The analyzed intersections were at Washington Street and Avenue 50, Washington Street and Eisenhower Drive, and Washington Street and Avenue 48. Per the La Quinta Vehicles Miles Traveled policy, the Project can be presumed to not have a significant transportation related CEQA impact by qualifying for small and local serving projects screening criteria because it is an affordable housing project as well as being under the SCAQMD screening threshold of 3,000 metric tons of CO2e per year. AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. 15 3ublic Hearing Notice This project was advertised in The Desert Sun newspaper on March 17, 2023 and distributed to properties within 1,000 feet of the Site. Staff has received written comments from the public stating their opposition, with concerns regarding traffic, noise, and views (Attachment 7) Tribal Consultation In accordance with SB18 and AB52, Tribal Consultation was conducted with the Agua Caliente Band of Cahuilla Indians (ACBCI), who were the only tribe to request consultation. Mitigation was incorporated into the MND as requested by the ACBCI. ENVIRONMENTAL REVIEW The Design and Development Department (Department) prepared a Mitigated Negative Declaration (MND) consistent with the California Environmental Quality Act (CEQA) (Exhibit A to EA2022-0001 Resolution) and circulated it for public review from March 3, 2023 through March 23, 2023 as prescribed by the CEQA Guidelines. The Department determined that the project would have less than significant effects on the environment, with mitigation measures incorporated. The City received eleven (11) public comments during the public review period regarding the traffic, biological, energy, and cultural sections. The MND incorporated mitigation measures to reduce impacts to a less than significant level; therefore, no changes are needed to the analysis. Prepared by: Carlos Flores, Senior Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Findings for Approval 3. Project Information 4. Draft Housing Element Inventory Sites Amendment 5. Entitlement Plans 6. Landscape Plans 7. Public Comments `[ PLANNING COMMISSION RESOLUTION 2023 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION FOR A 284 UNIT APARTMENT PROJECT LOCATED AT NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0001 APPLICANT: IRWIN PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California did, on March 28, 2023, hold a duly noticed Public Hearing to consider a request by Irwin partners, for a 284 unit apartment project at the northeast corner of Washington Street and Avenue 50, more commonly described as: 646-070-016 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 17, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 1,000 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 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 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 be less than significant levels. 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. Potential impacts can be mitigated to be less than significant. 17 PLANNING COMMISSION RESOLUTION 2023-XXX ENVIRONMENTAL ASSESSMENT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 2 of 2 3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts 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 does recommend adoption of Environmental Assessment 2022-0001 with mitigation measures incorporated [Exhibit A] . PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on March 28, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California LORETTA CURRIE, Chairperson City of La Quinta, California 18 PLANNING COMMISSION RESOLUTION 2023-XXX PROJECT: TROUTDALE VILLAGE Administrative Draft Troutdale Village Specific Plan Amendment No. 3 Initial Study/Mitigated Negative Declaration Lead Agency: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Prepared by: The Altum Group Rich Malacoff, AICP 44-600 Village Court, Suite 100 Palm Desert, CA 92260 MG March 2023 19 Table of Contents Chapter1 Introduction....................................................................................................................... 1 1.1 Overview...............................................................................................................................................1 1.2 Authority...............................................................................................................................................1 1.3 Scope of Environmental Review...........................................................................................................1 1.4 Impact Assessment Terminology..........................................................................................................2 1.5 Organization of the Initial Study...........................................................................................................2 1.6 Documents Incorporated by Reference................................................................................................2 Chapter 2 Project Description............................................................................................................. 4 2.1 Project Location and Setting.................................................................................................................4 2.2 Project Description...............................................................................................................................5 2.3 Project -Related Approvals....................................................................................................................5 2.4 Summary of Mitigation Measures........................................................................................................6 Chapter 3 Environmental Evaluation................................................................................................. 15 3.1 Aesthetics............................................................................................................................................16 3.2 Agriculture and Forestry Resources....................................................................................................18 3.3 Air Quality...........................................................................................................................................19 3.4 Biological Resources...........................................................................................................................27 3.5 Cultural Resources..............................................................................................................................31 3.6 Energy.................................................................................................................................................34 3.7 Geology and Soils................................................................................................................................35 3.8 Greenhouse Gas Emissions.................................................................................................................40 3.9 Hazards and Hazardous Materials......................................................................................................42 3.10 Hydrology and Water Quality.............................................................................................................45 3.11 Land Use and Planning.......................................................................................................................48 3.12 Mineral Resources..............................................................................................................................50 3.13 Noise...................................................................................................................................................51 3.14 Population and Housing.....................................................................................................................54 3.15 Public Services....................................................................................................................................55 3.16 Recreation..........................................................................................................................................58 3.17 Transportation....................................................................................................................................59 Troutdale Village SPA No. 3 IS/MND ii March J823 3.18 Tribal Cultural Resources....................................................................................................................63 3.19 Utilities and Service Systems..............................................................................................................66 3.20 Wildfire...............................................................................................................................................68 3.21 Mandatory Findings of Significance...................................................................................................69 Chapter4 Report Preparers........................................................................................................................ 74 List of Tables Table 1 Surrounding Land Uses......................................................................................................................4 Table 2 Construction -Related Regional Criteria Pollutant Emissions..........................................................22 Table 3 Operational Regional Criteria Pollutant Emissions.........................................................................23 Table 4 Maximum Number of Acres Disturbed Per Day..............................................................................24 Table 5 Local Construction Emissions at the Nearest Receptors.................................................................25 Table 6 Local Operational Emissions at the Nearest Receptors..................................................................26 Table 7 Project Related Greenhouse Gas Annual Emissions.......................................................................41 Table 8 Off -Site Traffic Noise Levels............................................................................................................53 Table 9 Existing Conditions (2021) Intersection Analysis............................................................................61 Table 10 Project Completion (2023) Intersection Analysis............................................................................61 Table 11 Cumulative Intersection Analysis....................................................................................................62 List of Exhibits Exhibit1 Regional Map....................................................................................................................................9 Exhibit2 Vicinity Map....................................................................................................................................10 Exhibit3 Site Plan..........................................................................................................................................11 Exhibit4 Renderings......................................................................................................................................12 Exhibit 5 Avenue 50 Noise Contour Map.......................................................................................................13 Exhibit 6 Washington Street Noise Contour Map..........................................................................................14 Appendix Appendix A Troutdale Village Air Quality, Greenhouse, and Energy Impact Study, MD Acoustics, December 30, 2021. Appendix B Biological Resources Report for the Troutdale Village Project Located in the City of La Quinta, Riverside County, California, ELMT Consulting, December 15, 2021. Appendix C Cultural Resource Investigation in Support of the Troutdale Village Project, PaleoWest, April 25, 2022. Appendix D Troutdale Village Apartments Project Noise Impact Study, MD Acoustics, January 12,2022. Appendix E Troutdale Village Transportation Analysis, Integrated Engineering Group, December 2021. Appendix F Preliminary Hydrology Study for Troutdale Village, Egan Civil, January 22, 2023. Appendix G Troutdale Village Preliminary Water Quality Management Plan, Egan Civil, January 2023. Troutdale Village SPA No. 3 IS/MND iii March J923 Acronyms AB Assembly Bill AMSL Above Mean Sea Level APN Assessor's Parcel Number AQMP Air Quality Management Plan BMPs Best Management Practices CA EPA California Environmental Protection Agency CalEEMod California Emissions Estimator Model CALGreen California Green Building Standards Caltrans California Department of Transportation CAP Climate Action Plan CARB California Air Resources Board CBC California Building Code CCR California Code of Regulations CDC California Department of Conservation CDFW California Department of Fish and Wildlife CEQA California Environmental Quality Act CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CFC Chlorofluorocarbons CH4 Methane CNEL Community Noise Equivalent Level CNPS California Native Plant Society CO Carbon Monoxide COz Carbon Dioxide CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan CVWD Coachella Valley Water District dB Decibel dBA A -weighted decibels DSUSD Desert Sands Unified School District DTSC California Department of Toxic Substances Control DU/AC Dwelling Unit per Acre e.g. Exempli Gratia or "for example" EIR Eastern Information Center EPA Environmental Protection Agency FTA Federal Transit Administration GHG Greenhouse Gas IID Imperial Irrigation District In/sec Inches Per Second IS Initial Study Troutdale Village SPA No. 3 IS/MND iv March J923 ITE Institute of Engineers Lbs/day Pounds Per Day Leq Equivalent Continuous Sound Pressure Level LST Localized Significance Threshold MGD Million Gallons Per Day MILD Most Likely Descendant MMTCOze Million Metric Tons of CO2 Emitted MRZ-3 Mineral Resources Zone 3 MWD Metropolitan Water District of Southern California N20 Nitrous Oxides NAHC Native American Heritage Commission NO Nitric Oxide NO2 Nitrogen Dioxide NOx Nitrogen Oxide NPDES National Pollution Discharge Elimination System PDPD Palm Desert Police Department PM Particulate Matter PM10 Particulate Matter Equal to or less than 10 Microns in Diameter PM2.5 Particulate Matter Equal to or less than 2.5 Microns in Diameter PPM Parts Per Million PPV Peak Particle Velocities PRC California Public Resources Code PSI Pounds Per Square Inch PSUSD Palm Springs Unified School District RCALUC Riverside County Airport Land Use Commission RCFD Riverside County Fire Department RCRA Resource Conservation and Recovery Act RCS/SCS Regional Transportation/Sustainable Communities Strategy RMS Root Mean Square RTP Regional Transportation Plan RWQCB Regional Water Quality Control Board SB Senate Bill SCAB South Coast Air Basin SCAG Southern California Associations of Government SCAQMD South Coast Air Quality Management District SCE Southern California Edison SCS Sustainable Communities Strategy SIP State Implementation Plan S02 Sulfur Dioxide Troutdale Village SPA No. 3 IS/MND v March J923 SoCal Gas Southern California Gas SOI Sphere of Influence SRA Source Receptor Area SRA State Responsibility Area SSAB Salton Sea Air Basin STC Sound Transmission Class SWPPP Stormwater Pollution Prevention Plan USACE United States Army Corps of Engineers UWMP Urban Water Management Plan VdB Vibration decibels VMT Vehicle Miles Traveled WMP Water Management Plan WQMP Water Quality Management Plan WRP 10 Wastewater Treatment Plant 10 Troutdale Village SPA No. 3 IS/MND vi March JR23 This page intentionally left blank. Troutdale Village SPA No. 3 IS/MND vii March J923 1 INTRODUCTION Chapter 1 Introduction 1.1 Overview Troutdale Village, LLC. (hereafter, "Applicant") is proposing to develop the Troutdale Village Specific Plan Amendment No. 3 Project (hereafter, "Project"), which consists of 284 dwelling units in the City of La Quinta (hereafter, "City"), in Riverside County, California. The Project site is located at the northeast corner of the intersection of Washington Street and Avenue 50 and is comprised of one parcel totaling approximately 14.03 acres. Currently, the Project site is vacant and is bordered by a residential community to the north, Washington Street to the west, vacant land to the east, and Avenue 50 to the south. The proposed Project will require the following entitlements from the City: 1) Specific Plan Amendment to replace the previous La Paloma Specific Plan (now called Troutdale Specific Plan) for the Project site and substitute forthe City of La Quinta Municipal Code; 2) Change of Zone to change the existing zoning designation of the Project site from Medium High Density Residential to High Density Residential; and 3) Site Development Permit to allow for the development of 284 dwelling units and associated site improvements. 1.2 Authority The City of La Quinta is the lead agency for the proposed Project. The City Council is the governing body for the approval of the Project and adoption of the Mitigated Negative Declaration. Because the Project involves a change to the existing site, the City Council's consideration of the Project and its potential environmental effects is a discretionary action that is subject to the California Environmental Quality Act (CEQA). This Subsequent Initial Study (IS) and its appendices have been prepared in accordance with CEQA (Statute), the State's Guidelines for Implementation of CEQA (Guidelines) (as amended, 2018), and the City's CEQA Guidelines for preparation of an IS. This IS, when combined with the Notice of Intent to Adopt a Mitigated Negative Declaration, serves as the environmental document for the proposed Project pursuant to the provisions of CEQA (Public Resources Code 21000 et seq.) and the CEQA Guidelines (California Code of Regulations Section 15000, et seq.). 1.3 Scope of Environmental Review The IS evaluates the proposed Project's potential environmental impacts on the following topics: • Aesthetics • Agricultural and Forestry Resources • Air Quality • Biological Resources • Cultural Resources • Energy • Geology and Soils • Greenhouse Gas Emissions • Hazards and Hazardous Materials • Hydrology and Water Quality • Land Use and Planning • Mineral Resources • Noise • Population and Housing • Public Services • Recreation • Transportation • Tribal Cultural Resources • Utilities and Service Systems • Wildfire • Mandatory Findings of Significance Troutdale Village SPA No. 3 IS/MND 1 April 2022 26 1 INTRODUCTION 1.4 Impact Assessment Terminology The Environmental Checklist identifies potential impacts using four levels of significance as follows: • No Impact. A finding of no impact is made when it is clear from the analysis that the proposed project would not affect the environment. • Less than significant. A finding of less than significant is made when it is clear from the analysis that a proposed project would cause no substantial adverse change in the environment and no mitigation is required. • Less than significant with mitigation incorporated. A finding of less than significant with mitigation incorporated is made when it is clear from the analysis that a proposed project would cause no substantial adverse change in the environment when mitigation measures are successfully implemented by the project proponent. • Potentially Significant. A finding of potentially significant is made when the analysis concludes that the proposed project could have a substantially adverse impact on the environment related to one or more of the topics listed in the previous section, Scope of the Initial Study. 1.5 Organization of the Initial Study The content and format of this IS meet the requirements of CEQA. This IS contains the following sections: • Chapter 1 Introduction. This chapter provides a brief summary of the proposed Project, identifies the lead agency, summarizes the purpose and scope of the IS, and identifies documents incorporated by reference. • Chapter 2 Proiect Description. This chapter provides a project overview including a description of the regional location and Project vicinity, including Exhibits; and provides a description of the Project elements, e.g., dimensions of the Project, and identifies other agencies that may have permitting authority over the Project. • Chapter 3 Environmental Checklist. This chapter provides a copy of the City's Environmental Checklist and responses to each question posed in the checklist. This chapter also provides a brief description of the sources used to evaluate the proposed Project, a brief description of the existing conditions for each topic, and an analysis of potential environmental impacts. Mitigation measures are also identified where necessary. • Chapter 4 List of Preparers. This chapter identifies City staff and consultants who were responsible for the preparation of this IS and implementation of the Project. 1.6 Documents Incorporated by Reference As allowed by CEQA Guidelines Section 15150, a Mitigated Negative Declaration may incorporate by reference all or portions of another document that is generally available to the public. The document used must be available for public review for interested parties to access during public review of the Subsequent Initial Study and Notice of Intent to Adopt a Mitigated Negative Declaration for this Project. The following documents are incorporated by reference. • City of La Quinta 2035 General Plan, Adopted February 19, 2013 (Amended November 19, 2013) • Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan Troutdale Village SPA No. 3 IS/MND 2 April 2022 27 1 INTRODUCTION These documents are also available for review at the La Quinta City Hall at 78-495 Calle Tampico, La Quinta, CA 92253. The Project specific reports are attached to the Initial Study as appendices. The General Plan and General Plan Final Environmental Impact Report are located on the City's website at: https://www.laquintaca.gov/business/design-and-development/planning-division/2035-la-guinta-general- plan and https://www.laquintaca.gov/business/lg2035-general-plan/documents, respectively. Troutdale Village SPA No. 3 IS/MND 3 April 2022 28 2 PROJECT DESCRIPTION Chapter 2 Project Description 2.1 Project Location and Setting As detailed in Exhibit 1 Regional Map, and Exhibit 2, Vicinity Map, the Project site is located at the northeast corner of the intersection of Washington Street and Avenue 50 in the City of La Quinta (City), in Riverside County, California. The Project site encompasses Assessor's Parcel Number (APN) 646-070-016. Existine General Plan Designation The Project site is designated as "Medium/High Density Residential" under the City's General Plan 2035 Land Use Map. The Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including small -lot divisions, duplex, condominium, and apartments. The maximum density of this land use designation is 16 dwelling units per acre. Existing/Proposed Zoning Designation The Project site is zoned "Medium High Density Residential (RMH)" and within an Affordable Housing Overlay per the City's Official Zoning Map and Municipal Code. Per the City's Municipal Code Section 9.30.060, the purpose of the RMH zoning designation is to provide for the development and preservation of medium -high density neighborhoods (eight to twelve dwelling units per acre), except as provided in Section 9.40.020. The Applicant is proposing a Change of Zone to change the Project site's zoning designation from RMH to "High Density Residential (RH)," which allows up to 16 units per acre. The Affordable Housing Overlay designation would remain. Existing Specific Plan Designation The entire Project site is located within the La Paloma Specific Plan (SP 04-071) which would be called Troutdale Village Specific Plan (Specific Plan 2022-0001, SP 04-071 Amendment). Surrounding Land Uses The Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is La Quinta Middle School, YMCA, and the Boys and Girls Club; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. See Table 1, Surrounding Land Uses. Table 1 Surrounding Land Uses Direction General Plan Designation Zoning Existing Land Use North MHDR - Medium/High Density RM - Medium Density Residential community Residential Residential MHDR - Medium/High Density RM - Medium Density Avenue 50/Vacant, undeveloped South Residential Residential land Dry channel and La Quinta Middle East OS-N - Open Space Natural FP- Floodplain School, YMCA, and the Boys and Girls Club; West LDR - Low Density Residential RL -Low DensityResidential Washington Street/Residential Troutdale Village SPA No. 3 IS/MND 4 April 2022 29 2 PROJECT DESCRIPTION Existing Utility Infrastructure Existing utility infrastructure at the Project site consists of an 18-inch Coachella Valley Water District (CVWD) waterline beneath Washington Street and Avenue 50. Additionally, sewer mains are located on the west side of the site in Washington Street and on the south side of the site in Avenue 50. There are existing power poles located on Washington Street, Avenue 50, and the north property line, which may be undergrounded if practical and allowed by Imperial Irrigation District (IID). 2.2 Project Description As shown in both Exhibit 3, Site Plan, the proposed Project involves the development of 11 two- and three- story apartment buildings totaling 284 dwelling units on a 14.03-acre property. The proposed apartment buildings would have a maximum height of 40 feet. Of the 284 dwelling units, 214 will be market -rate units and 70 will be moderate -income affordable units. The Applicant also proposes associated site improvements including landscaping, utility infrastructure, parking spaces, an internal roadway, a clubhouse, pool and spa, barbeque areas, putting course, pickleball court, and dog park for the residents. The Project would contain two retention basins along the western side of the Project site. The Project would provide for a total of 520 parking spaces, including 456 standard spaces, 12 accessible spaces, and 52 future electric vehicle (EV) capable spaces. The Project also would provide two bicycle parking racks, for a total of four spaces. Primary Project access would be provided along the Project site's frontage on Washington Street. The proposed secondary access would be provided along the Project site's frontage on Avenue 50. The internal circulation is a driveway around the perimeter of the site, which would not consist of dead -ends. This design also provides easy access for the fire department and trash collector to all proposed buildings on the site. Street improvements to the Project site's frontages with Washington Street and Avenue 50 would consist of expanded pavement, curb, gutter, median, and sidewalk/bike improvements. 2.3 Project -Related Approvals The discretionary approvals required by the City include: • Specific Plan Amendment No. 2022-001 • Change of Zone No. 2022-0002 • Site Development Permit No. 2022-0001 • Adoption of Troutdale Village Specific Plan IS/MND (EA2022-0001) • General Plan Amendment No. 2022-0002 Administrative approvals are required by the City related to the design and construction of stormwater drainage infrastructure, Coachella Valley Water District (CVWD) for construction of water and sewer infrastructure and connection to the water and sewer distribution and conveyance systems, and Colorado River Basin Regional Water Quality Control Board for issuance of a National Pollutant Discharge Elimination System (NPDES) permit and approval of the Project's Water Quality Management Plan (WQMP). Troutdale Village SPA No. 3 IS/MND 5 April 2022 30 2 PROJECT DESCRIPTION 2.4 Summary of Mitigation Measures 1310-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre -construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting pre - construction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot buffer for passerines (songbirds) and a 500-foot buffer for raptors in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical. If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist. 1310-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance. CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources. CUL-2 In the event that human remains are uncovered during ground disturbing activities on the Project site, no further disturbance shall occur, and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed: 1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and 2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98. GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be encountered in the Project area, the role of the paleontological monitor, outlines steps to follow in the event that a fossil discovery is made and provides contact information for the Project Paleontologist. Troutdale Village SPA No. 3 IS/MND 6 April 2022 31 2 PROJECT DESCRIPTION The training will be developed by the Project Paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc. GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments, and the location of areas deemed to have a high paleontological resource potential. Part- time monitoring, or spot checking, may be required during shallow ground -disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls. GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the Project Paleontologist shall complete the following: Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the Project Paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the Project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case the paleontologist should have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project -related excavations. Upon completion of fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client. GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project Paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated. TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for Troutdale Village SPA No. 3 IS/MND 7 April 2022 32 2 PROJECT DESCRIPTION submission to the State Historic Preservation Officer and the Agua Cal iente Tribal Historic Preservation Office. Troutdale Village SPA No. 3 IS/MND 8 April 2022 33 2 PROJECT DESCRIPTION Exhibit 1 Reeional MaD I. Troutdale Village SPA No. 3 IS/MND 9 April 2022 34 rir i �,' eye RN 20. ' ^ r 4 � • �rN1=i1 4� *�IJ■L p� 1•■-r � f.ti � 't � 1 �' �.. I�wpm%,.M1 r� rytY�i/[M••r[iyrFM R-'rJ J� 4 ,t 7 y� tc � °'�¢ 1. ■ £ kJa+� _� •tea � r •l ' p'� � � ,' -�*. ■rrYJ4l.iLwi j• q J.A. .� J i� 4gyy1■ ��#'. . - - ram'^ ` . � + � - r } 1, - Mid k '� i �{ J# ■ � 4 .� - 4 3, AO n 4Y'ti8{'d M •[„� ti i1 ,,. r3 2 ' rry�(` �� iy ��++aF •IiWIL 4� i l� ■�AMW- 0 4 TLI.Tx'. 16 —;1- �__' ri gig41 J 7 �'y.. ''frrrS1Sc1 ;, a.I-b;p # _ m,. _ rt •ems _ OV75 F * do 3 ENVIRONMENTAL EVALUATION Exhibit 3 Site Plan I Troutdale Village SPA No. 3 IS/MND 11 April 2022 36 3 ENVIRONMENTAL EVALUATION Exhibit 4 Renderings Above: View of entry access on Avenue 50. 00-= JP Above: View on Avenue 50 looking towards Washington Street intersection with mountain range in background. Troutdale Village SPA No. 3 IS/MND 12 April 2022 37 3 ENVIRONMENTAL EVALUATION Exhibit 5 Avenue 50 Noise Contour Map F— GO 0 ZD 02 G O J C {3 9 M1 G 7 y kA Lr1 4fl Q 6 Ln Lm W %Q rl jff 'Z _r_ j 111m Jdem Troutdale Village SPA No. 3 IS/MND 13 April 2022 38 3 ENVIRONMENTAL EVALUATION Exhibit 6 Washington Street Noise Contour Map an an C O m OJ 7 wCID a 0$� f� M cc � ro i 4 4V J r- Troutdale Village SPA No. 3 IS/MND 14 April 2022 39 3 ENVIRONMENTAL EVALUATION Chapter 3 Environmental Evaluation 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 ❑ Air Quality Resources ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Greenhouse Gas Emissions ❑ Hazards and Hazardous ❑ Hydrology/Water Quality Materials ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Tribal Cultural Resources ❑ Utilities and Service Systems ❑ Mandatory Findings of Significance DETERMINATION: On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as describe on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date Troutdale Village SPA No. 3 IS/MND 15 April 2022 40 3 ENVIRONMENTAL EVALUATION 3.1 Aesthetics 3.1.1 Sources • City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.laguintaca.gov/home/showpublisheddocument/15858/635338594527270000 • California Department of Transportation, California State Scenic Highway System Map, 2019 • Google Earth, 2022 3.1.2 Environmental Setting Scenic views from the Project site consists of the San Bernardino (north, northeast, and northwest), Santa Rosa (southwest), and San Jacinto (west) Mountain Ranges. The San Bernardino, Santa Rosa, and San Jacinto Mountains Ranges rise over the valley floor at elevations consisting of 8,716 feet (2,657 meters), 8,011 feet (2,442 meters), and 11,489 feet (3,502 meters), respectively. 3.1.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact P Mitigation Impact P Impact Incorporated AESTHETICS —Would the project: a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ® ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic ❑ ❑ ❑ buildings within a state scenic highway? 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? d) Create a new source of substantial light or glare which ❑ ❑ ® ❑ would adversely affect day or nighttime views in the area? Less than Significant Impact The Project site and the vicinity of the Project site do not contain a scenic vista. The nearest scenic vista consists of scenic views of the San Bernardino Mountains located 7.7 miles north of the Project site; Santa Rosa Mountains located approximately 5.0 miles southwest of the Project site; and San Jacinto Mountains located approximately 1.8 miles west of the Project site. Surrounding the Project site, views of the lower elevations of the aforementioned are partially blocked due to existing development and distance from the mountains; however, views of the middle and upper elevations of these mountains are kept visibly intact. As shown in Exhibit 3, Site Plan, the proposed maximum height for residential buildings at 40 feet would comply with the City's Zoning Code. The proposed buildings and site improvements would partially obscure views of the San Bernardino Mountains, Santa Rosa Troutdale Village SPA No. 3 IS/MND 16 April 2022 41 3 ENVIRONMENTAL EVALUATION Mountains, and San Jacinto Mountains — although not substantially more than under existing conditions — and views of these Mountains would continue to be available above the proposed buildings. Therefore, the proposed Project would not have a substantial adverse effect on scenic vistas and impacts would be less than significant. b. No Impact According to the California Scenic Highway Program, the nearest scenic highway is SR-74, which is located approximately 6.2 miles west of the Project site and is classified as an Officially Designated Scenic Highway. Due to the distance between the Project site and SR-74, the Project site is not visible to vehicles driving along SR-74. In addition, there are no historic buildings nor any unique geologic or topographic features such as rock outcrops, bodies of water, ridges or canyons found on or within the Project site. Therefore, due to topography and intervening development, the proposed Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. No impact would occur. C. Less than Significant Impact The Project site is located in an urbanized area. Under existing conditions, the entire Project site is undeveloped vacant land with sparse desert flora. The surrounding land to the north and west are residential homes, vacant planned residential homes to the south, and a dry channel to the east. Implementation of the Project would result in the visual conversion of the site from vacant, undeveloped land to 284 homes. The Project would be compatible with the size, scale, and aesthetic features of other existing homes located to the north, west, and future homes to the south of the Project site. Furthermore, the Project would be required to comply with the applicable development standards and design guidelines in the Troutdale Specific Plan and the City of La Quinta Municipal Code (LQMC), which regulates the visual quality of new development and ensures that new development does not detract from any scenic attributes/qualities in the surrounding area. LQMC Section 9.50.020, Height Limits and Setbacks Near Image Corridors, requires a maximum height of 22 feet within the first 150 feet from Avenue 50 and Washington Street. The Specific Plan will provide modified standards that will allow a maximum height of 40 feet, which will not impact the view of the mountains. The renderings (Exhibit 4) show that the views will not be impacted. Because the Project is in an urbanized area and would not conflict with applicable zoning standards and other regulations governing scenic quality, a less than significant impact would occur from implementation of the Project. d. Less than Significant Impact Under existing conditions, the Project site contains no sources of artificial lighting. The Project would introduce new sources of lighting, including streetlights and security lighting. Subject to City review and approval, all Project lighting would be required to conform to regulations, guidelines, and standards established under LQMC Section 9.150.080, Parking Facility Design Standards, and LQMC Section 9.100.150, Outdoor Lighting, which ensures adequate lighting for public safety while also minimizing light pollution, glare, and public nuisances. Mandatory compliance with the City's Zoning Code would ensure that the Project would not introduce any permanent design features that would adversely affect day or nighttime views in the area. Impacts would be less than significant. 3.1.4 Mitigation No mitigation required. 3.1.5 Level of Significance after Mitigation Not applicable. Troutdale Village SPA No. 3 IS/MND 17 April 2022 42 3 ENVIRONMENTAL EVALUATION 3.2 Agriculture and Forestry Resources 3.2.1 Sources • Riverside Map My County, 2022. https://gisl.countyofriverside.us/Html5Viewer/?viewer=MMC Public. 3.2.2 Environmental Setting The Project site is presently vacant, and the ground surface is covered with scattered desert brush, weeds, and minor debris. The Project site has an existing ground surface elevation range from about 40 to 59 feet above mean sea level (AMSL). The Farmland Mapping and Monitoring Program (FMMP) designates the Project site as Urban and Built -Up Land. 3.2.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated AGRICULTURAL AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the Project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and ❑ ❑ ❑ Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a El ElWilliamson Act Contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources ❑ ❑ ❑ Code section 4526) or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in ❑ ❑ conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? a-e. No Impact According to mapping information available from the California Department of Conservation's (CDC) Farmland Mapping and Monitoring Program (FMMP), the Project site is classified as Urban and Troutdale Village SPA No. 3 IS/MND 18 April 2022 43 3 ENVIRONMENTAL EVALUATION Built -Up Land. Accordingly, the Project site does not contain any lands mapped by the FMMP as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland); therefore, the Project would not convert such Farmland to non-agricultural use. Furthermore, the Project site is not located within a Williamson Act contract. Lastly, the Project site is zoned for Medium/High Density Residential under existing conditions; therefore, the Project would not conflict with zoning for agricultural use or result in the loss of forest land or convert forest land or timberland to non -forest land. Therefore, no impacts would occur. 3.2.4 Mitigation No mitigation is required. 3.2.5 Level of Significance after Mitigation Not applicable. 3.3 Air Quality 3.3.1 Sources • MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A) 3.3.2 Environmental Setting The Project site is 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 SCAQMD is divided into 38 air -monitoring areas with a designated ambient air monitoring station representative of each area. The Project site is located in the City of La Quinta within the County of Riverside in the Coachella Valley (Area 30). The nearest air monitoring station to the Project site is the Palm Springs — Fire Station (Palm Springs Station) approximately 18 miles northwest of the site. However, this location does not provide all ambient weather data. Therefore, additional data was pulled from the SCAQMD historical data for the Coachella Valley Area (Area 30) for both sulfur dioxide and carbon monoxide to provide the existing levels The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (03) and is in attainment/unclassified for PM2.5. Ambient air quality in the SSAB, including the Project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or Vinyl Chloride. Troutdale Village SPA No. 3 IS/MND 19 April 2022 44 3 ENVIRONMENTAL EVALUATION 3.3.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated AIR QUALITY — Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) 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? c) Expose sensitive receptors to substantial pollutant ❑ ❑ ® ❑ concentrations? d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of ❑ ❑ ❑ people? a. Less than Significant Impact The SCAQMD has established the AQMP to achieve State and Federal air quality standards. On June 30, 2016, the SCAQMD released its Draft 2016 AQMP. The Plan was approved by the California Environmental Protection Agency (CA EPA) on June 15, 2017. Therefore, the applicable air quality plan for the Project is the SCAQMD 2016 AQMP. The SCAQMD CEQA Handbook states that "New or amended General Plan Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not required. A project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The pollutant reducing mechanisms in the AQMP are based, in part, on urban growth projections estimated by the Southern California Associations of Government (SCAG). The SCAQMD CEQA Handbook identifies two key indicators of consistency: 1. Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. 2. Whether the project will exceed the assumptions in the AQMP in 2016 or increments based on the year of project buildout and phase. Below, Criterion 1 and Criterion 2 are discussed. Criterion 1 - Increase in the Frequency or Severity of Violations? Based on the air quality modeling analysis contained in Appendix A, short-term regional construction air emissions would not result in significant impacts based on SCAQMD regional and local thresholds of significance. In addition, long-term operational impacts would not result in significant impacts based on the SCAQMD local and regional thresholds of significance shown in Tables 10 and 11 of Appendix A. Based on the information provided above, the proposed Project would be consistent with the first criterion. Troutdale Village SPA No. 3 IS/MND 20 April 2022 45 3 ENVIRONMENTAL EVALUATION Criterion 2 - Exceed Assumptions in the AQMP? Consistency with the AQMP assumptions is determined by performing an analysis of the proposed Project with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the proposed Project are based on the same forecasts as the AQMP. The AQMP is developed through use of the planning forecasts provided in the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and Federal Transportation Improvement Program (FTIP). The RTP/SCS is a major planning document for the regional transportation and land use network within Southern California. The RTP/SCS is a long-range plan that is required by federal and state requirements placed on SCAG and is updated every four years. The FTIP provides long-range planning for future transportation improvement projects that are constructed with state and/or federal funds within Southern California. Local governments are required to use these plans as the basis of their plans for the purpose of consistency with applicable regional plans under CEQA. For this Project, the City of La Quinta General Plan's Land Use Plan defines the long-range land use assumptions that are represented in AQMP. The Project has a current land use classification of Medium High Density Residential according to the City of La Quinta Official Zoning Map. The proposed Project is to develop the site with a 284-unit apartment complex on 14.03 acres for a density of approximately 20.2 dwelling units per acre. As the Medium High Density Residential Land Use allows for eight to twelve dwelling units per acre, the Project proposes a zone change to High Density Residential allowing for up to 16 dwelling units per acre. The additional units past the 16 dwelling units per acre are part of the Project's density bonus for providing affordable units. The Project would be seeking an amendment to the City's General Plan to account for the difference. With approval of the General Plan Amendment, the proposed Project would not result in an inconsistency with the land use designation in the City's General Plan. Therefore, the proposed Project is not anticipated to exceed the AQMP assumptions for the Project site and is found to be consistent with the AQMP for the second criterion. Based on the above, the proposed Project would not result in an inconsistency with the SCAQMD AQMP. Therefore, a less -than -significant impact would occur in relation to implementation of the AQMP. b. Less than Significant Impact The proposed Project would not 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. Construction Emissions The Project was analyzed to be operational in 2023; therefore, construction is estimated to start no sooner than the first quarter of 2022 and be completed by 2023. The phases of the construction activities which have been analyzed below are: 1) site preparation, 2) grading, 3) building, 4) paving, and 5) architectural coating. For details on construction modeling and construction equipment for each phase, refer to Appendix A. Construction -Related Regional Impacts The latest version of the CalEEMod model was used to estimate the on -site and off -site construction emissions. The worst -case summer or winter daily construction -related criteria pollutant emissions from the proposed Project for each phase of construction activities are shown below in Table 2. Since it is possible that building construction, paving, and architectural coating activities may occur concurrently towards the end of the building construction phase, Table 2 also shows the combined regional criteria pollutant emissions from building construction, paving, and architectural coating phases of construction. Troutdale Village SPA No. 3 IS/MND 21 April 2022 46 3 ENVIRONMENTAL EVALUATION Table 2 Construction -Related Regional Criteria Pollutant Emissions5 Activity Pollutant Emissions (pounds/day) VOC NOx CO SO, PM10 PM2.5 Site Preparation On-Site2 3.17 33.08 19.70 0.04 9.28 5.42 Off-Site3 0.06 0.04 0.56 0.00 0.15 0.04 Total 3.23 33.12 20.26 0.04 9.43 5.46 Grading On-Site2 3.62 38.84 29.04 0.06 5.22 2.93 Off-Site3 0.07 0.04 0.62 0.00 0.17 0.05 Total 3.69 38.89 29.66 0.06 5.39 2.97 Building Construction On-Site2 1.71 15.62 16.36 0.03 0.81 0.76 Off-Site3 1.55 5.06 14.23 0.05 4.06 1.14 Total 3.26 20.68 30.60 0.07 4.87 1.90 Paving On-Site2 1.51 10.19 14.58 0.02 0.51 0.47 Off-Site3 0.05 0.03 0.43 0.00 0.13 0.03 Total 1.56 10.22 15.01 0.02 0.64 0.50 Architectural Coating On-Site2 63.31 1.30 1.81 0.00 0.07 0.07 Off-Site3 0.26 0.15 2.34 0.01 0.69 0.19 Total 63.56 1.46 4.16 0.01 0.76 0.26 Total of Overlapping Phases° 10.16 28.22 35.85 0.06 2.36 1.57 SCAQMD Thresholds 75 100 550 150 150 55 Exceeds Thresholds No No No No No No Notes: Source: CalEEMod Version 2020.4.0 z On -site emissions from equipment operated on -site that is not operated on public roads. 3 Off -site emissions from equipment operated on public roads. ° Construction, architectural coatings, and paving phases may overlap. 5 The impacts from Construction related Emissions are fully mitigated. Table 2, Error! Reference source not found. shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds during either site preparation, grading, building construction, architectural coating, or the combined building construction, paving, and architectural coatings phases. Therefore, a less than significant regional air quality impact would occur from construction of the proposed Project. Operational Emissions Troutdale Village SPA No. 3 IS/MND 22 April 2022 47 3 ENVIRONMENTAL EVALUATION The on -going operation of the proposed Project would result in a long-term increase in air quality emissions. This increase would be due to emissions from the Project -generated vehicle trips and onsite area source emissions from the on -going use of the proposed Project. Operations -Related Regional Criteria Pollutant Analysis The operations -related regional criteria air quality impacts created by the proposed Project have been analyzed through use of the latest CalEEMod model and the input parameters utilized in this analysis have been detailed in Section 6.2.1 of Appendix A. The worst -case summer or winter volatile organic compounds (VOC, NOx, CO, S02, PM10, and PM2.5) daily emissions created from the proposed Project's long-term operations have been calculated and are summarized below in Table 3. Table 3 Operational Regional Criteria Pollutant Emissions' Activity Pollutant Emissions (pounds/day)' vOC NOx CO S02 PM10 PM2.5 Area Sources2 6.39 0.27 23.49 0.00 0.13 0.13 Energy Usage' 0.13 1.08 0.46 0.01 0.09 0.09 Mobile Source, 4.67 5.57 37.99 0.08 7.97 2.17 Total Emissions 11.19 6.92 61.94 0.09 8.19 2.39 SCAQMD Thresholds 55 55 550 150 150 55 Exceeds Threshold? No No No No No No Notes: Source: CalEEMod Version 2020.4.0 Z Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. a Energy usage consists of emissions from on -site natural gas usage. ° Mobile sources consist of emissions from vehicles and road dust. Impacts are fully mitigated from Operational emissions. The data provided in Table 3 shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds. Therefore, a less than significant regional air quality impact would occur from operation of the proposed Project. Cumulative Impacts Cumulative projects include local development as well as general growth within the Project area. However, as with most development, the greatest source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered, would cover an even larger area. Accordingly, the cumulative analysis for the Project's air quality must be generic by nature. The Project area is out of attainment for both ozone and PM10 particulate matter. Construction and operation of cumulative projects will further degrade the local air quality, as well as the air quality of the Salton Sea Air Basin. The greatest cumulative impact on the quality of regional air cell will be the incremental addition of pollutants mainly from increased traffic from residential, commercial, and industrial development along with the use of heavy equipment and trucks associated with the construction of these projects. Air quality will be temporarily degraded during construction activities that occur separately or 'The project site is approximately 0.28 miles in length at its longest point; therefore the on -site mobile source emissions represent approximately 1/25th of the shortest CalEEMod default distance of 6.9 miles. Therefore, to be conservative, 1/10th the distance (dividing the mobile source emissions by 10) was used to represent the portion of the overall mobile source emissions that would occur on -site. Troutdale Village SPA No. 3 IS/MND 23 April 2022 48 3 ENVIRONMENTAL EVALUATION simultaneously. However, in accordance with the SCAQMD methodology, projects that do not exceed the SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. The Project does not exceed any of the thresholds of significance and therefore is considered less than significant. c. Less than Significant Impact Construction -Related Local Im Construction -related air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Salton Sea portion of the South Coast Air Basin. The proposed Project has been analyzed for the potential local air quality impacts created from construction -related fugitive dust, diesel emissions, toxic air contaminants, and construction -related odor impacts. The emission thresholds were calculated based on the Coachella Valley, source receptor area (SRA) 30, and a disturbance value of four acres per day (see Table 4). The nearest sensitive receptors are the existing dwelling units located adjacent to the north of the Project boundary; therefore, for conservative purposes, the SCAQMD Look -up Tables for 25 meters was used. As shown in Table 5, none of the analyzed criteria pollutants would exceed the calculated local emissions thresholds at the nearest sensitive receptors. Therefore, there would be a less -than -significant impact. Table 4 Maximum Number of Acres Disturbed Per Day Activity Equipment Number Acres/81hr-day Total Acres Rubber Tired Dozers 3 0.5 1.5 Site Preparation Tractors/Loaders/Backhoes 4 0.5 2.0 Total Per Phase 3.5 Excavators 2 0.5 1.0 Graders 1 0.5 0.5 Grading Rubber Tired Dozers 1 0.5 0.5 Scrapers 2 0.5 1.0 Tractors/Loaders/Backhoes 1 2 0.5 1 1.0 Total Per Phase 4.0 Notes: 'Source: CaIEEMod output and South Coast AQMD, Fact Sheet for Applying CaIEEMod to Localized Significance Thresholds. http://www.agmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-guidance.pdf?sfvrsn=2 Troutdale Village SPA No. 3 IS/MND 24 April 2022 49 3 ENVIRONMENTAL EVALUATION Table 5 Local Construction Emissions at the Nearest Receptors Phase On -Site Pollutant Emissions (pounds/day)' NOx CO PM10 PM2.5 Site Preparation 33.08 19.70 9.28 5.42 Grading 38.84 29.04 5.22 2.93 Building Construction 15.62 16.36 0.81 0.76 Paving 10.19 14.58 0.51 0.47 Architectural Coating 1.30 1.81 0.07 0.07 Total of Overlapping Phases 27.11 32.76 1.39 1.30 SCAQMD Threshold for 25 meters (82 feet) or leSS2 266 1,961 11.7 6.3 Notes: 'Source: Calculated from CalEEMod and SCAQMD's Mass Rate Look -up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30). Project will disturb a maximum of 4.0 acres per day (see Table 7). 'The nearest sensitive receptor is located adjacent to the north; therefore, the 25-meter threshold has been used. Operations -Related Local Impacts Project -related air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the SSAB. The Project has been analyzed for the potential local CO emissions impacts from Project -generated vehicular trips and from the potential local air quality impacts from on -site operations. The following analyzes the vehicular CO emissions and local impacts from on -site operations. Local CO Hotspot Impacts from Project -Generated Vehicular Trips CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts can be assessed by comparing the future without and with project CO levels to the state and federal CO standards of 20 parts per million (PPM) over one hour or 9 ppm over eight hours. According to the Project's traffic report prepared by IEG (Appendix E), the Project would generate 1,684 average daily trips. The 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan) showed that an intersection which has a daily traffic volume of approximately 100,000 vehicles per day would not violate the CO standard. The volume of traffic at Project buildout would be well below 100,000 vehicles and below the necessary volume to even get close to causing a violation of the CO standard. Therefore, no CO "hot spot" modeling was performed and no significant long-term air quality impact is anticipated to local air quality with the on -going use of the proposed Project. Local Air Quality Impacts from Onsite Operations Table 6, Local Operational Emissions at the Nearest Receptors, shows the calculated emissions for the proposed operational activities compared with the appropriate Localized Significance Thresholds (LSTs). The LST analysis only includes on -site sources; however, the CalEEMod software outputs do not separate on -site and off -site emissions for mobile sources. For a worst -care scenario assessment, the emissions shown in Table 6 include all on -site Project -related stationary sources and 10% of the Project -related new mobile sources. This percentage is an estimate of the amount of Project -related new vehicle traffic that would occur on -site. Troutdale Village SPA No. 3 IS/MND 25 April 2022 50 3 ENVIRONMENTAL EVALUATION Table 6 Local Operational Emissions at the Nearest Receptors On -Site Emission Source On -Site Pollutant Emissions (pounds/day)' NOx CO PM10 PM2.5 Area Sourcesz 0.27 23.49 0.13 0.13 Energy Usage 1.08 0.46 0.09 0.09 On -Site Vehicle Emissions4 0.56 3.80 0.80 0.22 Total Emissions 1.91 27.75 1.01 0.43 SCAQMD Threshold for 25 meters (82 feet)s 266 1,961 3.3 1.7 Exceeds Threshold? No No No No N otes: 'Source: Calculated from CalEEMod and SCAQMD's Mass Rate Look -up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30). 2Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment 3Energy usage consists of emissions from generation of electricity and on -site natural gas usage 'On -site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust 'The nearest sensitive receptor is located adjacent to the north; therefore, the 25 meter threshold has been used The data provided in Table 6 shows that the on -going operations of the proposed Project would not exceed the local NOx, CO, PM10, and PM2.5 thresholds of significance. Therefore, the on -going operations of the proposed Project would create a less -than -significant operations -related impact to local air quality due to on -site emissions. In conclusion, the Project would not expose sensitive receptors to substantial pollutant concentrations and impacts would be less than significant. d. Less than Significant Impact Potential sources that may emit odors during construction activities include the application of materials such as asphalt pavement. The objectionable odors that may be produced during the construction process are of short-term in nature and the odor emissions are expected to cease upon the drying or hardening of the odor producing materials. Diesel exhaust and VOCs would be emitted during construction of the Project, which are objectionable to some; however, emissions would disperse rapidly from the project site and therefore should not reach an objectionable level at the nearest sensitive receptors. Due to the short-term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the proposed Project. The SCAQMD recommends that odor impacts be addressed in a qualitative manner. An analysis shall determine whether the Project would result in excessive nuisance odors, as defined under the California Code of Regulations and Section 41700 of the California Health and Safety Code, and thus would constitute a public nuisance related to air quality. Potential sources that may emit odors during the on -going operations of the proposed Project would include odor emissions from vehicle emissions. Due to the distance of the nearest receptors from the Project site and through compliance with SCAQMD's Rule 402, no significant impact related to odors would occur during the on -going operations of the proposed Project. 3.3.4 Mitigation No mitigation is required. Troutdale Village SPA No. 3 IS/MND 26 April 2022 51 3 ENVIRONMENTAL EVALUATION 3.3.5 Level of Significance after Mitigation Not applicable. 3.4 Biological Resources 3.4.1 Sources • ELMT Consulting, Biological Resources Report for the Troutdale Village Project Located in the City of La Quinta, Riverside County, California, December 5, 2021 (Appendix B) 3.4.2 Environmental Setting The City offers unique natural habitats to a range of plants and wildlife due to its climate and natural topography. The City recognizes the value of the wildlands and wildlife and has carefully planned to protect, preserve, and enhance the region's valuable biological resources. The City is located within the Coachella Valley Multiple Species Conservation Plan (CVMSHP). This is a regional plan that is implemented throughout the Coachella Valley in an effort to comply with Federal and State endangered species laws. A literature review and records search for the site was conducted by ELMT Consulting. The literature search identified 16 special -status plant species, 23 special -status wildlife species, and one special -status plant community as having potential to occur within the City of La Quinta quadrangle. ELMT also conducted a field survey of the site on November 3, 2021. The Project site is located at an approximate elevation of 42 to 59 feet above mean sea level (AMSL) and slopes generally from northeast to southwest. The Project site supports one plant community, alkali scrub, and one land cover type that would be classified as disturbed. No special -status plants were observed on the Project site during the field investigation. No fish, amphibians, or hydrogeomorphic features that would provide suitable habitat for fish or amphibians were observed on or within the vicinity of the Project site. The Project site provides suitable foraging and cover habitat for reptilian species adapted to routine human disturbance and desert environments. The only reptilian species observed during the field investigation were Great Basin whiptail (Aspidoscelis tigris tigris) and western side -blotched lizard (Uta stansburiana elegans). The Project site provides suitable foraging and nesting habitat for avian species adapted to routine human disturbance and desert environments. Bird species detected during the field investigation include mourning dove (Zenaida macroura), common raven (Corvus corax), great -tailed grackle (Quiscalus mexicanus), white -crowned sparrow (Zonotrichia leucophrys), northern mockingbird (Mimus polyglottos), American kestrel (Falco sparverius), and rock pigeon (Columba liva), and verdin (Auriparus flaviceps). The Project site provides suitable foraging and denning habitat for mammalian species adapted to routine human disturbance and desert environments. However, most mammal species are nocturnal and are difficult to observe during a diurnal field visit. Mammals detected and/or signs observed during the field investigation include desert cottontail (Sylvilagus audubonii), and coyote (Canis latrans). No active nests or birds displaying nesting behavior were observed during the field survey, which was conducted outside of the breeding season. Although subjected to routine disturbance, the ornamental vegetation found on -site has the potential to provide suitable nesting habitat for year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. No raptors are expected to nest on -site due to lack of suitable nesting opportunities. Lastly, the Project site is not located within a federally designated Critical Habitat. Troutdale Village SPA No. 3 IS/MND 27 April 2022 52 3 ENVIRONMENTAL EVALUATION 3.4.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated BIOLOGICAL RESOURCES — Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status ❑ ® ❑ ❑ species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, ❑ ❑ ❑ regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, ❑ ❑ ❑ vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife ❑ ❑ ❑ ❑ corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation ❑ ® ❑ ❑ Plan, or other approved local, regional, or state habitat conservation plan? a. Less than Significant with Mitigation Incorporated According to the City's General Plan, the Project site is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which aims to conserve over 240,000 acres of open space and protect 27 plant and animal species. Special -Status Vegetation Communities & Critical Habitat Analysis According to the field survey conducted by ELMT Consulting on November 3, 2021, the Project site supports one plant community: alkali scrub, which is dominated by hoary saltbush (Atriplex canescens) and is indicative of native bush scrub communities that have been devegetated and allowed to revegetate naturally. Common plant species observed in this plant community include cattle spinach (Atriplex polycarpa), barbwire Russian thistle (Salsola paulsenii), burrobrush (Ambrosia salsola), Mediterranean grass (Schismus barbatus), puncturevine (Tribulus terrestris), narrow leaved cryptantha (Cryptantha angustifolia), fanleaf crinklemat (Tiquilia plicata), blue palo verde (Parkinsonia florida), creosote (Larrea tridentata), and honey mesquite (Prosopis glandulosa). The Project site supports disturbed areas throughout the Project associated with formerly graded areas, unofficial walkways, and recreational vehicle trails, within utility easements along the western and southern boundaries. These areas can be Troutdale Village SPA No. 3 IS/MND 28 April 2022 53 3 ENVIRONMENTAL EVALUATION unvegetated or vegetated with a limited variety of hardy native and non-native plant species such as Mediterranean grass, barbwire Russian thistle, and puncture vine. In addition, the northern boundary of the Project site supports disturbed land where ornamental vegetation has invaded the site from adjacent residential developments. Based on observations made during the field survey, the Project would not impact any special -status vegetation community. According to literature review, one special -status plant community was identified as having potential to occur within the La Quinta quadrangle: Desert Fan Palm Oasis Woodland. However, based on the results of the field survey above, this and no other special -status plant community was observed on -site; therefore, no special -status plant community would be impacted by Project implementation. The Project site is also not located within a federally designated Critical Habitat. The nearest designated Critical Habitat to the site is located approximately 1.55 miles to the west for Peninsular bighorn sheep (Ovis canadensis nelsoni). Therefore, the Project would not cause loss or adverse modification of a Critical Habitat and impacts would be less than significant. Special -Status Plant Species Analysis According to literature review, 16 special -status plant species were identified as having potential to occur within the La Quinta quadrangle. Species determined to have a potential to occur within the general vicinity of the site are presented in Table D-1 of Appendix B. No special -status plants were observed on the Project site during the field survey conducted on November 3, 2021. Based on habitat requirements for specific species, the availability and quality of on -site habitats, and the isolation of the site and adjacent open space from nearby habitats, it was determined that the Project site does not have potential to support any of the special -status plant species known to occur in the vicinity of the site and all are presumed to be absent. In addition, the Project site is located outside of the known elevation ranges for the majority of the special -status plant species known to occur in the area. Therefore, Project impacts to special -status plant species would be less than significant. Special -Status Wildlife Species Analysis According to literature review, 23 special -status wildlife species were identified as having potential to occurwithin the La Quinta quadrangle. Species determined to have a potential to occurwithin the general vicinity of the site are presented in Table D-1 of Appendix B. No special -status wildlife species were observed on -site during the field investigation. Based on habitat requirements for specific species and the availability and quality of on -site habitats, it was determined that the Project site has a moderate potential to support prairie falcon (Falco mexicanus) and black -tailed gnatcatcher (Polioptila melaneura). It was further determined that all other special -status wildlife species known to occur in the vicinity of the site do not have potential to occur and are presumed to be absent. None of the special -status wildlife species are state or federally listed as threatened or endangered. In order to ensure impacts to these avian species do not occur from implementation of the Project, a pre - construction nesting bird clearance survey shall be conducted prior to ground disturbance as described in Mitigation Measure (MM) BIO-1, below. With implementation of MM BIO-1, impacts to special -status avian species would be less than significant. The Project site provides suitable foraging and cover habitat for species adapted to routine human disturbance and desert environments that are not special -status species. In conclusion, impacts to reptiles, birds, or mammals would be less than significant. Troutdale Village SPA No. 3 IS/MND 29 April 2022 54 3 ENVIRONMENTAL EVALUATION No active nests or birds displaying nesting behavior were observed during the field survey, which was conducted outside of the breeding season. Although subjected to routine disturbance, the ornamental vegetation found on -site has the potential to provide suitable nesting habitat for year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. However, with implementation of MM 1310-1, impacts to migrating songbirds would be less than significant. No raptors are expected to nest on -site due to lack of suitable nesting opportunities. b/c. No Impact No jurisdictional drainage and/or wetland features were observed on the Project site during the field survey. It should be noted that a flood control channel occurs outside of the proposed limits of disturbances, east of the Project site; however, Project activities are not expected to encroach into this channel. Furthermore, no blueline streams have been recorded on the Project site and there is no evidence that the Project contained any streams, riparian habitat, marshes, protected wetlands, vernal pools or sensitive natural communities that would be protected by the California Department of Fish and Wildlife (CDFW) or by the U.S. Army Corps of Engineers (USACE). Therefore, no impact would occur. d. Less than Significant with Mitigation Incorporated The Project site has not been identified as occurring in a wildlife corridor or linkage. The site has limited adjacent open space and available open space is entirely surrounded by existing development, limiting its connectivityto surrounding habitats. In addition, there are no riparian corridors, creeks, or useful patches of steppingstone habitat (natural areas) within or connecting the site to a recognized wildlife corridor or linkage. As such, implementation of the proposed Project is not expected to impact wildlife movement opportunities. Therefore, impacts to wildlife corridors or linkages are not expected to occur. e. No Impact The City has not adopted any ordinances regarding tree preservation. As observed during the field survey, the Project site mainly consists of small and medium size shrubs. No trees are located on the Project site under existing conditions. Therefore, the Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance and no impact would occur. f. Less than Significant with Mitigation Incorporated The Project site is located within the boundaries of CVMSHCP but is not located within any conservation areas. The Project would be subject to payment of the Development Mitigation fee per Chapter 3.34, Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan Mitigation Fee, as described as MM 1310-2. The fee would mitigate potential impacts to covered species within the CVMSHCP. Although the site is located within the CVMSHCP boundary, as mentioned in Section 2.4.3 (a), the Project site is not located within a biological sensitive or any conservation areas. Because the Project is not located within a conservation area and would implement MM 1310-2, the Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. 3.4.4 Mitigation 1310-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre -construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting pre - construction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot bufferfor passerines (songbirds) and 500-foot bufferfor raptors Troutdale Village SPA No. 3 IS/MND 30 April 2022 55 3 ENVIRONMENTAL EVALUATION in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical. If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist. 1310-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance. 3.4.5 Level of Significance after Mitigation With implementation of MM 1310-1 and 1310-2, impacts on biological resources would be less than significant. 3.5 Cultural Resources 3.5.1 Sources PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022. (Appendix C) 3.5.2 Environmental Setting The Project area is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than 3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project area is located. A cultural resources survey of the Project area was conducted by PaleoWest on December 15, 2021. The Project site is a vacant, relatively flat parcel that is bounded on the west and south sides by Washington Street and Avenue 50, respectively. The east side of the property abuts a dry storm drain channel. Surficial deposits across the Project area have been disturbed by mechanical and natural processes with modern grading on the western side and undulating dunes on the eastern side. The soils on the western half are not native but a mixture of gravel, construction refuse, modern refuse, and road base from Washington Street and Avenue 50. The soils on the eastern half are native, eolian dune sands with a low density of cobbles. Vegetation within the Project area consists of salt bush (low lying shrubs), patches of mesquite, and bunch grasses. Modern trash was noted throughout the Project area. The landform of the dunes is active with sands migrating around the parcel during wind events. The dunes appear to have been subject to erosion over the years and show signs of deflation. There is evidence of a recent surface brush fire with burned vegetation observed on the ground surface. A transmission line of unknown age was also noted running west -east along the southern extent of the Project area. Although the age of the line Troutdale Village SPA No. 3 IS/MND 31 April 2022 56 3 ENVIRONMENTAL EVALUATION is not known, a review of aerial imagery indicates that it was not present before 1972 and as such, is likely modern in age. No new cultural resources were observed. However, cultural materials associated with the previously recorded archaeological sites of 33-001180 and 33-008226 were identified in the Project area. 3.5.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated CULTURAL RESOURCES —Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in ❑ ® ❑ ❑ § 15064.5? b) Cause a substantial adverse change in the significance ❑ ® ❑ ❑ of an archaeological resource pursuant to § 15064.5? c) Disturb any human remains, including those interred ❑ ® ❑ ❑ outside of formal cemeteries? a/b. Less than Significant with Mitigation Incorporated On February 4, 2022, a literature review and records search was conducted at the Eastern Information Center. The records search indicated that 117 cultural resources were previously documented within a one -mile radius of the Project area. Two of the prehistoric archaeological sites, 33-001180 (CA-RIV-1180) and 33-008226 (CA-RIV-6074), were previously documented within the Project area. Site 33-001180 was originally recorded in 1972 as a moderate to heavy surface scatter of prehistoric artifacts in an area of deflating dunes. The site record has been updated over the years to include flaked and ground stone, ceramics, and shell artifacts, as well as fire affected rock (FAR), animal bone, and charcoal. Site 33-001180 is reported to measure 76 by 46 m and is intersected by Avenue 50 and a storm drain channel. Although most of the cultural remains associated with 33-001180 appear to lie east of the storm drain channel and south of Avenue 50, a survey conducted by Parr (1985) noted several concentrations of flaked and ground stone artifacts and modified animal bone immediately north of Avenue 50 in the current Project area. The site likely represents the remains of a habitation locale. Site 33-008226 was recorded in 1998 as a prehistoric habitation site composed of six loci. The site measured 115 by 80 meters and lies within a sandy dune area with creosote brushes and mesquite. The cultural constituents identified within the site include flaked and ground stone, ceramic artifacts, FAR, animal bone and hardened clay. The mapped boundary of Site 33-008226 overlaps with the previously defined boundary of Site 33-001180. During the field survey on December 15, 2021, PaleoWest identified the two previously recorded prehistoric archaeological sites, 33-001180 and 33-008226, in the northeast portion of the Project area. The mapped boundary of Site 33-008226 largely overlaps with Site 33-001180. Therefore, PaleoWest has combined these sites into one resource, herein referred to as 33-1001180 The State of California Department of Parks and Recreation records for both 33-001180 and 33-008226 were updated to note that the two resources have been consolidated. Troutdale Village SPA No. 3 IS/MND 32 April 2022 57 3 ENVIRONMENTAL EVALUATION PaleoWest also conducted a Phase II investigation at Site 33-001180 to assess the presence/absence of buried cultural deposits in the Project area. The results of the Phase II investigation indicated that cultural deposits in the Project site are extremely sparse and are limited to the upper 20-30 cm of sediments. The absence of intact features suggests that the area has been extensively disturbed and that any thermal features or structures that were once present in the area have been destroyed. Based on these findings, PaleoWest concluded that the Project area does not contribute to the overall eligibility of the site for listing on the California Register of Historical Resources. Furthermore, the data potential of the prehistoric cultural deposits appears to have been realized fully during the Phase II investigations. PaleoWest recommends a finding of no impact to historical or archaeological resources under CEQA. However, due to the sensitivity of the area, PaleoWest recommends that an archaeological monitor be present to observe ground -disturbing construction activities in the Project area, as described in Mitigation Measure CUL-1. With implementation of Mitigation Measure CUL-1, impacts to historical and/or archaeological resources would be less than significant. c. Less than Significant Impact with Mitigation Incorporated The Project site is vacant, undeveloped, and does not contain any cemeteries or human remains under existing conditions. However, there is always the possibility that human remains could be uncovered during ground disturbing activities. In the unexpected event that human remains are found during ground disturbing activities, those remains would require proper treatment in accordance with all applicable laws. Through the implementation of Mitigation Measure CUL-2, all construction work taking place within the vicinity of the discovered remains must cease and the necessary steps to ensure the integrity of the immediate area must be taken. The State of California Health and Safety Code 7050.5 and the California Public Resources Code (PRC) Section 5097.98 states that the County Coroner must be notified within 24 hours of the discovered human remains. If the remains discovered are determined by the coroner to be of Native American descent, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would, in turn, contact the Most Likely Descendant (MLD) who would determine further action to be taken. The MLD would have 48 hours to access the site and make a recommendation regarding disposition of the remains. Therefore, with incorporation of Mitigation Measure CUL-2, impacts would be less than significant. 3.5.4 Mitigation CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources. CUL-2 In the event that human remains are uncovered during ground disturbing activities on the project site, no further disturbance shall occur and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed: 1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and 2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 Troutdale Village SPA No. 3 IS/MND 33 April 2022 58 3 ENVIRONMENTAL EVALUATION hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98. 3.5.5 Level of Significance after Mitigation With the incorporation of Mitigation Measures CUL-1 and CUL-2, impacts to cultural resources would be reduced to less than significant. 3.6 Energy 3.6.1 Sources • MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A) • California Energy Commission, 2019 Building Energy Efficient Standards for Residential and Nonresidential Buildings, December 2018 https://www.energy.ca.gov/sites/default/files/2021-06/CEC-400-2018-020-CMF O.pdf • Imperial Irrigation District, Troutdale Village Residential Apartment Project in La Quinta, CA, February 21, 2023. 3.6.2 Environmental Setting Electricity Imperial Irrigation District (IID) provides electricity to the City of La Quinta, including the Project site. Electricity is delivered to IID's substations throughout the City at 92 or 161 kilovolts, and decreased to 12 kilovolts for distribution to its customers. Nafiirni (;ac Natural gas for the Project site is provided by the Southern California Gas Company (SoCalGas). Natural gas supplies are transported from Texas to the Coachella Valley through three east -west trending transmission lines, which cross the Valley near and parallel to Interstate-10 and continues west to Los Angeles. The pipelines include one 30-inch line and two 24-inch lines, with pressures of 2,000 pounds per square inch (PSI). 3.6.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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? b) Conflict with or obstruct a state or local plan for ❑ ❑ ® ❑ renewable energy or energy efficiency? Troutdale Village SPA No. 3 IS/MND 34 April 2022 59 3 ENVIRONMENTAL EVALUATION a. Less than Significant Impact Energy Use During Construction The Project's construction process would consume electricity and fuel. Project -related construction activities would represent a "single -event" demand and would not require on -going or permanent commitment of energy resources. The amount of energy and fuel use anticipated by the Project's construction activities are typical for the type of scale of construction proposed by the Project and there are no aspects of the Project's proposed construction process that are unusual or energy intensive. Furthermore, construction equipment would be required to conform to the applicable CARB emissions standards, acting to promote equipment fuel efficiencies. Based on the foregoing, the Project's construction energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary. Impacts during Project construction would be less than significant. Energy Use During Operation Building operations associated with the Project would result in the consumption of natural gas and electricity. The Project provides 284 dwelling units, which are not inherently energy intensive, and the Project energy demands in total would be comparable to, or less than, other apartment homes of similar scale. A letter from IID dated February 21,2023, stated the district would extend its electrical facilities to serve the Project by upgrading the Marshall Substation Bank 2 from 25 MVA to a 40/50 MVA, adding or reconfiguring distribution backbone line extensions, and adding new distribution feeders to the existing Marshall Station that would extend to the Project. Furthermore, the Project would be required to comply with Title 24 standards, which would ensure that the Project's energy demand would not be considered inefficient, wasteful, or otherwise unnecessary. Impacts during Project operation would be less than significant. b. Less than Significant Impact The Project's proposed 284 apartment homes would be required to comply with the City's Municipal Code, Zoning Ordinance, and other standards including the City's Greenhouse Gas Reduction Plan provisions. Therefore, the Project would have no impact on plans for energy efficiency. 3.6.4 Mitigation No mitigation is required. 3.6.5 Level of Significance after Mitigation Not applicable. 3.7 Geology and Soils 3.7.1 Sources • Riverside Map My County, 2022. https.Ilgisl.countyofriverside.us/Html5Viewer/?viewer=MMC Public • City of La Quinta General Plan, February 19, 2013. • Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.loguintoca. govlhome/showpublisheddocumentll58581635338594527270000 Troutdale Village SPA No. 3 IS/MND 35 April 2022 60 3 ENVIRONMENTAL EVALUATION 3.7.2 Environmental Setting The Project site is located in the Coachella Valley portion of the Salton Trough physiographic province and is a geologic, structural depression resulting from large scale regional faulting. The trough is bounded by the San Andreas fault and Chocolate Mountains on the northeast and the Peninsular Range and faults of the San Jacinto Fault Zone on the southwest. The Salton Trough represents the northward extension of the Gulf of California, containing both marine and non -marine sediments since the Miocene Epoch. Tectonic activity that formed the trough continues at a high rate as evidenced by deformed young sedimentary deposits and high levels of seismicity. The surrounding regional geology includes the Peninsular Ranges (Santa Rosa and San Jacinto Mountains) to the south and west, the Salton Sea Basin to the southeast, and the Transverse Ranges (Little San Bernardino and Orocopia Mountains) to the north and east. Hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and Aeolian soil deposits underlie the Coachella Valley. The southeastern part of the Coachella Valley lies below sea level. In the past, the ancient Lake Cahuilla submerged the area. Calcareous tufa deposits may be observed along the ancient shoreline as high as an elevation of 45 to 50 feet above mean sea level (AMSL) along the Santa Rosa Mountains from La Quinta southward. Lacustrine (lake bed) deposits comprise the subsurface soils over much of the eastern Coachella Valley with alluvial outwash along the flanks of the valley. The Project site is located in Southern California, which is a seismically active area. The type and magnitude of seismic hazards affecting the site are dependent on the distance of causative faults, the intensity, and the magnitude of the seismic event. Existing ground surface elevations range from 40 to 59 feet AMSL. 3.7.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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 fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on ❑ other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including ❑ liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, ❑ and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse? Troutdale Village SPA No. 3 IS/MND 36 April 2022 61 3 ENVIRONMENTAL EVALUATION Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal ❑ ❑ ❑ systems where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological ❑ ® ❑ ❑ resource or site or unique geologic feature? a-i. No Impact There are no known active faults crossing or projecting through the Project site. The Project site is not located within an Alquist-Priolo Earthquake Fault Zone, or within a fault zone identified by the County of Riverside GIS data. Therefore, ground rupture due to faulting is considered unlikely at this site. No impact would occur. a-ii. Less than Significant The Project site is located in a seismically active area of Southern California and is expected to experience moderate to severe ground shaking during the lifetime of the Project. This risk is not considered substantially different than that of other similar properties in the southern California area. As a mandatory condition of Project approval, the Project would be required to construct the proposed buildings in accordance with the California Building Code (CBC), also known as California Code of Regulations (CCR), Title 24, Part 2, and the City of La Quinta Municipal Code (LQMC), which is based on the CBC with local amendments. The CBC and LQMC (Chapter 8.02) provide standards that must be met to safeguard life or limb, health, property, and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures, which have been specifically tailored for California earthquake conditions. In addition, the Project would be required to comply with the site -specific ground preparation and construction recommendations contained in the Project's geological report, which would be required prior to issuance of a grading permit. Mandatory compliance with these standards along with site -specific design and construction measures set forth in the Project's geotechnical report, the CBC, and the LQMC, potential impacts related to seismic ground shaking would be less than significant. As such, implementation of the Project would not expose people or structures to substantial adverse effects, including loss, injury, or death, involving seismic ground shaking. Impacts would be less -than -significant. a-iii. Less than Significant According to Riverside Map My County, the Project site is located within an area with moderate liquefaction susceptibility. However, prior to issuance of a grading permit, a geotechnical report would be required to be submitted for approval. The Project Applicant would be required to comply with the grading and construction recommendations contained within the geotechnical report for the Project to further reduce the risk of seismic -related ground failure due to liquefaction. Therefore, implementation of the Project would not directly or indirectly expose people or structures to substantial hazards associated with seismic -related ground failure and/or liquefaction hazards. Impacts would be less than significant. a -iv. No Impact The Project site is generally flat and contains no substantial natural or man-made slopes under existing conditions. There are no substantial natural or man-made slopes in the Project site Troutdale Village SPA No. 3 IS/MND 37 April 2022 62 3 ENVIRONMENTAL EVALUATION vicinity either. Accordingly, development on the subject property would not be exposed to landslide risks and the Project would not pose a landslide risk to surrounding properties. Impacts would be less than significant. b. Less than Significant Impact During construction of the proposed Project, soils would be disrupted during grading activities due to exposure of uncovered soils, thereby increasing the potential for wind or water -related erosion and sedimentation until construction is completed. Pursuant to State Water Resources Control Board requirements, the Applicant is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit for construction activities, which involves preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP) for construction -related activities. The SWPPP will specify the Best Management Practices (BMPs) that would be required to be implemented during construction activities to ensure that waterborne pollution (erosion and sedimentation) is prevented, minimized, and/or otherwise appropriately treated prior to surface runoff being discharged from the subject property. The Project also would be required to comply with SCAQMD Rule 403 to minimize water and windborne erosion. Lastly, the Project would be required to prepare and implement a Water Quality Management Plan (WQMP), which is a site -specific post - construction water quality management program designed to minimize the release of waterborne pollutants, including pollutants of concern for downstream receiving waters, under long-term conditions via BMPs. The WQMP also is required to establish a post -construction implementation and maintenance plan to ensure on -going, long-term erosion protection. Therefore, with adherence to SCAQMD Rule 403, and preparation of a SWPPP and WQMP, the proposed Project would result in less than significant impacts related to soil erosion. C. Less than Significant The Project site does not contain substantial natural or man-made slopes under existing conditions. Additionally, there are no hillsides in the vicinity of the Project site with a potential to expose the site to landslide hazards. Therefore, no impact would occur related to landslides. Lateral spreading is primarily associated with liquefaction hazards. As previously mentioned in Section 3.7.3(a)(ii), above, the Project Applicant would be required to submit a geotechnical report prior to issuance of a grading permit and comply with the grading and construction recommendations contained within that geotechnical report to further reduce the risk of seismic -related ground failure due to liquefaction. The Project Applicant also would be required to comply with the site -specific ground preparation and construction recommendations contained in the geotechnical report for the Project site, which would attenuate the site's settlement potential. Therefore, impacts associated with liquefaction, lateral spreading, shrinkage/subsidence, and collapse would be less than significant. d. Less than Significant Impact According to the Web Soil Survey, the Project site consists of desert land comprised of Coachella fine sand and Myoma fine sand. Due to the low clay content in underlying soils, these near surface soils can be anticipated to have very low expansion characteristics. The Project site is not located in an area known for expansive soil (as defined in Table 18-1-B of the Uniform Building Code (1994)), and the potential for the Project to create substantial risks to life or property, relating to expansive soils, is very low. Therefore, impacts would be less than significant. e. No Impact The Project would not involve the use of septic tanks or any other alternative wastewater disposal systems. Therefore, there would be no impacts associated with septic tanks or alternative wastewater systems. Troutdale Village SPA No. 3 IS/MND 38 April 2022 63 3 ENVIRONMENTAL EVALUATION Less than Significant with Mitigation Incorporated. The Project site does not contain any paleontological resources under existing conditions. However, according to the City's General Plan EIR and the Riverside Map My County, the Project site is located within a High Paleontological Sensitivity due to Pleistocene sediments and sediments from ancient Lake Cahuilla beds. Therefore, a professional paleontologist would be retained to prepare and implement paleontological monitoring and mitigation plan (PRMMP) as described in Mitigation Measures GEO-1 through GEO-4. Therefore, with implementation of Mitigation Measures GEO-1 through GEO-4, potential impacts to a unique paleontological resource or site or unique geologic feature would be reduced to less than significant. 3.7.4 Mitigation The following mitigation measures are required: GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be encountered in the project area, the role of the paleontological monitor, outlines steps to follow in the event that a fossil discovery is made and provides contact information for the project paleontologist. The training will be developed by the project paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc. GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments, and the location of areas deemed to have a high paleontological resource potential. Part-time monitoring, or spot checking, may be required during shallow ground -disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls. GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the project paleontologist shall complete the following: Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or project paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the project paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case the paleontologist should have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner. 2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project -related excavations. Upon completion of Troutdale Village SPA No. 3 IS/MND 39 April 2022 64 3 ENVIRONMENTAL EVALUATION fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client. GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the project paleontologist shall prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report shall include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated. 3.7.5 Level of Significance after Mitigation With implementation of Mitigation Measures GEO-1 through GEO-4, impacts associated with geology and soils would be reduced to less than significant. 3.8 Greenhouse Gas Emissions 3.8.1 Sources • MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021 (Appendix A) 3.8.2 Environmental Setting Constituent gases of the Earth's atmosphere, called atmospheric greenhouse gases (GHG), play a critical role in the Earth's radiation amount by trapping infrared radiation emitted from the Earth's surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N20), and chlorofluorocarbons (CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate. Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth's natural climate, known as global warming or climate change. Emissions of gases that induce global warming are attributable to human activities associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is responsible for 41 percent of the State's greenhouse gas emissions, followed by electricity generation. Emissions of CO2 and nitrous oxide (NO2) are byproducts of fossil fuel combustion. Methane, a potent greenhouse gas, results from off -gassing associated with agricultural practices and landfills. Sinks of CO2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean. Table 6 of the Project's greenhouse gas analysis (Appendix A) provides a description of each of the greenhouse gases and their global warming potential. Troutdale Village SPA No. 3 IS/MND 40 April 2022 65 3 ENVIRONMENTAL EVALUATION 3.8.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated Greenhouse Gas Emissions - Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the ❑ ❑ ® ❑ environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of ❑ ❑ ® ❑ greenhouse gases? Less than Significant Impact. The Project allows for the development of 284 dwelling units. The Project is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, solid waste, water, and construction. The CalEEMod Version 2020.4.0 was utilized by MD Acoustics to calculate the GHG emissions from the Project. As shown in Table 8, the Project would result in approximately 1,963.70 metric tons per year of CO2e (MTCO2e) per year and would not exceed the SCAQMD screening threshold of 3,000 MTCO2e per year. Therefore, Project GHG emissions impacts would be less than significant. Table 7 Project Related Greenhouse Gas Annual Emissions Greenhouse Gas Emissions (Metric Tons/Year)' Category Bio-0O2 NonBio-CO2 CO2 CH4 N20 CO2e Area Sources' 0.00 3.45 3.45 0.00 0.00 3.54 Energy Usage 0.00 449.10 449.10 0.02 0.01 451.60 Mobile Sources° 0.00 1,300.55 1,300.55 0.08 0.07 1,323.36 Solid Wastes 26.52 0.00 26.52 1.57 0.00 65.70 Water 5.87 65.71 71.58 0.61 0.01 91.24 Construction' 0.00 27.44 27.44 0.00 0.00 28.26 Total Emissions 32.39 1,846.26 1,878.65 2.28 0.09 1,963.70 City of La Quinta CAP and SCAQMD Draft Screening Threshold 3,000 Exceeds Threshold? No N otes: Source: CalEEMod Version 2020.4.0 z Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment. 3 Energy usage consist of GHG emissions from electricity and natural gas usage. 4 Mobile sources consist of GHG emissions from vehicles. s Solid waste includes the CO, and CH, emissions created from the solid waste placed in landfills. e Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 7 Construction GHG emissions based on a 30 year amortization rate. Troutdale Village SPA No. 3 IS/MND 41 April 2022 66 3 ENVIRONMENTAL EVALUATION b. Less than Significant. The applicable plan for the Project is the City's Greenhouse Gas Plan, which contains goals and supporting measures that reflect and ensure compliance with Assembly Bill 32 (AB 32), Senate Bill 32 (SB 32), and the 2017 California Air Resources Board (CARB) Scoping Plan. The South Coast Air Quality Management District (SCAQMD) also states that projects that do not exceed the screening threshold of 3,000 MTCO2e per year are considered to have less -than -significant GHG emissions and are in compliance with the AQMP. As mentioned in Section 3.8.3(a) above, the GHG emissions generated by the Project would not exceed the SCAQMD screening threshold of 3,000 MTCO2e. Based on the foregoing, the Project would not have the potential to conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. Impacts would be less than significant. 3.8.4 Mitigation No mitigation is required. 3.8.5 Level of Significance after Mitigation Not applicable. 3.9 Hazards and Hazardous Materials 3.9.1 Sources • City of La Quinta General Plan, February 19, 2013. • Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000 State Water Resources Control Board, GeoTracker. Accessed August 10, 2021, https://www.waterboards.co.gov/. 3.9.2 Environmental Setting The Project site occurs in an area of the City of La Quinta that has undergone gradual urbanization since the later decades of the 1900's. The general area is comprised primarily of residential, recreational, institutional, and commercial development. A unique feature of the City of La Quinta is the inclusion of golf courses within residential neighborhoods and the residential developments surrounding the site often support meandering golf courses. The Project site is surrounded to the north by residential development; to the east by an undeveloped flood control channel with a sports complex and school facilities beyond; to the south by Avenue 50 with undeveloped, vacant land and a golf course beyond; and to the west by Washington Street with residential development and a golf course beyond. The site itself is composed of primarily undeveloped, vacant land and developed portions of adjacent roadways and infrastructure. The site is heavily disturbed due to pedestrian and vehicle traffic associated with surrounding development, historic light grading, and routine weed abatement activities. Historic aerials show these disturbances have been ongoing since at least 1972. Troutdale Village SPA No. 3 IS/MND 42 April 2022 67 3 ENVIRONMENTAL EVALUATION 3.9.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated HAZARDS AND HAZARDOUS MATERIALS — Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or ❑ ❑ ® ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and ❑ ❑ ❑ ❑ accident condition involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within ❑ ❑ ® ❑ one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, ❑ ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted within two miles of a public airport or public use airport, would the ❑ ❑ ❑ project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency ❑ ❑ ❑ evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death ❑ ❑ ❑ involving wildland fires? a. Less than Significant Impact. Proposed construction activities for the development of the Project may involve the use and transport of hazardous materials, which include but not limited to fuels, gasoline, hydraulic fluid, lubricants, and other liquids associated with the operation of heavy equipment utilized for construction. Additionally, materials that are consistent with building construction would also be present onsite and these materials may include paints, solvents, concrete, adhesives, roofing materials, and others. Additionally, transportation, storage, use and disposal of hazardous materials during construction activities would be required to comply with all applicable Federal, State, and local statues and regulations. This includes the preparation of a SWPPP that would outline specific BMPs that would be administered during the construction of the Project in order to prevent the discharge of construction - related pollutants that could contaminate nearby water sources. The Resource Conservation and Recovery Act (RCRA; 42 USC 6901 et seq.) would require businesses with substantial quantities of hazardous materials to adhere to strict requirements in regard to handlings, transportation, and storing of supplies. Furthermore, the Hazardous Materials Transportation Act, 49 U.S.C. § 5101 et seq. protects against the risk to life, property, and the environment that are associated with the transportation of hazardous materials in intrastate, interstate, and foreign commerce. Upon completion of the proposed construction, all hazardous materials would be removed from the Project site. Therefore, with all Troutdale Village SPA No. 3 IS/MND 43 April 2022 68 3 ENVIRONMENTAL EVALUATION applicable regulations in place, impacts associated with accidental release of hazardous substances during construction activities would be less than significant. Long-term operations of the Project would involve limited use of substances typically associated with individual households. Typical materials would include paints, cleaning solvents, fertilizers, and motor oil. The Project would be required to comply with Federal, State, and local regulations to ensure proper use, storage, emission, and disposal of hazardous substances. With mandatory regulatory compliance, the Project is not expected to pose a significant hazard to the public or the environment through the routine transport, use, storage, emission, or disposal of hazardous materials, nor would the Project increase the potential for accident conditions which could result in the release of hazardous materials into the environment. Impacts would be less than significant. b. Less than Significant Impact. Accidents involving hazardous materials that could pose a significant hazard to the public or the environment would be highly unlikely during the construction and long-term operation of the Project and are not reasonably foreseeable. As discussed above under Section 3.9.3(a), the transport, use, and handling of hazardous materials on the Project site during construction is a standard risk on all construction sites, and there would be no greater risk for upset and accidents than would occur on any other similar construction site. Upon buildout, the Project site would operate as a residential use. Based on the operational characteristics of residential uses, there is limited use of hazardous substances; however, as discussed above under Section 3.9.3(a), the Project Applicant would be required to comply with all applicable local, State, and Federal regulations related to the transport, handling, and usage of hazardous material. Accordingly, impacts associated with the accidental release of hazardous materials would be less than significant during both construction and long-term operation of the Project. C. Less than Significant Impact. The nearest school to the Project site is Harry S Truman Elementary School located at 78870 Avenue 50. The school is within 0.25-mile to the east of the proposed Project site. Due to the nature of the proposed use of the Project as a residential development, there would be limited use of hazardous substances. In addition, as previously mentioned under Section 3.9.3 (a), the Project would be required to comply with Federal, State, and local regulations to ensure proper storage, use, emission, and disposal of hazardous substances. Therefore, the proposed Project would have a less than significant impact on schools within a quarter mile of the site. d. No Impact. According to the Department of Toxic Control Substances (DTCS), there are no Federal Superfund sites within the vicinity of the Project site. All environmental cleanups and any permitted hazardous material facilities are listed in the Envirostor database, including Comprehensive Environmental Response, Compensation, and Lability Act (CERLA) sites as well. Additionally, according to the California State Water Resources Control Board's GeoTracker, the Project site is not located within any cleanup sites. The nearest cleanup site is the La Quinta Country Club, located at 77750 Avenue 50, which is approximately 0.71-mile west from the Project site. The La Quinta Country Club contained a potential contaminant of concern: gasoline. However, the case has been closed as of February 4, 1992. Therefore, the Project is not located on or within the vicinity of a site that is listed as a hazardous materials site pursuant to Government Code Section 65962.5. Thus, the Project would not create a significant hazard to the public or the environment. No impact would occur. e. No Impact. The closest airport to the Project site is the Bermuda Dunes Airport, which is approximately 4.1 miles northeast of the Project site. The Project site is not located within the Airport Influence Area and not Troutdale Village SPA No. 3 IS/MND 44 April 2022 69 3 ENVIRONMENTAL EVALUATION within the Airport Land Use Compatibility Zones. Therefore, the Project would not result in a safety hazard for people residing or working in the Project area. No impact would occur. f. No Impact. The Project site does not contain any emergency facilities under existing conditions, nor does it serve as an emergency evacuation route, so there is no potential for the Project to adversely affect an existing emergency response or evacuation plan. During construction and at Project buildout, the proposed Project would be required to maintain adequate emergency access for emergency vehicles as required by the City. As part of the City's discretionary review process, the City of La Quinta would review the Project to ensure that appropriate emergency ingress and egress would be available to -and -from the proposed dwelling units for public safety. Accordingly, implementation of the proposed Project would not impair implementation of or physically interfere with an adopted emergency response plan or an emergency evacuation plan. No impact would occur. No Impact. According to Map My County, the Project site is not located within a State Responsibility Area (SRA) or a Local Responsibility Area (LRA). The Project site and its surrounding areas are not located within a very high fire hazard area. Therefore, the proposed Project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. No impact would occur. 3.9.4 Mitigation No mitigation is required. 3.9.5 Level of Significance after Mitigation Not applicable. 3.10 Hydrology and Water Quality 3.10.1 Sources • Egan Civil, Preliminary Hydrology Study for Troutdale Village, January 22, 2023. (Appendix F) • Egan Civil, Troutdale Village Preliminary Water Quality Management Plan, January 2023. (Appendix G) • FEMA Flood Map Service Center, 2022. • Coachella Valley Water District, 2020 Urban Water Management Plan, 2020. 3.10.2 Environmental Setting The Project site is undeveloped and 100% pervious under existing conditions. The Project site is bound to the south and west with fully improved public streets and storm drain facilities. The existing site is not subject to off -site storm flows and there is no existing on -site retention of storm flow. The proposed impervious area is 65% of the Project site. The new improvements would include paved access around the interior of the site, 11 residential buildings with 284 units, paved parking, storm drain, and water and sewer improvements. Two retention basins would be constructed at the west end of the site to collect and store storm runoff generated during the 100-year design storm per City of La Quinta Drainage Ordinance requirements. Troutdale Village SPA No. 3 IS/MND 45 April 2022 70 3 ENVIRONMENTAL EVALUATION 3.10.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such ❑ ❑ ® ❑ that the project may impede sustainable groundwater management of the basin? 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: c.i.) Result in substantial erosion or siltation on- or off- ❑ ❑ ® ❑ site; c.ii.) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or ❑ ❑ ® ❑ offsite; c.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 c.iv) Impede or redirect flood flows? ❑ ❑ ® ❑ d) In flood hazard, tsunami, or seiche zones, risk release of ❑ ❑ ❑ ❑ pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater ❑ ❑ ® ❑ management plan? a. Less than Significant Impact. Construction of the Project would be subject to National Pollutant Discharge Elimination System (NPDES) stormwater regulations for construction which are required when there is a soil disturbance of more than one acre. The Applicant will be required to comply with all rules, regulations, and procedures of the NPDES permit for municipal, construction, and industrial activities as outlined by the California State Water Resources Control Board or any of its Regional Water Quality Control Boards (Colorado River Basin — Region 7). A Project -specific Water Quality Management Plan (WQMP) must also be prepared to determine and describe the Best Management Practices (BMPs) that will be implemented on the Project site. The Project would be required to meet all applicable water quality standards or waste discharge requirements, thus avoiding any violation of such standards or requirements. Any future development and construction of the Project would require compliance with South Coast Air Quality Management (SCAQMD) Rule 403 and 403.1. SCAQM Rule 403 requires the implementation of best available dust control measures (BACM) during active operations that are capable of generating fugitive dust, such as the construction of the proposed Project. SCAQMD Rule 403.1 is a supplemental rule to 403, which applies only to fugitive dust sources that occur in the Coachella Valley. This rule will assist in reducing fugitive dust and resulting PM10 emissions from man-made sources in the Coachella Troutdale Village SPA No. 3 IS/MND 46 April 2022 71 3 ENVIRONMENTAL EVALUATION Valley. Although, these rules are intended to protect air quality, they would also assist in supporting water quality protection by preventing sediment track out and erosion. Additionally, a Project specific WQMP (Appendix G) was prepared to determine and describe the Best Management Practices (BMPs) that will be implemented on the Project site to address pollutants of concern that may potentially be generated from the use of the Project site. Per the WQMP, the BMP's have been selected and implemented to comply with WQMP Section 3.5 and consists of site design BMP concepts, source control, LID/site design and, if/where necessary, treatment control BMPs. Furthermore, the WQMP prepared for the proposed Project would be required to collect and store 100% of the runoff generated during the 100-year storm event on -site per City of La Quinta Drainage Ordinance. The on -site retention basins will be designed in a manner that allows the stored volume generated from the 100-year design storm event to completely evacuate via percolation into the soil within a 72-hour period. Therefore, the proposed Project would not violate any water quality standards, waste discharge requirements, or otherwise substantially degrade surface or ground water quality. Impacts would be less than significant. b. No potable groundwater wells are proposed by the Project and the Project would be served with potable water by the Coachella Valley Water District (CVWD). The primary source of water in the Coachella Valley is groundwater extracted by deep wells and replenished with Colorado River water. The CVWD would provide domestic water service to the Project and is a participant in the Coachella Valley Regional Water Management Group that prepared an Integrated Regional Water Management Plan (WMP) in 2018. The 2018 Integrated Regional WMP determined that long-term regional demand for potable water is expected to increase; however, with continued conservation measures and replenishment of groundwater, it is projected that there will be sufficient supplies available to meet the CVWD demand. Based on the 2018 Integrated Regional WMP projected supply and demand numbers, the CVWD would have a sufficient water supply to serve the Project's water demands. At Project buildout, water would be required to serve the needs of the proposed development of 284 dwelling units. The Project would connect to an existing water line on Avenue 50. No additional water infrastructure or new wells are proposed. The Project would be required to comply with the CVWD's and the City's water -efficiency requirements, such as including the use of drought -tolerant planting materials and limited landscaping irrigation. The Project would also be required to comply with the CVWD's drought restrictions and water reduction measures as applicable. Therefore, compliance and implementation of CVWD and City requirements would ensure that the Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge. Impacts would be less than significant. c. i-iv. Less than Significant Impact. Prior to development of the Project site, the City will review and approve the proposed civil plans to ensure the proposed development is in compliance with the City's Municipal Code, which requires the Project to retain the runoff volume from a 100-year, 24-hour storm event for the entire Project site. In addition, the Project's WQMP (Appendix G), includes BMPs, both of which are requirements for the City's NPDES implementation. The implementation of BMPs would allow for the reduction in pollutants of concern and help reduce the impacts both short and long term of water quality during the construction and operation of the Project. The implementation of BMPs is consistent with the Project - specific WQMP and complies with City requirements would ensure the design of the Project would not Troutdale Village SPA No. 3 IS/MND 47 April 2022 72 3 ENVIRONMENTAL EVALUATION result in erosion or siltation on- or off -site. The Project would result in a less than significant impact to downstream water bodies. d. Less than Significant Impact. The majority of the Project site is not located within a flood zone; however, the eastern side of the Project site is located within the U.S Federal Emergency Management Agency (FEMA) Flood Zone AE due to the Project site being adjacent to the Coachella Water District's Whitewater River Storm Water Channel. CVWD provided a letter dated April 5, 2022, which stated approval on the 75-foot setback. Therefore, no channel improvements would be required for the Project. Furthermore, the Project site is not located within the vicinity of any other water bodies. Due to the Project site location being far away from the ocean, lakes, or dams, there is no possibility of dam failure, tsunami or seiche. Therefore, impacts would be less than significant. e. Less than Significant Impact. As described in Section 2.10.3 (b), projected Project water demand does not exceed the projected water supply per the 2018Integrated Regional WMP. There would be sufficient water supplies to serve the Project. The Project will adhere to all applicable water quality standards and will implement a Project specific WQMP (Appendix G) approved by the City and the Regional Water Quality Control Board for both construction and operational activities. Therefore, the Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts would be less than significant. 3.10.4 Mitigation No mitigation is required. 3.10.5 Level of Significance after Mitigation Not applicable. 3.11 Land Use and Planning 3.11.1 Sources • City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.loquintaca. qov/home/showpublisheddocument/158581635338594527270000 3.11.2 Environmental Setting The Project site is designated as "Medium/High Density Residential" per the City's General Plan 2035 Land Use Map and is zoned as "Medium High Density Residential (RMH)" and within the Affordable Housing Overlay per the City's Official Zoning Map. The Applicant proposes a Change of Zone to change the site's zoning designation to "High Density Residential (RH)." Under existing conditions, the Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant, undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. Troutdale Village SPA No. 3 IS/MND 48 April 2022 73 3 ENVIRONMENTAL EVALUATION 3.11.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated LAND USE AND PLANNING — Would the project: a) Physically divide an established community? ❑ ❑ ❑ N b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific ❑ ❑ ® ❑ plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? No Impact Development of the Project would not physically disrupt or divide the arrangement of an established community. Under existing conditions, the Project site is bordered by a residential community located immediately north; to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant, undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. No impact would occur. b. Less Than Significant Impact The development of the Project would consist of 284 residential homes. Under existing conditions, the Project site is designated as "Medium/High Density Residential" per the City's General Plan 2035 Land Use Map and zoned "Medium High Density Residential (RMH)" and within the Affordable Housing Overlay per the City's Official Zoning Map. Because the Project would be consistent with the underlying General Plan land use designation, the Project would not conflict with the City's General Plan. As previously mentioned, the Applicant has applied for a Change of Zone, which requests to amend the Zoning Ordinance to change the underlying zone of the Project site from RMH to RH. Approval of the Change of Zone would inherently create consistency with the City's zoning designation. Prior to the development of the Project site, the City would review and approve the proposed architectural plans to ensure the proposed development meets the City's development standards for the Medium/High Density Residential land use and High Density Residential zone. Therefore, the Project would be developed in accordance with the proposed density requirement, zoning designation, and would comply with all applicable policies contained in the General Plan and all applicable development regulations and standards contained in the Zoning Ordinance. The Project also would not conflict with any applicable goals, objectives, and policies of the SCAQMD's AQMP, SCAG's Connect SoCal, and SCAG's Regional Comprehensive Plan. Impacts would be less than significant. 3.11.4 Mitigation No mitigation required. Troutdale Village SPA No. 3 IS/MND 49 April 2022 74 3 ENVIRONMENTAL EVALUATION 3.11.5 Level of Significance after Mitigation Not applicable. 3.12 Mineral Resources 3.12.1 Sources City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.laguintaca.gov/home/showpublisheddocument/15858/635338594527270000 3.12.2 Environmental Setting The majority of the City of La Quinta is located in mineral resource zone 1 (MRZ-1), which indicates that little likelihood exists for the presence of significant mineral resources. The western portion of the City is located in MRZ-3, which are areas containing known or inferred mineral occurrences of undetermined mineral resources significances. According to Exhibit III-11, Mineral Resource Zone Map, of the City's General Plan EIR, the Project site is located within MRZ-1. 3.12.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated MINERAL RESOURCES — Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the ❑ ❑ ® ❑ residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local ❑ ❑ ® ❑ general plan, specific plan, or other land use plan? a-b. Less Than Significant Impact. According to the City's General Plan EIR, the Project site is located in an MRZ-1 zone, which indicates it is located in an area where there is little likelihood for presence of significant mineral resources. The Project site is currently designated Medium/High Density under the City's General Plan and zoned Medium High Density Residential. Neitherthe existing land use or zoning designation allow for mineral production. In addition, the General Plan consists of several policies that would protect mineral resources and prevent land use incompatibility impacts from mining. Furthermore, if a potential mineral extraction operation were to be located within the Project site, it would be incompatible both with the land use designation and surrounding land uses. Therefore, development of the Project would result in a less than significant impact relating to mineral resources. 3.12.4 Mitigation No mitigation required. Troutdale Village SPA No. 3 IS/MND 50 April 2022 75 3 ENVIRONMENTAL EVALUATION 3.12.5 Level of Significance after Mitigation Not applicable. 3.13 Noise 3.13.1 Sources • MD Acoustics, Troutdale Village Apartment Project Noise Impact Study, January 12, 2022. (Appendix D) 3.13.2 Environmental Setting Noise Noise has been defined as an unwanted sound. Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm, or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A -weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Vibration According to the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment Manual, vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure -borne noise. Sources of ground -borne vibrations include natural or human made causes. In addition, vibration sources may be continuous, such as factory machinery, or transient, such as explosions. There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to describe vibration impacts to buildings. Human body responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically, ground -borne vibration generated by man-made activities attenuates rapidly with distance from the source of the vibration. Troutdale Village SPA No. 3 IS/MND 51 April 2022 76 3 ENVIRONMENTAL EVALUATION 3.13.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact p Mitigation Impact p Impact Incorporated NOISE — Would the project result in: a) Generation of a 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? b) Generation of excessive ground borne vibration or ❑ ❑ ® ❑ ground borne noise levels? 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? a. Less than Significant Impact. Project construction noise would occur due to the use of equipment that includes a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in stages such as site preparation, grading, building construction, and architectural coating. To describe the Project construction noise levels, measurements were collected for similar activities at several construction sites. Since the reference noise levels were collected at varying distances, all construction noise level measurements presented in Table 6 of Appendix D, have been adjusted to describe a uniform reference distance of 50 feet. Construction Noise Analysis Construction noise is considered a short-term impact and would be considered significant if construction activities are taken outside the allowable times (7 AM to 7 PM) as described in LQMC Section 6.08.050(A). Construction is anticipated to occur during permissible hours. Construction noise will have a temporary or periodic increase in the ambient noise level above the existing within the Project vicinity. Furthermore, noise reduction measures are provided to further reduce construction noise. The impact is considered less than significant. Construction noise level projections are provided below. Typical operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Noise levels will be loudest during the grading phase. A likely worst -case construction noise scenario during grading assumes the use of a grader, a dozer, two (2) excavators, two (2) backhoes, and a scraper operating at 290 feet from the nearest sensitive receptor (north residences). Assuming a usage factor of 40 percent for each piece of equipment, unmitigated noise levels at 290 feet have the potential to reach 70 dBA Leq and 74 dBA Lmax at the nearest sensitive receptors during grading. Noise levels for the other construction phases would be lower and range between 63 to 66 dBA. Troutdale Village SPA No. 3 IS/MND 52 April 2022 77 3 ENVIRONMENTAL EVALUATION Off -Site Traffic Noise Analysis Traffic generated by the operation of the Project will influence traffic noise levels in surrounding off -site areas. As previously mentioned, the Project is anticipated to generate approximately 2,079 average daily trips. The modeling is theoretical and does not take into account any existing barriers, structures, and/or topographical features that may further reduce noise levels. Therefore, the levels are shown for comparative purposes only to show the difference in with and without project conditions. In addition, the noise contours for 60, 65 and 70 dBA CNEL were calculated. The potential off -site noise impacts caused by an increase of traffic from operation of the proposed project on the nearby roadways were calculated for the following scenarios: Existing without Project and Existing with Project. Table 8 compares the two scenarios and shows the change in traffic noise levels as a result of the proposed Project. It takes a change of 3 dB or more to hear a perceptible difference. Table 8 Off -Site Traffic Noise Levels CNEL at 60 Feet dBA1,2 Existing Existing Change Potential Segment Without With in Significant Roadway Project Project Noise Impact Level Washington St Eisenhower Dr to Avenue 50 69.7 69.9 0.2 No Avenue 50 Washington St to Jefferson St 1 67.6 1 67.7 1 0.1 No Notes: Exterior noise levels calculated at 5 feet above ground level. Z Noise levels calculated from centerline of subject roadway. As shown on Table 8, the maximum change in noise level generated from the Project is 0.2 dBA. Therefore, noise impacts to off -site receptors due to Project -generated trips would be less than significant. On -Site Traffic Noise Analysis Traffic noise from the local roadway network was evaluated and compared to the City's noise compatibility matrix. Per the City's Land Use Compatibility (LQMC Section 9.100.210), multi -family residential is conditionally acceptable up to 65 dBA CNEL. As shown in Table 5 of Appendix D, traffic 70 dBA CNEL noise projections from Washington Street will reach up to 173 feet from the centerline of the roadway. Residential structures are located approximately 180 feet away from Washington Street centerline and fall within the 70 to 65 dBA CNEL contour of the roadway and are located within the conditionally acceptable region for multiple -family residential. In order to ensure interior levels of 45 dBA CNEL, all residential windows would be designed with sound transmission class (STC) ratings of 28 to achieve a 25 dB reduction, as described in Mitigation Measure N0I-1, below. With implementation of Mitigation Measure N0I-1, on -site traffic noise would be reduced to a less than significant impact. b. Less than Significant Impact The Project does not propose or require uses or activities that would be considered substantive sources of on -going vibration. For the purposes of this analysis, and to substantiate whether the Project would result in "exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels," applicable criteria developed by the California Department of Transportation (Caltrans) were employed. The Caltrans Transportation and Construction Vibration Guidance Manual indicates that received vibration levels of 0.10 Peak Particle Velocity (PPV) (equal to 0.071 Root Mean Square Amplitude [RMS]) could be strongly perceptible (Caltrans Troutdale Village SPA No. 3 IS/MND 53 April 2022 78 3 ENVIRONMENTAL EVALUATION Transportation and Construction Vibration Guidance Manual (Caltrans) September 2013, p. 38). For the purposes of this analysis, received vibration levels exceeding 0.10 PPV (0.071 RMS) would be considered potentially significant. Ground borne vibration levels resulting from construction activities occurring within the Project site were estimated by using data published by the Federal Transit Administration (FTA). Typical Project construction equipment would generate vibration levels of 0.003 PPV (small bulldozer) to 0.089 PPV (larger bulldozer) as measured at 25 feet. As with received noise levels, received vibration levels attenuate with distance. In general, manmade ground -borne vibrations attenuate rapidly with distance from the source. At a distance of 290 feet, a large bulldozer would yield a worst -case 0.006 peak particle velocity (PPV) (in/sec) which is below the threshold of perception and any risk of damage. Therefore, the Project would not result in or cause exposure of persons to, or generation of, excessive ground borne vibration or ground borne noise. Impacts would be less than significant. C. No Impact The nearest airport to the Project site is the Bermuda Dunes Airport, located approximately 4.1 miles northeast of the Project site. The Project site is not located within the airport influence area boundary. Furthermore, the noise compatibility contours provided in the Riverside County Airport Land Use Compatibility Plan (RCALUCP) show that the Project site is outside of the 65 dBA CNEL noise contour for the Bermuda Dunes Airport. Therefore, the Project would not expose people residing or working in the Project area to excessive noise levels associated with airports. No impact would occur. 3.13.4 Mitigation N0I-1 Prior to building permit issuance, the Project Applicant shall ensure all residential windows be designed with sound transmission class (STC) 28 to achieve a 25 dB reduction. 3.13.5 Level of Significance after Mitigation With implementation of Mitigation Measure N0I-1, all Project -related noise impacts would be reduced to less - than -significant levels. 3.14 Population and Housing 3.14.1 Sources • United States Census Bureau, Quickfacts. July 1, 2021. https://www.census.gov/quickfacts/fact/table/laguintacitycalifornia/PST045219 3.14.2 Environmental Setting According to the United States Census Bureau, the City of La Quinta had a population of 37,558 in 2020, and the population increased by 0.2% from 2010. The number of households from 2016-2020 was 16,292 with an average household size at 2.55 persons per household. Troutdale Village SPA No. 3 IS/MND 54 April 2022 79 3 ENVIRONMENTAL EVALUATION 3.14.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact p Mitigation Impact p Impact Incorporated POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes ❑ ❑ ® ❑ and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a. Less than Significant Impact. The Project Applicant proposes the future development of 284 residences on 14.03 acres of undeveloped land. According to the United States Census Bureau, the person per household from 2016-2020 in the City of La Quinta is 2.55, which calculates to an estimate of 724 residents. This only leads to a negligible increase in population and is consistent with current population growth projections. Furthermore, the Project site is surrounded to the north and west by residential homes and would be accessible via existing roads and infrastructure. No roads or infrastructure would need to be extended to serve the Project. Because the anticipated increase in population based on the proposed residences would be negligible, within current population growth projections, and induced population growth is also expected to be negligible. Therefore, impacts would be less than significant. b. No Impact. The proposed development of 284 residences would take place on a vacant parcel. No structures or housing will be eliminated as a result of the Project and no persons would be displaced. Therefore, there would be no impacts relating to the displacement of people or housing. 3.14.4 Mitigation No mitigation is required. 3.14.5 Level of Significance after Mitigation Not applicable. 3.15 Public Services 3.15.1 Sources • City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.loguintaca.govlhome/showpublisheddocument/158581635338594527270000 Troutdale Village SPA No. 3 IS/MND 55 April 2022 80 3 ENVIRONMENTAL EVALUATION 3.15.2 Environmental Setting Fire Protection Services Fire protection is provided through a contract with the Riverside County Fire Department. There are three City - owned fire stations, each staffed with full-time paid and volunteer firefighters: Fire Station No. 32 at 78-111 Avenue 52; Fire Station No. 70 at 54001 Madison Street; and Fire Station No. 93 at 44-555 Adams Street. Emergency response in the City is also available through Riverside County Fire Department stations in other cities. These include Station No. 55, located in Indian Wells; Station No. 88, in Indio; and Station No. 39, located at the Desert Resorts Airport, east of the City's eastern Sphere of Influence. County Fire dispatches all calls through its centralized Emergency Command Center, where responding stations are determined based on location and need. Average Fire Department response times are between 5 and 7 minutes. La Quinta has an Insurance Service Office (ISO) of 4, based on a scale of 1 through 10, with 1 being the highest rating. Ratings are reviewed periodically. A variety of criteria are used to determine the ISO rating, such as staffing levels, response times, safety history and building code standards. Police Protection Services Police protection services are provided through contract with the Riverside County Sheriff's Department. Riverside County Sheriff's Station is located at 86-625 Airport Boulevard, Thermal, CA 92274. The Civic Center Community Policing Office is located at 78-495 Calle Tampico, La Quinta, CA 92253. 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). Developers are required to pay school mitigation fees for residential and commercial development, which includes the proposed Project. Parks The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve areas. The City of La Quinta also contains one public and 22 privately owned and operated golf courses, seven of which are open and available for public use. The City of La Quinta's designated recreational open space totals approximately 5,259 acres. Troutdale Village SPA No. 3 IS/MND 56 April 2022 81 3 ENVIRONMENTAL EVALUATION 3.15.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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 of 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: i) Fire Protection? ® ❑ ii) Police Protection? LLJ iii) Schools? LLJ iv) Parks? ® ❑ v) Other public facilities? ❑ ® ❑ a-i. Less than Significant Impact Fire protection services in La Quinta are provided through a contract with the Riverside County Fire Department (RCFD). The nearest fire station (No. 32) is located at 78-111 Avenue 52, approximately 1.0-mile southwest from the Project site. Based on the Project site's proximity to the existing fire station, the Project would be adequately served by fire protection services and no new or expanded unplanned facilities would be required. Additionally, the Project would feature fire safety and fire suppression activities, including type of building construction, fire sprinklers, a fire hydrant system, and paved access. The La Quinta Fire Department and/or RCFD will review and approve Project plans to ensure all applicable fire standards and regulations are met. In addition, the Development Impact Fees paid for the project will fund this project's "fair -share" of capital Improvements for Fire that are needed from this development. Therefore, impacts associated with fire protection services would be less than significant. a-ii. Less than Significant Impact The La Quinta Police Department serves under contract by the Riverside County Sheriff's Department. The Community Policing Office is located at 78-495 Calle Tampico, which is located approximately 0.5-mile southwest from the Project site. Based on the Project site's proximity to the existing police station and the Sherriff's Thermal Sub -Station, the Project would be adequately served by police protection services and no new or expanded unplanned facilities would be required. The La Quinta Police Department, through the Riverside County Sheriff Department, will review and approve Project plans to ensure all applicable police standards and regulations are met. In addition, the Development Impact Fees paid for the project will fund this project's "fair -share" of capital Improvements for police that are needed from this development. Therefore, impacts associated with police protection services would be less than significant. a-iii. Less than Significant Impact The nearest school is Harry S Truman Elementary, which is located approximately 0.2-mile east of the Project site at 78870 Avenue 50. The addition of the future 284 homes would not significantly increase the number of students within nearby schools. The Project is required to Troutdale Village SPA No. 3 IS/MND 57 April 2022 82 3 ENVIRONMENTAL EVALUATION pay the State mandated school impact fees which would assist in mitigating impacts to schools. Therefore, this fee would assure that impacts would be less -than -significant levels. a -iv. Less than Significant Impact The City of La Quinta requires new developments to dedicate land for recreational purposes or pay in -lieu fees and payment of Development Impact Fees. The Project would result in a negligible population increase and a negligible demand for park facilities. Therefore, this fee will assure that the impacts to City parks would be less than significant. a-v. Less than Significant Impact The Project would result in less than significant impacts to other public facilities. It is not expected that the Project would result in an increase in population that would require the provision of additional public facilities within the City of La Quinta. Access to the Project site is provided by existing roads and would connect to existing utility infrastructure. New public roads or public transportation facilities, or other public facilities, are not required. Regardless of the negligible impact to public services, the Development Impact Fees will be paid for the Project which will fund this project's "fair -share" of capital Improvements for other public facilities that are needed from this development. Therefore, impacts would be less than significant. 3.15.4 Mitigation No mitigation is required. 3.15.5 Level of Significance after Mitigation Not applicable. 3.16 Recreation 3.16.1 Sources • City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.lapuintaca. pov/home/showpublisheddocument/15858/635338594527270000 3.16.2 Environmental Setting The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve areas. La Quinta's three nature preserves are also available for public recreation, as they all contain trails for hiking and bicycling. There are also a number of public pocket parks located within existing subdivisions. La Quinta is home to one public and 22 privately owned and operated golf courses, seven of which are open and available for public use. La Quinta's designated recreational open space totals approximately 5,259 acres. Troutdale Village SPA No. 3 IS/MND 58 April 2022 83 3 ENVIRONMENTAL EVALUATION 3.16.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? a/b. Less than Significant Impact. The Project's development of 284 dwelling units would result in a negligible population increase and a negligible demand for park facilities. Since the Project will provide a pickleball court, pool and spa, barbeque areas, multiple open recreational spaces, and a dog park, there is a low potential for the Project to increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur, as well as a low potential for construction or expansion of recreational facilities which may have an adverse physical effect on the environment. Furthermore, because the Project is consistent with the existing land use and zoning designation, the City's General Plan has already accommodated for the new residents from this Project. Therefore, the Project would have a less than significant impact on recreational facilities within the City. 3.16.4 Mitigation No mitigation required. 3.16.5 Level of Significance after Mitigation Not applicable. 3.17 Transportation 3.17.1 Sources Integrated Engineering Group, Troutdale Village Transportation Analysis, December 2021. (Appendix E) 3.17.2 Environmental Setting The Project trip generation was calculated using the ITE Trip Generation Manual (10th Edition). It is estimated that the Project would generate 1,684 total daily trips, 109 AM peak hour trips and 134 PM peak hour trips. Project trip distribution and assignment were developed in coordination with the City of La Quinta staff based on the land use characteristics of the proposed Project and surrounding area, existing travel patterns within the study area, anticipated travel patterns to and from the Project site, and approved projects located in the Troutdale Village SPA No. 3 IS/MND 59 April 2022 84 3 ENVIRONMENTAL EVALUATION vicinity of the Project site. Per the City of La Quinta VMT Analysis Policy (June 2021), the Project qualifies for the small project screening criterion as an affordable housing project. The SunLine Transit Agency (STA) is the main transit agency servicing the City of La Quinta. Currently, STA operates Route 7 within the vicinity of the project. Route 7 operates seven days a week and connects to Indian Wells and Palm Desert north of the site. Weekday and weekend service frequency is 90 minutes. Bus stops for Route 7 are currently located at the northeast corner of the intersection of Washington Street and Avenue 50 for northbound service and at the southwest corner for southbound service. Pedestrian accessibility and connectivity from the Project site to these bus stops is provided along the east and west sides of Washington Street with signalized crossings at the intersection where the bus stops are located. Pedestrian crosswalks are generally provided at signalized intersections along Washington Street with sidewalks on the east side. Buffered Class II bike lanes are provided in both directions along Washington Street and along the south side along Avenue 50, east of the Project site. 3.17.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated TRANSPORTATION — Would the project: a) Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, ❑ ❑ ® ❑ roadway, bicycle and pedestrian facilities? b) Would the project conflict or be inconsistent with ❑ ❑ ® ❑ CEQA Guidelines section 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous ❑ ❑ ® ❑ intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access ❑ ❑ ® ❑ a. Less than Significant Impact. Trip generation represents the amount of traffic which is both attracted to and produced by a development. The Project's Traffic Report (Appendix E) utilized the trip generation rates for multi -family housing for low-rise and mid -rise homes provided in the Institute of Engineers Trip Generation Manual 10th Edition. As shown in the modeling conducted by IEG, through use of the ITE trip generation rates, the Project is anticipated to generate approximately 1,684 total daily trips, 109 AM peak hour trips, and 134 PM peak hour trips. IEG conducted analyses for two scenarios: Existing Conditions (2021), Project Completion Year (2023) (Existing Plus Ambient Plus Project) Conditions, Cumulative (Existing Plus Ambient Plus Cumulative Plus Project) Conditions. As shown in Table 9, Existing Conditions (2021) Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Existing Year (2021) Conditions. Therefore, no improvements are required Troutdale Village SPA No. 3 IS/MND 60 April 2022 85 3 ENVIRONMENTAL EVALUATION Table 9 Existing Conditions (2021) Intersection Analysis Intersection Intersection Control Existing Conditions Delay (a) LCIS (b) AM/PM Peak 1. Washington Street & Avenue 50 Signalized 20.7/16.4 C/B 2. Washington Street & Eisenhower Drive Signalized 15.0/13.7 B/B 3. Washington Street & Avenue 48 Signalized 13.2/11.9 B/B Notes: (a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. (b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10 The second scenario, Project Completion (2023) was analyzed with a two percent annual growth factor for two years applied to the existing counts. As shown in Table 10, Project Completion (2023) Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Project Completion (2023) conditions. Therefore, no additional improvements are required. Table 10 Project Completion (2023) Intersection Analysis Intersection Existing Conditions Project Completion Conditions Delay (a) LOS (b) Delay (a) LOS (b) AM Peak/PM Peak 1. Washington Street & Avenue 50 20.7/16.4 C/B 22.2/17.4 C/B 2. Washington Street & Eisenhower Drive 15.0/13.7 B/B 16.3/14.7 B/B 3. Washington Street & Avenue 48 13.2/11.9 B/B 14.6/12.7 B/B Notes: (a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized intersections, delay refers to the worst movement. (b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10 The third scenario analyzed is Cumulative (Existing Plus Ambient Plus Cumulative Plus Project). The Cumulative Conditions traffic volumes were developed by adding cumulative project trips to the Project Completion Conditions traffic volumes. As shown in Table 11, Cumulative Intersection Analysis, all analyzed intersections are operating at an acceptable LOS under Cumulative Conditions. Therefore, no additional improvements are required. Troutdale Village SPA No. 3 IS/MND 61 April 2022 86 3 ENVIRONMENTAL EVALUATION Table 11 Cumulative Intersection Analysis Intersection Existing Conditions Cumulative Conditions Delay (a) LOS (b) Delay (a) LOS (b) 1. Washington Street & Avenue 50 20.7/16.4 C/B 22.4/17.7 C/B 2. Washington Street & Eisenhower Drive 15.0/13.7 B/B 16.4/14.8 B/B 3. Washington Street & Avenue 48 13.2/11.9 B/B 14.8/12.8 B/B Notes: (a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized intersection, delay refers to the worst movement. (b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using Synchro 10 As previously mentioned in Section 3.17.2, STA operates Route 7 within the vicinity of the Project site. Bus stops for Route 7 are currently located at the northeast corner of the intersection of Washington Street and Avenue 50 for northbound service and at the southwest corner for southbound service Pedestrian accessibility and connectivity to and from the Project is provided along the east and west sides of Washington Street with signalized crossings at the intersection where the bus stops are located. Existing bike lanes are located along the Project site's frontage with Washington Street and along the south side of Avenue 50, east of the Project site. The Project would not interfere with the existing bus stops, sidewalks, and bike lanes. In conclusion, the Project would not conflict with the City's General Plan. Therefore, the Project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Impacts would be less than significant. b. Less than Significant Impact. CEQA Guidelines Section 15064.3 sets forth guidelines for implementing Senate Bill 743 (SB 743) for reduction of GHG emissions and development of multimodal transportation networks. SB 743 requires amendments to the CEQA Guidelines to provide for an alternative criteria to the LOS methodology for evaluating transportation impacts. Generally, "vehicle miles travelled" or VMT is considered as the most appropriate measurement of transportation impacts. VMT refers to the amount and distance of automobile travel attributable to a project. Per the City of La Quinta VMT Analysis Policy and screening criteria for development projects, the proposed Project, consisting of 284 multifamily units of which 70 units are affordable housing units, can be presumed to not have a significant transportation related CEQA impact by qualifying for small and local serving projects screening criteria as affordable housing. Furthermore, as discussed in the GHG section above, the project is estimated to generate less than 3,000 MTCO2e, which also qualifies for screening criteria. Therefore, Project impacts related to VMT would be less than significant. c/d Less than Significant Impact. The types of traffic generated from the Project (i.e., passenger cars) would be compatible with the type of traffic observed along roadways within the Project vicinity under existing conditions. In addition, prior to development of the Project site, the City will review and approve the proposed architectural plans to ensure all proposed improvements within the public right-of-way would be installed in conformance with City Design Standards and that no hazardous transportation design features would be introduced through implementation of the Project. In addition, the Riverside County Troutdale Village SPA No. 3 IS/MND 62 April 2022 87 3 ENVIRONMENTAL EVALUATION Fire Department, City Fire Services, and the City Police Department will review the proposed site plan to ensure that all safety design features and measures related to emergency access and geometric design are compliant with existing standards prior to final Project approval. Accordingly, the Project would not create or substantially increase safety hazards due to a design feature or incompatible use or result in inadequate emergency access. Impacts would be less than significant. 3.17.4 Mitigation No mitigation is required. 3.17.5 Level of Significance after Mitigation Not applicable. 3.18 Tribal Cultural Resources 3.18.1 Sources PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022. (Appendix C) AB 52 Tribal Consultation Letters 3.18.2 Environmental Setting The Project site is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than 3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project site is located. PaleoWest contacted the Native American Heritage Commission (NAHC) on October 19, 2021, for a review of the sacred lands file (SLF). The NAHC responded on November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit information regarding cultural resource issues related to the proposed Project. PaleoWest sent outreach letters to the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls on January 12, 2022. To date five Tribes have responded to the notification letters: Soboba Band of Luiseno Indians, Quechan Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of Cahuilla Indians, and Augustine Band of Cahuilla Indians. Troutdale Village SPA No. 3 IS/MND 63 April 2022 88 3 ENVIRONMENTAL EVALUATION 3.18.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated TRIBAL CULTURAL RESOURCES — Would the project: 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 5020.1(k), or 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 Section ❑ ® ❑ ❑ 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. a.i. Less than Significant with Mitigation Incorporated As previously discussed in Section 3.5.3(a) and (b), the Project site contains two previously recorded prehistoric archeological sites, which have been combined by PaleoWest into one resource: 33-001180. The resource likely represents a Late Prehistoric Period habitation site, much of which has been destroyed by development in the surrounding area. PaleoWest concluded after a Phase II investigation that the portion of Site 33-001180 in the Project area does not contribute to the overall eligibility of the site for listing on the CRHR. However, due to the sensitivity in the area, Mitigation Measure CUL-1 would be implemented to ensure historical and archaeological resources would be less than significant. a.ii. Less than Significant with Mitigation Incorporated As previously mentioned in Section 3.18.2, PaleoWest contacted the NAHC on October 19, 2021, for review of the SLF. The NAHC responded on November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit information regarding cultural resource issues related to the Project. PaleoWest sent outreach letters to the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls on January 12, 2022. To date, six Tribes have responded: Soboba Band of Luiseno Indians, Quechan Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of Cahuilla Indians, Augustine Band of Cahuilla Indians, and Morongo Band of Mission Indians. The Soboba Band of Indians stated the Tribe would defer to the Torres -Martinez Desert Cahuilla Indians, the Cabazon Band of Mission Indians, and the Agua Caliente Band of Cahuilla Indians. The Quechan Historic Preservation Department sent an email indicating the Tribe does not wish to comment on the Troutdale Village SPA No. 3 IS/MND 64 April 2022 89 3 ENVIRONMENTAL EVALUATION Project and stated they defer to more local tribes. The Environmental Department of the Los Coyotes Band of Cahuilla and Cupeno Indians responded that they have no information to share and no comment on the Project. The Santa Rosa Band of Cahuilla Indians also stated that the Tribe would like to defer to the closest tribes in that area, Torres -Martinez and Augustine Band of Cahuilla Indians. They further noted that the Tribe does not have any comment regarding the Project. The Morongo Band of Mission Indians stated the Project was not located within the boundaries of the ancestral territory and traditional use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. The Augustine Band of Cahuilla Indians stated that they are not aware of any cultural resources that would be impacted by the Project but would like to be informed if any additional resources, beyond the two resources already identified within the Project site, are identified during development of the Project. A representative of the Ramona Band of Cahuilla requested that the letters be resent for review. The letter was resent to the Tribe on January 12, 2022. On January 28, 2022, the Agua Caliente Band of Cahuilla Indians responded stating that the Project site is located within the Tribe's Traditional Use Area and therefore, requested to monitor during Project construction. On April 19, 2022, the Agua Caliente Band of Cahuilla Indians requested a formal government to government consultation under AB-52, a cultural resources inventory by a qualified archaeologist prior to any development activities, a copy of the records search with associated survey reports and site records from the information center, copies of any cultural documentation, a representative from the Agua Caliente Native American Cultural Resource, and an informational meeting with the developer, lead agency, and archaeologist. There was a joint SB18 and AB52 Revie conducted and on July 21, 2022, The Agua Caliente Band of Cahuilla Indians stated the Troutdale Village project had addressed all the Tribals Historic Preservation Office concerns and proper mitigation measures have been proposed to ensure the protections of tribal cultural resources, thus concluding AB52 consultation efforts. With implementation of Mitigation Measure TCR-1, as described below, impacts to tribal cultural resources would be less than significant. 3.18.4 Mitigation TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. 3.18.5 Level of Significance after Mitigation With implementation of Mitigation Measure TCR-1, impacts regarding tribal cultural resources would remain less than significant. Troutdale Village SPA No. 3 IS/MND 65 April 2022 90 3 ENVIRONMENTAL EVALUATION 3.19 Utilities and Service Systems 3.19.1 Sources • City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013. • City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July 2012. https://www.laguintaca.gov/home/showpublisheddocument/158581635338594527270000 3.19.2 Environmental Setting Domestic Water Domestic water for the majority of the City is provided by the Coachella Valley Water District (CVWD). Groundwater is the principal source of municipal water supply in the Coachella Valley. The main groundwater source for the entire valley is the Coachella Valley Groundwater Basin, Indio Subbasin, and the Whitewater River Subbasin. The Whitewater River Subbasin underlies a major portion of the valley floor and encompasses approximately 400 square miles. Wastewater CVWD also provides wastewater and sewage collection and treatment services in the City and Sphere of Influence (SOI). CVWD sewer lines utilize a system of trunk lines ranging in diameter from 4 to 24 inches. There are 18-inch diameter force mains in Washington Street, Jefferson Street, Madison Street, and Avenues 50, 58, and 60. There are two CVWD wastewater treatment plants that serve La Quinta. Water Reclamation Plant 7 (WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio. It provides wastewater treatment for development in the City north of Miles Avenue. The capacity of WRP-7 is 5 million gallons per day (MGD), and the plant processes approximately 2.8 to 3.0 MGD. It has the capacity to expand to 7.5 MGD. The Mid -Valley Water Reclamation Plant (WRP-4), located in Thermal, serves lands in the City and SOI that are located south of Miles Avenue. The Mid -Valley plant has a current capacity of just under 10 MGD, and processes approximately 5 MGD. Solid Waste Solid waste disposal services in the City of La Quinta are provided by the commercial vendor, Burrtec. Solid waste collected from the City of La Quinta residents and businesses is hauled to the Edom Hill Transfer Station in Cathedral City and is then transported to Lambs Canyon in the City of Beaumont. Troutdale Village SPA No. 3 IS/MND 66 April 2022 91 3 ENVIRONMENTAL EVALUATION 3.19.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development ❑ ❑ ® ❑ during normal, dry and multiple dry years? 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? 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? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid ❑ ❑ ® ❑ waste? a-e. Less than Significant Impact. Domestic Water CVWD provides domestic water services to the Project site. CVWD based its water demand calculations for its UWMP on the City's Anticipated Land Use Plan which the Project will remain consistent with its designated land use. Additionally, the Project would be required to implement all water conservation measures imposed by CVWD under normal and drought conditions over the life of the Project. These include requirements of Executive Order B-29-15, which was issued in 2015 and is still in effect. This Executive Order mandates reductions in water use by 36% in the Coachella Valley. In response to the Executive Order, CVWD has adopted restrictions on water use that include limiting days on which landscaping can be irrigated, a prohibition on the use of fountains or water features, a prohibition on irrigation by any means other than drip or micro -spray systems, and a requirement that hotels offer their guests the option of not having towels and linens laundered daily. Should additional restrictions or regulations be implemented, the Project would be required to comply with them also. No new wells or additional water infrastructure or entitlements will be required. Based on the foregoing, CVWD would be able to fulfill the Project's demand during normal and dry years. Impacts would be less than significant. Troutdale Village SPA No. 3 IS/MND 67 April 2022 92 3 ENVIRONMENTAL EVALUATION Wastewater Wastewater generated from the Project site would be treated at either CVWD's WRP 7 or WRP 4, which contains an excess of 2.0 MGD or 5 MGD, respectively. Implementation of the Project would generate wastewater at a rate of 230 gallons per day per dwelling unit. As the Project includes the development of 284 dwelling units, the Project would generate approximately 65,320 gallons per day of wastewater. Therefore, implementation of the Project would result in an approximately 3.3 percent or 1.3 percent of the total capacity of wastewater treated at WRP 7 or WRP 4, respectively. This increase is considered minimal as these plants currently treat approximately 5 MGD (WRP 7) or 10 MGD (WRP 4) and would not result in a significant impact. StnrmwatPr The City requires on -site retention basins for all new developments to manage surface water flows and reduce runoff from sources such as stormwater and landscape irrigation. The Project complies with this requirement by including two on -site retention basins to ensure stormwater is retained on -site. Additional measures to address onsite stormwater management are described in Section 3.10, Hydrology and Water Quality. Project -related impacts to stormwater management systems are expected to be less than significant. Therefore, impacts would be less than significant. Snlid WattP Solid waste disposal service for the City would be provided by Burrtec, which is required to meet all local, regional, state, and federal standards for solid waste disposal. Implementation of the Project would generate solid waste at a rate of 12.23 pounds per dwelling unit per year. As the Project includes the development of 284 dwelling units, the Project would generate approximately 1.7 tons of solid waste per year. Solid waste generated at the Project site would be transported to the Edom Hill Transfer Station in northern Cathedral City and disposed of at Lamb Canyon Landfill in the City of Beaumont, which has a remaining capacity of 19.2 million cubic yards (2015). Due to the small scale of the Project, the Lamb Canyon Landfill has more than enough capacity to serve the proposed Project. Furthermore, Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal. Impacts would be less than significant. 3.19.4 Mitigation No mitigation is required. 3.19.5 Level of Significance after Mitigation Not applicable. 3.20 Wildfire 3.20.1 Sources California Department of Forestry and Fire Protection (CAL FIRE), Map of CAL FIRE's Fire Severity Zones in Local Responsibility Areas — Western Riverside County, December 24, 2009. Accessed August 13, 2021 https://osfm.fire. ca. pov/media/6754/fhszl map60.pdf Troutdale Village SPA No. 3 IS/MND 68 April 2022 93 3 ENVIRONMENTAL EVALUATION • CAL FIRE, Fire Hazard Severity Zones in SRA, November 7, 2007. Accessed August 31, 2021 https.11osfm.fire.ca.gov/media/6752/fhszs map60.pdf 3.20.2 Environmental Setting The Project site is located within an area of the City that is somewhat developed. According to CAL FIRE maps, the Project site is not located within a very high fire hazard severity zone or a fire hazard severity zone in a State Responsibility Area (SRA). 3.20.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated 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? 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? 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? 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? The Project site is not located in or near SRA or lands within a very high fire hazard severity zone; therefore, the Project would not exacerbate wildfire hazard risks or expose people or the environment to adverse environmental effects related to wildfires. As such, no impact would occur. 3.20.4 Mitigation No mitigation is required. 3.20.5 Level of Significance after Mitigation Not applicable. 3.21 Mandatory Findings of Significance 3.21.1 Sources All sources previously listed were used to support the conclusions made in this section. Troutdale Village SPA No. 3 IS/MND 69 April 2022 94 3 ENVIRONMENTAL EVALUATION 3.21.2 Environmental Setting The environmental setting for the project site is summarized within Sections 2.1 through 2.20 of the Initial Study for each environmental issue. 3.21.3 Impacts Potentially Less than Less than Significant Significant with Significant No Impact Mitigation Impact Impact Incorporated MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, ❑ ® ❑ ❑ reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection ❑ ® ❑ ❑ with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, ❑ ® ❑ ❑ either directly or indirectly? a. Less than Significant with Mitigation Incorporated. All impacts to the environment, including impacts to habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and endangered plants and animals, and historical and pre -historical resources were evaluated as part of this Initial Study. Throughout this Initial Study, where impacts were determined to be potentially significant, mitigation measures have been imposed to reduce those impacts to less than significant. Accordingly, with incorporation of the mitigation measures imposed throughout this Initial Study, the Project would not 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. Impacts would be reduced to less than significant levels with mitigation incorporated. b. Less than Significant with Mitigation Incorporated. The environmental evaluation of this Initial Study concluded that, with adherence to all mitigation measures, the Project's cumulatively considerable impacts would be mitigated to less than significant levels. c. Less than Significant with Mitigation Incorporated. The Project could result in environmental impacts to humans directly or indirectly. All Project environmental impacts would be less than significant or less than Troutdale Village SPA No. 3 IS/MND 70 April 2022 95 3 ENVIRONMENTAL EVALUATION significant with mitigation incorporated. The Project would, therefore, not result in environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly. 3.21.4 Mitigation B10-1 If unavoidable, Project construction activities must begin during the nesting bird season (February 1st through August 31st), a pre -construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting pre - construction bird survey shall be conducted by a biologist familiar with identification of avian species known to occur in Riverside County. The nesting bird survey shall be conducted on foot inside the project boundary, including a 300-foot buffer for passerines (songbirds) and a 500-foot buffer for raptors in areas of suitable habitat. Inaccessible areas will be surveyed using binoculars to the extent practical. If nests are found, an avoidance buffer (dependent upon species, the proposed work activity, the existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. If a raptor nest is observed in a tree proposed for removal, the applicant must consult with CDFW. All construction personnel shall be notified of the existence of the buffer zone and avoid entering the buffer zone during nesting season. No ground disturbing activities shall occur within this buffer area until the avian biologist has confirmed the breeding/nesting is completed and the young have fledged. Encroachment into the buffer shall occur only at the discretion of the qualified biologist. B10-2 The Applicant shall pay the CVMSHCP Local Development Mitigation Fee prior to building permit issuance. CUL-1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the project construction phase. In the case that archaeological materials are encountered during ground disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal, State, and local guidelines. No further grading is permitted in the area of the discovery until the City approves the appropriate measure to protect the discovered resources. CUL-2 In the event that human remains are uncovered during ground disturbing activities on the project site, no further disturbance shall occur, and all work shall cease until the County Coroner has made a determination of the origin and disposition of the remains. Ground disturbing activities and excavations shall not resume until the following has been addressed: 1. The County Coroner has been contacted and determined that no investigation to the cause of death is required, and 2. If the County Coroner determines that the remains are of Native American decent, the Coroner must notify Native American Heritage Commission (NAHC), which will then determine the Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98. GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's environmental awareness training on paleontological resources. The training will provide a description of the laws and ordinances protecting fossil resources, the types of fossil resources that may be Troutdale Village SPA No. 3 IS/MND 71 April 2022 96 3 ENVIRONMENTAL EVALUATION encountered in the Project area, the role of the paleontological monitor, outlines steps to follow in the event that a fossil discovery is made and provides contact information for the Project Paleontologist. The training will be developed by the Project Paleontologist and can be delivered concurrent with other training including cultural, biological, safety, etc. GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments and the location of areas deemed to have a high paleontological resource potential. Part-time monitoring, or spot checking, may be required during shallow ground -disturbances (< 10 feet below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls. GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to temporarily divert the construction equipment around the find until it is assessed for scientific significance and, if appropriate, collected. If the resource is determined to be of scientific significance, the Project Paleontologist shall complete the following: Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and determine if the fossil may be considered significant. If the fossils are determined to be potentially significant, the Project Paleontologist (or paleontological monitor) should recover them following standard field procedures for collecting paleontological as outlined in the PRMMP prepared for the project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case, the paleontologist should have the authority to temporarily direct, divert or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept fossils that may be discovered during project -related excavations. Upon completion of fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to a point ready for curation. Preparation may include the removal of excess matrix from fossil materials and stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be identified to the lowest taxonomic level practical prior to curation at an accredited museum. The fossil specimens must be delivered to the accredited museum or repository no later than 90 days after all fieldwork is completed. The cost of curation will be assessed by the repository and will be the responsibility of the client. GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project Paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated. TCR-1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall Troutdale Village SPA No. 3 IS/MND 72 April 2022 97 3 ENVIRONMENTAL EVALUATION notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. 3.21.5 Level of Significance after Mitigation With incorporation of the above -mentioned mitigation measures, all Project -related impacts in regard to Mandatory Findings of Significance would be reduced to less than significant. Troutdale Village SPA No. 3 IS/MND 73 April 2022 98 5 REFERENCES Chapter 4 Report Preparers Lead Agency Carlos Flores, Senior Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 The Altum Group Rich Malacoff, AICP Subconsultants Air Quality, Energy, Greenhouse Gas Emissions, Noise Mike Dickerson, INCE, Principal — MD Acoustics Tyler Klassen, Air Quality Specialist — MD Acoustics Francisco Irarrazabal, Acoustical Consultant— MD Acoustics Biological Resources Travis McGill, Director — ELMT Consulting Cultural Resources Roberta Thomas, Senior Archaeologist, M.A., RPA — PaleoWest Archaeology Hydrology, WQMP Benjamin Egan, PE, PLS, Engineer — Egan Civil, Inc. Transportation, VMT George Ghossain, PE, MSCE, MPA, Principal Engineer— Integrated Engineering Group Troutdale Village SPA No. 3 IS/MND 74 April 2022 99 PLANNING COMMISSION RESOLUTION 2023 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT, ZONE CHANGE, SPECIFIC PLAN AMENDMENT, AND SITE DEVELOPMENT PERMIT TO ALLOW THE DEVELOPMENT OF A 284 UNIT APARTMENT PROJECT LOCATED ON THE NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 CASE NUMBERS: GENERAL PLAN AMENDMENT 2022-0002, ZONE CHANGE 2022-0002, SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2), AND SITE DEVELOPMENT PERMIT 2022-0001 APPLICANT: IRWIN PARTNERS ARCHITECTS WHEREAS, the Planning Commission of the City of La Quinta, California did, on March 28, 2023, hold a duly noticed Public Hearing to consider a request by Irwin Partners Architects for approval of a General Plan Amendment, Zone Change, Specific Plan Amendment, and Site Development Permit for a 284 unit apartment project located on the northeast corner of Washington Street and Avenue 50, more particularly described as: APN 646-070-016 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 17, 2023, as prescribed by the Municipal Code. Public hearing notices were also mailed toall property owners within 1,000 feet of the site; and General Plan Amendment 2022-0002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said General Plan Amendment, as conditioned [Exhibits A and B]: Internal General Plan Consistency. The amendment is internally consistent with goals, objectives and policies of the general plan, which are not being amended. The project proposes 284 units, with 70 designated as moderate income units, on a site that is shown in the Housing Element as 280 low or very low income units. An alternate 12.74 acre site to accommodate these 280 very low to low income units has been designated and is identified as Site 6 in the draft Housing Element amendment (Exhibit A). The additional site is required to be identified by the Project to comply with Government Code Section 65863, commonly referred to as the state "No Net Loss Law". Site 6 is commercially designated under the City's Community Commercial designation and benefits 100 PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 2 of 7 from the Affordable Housing Overlay, which allow for multifamily residential development. The property not only allows for multifamily residential but mixed use development as well. The Affordable Housing Overlay allows for a density up to 36 units per acre and mixed use projects allow for density up to 24 units per acre, however this site is projected at 22 units to the acre, which is more consistent with development in the region. The site is within a "High Resource" area, and its proximity to Highway 111 and bordering of a middle school makes it an ideal site. Additionally, the Troutdale Village project includes 70 moderate income level affordable units which would count for the City's RHNA goals. 2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts. 3. General Plan Compatibility. In the case of amendments to the general plan policy diagram, no changes are proposed. 4. Property Suitability. In the case of amendments to the general plan policy diagram, no new designation is proposed. 5. Change in Circumstances. No amendments are proposed to the general plan policy diagram. Zone Change 2022-0002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Zone Change, as conditioned [Exhibit C and D]: 1. The zone map change is consistent with the goals, objectives, and policies of the General Plan, as described above and contained in Exhibit C. The Zone Change would lead to a High Density Residential zoning designation, consistent with the Medium/High Density Residential General Plan land use designation, which supports 4-16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including apartment projects. 2. Approval of the zone map change will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts. 101 DRAFT PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 3 of 7 3. The new zoning is compatible with the zoning on adjacent properties as it continues residentially zoned properties adjacent to the property and surrounding it. 4. The new zoning is suitable and appropriate for the subject property because it is currently zoned for residential and the change is to increase density, consistent with the General Plan designation. 5. Change in Circumstances. Approval of the zone map change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. Higher density is required to achieve an apartment project that meets the market demand. Market conditions have led to needing more units to match increases in costs in building units meanwhile meeting increase in demand for multifamily residential units for the public. The zone map change is warranted to meet the density allowed under the General Plan land use map. Specific Plan Amendment 2022-0001 (Amendment 2 to Specific Plan 2004-071, La Paloma) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Specific Plan Amendment, as conditioned [Exhibit E and F]: 1. The proposed Specific Plan Amendment is consistent with the land use, policies and programs General Plan, as it allows for development of a High Density Residential project in the Medium/High Density land use designation, which supports 4-16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including apartment projects. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as the project is consistent with the existing land uses as a multifamily residential development and will be consistent with surrounding residential development and is nearby schools and neighborhood commercial uses. 2. Specific Plan 2022-0001 is compatible with zoning on adjacent properties which are also residential. The project proposes a high density project and is surrounded by Medium Density Residential land uses, including a vacant site to the south and existing residential to the north. 102 DRAFT PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 4 of 7 4. Specific Plan 2022-0001 is suitable and appropriate for the subject property, as the project's land use is intended for multifamily residential projects which this project proposes. Site Development Permit 2022-0001 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 to justify approval of said Site Development Permit, as conditioned [Exhibit G]: 1. 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 uses high - quality modern style, 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. This includes 70 moderate income level units. • 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 senior 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, along with barbecue areas, pickleball courts, dog park, and putting green. • Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment 103 DRAFT PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 5 of 7 project provides additional residences nearby to Highway 111, along Washington Street, and close to the City's Village Commercial area 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 projected population. The apartment project of this type provides a diverse type of residential product. • 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 choices for lower and moderate income households. This project increases the housing choices for moderate income households. The project would include 70 moderate income level units, 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 High 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 high density neighborhoods with three and two-story multifamily dwellings. The project is generally consistent with the residential development standards and permitted use table, except deviations as established within the Specific Plan. 3. The Design and Development Department has prepared Environmental Assessment 2022-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Department 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. 104 DRAFT PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 6 of 7 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 other approved and constructed residential projects within the City. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscaping 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 Washington Street and Avenue 50. WHEREAS, the La Paloma Specific Plan (SP 2004-071) was adopted on December 7, 2004 and amended on July 19, 2011 and is the effective Specific Plan for the site. The proposed Troutdale Village Specific Plan (SP2022-0001), upon the date it becomes effective, shall repeal and replace SP 2004-071 and its amendment; WHEREAS, prior to Zone Change 2022-0002 and Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City's Housing Element after adding "Site 6", as noted in Exhibit A of 105 DRAFT PLANNING COMMISSION RESOLUTION 2023-XXX GENERAL PLAN AMENDMENT 2022-0002 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 (SP 2004-071, AMD 2) SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: Page 7 of 7 the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low-income units under the RHNA. 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 is determined to be consistent with the Mitigated Negative Declaration prepared for the project (EA 2022-0001). SECTION 3. That it does hereby recommend that the City Council approve General Plan Amendment 2022-0002, Zone Change 2022-0002, Specific Plan 2022-0001 (SP 2004-071, Amendment 2), and Site Development Permit 2022-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits B, D, F, G]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on March 28, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California LORETTA CURRIE, Chairperson City of La Quinta, California MTV PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT A PROJECT: TROUTDALE VILLAGE HOUSING PURPOSE The Housing Element of the La Quinta General Plan establishes the City's policy relative to the maintenance and development of housing to meet the needs of existing and future residents. Jurisdictions within the Southern California Association of Governments (SCAG) region must complete the statutory housing element update for a planning period that extends from 2022 to 2029. The 2022 Regional Housing Needs Assessment (RHNA) proposes that La Quinta provide the regulatory framework to facilitate the development of new housing units potentially affordable to a range of income levels. The City's RHNA is 1,530 units for the 2022-2029 planning period. The RHNA includes housing planning goals for very low, low, moderate, and above moderate income households. The City's RHNA by affordability level is 420 units of housing affordable to very low income households, 269 affordable for low income households, 297 affordable for moderate income households, and 544 above moderate income units. The Housing Element demonstrates the land resources, financial resources, market treads, and governmental efforts that have the potential to facilitate and encourage housing development and rehabilitation to meet the RHNA. Setting The City of La Quinta is one of nine cities in the Coachella Malley. Aworld- renowned vacation destination, La Quinta's population varies by season. La Quinta's permanent population is estimated at 40,660 persons in 202o. The seasonal population exceeds 1o,00c, increasing the City's population by 25% during winter months. La Quinta households are generally wealthier than other areas of Riverside County. The median household i income of La Quinta in 2o18 was $79,889, significantly higher than the Riverside County median household income of $63,948• 1 107 This income trend is related to the types of new housing available in La Quinta. La Quinta is home to many master planned communities. Although the number of multifamily units in the City increased by more than 30% from 2012 to 2019, multifamily units continue to represent less than 7 percent of the total housing stock. Housing Resources California housing element law allows local governments to obtain credit toward their RHNA housing goals in three ways: constructed and approved units, vacant and underutilized land, and the preservation of existing affordable housing. Moderate income households are able to afford some new and fairly new rental and for sale units. Very Low and Low income households, however, will continue to require subsidized affordable housing. Housing Plan The housing element sets forth a comprehensive housing plan consisting of goals, policies, and programs to address existing and projected housing needs. The detailed programs provided are designed to identify sites to exceed the RHNA, assist the development of affordable housing, remove governmental constraints to housing, preserve the existing housing stock, provide equal housing opportunities, and promote energy and water conservation in residential uses. Quantified Objectives The goals, policies, and programs will guide housing -related decision making and facilitate attainment of the 2022-2029 RHNA housing targets. As shown in Table II-i, future units both planned and to be planned, make up the bulk of new construction counted toward the RHNA. Each jurisdiction must establish quantified objectives by income category to prepare to meet or exceed the RHNA for the 2022-2029 planning period. The City of La Quinta's quantified objectives are based on constructed and approved units and land resources for new housing and programs created to address other existing and projected housing needs. Achieving the City of La Quinta's quantified objectives will rely on third party financing. The City will continue to participate in the development of affordable housing with private party partners. Please see the Housing Resources section. 2 108 Table lk Quantified Objectives 2022-2029 Type of Housing Extremely Low Very Low I Low Moderate Above Moderate Total New Construction New Units 210 210 1 269 297 544 1,530 Rehabilitation/Conservation Residential Rehabilitation 10 15 30 35 90 Conservation 109 INTRODUCTION Purpose The Housing Element of the La Quinta Plan establishes the City's policy relative to the maintenance and development of housing to meet the needs of existing and future residents. These policies will guide City decision making and set forth a housing action program through 2029. These commitments are an expression of the City's desire to facilitate adequate housing for every La Quinta resident. The City's housing policy is consistent with the statewide housing goal of "attainment of decent housing and a suitable living environment for every California Family." The purpose of the Element is to establish official policy which: ❖ Identifies existing and projected housing needs, and inventories resources and constraints that are relevant to meeting these needs. The assessment and inventory include: Community Profile Housing Profile Land Resource Inventory Governmental and Nongovernmental Constraints Analysis Analysis of Special Needs Housing Identification of Assisted Units "At Risk" of Conversion ❖ Identifies the community's goals, objectives, and policies relative to the preservation, improvement, and development of housing. ❖ Sets forth a schedule of actions (programs) the City is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element. The Housing Element has been designed to address key housing issues in the City. These issues include appropriate housing types to meet the needs of all segments of the community while maintaining a low density character, provision of affordable housing for special needs groups in the community, and the maintenance of the existing housing stock. Consistency with State Planning Law California Government Code requires that every City and County prepare a Housing Element as part of its General Plan. In addition, State law contains specific requirements for the preparation and content of Housing Elements. Sections 6558o to 65589.8 of the California Government Code contain the legislative mandate for the housing 4 110 element. State law requires that the City's Housing Element consist of "identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement and development of housing." State law also requires that the City evaluate its housing element approximately every eight years to determine its effectiveness in achieving City and statewide housing goals and objectives, and to adopt an updated Element that reflects the results of this evaluation. State law is very specific about the content of the Housing Element and makes it clear that the provision of affordable housing is the responsibility of all local governments. The City is expected to contribute toward regional housing needs and to contribute to the attainment of state housing goals. The most recent updates to Housing Element law occurred in 2017, when a series of bills were passed into law to address the State's determination that California was experiencing a State-wide housing crisis. The laws passed in 2017 addressed a wide range of housing -related issues, including Housing Elements, which are summarized below. • SB z established a recordation fee for real estate documentation which would fund planning grants for affordable housing and affordable housing projects. • SB 3 placed a $4 billion general obligation bond on the November 2o18 ballot to fund affordable housing, farmworker housing, transit - oriented development, infill infrastructure and home ownership. • SB 35 mandated a streamlined approval process for infill affordable housing projects in communities that have not, according to the Department of Housing and Community Development (HCD) met their affordable housing allocation (RHNA). • AB 72 allowed HCD to find a housing element out of compliance with State law, and to refer the non -compliant element to the State Attorney General for action at any time during a Housing Element planning period. • AB 73 provided State -funded financial incentives for local jurisdictions which choose to create a streamlined zoning overlay for certain affordable housing projects. • SB 166 required that development proposals on local jurisdictions' sites inventory cannot be reduced in density without findings, and/or the identification of additional sites to result in `no net loss' of affordable housing units in the sites inventory. 11� • SB 540 provided State funding for the planning and implementation of workforce housing opportunity zones for very low, low and moderate income households. • AB 571 modified the farmworker tax credit program to allow HCD to advance funds to migrant housing center operators at the beginning of each planting season, and allowed migrant housing to remain open for up to 275 days annually. • AB 678 amended the Housing Accountability Act to limit a local jurisdiction's ability to deny low and moderate income housing projects by increasing the required documentation and raising the standard of proof required of a local jurisdiction. • AB 686 (approved in 2o18) required a public agency to administer its programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing. • AB 879 amended the annual reporting requirements of local jurisdictions to HCD regarding proposed projects, including processing times, number of project applications and approvals, and required approval processes. • AB 1397 amended the requirements of adequate sites analysis to assure that sites are not only suitable, but also available, by requiring additional information in site inventories. • AB 1505 allowed local jurisdictions to adopt local ordinances that require affordable housing units on- or off -site when approving residential projects. • AB 1515 established a `reasonable person' standard to consistency of affordable housing projects and emergency shelters with local policies and standards. • AB 1521 placed restrictions on the owners of affordable housing projects when terminating or selling their projects. General Plan Consistency The goals, policies, standards, and proposals within this element relate directly to and are consistent with all other General Plan elements. The Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population. The Housing Element is affected by development policies contained in the Land Use Element, which establishes the locations, types, intensity, and distribution of land uses throughout the City and defines the buildout land use scenario. In designating total acreage and density of residential development, the Land Use Element places an upper limit on the number and types of housing units constructed in the City. The acreage designated for a range of commercial and office uses creates 6 112 employment opportunities for various income groups. The presence and potential for jobs affects the current and future demand for housing at the various income levels in the City. In addition, the Land Use Element has been updated in accordance with Senate Bill 244. There are no disadvantaged unincorporated communities in the City's Sphere of Influence. The Circulation Element also affects implementation of the Housing Element. The Circulation Element establishes policies for providing essential streets and roadways to all housing that is developed. The policies contained in the other elements of the General Plan affect the quality of life of the citizens of the City through the control of the amount and variety of open space and recreation areas, acceptable noise levels in residential areas, and programs to provide for the safety of residents. The Housing Element utilizes the most current data available. Data sources include the U.S. Census, American Community Survey, California Department of Finance (DOF), Comprehensive Housing Affordability Strategy, Southern California Association of Governments (SCAG), Riverside County, and various City documents and resources, among others. Scope and Content The Housing Element is organized in the following manner: ❖ Introduction: A statement of the purpose of the Housing Element and statutory requirements, a statement of the relationship between the Housing Element and other General Plan elements, the scope, content and organization of the Element, and a summary of the public participation process. ❖ Evaluation of Past Element: A summary of the achievements and an evaluation of the effectiveness of the past Housing Element. ❖ Housing Vision Statement: A statement describing the future vision of housing in La Quinta as developed by the citizens and elected officials of the City. The policies in the Housing Element are designed to bring this vision to fruition. ❖ Community Profile and Housing Profile: A discussion of the characteristics of the population, households, and housing stock in La Quinta, including growth and affordability trends. ❖ Fair Housing: A discussion of the City's commitment to and implementation of federal and state fair housing laws, as well as identified issues, concerns, and strategies. ❖ Housing Needs: An analysis of groups in the City that may have special housing needs, the implications of the affordability of housing stock in relation to household income, and projected housing needs. ❖ Housing Constraints: A discussion of governmental and nongovernmental constraints to the development of housing and opportunities for energy conservation in residential planning, design, construction, and rehabilitation. ❖ Housing Resources: An inventory of constructed and approved units, land available for residential development, and underutilized sites available for residential redevelopment, and an analysis of the ability of these projects and sites to meet the Regional Housing Needs Assessment (RHNA). ❖ Preservation of At Risk Units: A description of any assisted, affordable multifamily units that are eligible to convert to market rate within 10 years of the planning period. ❖ Goals, Policies, and Programs: A description of housing goals, policies, and programs responsive to the City's current and projected housing needs. Also included is a summary of the City's quantified objectives for new residential construction, rehabilitation, and financial assistance during the planning period. EFFECTIVENESS OF THE 2014-2021 HOUSING ELEMENT To develop appropriate programs to address the housing issues identified in this Housing Element Update, the City of La Quinta has reviewed the effectiveness of the housing programs adopted in the 2014-2021 Housing Element. The State of California requires an assessment of the previous housing program to identify areas of accomplishment as well as areas in which improvement could occur following the implementation of new or modified programs. The following section reviews the progress in implementation of the programs, the effectiveness of the Element, and the continued appropriateness of the identified programs. Analysis of the past element is quantified where such information is available. 8 114 As described in the evaluation of Policies and Programs below, the City continued to assist households with special needs, including seniors, disabled residents and persons experiencing homelessness (see evaluation of Policies 5.3, 5.4 and 5.5; and Programs 4.4•b, 5.5•a, and 5.5•b below). These programs resulted in benefits to these special needs populations, including the furtherance of programs by housing homeless residents at the Coral Mountain apartments; through CVAG's regional housing efforts for Coachella Valley homeless persons; and by the major rehabilitation and new units provided for seniors and disabled seniors at the Washington Street apartments. The policies and programs were very effective in assisting special needs populations. The results of the analysis provided the basis for developing the comprehensive housing strategy for the 2022-2029 planning period. Adequate Sites for Housing GOAL H-i Provide housing opportunities that meet the diverse needs of the City's existing and projected population. •'• Policy H-1.1 Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels. Program 1.1.a: To address the City's RHNA allocation for extremely low income households, 26 of the 68 new units at the Washington Street Apartments will be designated for extremely low income households. The additional 19 units identified in the RH NA will be given priority either at Washington Street Apartments, or at projects on sites identified in the Vacant Land Inventory (Table II- 50) ■ Objective: Encourage the provision of 45 extremely low income units in new projects during the planning period. ■ Timing: 2015 for 26 units, 2015-2021 as projects are constructed for 19 units ■ Funding Source: Private Funding, Tax Credit Financing, Other sources as identified ■ Responsible Agency: Planning Department ■ Evaluation: 112 ■ Renovation and expansion of Washington Street Apartments was completed in November 2019, resulting in the rehabilitation of existing 72 units and construction of 68 new units, for a total of 140 units. Twenty-four (24) of the 68 new units were designated for extremely low income households. The additional 19 units identified in the RHNA were not constructed. The program will be modified to address the 2022-2029 RHNA allocation. ❖ Policy H-1.2 Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing. Evaluation: No annexations were needed for the construction of affordable housing during the 2014-2021 planning period. The Affordable Housing Overlay (AHO) continues to offer increased opportunities for affordable fordable housing development by allowing it at higher densities within all commercial zones and several residential sites. This policy was successful and will be extended into the 2022-2029 planning period. ❖ Policy H-1.3 Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. ■ Evaluation: ■ The City continued to look at projects for affordable housing on infill sites and in areas where transit and employment were readily available. Coral Mountain Apartments and Washington Street Apartments were both planned on such sites and their construction has been completed. ■ In 2016, the City introduced the mixed use (MU) overlay in the zoning code (La Quinta Municipal Code Chapter 9.140) to facilitate the development of mixed use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. Mixed use projects will locate residents in proximity to services, employment, and transportation hubs and provide interconnected multi -purpose paths for alternative modes of transportation. Mixed use projects can claim incentives, including reduced parking requirements, reduced plan check and inspection fees, and density bonuses. The policy will be extended into the 2022-2029 planning period. 10 116 Assist in the Development of Affordable Housing GOAL H-z Assist in the creation and provision of resources to support housing for lower and moderate income households. ❖ Policy H-2.1 Increase housing choices for lower and moderate income households. ❖ Policy H-z.z Support public, private, and nonprofit efforts in the development of affordable housing. ❖ Policy H-2.3 Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing. Program H-2.3.a: Collaborative Partnerships The City shall meet with parties interested in affordable housing development to discuss types of incentives available and requirements for obtaining assistance, discuss appropriate sites for affordable housing, and foster professional collaboration between the City and affordable housing stakeholders. ■ Objective: Continue to collaborate with nonprofits and the development community to develop affordable housing. ■ Timing: Project -by -project basis, by request, or on an annual basis. ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: The City Manager's office supports affordable housing efforts and coordinates regularly with affordable housing partners such as Lift to Rise. The City will continue to assist affordable housing developers in securing third party financing. During the 2014-2021 planning period, Coral Mountain Apartments was completed with Desert Cities Development. This program was successful and will be extended into the 2022-2029 planning period. Program H-2.3.b: Affordable Housing Renter -to -Owner Transition Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low income households. LIHTC projects can transition from rental to ownership units. The units must remain rentals for 15 years, at which time some projects convert to ownership units. Typically a portion or all of the rent paid for the 5 years prior to the conversion is put toward the purchase of the unit. This enables lower income households to invest in the property in which they have been living and benefit from its appreciation. Existing stalled condominium and townhome projects are prime opportunities for low income tax credits to be used for renter -to - owner programs. ■ Objective: Investigate the use of LIHTCs to finance affordable single-family attached rental development that can transition, after 15 years, into moderate income ownership housing. ■ Timing: Complete study by end of fiscal 2015 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: Investigation into the use of LIHTCs to finance affordable single-family attached rental development was not completed. However, it is still considered important. This program will continue into the 2022-2029 planning period. Program H-2.3.c: Affordable Housing Renter -to -Owner Transition There are many resources that the City, nonprofits, or for -profit developers may utilize to subsidize the construction and maintenance of affordable housing. Some of the most prominent resources are described below. ■ Objective: Advertise other financial resources through the affordable housing page of the City's website, apply for grants and competitive loans, and form partnerships with the development community to obtain additional financial resources. ■ Timing: Update website with funding information and partnership opportunities every six months or earlier if appropriate. ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Low Income Tax Credits Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low income households. A minimum of zo percent of the units must be affordable to low income households and 40 percent of the units must be affordable to moderate income households. Community Reinvestment Act The Community Reinvestment Act provides favorable financing to affordable housing developers. The Redevelopment Agency, development community, and local, regional, and national banks are encouraged to work together to meet their obligations pursuant to the Community Reinvestment Act. California Housing Finance Agency Program The California Housing Finance Agency (CHFA) has three single- family programs for primarily moderate and middle income homebuyers: the Home Ownership Assistance Program and the Affordable Housing Partnership Program. Each provides permanent mortgage financing for first-time homebuyers at below -market interest rates. HOME Funds HOME is the largest Federal block grant distributed to state and local governments for the creation of lower income housing. Cities apply when Notices of Funding Availability are issued. Neighborhood Stabilization Program HUD's Neighborhood Stabilization Program makes emergency assistance grants available to local governments for the acquisition, redevelopment, and renting or resale of foreclosed properties at -risk of abandonment. Riverside County First -Time Homebuyers Program Continue participation in the Riverside County First -Time Homebuyers Program for low and moderate income households. Mortgage Credit Certificate The Riverside County Mortgage Credit Certificate Program is designed to assist low and moderate income first time homebuyers. Under the Mortgage Credit Certificate Program, first-time homebuyers receive a tax credit based on a percentage of the interest paid on their mortgage. This tax credit allows the buyer to qualify more easily for home loans, as it increases the 11� effective income of the buyer. Under federal legislation, 20 percent of the funds must be set aside for buyers with incomes between 75 and 8o percent of the county median income. Finance Agency Lease -Purchase Program Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program provides down payment assistance and closing costs for eligible households up to 140 percent of the area median income. Housing Choice Voucher (formerly Section 8) Referrals Housing Choice Vouchers allow lower income households to use rental subsidies anywhere in the County, including La Quinta. Evaluation: Information about financial resources and partnership opportunities available for subsidizing the construction and maintenance of affordable housing was not provided on the City's website. However, it continues to be a priority, and City staff plans to accomplish this task by 2022. This program will be extended into the 2022-2029 planning period. Program H-2.3.d: Sweat Equity and Shared Equity Sweat equity and shared equity programs provide lower and moderate income households with ownership assistance. Sweat equity refers to the exchange of time and effort, usually in the form of construction activities, for an affordable ownership opportunity. • Objective: Continue to work with organizations that offer sweat and shared equity housing programs to lower and moderate income households in La Quinta. • Timing: Meet with organizations annually or more frequently (if requested or advantageous) to identify opportunities for coordinated efforts or potential housing projects. • Funding Source: General Fund • Responsible Agency: Community Development Department Evaluation: The City has worked with both Habitat for Humanity and the Coachella Valley Housing Coalition in the development of sweat equity homes in the past. However, no units were built in collaboration with the City during the 2014-2021 planning period. This program has been successful in the past and will be extended into the 2022-2029 planning period. 14 120 Removal of Governmental Constraints to Housing GOAL H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. ❖ Policy H-3.1 Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. Evaluation: In 2017, the City adopted Ordinance No. 561 to amend Municipal Code Section 9.6o.ogo (previously "Second Residential Units") to establish development standards and criteria for Accessory Dwelling Units (ADUs). Under these amendments, ADUs are permitted as accessory uses in all residential zones and qualifying units can receive allowances for parking requirement exemptions and utility connection exemptions. The amendments reduce regulatory constraints associated with ADU development and expand housing opportunities for lower -income residents. The City will continue to monitor all municipal code requirements to assure that they do not impose a constraint on the development of affordable housing. This policy will be extended into the 2022-2029 planning period. ❖ Policy H-3.2 Coordinate the development of affordable housing with the provision of key utilities to ensure prompt and adequate service. Evaluation: All new project development plans are provided to the utility providers for review and comment on a case -by -case basis. The City coordinates with utility providers to assure that adequate utilities are in place and operational to serve the needs of residents. This policy is ongoing and will be extended into the 2022-2029 planning period. ❖ Policy H-3.3 Incentivize the development of affordable housing to facilitate the development of housing for the City's lower and moderate income households. 11 � Evaluation: In 2oi6, the City introduced the mixed use (MU) overlay in the zoning code (La Quinta Municipal Code Chapter 9.140) to facilitate the development of mixed use projects that include both multifamily residential and commercial components. The City also amended and completed Affordable Housing Overlay (AHO) regulations and district boundaries in ordinances passed in 20i6 and 2oig. This program will be extended into the 2022-2029 planning period. Program H-3.3.a: Priority Water and Sewer Service In compliance with state law, the Coachella Valley Water District (CVWD) must create procedures to provide priority water and sewer service to lower income residential project. The law also prohibits the denial or conditioning the approval of service without adequate findings, and requires future water management plans to identify projected water use for lower income residential development. ■ Objective: Route the adopted Housing Element to the CVWD and notify them of changes and future updates to the Housing Element. ■ Timing: Upon Housing Element adoption ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: CVWD is responsible for compliance with state law. The City will provide the adopted Housing Element to CVWD, notify them of changes and future updates, and continue to coordinate with them in the processing of applications in a timely manner. This program will be extended into the 2022-2029 planning period. Program H-3.3.b: Reduced Parking Standards There are several potential opportunities to reduce parking standards for special types of development in La Quinta. While the City already has special parking standards for multifamily senior housing, there is potential to further reduce those requirements, particularly for lower and moderate income senior housing. The compact, mixed -use character of the Village area may also foster opportunities for parking reductions or joint -use opportunities. Lower and moderate income households may own fewer vehicles than above moderate income households, 16 122 and be more inclined to walk or use public transportation. Incentives such as reduced parking requirements could be offered for affordable housing developments. ■ Objective: Study the potential impacts of adopting reduced parking requirements or shared parking standards for senior housing and housing in the Village, particularly for projects serving lower and moderate income households. ■ Timing: Zoning Ordinance Update 2014 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: The City updated Incentive Based Parking Adjustments (Zoning Code Section 9.150.050) in 2017 which allows a reduction in parking spaces of up to fifteen percent, subject to approval by the Planning Commission. Section 9.150.050.B addresses opportunities for parking reductions in the Village Build -Out Plan Area, including potential reductions of fifty percent and other variations subject to approval by the director. The program is complete and will not be extended into the 2022-2029 planning period. Program H-3.3.c: Encourage Lot Consolidation Several small lots in the Village Commercial would have improved development potential through lot consolidation. The City will study, identify, and adopt regulatory incentives to encourage and facilitate lot consolidation. Potential incentives include fee deferral or reductions, parking requirement reduction, and relief from various other development standards that could potentially increase the cost of the project. ■ Objective: Identify opportunities and adopt incentives for lot consolidation in the Village Commercial zone ■ Timing: July 1, 2015 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: The City completed the La Quinta Village Build -Out Plan and EIR in 2017. Ordinance No. 553 amended several chapters of the Municipal Code related to development standards for the Plan area; development standards are provided in Section 9.70.110. Projects in the Plan area are encouraged to implement the standards and incentives of Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre. Per Section 9.140.o9o.F, mixed use development can benefit from density bonuses, modified parking requirements, 127 expedited permit processing, and fee reductions. Parking requirement reductions and variations in the Village Build -Out Plan area are addressed in Section 9.150.05o.B. Although the regulatory portion of this program is complete, the need for lot consolidation in the Village remains, and the program will be modified to address this. GOAL H-4 Conserve and improve the quality of existing La Quinta neighborhoods and individual properties. ❖ Policy H-4.1 Protect the quality of La Quinta's neighborhoods through the rehabilitation of both affordable and market -rate homes. Evaluation: The rehabilitation of both affordable and market -rate homes is an ongoing process supported by the City. The rehabilitation Of 72 existing units at Washington Street Apartments, an affordable housing project, was completed in 2oig. This policy will be extended into the 2022-2029 planning period. ❖ Policy H-4.2 Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements. Evaluation: The City continues to support Riverside County and other third -party programs to fill this need. The City provides information on the HERO financing program for energy efficiency home improvements. City staff will conduct research on technical assistance available by agencies, including County assistance programs, and direct households to these programs when appropriate. This policy will be extended into the 2022- 2029 planning period. ❖ Policy H-4.3 Encourage the retention and rehabilitation of existing single-family neighborhoods and mobile home parks that are economically and physically sound. 18 124 ❖ Policy H-4.4 Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas. Program H-4.4.a: Housing Condition Monitoring To better understand the City's housing needs the quality and condition of the housing stock must be inventoried on a regular basis. The inventory should focus on older neighborhoods, such as those south of Calle Tampico, west of Washington Street, and north of Highway ill. ■ Objective: Maintain an inventory of housing conditions (updated approximately every five years) to enable the City to properly target Code Compliance and rehabilitation resources. ■ Timing: Complete by June 30, 2014 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: There was no activity during the 2014-2021 planning period. City staff will conduct a housing condition survey in the 2022-2023 Fiscal Year. This program will be extended into the 2022-2029 planning period. Program H-4.4.b: County of Riverside Senior Residential Rehabilitation The Minor Senior Home Repair program allocates grants up to $250 per year for lower income seniors for minor housing repairs, such as painting doors or trim, or repairing a window. The Enhanced Senior Home Repair Program provides major rehabilitation and repair for low income seniors, providing a one- time grant for repairs to homes owned and occupied by seniors and/or persons with disabilities. The maximum level of assistance for this program is $3,000 per year. ■ Objective: Continue to refer code violators and interested parties to the County of Riverside Minor and Enhanced Senior Home Repair programs and other local resources. Assist homeowners in completing applications as necessary. ■ Timing: Throughout planning period, on a case -by -case basis ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department 12b Evaluation: The City does not operate its own senior home repair program; however, the City Manager's office coordinates with lower income households and refers them to the Riverside County Economic Development Agency, as appropriate. This program is an ongoing effort and will be extended into the 2022-2029 planning period. Program H-4.4.c: County of Riverside Home Repair Grant The County of Riverside Economic Development Agency Home Repair Program provides lower income households with up to $6,00o for home repairs such as a new roof, new air -conditioner, or a handicap ramp. As a jurisdiction in Riverside County, lower income La Quinta households are eligible for this grant. ■ Objective: Refer code violators and interested parties to the County of Riverside for home repair grants. ■ Timing: Throughout planning period, on a case -by -case basis ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: To the extent that these County programs have been funded, the City has referred homeowners to the appropriate County staff. This effort is ongoing and the program will be extended into the 2022-2029 planning period. Program H-4.4.d: Rehabilitation Resources List Lower and moderate income homeowners may need assistance in affording important home repairs and improvements. The City can assist these households by compiling and sharing a listing of local, state, and federal programs offering rehabilitation assistance. ■ Objective: Provide a rehabilitation resources list on the affordable housing and code compliance pages of the City's website. Use the list, in online or printed form, as a reference for code violators. ■ Timing: Create list by June 30, 2014 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department 20 126 Evaluation: City staff has not prepared a list of rehabilitation resources for home repairs and improvements; however, such an effort is still considered important. This program will be extended into the 2022-2029 planning period. Equal Housing Opportunity GOAL H-5 Provide equal housing opportunities for all persons. ❖ POlicy 5.1 Provide the regulatory framework to create an environment in which housing opportunities are equal. Evaluation: The City complies with all housing laws regarding equal housing opportunities, including updates on accessory dwelling units (ADUs) in 2017 and again in 202012021. The City regularly reviews and amends its Municipal Code to assure that all aspects of it comply with the law. This policy is ongoing and will be extended into the 2022-2029 planning period. ❖ Policy 5.2 Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing. Evaluation: The City complies with all housing laws and distributes fair housing information. The City monitors housing complaints and refers all complaints to the Riverside County Fair Housing Council, which has jurisdiction over such matters. This policy is ongoing and will be extended into the 2022-2029 planning period. ❖ POlicy 5.3 Encourage support services for the Coachella Valley's senior and homeless populations through referrals and collaborative efforts with non -profits and other jurisdictions. Evaluation: The City provides funding to and participates in CVAG's homelessness programs and provides financial assistance to Martha's Village and Kitchen and Coachella Valley Rescue Mission for homeless prevention services, in 21 127 addition to providing bus passes for homeless people and collaborating with non -profits to provide rapid rehousing and other services. This policy involves ongoing efforts and will be extended into the 2022-2029 planning period. ❖ Policy 5.4 Assist in the creation of a continuum of care for the homeless population and those transitioning into permanent housing. Evaluation: The City provides ongoing support for the CVAG Homeless Committee and participation in CVAG's homelessness programs. In the 2014-2021 planning period, the City housed five homeless families in Coral Mountain apartments through the Homeless Prevention Program. This program will be extended into the 2022-2029 planning period. ❖ Policy 5.5 Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design. Evaluation: During the 2014-2021 planning period, the City further amended the Zoning Code Section 9.60.320 to refine procedures for requesting, submittal, and review of applications for reasonable accommodation. The City continues to facilitate development of accessible housing for all its residents. This program is ongoing and will be extended into the 2022-2029 planning period. Program H-5.5.a: Regional Facilities for the Homeless Continue to support and collaborate with the Coachella Valley Association of Governments Homelessness Committee efforts to maintain a regional homeless facility that provides housing as well as supportive services. Continue to contribute, if funds allow, $25o,000 annually to CVAG's efforts to provide housing and support services across the Coachella Valley. ■ Timing: City staff will continue to collaborate with CVAG throughout the planning. ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department 22 128 Evaluation: The City participated in and collaborated with CVAG's Homelessness Committee to provide supportive programs for homeless people in the Coachella Valley. After the closure of Roy's Desert Resource Center in 2017, CVAG contracted with a non-profit to operate its Coachella Valley Housing First program and initiated the CVHEART program to coordinate and expand regional homelessness efforts. The City worked with homeless shelters and re -housing programs directly and through CVAG. Continuing support of these programs will be extended into the 2022-2029 planning period. Program H-5.5.b: Transitional Housing and Permanent Supportive Housing Transitional housing typically accommodates homeless people for up to two years as they stabilize their lives and does not meet emergency needs. Transitional housing includes training and services that are vital for rehabilitating and enriching the lives of the formerly homeless. Transitional housing facilities provide families and individuals with a safe place within which to rebuild their lives and prepare for independence. Permanent supportive housing is affordable housing with on- or off -site services that help a person maintain a stable, housed, life. ■ Objective: The Zoning Ordinance shall allow transitional and supportive housing as a residential use in all zones which allow for residential development, and subject only to those restrictions that apply to similar residential uses (single or multi -family units) of the same type in the same zone, and will not be subject to any restrictions not imposed on similar dwellings, including occupancy limits. ■ Timing: Coordinate with 2009/2011 General Plan Update ■ Funding Source: General Fund ■ Responsible Agency: Planning Department Evaluation: Several zoning ordinance amendments were completed in the 2014-2021 planning period. The amendments define homeless shelters and transitional shelters; allow transitional and supportive housing with a conditional use permit in the Medium Density, Medium -High Density, and High Density Residential zones; and allow transitional shelters with a conditional use permit within Regional Commercial and Major Community Facilities zones. Emergency shelters are allowed in all commercial zones. This program was completed and will not be extended into the 2022-2029 planning period. III Program H-5.5.c: Fair Housing Referrals Fair housing organizations provide dispute resolution and legal assistance to tenants and landlords in conflict. Such services are particularly important for lower and moderate income households unable to afford counsel. ■ Objective: Continue to refer tenants and landlords to the Fair Housing Council of Riverside County. Provide information on fair housing resources on the City's website and at City Hall. Identify and coordinate with local nonprofits, service organizations and community groups that can assist in distributing fair housing information. ■ Timing: Referral service as needed. Information to be placed on website and local groups identified by January 2014 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: City staff referred residents to the County Fair Housing Council as needed. The City website provides information on the Fair Housing Council of Riverside County (FHCRC) and how to contact the FHCRC. This program is ongoing and will be extended into the 2022-2029 planning period. Program H-5.5.d: Directory of Services While numerous services are available to special needs and lower income households, it can be difficult to readily have access to these resources. A directory provides the contact information necessary to seek housing assistance. ■ Objective: Develop an online directory of services and information to provide La Quinta residents with contact information for community organizations and service providers that address special needs. ■ Timing: Update website by March 2014 ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: The City website includes directories of affordable rental and ownership housing developments, as well as information about senior home purchase loan programs, personal finance resources, and other housing resources. City housing staff will continue to add additional information as needed. This program involves ongoing efforts and will be extended into the 2022-2029 planning period. 24 130 Energy and Water Conservation GOAL H-6.i Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. ❖ Policy H-6.1 Promote higher density and compact developments that increase energy efficiency and reduce land consumption. Evaluation: The zoning ordinance was amended in 2017 to include standards for mixed use and planned unit development (PUD). The purpose of the PUD is to allow flexibility in the design of residential projects, and encourage the development of creative, high -quality residential projects that provide attractive living environments in a setting that is different from standard single family home development. The City also continues to promote energy efficiency through rebate programs provided by utility companies and other agencies. This policy is ongoing and will be extended into the 2022-2029 planning period. ❖ Policy H-6.2 Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions. Evaluation: New and renovated units at Washington Street Apartments were completed in 2oig and built to meet or exceed the most recent energy efficient building standards. Energy -conserving materials and systems include faucet flow restrictors, Energy Star -rated appliances and roofs, dual -glazed windows, and vented kitchen range hoods. The City website provides information about numerous home energy efficiency products, programs, and services, including financial assistance and residential rebate programs, that help homeowners conserve natural resources and reduce greenhouse gas emissions. This policy is ongoing and will be extended into the 2022-2029 planning period. ❖ Policy H-6.3 Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. 13� Evaluation: The City adopts and enforces the California Building Code (CBC) and California Green Building Standards Code per State requirements. The 2019 CBC updates include solar and green building requirements. This policy will be extended into the 2022-2029 planning period. ❖ Policy H-6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs. Evaluation: The City has supported several residential developments that incorporate sustainable efforts and help reduce the occupant's energy costs. These properties include Coral Mountain Apartments and Washington Street Apartments for disabled seniors and veterans; both were completed during the 2014-2021 planning period. The City continues to promote its Greenhouse Gas Reduction Plan and implement sustainability principles and measures in the General Plan. This policy will be extended into the 2022-2029 planning period. ❖ Policy H-6.5 Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal). Program H-6.5.a: Green and Sustainable La Quinta Program Continue to implement the Green and Sustainable La Quinta Program. ■ Objective: Implement green goals, policies, and programs that accurately represent the City's direction in resource conservation and minimizing greenhouse gas emissions. Implement design standards for residential and commercial structures that encourage solar protection to directly result in energy conservation. ■ Timing: As projects are proposed ■ Funding Source: General Fund ■ Responsible Agency: Community Development Department Evaluation: The Green and Sustainable La Quinta Program includes providing information on the City's website about home improvement programs, financial resources and rebates, recycling programs, water and energy 26 132 conservation measures, and other resources that facilitate resource conservation and greenhouse gas emission reductions. The City adopted and enforces the 2019 California Building Code and California Green Building Code that require design standards that encourage solar protection to directly result in energy conservation. The City also implements the policies and programs of its Greenhouse Gas Reduction Plan and General Plan. This program is ongoing and will be extended into the 2022-2029 planning period. Program H-6.5.b: Energy Conservation Partners In working toward a sustainable La Quinta, the City and its residents will need to collaborate with utilities and service providers. Partnerships with the Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling Services, Sunline Transit District, Coachella Valley Association of Governments, Southern California Association of Governments and other entities will be an important component of making La Quinta a more livable city. ■ Objective: Continue to meet with and seek insight from utilities, service providers, and other entities involved in energy conservation efforts appropriate for La Quinta. ■ Timing: As part of regular coordination meetings with utilities ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Community Development Department Evaluation: The City coordinates with utility companies to promote and implement energy conservation programs in residential construction. The City website includes descriptions of and contact information for home improvement energy conservation measures and financing programs, including rebates, offered by SoCalGas, Imperial Irrigation District, CVWD, and Burrtec Waste and Recycling. Development plans and construction activities are closely coordinated with utilities during planning and operational purposes. This program is ongoing and will be extended through the 2022-2029 planning period. Program H-6.5.c: Imperial Irrigation District Programs The Imperial Irrigation District (IID) is proactive in energy savings via conservation programs, product rebates, and general tips. An average home owner can save up to to percent on energy/energy bills by taking advantage of IID programs. Home owners can utilize the free "Check Me!" program, which checks the 137 refrigerant charge and airflow of their air conditioning/heating units. I I D also offers a rebate on the purchase of higher efficiency air conditioning units, high efficiency refrigerators, programmable thermostats, and ENERGY STAR equipment. City staff has held several meetings with III) representatives to discuss opportunities for collaboration to conserve energy in La Quinta, including water management opportunities for golf courses and golf -oriented communities. ■ Objective: Maintain contact with III) to market energy efficiency programs and rebates that are most beneficial to La Quinta residents and homeowners. ■ Timing: Quarterly through Desert Cities Energy Partnership meetings ■ Funding Source: General Fund, IID program funds, and potential AB 811 special assessment district funds ■ Responsible Agency: City Manager's Office/Community Development Department Evaluation: The City's Going Green website provides information on IID programs and rebates through links to their websites, including the Residential ENERGY STAR product rebate program. IID continues to offer free, in -home residential and commercial energy audits and follow-up lists of recommendations intended to reduce electricity consumption and costs. The City promotes these programs through meetings with Homeowners' Association boards and various City sponsored events to encourage La Quinta residents and businesses to sign up for energy audits and reduction programs. However, IID's future is currently unknown; in addition to continuing to recommend IID as a conservation resource, the City will need to explore additional opportunities for residents to acquire energy savings via conservation programs, products, rebates, and general tips. This program will be modified for the 2022-2029 planning period. Program H-6.5.d: Weatherization Assistance The Federal Department of Energy's Weatherization Assistance Program, in conjunction with state and local programs, provide low or no cost weatherization and insulation services to reduce the heating and cooling costs for low income households. ■ Objective: Encourage low income homeowners or renters to apply for free energy audits, home weatherization, and utility rebate programs by advertising available programs on the City's website and at City Hall. 28 134 ■ Timing: Advertise annually as program funds are available ■ Funding: General Fund ■ Responsible Agency: Building and Safety Department, City Manager's Office Evaluation: The City website and distribution materials/flyers describe and provide contact information for Imperial Irrigation District's free energy audits for homes, home energy efficiency surveys, financing programs and tax credits, and rebates and incentive programs. The City also promotes SoCalGas' free energy and water conservation kit for residential customers and no -cost, energy -saving home improvements for income -qualified homeowners and renters. This program is successful and will be extended into the zozz-zozg planning period. However, the focus will continue to be on local and regional, not federal, programs, which will be reflected in revisions to the program. PUBLIC PARTICIPATION California Government Code requires that local governments make a diligent effort to achieve public participation from all economic segments of the community in the development of the housing element. The City's public outreach efforts focused on community and stakeholder workshops, information disseminated through the City's website, electronic mail notifications, and public hearings. Together, this input helped the City understand and respond to the housing needs of the community. The Housing Element draft was also posted on the City's website. Community and Stakeholder Workshops Workshop invitations were sent to local and regional development entities, advocacy groups, and interested parties via email. In addition, workshops were advertised on the City's website and in email blasts to the City's extensive resident email list. The workshops consisted of a Planning Commission presentation, two City Council updates, a Housing Commission presentation and a public workshop attended by more than 15 community members. The comments received at these workshops included the following, which are addressed in this Housing Element: ❖ Concerns about how to address overpayment by both owners and renters. ❖ The difficulty of financing new projects, which now require two or three times as many funding sources as in the past. 135 ❖ Concerns regarding whether short term vacation rentals are impacting the availability of housing for permanent residents. ❖ Assuring that land inventory sites for all types of housing. ❖ Assuring that development standards, fees and processing times reflect the needs of affordable housing projects. ❖ January 12, 2021 to present the process of the Update, discuss the City's RHNA allocation and seek input from the Commission. The Commission had no questions or comments. ❖ Joint Planning Commission and City Council Study Session on August 3, 2021, to inform the members on the comments received by HCD, and discuss the distribution of sites. The members had several questions and comments on the need for housing, including creative housing solutions like tiny homes; the City's ongoing efforts to provide it, and the challenges associated with funding projects. The comments and questions led to amendments and additions to policies and programs which are included in this Element. The amendments included changes to programs to develop incentives, including fee reductions and development standard concessions for affordable housing projects, and working closely with the development community to secure funding from all available sources. The participants' concerns were considered in the preparation of the goals, policies and programs, including additions and changes that further commit the City to partnering with affordable housing developers in the development of projects in the future; the City's recent actions to limit short term vacation rentals; and including inventory sites of varying sizes and locations close to services, transit, schools and job centers. The Element was posted on the City's website, and a public comment period provided from September to to 24, 2021. The public comment period was advertised through Facebook and Instagram posts, and a Nextdoor announcement from the City, and an email blast to all those invited to the community workshops (see Appendix A). City received no comments during the comment period. State Review and Public Hearings The Draft Element was submitted to the California Department of Housing and Community Development (HCD) for review and certification. The City has received and responded to review comments from HCD to address its concerns. 30 136 The Housing Element was posted on the City's website for 3o days prior to City Council hearing. The posting was advertised on the City's website, on its Facebook page, and individual emails sent to all of the housing advocates, developers and residents who participated in the City's workshops (see Appendix A). HOUSING VISION STATEMENT A Housing Vision Statement was developed based on key housing issues and through cooperation of the citizens and elected officials of the City of La Quinta when the General Plan was adopted. It has been reviewed periodically, but remains true to the City's goals and aspirations. The housing policies and programs included in this Housing Element are designed to bring this vision to fruition. "The City of La Quinta's vision of the future for housing focuses on encouraging the provision of suitable housing for all City residents while maintaining and enhancing the City's high quality of life for its residents. Through its housing programs, the City will facilitate the maintenance and improvement of its existing housing stock resources, and encourage the production of a variety of new housing to meet residents' needs, while preserving the overall character of the City." COMMUNITY PROFILE The housing needs of the City are determined by characteristics of the population (age, household size, employment, and ethnicity) and the characteristics of housing available to that population (i.e., number of units, tenure, size, cost, etc.). This section explores the characteristics of the existing and projected population and housing stock in order to identify potentially unmet housing needs in La Quinta. This information provides direction in updating the City's Housing Element goals, policies, and programs. The demographics used in this section are derived from US Census data for z000 and 2010; US Census American Community Survey (ACS) 3 and 5 year estimates data, California Department of Finance, and the City of La Quinta. Population The City of La Quinta is one of nine cities in the Coachella Valley subregion of Riverside County. The Coachella Valley includes the cities of Cathedral City, Coachella, Desert Hot Springs, Indian Wells, Indio, La 1J7 Quinta, Palm Desert, Palm Springs, and Rancho Mirage, as well as large areas of unincorporated Riverside County. La Quinta ranks high in population growth among California's 482 cities. During the 199os, the population of La Quinta grew by 111.3 percent, making it the fastest growing city in the Coachella Valley at the time. The number of residents in the City increased from 11,215 to 37,467 between 1990 and 201o. The population further increased to 40,704 by 2o18, a smaller increase of 8.6 percent compared to the previous two decades. The absolute increase in population for cities in the Coachella Valley provides another perspective for analysis when size is taken into consideration. For example, Indio grew by the greatest number of people from 2010 to 2o18, with an increase of approximately 15,199 people. La Quinta experienced the fourth largest numerical increase, with an added population of 3,237• Table II-2 Population Growth City/Region 2000 2010 Census 2o18 ACS 2000-2010 2010-2o18 La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237 Coachella Valley 255,788 346,518 35.5 90,730 382,296 10.3 35,778 Riverside County 1,545,387 2,i89,641 41.7 644,254 2,383,286 8.8 193,645 Source: 20oo and 2010 Census; American Community Survey 2014-2o18 5-Year Estimates Table II-3 Population Growth In Coachella Vallev Cities City 2000 2010 Census 2018 ACS Change 2000-2010 Change 2010-2o18 Cathedral City 42,647 51,200 20.1 8,553 54,037 5.5 2,837 Coachella 22,724 40,704 79.1 17,980 44,849 10.2 4,145 Desert Hot Springs 16,582 25,938 56.4 9,356 28,430 9.6 2,492 Indian Wells 3,816 4,958 29.9 1,142 5,317 7.2 359 Indio 49,116 76,036 54.8 26,920 91,235 20.0 15,199 La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237 Palm Desert 41,155 48,445 17.7 7,290 52,124 7.6 3,679 Palm Springs 42,807 44,552 4.1 1,745 47,525 6.7 2,973 Rancho Mirage 13,249 17,218 30.0 3,969 1$,075 5.0 857 Total 1 255,790 1 346,5i8 1 35.5 1 90,728 1 382,296 1 10.3 35,778 Source: 2000 and 2010 Census; American Community Survey 2014-2o18 5-Year Estimates 32 138 Seasonal Population The seasonal or part time resident population is not included in the population estimates compiled by the Census Bureau because people are classified according to the location of their primary residence. The California Department of Finance (DOF) provides a yearly estimate of total built housing units and an estimate of the number of vacant units. In resort communities like La Quinta, the number of vacant units reflects the number of units that are not occupied year-round, as well as those that are ready for year-round occupancy but have not been inhabited. According to the 2010 Census, the overall vacancy rate for La Quinta is 36.9%, while the seasonal vacancy rate is 27.5%. According to the 2018 ACS Census, the overall vacancy rate for La Quinta is 38.3%, while the seasonal vacancy rate is 31.8%. Age Composition Table II-4, Age Distribution, shows the change in age groups from 2010 to 2018. In 2018, children and youth groups (ages o-19) comprised 23.8 percent of the population, young and middle -age adults (20 to 54 years) represented 36.5 percent and all age groups over 55 years made up 39.8 percent. The data show that the population is slowly aging. In 2018, the median age in La Quinta was 47.E years, significantly older than Riverside County and the State of California averages of 35.8 and 36.7 years, respectively. This represents a 3% increase in the City's median age since 2010, when the median age was 45.6 years. Table II-4 indicates that the rate of growth in the o-19 age groups slightly declined from 2010 to 2018. The 20-54 age groups reflect a slower growth rate, making up 2.8% less of the City's population in 2018. Conversely, growth in the 55+ age category shows a 3.5% increase in the share of City population compared to 2010. Table II-4 Aare Distribution Age Group 2010 201$ # % # Under 5 years 1,784 4.8 2,048 5.0 5 to 9 years 2,136 5.7 2,549 6.3 10 to 14 years 2,624 7.0 2,212 5.4 15 to 19 years 2,544 6.8 2,877 7.1 20 to 24 years 1,629 4.3 1,635 4.0 25 to 34 years 3,239 8.6 3,567 8.8 35 to 44 years 4,457 11.9 4,231 10.4 45 to 54 years 5,435 14.5 5,413 13.3 55 to 59 years 2,652 7.1 2,849 7.0 6o to 64 years 3,151 8.4 3,318 8.2 131 Table II-4 Age Distribution Age Group 2010 2018 # % # 65 to 74 years 4,989 13.3 5,929 14.6 75 to 84 years 2,217 5.9 3,127 7.7 85 years & over 610 1.6 949 2.3 Total 37,467 1 100 40,704 100 Median age 45.6 47.1 Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014-2018 s-Year Estimates, Tables DPoS and Bo1002 Race and Ethnicity Table II-5 describes the racial and ethnic distribution of the population for 2010 and 2o18. Residents who categorize themselves as white comprise the largest race/ethnicity. The distribution remains largely stable from 2010 to 2o18 with a small increase in the Asian group and a decrease in the American Indian and Alaska Native group. The percentage of Hispanic or Latino residents increased slightly from 30.3% to 34.1%. Table II-5 Population by Race/Ethnicity Race/Ethnicity 2010 2018 One Race White 29,489 78.7 32,239 79.2 Black or African American 713 1.9 772 1.9 American Indian and Alaska Native 230 o.6 48 0.1 Asian 1,176 3.1 1,529 3.8 Native Hawaiian and Other Pacific 41 0.1 20 <0.1 Islander Some Other Race 4,595 12.3 4,757 11.7 Two or More Races 1,223 3.3 1,339 3.3 Total 37,467 100 40,704 100 Hispanic or Latino (of any race) 11,339 30.3 13,872 34.1 Source: 2010 U.S. Census, Tables P3 and P12H; American Community Survey 2014- 2o18 5-Year Estimates, Table DPoS Employment The economy of the Coachella Valley was traditionally agriculture - driven, but has gradually shifted to tourism, service industries, and residential uses. Although employment patterns typically induce housing demand, the regional economy of the Coachella Valley differs from most parts of the state. Here, employment is created by housing demand, manifested in the construction and staffing of resorts and second homes. Tourism and 34 140 resort development are leading indicators that predict employment and housing demand. Although the tourist economy is seasonal in the Coachella Valley, it is generally stable and does not typically suffer the severe effects of recessions as do other regions dependent on manufacturing and consumer related goods. And with the benefit of desert weather, the resorts in the La Quinta area are increasingly operating year-round. There is, however, some seasonal fluctuation in the labor market, which can further compound the problem of economic stability in the lower income sectors of the labor force, affecting their ability to sustain themselves in the off season (summer) months. According to the US Census Bureau (2014-2ol8 American Community Survey), in 2o18 the civilian labor force over 16 years comprised 17,18o persons. Table II-6 shows the types of employment by industry held by La Quinta residents in 2o18. The majority of jobs held by La Quinta residents were in "educational services, health care, and social assistance", followed by "arts, entertainment, recreation, accommodation, and food service" industries, "retail trade," and "professional, scientific, management, administrative, and waste management" industries. As shown in Table II-7, more than one-third (37.1%) of the City's civilian employed labor force is employed in "management, business, science, and arts" occupations, followed by "sales and office" occupations (26.5%) and "service" occupations (2o.8%). Table II-8 shows the major employers in the City of La Quinta. The largest employers are in the nonmanufacturing economy and are directly related to the provision of services, including education, big box retail, and recreational and resort activities. In 2019 the City surveyed its major commercial and hospitality facilities to identify major employers in the city limits. The largest employers surveyed include Desert Sands Unified School District, La Quinta Resort & Club/PGA West, Wal-Mart, Costco, and Home Depot. The Great Recession, with onset in late 2007, saw high unemployment and job losses in the Coachella Valley. At the lowest point, about every seventh person lost their job.' Regional employment started to increase in 2011, but annual growth was still slowerthan pre -Recession levels until 2017, suffering more impact than western Riverside County, the state, and nation. The construction sector was hit hardest regionally, with approximately 70% of jobs lost and only 14% recovered by December 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 24. A4 2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700 jobs but has basically returned to pre -Recession levels. Two sectors have fully recovered and even added jobs: Education and Health Services and, to a lesser extent, Leisure and Hospitality. Between 2012 and 2019, annual unemployment rates in La Quinta saw an overall decline from a high of 7.5% in 2012 to a low of 4.1% in 2019.3 However, analysis of employment data from 2005 to 2017 shows that, as of December 2017, La Quinta had not fully recovered the job losses it incurred during the Great Recession. The City lost about 30% of jobs, relative to peak employment, and had recovered only about 5%.4 This scenario is roughly the same for seven other Coachella Valley cities; only Palm Springs and Rancho Mirage had recovered and exceeded their previous peaks. Future employment opportunities for City residents will include a variety of new retail, service, and entertainment jobs at the luxury Montage and Pendry hotels that are under construction at the SilverRock Golf Resort, a Residence Inn recently constructed on Highway 111, as well as other development resulting from the City's 2019 Highway 111 Corridor Plan. CV Link, a 49-mile long regional, multimodal pathway under construction, will run north of the Highway 111 corridor and is anticipated to support new business and employment opportunities. Z ]bid, Figures 25 and 26. 3 California Employment Development Department annual unemployment rates (labor force), not seasonally adjusted, not preliminary. 4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 28. 36 142 Table II-6 Employment by Industry (2o18) Industry Employed Persons % of Employed Persons Agriculture, forestry, fishing, hunting, mining 352 2.0 Construction 1,056 6.1 Manufacturing 691 4.0 Wholesale Trade 242 1.4 Retail Trade 2,479 14.4 Transportation and warehousing, and utilities 657 3.8 Information 199 1.2 Finance, insurance, real estate, rental, leasing 1,309 7.6 Professional, scientific, management, admin., waste management 1,977 11•5 Educational services, health care, social assistance 3,373 19.6 Arts, entertainment, recreation, accommodation, food services 2,947 �7.2 Other services, except public administration 1,021 5.9 Public Administration 877 5.1 Total civilian employed 16 years and over 1 17,180 100.0 Source: American Community Survey 2014-2o18 5-Year Estimates, Table S2403 Table II-7 Employment by Occupation (2o18) Occupation # % Management, business, science, and arts occupations 6,368 37.E Service occupations 3,577 20.8 Sales and office occupations 4,547 26.5 Natural resources, construction, and maintenance occupations 1,588 9.2 Production, transportation, and material moving occupations 1,100 6.4 Total civilian employed population 16 years and over 1708o 100.0 Source: American Community Survey 2014-2o18 5-Year Estimates, Table S2401 A3 Table II-8 Principal Emplovers in Citv of La Quinta Name of Employer Employed Persons Description Desert Sands Unified School District 2,852 Government La Quinta Resort & Club/ PGA West' 1,412 Hotel & Golf Resort Wal-Mart Super Center 300 Retailer Costco 290 Retailer Home Depot 212 Retailer Target 18o Retailer Lowe's Home Improvement 150 Retailer Imperial Irrigation District 134 Utility Company In N Out 84 Fast Food Restaurant Vons 83 Grocery Store Rancho La Quinta 77 Golf Resort Traditions Golf Club 71 Golf Resort Source: City of La Quinta 2018/19 Comprehensive Annual Financial Report. ' La Quinta Resort & Club and PGA West are accounted for as one entity; as such, their employment numbers are reported together as of FY 2015-16. Many La Quinta residents work in other communities, and many residents from other cities work in La Quinta. Table II-9 describes the employment locations of La Quinta residents. As shown, only 23.1% of City residents work in La Quinta. A quarter (25.0%) work in Palm Desert. Table II-9 Commuting Patterns Where La Quinta Residents Work No. of La Quinta Residents % of Total Indio 1,o87 14.1 Cathedral City 254 3.3 Palm Desert 1,933 25.0 Palm Springs 827 10.7 Coachella 438 5.7 La Quinta 1,788 23.1 Desert Hot Springs 44 o.6 Rancho Mirage 879 11.4 Indian Wells 484 6.3 Source: 2019 Greater Palm Springs Economic Report, Coachella Valley Economic PartnershlD. Table 6. Based on 201S data. General Income Characteristics Income can often vary significantly by region, industry, and type of job. Table II-io describes average income per worker by industry in the Coachella Valley. As shown, the highest -paying sectors are Finance/Insurance/Real Estate, Government, and Information, with incomes averaging around $50,000 to $6o,000. The lowest -paying sectors include Retail Trade, Other Services, and Leisure and Hospitality, with incomes averaging around $31,000. 38 144 Table II-10 Average Income by Industrv. Coachella Vallev Industry Average Income per Worker, 2017 Agriculture $29,571 Construction $45,488 Manufacturing $46,340 Retail Trade $32,281 Information $50,493 Finance, Insurance, Real Estate $59,726 Professional and Business Services $43,736 Education and Health Services $48,322 Leisure and Hospitality $31,513 Government $58,711 Other Services $31,836 Logistics $45,114 Source: 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership. Figure 2q The median household income in La Quinta in 2018 was $79,889, higher than the Riverside County median household income of $63,948. Since 2010, the median income for La Quinta residents has increased, with the 2010 median family income reported as $57,768 for the County of Riverside and $67,444 for the City of La Quinta. Household income estimates (2018) by total households are provided in Table II-11. Table II-11 2o18 Household Income Estimates Income Category Households % of Households Less than $10,000 901 5.8% $10,000-14,999 386 2.5% $15,000 - 24,999 846 5.5% $25,000 - 34,999 1,384 8.9% $35,000 - 49,999 1,771 11.4% $50,000 - 74,999 21201 14.2% $75,000 - 99,999 1,792 11.6% $100,000-149,999 2,872 18.5% $150,000-199,999 1,254 8.1% $200,000 or more 2,098 13.5% Total 115,505 100.0% Median Income $79,889 Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03 M HOUSING PROFILE This section provides an overview of La Quinta's existing housing stock. Since the establishment of the La Quinta Hotel in 1926, La Quinta has been considered a world class resort and has been a favored location for vacation and retirement homes. Generally, single-family residences were constructed on an individual basis from the 1950s until the La Quinta Country Club area was developed in the 196os. In 1975, a brief building boom began due to speculation. Recessions in the 198os and early 199os resulted in an oversupply of housing and little construction in the City. A rebound occurred beginning in the late 199os. As a result, the City has seen a rapid increase in residential development of all types, but predominantly single-family units. There are many projects clustered around recreation amenities. In many of these communities, second units and guest houses (typically used to house guests, extended family members, and service workers) are processed concurrently with the primary unit. The bust of subprime lending practices in the early and mid-2000s led to the Great Recession, which resulted in a steep decline in home values, rapid increase in foreclosures, and decrease in the number of households eligible to enter the ownership housing market. Construction of new housing slowed in La Quinta and many regional and national markets. Housing Characteristics Between 2012 and 2019, the number of housing units in the City increased by 1,179 units from 23,585 to 24,764 units. This change represents a 5.0 percent increase (see Table II-12). There are five types of housing units for which data is presented in Table II-12: detached and attached single family units, multifamily in a building Of 2 to 4, or 5 or more units, and mobile homes. The predominant type of dwelling unit in the City of La Quinta continues to be single-family detached. Together, detached and attached single-family homes comprised 88.0 percent of all units in the City in 2019. The number of multifamily (5 or more) units in the City increased by 31.9% from 2012 to 2019, although multifamily units represented 11.1 percent of the total housing stock in 2019. 40 146 Table II-13 shows the number of building permits issued for new residential construction in La Quinta between January 1, 2014 and December 31, 2020, covering nearly all of the 2014-2021 planning period. The data show that 944 permits were issued. The majority (92.7%) were for single-family detached units, 4.0% were for single-family attached units, 2.2% were for multi -family 3-4 units, and 1.1% were for multi -family 5+ units. Table II-12 Housing Stock Trends — 2012 to 2019 Building Type 2012 2019 Change 2012- 2019 Units % of Units % of # Total' Total' Single -Family 18,622 79.0 19,310 78.o 688 3.7 Detached Single -Family 2,387 10.1 2,476 10.0 89 3.7 Attached Multifamily, 2-4 1,127 4.8 1,140 4.6 13 1.2 units Multifamily, 5 or 1,218 5.2 1,607 6.5 389 31.9 more units Mobile Homes 231 1.0 231 1.0 0 0 Total Dwelling 23,585 100.0 24,764 100.0 1,179 5.0 Units Source: Department of Finance Table E-5, 2012 and 2019. ' differences due to roundime Table II-13 New Residential Construction, 2014-2020 Building Permit Type No. of Permits' Percent of Total Residential Dwellings: Single -Family Detached 875 92.7% Single -Family Attached 38 4.0% Multi -Family 3-4 units 21 2.2% Multi -Family, 5+ units 10 1.1% Total Permits: 944 100.0% Source: La Quinta Building Division ' Permits issued between 1/01/14 through 12/31/20 Households Before current housing problems can be understood and future needs anticipated, housing occupancy characteristics need to be identified. The following is an analysis of household type, growth, tenure, and vacancy trends. By definition, a "household" consists of all the people occupying a dwelling unit, whether or not they are related. A single person living in an apartment is a household, just as a couple with two children living in the same dwelling unit is considered a household. From 2010 to 2o18, the number of La Quinta households grew from 14,802 to 15,505 at a 4.6% rate, as shown in Table II-14. In 2o18, the majority of households (56.7%) consisted of married couple families, followed by non -family households (29.2%). Table II-14 Household Growth Trends (2010 — 2o18) Year Number of # Increase % Increase Household s 2010 14,820 - - 2o18 15,505 1 685 1 4.6 Source: 2010 U.S. Census, Table P28; American Community Survey 2014-2o18 5-Year Estimates, Table DP02 Table II-15 Household Tvves Household Type No. of Households % of Total Family households: 10,977 70.8 Married couple family 8,797 56.7 Male householder, no wife present 747 4.8 Female householder, no husband present 1,433 9.2 Non -family households 4,528 29.2 Total Households 15,505 100 Average Household Size 2.62 Source: American Community Survey 2014-2o18 5-Year Estimates, Table DPo2 Housing Tenure The number of owner -occupied housing units in the City has not fluctuated much since 2010. In 2018, La Quinta owners occupied 76 percent of total units in the City, compared to 75.2 percent in 2010. Vacancy The vacancy rate is a measure of the general availability of housing. It also indicates how well the types of units available meet the current housing market demand. A low vacancy rate suggests that many households have found housing. However, fewer vacant housing units remain available and households needing housing may have difficulty finding housing within their price range. A high vacancy rate may indicate either the existence of a high number of units undesirable for occupancy or an oversupply of housing units. 42 148 As shown in Table II-16, the vacancy rate in La Quinta was 38.3 percent (9,638 units) in 2018, reflecting the seasonal resort character of the City. Among the vacant units, 31.8 percent of total housing units in the City are for seasonal, recreational, or occasional use. On that basis, the City's actual net vacancy rate is 6.5%, including 353 units available for rent, 596 available for sale, 271 rented or sold and awaiting occupancy, and 414 of other vacant status. Of the 15,505 (61.7%) occupied housing units in the City, about 71.8% are owner -occupied, and 28.2% are renter -occupied. The homeowner vacancy rate is 5.o%, and the rental vacancy rate is 7.4%, both of which are moderately low. Table II-16 Vacancy Status Vacancy Status Units Percentage Occupied Units Owner -occupied 11,125 44•2 Renter -Occupied 4,380 17.4 Subtotal 15,505 61.7 Vacant Units For rent 353 1.4 Rented, not occupied 28 0.1 For sale only 596 2.4 Sold, not occupied 243 1.0 For seasonal, recreational, or occasional use 8,004 31.8 For migrant workers o 0 Other vacant 414 1.6 Subtotal 9,638 38.3 Total Units 25,143 100 Vacancy Rate: Homeowner vacancy rate - 5.0 Rental vacancy rate 7.4 Source: American Community Survey 2014-2018 5-Year Estimates, Tables DP04 and B25004 Age and Condition of Housing Housing age is a factor for determining the need for rehabilitation. Without proper maintenance, housing units deteriorate over time. Also, older houses may not be built to current housing standards for fire and earthquake safety. Approximately 71.4 percent of the housing stock in the City of La Quinta has been built since 199o, and about 44 percent of the current stock has been constructed since 2000 (see Table II-12). Less than 5 percent was constructed prior to 1970. The oldest homes in the City are found in the Cove neighborhood. Of the older single-family homes, many are well maintained and are mostly occupied by long term residents. A small proportion of older homes have not been well -maintained. These homes are typically smaller than new homes in the City; some less than 1,000 square feet. As land values increase, it will become economically viable to replace or rehabilitate some of these structures. These homes are primarily in the Cove area and behind City Hall. Outside of the Cove area, the homes are generally newer. Many new units in these other areas are custom homes in gated communities and are maintained by their owners in accordance with the requirements of a homeowners association. Table II-17 Age of Housing Stock in La Quinta Year Built Total Percentage After2014 125 0.5 2010-2013 276 1.1 2000-2009 l0,651 42.4 i990-i999 6,9oi 27.4 i98o-1989 4,235 16.8 1970-1979 1,762 7.0 i96o-1969 46o i.8 1950-1959 459 1.8 1940-1949 153 0.6 Before 1939 121 0.5 Total Stock 25,143 100.0 Source: American Community Survey 20i4-2oi8 5-Year Estimates, Table DP04 Housing is considered substandard when conditions are found to be below the minimum standards of living defined by Section loos of the Uniform Housing Code. Households living in substandard conditions are considered as needing housing assistance even if they are not seeking alternative housing arrangements. According to a zoo? City-wide housing conditions survey (see Housing Conditions Survey, below), the majority of units needing minor or moderate rehabilitation are in the Cove area. Many of the housing units in the Cove area are more than 30 years old. After 30 years homes generally require major rehabilitation, such as a new roof or updated plumbing. 44 150 Another measure of potentially substandard housing is the number of housing units lacking adequate kitchen and plumbing facilities. In La Quinta, there are 83 units (0.54% of all units) lacking complete kitchens and 61 units (0.39% of all units) lacking plumbing facilities. More homeowner units have deficiencies than rental units. These homes could potentially benefit from rehabilitation programs. Table II-18 Housing Units Lacking, Facilities Owner -Occupied Units Renter -Occupied Units Total Total Percent Total Percent Percent No. Units of Total No. Units in of Total No. of Total Type of Deficiency in City Units City Units Units Lacking complete 69 11,125 0.62 14 4,380 0.32 83 0.54 kitchen facilities Lacking plumbing 61 11,125 0.55 0 4,380 0 61 0.39 facilities Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049 Housing Conditions Survey The last citywide survey of housing conditions was conducted in November 2007. Homes were evaluated based on the condition of structural elements (walls, supports, columns), doors and windows, paint and cosmetics, roofing, and landscape and streetscape. The survey found that most homes were in good condition and required little or no maintenance or repairs. Approximately 7% of the housing stock (1,408 units) was categorized as "Deferred Maintenance" and needed minor repairs, such as refreshed paint and landscaping. Thirty- six (36) units were designated "Minor Rehabilitation" and demonstrated numerous deferred maintenance conditions; 83% of these units were in the Cove. Twenty-three (23) units designated "Moderate Rehabilitation" were in a deficient state and needed major roof repair, window replacement, or similar repairs; 87% of them were in the Cove. Four (4) units were designated "Substantial Rehabilitation or Replacement"; they required complete replacement of roofs, walls, and/or other structural elements and their condition endangered the health, safety, or well-being of occupants. The City has not conducted a housing conditions survey since 2007; however, one is planned for fiscal year 2021/2022. The Code Compliance staff is proactive in its work to track property maintenance. As described above, the primary area where maintenance issues occur is in the Cove. The City offers programs that assist homeowners and apartment complex owners with home maintenance and repair costs. Homeowners interested in reducing their utility bills 01 through upgrades now have an alternative to tapping their mortgage for home equity loans. Through partnership with the City of La Quinta, HERO and Ygrene are offering low -fixed interest rates and flexible payment terms of up to 20 years, with repayments made through property taxes. Currently, both programs offer a wide array of home energy products including: windows, skylights, and doors; heating, ventilation, and air conditioning; solar panels; roofing and insulation; artificial turf; and drip irrigation. In addition, Ygrene also offers pool pumps and related equipment and lighting products; HERO offers electric vehicle charging stations and water heating products. Rooms per Unit Table II-ig shows the number of bedrooms per unit, ranging from no bedroom (studios) to five or more bedrooms. Table II-ig also describes the number of bedrooms per unit, in relation to the total number of units for both 2011 and 2o18. The most prominent change proportionally was in no -bedroom (studio) units, which increased 1.7 percent from 2011 to 2o18. This change may be a combination of additional guest houses, a popular addition in the City, and accessory dwelling units, which have in recent years become more common. Table II-ig Bedrooms Per Unit, 201111-M8 Bedrooms Per Unit 2011 % of Total 2o18 % of Total % Change Studio (no bedroom) 172 o.8 622 2.5 1.7 1 1,145 5.2 1,307 5.2 0 z 4,046 18.3 4,278 17.0 -1.3 3 11,772 53.3 13,305 52.9 -0.4 4 4,441 20.1 5,125 20.4 0.3 5+ 506 2.3 5o6 z.0 -0.3 Total 22,o82 100 25,143 100.0 Source: 2009-2013 and 2014-2o18 American Community Survey 5-Year Estimates, Tables 1325041. ' This category represents percent change in proportional terms. Table II-zo identifies the number of bedrooms in a dwelling unit by tenure. Three -bedroom units constituted the majority of housing stock (approximately 55 and 49.4 percent, respectively) of both owner and rental units. In ownership units, those with two, three, or four bedrooms made up 96.7 percent of units, while the same bedroom mix made up only 82.1 percent of rental units. As would be expected, rental units contained a much higher proportion of one -bedroom units, providing housing for those who are young, mobile or do not earn enough to enter homeownership. 46 152 Table II-20 Bedrooms in Dwelling Unit by Tenure, M8 Tenure Number Percentage Owner Occupied 11,125 100 Studio (no bedroom) 42 0.4 1 bedroom 93 0.8 2 bedrooms 1,721 15.5 3 bedrooms 6,124 55.0 4 bedrooms 2,912 26.2 5 or more bedrooms 233 2.1 Renter Occupied 4,380 100 Studio (no bedroom) 78 1.8 1 bedroom 697 15.9 2 bedrooms 989 22.6 3 bedrooms 2,165 49.4 4 bedrooms 443 10.1 5 or more bedrooms 8 0.2 Total 15,505 100 Studio (no bedroom) 46 0.8 1 bedroom 686 5.1 2 bedrooms 2,200 17.5 3 bedrooms 7,655 53.5 4 bedrooms 2,952 21.6 5 or more bedrooms 332 1.6 Source: 2014-2018 American Community Survey 5-Year Estimates, Tables 1325042. Housing Costs This section discusses values of ownership housing, and average rental prices for rental housing. La Quinta's for -sale and rental properties range from multimillion -dollar estates to very low-income subsidized units. Home Values The table above compares median housing values in Coachella Valley cities from 2013 to 2018. La Quinta's median housing value was $348,400 in 2013, which was lower than Rancho Mirage and Indian Wells, but higher than the other cities. Its median value increased l0.8% over the 5- year period, which was the third lowest percent increase in the region. However, the City's median housing value still ranks third highest in the Coachella Valley. Ell Table II-21 Regional Median Housing Value Trends, 2013 - 20i8 Jurisdiction Median Value, owner -occupied units % Change 2013-2018 2013 2018 Desert Hot Springs $121,600 $174,900 43.8% Palm Springs $267,800 $367,900 37.4% Cathedral City $179,500 $259,900 44.8% Rancho Mirage $518,000 $499,900 -3.5% Palm Desert $308,000 $335,400 9.0% Indian Wells $604,600 $706,800 16.9% La Quinta $348,400 $386,200 1o.8% Indio $192,600 $267,900 39.1% Coachella $137,600 $207,300 50.7% Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates, Table B25077 Table II-22 shows that nearly a third (32.5%) of owner -occupied units were valued between $300,000 to $499,999 in 2018, followed by 26% in the $500,000 to $999,999 range and 21.6% in the $200,000 to $299,999 range. Currently, 36% of owner -occupied units are worth $500,000 or more, and 31.6% are valued below $300,000. Table II-22 Housing Values in La Quinta, 20i8 Owner -occupied units value Number Percent Less than $50,000 240 2.2% $50,000 to $99,999 153 1.4% $100,000 to $149,999 135 1.2% $150,000 to $199,999 581 5.2% $200,000 to $299,999 2,404 21.6% $300,000 to $499,999 3,612 32.5% $500,000 to $999,999 2,888 26.o% $1,000,000 or more 1,112 10.0% Total 11,125 100 Median (dollars) 386,200 Source: American Community Survey 2014-2018 5-Year Estimates, Table DP04 New Homes While the volume of new homes shrank by 30.6% from 2017 to 2018, the median price of new homes also decreased by 27.4%from 2018 to 2019.5 Although housing starts do not compare to pre -Recession levels, the market has recovered slowly. 48 154 During the 2014-2021 planning period, the City and non-profit organizations arranged financing for rehabilitation and expansion of affordable housing units at the Washington Street Apartments. The project, located on approximately 11.5 acres, included the substantial rehabilitation of all 72 existing units, construction of 68 new units, construction of 2 new community buildings, laundry facilities, a fitness center, and 2 swimming pools. The Coral Mountain project was also constructed during this period, providing 174 low and moderate income units. Currently pending residential housing projects are listed in the following table. As shown, approximately 2,822 single-family and multi -family units are either under review, approved, or under construction. Table II-23 Pendine~ Residential Proiects Development Name Acres No. of Dwelling Units Type of Dwelling Units Status Mountain Village Residences 0.22 6 multi -family apts. under review Estate Collection at Coral Mountain 20 57 single-family approved SilverRock Phase 1 46.6 29 Single-family approved Travertine 800 1,200 single-family under review Centre at La Quinta 22 133 multi -family condos approved Desert Club Apartments 0.7 16 multi -family apts. approved Floresta 20.8 82 single-family under construction Residence Club at PGA West 3 11 single-family approved Canyon Ride 28.3 74 single-family approved Codorniz 15 142 single-family under construction SilverRock Phase 2 30.5 66 hotel branded condos approved Estates at Griffin Lake 30 78 single-family approved Monterra 14 40 single-family in final phase Signature at PGA West 42 230 single-family approved The Peak Mixed Use 0.38 8 multi -family apts. under review La Quinta Penthouses 12.74 8 multi -family apts. under review Jefferson Street Apartments 5.36 42 multi -family apts. under review Coral Mountain Resort 320 600 single-family under review Total Units: 2,822 Rental Costs The rental housing market in La Quinta includes apartments, townhomes, condos/co-ops, and single-family homes. Table II-24 shows median gross rent by number of bedrooms, according to the American Community Survey. The median gross rent is $1,473. 14b Table II-24 Median Gross Rent by Bedrooms (2o18) No. of Bedrooms Median Gross Rent* No bedroom $797 1 bedroom $396 z bedrooms $1,2o6 3 bedrooms $1,731 4 bedrooms $2,176 5+ bedrooms not provided Median Gross Rent: $1,473 * estimated, renter -occupied housing units paying cash rent Source: American Community Survey 2014-2o18 5-Year Estimates, Table 132s0:0 Online listings show that current market rental rates generally range from approximately $1,330 to $1,80o for a 1-bedroom unit; $1,400 to $3,500 for a 2-bedroom unit; $2,000 to $4,500 for a 3-bedroom unit; and $2,400 to $5,000 for a 4+-bedroom unit.6 Although rental rates for some units are much higher than reflected in these ranges, they are generally outliers and not reflective of the majority. No studio apartment listings were found in the search. Affordable Rental Units The majority of apartment rental properties are offered at costs comparable to the average rental costs for the Coachella Valley as a whole. The affordability of rental housing in La Quinta is not directly tied to the density of the project; rather, prices range based on condition, on -site amenities, location, and unit size. New rental projects in La Quinta, particularly affordable projects, are incorporating more aspects of sustainable design and green building. There are 28 affordable single-family rental units in La Quinta, all of which have 3 bedrooms. Additionally, there are nine affordable multi- family housing complexes offering a total of 912 affordable multi -family rental units,? including HUD apartments, Section 8 apartments, public housing apartments, non-profit senior and family low-income apartments, and Low-income tax credit apartments (LI HTC).8 Five of the complexes are available to residents of all ages, including the following: Vista Dunes Courtyard Homes, constructed in 20o8, provides 80 rental units affordable to extremely low, very low, and low income households. Vista Dunes was the first very low-income multifamily 6 Rent.com, accessed June 1, 2020. Affordable Housing Program, Single -Family Rental Units and Multi -Family Rental Units, City of La Quinta, updated July 8, zozo. 8 LowlncomeHousing.us, accessed June 1, zozo. 50 156 project of its size in the country to achieve LEED Platinum certification. The project provides a swimming pool, playground, basketball court, and large community multipurpose room. Vista Dunes offers one- to three -bedroom apartments. Wolff Waters Place, built in 2009, includes 216 green -built one- to four- bedroom apartments that are affordable to extremely low, very low, low, and moderate income households. Wolff Waters Place is a Low -Income Housing Tax Credit (LIHTC) project. Aventine Apartments provides zo units for low and moderate income households. Coral Mountain Apartments includes 174 units for low and moderate income households. Villa Cortina Apartments provides 116 moderate income restricted rentals. Four apartment complexes are dedicated to senior affordable rentals, including: Hadley Villas (79 units) offers extremely low, very low, and low income one -bedroom villas and accepts HUD subsidies. Depending on availability, rent will be based on 30% of the Adjusted Gross Income for persons qualifying for low income housing. Seasons At Miraflores La Quinta is a Low -Income Housing Tax Credit (LIHTC) apartment with 116 extremely low and very low income one - to two -bedroom apartments. The LIHTC gives incentives to builders and developers to provide affordable housing to low income persons. The maximum rent charged is based on the Area Median Income (AM I). Seasons At La Quinta is a Low -Income Housing Tax Credit (LIHTC) apartment and provides 87 extremely low, low, and moderate income apartments. Washington Street Apartments was recently renovated and expanded and re -opened in late 2019. It provides 140 units for extremely low, very low, low, and moderate income seniors, nearly doubling its previous capacity. Thirteen (13) of these units are affordable through Section 8. 1�7 HOUSING NEEDS The following analysis of current City housing conditions addresses housing needs and concerns relative to various segments of the population. Several factors will influence the degree of demand or need for new housing in La Quinta in coming years. The four major "needs" categories considered in this element are: Overpayment: renters and homeowners who pay more than 30 percent of their gross incomes for shelter. Overcrowding: In response to higher housing prices, lower income households must often be satisfied with smaller, less adequate housing for available money. Special Needs: Special needs are those associated with demographic groups that call for very specific program responses, such as preservation of residential hotels or the development of four - bedroom apartments. State law specifically requires analysis of the special housing needs of the elderly, the disabled, single - parent households, large families, farm workers, and homeless persons. Future Housing Needs: To meet future needs of local and regional population and employment growth, SCAG developed the Regional Housing Needs Assessment (RHNA), which establishes both the projected need for non -market -rate housing and the "fair share" distribution of the projected need to each jurisdiction in each market area. Overpayment and Housing Affordability State housing policy recognizes that cooperative participation of the private and public sectors is necessary to expand housing opportunities to all economic segments of the community. Historically, the private sector generally responds to the majority of the community's housing needs through the production of market -rate housing. However, the percentage of the population on a statewide basis who can afford market -rate housing is declining. The State of California and HUD determined that affordable housing should consume no more than 30 percent of household gross income for lower and moderate -income households. A household spending greater than 30 percent of their gross income on housing is considered to be overpaying. 52 158 Table II-25 lists the percentage of renters and homeowners who overpay for housing, based on 2012-2016 Comprehensive Housing Affordability Strategy (CHAS) data. CHAS data are compiled by the U.S. Department of Housing and Urban Development (HUD) to evaluate the extent of housing problems and needs, particularly for low income households, based on Census data. Approximately 36.8 percent of all households in La Quinta spent more than 30 percent of their income on housing costs ("overpay"). A roughly equal proportion of owner and renter households (36.5% and 37.3%, respectively) experienced overpayment. Among extremely low-income households, 61.5 percent of renters and 78.4 percent of homeowners overpaid for housing. Among very low-income households, 7o.8 percent of renters and 85.6 percent of homeowners overpaid for housing. Among low-income households, 64.9 percent of renters and 69.5 percent of homeowners overpaid. Furthermore, many of these households were actually paying more than 50 percent of their gross household income for housing ("severely overpaying"). Note that the proportions of households overpaying or severely overpaying are higher for lower -income households as a group, indicating that the cost burden of overpayment falls disproportionately on lower -income households and renters. These overpayment estimates reflect the need for affordable housing in the City, particularly for lower income households for rental and purchase. ME Table II-25 Overpayment by Income Category and Tenure Household Income' Owners Renters Households % Households less than or = 3o% HAMFI (Extremely Low Income) 58o 870 overpaying 455 78.4 535 61.5 severely overpaying 385 66.4 350 40.2 >30% to less than or =5o% HAMFI (Very Low Income) 835 565 overpaying 715 85.6 400 7o.8 severely overpaying 475 56.9 220 38.9 >50% to less than or =8o% HAMFI (Low Income) 1,375 655 overpaying 955 69.5 425 64.9 severely overpaying 510 37.1 18o 27.5 Subtotal: All lower -income households 2,790 2,090 Subtotal: All lower -income HH overpaying 2,125 76.2 1,36o 65.1 Subtotal: All lower -income HH severely overpaying 1,370 49.1 750 35.9 >8o% to less than or =t00% HAMFI (Moderate Income) 755 425 overpaying 415 55.0 125 29.4 severely overpaying 150 19.9 55 12.9 >100% HAMFI (Moderate and Above Moderate Income) 7,o8o 2,095 overpaying 1,340 18.9 235 11.2 severely overpaying 295 4.2 15 0.7 Total Households 1o,625 4,610 Total Households Overpaying 3,88o 36.5 1,720 37.3 Total Households Severely Overpaying 1 1,815 1 17.1 820 1 17.8 1 HAMFI = HUD Area Median Family Income. HUD and CA HCD use different terminology/methodology to define Household Income, but they are roughly equivalent. The table above matches HCD's terminology ("extremely low, very low, low") commonly used in HE documents to HUD categories, where appropriate. Note that "moderate" refers to 80%-120% of AM I, and thus is noted in two HUD categories accordingly. "Overpaying" is defined as spending >30% of gross household income on housing costs. "Severely overpaying" is defined as spending >50% of gross household income on housing costs. Source: U.S. Dept. of Housing and Urban Development, CHAS data for La Quinta, based on 2012-2o16 ACS. A distinction between renter and owner housing overpayment is important because, while homeowners may overextend themselves financially to afford a home purchase, the owner maintains the option of selling the home and may realize tax benefits or appreciation in value. Renters, on the other hand, are limited to the trends of the rental market. Overpayment among the moderate and above moderate -income categories is a reflection of current economic conditions. In addition, some owner households choose to allocate a higher percentage of their disposable monthly income on housing costs because this allocation is justified in light of investment qualities of ownership. 54 160 Table II-26 identifies the affordable rents and purchase prices, by income category, for a one -person household, a two -person household, and a family of four. Affordable rental rates and ownership (mortgage) costs are generally based on 30 percent of gross income. Table II-26 Affordable Housing Costs by Annual Income Income Category' Annual Income Limit Maximum Affordable Monthly Rent Payment 2 Maximum Affordable Monthly Mortgage Payment 3 Maximum Affordable Home Purchase Price Single -Person Household Extremely Low (0-30% of AMI) $15,850 $396 $452 $58,750 Very Low (30%-50% of AM I) $26,400 $660 $753 $97,750 Low (5o%-8o% of AMI) $42,200 $1,055 $1,054 $136,900 Moderate (80%-120% of AMI) $63,250 $1,581 $1,933 $251,100 Above Moderate (120%+ of AMI) $63,250+ Above $1,581 Above $1,933 Above $251,100 Median $52,700 $1,318 Two -Person Household Extremely Low (0-30% of AMI) $18,100 $453 $508 $66,000 Very Low (30%-50%ofAMI) $30,150 $754 $847 $110,000 Low (5o%-8o% of AMI) $48,200 $i,205 $i,i86 $i54,000 Moderate (80%-120% of AMI) $72,300 $i,8o8 $2,i74 $282,400 Above Moderate (i20%+ of AMI) $72,300+ Above $i,8o8 Above $2,i74 Above $282,400 Median $60,250 $i,5o6 Four -Person Household Extremely Low (0-30% of AMI) $26,200 $655 $565 $73,450 Very Low (30%-50% of AMI) $37,650 $941 $941 $i22,200 Low 5o%-8o% of AMI $60,250 $i,5o6 $i,318 $i71,250 Moderate 80%-i20% of AMI $90,350 $2,259 $2,4i6 $313,650 Above Moderate (120%+ of AMI) $90,350+ Above $2,259 Above $2,416 Above $313,650 Median $75,300 $1,883 ' AMI = area median income. 2 Based on 30 percent of monthly income. 3 From Riverside County/City of La Quinta zozo Affordable Ownership Housing Cost Limits. Assumes single -person household lives in 1-bedroom unit; 2-person household lives in 2-bedroom unit; 4-person household lives in 3-bedroom unit. 4 Converts the "Maximum Affordable Monthly Mortgage Payment" to a home value, assuming lo% down, 15-yearfixed, 4.0% interest rate,1.25% taxes and homeowner's insurance monthly. Source: HCD zozo State Income Limits Affordability of Homeownership Home values have generally increased in the Coachella Valley during 2013 to 2018 (see Table II-21). Some new and fairly new homes are for sale at prices that are affordable to median and moderate -income households (see Table II-22). However, many homes are out of reach for lower income and many moderate households in the City. Table II-22 shows that La Quinta has a wide range of housing values. The median housing value is $386,200. Units valued at less than $ioo,000, which 161 would be affordable to extremely low income households and very low single -person households, comprise only 3.6% of all units in the City. Only 4.8% of ownership units are valued at less than $15o,000, and only lo% of ownership units are valued at less than $200,000, which would be in the range affordable to low-income households. Therefore, it could be challenging for extremely low, very low, low, and moderate income households to enter the homeownership market. To expand homeownership opportunities, the City coordinates with nonprofit agencies that provide relief to low-income residents and develop affordable ownership units, and assists with securing third party financing. The City also supports the use of affordable housing rent -to -own transition programs; developers who agree to set aside all or a portion of their units for low-income households can receive federal tax credits under the Low Income Housing Tax Credit (LIHTC) program, and lower income residents have opportunities to invest and gain equity in their homes. The City also provides interested homeowners with information about grants and other resources available for home repairs and/or rehabilitation. Affordability of Rental Costs As shown previously in Table II-26 median rent for a 1-bedroom unit is $396; the above table shows that single -person households in all income categories could afford a monthly rent payment of $396 or higher and, therefore, should be able to afford a 1-bedroom unit. Median rent for a 2-bedroom unit is $1,2o6; however, the table above shows that two - person households in the extremely low and very low-income categories would not have enough income to afford such a unit. Median rent for a 3-bedroom unit is $1,731; however, the table above shows that four - person households in the extremely low, very low, and low-income categories would not have enough income to afford such a unit. Hundreds of lower and moderate -income households are served by existing affordable housing and other projects. With the market -rate rental market essentially closed to extremely low and very low-income households, however, it is evident that their major source of affordable housing will continue to be found through income -restricted housing projects, housing voucher programs, accessory dwelling units, and employee/guest houses. Overcrowding The Bureau of the Census defines overcrowded housing units as "those in excess of one person per room average" and severely overcrowded housing units as "those in excess of 1.5 persons per room average". 56 162 Overcrowding may occur when a family or household cannot afford adequate living space, houses extended family members, or is sharing inadequate living space with nonfamily members. When more than one family shares a housing unit it is called doubling. Households with lower incomes may permit overcrowding to derive additional income, or there may be insufficient supply of housing units in the community to accommodate the demand. La Quinta has 577 overcrowded and severely overcrowded housing units, which represents 3.7% of the total 15,505 occupied units in the City. Table II-27 shows that 3.2 percent of the total occupied housing units were moderately overcrowded in 2o18, an increase from 2.4 percent from 2009-2011. A higher incidence of overcrowding was experienced among the rental tenure group. Although renter households constituted only 28.2 percent of all households in the City, approximately 1o.9 percent of renters experienced overcrowded conditions, with 1.6 percent of all renters experiencing severe overcrowding. In comparison, within owner -occupied households, o.9 percent experienced overcrowded conditions, with o.1 percent experiencing severe overcrowding. Table II-27 Overcrowding Owner Renter Total Households %of %of %of Status Number Owner Number Renters Number Total Not Overcrowded 11,025 99•1 3,903 89•1 14,92$ 96.3 Moderately Overcrowded 86 0.8 406 9.3 492 3.2 Severely Overcrowded 14 0.1 71 1.6 85 0.5 Total 11,125 1 100.0 1 4,38o 1 100.0 1 15,505 1 100.0 Source: American Community Survey 2014-2o18 5-Year Estimates, Table B25014. Note: Universe is total households in occupied housing units. Housing units that exceed i.o or more persons per room are considered moderately overcrowded. Housing units that exceed 1.5 or more persons per room are considered severely overcrowded. Special Populations The state requires that the special needs of certain disadvantaged groups be addressed in the Housing Element. Selected populations with special housing needs include seniors, persons with disabilities, large families, single -parent households, the homeless, and farm workers. NMI Seniors The special housing needs of senior residents are an important concern for the City of La Quinta, since many retired persons residing in the City are likely to be on fixed low incomes. Besides affordability concerns, seniors may have special needs related to housing design and location. With regard to housing design needs, seniors may require ramps, handrails, and lower cupboards and counters, etc., to allow greater access and mobility. They also may need special security devices for their homes for greater self-protection. Seniors may also have special needs regarding location, such as the need for access to public facilities (i.e., medical and shopping) and transit. In many instances, seniors prefer to stay in their own dwellings rather than relocate to a retirement community and may need assistance making home repairs or modifications. Every effort should be made to maintain their dignity, self-respect, safety, and quality of life. As shown in the following table, 5,883 householders (37.9% of all householders) are 65 years or older. Senior households comprise 43.8% of all owner -occupied units, and 23.0% of all renter -occupied units. Table II-28 City of La Quinta Senior Households by Tenure Householder Age Owner -Occupied Renter -Occupied Households %' Households Non -Senior Households Under 65 years 6,251 56.2 3371 77.0 Senior Households 65 to 74 years 3,015 27.1 524 12.0 75 to 84 years 1,519 13.7 3z6 7.4 85 years and over 340 3.1 159 3.6 Subtotal, Senior Households 4,874 43.8 1,009 23.0 Total Households 11,125 100.0 4,380 100.0 Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007 ' differences due to roundinpr According to the American Community Survey, an estimated 896 seniors have incomes below the poverty level, which represents 9.o% of all seniors in the City. The 2020 federal poverty guideline for one person is $12,76o. The major source of income for most seniors is Social Security, and the average Social Security monthly benefit is $1,503.9 Therefore, a single senior paying 30% of their monthly Social Security income on housing costs would pay $451 toward housing costs. However, La Quinta 9 Social Security Administration Fact Sheet, December 2019 Beneficiary Data. 58 164 median rents are $797 for a studio unit, and $396 for a one -bedroom unit (most likely not a separate unit given the relative price). A two -person senior household would have $902 available for housing costs, but median rents are $1,2o6 for a 2-bedroom unit. Therefore, Social Security alone most likely cannot adequately cover housing costs in the City. Table II-29 Senior Incomes Below the Poverty Level Age Group No. of Residents with Income in Past 12 Months Below Poverty Level 65 to 74 years 541 75 years and over 355 Total 896 Source: 2014-2o18 ACS 5-Year Estimates, Table B17001 Apart from privately owned housing units, the City has several affordable rental options for senior living as discussed previously under rental units. They include: Seasons Senior Apartments, which offers 87 senior units in the extremely low, low, and moderate affordable price range; Seasons at Miraflores, a project completed in 2003 that supplies 118 senior units in the extremely low and very low income price range; Washington Street Apartments, which offers 14o extremely low, very low, low, and moderate income rentals (13 of these units are affordable through Section 8); and Hadley Villas Senior Apartments, an affordable project completed in 2004 that offers 79 units in the extremely low, very low, low, and above moderate income price range. Continued construction of multifamily units will aid greatly in meeting the needs of seniors currently overpaying for rental units. Numerous senior support services are provided by various organizations, including those listed in the following table. There are also numerous privately operated assisted living facilities and home care service providers in the City and Coachella Valley. Table II-30 Senior Resources Organization Services Provided Assisted living and home care providers (various private providers) Housing, personal care, health care, housekeeping, meals Braille Institute Coachella Valley Neighborhood Center Rehabilitation, enrichment classes, in -home support for the visually impaired La Quinta Wellness Center Health/fitness programs, social events, classes, homebound outreach, food distribution Eisenhower Memory Care Center Adult day center for neuro-cognitive impairments FIND Food Bank Food distribution Hidden Harvest Food distribution Jewish Family Services of the Desert Advocacy, case management services Riverside County Office on Aging Medical case management, counseling, transportation assistance, meals Salvation Army Food distribution, social events, community programs Senior Advocates of the Desert Public benefits and social services assistance, emergency financial assistance SunLine Transit Agency For seniors and disabled residents: Half -Fare Program, Taxi Voucher Program, Sun Dial paratransit service, bus travel training People with Disabilities A "disability" is a physical or mental impairment that substantially limits one of more major life activities. Housing elements must analyze the special housing needs of people with disabilities. Senate Bill No. 812 (2011) requires that the analysis include individuals with developmental disabilities. A developmental disability is defined by Section 4512 of the Welfare and Institutions Code as "a disability that originates before an individual becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual." This includes intellectual disabilities, cerebral palsy, epilepsy, autism, and related conditions, but does not include other handicapping conditions that are solely physical in nature. Physical and developmental disabilities can hinder access to housing units of traditional design, and potentially limit the ability to earn adequate income. The three major housing needs of the disabled are access, location, and affordability. Housing needs for individuals with disabilities can range from traditional independent living environments, to supervised group quarters, to institutions where medical care and other services are provided onsite. Important housing considerations for this group include proximity to public transportation, accessibility of the home and surroundings, access to medical and other public services, and affordability. 60 166 Disabled persons often require specially designed dwellings to provide access not only within the dwelling, but to and from the unit. Special modifications to permit free access are very important in maintaining safety, independence and dignity. The California Administrative Code Title 24 Requirements set forth access and adaptability requirements for the physically handicapped. These regulations apply to public buildings such as government facilities and motels, and require that ramps, larger door widths, restroom modifications, etc., be designed to enable free access to the handicapped. Such standards are not mandatory of new single-family residential construction. A number of disabled persons receive supplemental Social Security Income and are on fixed incomes. Increasing inflation and housing costs adversely affect these individuals' ability to secure affordable housing. The 2014-2o18 ACS identified 4,722 persons in the City with disabilities, of which 2,484 (52.6%) were persons over the age of 65. Individuals may be affected by one or more types of disability. The second most affected age groups are residents 18 to 64 years (42.2%). The table below identifies the number of disabilities, by type, for La Quinta residents. The most prevalent disabilities are ambulatory difficulties (26.6%) and independent living difficulties (17.8%). Group homes are listed as residential care facilities in the Zoning Ordinance, and are permitted by right in all residential zones. There are no use -specific standards for group homes, and they would require only a building permit for construction if occurring in a single family home environment, and with approval of a Site Development Permit if proposed as an apartment or similar multi -family project in the higher density zones. This same requirement also applies to apartment or multi -family project for any type of housing. 61 167 Table II-31 City of La Quinta Number of Disabilities. by Disability Tvne' Disability by Age and Type Number of Disabilities Percent of Total Disabilities' Under a e 18 242 2.8 Hearing Difficulty 4 0.05 Vision Difficulty 91 1.1 Cognitive Difficulty 130 1.5 Ambulatory Difficulty 0 0.0 Self -Care Difficulty 17 0.2 Independent Living Difficulty Ages 18-64 3088 37.4 Hearing Difficulty 291 3.4 Vision Difficulty 413 4.8 Cognitive Difficulty 845 9.9 Ambulatory Difficulty 746 8.8 Self -Care Difficulty 38o 4.5 Independent Living Difficulty 513 6.o Ages 65+ 5,088 59.7 Hearing Difficulty 1,024 12.0 Vision Difficulty 420 4.9 Cognitive Difficulty 548 6.4 Ambulatory Difficulty 1,530 18.0 Self -Care Difficulty 56o 6.6 Independent Living Difficulty 1,006 11.8 Total Disabilities 8,518 100.0 Total Civilian Non -Institutionalized Population with a Disability 4,722 differences due to rounding * data not provided Source: American Community Survey 2014-2o18 5-Year Estimates, Table S1810 The California Department of Developmental Services (DDS) implements a statewide system of community -based services for people with developmental disabilities and their families. DDS contracts with the Inland Regional Center (IRC) in Riverside to provide and coordinate local services in Riverside County, including the City of La Quinta. IRC currently (2021) serves 172 clients who are La Quinta residents. Facilities and services in the Coachella Valley that assist persons with developmental and physical disabilities include: o La Quinta Wellness Center connects seniors with Riverside County Meals on Wheels, an outreach program for homebound seniors, and SunLine Transit Agency for Dial -a -Ride transportation services. 62 168 o Angel View, a non-profit organization based in Desert Hot Springs, operates 19 six -bed group homes for children and young adults with developmental and physical disabilities. The homes provide 24-hour nursing and/or attendant care and can accommodate loo+ individuals at a time. There are 16 homes in the Coachella Valley, including 12 in Desert Hot Springs, 3 in Palm Springs, and 1 in Thousand Palms. o The Inland Regional Center uses person -centered planning when developing a Consumer's Individual Program Plan (IPP). The IPP outlines the goals developed by the Consumer and their support team, as well as the services and supports they will receive to help those goals. Many of the services/supports listed in the IPP are funded by Inland Regional Center. However, services and supports may also be provided by other agencies such as the Social Security Administration, school districts, county agencies, etc. o Canyon Springs in Cathedral City is a State developmental center operated by DDS with 55 licensed beds for individuals with intellectual and developmental disabilities. The treatment program at Canyon Springs is designed to provide its residents with work/job training, including formal educational opportunities and new home life and living skills. Referrals for admission are made by Regional Centers. Each person is assessed and will participate in developing and carrying out an Individual Program Plan. Residents have opportunities to participate in a variety of integrated activities in natural environments at home, at work, and in the community. o Desert AIDS Project - Palm Springs: Dedicated to providing support, care, and treatment to people with AIDS and related illnesses and education to the general community. The Desert AIDS project serves the psychological needs of AIDS clients, provides case management, anonymous HIV testing, legal services, a program of protection and prevention, and referral and recreational services. o FISH of Lower Coachella Valley - Coachella: Provides 2-3 days of emergency food for families/individuals in need. Clients may return for assistance every 14 days. o Desert Arc - Palm Desert: A comprehensive service delivery agency for people with developmental and intellectual disabilities; it provides programs to develop or enhance self-help skills, life enrichment skills, and prevocational and vocational skills. IM o Braille Institute - Palm Desert: A nonprofit school providing daytime classes and other support programs and services for people with blindness and vision loss in the Coachella Valley. Large Family Households The 2014-2o18 ACS reported 1,543 households in the City of La Quinta with five or more persons, which constitutes 10 percent of all households. This represents a 17 percent increase from the 2009-2011 ACS (1,319 households). Large -family households generally require larger dwellings with more bedrooms to meet their housing needs, but these households often experience difficulty securing adequate housing suitable for their expanded needs due to income limitations and/or lack of adequate housing stock. Difficulties in securing housing large enough to accommodate all members of a household are heightened for renters, as multifamily rental units are typically smaller than single- family units. Table II-32 presents tenure of housing units by number of persons in the household based on 2014-2o18 ACS data. The table shows that large households are roughly equally comprised of owner occupied and renter occupied households (805 owner occupied, 738 renter occupied). Large owner -occupied units comprise 7.2 percent of all owner -occupied housing, and large renter -occupied units comprise 16.8 percent of all renter -occupied units. Table II-32 Large Households by Tenure Number of Persons in Household Owner -Occupied Renter -Occupied Households % Households %1 One to Four 10,320 92.8 3,642 83.2 Five 577 5.2 410 9.4 Six 228 2.0 264 6.o Seven or More o 0 64 1.5 Total Households with 5+ Persons 805 7.2 738 16.8 Total Households 11025 100 4,380 100 differences due to rounding Source: American Communitv Survey 2014-2o18 S-Year Estimates. Table B2500q Multifamily housing rental stock consists primarily of one-, two -and three -bedroom units. Single family development in the Cove is made up largely of units with three bedrooms, although four -bedroom units are also present in limited supply. As shown in Table II-32, there are 3,284 units with 4 or more bedrooms, which exceeds the current number of large families. Citywide single-family construction activity has created a 64 170 supply of housing for large families not available in multifamily housing, although prices for larger units tend to be affordable only to moderate and above moderate income households. Suitable housing products for large families include those with sufficient bedrooms that are near childcare facilities, schools, recreational areas, and public transit. In the current housing stock, 577 units (3.7% of all units citywide) are overcrowded, and the majority (82.7%) of them are rental units. There are 332 units with 5 or more bedrooms (1.6% of total units citywide), and only 8 of them are rental units, so there may be a need for additional larger units, particularly rental units. Given the lack of larger rental units, programs that assist large families with homeownership would be beneficial. Reduced parking standards for units with 5 or more bedrooms may also incentivize development of larger rental units. For instance, certain affordable housing developments may be granted a maximum parking ratio of two and one- half parking spaces for four or more bedrooms (La Quinta Municipal Code Section 9.60.26o.E. Incentives and Concessions). Single -Parent Households Single -parent heads of household constitute a group with serious housing concerns. In general, families with single -parent heads of household may experience a higher incidence of poverty than other household configurations. In particular, female -headed households can experience lower incomes, higher living expenses, higher poverty rates, and low rates of homeownership. Finding adequate and affordable housing is a high priority. Special considerations for this population include proximity to schools, childcare, employment, and health care. Table II-33 Single -Parent Household Characteristics No. of Household Type Households % of Total Total households 15,505 100 Male -headed households 747 4.8 With own children under 18 437 2.8 Female -headed households 1,433 9.2 With own children under 18 788 5.1 Total Families, Income in the Past 12 Months Below Poverty Level 625 100 Male Householders, Income in the Past 12 Months Below Poverty Level 0 0 Female Householders, Income in the Past 12 Months Below Poverty Level 255 4o.8 Source: American Community Survey 2014-2ol8 5-Year Estimates, Table DP02; ACS 2o18 SUDDlemental Estimates Detailed Table K201701 6� As shown in Table II-33, there were 2,18o single -parent -headed family households in La Quinta, or 14% of all households, in 2018. Male -headed family households comprise 4.8% of all households, and female -headed family households comprise 9.2%. As shown in the table above, of the 1,433 female -headed family households in La Quinta, more than half (55%) of the female -headed households have children under age 18. While no male -headed households were below the poverty level in the past 12 months, female -headed households comprise 40.8% of all families with incomes below the poverty level. The number of single -parent -headed and female -headed family households both declined compared to 2010 (2,026 single -parent households, of which 1,461 were female -headed). However,17.8 percent of the City's female -headed families live in poverty as compared to 16.1 percent in 2010. Many single parents do not have the resources to enter the housing market as a homeowner. Although the incidence of single -parent households below the poverty level is low (1.6% of all households) in the City, addressing the housing needs for single parents may require innovative housing solutions. Strategies need to be considered to provide more housing opportunities to these households, such as new multifamily housing, mixed -use units, and subsidized single-family housing. Flexible educational programs and job training services can help householders obtain higher paying jobs. Farmworkers Based on an analysis of farm labor and the diminishing amount of farmland in the City of La Quinta and surrounding rural areas, the need for farm worker housing has declined. Most agricultural land and farmworker housing in the Coachella Valley are located in the eastern valley in and around the communities of Coachella, Thermal, and Mecca. While the zoning map includes a Low -Density Agriculture/Equestrian Residential Overlay, there is no land designated specifically for agricultural uses in the City's General Plan and zoning maps. There are also no zoning policies or restrictions specific to farms or farmworker housing. Based on 2014-2018 ACS data, there were 352 persons employed in "agriculture, forestry, fishing and hunting, and mining" in the City in 2018, which constitutes 2% of the City's civilian employed population 16 years and over (see Table II-6). It is probable that a number of occupations classified as agricultural are related to nursery operations or landscape maintenance. 66 172 Responsibility for providing housing for farm workers originally lay with the growers that employed the workers. This practice was discontinued, however, due to high costs for liability insurance and maintenance. Low income groups often need housing near work. For farmworkers, this means that housing is needed in rural, agricultural areas rather than urban areas. In the Coachella Valley, the principal housing options for migrant and local seasonal farm workers are family -owned homes, private rental houses, second units, apartments, and mobile homes. Farmworker housing does not appear to be a significant need in La Quinta. Nevertheless, farmworker households will benefit from rental subsidies and incentives provided by the City for developers to maintain affordable units that are available to all segments of the population. Extremely Low -Income Households Extremely low-income (ELI) households are households earning less than 30 percent of the HUD Area Median Family Income (HAMFI). The AMI for a 4-person household in Riverside County is $75,300. ELI household incomes are defined by HCD and HUD as those earning less than $26,2oo. These households often face significant financial challenges to affording adequate housing and, therefore, are considered a subpopulation with special housing needs. Table II-34 HousinEr Problems for Extremely Low -Income Households Owners Renters Total Total Number of ELI Households 580 870 1,450 Percent with any housing 79 3% 62.1% 69.0% problems* Percent with Cost Burden >30% of 78.4% 6i.5% 68.3% income Percent with Cost Burden >50% of 66.4% 40.2% 50.7% income * housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room (overcrowding), and cost burden greater than 30% of income. Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2o16 ACS. Existing Needs According to 2012-2o16 CHAS data, there are 1,45o extremely low- income households (9.5% of total households) in La Quinta, consisting of 58o owner households and 87o renter households. Proportionally more owners (79.3%) than renters (62.1%) experience housing problems, including incomplete kitchen and plumbing facilities, overcrowding, and cost burden greater than 30% of income (overpayment). 7� Extremely low-income households are sensitive to unexpected changes in income and expenditures, so overpayment for housing could result in an inability to meet other important or emergency needs. Projected Needs To calculate projected housing needs, the City assumed 50% of its very low income regional housing need assessment (RHNA) are extremely low income households. From its very low income need of 420 units, the City has a projected need of 210 units for extremely low income households. Many of the City's existing and proposed very low-income rental projects provide housing affordable to extremely low-income individuals, couples, and families with children. Extremely low-income households are also eligible to receive rental assistance in La Quinta through the County of Riverside Housing Authority's Section 8 voucher program. Small ELI households may also find an affordable housing option in Single Room Occupancy (SRO) hotels, accessory dwelling units (ADUs), and guest houses. SROs are permitted in the Regional Commercial zone with a Conditional Use Permit. A guest house/employee quarters is permitted as an accessory use in all residential zones, and can provide on -site living quarters for a homeowner's family members, staff, and guests. During the 2014-2021 planning period, the City updated the Zoning Code to remove constraints to the development of ADUs. ADUs are permitted as an accessory use in all residential zones and have some flexibility regarding parking and utility requirements. SROs, guest houses/employee quarters, and ADUs may be important resources for ELI households, including seniors on a fixed -income, single -parents, disabled persons, college students, and low -wage earning workers. Homeless Persons The Riverside County Department of Public Social Services completed a homeless count in zozo for all cities and some unincorporated areas in the County. The Homeless Point -In -Time (PIT) Count is a federally mandated annual count of homeless individuals used to evaluate the extent of homelessness. The data provide a snapshot of homelessness on a particular date and time. The zozo PIT Count for Riverside County determined there were 3 unsheltered persons in La Quinta, including individuals living on streets or in vehicles, encampments, storage structures, or other places unfit 68 174 for human habitation.10 This represents o.1% of the unsheltered individuals in Riverside County, and 0.5% of County Supervisory District 4 which includes the Coachella Valley and the City of Blythe. The actual number of homeless may be higher given that many individuals, particularly women and youth, remain hidden for safety or stay in locations where they cannot be seen. This represents a decrease from the County's 2019 PIT Count (9 individuals in La Quints). Fluctuations in the number of homeless individuals documented from year to year may be due to actual increases or decreases and/or changes in counting and surveying methods, such as increased coverage by more volunteers or enhanced promotion and awareness strategies of the overall count. Table II-35 describes the demographic characteristics of unsheltered people in La Quinta. 10 zozo Riverside County Homeless Point -In -Time Count and Survey Report, County of Riverside Department of Public Social Services, June zozo, pages 83 and 122. 62 Table II-35 Characteristics of Unsheltered Individuals in La Quinta Number Percent of Total Race American Indian o o% Asian o o% Black 1 33% White z 66% Multiple Races o o% Native Hawaiian o o% Unknown Race o o% Ethnicity Hispanic z 66% Non -Hispanic 1 33% Ethnicity Unknown o o% Gender Male 3 100% Female o o% Trans ender o o% Gender Non -Conforming o o% Unknown Gender o o% Age Adults (>24 yrs) 3 i00% Youth (18-24) o o% Children (< 18) o o% Unknown Age o o% Living Situation Woods 1 33% Vehicle 1 33% Street 1 33% Encampment o o% Under Bridge o o% Park o o% Other o o% Bus o o% Abandoned Building o o% TOTAL UNSHELTERED INDIVIDUALS = 3 Source: zozo Riverside County Homeless Point -In -Time Count and Survey Report, County of Riverside Department of Public Social Services, June zozo. Dales 83 and 122. Particularly sensitive homeless subpopulations include veterans, the chronically homeless, those with mental health conditions and physical disabilities, victims of domestic violence, and others. The zozo PIT Count also identified pet owners because of concerns that unsheltered individuals were not seeking shelter because they wanted to keep their pets. As shown in the following table, of the 3 unsheltered individuals interviewed in La Quinta, one had substance abuse issues, one was newly homeless, and one was a pet owner. 70 176 Table II-36 Homeless Unsheltered Subpomlations Subpopulation Number' Percent of Total Substance Abuse 1 33% PTSD 0 0% Mental Health Conditions 0 0% Physical Disability 0 0% Developmental Disability 0 0% Brain Injury 0 0% Victim of Domestic Violence 0 0% AIDS or HIV 0 0% Veterans 0 0% Chronically Homeless 0 0% Adults Only 3 100% Children Only 0 0% Families with Children 0 0% Pet Owners 1 33% Newly Homeless 1 33% Seniors (>_ 60) 0 0% Jail Release (within last 12 months) 0 0% ' Results of interviews with 3 homeless individuals. Source: 202o Riverside County Homeless Point -In -Time Count and Survey Report, County of Riverside Department of Public Social Services, June zozo, DaLles 8,� and 122. Emergency, transitional, and supportive housing facilities and services can serve some of the short- and long-term needs of homeless individuals. Emergency shelters provide temporary shelter, often with minimal supportive services. Supportive housing is linked to support services intended to improve the individual's ability to independently live and work in the community. Transitional housing is provided with financial assistance and support services to help homeless people achieve independent living within 24 months. Supportive and transitional housing are often in apartment -style units. If a person or family finds themselves homeless, they may go to regional facilities provided by the county, City of Indio, or City of Palm Springs for assistance. The available homeless facilities in the Coachella Valley are listed in Table II-37. A recent analysis of Coachella Valley homelessness found that emergency shelter and transitional housing are not operating at full capacity; the occupancy rate was 79% in 2o18 despite high rates of unsheltered single adults." Lower occupancy may be partially because some beds are reserved for domestic violence victims and youth rather than the general population. " "The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley," Barbara Poppe and Associates, November 27, 2018, page 21. 177 The Coachella Valley Association of Governments (CVAG), of which the City of La Quinta is a member, contracted with Path of Life Ministries to operate its Coachella Valley Housing First program that placed people in permanent housing before addressing issues such as joblessness or behavioral health. Program results were positive, with 81% of the 242 people who exited the program in the first year able to find permanent housing, and all participants who exited the program more than doubling their monthly incomes.12 In late 2019, CVAG initiated an effort to advance the goals of CV Housing First through a collaborative approach called the Coachella Valley Homelessness Engagement & Action Response Team (CVHEART).13 The program is expected to establish a formal structure for regional homelessness policies and programs, identify funding opportunities for future projects, and expand multi -agency cooperation and participation. In addition to its own efforts to end homelessness, the City of La Quinta's membership in CVAG will assure its continued participation in regional efforts. The City's zoning permits emergency shelters by right in all nonresidential districts except Village Commercial. The non-residential zones, including Neighborhood Commercial, Community Commercial and Regional Commercial, are all located on major arterial roadways, and close to transit stops. This allows for easy access to services and transport. Emergency shelters proposed in an existing building would require no permitting other than building permits for tenant improvements (if any). If an emergency shelter were to be proposed as a new building, it would be subject to approval of a Site Development Permit, which would be approved by either the Director or the Planning Commission (Director approval is allowed for buildings under lo,000 square feet on pads within existing commercial centers). The Site Development Permit consists of a review of site plan and building design to assure compliance with the City's development standards. A Site Development Permit, therefore, does not affect the use proposed, and emergency shelters are permitted by right. The findings for a Site Development Permit require consistency with the General Plan and Zoning Ordinance; conformance with CEQA; and compatibility of site design, landscaping and architecture to surrounding buildings. The Site Development Permit addresses only zoning standards, and does not address land use. Therefore, the use of the building is not considered, and the permit is based on an analysis of setbacks, building heights and 12 "CV Housing First Program Evaluation: Examining the Clients Served in the First Year: July 2017 to June 2o18," Health Assessment and Research for Communities, September 2o18, page 55• 13 "CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella Valley," Greg Rodriguez, January zozo. 72 178 parking spaces. There are no parking requirements for emergency shelters. Program H-5.4.b. has been added to assure that emergency shelters are added to the parking table, and that parking only be required for employees. There are over 38o acres of vacant commercial land in the City (Land Use Element, Table II-3). Transitional shelters for homeless persons or victims of domestic abuse are conditionally permitted in Regional Commercial and Major Community Facilities zoned districts. One use that may potentially provide housing for those in need of shelter is single room occupancy (SRO) hotels. SRO hotels, as defined in the municipal code, are residential facilities that are rented on a weekly or longer basis that may or may not have private bathroom and kitchen facilities. SRO hotels are conditionally permitted in Regional Commercial zoned districts. 1,001 Table II-37 Coachella Valley Homeless Shelter Resources Shelter Name Type of Shelter City Clientele or Needs Number Served of Beds Martha's Village and Kitchen Emergency Indio General 120 Shelter From The Storm Emergency Palm Desert Domestic Violence zo County of Riverside, Desert Emergency Cathedral City, General 90 (30 in Healthcare District and (seasonal) Palm Springs, each city) Foundation' Desert Hot Springs Operation Safe House Emergency Thousand Palms Transitional: youth, 20/15 /Transitional young adults Path of Life Ministries Inc. Emergency/ Undisclosed — General 12/2 Rapid Rehousing Coachella Valley Coachella Valley Rescue Emergency/ Indio families with children, 3oo/18 Mission Rapid Rehousing individuals Desert AIDS Project Permanent Palm Springs HIV/AIDS 80 Desert Horizon Permanent Desert Hot Jewish Family 18 Springs Services Desert Vista Permanent Palm Springs Jewish Family 40 Services Desert Vista Permanent Permanent Palm Springs Disabled Men and 35 Supportive Housing Expansion Women (new in 2o18) Riverside University Health Permanent Cathedral City Behavioral Health 25 System — Behavioral Health Episcopal Community Services Permanent Scattered Site — Persons With 40 Coachella Valley Disabilities and Chronically Homeless Shelter Plus Care TBRA Permanent Indio Persons With 23 Disabilities/ Mentally III Source: "The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley," Barbara Poppe and Associates, November 27, 2o18, Appendix 3. ' dhcd.org. FAIR HOUSING The California Fair Employment and Housing Act generally prohibits housing discrimination with respect to race, color, religion, sex, gender, gender identity, gender expression, marital status, national origin, ancestry, familial status, source of income, disability, genetic information, or veteran or military status. AB 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. 74 180 Understate law, AFFH means "taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics." The City has completed the following: 1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019). 2. Conduct an Assessment of Fair Housing, which includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify fair housing issues, and an assessment of the contributing factors to the fair housing issues. 3. Prepare the Housing Element Land Inventory and Identification of Sites through the lens of Affirmatively Furthering Fair Housing. To comply with AB 686, the City has completed the following outreach and analysis. Outreach As discussed in the Public Participation section of this Housing Element, the City focused its outreach efforts on community and stakeholder workshops, study sessions, information disseminated through the City's website, electronic mail notifications, and public hearings. The community and stakeholder workshops consisted of a Planning Commission presentation (December 8, 2020), a City Council update (December 15, 2020), a Housing Commission presentation (January 12, 2021) a Joint Planning Commission and City Council Study Session presentation (August 3, 2021) and a public workshop (January 13, 2021) attended by more than 15 community members. The City received a variety of comments at these workshops, including: ❖ Concerns about how to address overpayment by both owners and renters. ❖ Concerns regarding whether short term vacation rentals are impacting the availability of housing for permanent residents. ❖ Assuring that land inventory sites are provided for all types of housing. 1�8 ❖ The difficulty of financing new projects, which now require two or three times as many funding sources as in the past. ❖ Assuring that development standards, fees and processing times reflect the needs of affordable housing projects. Workshop invitations were sent to local and regional development entities, advocacy groups, and interested parties via email. In addition, workshops were advertised on the City's website, social media, and in email blasts to the City's extensive resident email list. Once certified by HCD, the Housing Element Update will be presented in public hearings before both the Planning Commission and City Council, with the documents available for public review at City Hall and on the City's website. Assessment of Fair Housing California Government Code Section 65583 (lo)(A)(ii) requires the City of La Quinta to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. The 2021 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Areas rate resource levels based on access to effective educational opportunities for both children and adults, concentration of poverty, environmental pollution, and employment levels and proximity to jobs, among others. High and highest resource areas are those with high index scores for a variety of educational, environmental, and economic indicators. Moderate resource areas have access to many of the same resources as high and highest resource areas but may have fewer educational opportunities, lower median home values, longer commutes to places of employment, or other factors that lower their indices for educational, environmental, and economic indicators. As shown in Exhibit II-14 TCAC Opportunity Areas, the majority of the urban area in the City is considered "High Resource". Portions along the northern and western boundaries are considered "Highest Resource", and one area on the eastern boundary adjacent to the City of Indio and unincorporated Riverside County is considered "Moderate Resource". The southern end of the City is considered "High Segregation & Poverty". Areas of high segregation and poverty are those that have an overrepresentation of people of color compared to the County, and at least 30% of the population in these areas is below the federal poverty line ($26,5oo annually for a family of four in 2021). Within the City and surrounding jurisdictions, TCAC and HCD designated portions of the City of Indio as "Low Resource," which have the most limited access to all resources. 76 182 Rar,tho Mirage Thousand Pales P-11m fDnsr•rt Indio L,1 Qkwita Rosa San Jacinle Mounta)ns NaVonal Montmrent TCAC Opportunity Areas 2021 Highest R4squrFv High Resource 0 Moderate Resource (Rapidly Cttarigino "Moderate resource Law ReSoi MCP High Segregat1ort & Poverty Missinglinisulllcient Data L p City Boundaries S,nurce; Housing and Community Derelopmen4 2021 F, 1 City of La iQuinta Genefal Plan IL J TERRA NOVA 7CAC Oppartunity Areas n.nr.•rrAMW-kwc La Qointa, Cal ifomfa r'l L L coac'pcila u EAA t 11-14 1�2 Integration and Segregation Patterns To assess patterns of segregation and integration, the City analyzed four characteristics: race and ethnicity, income, disability, and familial status. Race and Ethnicity The diversity index was used to compare the racial and ethnic diversity within the City and surrounding communities. Diversity Index ratings range from o to loo, where higher numbers indicate higher diversity among the measured groups. As shown in Exhibit II-15 Diversity Index, the City exhibits a range of diversity ratings. The Cove and Village area, the southern end of the City, the area just north of Highway ill, and an area on the eastern boundary adjacent to the City of Indio and unincorporated Riverside County have relatively high diversity (7o-85). Portions of the northwestern and southeastern City have lower diversity (below 4o). The remaining areas are rated mid -range (40-70) on TCAC's diversity index. The surrounding areas have comparable diversity ratings as La Quinta, though areas of higher diversity are found in City of Indio to the east. According to the 2015-2019 American Community Survey, over half (57.3%) of La Quinta residents identify as White, non -Hispanic, whereas over half (64.2%) of the Indio residents to the east identify as Hispanic. The City of La Quinta can be viewed as a demographic transition point from the west to east Coachella Valley, with the proportion of White, non -Hispanic population between those in Indio (34.7%) to the east and Bermuda Dunes (58.5%) to the north, Palm Desert (66%) and Indian Wells (88.1%) to the west. The southern end of the City falls in part of a larger area designated a TCAC Area of High Segregation and Poverty in zozo and 2021, and is also in Tract 456.05, which is designated a racially or ethnically concentrated area of poverty (R/ECAP) by HUD (2009-2013) (Exhibit II-17). However, these designations are most likely not true for this part of the City due to data granularity reasons, as analyzed in detail below. This area, as part of Census Tract 456.05, is in a Hispanic Majority Tract with a predominant gap >5o% between Hispanic and other race/ethnicity groups (Exhibit II-16). More urban areas in the City fall in White Majority Tracts (predominant gap >50%). Similarly, much of the lower diversity areas in the Cities of Indian Wells and Palm Desert are also in White Majority Tracts. 78 184 Source: Hmmtng and Community Deveiapment, 2o2i � 1 TERRA NOVA - - - Diversity Index 2013 Lower Diversity �3S City of La Qu.inta General Plan Diversity Index La Quint., California Higher Diversity [] City eourtilarles C xhihi! II-t5 f Raaic9io Mirage Palm I:iescrt �JI Indeo 4YIIs C #la La Omuta �im 5plu�gs C eI!:� Sourrte: Housfng and Cornmvnity DCNeiupment, aaxi I� 1. J TERRA NOVA City of La Qvinta General Plan White; Hisryhnic Majority Tracts La Quinta, Cal ifornla PredomInant Population Hispanic Majority Tracts Slim (gap c 10%) Sixeabta (gap Uff. - 60%) Predominant (gap > 60%) White Majority tracts Slim (gap{ 10'%) Sizeswe (gap 10%- 50%) Predominant (gap � 50%) City Boundaries d i5F GEnE3h! +rhh 186 A close examination of the HCD AFFH maps and the R/ECAP area in La Quinta reveals that the designation is least likely due to demographics within the area, but rather its location in Census Tract 456.05, which spans a large area of unincorporated Riverside County in the east Coachella Valley. As shown in Exhibits II-16 and II-17, from a data granularity perspective, the R/ECAP and Hispanic Majority Tract designations cover the entire Tract 456.05 and do not tell any difference within the tract. Similarly, the Area of High Segregation and Poverty (202o and 2021) designations are specific to Block Group 4 under Tract 456.05 which covers more unincorporated Riverside County area than La Quinta City area (see Exhibit II-zob). The area in La Quinta under R/ECAP designation is roughly bounded by Avenue 6o on the north, and consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community. Based on local knowledge and property values at Coral Mountain and Trilogy, this area of the City is not an area with concentrated poverty. This area will be further analyzed in Income subsection below for any potential for segregation and concentration of poverty. HCD has not published the adjusted Racially Concentrated Areas of Affluence (RCAA) methodology for California as of August 2021. While no data has been released on RCAA, the national metric may be referenced for general considerations here: RCAA is defined as census tracts where 1) 8o% or more of the population is white, and z) the median household income is $125,000 or greater (slightly more than double the national the median household income in 2o16). As shown in Exhibit II-18, Census Tract 456.o8 along the eastern City boundary (roughly between Avenue 54 and Avenue 6o) has a median income greater than $125,000. Census data reveals that this tract has 89.6% white population that is not Hispanic. The area may have the potential to be a RCAA. While another area to the north also has a median income greater than $125,000, it is in a tract with fewer than 8o% white, non - Hispanic population and may not qualify as a RCAA. While introducing various housing choices may alleviate the potential RCAA situation in these areas, they are mostly built out with retirement communities and offer very limited opportunities for education, employment, services/amenities, and transit. Therefore, the City has prioritized providing more affordable housing in areas that offer ample opportunities to meet the needs of lower -income households. Income The City also assessed the concentrations of households below the poverty line across the City to analyze access to adequate housing and jobs. As shown in Exhibits II-18 and II-19, the bulk of the City has a very low percentage of residents (less than to%) who fall below the poverty 81 187 line ($26,500 for a family of four in 2021), and the central and northern portions of the City as well as the southern Cove area have a low percentage (10%-20%) of residents below the poverty line. Note that the southern end of City, as part of Tract 456.05 that is designated as R/ECAP, shows a higher percentage (38.2%) of residents below the poverty line, but this percentage represents the entire tract rather than just the portion in La Quinta. 82 188 T�f1�� ift� r 1 _ •� 1 l� �. di � r Cathedral Caly.' Rancho Mirage balm aescr! Palm` J F ;0 tt jV 4L�swpfi.. nll Indian WeIojo ES , -- 1 • .ir La Quints CoachellaM. ► •s ', ------------ 1 r ¢ Ar I f r + •' '� ' "+ if 011 r •f r FUECAP,and Areas of High Segregation and Pav" =i TCACArta at Hip Segmgationand Pwyamy 29210 Mlaek Qronp] Racially or EIhnica6G Concaolmled Areas a1 Parerty IR+ECAPsi - IHUD. 2tid9 -2013) 0 . Not a RECAP a : 1 • R+ECAP 1kr4ra =10kn&A im . 14n r. IL UWML n Q City ISDundaUL-S M '! _ n Source: 4cusing and Cammv nhy development, 2021 o City of La quinta General Plan L j TERRA NQVA RECAP and Areas of High 5egreptlan and Poverty I1-17 r.VwM.+Kr l s+•4 La gWntar Califomiz w M dimn Income 201 5. 20 19 $55.000 = s $V.100 jHCD 2a20 State Median Ineamel +� -C s125.049 perserT Hnt - princls G "W than 5125,0GO City Etounsiaraes r 1 Thousimd M irarl ;' L F?ali D.sert io V, I'- -- i IO --ll CoaehvlGi L,n t�tiii�i.3 j V Goa jh4ella r s �-� �� a I S90718 ROSE seq Jacinto MOtlFlMins ld baria)14f4nume-f1 Sawsa. Hnusirt� and {ommunity {lc�elaprnent, �o�i City of la qulrrta Gerkeral Plan TERRA NOVA Median Incarr>re �.rs ..., ^.. La Quints, Califorwa 190 Poverty Skalds 2415-201% Parcenl of Pop ulatpon whose annual ncome is below poverly level < 10% i 20% - 10 % Desert Hnt. M 30% _ d'0% f, 4� r40% C=1 City Boundaries P21rrl SPFPngs Caliiear G lry Thousand Palms Rancho Mirage I Palrrt Qesert Indian We Indio G oar h f La Quintar j ;Eoac e: rii['I: aii FffGfTUfF7E%1t � Source: !-Lousing and Community Development, les, F- 14 City B# La Quinta General Plan 1 IERRA NOVA' Poverty.Status ,, "R N a ELKNI II-79 191 The poverty status trend saw some minor changes from 2014 to 2019. The percentage of residents who fall below the poverty line in the northern Cove and Village area and an area on the eastern City boundary (north of Avenue 54) have lowered over time from 10-20% to below to%, while the percentage in the northern City increased from below lo% to 10-2o%. The southern end of City as part of Tract 456.05, showed 42% of residents below the poverty line in 2014, though this percentage captures the entire tract and does not specifically indicate any change within the La Quinta area. The HUD Low to Moderate Income Population maps at Tract and Block Group levels (Exhibit II-2oa and b) illuminate how data granularity affects interpretation. The map in Exhibit II-2oa at tract level is less detailed/refined, showing the percentage of low to moderate income population for entire census tracts; in contrast, the map in Exhibit II -lob has a finer resolution at block group level, showing the percentages for each block group, which is a smaller geographical unit than the census tract. Census Tract 456.05 consists of a portion of City of La Quinta which includes vacant land, a private golf club and a private retirement community, and rural agricultural communities in unincorporated Riverside County. The southern end of La Quinta is part of Block Group 4 of Census Tract 456.05. Block Group 4 shows 42% of low -moderate income (LMI) population, whereas Tract 456.05 shows 79% of LMI population. This gap in percentage of LMI population can be attributed to the demographical difference between the La Quinta portion and the remaining unincorporated County area. The larger unincorporated County area skews the percentage of LM I population to the higher side. This phenomenon also occurs in the Predominant Population map (Exhibit 11-16), which shows the entire Census Tract 456.05, including the southern La Quinta area, as a Hispanic Majority Tract with a predominant gap >5o% between Hispanic and other race/ethnicity groups. This contradicts local demographic knowledge of this area, as there is no evidence showing a significantly higher ratio of Hispanic population than surrounding areas in the City. In summary, while currently available data are not specific to the southern end of the City of La Quinta and are inconclusive on the area's potential for segregation and concentration of poverty, based on local knowledge and judgment, the area in southern La Quinta is least likely to experience segregation based on race/ethnicity or low income, or qualify as an Area of High Segregation and Poverty or R/ECAP. As shown in Table 11-16 of this Housing Element, the City of La Quinta has a vacancy rate of 7.4% for rental units and 5.0% for ownership units. 86 192 Correcting for seasonal or recreational units, which are considered vacant by the Census but are not available or used for permanent occupancy, the overall vacancy rate is 6.5%. These vacancy rates are quite low and may indicate limited room for mobility and high demand for affordable units. 193 sauru&. Mousing xSd Comimmity Dove lapment, 2021 Ifi -I City a La Quints General Puri L A TERRA NOW Low to r4loderm Inccmz Population by Census Tract KMw ,u I wAm6wgm +c La qQuinta, Calffnrnia � E�hib:l 194 Suurex: Huusingand Co.,m unity N!me�vpmLilt, za�.i r 'I City of La gsinta General Nan e�wat rERRA NOV9 Law to Moderate lnccme Population by Census Tract ■ EE-Z �7 .uYn.44.4"Id".. •,, La quinta, California • Disability According to the 2015-2019 ACS, the City of La Quinta has a low percentage of population with a disability, with the majority of areas in the City being 10%-2o% and some areas being below to%. Compared to the 2010-2014 ACS, the northern Cove and Village area now have a lower percentage (<lo%) than in 2014 (10%-20%). Small portions on the northern City boundary show a higher percentage of population with a disability (10%-20%) compared to 2014 (<lo%), though such data represent the entire Tract 452.14 which also covers part of Bermuda Dunes. Given the overall low percentages of population with a disability and limited space/time variation in the City of La Quinta, the population with a disability appears to be integrated in all communities such that they have equal access to all housing and economic opportunities. The City has a no -fee application process for reasonable accommodation, and assisted more than double the disabled residents between 2014 and 2020 (from 91 to 188 residents) in Housing Authority owned properties. The City's Municipal Code Section 9.60.32o establishes a procedure for reasonable accommodation application, review and appeal processes, during which the City shall provide assistance to ensure an accessible process. The City will continue to refer lower income households to Riverside County for home repair grants, which can provide up to $6,000 for repairs including a handicapped ramp (Program H-4.4.0. Familial Status The 2015-2019 ACS reveals that the City of La Quinta has relatively few single -person households («0% in most areas) and a higher percentage of couple households (>4o% except in the mid -Cove area and a small area in the southeast corner). The percentage of children in married -couple households is at least 40% throughout the City except for a small area in the northeast corner. The mid -Cove area, the area south of Highway ill, and the southern end of City see slightly higher percentage of children in female -headed single -parent households (20%-4o%). Note that data for the southern end of City may not be representative as it is based on the entire tract which may have different demographics than the City area. The household makeup of the City suggests there is likely demand for units with at least two bedrooms for family and non -family households. Assessment and Actions Given the factors discussed above, there is no evidence of segregation based on disability in the City, but there is potential for segregation based on income and opportunity to improve racial integration within La Quinta. As shown in Exhibits II-18 and II-19, the concentrations of lower income households are not limited to La Quinta. The City of Indio 90 196 to the east has an areas with over 40% population living below the poverty line, which is more concentrated than all surrounding areas. Areas with 30%-40% population living below the poverty line are seen in the cities of Cathedral City, Palm Springs and Desert Hot Springs to the west, and the City of Coachella to the east, as well as unincorporated Riverside County areas. With a median income higher than the state level in 2019 ($77,839 in La Quinta; $75,235 in California, 2015-2019 ACS), the City is not considered disadvantaged economically (median income is 8o% or less than the statewide average), although certain areas in/around the Cove and Village area and south of the Highway ill are below the threshold. Concentrations of households with similar incomes may indicate a uniform development pattern and need for more varied housing stock. If availability and distribution of affordable housing are improved, it will encourage a more economically diverse community. As shown in Exhibit II-21, Job Proximity Index, the majority of the City is rated with medium proximity to employment opportunities (Jobs Proximity Index between 4o and 80). One area along the eastern City boundary north of the Highway ill and the bottom of the Cove area have lower Jobs Proximity Index scores of 19-35. Two areas in the western City have high Jobs Proximity Index scores (>80). In contrast to the TCAC Opportunity Areas (Exhibit II-14), this suggests that access to jobs is not the single driver behind the concentration of lower income households, but rather the type of jobs and housing available and other socioeconomic factors. The City completed the La Quinta Village Build -Out Plan and EIR in 2017. The Village area is generally located north and south of Calle Tampico, east of Eisenhower Drive and west of Washington Street, and north of Avenue 52. Projects in the Village area are encouraged to implement the standards and incentives of Municipal Code Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre. The mixed use overlay was introduced in 20l6 to facilitate the development of mixed use projects that include both multifamily residential and commercial components. Per Section 9.140.o9o.F, mixed use development can benefit from density bonuses, modified parking requirements, expedited permit processing, and fee reductions. The City also amended and completed Affordable Housing Overlay (AHO) regulations in ordinances passed in 2016 and 2019. The City intends to apply the Affordable Housing Overlay to all sites identified in the Vacant Land Inventory (Program i.i.b.), including sites in the Village area and along the Highway ill corridor. These measures are expected to expand housing options and foster a more economically diverse community. 1�7 The City was awarded an Active Transportation Program (ATP) Cycle 3 Grant for "La Quinta Village Complete Streets - A Road Diet Project" in the amount of 17,313,000. This project included the construction of five new roundabouts in the La Quinta Village where pedestrian, bicycle, golf cart, and automobile traffic exist. The new roundabouts will help accommodate non -vehicular traffic, making roadways safer and more accessible to pedestrians and bicycles in the La Quinta Village. The project also reduced four traffic lanes to two lanes along Calle Tampico and Calle Sinaloa from Eisenhower to Desert Club Drive, and along Eisenhower from Calle Tampico to Calle Sinaloa. This area will be used as space for designated bike and golf cart lanes. The reduced lanes and crosswalks added midblock will provide pedestrians with safer access to Civic Center Park, Old Town La Quinta, and the Benjamin Franklin Elementary School. The City recognized the impacts on small businesses due to the COVID- 19 pandemic, and established a $1.5 million COVID-19 Small Business Emergency Economic Relief Program. The Program helps provide small businesses with emergency cash flow in the form of zero percent interest loans of $5,000 to $zo,000, and up to $500,00o exclusively for restaurants that were open for pickup and delivery orders in the City. La Quinta residents had access to rental assistance through United Lift, a rental assistance program coordinated between Riverside County, United Way of the Inland Valleys, and Lift To Rise. The program goal was to keep lo,000 families and residents housed. The program provided $33 million in rental assistance between June and November 2020. Eligible recipients were renters in Riverside County with a current lease agreement who are either individuals or families earning 8o percent or below of the area's median income, or who can document a loss of income due to COVID-19 economic impacts, leaving them unable to make their rent. 92 198 P., III fly .i . indian Walls rQr {�F } . La Quinfa CoEllie ila Ii .labs Proximity index 7D1<-2017 e 20 (Furthest Proximity] 20 •40 40 - 60 60-80 - < 80 (Closest Proximity) Sava Rasa San jar]" Marnrn3s Q CAy Boundaries nwiror,��4fonsKrie,�t 5ouram Hpudngand Community Deveiopmentr zuli F, -4 My of LA Quints Cameral Plan L I TERRA NOVX lobs Proxfinity Index • • - La Quhta, California "x1 Access to Opportunity The City reviewed TCAC Opportunity Areas identified in Exhibit 11-14, and identified one inaccurate designation: the southern end of the City is categorized as "High Segregation & Poverty" by TCAC/HCD, which includes vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community. As discussed above, this portion of the City falls in census tracts (456.05 and 456.09) that consist of primarily agricultural/rural communities in the unincorporated Riverside County, and the census -tract -based designations and data do not accurately reflect the portion in La Quinta. This area has large vacant parcels with potential for housing development, and is zoned for commercial and residential developments at various densities. In addition to the Composite Score of TCAC Opportunity Areas shown in Exhibit II-14, the City also analyzed individual scores for economic, education and environmental domains. Most of the City scores in the highest range (>0.75) which indicates more positive economic outcome. The southern end of City, lower Cove area, and a portion just north of Highway ill score slightly lower (0.50-0.75) in the economic domain. The upper Cove, Village and area just north, as well as small areas along the eastern City boundary score lower (0.25-0.50), which indicates relatively less positive economic outcome. Areas identified with less positive economic outcome are found in the adjacent cities of Indio, Indian Wells, Palm Desert and census designated place of Bermuda Dunes. Areas identified with less positive economic outcome (<0.25) are seen in the cities of Indio, Coachella and unincorporated communities in the eastern valley. The area north of Highway ill scores in the highest range (>0.75) which indicates more positive education outcomes, and the west side of the City scores slightly lower (0.50-0.75). The eastern City is identified with less positive education outcomes (<0.25), which is also seen in portions of the cities of Indio and Coachella, as well as the unincorporated eastern Coachella Valley. There is no data on environmental domain for the Cove area and an area in the eastern City roughly between Avenue 54 and Avenue 60. Most of the City falls in the highest score range (0.75-1) which indicates more positive environmental outcomes. The southern end of City (in Census Tracts 456.05 and 456.09) is identified with less positive environmental outcomes (<0.25). Similar to other HCD data, the environmental domain score is also based on census tracts and may not represent the City portion accurately. The eastern Coachella Valley in general, except portions of the cities of Indio and Coachella, is identified with less positive environmental outcomes (<0.25). 94 200 The Cove area is surrounded by the Santa Rosa Mountains on three sides, and the only access to the local and regional roadway network is on the north. This topographical constraint results in further proximity to jobs the further down the Cove the area is, (Job Proximity Index score decreases from 40-6o to <20). The east side of the City generally has medium proximity to jobs (Job Proximity Index score between 40-60). As noted, the City encourages mixed -use development in the Village area, which is directly north of the Cove, in the La Quinta Village Build - Out Plan adopted in 2017. Future development and redevelopment in the Village will improve job proximity in the Cove area. Comparing Exhibit II-21, Jobs Proximity Index to Exhibits II-18 through II-2o reveals that concentration of lower income households is not directly related to job proximity. These findings confirm the following trends: 1. Jobs that are near housing may not meet the needs of the residents located there, creating a jobs/housing imbalance and lower job proximity. 2. Someone may be able to both work and live in an area with a high concentration of jobs; however, they may still only be able to access positions with low wages and find it hard to afford housing costs. Existing affordable housing projects in the City of La Quinta range from apartments to single-family homes. According to the City's AB 987 database, as of July 8, 2020, there are 40o affordable single-family ownership units with two to five bedrooms. These units are dispersed in various neighborhoods in the western, central and northern City. The eastern and southern City consists primarily of private resorts and golf clubs. There are 28 affordable single-family rental units as of July 8, zozo, all of which have three bedrooms. These units are located in and around the Cove area. Additionally, there are nine affordable multi -family housing complexes offering a total of 912 affordable multi -family rental units,14 including HUD apartments, Section 8 apartments, public housing apartments, non-profit senior and family low-income apartments, and Low-income tax credit apartments (LIHTC).'S Villa Cortina Apartments provides 116 moderate income restricted rentals. Seasons At La Quinta is a Low -Income Housing Tax Credit (LIHTC) apartment and provides 87 extremely low, low, and moderate 14 Affordable Housing Program, Single -Family Rental Units and Multi -Family Rental Units, City of La Quinta, updated July 8, zozo. 'S LowlncomeHousing.us, accessed June 1, zozo. NON income apartments for seniors only. These two projects are located adjacent to the Village area near Calle Tampico & Washington Street. Residents have walking access to the various retail, dining and services in the Village area, as well as La Quinta Library, Civic Center Park and La Quinta Museum. The DSUSD Adams State Pre -School and John Adams Elementary School are located to the west within walking distance, and Benjamin Franklin Elementary School is located approximately 1/3-mile away to the west. Bus stops at Calle Tampico & Washington Street are served by SunLine Transit Agency's Route 7. There are five affordable housing projects south of Highway 111 between Washington Street and Jefferson Street. Hadley Villas (79 extremely low to low income one -bedroom villas) and Seasons At Miraflores La Quinta (116 extremely low and very low income one- to two -bedroom apartments) are dedicated to seniors. Aventine Apartments (zo low and moderate income units), Wolff Waters Place (216 green -built one- to four- bedroom apartments for extremely low to moderate income households), and Coral Mountain Apartments (174 low and moderate income units) are open to all ages. These projects have close proximity to various retail, grocery, dining and services in the Highway 111 corridor, which also offers ample employment opportunities with a variety of commercial developments. La Quinta Park and La Quinta High School are located north of Highway 111 on the other side of Coachella Valley Stormwater Channel. Amelia Earhart Elementary School and John Glenn Middle School are located approximately 1.2 miles to the north. The area is well served by Bus Routes 1,1X and 7 and bus stops are within walking distance of these communities. In the northern City, Vista Dunes Courtyard Homes provides 8o one- to three -bedroom apartment units affordable to extremely low to low income households. A LEED Platinum certified community, the project provides a swimming pool, playground, basketball court, and large community multipurpose room. Pioneer Park (with a dog park) and Desert Pride Park are located across Miles Avenue to the south. There are two day care centers across Adams Street to the east. Amelia Earhart Elementary School and John Glenn Middle School are located approximately 2/3-mile to the east, and La Quinta High School at similar distance to the southeast. The project is less than a mile north of the Highway 111 corridor. The project is served by SunLine Bus Route 7 with stops at Miles Avenue & Adams Street. Washington Street Apartments is located in the northwestern corner of the City and provides 140 units for extremely low, very low, low, and moderate income seniors. The City of Palm Desert Joe Mann Park is 96 202 within walking distance to the northwest, as well as neighborhood serving plazas at Washington Street & Hovley Lane. The project is served by SunLine Bus Route 7 with stops just north on Washington Street. Within a half -mile radius of the project, James Monroe Elementary School is located to the northeast, Colonel Mitchell Paige Middle School and Horizon School to the south, Montessori School of the Valley campuses to the west. None of the currently affordable single-family rental units are at risk of losing affordability restrictions during or within to years of the planning period. Some of the single-family ownership units are at risk of losing affordability restrictions during the next planning period, and monitors sales to encourage preservation of these units. As shown in Table II-52, there are no rental units at risk of conversion during the planning period. In addition to planned and pending affordable housing projects described in the Land Inventory (Tables III-47 & III-48) of this Housing Element, the City will establish a program to encourage accessory dwelling units (ADUs) and Junior ADUs as described in Program H-2.1.a and assess their effectiveness in expanding housing choices in the highest resource areas. Disproportionate Housing Need and Displacement Risk The AFFH Guidance for All Public Entities and for Housing Elements (April 2021 Update) defines `disproportionate housing needs' as `a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area.' Disproportionate housing needs may include things like overcrowding, overpayment, housing conditions disproportionately affecting protected classes, including displacement risk. Overcrowding As discussed under Housing Needs (Table II-27), overcrowding is not a significant issue in the City of La Quinta. As of the 2014-2018 ACS, 3.7% of all occupied units in the City are considered overcrowded, which include primarily renter units (82.7%, 477 units) rather than owner units (17.3%, ioo units). io.9% of all renter households experience overcrowding. The overall overcrowding rate (3.7%) in La Quinta has increased from 2.3% in 2014; specifically, overcrowding has improved slightly for owners but worsened for renters. Compared to an overcrowding rate of 6.9% in the Riverside County (2018), overcrowding in La Quinta is less significant. FAIN The renter overcrowding rate (10.9%) is only slightly lower than that of the County (11.8%). Households with lower incomes may permit overcrowding to derive additional income, or there may be insufficient supply of housing units in the City to accommodate the demand, especially rental units. Unit size and affordability can be key contributors to overcrowding, and the City may need more affordable rental units of various sizes to meet the need of the community. Homelessness In 2020, there were 3 unsheltered homeless persons in La Quinta according to the PIT Count for Riverside County. The City allows homeless shelters in the Regional Commercial and Major Community Facilities zones with a conditional use permit. Single -room occupancy units are also conditionally allowed in the Regional Commercial zone in the City. Program H-5.4.a and H-5.4.b commit the City to bring its Zoning Ordinance in compliance with AB 101 for Low Barrier Navigation Center requirements on homeless shelters, and with state law for emergency shelters, transitional and supportive housing. Overpayment The median rent in La Quinta can be out of reach for lower income households with two or more persons; however, as shown in Exhibit II- 22, La Quinta has less prevalent overpayment by renters (<6o% of renter households City-wide) in 2019 compared to surrounding jurisdictions, which have areas with over 6o% of renter households overpaying. Overpayment is considered a chronic issue that needs to be addressed both locally and regionally. As is shown in Table II-25 (Overpayment by Income Category and Tenure), as of the 2012-2016 CHAS, between both renters and owners, 71.4% of lower income households in La Quinta pay at least 30% of their income toward housing costs. Regionally, overpayment among renters is especially prevalent (>8o%) in the north side of the City of Palm Springs, south side of Desert Hot Springs, and adjacent unincorporated areas of Riverside County as well as the south side of the City of Coachella. The overpaying rate more than doubles for lower -income owners (76.2 percent) than that of all owner households (36.5%). Overpayment increases the risk of displacement for residents who are no longer able to afford their housing costs. Geographically speaking, overpayment among homeowners is more prevalent than among renters in the City of La Quinta, although the reverse is true for the region. As shown in Exhibit II-23, most of La Quinta has a homeowner overpayment rate between 4o%-6o%, and the area north of Highway 111 has a lower overpayment rate below 4o%. Regionally, overpayment among 98 204 homeowners is below 8o% except a small area in the City of Coachella, and areas with between 6o%-8o% homeowner overpayment are found in the cities of Rancho Mirage, Cathedral City, Palm Springs, Desert Hot Springs and the adjacent unincorporate Riverside County area as well as the City of Coachella. The City has included Programs H-1.1.a, H-2.1.b, H- 2.3.b to incentivize development of affordable housing and has included an action in Program H-5.2.a to connect minority populations to lending programs for homeownership. LOUGI I Source: Housm$ and Comma nity Development, 10D / 1 L J TEHRA NOW: City of La Quinta General Pfarr pverpaymcm by Rcf3tcr5 La QuInta, CaJiforrria 100 206 owcer Wousing 3rkd QaMmqqp ity Development, �wt I r- 19 L -A TERRA NOVA' City9f LaQufntaGuncral Phr Overpayment by Owners La Quinta, Ca 11fornii Ovurpayment by Han* Owners 2015-2019 -C 20% 409/m 40%-60% 11-23 207 Substandard Housing Conditions In La Quinta, less than a third (28.6%) of the housing stock is older than 30 years, and less than 5% is over 50 years old. Older homes are typically found in the Cove area. After 30 years homes generally require major rehabilitation, such as a new roof or updated plumbing. As discussed earlier, a 2007 City-wide housing conditions survey found that the majority of 59 units in need of minor or moderate rehabilitation were in the Cove area. The Code Compliance staff track property maintenance and planned for a housing conditions survey in fiscal year 2021/2022. The repair costs can be prohibitive such that the owner or renter live in unhealthy, substandard housing conditions or the renter is displaced if the house is designated as uninhabitable and the owner does not complete repairs. To prevent these situations, the City offers programs that assist homeowners and apartment complex owners with home maintenance and repair costs. Homeowners interested in reducing their utility bills through upgrades now have an alternative to tapping their mortgage for home equity loans. Through partnership with the City of La Quinta, HERO and Ygrene offer a wide array of home energy products at low -fixed interest rates with flexible payment terms of up to 20 years (see Programs H-4.4.a through H-4.4.d). Mortgage Loan Indicators Data related to home loan applications is made available annually through the Consumer Financial Protection Bureau, through the Home Mortgage Disclosure Act (HMDA). The data is organized by census tracts rather than local jurisdictions, and thus the following analysis is based on census tracts located entirely within the City of La Quinta (451.09, 451.10, 451.20, 451.2116, and 456.08). Among first mortgage loan applications originated in La Quinta in 2020, 74.3% were made to white applicants. For 19.9% of loans issued, race data was not available. Among first mortgage loan applications originated in La Quinta in 2020, Asian (39, 1.8%), Black or African American (30, 1.4%), American Indian or Alaska Native (6, 0.3%) and Native Hawaiian or Other Pacific Islander (5, 0.2%) homebuyers received a small percentage of total mortgage loans. The percentages of originated loans for white, Asian and Black or African American groups are lower than the corresponding race distribution of La Quinta. Considering the 19.9% of loans with unavailable data on race and geographical area covered in the analysis, the pattern is largely consistent with the City-wide race distribution. HMDA data combines data on Hispanic or Latino identity within other race categories; approximately 10.3% (224) of 2,181 originated loan i6 The northeast corner of Tract 451.21 is located in City of Indio, which consists of a gas station and convenience store. These commercial properties do not affect home mortgage data. 102 208 applications went to borrowers identifying as Hispanic or Latino. The majority (239, 68.5%) of the 349 first mortgage loan applications that were denied were denied to white applicants (including 3o borrowers that also identified as Hispanic or Latino). Nine (2.6%) applications were denied to Asian borrowers, five (1.4%) were denied to borrowers identified as Black or African American, three (0.9%) were denied to borrowers identified as American Indian or Alaska Native and one (0.3%) were denied to Native Hawaiian or Other Pacific Islander borrowers. For 82, or 23.5% of denied loan applications, race data was not available. The racial distribution in denied applications are roughly proportional to that in originated loan applications, except for the variations in American Indian or Alaska Native and Native Hawaiian or Other Pacific Islander groups due to small numbers of applications. Therefore, the denied loan distribution is considered largely consistent with the City-wide race distribution. In 2019, the origination rate to white applicants was higher than in zozo, with 77.1% of the 1,222 first mortgage loans originated for home purchases going to white residents. Black (1.6%, or 20 loans) residents had a marginally higher share of loans originated in 2019 as compared to zozo, while Asian (1.1%, or 14 loans) had a somewhat lower share of loans originated in 2019 as compared to zozo. The origination rates for American Indian or Alaska Native (0.2%, or z loans) and Native Hawaiian or Other Pacific Islander (o.1%, or 1 loan) groups in 2019 were marginally lower than in zozo. Race data was not available for 17.9% of first mortgage loans originated. Of the 262 first mortgage loans that were denied in 2019, 74.0% were denied to white applicants (194 loans, including 26 borrowers that also identified as Hispanic or Latino). Seven (2.7%) applications were denied to Asian borrowers, three (1.1%) were denied to borrowers identified as Black or African American. Approximately l0.6% of loans originated and 11.8% of loans denied were for applicants who identify as Hispanic or Latino, though these loans are also counted within other race categories. As described in Policies H-1.4 and H-5.5, the City will strive to ensure equal access to lending programs for people in all segments of the population and prevent any discriminatory practices based on race, color, national origin, religion, sex, age, or disability. •1 Sensitive Cemrnunities Vulnerable . p City Boundaries r,- F `•riot source. H*"s ng and ram,,xA i ey Pgval aprm nwt, gait r 14 City of La [ u inter General Plan L A TERRANOVA Sensitive Communities - Urban Displacement Project A iuwln 4 rlrrQi i¢ Laquinta, {a${ornia A 104 210 Displacement Risk The Urban Displacement Project (UDP) is a research and action initiative of the University of California Berkeley and the University of Toronto. UDP conducts community -centered, data -driven, applied research toward more equitable and inclusive futures for cities, and contributed the Sensitive Communities map to HCD's AFFH Data Viewer. Communities are designated sensitive if "they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost." The following characteristics define vulnerability: • Share of very low-income residents is above zo%; and • The tract meets two of the following criteria: o Share of renters is above 40%, o Share of people of color is above 50%, o Share of very low-income households (5o% AM I or below) that are severely rent burdened households is above the county median, o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap). The Sensitive Communities - Urban Displacement Project map (Exhibit II-24) shows that two areas in the City are designated as vulnerable: the northern Cove area (Tract 451.2o) and a small area in southeastern City (part of Tract 456.og). Tract 451.2o has 25%-50% low to moderate income (LMI) population (Exhibit II-zoa), but the Village area (Block Group 3 in Tract 451.2o) has 50%-75% LMI population, higher than the average tract (Exhibit II-zob). Sites z & 3 in the Vacant Land Inventory (Table II-5o) are located within Block Group 3 of Tract 451.20 which will increase affordable housing supply in this area and help alleviate displacement risks for lower income households. The entire Tract 456.og is designated as vulnerable, which spans large areas in the City of Coachella and unincorporated County and only a tiny portion in the City of La Quinta. As shown in Exhibit II-24, the portion within La Quinta consists of vacant land only, and is thus not considered a sensitive community nor subject to displacement. 20 Enforcement and Outreach Capacity The City enforces fair housing through periodical reviews of its policies and code for compliance with State law and investigation of fair housing complaints. The City of La Quinta regularly updates their policies and codes to reflect changes in State law. The City is set to meet housing element deadlines through efforts from both staff and consultants. The City will prioritize programs with action items on zoning code updates to facilitate housing. The City has included an action in Program H-2.2.a to update its Zoning Ordinance on density bonus provisions according to AB 2345• Program H-2.3.b requires the City to develop incentives for inclusion of affordable housing units in mixed use projects in the Highway 111 corridor. Other programs include assessing affordability of accessory dwelling units (H-2.1.a) and updating homeless shelter provisions to comply with AB 101 (Low -Barrier Navigation Centers) (H- 5.4•a). These changes will be completed at regular Zoning Ordinance update in 2021-2022. Apart from zoning and development standards, fair housing issues can occur in rental, lending and purchase of housing including discriminatory behaviors by landlords, lenders, and real estate agents. Typical cases range from refusal to grant reasonable accommodation requests or allow service animals to selective showing of property listings based on familial status, sex, religion, or other protected class, and more. The City complies with fair housing law on investigating such complaints by referring discrimination cases to the Fair Housing Council of Riverside County, Inc. (FHCRC), a non-profit organization approved by the Department of Housing and Urban Development (HUD) that works with individuals and government agencies to ensure that fair housing laws are upheld. Services include anti -discrimination education and investigation, landlord -tenant dispute mediation, foreclosure prevention, pre -purchase consulting, credit counseling, and training. The City website describes and provides a link to FHCRC. On August 9, 2021, FHCRC provided housing discrimination records in La Quinta during the 2014-2021 planning period. Of the 52 complaint records, physical disability (21, 4o%) and sex (15, 29%) were the two main bases, followed by mental disability (5,10%). Three each were based on national origin and age, two based on familial status, and one each based on race, source of income and arbitrary. The race/ethnicity distribution data shows 40% of the records were filed by persons identified as "White Non Hispanic" and 38% by persons identified as "White & Hispanic". Six records (12%) were filed by persons identified as "Black Non Hispanic", and 5 records (10%) were filed by persons that 1o6 212 "Chose not to respond to race (not Hispanic)". Additional details including case status/outcome were not provided on these records, and thus they are inconclusive to identify any patterns. HUD's Region IX Office of Fair Housing and Equal Opportunity (FHEO) provided case records for La Quinta in July 2021. Five fair housing cases were filed with their office during the previous planning period, two based on disability and retaliation, one each based on disability/race, and the other based on race and retaliation. Three of these cases were closed with conciliation or successful settlement, and two others were closed due to no cause determination. All five cases were handled through the Fair Housing Assistance Program (FHAP), in which HUD funds state and local agencies that administer fair housing laws that HUD has determined to be substantially equivalent to the Fair Housing Act. California Department of Fair Employment and Housing (DFEH) is the only certified agency for FHAP in California. Because state law has additional protected classes than federal law, DFEH may have additional case records. A request was made in July to DFEH, but they were not able to provide data as of August 13, 2021. FHCRC and FHEO were not able to provide specific locational information for cases either because they do not track the geographic origin of complaints or due to confidentiality concerns. However, given the number of FHEO case records and their outcome, the City of La Quinta would have a low potential for any patterns or concentrations of fair housing issues in the City. However, the City continues to work with agencies and local organizations to affirmatively further fair housing through outreach and support and referral for housing discrimination cases (Programs H-1.4-a, H-5.2.b and H-5.2.c). Sites Inventory The City extends into the Santa Rosa Mountains in the west and south, and much of the area in the southwestern City is designated as Open Space - Natural on the General Plan and not available for development. The City is largely built out, and future housing development will occur as mainly inf ill projects and on the south side of the City where there are larger vacant parcels. The City identified sufficient sites to meet the RHNA in La Quinta's sixth cycle inventory (see Exhibit II-25 and Table II- 5o). The vacant land inventory only includes parcels that the City has identified as having the potential to develop during the 2022-2029 planning period. Sites 1-3, 7-9, 11 and 13 are identified for lower income units, Sites to and 12 are identified for moderate income units, and Sites 15 through zo are identified for above moderate income units. 0% As shown in the inventory map (Exhibit II-25), the sites identified for future housing development are located in different parts of the City in various zoning districts and dispersed to the greatest extent possible with available lands, which will encourage a mix of household types across the City. Most of the sites identified for this Housing Element, primarily those located along the Highway 111 corridor, which could generate 655 lower income units, and near the Cove area, could result in 36 units in the Village of small -lot development and housing affordable to lower -income households. Above moderate income units will be built in the southern City on larger lots and could generate 456 units. The vacant sites that are zoned suitably for multiple income categories and could generate 182 units are distributed in the central and north sides of the City, which combat potential segregation and concentration of poverty by providing a variety of housing types to meet the needs of residents in these areas. Integration and Segregation: Race and Income Sites in the inventory are dispersed in areas ranging from lowest to highest diversity ratings (Exhibit II-15), although some of the sites south of the Highway 111 and near the Cove area are in areas with lower median incomes (<$55,000, see Exhibit I I-18). However, these areas are also High Resource areas due to location within the Highway 111 corridor and proximity to the Village area, and could generate 691 lower income units. The vacant land inventory will increase housing supply for lower and moderate income households in the High Resource areas by 1.147 units, and is not expected to exacerbate any existing patterns of segregation based on race and income. The City examined the opportunity area map prepared by HCD and TCAC (Exhibit II-14) and identified inaccurate designations for the southern end of the City. The area is generally bounded by Avenue 6o on the north and Monroe Street and City boundary on the other sides. This area consists of vacant land, Coral Mountain Golf Club and Trilogy La Quinta (a retirement community). As discussed above, it shows as "High Segregation & Poverty" most likely due to its location in a larger census tract that includes primarily unincorporated rural/agricultural communities. Based on local knowledge and data, the area in southern La Quinta is least likely to experience segregation based on race/income or qualify as Area of High Segregation and Poverty. Sites 17-20 are located in or adjacent to this area and designated for above moderate income units. The vacant land inventory will increase housing supply in the southern end of the City, and is not expected to improve or exacerbate existing conditions regarding integration and segregation based on race and income. 1o8 214 Racially/Ethnically Concentrated Areas of Poverty and Affluence As noted, the R/ECAP is designated at census tract level for Tract 456.05, which spans a large area of unincorporated Riverside County and a small portion in the City of La Quinta (Exhibits II-16 & II-17). Due to data granularity reasons and local knowledge discussed above, this designation is most likely inaccurate for the small area in La Quinta. Consisting of vacant land, Coral Mountain Golf Club and Trilogy La Quinta, a retirement community, this area should be designated as "Moderate Resource" or better, with potential drawbacks being its distance from job opportunities and schools. Sites 17 and 18 in this area are designated for above moderate income units. As the R/ECAP designation most likely does not apply to this area of the City, the vacant land inventory will not improve or exacerbate existing conditions regarding R/ECAP. There is one potential RCAA in the City, Census Tract 456.08 along the eastern City boundary (Exhibit II-18) with a median income greater than $125,000 and 89.6% non -Hispanic white population. Sites 15, 16, 19, and 20 would provide 305 above moderate income units in this area. Based on the opportunity area map (Exhibit II-14) and local knowledge and data, Census Tract 456.08 is not in the Highest Resource area of the City, is mostly built out with retirement communities, and offers very limited opportunities for education, employment, services/amenities, and transit. Therefore, the City has prioritized providing more affordable housing in areas that offer ample opportunities such as the northern City. The vacant land inventory may exacerbate the potential for RCAA in Census Tract 456.08; however, this housing sites distribution serves to maximize access to opportunities for households that need affordable housing. Access to Opportunity The opportunity area map designates the majority of the City as "Highest Resource" or "High Resource", which indicate areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families — particularly long-term outcomes for children. As discussed above, local knowledge and data indicate that the appropriate designation for the southern end of the City should be "Moderate Resource" or better. Using the statewide opportunity area map, local knowledge, and indicators of segregation, displacement risk, and access to opportunity as overlays to the City's vacant land inventory, the City was able to identify sufficient sites for 1,072 affordable units in La Quinta's sixth cycle inventory (see Exhibit II-25 and Table II-50) in areas identified by 102 TCAC/HUD as either "Highest Resource" or "High Resource" with the highest Jobs Proximity Index scores. Sites 17 and 18 designated for 151 above moderate income units fall in the "High Segregation & Poverty" area, which is an inaccurate designation as discussed above and in fact the area qualifies for "Moderate Resource" or better. Several sites identified for affordable housing providing 655 units are located along the Highway 111 corridor, which offers a variety of resources and amenities. Two bus routes serve the area, which provide local and regional connectivity in the City, Coachella Valley and San Bernardino County (a commuter route). The Highway 111 corridor area features walkable streets and neighborhoods, and provides walking access to retail, restaurants, grocery and personal services. There are elementary and high schools and public parks nearby. Similarly, the sites in the inventory near the Village area, which would generate 36 lower income units also have easy access to the various retail, dining and services there, as well as La Quinta Library, Civic Center Park and La Quinta Museum. There are two elementary schools and one preschool in the Village area and vicinity. SunLine Bus Route 7 serves the Village area. These future housing sites affirmatively further fair housing through their proximity to jobs, education and transit, neighborhood retail and services, all of which can reduce the overall cost of living for lower -income households. The stores, restaurants and offices in both the Highway 111 and Village commercial districts provide various job opportunities. The City analyzed environmental constraints, including wildfire zones, too -year special flood hazard areas and geological hazard zones, and confirmed that none of the sites identified are within or near any identified hazard zones that cannot be mitigated with standard construction techniques. With the implementation of standard requirements such as site -specific geotechnical studies, the sites identified in the vacant land inventory will not subject future residents to any environmental hazards. Evidence provided by the HUD tables and maps reveal there are no disparities in access to environmentally healthy neighborhoods, except that the southern City area has an inaccurate designation for less positive environmental outcomes due to its location in a larger tract. When compared with the east Coachella Valley and areas north of the Interstate-1o, the City scores higher in the environmental domain. Overall, the vacant land inventory is expected to improve access to opportunities for households in need by increasing affordable housing stock in high and highest resource areas. 110 216 Disproportionate Housing Needs The fair housing assessment identified that there is likely demand for units with at least two bedrooms for family and non -family households based on the household makeup of the City. Among the areas that over 40% of renters and owners experience overpayment, Tract 451.20 is further designated as vulnerable/sensitive community regarding displacement risk. Tract 451.2o has a relatively high (25%-50%) low to moderate income (LMI) population (Exhibit II-zoa), with the Village area (Block Group 3 in Tract 451.2o) having 50%-75% LMI population. The City completed the La Quinta Village Build -Out Plan and EIR in 2017. Projects in the Village area are encouraged to implement the standards and incentives of Municipal Code Section 9.140.090, the mixed use overlay, which encourages development on lot assemblages or lots greater than one acre and facilitates the development of mixed use projects that include both multifamily residential and commercial components. Per Section 9.140.090.F, mixed use development can benefit from density bonuses, modified parking requirements, expedited permit processing, and fee reductions. Sites z & 3 in the vacant land inventory will be able to take advantage of the mixed use overlay incentives and increase affordable housing supply in the Village area. The City also intends to apply the Affordable Housing Overlay to all sites identified in the vacant land inventory (Program l.l.b.), including sites in the Village area and along the Highway 111 corridor. These measures are expected to expand housing options for various income levels and foster a more economically diverse community. The City is also implementing traffic improvements including new roundabouts in the Village area, where pedestrian, bicycle, golf cart, and automobile traffic exist. The new roundabouts will help accommodate non -vehicular traffic, making roadways safer and more accessible to pedestrians and bicycles in the area and meeting the transportation needs of all segments of the community. Contributing Factors Discussions with community members and organizations, government agencies, affordable housing developers, and the assessment of fair housing issues identified several factors that contribute to fair housing issues in La Quinta, including: 111 217 • Low vacancy rates and limited availability of affordable, accessible units in a range of sizes, especially for lower -income renters, families with children and disabled people. • Lack of access to opportunity due to high housing costs including rising rents and stagnant income. • Lack of information made easily available to all segments of the community on landlord, tenant and buyer rights and opportunities. This may indirectly contribute to discriminatory practices during leasing and lending processes. Based on this assessment, these contributing factors largely stem from a common issue of limited options and supply. The City identified two priorities to further fair housing: expand availability of affordable housing and combat discriminatory practices through education. Programs under Policies H-1.4 and H-5.52 focus on information dissemination to all segments of the City population for affirmatively furthering fair housing and combating discrimination. Additionally, the City has incorporated meaningful actions that address disparities in housing needs and in access to opportunity for all groups protected by state and federal law, through preservation and new development of affordable housing and encouraging a variety of housing products including accessory dwelling units and other creative housing solutions such as shipping container conversions. (See Programs H-1.1.a, H-2.1.a through H-2.1.c, H-2.3.a through H-2.3.d, H-3.3.b, H-4.4.a through H- 4.4.e). HOUSING CONSTRAINTS Constraints to the provision of adequate and affordable housing are posed by both governmental and nongovernmental factors. These factors may result in housing that is not affordable to lower and moderate income households or may render residential construction economically infeasible. Constraints to housing production significantly impact households with lower incomes and special housing needs. To accurately assess the housing environment in the City of La Quinta, close consideration needs to be given to a series of constraints; the housing market, infrastructure, and environmental and governmental factors that impact the cost of housing. 112 218 Nongovernmental Constraints Although housing costs in the Coachella Valley region are, on average, below other metropolitan areas in Southern California, the cost of renting or purchasing adequate housing in La Quinta continues to be influenced by a number of market factors. Costs associated with labor, raw land, materials, and financing influence the availability of affordable housing. Land and Construction Costs Land costs include the costs of raw land, site improvements, and all costs associated with obtaining government approvals. Factors affecting the costs of land include overall availability within a community, environmental site conditions, public service and infrastructure availability, aesthetic considerations, and parcel size. The cost of land is an important component in determining the cost of housing development. Land in the Coachella Valley has been and remains relatively affordable compared to other Southern California markets. A 2020 survey of single- and multi -family undeveloped residential land sales in La Quinta shows that vacant residential land ranges from $99,00o for a 0.12-acre parcel in the Cove to $1.5 million for a 0.47-acre parcel in Tradition. The average cost is $448,493 per acre. Construction costs can constitute up to 50 percent of the cost of a single-family detached home. Labor costs are usually two to three times the cost of materials, and thus make up 17 to 20 percent of the total cost of a new home. Labor costs are based on a number of factors, including housing demand, the number of contractors in the area, and union status of workers. However, state law requires the payment of prevailing wages for most private projects built under an agreement with a public agency providing assistance to the project, except for certain types of affordable housing. All cities are affected by these laws. In the Coachella Valley, construction costs for single-family dwelling units generally range between $235 to over $275 per square foot (excluding site improvements).'? Construction costs for vertical multi- family units generally range from $125 to $145 per square foot, based on typical 50-70 unit project with a 2 to 3 story garden style, Type V wood building." A survey of regional affordable housing developers determined that the average construction cost for affordable housing units in the Coachella Valley is approximately $317,074 per unit. Costs can vary widely depending on a number of factors, including but not limited 17 Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021. '$ Chris Killian, Senior Vice President of Construction, National Core, March 2021. 21 to, location, project site, unit size, bedroom count, finishes, fixtures, amenities, building type, and wage and hiring requirements. Other determining factors include site -specific terrain and soil conditions, environmental factors, and availability of infrastructure. The construction cost of housing may be considered a constraint to affordable housing in the La Quinta area. The City cannot directly control construction costs. Hence, increases in these costs amplify the need for subsidies to achieve affordability in residential units. Through density bonus provisions, the City provides incentives and relief to the development community in exchange for the inclusion of affordable housing into a project. Financing Interest rates impact both the purchase price of the unit and the ability to purchase a home. Interest rates are determined by national policies and economic market conditions and local government has no impact on these rates. Historical market trends reveal that when interest rates are high, a potential homeowner's ability to secure a loan decreases. Conversely, when rates are low, homeownership becomes more accessible to more families. The La Quinta market has demonstrated that when interest rates are low, the majority of housing demand focuses on single-family homes. When interest rates are high (in excess of about 12 percent) for any length of time, only a small percentage of new home buyers can qualify for monthly mortgage payments on the average market rate single- family home. At this point, demand shifts to lower priced units, usually multifamily, and construction trends follow. First-time home buyers are the group most impacted by financing requirements. The currently low mortgage rates (at or below 4 percent) facilitate first-time home buying. Typically, conventional home loans will require 5 to 20 percent of the sale price as a down payment, which is one of the largest constraints to first-time home buyers. When interest rates are low, they are not generally a serious constraint to affordable housing. Further, lower interest rates help support home purchases by low and moderate income households, who may not be able to qualify at higher rates. There is no evidence that nongovernmental constraints affect the City's ability to meet the RHNA. Furthermore, the City cannot influence banks, lending institutions or the suppliers of building materials. Although the City will continue to work with the affordable housing development 114 220 community to reduce costs and encourage development through fee waivers, density bonus provisions and other means over which it has control, it cannot impact the national economy. Governmental Constraints The City has traditionally exercised authority in the areas of land use controls, site improvement requirements, building codes, fees, and other regulatory programs. General Plan Land Use Designations The two General Plan residential designations are Low Density Residential and Medium/High Density Residential. The densities of individual parcels are further refined in the Zoning Ordinance. Under General Plan Program LU-7.1.a (Policy LU-7.1), the City has established a mixed -use overlay that allows for the construction of housing to be integrated in various ways, such as above office space or commercial uses. The overlay is applied to all commercial zones. The mixed use overlay works together with the affordable housing overlay to raise densities to 24 units per acre (not including density bonus). The density ranges allowed for each residential district used to calculate housing at build out are listed in Table II-38. Table II-38 Residential General Plan and Zoning Districts General Plan Zoning Density Purpose Very Low Density Up to z units One -to two-story single-family Residential (RVL) per acre detached homes on large lots; at Low Density the southeastern boundary of the City. Low Density Up to 4 units Single-family attached and Residential (RL) per acre detached development, both in a country club setting and in standard subdivisions. Agriculture/ Applied to Allows continuation of Equestrian underlying agricultural activities in Vista Residential Overlay residential Santa Rosa area. (A/ER) designations Medium Density Up to 8 units One -to two-story single-family Residential (RM) per acre detached and attached homes on Cove Residential medium to small sized lots; (RC) clustered small dwellings, such as Medium High one to two-story single-family Density condominiums, townhomes, or apartment and duplexes. 11 22� Table II-38 Residential General Plan and Zoning Districts General Plan Zoning Density Purpose Medium High Up to 12 One -to two-story, single-family Density Residential units per detached homes on small lots; (RMH) acre one -to two-story single-family attached homes; one -and two- story townhomes, condominiums and multifamily dwellings. Mobile home parks may be allowed with the approval of a Conditional Use Permit. High Density Up to 24 One -to two-story single-family Residential (RH) units per attached homes; one -to three - acre for story townhomes and multifamily affordable dwellings. Duplex and multiplex housing sites development is the most common. Mobile home parks or subdivisions with common area amenities and open space may also be allowed subject to a Conditional Use Permit. General Regional Up to 24 High density residential uses are Commercial Commercial (CR) units per permitted with a Conditional Use Commercial Park acre for Permit. (CP) affordable Community housing and Commercial (CC) with mixed Neighborhood use overlay Commercial (CN) Office Commercial (CO) Village Commercial Village Commercial Up to 24 Medium High and High Density (VC) units per residential land uses are acre for appropriate. Live/work housing is affordable also appropriate. housing and with mixed use overlay Tourist Commercial Tourist Commercial Up to 24 Multifamily residential and (CT) units per condominium development is acre with permitted with a Conditional Use mixed use Permit. overlay Source: City of La Quinta General Plan and Zoning Code 2021 Zoning Code The residential zone portions of the Zoning Code impact housing affordability in several ways. The Zoning Code regulates such features as building height and density, lot area, setbacks, minimum units, and 116 222 open space requirements for each zoning district. Development standards for the six residential zoning classifications and two overlay districts are provided in Table II-39• Residential land use regulations allow for single-family detached development by right at allowable densities between o and 12 units per acre. Single-family detached housing at higher densities may be achieved with a specific plan for individual projects as long as overall density is not exceeded. Single-family attached and multifamily development is permitted by right at densities between 8 and 24 units per acre and these types of residential uses are also permitted in lower density zones under the provisions of a specific plan. A variety of residential development is possible in the City, ranging in average density from less than two units per acre for lands designated Low Density to 24 units per acre for affordable housing in the High Density and all Commercial categories. If a density bonus is utilized, greater residential densities may be achieved in any zone. Table II-38 identifies the list of permitted uses by residential district. The Zoning Ordinance also includes Supplemental Residential Regulations, which address a wide range of issues, from how to measure building height, to satellite dish installation and recreational vehicle storage. These standards are not subjective, and serve to clarify requirements for specific uses. Lower Density Residential Districts The RVL and RL zones provide for low density residential uses with densities consistent with the General Plan LDR designation (up to four units per acre). Single-family development in lower density zones is allowed through a building permit, following administrative review for consistency with the Zoning Code and state requirements. Developments requiring a tract map to establish new lots of record are reviewed by various City departments and adopted through Planning Commission and City Council public hearings. Typical conditions of approval relate to environmental quality such as erosion control, storm drainage, and access. Higher density uses, such as patio homes, duplexes, attached single- family dwellings, townhomes, and condominiums, may be permitted in RVL and RL zones when part of a specific plan or planned unit development (PUD), as long as the overall density of the project does not exceed that permitted by the underlying zone. The specific plan is reviewed by various City departments and a determination is made by 2E the City Council at a regularly scheduled public hearing. Specific plans are typically adopted by resolution and are common throughout the City. Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), and guest houses are permitted as accessory uses in all residential districts. ADUs and JADUs are permitted in any residential zone, and guest houses are permitted on any single-family residential lot. In the RVL and RL zones, more than one guesthouse may be permitted with director approval. The City's ADU requirements may not be consistent with current State law. Program 2.1.a provides for the modification of the Zoning Code to comply with current law. These types of housing units are described further below. Residential care facilities with 6 or fewer persons, and senior citizen residences with 6 or fewer persons, are also permitted in all residential districts. Congregate living facilities with 6 or fewer persons are permitted in all residential districts, except RH. Development in the Cove, under RC zoning, allows for development and preservation of the character of the Cove, with one story single-family detached dwellings. The Zoning Code also establishes a minimum 7,200- square-foot lot size, which may require lot consolidation in some circumstances. However, as the majority of the Cove was originally subdivided into 5,000 square foot lots, existing lots less than 7,200 square feet are considered buildable nonconforming lots. Medium and High -Density Residential Districts The RM, RMH, and RH zones allow an upper range of development density consistent with the General Plan Medium/High Density Residential designation. Minimum side yards and setbacks are required where a project abuts an exterior boundary or a public street. However, lot coverage, width, and setbacks within a project are variable to allow for clustering or creative lot configurations, as well as creating space for desired recreational and open space amenities. As shown in Table II-39, the development standards in the RMH and RH zones are not a constraint: front yard setbacks for apartments are 20 feet, side yards 5 to 15 feet, and rear yard setbacks 15 to 20 feet. Given that apartments include parking areas surrounding the buildings, front and rear setbacks of this dimension allow for the placement of driveways, parking spaces and carports, and do no limit the use of the site. As demonstrated at the Wolff Waters and Coral Mountain Apartments, the Zoning Ordinance does not constrain the development of multifamily housing. Multifamily development is allowed in all three zones with a Site Development Permit approved at regularly scheduled Planning Commission public hearings. 118 224 The City's Zoning Code allows for innovation in design standards and densities as long as the overall density and dwelling unit capacity is not exceeded. Residential compatibility standards have been incorporated into the Zoning Code, which governs conditions where higher or lower density uses are proposed than the General Plan designation. As explained previously, ADUs, JADUs, and guest houses are permitted as an accessory use in all residential districts, including the RM, RMH, and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse may be permitted on a lot unless otherwise approved through a specific plan. Residential care facilities with 6 or fewer persons, and senior citizen residences with 6 or fewer persons, are also permitted in all residential districts. Additionally, senior group housing with 7 or more persons are permitted with a minor use permit in the RM, RHM, and RH districts. Supportive and transitional housing is permitted with a conditional use permit in the RM, RHM, and RH districts. Congregate living facilities with 6 or fewer persons are permitted in all residential districts, except RH. Residential Uses in Nonresidential Districts There are development opportunities for residential uses in several of La Quinta's nonresidential zones (Table II-39). Multifamily housing is permitted with a Conditional Use Permit in all commercial zones except Major Community Facilities (MC). Residential uses are to be developed at densities consistent with the High Density residential designations. The Village Build -Out Plan Area encourages residential development in mixed use projects according to the standards and incentives of the Mixed Use Overlay. Maximum permitted densities are 25-30 units per acre, depending on location, which are higher than those permitted in any residential zone or the Affordable Housing Overlay (AHO) (up to 24 du/ac). Maximum building height is 45 feet, which is higher than that permitted in any residential zone (maximum 40 feet). As such, the Village Build -Out Plan Area does not constrain development. As with most commercial zones, projects can be developed in the Village Commercial District that are loo percent residential in use, as there is no requirement that a project be a mix of residential and nonresidential uses. Development standards specific to the Village currently include a 45400t maximum height. Residential floors generally range from 10-12 feet in height. If a project contains solely residential uses, the 45400t height limit does not constrain development. 225 Mixed use projects consisting of both multifamily residential and commercial/office components are permitted in all commercial districts except MC. The Mixed Use Overlay also facilitates mixed use projects. Uses may be integrated vertically (residential over commercial) or horizontally (residential next to commercial). Residential densities range between 12 and 24 units per acre, although higher densities may be achieved through density bonuses, including a density bonus of lo% where at least 30% of total project square footage consists of retail uses. Maximum heights vary from 35 to 6o feet, depending on the underlying district, but heights may be up to 25% more than the base district if approved in the site development permit. The Affordable Housing Overlay (AHO) allows development of affordable housing at higher densities within commercial zones (CC, CP, CN, CR, and VC) and other sites identified on the zoning map. The AHO provides increased and enhanced opportunities for affordable housing development, including maximizing the housing potential of vacant and underutilized sites. Zoning Code Section 9.60.26o describes opportunities for granting density bonuses and other incentives and concessions for the development of units affordable to low and very low income households, senior citizen housing, mobile home parks, and moderate income households. Available concessions may include reductions in setback or parking requirements, modifications of architectural design requirements, or other approved measures that can result in cost reductions to the developer. As provided in Program H- 3.1.a, the AHO will be applied to all affordable inventory sites, with a density increase to 30 units per acre. Rooming and boarding houses and senior group housing are permitted in the VC zone if a minor use permit is approved. Single Room Occupancy (SRO) hotels are conditionally permitted in the CR zone. Emergency shelters are permitted in all commercial zones except VC. Transitional shelters for homeless persons or victims of domestic abuse are permitted in the CR and MC zones with a conditional use permit. Transitional and supportive housing are permitted in the Medium, Medium -High and High Density residential zones with a conditional use permit. This is not consistent with other residential uses, which are permitted uses in the same zones. Program H-5.4.b requires that these uses be changed to permitted uses in those zones. 120 226 Table II-39 2021 Residential Development Standards' Development Standard RVL RL RC RM RMH RH Min. Lot Size for Single- 20,00 7,zoo 7,zoo 5,00 3,60o z,000 Family Dwelling(sq ft) 0 0 Min. Project Size for Multifamily Projects N/A N/A N/A N/A 20,000 20,000 (sq ft) Min. Lot Frontage for Single -Family Dwellings 100 60 60 50 40 N/A (ft)' Min. Frontage for N/A N/A N/A N/A 100 100 Multifamily Projects (ft) Max. Structure Height 28 28 17 28 28 40 (ft) z Max. No. of Stories z z 1 z z 3 Min. Front Yard Setback (ft)3 30 20 Zo 20 20 20 Min. Garage Setback (ft)4 30 25 25 25 25 25 Min. Interior/Exterior 10/20 5/10 5/10 5/10 5/10 10/15 Side Yard Setback (ft)5, 7 20 for new Min. Rear Yard Setback lots/10 (ft)7 30 for 10 15 15 zo existing recorde d lots' Max. Lot Coverage 40 50 60 60 60 60 (% of net lot area) Min. Livable Area 2,500 1,400 1,200 1,400 1,400 (MF: MF: Excluding Garage (sf) 750 750) Min. Common Open N/A N/A N/A 30% 30% 30% Area' Min./Average Perimeter Landscape Setbacks 10/20 10/20 N/A 10/20 10/20 10/20 (ft)6 i-8 for notes, see Zoning Code Table 9-2. Source: Table 9-2, City of La Quinta Zoning Code 2021. 1 Residential uses in Commercial zones are subject to the RH development standards. 121 227 Table II-40 2021 Permitted Residential Uses by Residential Zoning District Residential ZoningDistrict Low Low Cove Medium Medium High Land Use High RVL RL RC RM RMH RH Single -Family Detached P P P P P S Single -Family Detached patio homes (i.e., "zero PUD PUD PUD PUD PUD PUD lot -line") Duplex PUD PUD X PUD P P Single -Family Attached PUD PUD X PUD P P Townhome PUD PUD X P P P -dwellings Condominium Multifamily PUD PUD X P P P Apartment Multifamily X X X P P P Mobile Home Park C C C C C C Mobile Home Subdivision and Manufactured Home on individual P P P P P X lots, subject to Section 9.6o.18o Resort Residential, subject to Section P P X P P P 9.6 o.31 o Guesthouses, subject to Section A A A A A A 9.6o.loo Second residential units subject to A A A A A A Section 9.6o.o90 Group Living and Care Uses Congregate Living Facility (<_6 persons) P P P P P X Congregate Care Facility C C C C C C Residential Care Facility (<6 persons) P P P P P P Senior Citizen Residence (<_6 P P P P P P persons) 122 228 Table II-40 2021 Permitted Residential Uses by Residential Zoning District Residential ZoningDistrict Low Low Cove Medium Medium High Land Use High RVL RL RC RM RMH RH Senior Group Housing (7+ X X X M M M persons) Time share facilities, subject to Section M M M M M M 9.60.280 Bed and breakfast M M M M M M inns Supportive housing X X X C C C Transitional housing X X X C C C Source: Table 9-1, City of La Quinta Zoning Code 2021 P = Permitted use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A = Accessory use; X = Prohibited use, PUD = Planned unit development Table II-41 2021 Permitted Residential Uses by Nonresidential Zoning District Land Use Zoning District Regional Commercial Community Neighbor- Tourist Office Major Village Commercial Park Commercial hood Commercial Commercial Community Commercial Commercial Facilities CR CP CC CN CT CO MC VC Existing Single- Family home X X X X X X X P Townhome and Multifamily C C C C C C X C dwelling as a primary use Residential as an accessory use, e.g., caretaker M M M M M M M M residences per Section 9.1 oo.16o Resort Residential, subject to S X C X P X X P Section 9.60.310 2� Table II-41 2021 Permitted Residential Uses by Nonresidential Zoning District Land Use Zoning District Regional Commercial Community Neighbor- Tourist Office Major Village Commercial Park Commercial hood Commercial Commercial Community Commercial Commercial Facilities CR CP CC CN CT CO MC VC RV Rental Parks and Ownership X X X X M X X X Membership Parks Emergency P P P P P P P X Shelter Rooming/ Boarding X X X X X X X M Housing Senior Group Housing X X X X X X X M Single Room Occupancy (SRO) Hotel, subject to C X X X X X X X Section 9.100.250 Transitional Shelters for homeless C X X X X X C X persons or victims of domestic abuse Single-family residential X X X X X X X X Mixed -use projects, subject to Section P P P P P P X P 9.110.120 Hotels and motels P X P X P X X P Timeshare facilities, fractional ownership, P X P X P X X P subject to Section 9.60.28o Source: Table 9-5, City of La Quinta Zoning Code 2021 P = Permitted use; C = Conditional use permit; M = Minor use permit; A = Accessory use; X = Prohibited use 124 230 Density Bonus California law (Government Code Sec. 65915 et seq.) allows for an increase in the density of a residential development when a developer donates land or constructs affordable housing as a part of a project. A density bonus of 20 percent above the maximum permitted density may be granted if a project includes 5 percent of the units at rates affordable to very low income households or to percent of the units at rates affordable to low income households. If to percent of the total units are affordable to moderate income households in a common interest development, then the project is eligible to receive a 5 percent density bonus. In addition, a sliding scale requires additional density bonuses above the base zo percent. The maximum density bonus is 35 percent over the maximum allowable density under the applicable zoning and General Plan designation. With a density bonus, allowable residential densities range from 2.7 units per acre in the RVL zone to 32 units per acre in the high density and mixed -use zones and specific plans. Projects that are restricted to senior residents are also eligible for a density bonus of 20 percent without any income -restricted units. The density bonus is not required to exceed 20 percent and is not subject to the sliding scale mentioned above unless a minimum number of income - restricted units are included. Effective January 1, 2021, AB 2345 amends the state's Density Bonus Law to increase the maximum density bonus from 35% to 50% for projects that provide at least: 1) 15% of total units for very low income households, 2) 24% of total units for low income households, or 3) 44% of total for -sale units for moderate income households. AB 2345 also decreases the threshold of set -aside low income units required to qualify for concessions or incentives from zoning or development regulations, and decreases the number of parking spaces required for z and 3-bedroom units. Density bonus projects within % mile of a major transit stop that provide unobstructed access to the transit stop may also qualify for reduced parking requirements. Program 4-2.2.a directs the City to amend the Zoning Ordinance accordingly to assure compliance with AB 2345• Accessory Dwelling Units In 2020/2021, to comply with AB 2299, the City modified Zoning Code Section 9.60.090 pertaining to Accessory Dwelling Units (ADUs). The modifications ease barriers to development of ADUs. ADUs are 23� independent living quarters on existing home lots, the use of which is subordinate and incidental to the main building or use. They can provide affordable rental opportunities for lower and moderate income households, including seniors, disabled persons, single parents, domestic employees, and extended family members. ADUs create additional housing opportunities on already developed or developing parcels and can provide a source of income for homeowners. They are often referred to as "casitas" throughout the Coachella Valley. ADUs are permitted in all residential -only zones and can be attached or detached to the primary residence. Conditions on the ADU require that no interest in the ADU(s) may be sold separately from the remainder of the property, though the unit may be rented (not less than 3o days); that the lot contain an existing single-family dwelling that conforms to the minimum lot size requirement; that the ADU is no larger than 1,200 square feet or 30 percent of the primary home; and must have a minimum of one off-street parking space on the same lot that the ADU is located. Parking requirements may be waived in certain circumstances, including when the ADU is within one-half mile of public transit or one-half block of a car -share station, within an architecturally and historically significant district, part of an existing primary residence or accessory structure, and/or required to obtain a parking permit from the City. The City's ADU requirements may not be consistent with current State law. Program 2.1.a provides for the modification of the Zoning Code to comply with current law. Guest Houses Guest houses are detached or attached units with sleeping and sanitary facilities, which may include full bathroom and/or kitchen or cooking facilities. Standards and criteria for the establishment of guest houses are provided in Zoning Code Section 9.6o.loo. The purpose of guest houses is to provide free on -site housing for relatives, guests and domestic employees. This type of unit can be particularly important to provide housing opportunities for the City's extremely low income workforce. Guest houses are permitted as accessory uses in all residential zones on any single-family lot, but are not permitted when duplexes, triplexes, or apartments occur on the lot. A guest house may not exceed 30 percent of the square footage of the primary structure and must conform to lot coverage requirements. Manufactured Housing Requirements Manufactured housing and mobile homes are considered housing alternatives, especially for serving the needs of lower -income households. Manufactured homes and mobile home subdivisions are 126 232 permitted uses in all residential zones, except for High Density Residential, subject to the provisions of Zoning Code Section 9.6o.180, which requires approval of a minor use permit by the Planning Commission prior to the placement of a manufactured home on a single- family lot to ensure that it is consistent with the development standards of the single-family zone. Mobile home parks are permitted with a conditional use permit in all residential districts. Short -Term Vacation Rentals Municipal Code Section 3.25 defines a short-term vacation rental (STVR) unit as a privately owned residential dwelling such as, but not limited to, a single-family detached or multifamily attached unit, apartment house, condominium, cooperative apartment, duplex, or any portion of such dwellings, rented for occupancy for dwelling, lodging, or sleeping purposes for a period of 30 consecutive calendar days or less, counting portions of calendar days as full days. Homeowners are required to obtain a STVR permit and business license, manage the unit in accordance with established regulations, and collect transient occupancy taxes (TOT) at a rate of 10% of the rent charged. In 2021, the City reviewed its STVR standards and made modifications to limit permitting and strengthen the enforcement regulations, following residents' concerns regarding over -saturation and lack of management at some locations. STVRs provide homeowners with opportunities to increase their incomes, which can offset their housing costs. STVRs comprise 1,170 of the 25,143 housing units, or 4.6% of the housing stock in the City, and are not considered a constraint to housing. Low Barrier Navigation Centers Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers (LBNC) be a by -right use in areas zoned for mixed use and nonresidential zoning districts permitting multifamily uses. LBNCs provide temporary room and board with limited barriers to entry while case managers work to connect homeless individuals to income, public benefits, permanent housing, or other shelter. Program H-5.4.a of this Housing Element directs the City to review and revise the Zoning Ordinance, as necessary, to ensure compliance with AB 101, and to modify the definition of "homeless shelter" to include this use. Parking Requirements Parking requirements in the City of La Quinta, shown in Table II-42, are typical for a city of its size with resort -oriented characteristics. The parking requirements are based on unit size for market housing, and are permitted to be reduced based on alternative analysis methodology. E Additionally, the parking requirements for special needs uses are relatively minimal and facilitate the construction of such uses. Reductions in required parking spaces are often a concession granted to affordable housing developers through the City's density bonus provisions. Overall, the parking requirements do not directly constrain the development of housing. Table II-42 Parking Requirements for Residential Uses Land Use Minimum Off -Street Guest Spaces Parking Spaces Single -Family Detached, 2 spaces per unit in a 0.5 guest space per unit if Single -Family Attached garage no on -street parking is and Duplex Tandem garages allowed in available RC zone Mobile Home Park 2 covered spaces per unit 0.5 guest space per unit (tandem permitted) Apartments, townhomes, and condominiums: (1) Studio 1 covered space per unit 0.5 guest space per unit (2) One- and Two- 2 covered spaces per unit 0.5 guest space per unit Bedrooms (3) Three or More 3 covered spaces per unit, 0.5 guest space per unit Bedrooms plus 0.5 covered space per each bedroom over three Employee Quarters 1 covered or uncovered space. This space shall not be tandem. Senior Housing (excluding 1 covered space per unit 0.5 guest spaces per unit single family units) Senior Group Housing, 0.5 covered spaces per unit 0.5 guest space per unit Senior Citizen Hotel, and Congregate Care Facility Source: Table 9-11, City of La Quinta Zoning Code 2021 Subdivision Improvement Requirements The City maintains subdivision improvement requirements that contribute to the cost of housing. In many cases, a developer may be required to provide any or all of the required improvements within a subdivision or a single residential project. Although the provision of these improvements or actions required to meet subdivision requirements may cumulatively add costs to the provision of housing, they are not considered a deterrent, as they are required throughout California with public safety as the underlying factor. Subdivision regulations are provided in Municipal Code Title 13; pertinent improvements include: 128 234 • Full -width street improvements for all internal subdivision streets and alleys shall be installed; • Where a subdivision borders a public street, the developer shall provide half -width right-of-way improvements, plus one additional travel lane on the opposite side of the centerline if it does not already exist; • Additional rights -of -way or easements shall be provided, where necessary, to accommodate roadway slopes, drainage structures, bicycle or equestrian paths and trails, and other facilities related to subdivision development; • Minimum landscape setback widths shall be 50 feet from Highway 111, 20 feet from other arterial streets, 20 feet from primary arterial streets, 10 feet from secondary arterial streets, and to feet from collector streets; • The size and configuration of streets shall comply with Exhibits 11-2 and 11-3, as amended, of the General Plan circulation element. Cul-de-sacs shall have a minimum curb radius of 45 feet for private streets and 38 feet for public streets; • Private streets are limited to 36 feet in width when parking is double loaded, 32 feet when single loaded; • Sidewalks are required to be provided on both sides of the street within public rights -of -way of all General Plan designated arterial and collector streets, for local streets in residential areas and in areas designated rural residential overlay where densities exceed 3 du/ac; • Transit facilities, such as bus turnouts and covered bus shelters and benches, are required if a bus stop occurs adjacent to the development site, on General Plan designated arterial and collector streets; • Street width transitions, pavement elevation transitions and other incidental work deemed necessary for public safety may be required to ensure that new construction is safely integrated with existing improvements; • Improvements shall include traffic signs, channelization markings/devices, street name signs, medians, sidewalks, and mailbox clusters; • The developer shall provide improvements connecting the subdivision to the domestic water supply and distribution system operated by the Coachella Valley Water District, and is required to connect to an existing sewer collection system; • Prior to the completion of homes or occupancy of permanent buildings within the subdivision, the subdivider shall install traffic -control devices and street name signs along access roads to the homes or buildings. 235 Local Processing and Permit Procedures The cost of holding land by a developer during the evaluation and review process is frequently cited by builders as a contributing factor to the high cost of housing. The California Government Code establishes permitted time periods for local agencies to review and act upon private development proposals. Typical local development application processing times identified in Table II-43 reflect both single- and multifamily uses. State -imposed time restrictions are identified in Table 11-44• Table II-43 Local Development Processing Times Item Typical Length of Time From Submittal to Public Hearin Site Development Permit 9-12 weeks Conditional Use Permit 8-10 weeks Tentative Tract Map 10-12 weeks Variance 8-10 weeks Zoning Amendments or Zone Change 9-12 weeks General Plan Amendment 12-16 weeks Specific Plan 12-16 weeks Environmental Documentation Runs with application Source: City of La Quinta 2021 Table II-44 State Development Processing Time Limits Item State Maximum General Plan Amendment None Zone Change None Subdivision Action on Tentative Map 5o Days Environmental Documentation/CEQA Review of Application for Completeness 3o Days Determination of NEG DEC or El Requirement' 3o Days Completion of NEG DEC Requirement 105 Days Certification of Final EIR 1 Year Source: California Permit Streamlining Act, 1977 ' The City attempts to process the Negative Declaration so that it runs with application La Quinta's City Council directed, during the last Housing Element cycle, that staff look at opportunities for development streamlining. The original Zoning Code changes were brought forward after review by a specially formed committee, which proposed a wide range of changes, many focused on moving review and approval authority to staff level decisions, or to the Planning Commission rather than the City Council. 130 236 This effort included Site Development Permits and other permits, which now can be approved by staff under specific circumstances, and a change in permitted and conditionally permitted uses that removed conditional use permits from a number of land uses in varying zones. Since the original amendments, the City annually completes a "Code Tune Up," which includes specific Zoning Code items that have arisen through each year. As a result of these processing changes, the City's entitlement process is one of the most efficient in the Coachella Valley. Site Development Permit The purpose of the site development permit (SDP) process is to review detailed plans for proposed development projects to ensure that the standards of the Zoning Code, including permitted uses, development standards and supplemental regulations, are satisfied. If the proposed project is part of a previously adopted specific plan, the review and approval of SDP application may be streamlined as called for in the specific plan. The SDP process enables the Planning Commission to review the site plan, architectural, lighting and landscape plans, and related development plans. The Planning Commission does not exercise discretionary review over the proposed land use; the focus on the SDP is on issues of site planning and design. The findings for a Site Development Permit require consistency with the General Plan and Zoning Ordinance; conformance with CEQA; and compatibility of site design, landscaping and architecture to surrounding buildings. A SDP may take a minimum of g weeks for review, but the process could take as long as 3 months, or longer, if unforeseen complications arise. To reduce the amount of time required for plan review, the City provides the opportunity for a conceptual design review (sometimes referred to as a pre -application review) prior to formal application submittal to give the applicant information on City requirements and project feedback prior to committing to the application process. This conceptual review can save the applicant both time and money, making the proposed development more cost effective. Minor Use Permit A Minor Use Permit (MUP) is required for the following residential land uses: senior group housing (7+ persons) in RM, RMH, and RH zones; timeshare facilities in all residential zones; and manufactured homes on single-family lots. Most MUPs are administratively approved by Planning Division staff. On rare occasions, the project may be reviewed by the Planning Commission at a public hearing to ensure that it is consistent with the development standards in single-family zones. 2 7 Conditional Use Permit A conditional use permit (CUP) is required for congregate care facilities in any residential designation; mobile home parks in any residential designation; supportive and transitional housing in RM, RMH, and RH zones; multifamily housing in non-residential zones (except affordable land inventory sites which will be subject to the AHO (see Program 3.1.a), which allows multifamily projects by right); SRO hotels in the CR zone; and transitional shelters for homeless persons or victims of domestic violence in the CR and MC zones. The requirement for a CUP requires a public hearing before the Planning Commission. However, a CUP is often processed concurrently with an SDP; therefore, no additional time is required for the processing of the CU P. Typical findings required to approve a CUP are consistency with the goals, objectives, and policies of the General Plan, consistency with the Zoning Code, compliance with CEQA, and certification that the proposed project is neither detrimental to the health, safety, and welfare of the public nor injurious to adjacent uses. The most common specific conditions of approval relate to mitigating environmental impacts such as erosion, storm water runoff, and traffic. These conditions are necessary to protect environmental integrity and public health and safety and are not considered a constraint to housing development. Discussions with affordable housing developers have consistently indicated that the City's CUP process does not inhibit the process or cost of building affordable housing. With the inclusion of the AHO on all affordable housing sites identified in Table 11-51, there will be no need for Conditional Use Permits, and this constraint will be eliminated. Specific Plan Specific plans are unique regulations designed to provide more flexibility than permitted through the Zoning Code. The processing of a specific plan can add 12 weeks to the project schedule. However, the additional entitlement rights, flexibility in design and use, and infrastructure negotiations obtained through the specific plan process generally outweigh the impacts of the additional time expenditure. Specific plans must be reviewed by the Planning Commission and City Council at a public hearing. In La Quinta, specific plans are adopted by resolution. The required findings for approval are consistency with the goals, objectives, and policies of the General Plan; certification that the 132 238 project does not create conditions that are detrimental to public health, safety, and welfare; and proof that uses are compatible with nearby uses and the property is suitable for the proposed project. The City allows the concurrent processing of applications to accelerate the process. For example, for a specific plan that also requires a CUP, both permits would be processed at the same time so no additional review time is necessary. Overall, the processing periods and procedures are not considered a constraint to the production of housing by the development community. The City processes residential projects within statutory time frames. The processing period is typically expedited for projects within adopted specific plan areas, as environmental review has been conducted and standards have been imposed, e.g., exactions and payment schedules, design, etc., for the entire area and in itself does not significantly impact housing construction costs. Permitting Mixed Use Development Mixed use development can provide a lively, walkable, and convenient living and visiting experience. Mixed Use is allowed in most commercial zones in the City. The City has not determined any conditions of approval specific to mixed use development; conditions are determined on a case -by -case basis, reflecting the context and design of each project. Affordable housing developers in the area have indicated that the process in La Quinta has not posed a constraint to affordable housing projects. Development and Processing Fees Development fees and other assessments cover the costs for infrastructure, environmental protection, public services, and utilities incurred by residential development. These fees impact the cost of housing and may, therefore, reduce the ability for unassisted market - rate housing to provide units affordable to low income households. The City describes current fees and exactions that are applicable to housing development projects on its website, consistent with Government Code §6594o.l(a)(1)(A). The City imposes Developer Impact Fees on new development to fund the expansion and/or construction of public facilities, such as fire stations and parks and recreation facilities, as they are required and demanded. Government Code Section 6600l requires jurisdictions to identify the purpose and use of impact fees and determine whether there is a reasonable relationship between the use of a fee and type of development upon ON which it is imposed, the need for the facility and type of development on which the fee is imposed, and the fee amount and the public facility cost attributable to the development on which the fee is imposed. Current City developer impact fees (Table II-45) are based on the City's "Development Impact Fee Study" dated September 23, 2019 and adopted February 4, 2020, which demonstrates that reasonable relationships between development, public facilities, and fees exist. The City also charges fees for application and permit processing, plan checks, environmental analyses, and special studies. Some fees are a flat rate, and some require additional payment to cover costs of additional analysis by City staff and/or third party service providers. Planning fees are generally collected at the outset of the application process; others, like building fees, are collected at permit issuance. In addition to City fees and assessments, developers of new dwellings are obligated to pay fees imposed by other government agencies, such as Coachella Valley Multi -Species Habitat Conservation Plan fees, Fish and Game fees, Transportation Uniform Mitigation Fees (TUMF), and other special district assessments, as applicable. Table II-46 presents an overview of City fees for an average 1,500- square-foot tract home with a two -car garage in a low density subdivision and an average 950-square-foot multifamily home with a two -car garage. Table II-47 identifies fees for various planning actions, such as zoning changes, tentative tract maps, and conditional use permits. Based on the fees presented in these tables, and the average cost of building a single family home in the City ($386,200), the development fees per unit would be about 138,613 per unit, or lo% of the building cost. Given that the City's fee schedule and development impact fees are consistent with those of other Coachella Valley cities, and that affordable housing projects are often exempted from fees, the costs associated with City fees are not considered a constraint to the development of affordable housing. In addition to these fees, all residential development in La Quinta and elsewhere in California is required to pay the State -mandated school impact fee, which varies by school district and adjusts from year to year. For residential development, the school impact fee is currently $3.79 per square foot in the Coachella Valley Unified School District (CVUSD) and $4.08 per square foot in the Desert Sands Unified School District (DSUSD). The City has no control over this fee, and as it is charged in all cities, it cannot be considered a constraint on development in La Quinta. 134 240 While the fees charged by the City add to the cost of housing and, therefore, are a constraint to the provision of affordable housing, infrastructure improvements and processing must be paid. Instead of offering fee reductions or waivers for affordable housing projects, the City offers other incentives to promote infill or affordable housing development through Zoning Code Section 9.60.26o, which allows density bonuses for affordable housing and concessions that may include a waiver or reduction in site development standards, or a modification that can result in actual cost savings to the developer. A comparison of the City's fees with other communities in the Coachella Valley indicates that the City generally charges comparable fees to other cities. Table II-45 Impact Fees Per Unit of Development Land Use Type Development Units Total Feel Residential (SFD) Dwelling Unit $9,38o Residential (SFA) Z Dwelling Unit $7,719 Residential (MFO) 3 Dwelling Unit $6,113 Office/Hospital 1,000 SF $7,589 General Commercial 1,000 SF $9,191 Tourist Commercial/Lodging Room4 $2,864 Source: City of La Quinta, effective July 1, 2020 ' Residential -single-family detached. Z Residential -single-family attached 3 Residential -multi -family and other 4 Guest room or suite 5 Net Acre 6 Includes fees for park improvements, community/cultural, library, Civic Center, maintenance facilities, fire, and transportation. 1M Table II-46 Development Fees for Typical Single -Family and Multifamily Homes Cost Per Unit Type of Fee I Multifamily I Single -Family z Building Fees (includes permit and plan check) New Construction Permit $1,855.18 $2,389.24 Plan Check $1,311.69 $1,585.99 Mechanica14 $104.64 $104.64 Plumbing5 $228.07 $308.56 Electrical $214•13 $233.45 Strong Motion Instrumentation Program $24 $38 99 ($0.50 or valuation x o.00013)$ Grading $148.12 $148.12 Other Fees Development Impact Fee $6,113 $9,380 Multi -Species Habitat Conservation Plan 3 $571 $1,371 TUM F7 $1,330 $2,310 CVWD Sewer -New Connection Fee $4,851 $4,851 CVWD Water- New Connection Fee $3,600 $3,600 Fish and Game Fee (unfinished lot) Negative Declaration -flat $3,220 fee $3,zzo $3,zzo Art in Public Places (Total Value) Based on project valuation charged at one $zo $z5o quarter of 1 percent of anything over $200,000 or $20 minimum Quimby fees (if in -lieu of land Based on per -acre Based on per -acre dedication —fee payment only option d FMV of land FMV of land for tracts of <50 lots/units) Total $23,591 $29,791 Source: City of La Quinta 2021 Calculated on a 950-square-foot unit valued at $181,030 (average value of single-family attached unit, per building permits issued 2014-2020) 2 Calculated on a 1,5oo-square-foot home valued at $299,933 (average value of single-family detached unit, per building permits issued 2014-2020) 3 $1,371/unit at o-8 DU/AC; $571/unit at 8.1-14 DU/AC; and $254/unit at >14 DU/AC; fees are passed through to the Coachella Valley Conservation Commission 4 Assumes 1 furnace,1 refrigeration unit,1 cooling unit 5 Assumes plumbing fixtures (MF unit = 5 fixtures, SF unit = 8 fixtures), water heater, installation of water piping, sewer connection 6 Connection and meter installation (assumes 1-inch pipe, 1-inch backflow device, and %-inch meter) 7 Transportation Uniform Mitigation Fee passed through to CVAG 8 SMIP fees are passed through to the CA Department of Conservation 136 242 Table II-47 Planning Department Fee Schedule Item/Type Permit Base Fee* Conditional Use Permit $6,413 Planned Unit Dev. $6,413 Amendment $3,126 Time Extension $1,691 Site Development Permit Amendment $4,669 Time Extensions $1,691 Planning Commission $8,9o9 Administrative $7,621 Modification by Applicant $400 Development Agreement $3,327 Minor Adjustment $400 Variance $2,415 Minor Use Permit $400 Amendment $400 Final Landscape Plan $1,771 Housing SB 33o Application Review $1,288 Conceptual Design Review $2,254 Street Name Change $1,852 Historical Structures Landmark Designation/Cert of Appropriateness $1,320 General Plan Amendment $10,465 Specific Plan $1o,68o Amendment $4,776 Temporary Use Permit- Minor, Standard $400 Minor, Requiring Addl. Effort $400 Major, Standard $2,093 Major, Requiring Add]. Effort $2,093 Zoning Certificate of Compliance $505 Change of Zone $9,392 Zoning Text Amendment $9,445 Director's Determination $405 Letter, Basic Property Info $263 Letter, Addl. Research Required $1,369 Sign Permit $355 A -Frame Sign Permit $o Sign Program $2,844 Sign Program Amendment $966 Tentative Parcel Map $5,045 Waiver $1,369 Amendment $3,005 Revision $3,005 Time Extension $966 Amended Final Parcel Map $4,025 1R4 Table II-47 Planning Department Fee Schedule Item/Type Permit Base Fee* Tentative Tract Map $8,372 Revision $3,971 Amendment $3,971 Time Extension (CC or PC) $1,852 Time Extension (Admin) $1,047 Tentative Condominium Map $8,372 Amended Final Tract Map $6,440 Appeals $1,500 Environmental Review Environmental Assessment $483 Recordation of Exemption $161 Initial Study (ND/MND) $3,220 Environmental Impact Report $8,855 Zoning Clearance — Planning Plan Check Alteration/Addition — Resid. $81 New Construction — SF Resid. $161 New Construction — 2-4 Units $242 New Construction — 5+ Units $644 New Construction — non-resid. $322 Alteration/Addition — non-resid. $161 Source: City of La Quinta, adopted July 21, 2020 * In addition to the fees identified here, the City will pass through to the applicant any fees imposed by other agencies and any discrete costs incurred from the use of outside service providers required to process the specific application. Building Codes and Enforcement The City of La Quinta has adopted the following State Codes: 2019 California Building Code, 2019 California Mechanical Code, 2019 California Plumbing Code, 2019 California Energy Code, and the 2019 California Electrical Code. In addition, the City enforces the 2019 California Fire Code, Residential Code, and Green Building Standards Code. Overall, the Building Codes adopted by the City of La Quinta do not pose any special constraints on the production or cost of housing. The City has not made substantive amendments to the code that would adversely affect housing. The City of La Quinta enforces the Health and Safety Code, as it pertains to housing, which provides minimum health and safety standards for the maintenance of the existing housing supply. These standards are intended to provide for safe and sanitary housing that is fit for human habitation. The enforcement of the Health and Safety Code is normally handled on a complaint -response basis. 138 244 The most common housing -related problem is illegal additions/garage conversions. Warnings are issued with a referral to the City and other agencies for remediation assistance. The Housing Code mandates that health and safety deficiencies be corrected in accordance with construction standards that were in effect at the time the structure was built. In cases where property owners refuse to correct deficiencies, enforcement of the Housing Code relies on civil sanctions. Constraints to the Provision of Housing for Persons with Disabilities State law, per Senate Bill 52o, requires that in addition to an analysis of special housing needs for persons with disabilities, the Housing Element must analyze potential governmental constraints to the development, improvement and maintenance of housing for persons with disabilities. Programs must be included to remove constraints to providing adequate housing for persons with disabilities. The City maintains general processes for individuals with disabilities to make requests for reasonable accommodation through Section 9.60.320 of the Zoning Code, the permit processing process, and building codes. A reasonable accommodation request is reviewed and approved by the Director, based on the following findings: a. Whether the subject property will be used by an individual with disabilities protected under fair housing laws; b. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under fair housing laws; c. Whether the requested accommodation would impose undue financial or administrative burdens on the city; d. Whether the request for accommodation would require a fundamental alteration in the nature of a city program or law; e. Potential impacts on surrounding land uses; f. Alternative reasonable accommodations that may provide an equivalent level of benefit; The City's process is administrative, and does not result in a constraint for persons requiring accommodation. Congregate living facilities with six or fewer persons are permitted by right in all residential zones except High Density; congregate care facilities with seven or more are permitted with a conditional use permit in all residential zones. Furthermore, residential care facilities and senior citizen residences of six or fewer persons are permitted in all residential zones. Senior homes of more than six are permitted subject to a Minor Use Permit in the RM, RMH, RH, and VC zones. 124 The Zoning Code also includes provisions for the reduction of parking requirements for affordable, senior and special needs housing, including senior and/or group homes, if a project proponent can demonstrate a reduced need for parking. The City also enforces ADA standards for the number of parking spaces required for persons with disabilities. There are no conditions or requirements imposed for group homes that would affect the development or conversion of residences to meet the needs of persons with disabilities. There are no minimum distance standards between two or more special needs housing developments. The City of La Quinta has adopted the 2019 California Building Code, as well as the 2019 California Mechanical, Electrical, Energy, Fire, Residential, Green Building, and Plumbing Codes. No amendments have been made to the codes that would diminish the ability to accommodate persons with disabilities. There are no restrictions on requests for retrofitting of homes for accessibility, such as ramps and handrails. Requests for such retrofits are handled as any other minor improvement to a home necessitating a building permit, with the exception that the design must meet all applicable standards and ADA requirements, and is reviewed at the inspection phase for conformance to construction requirements. Although requests for retrofit of existing homes have been extremely limited in the past few years, a number of homes advertised for resale in the Cove area have been retrofitted or built specifically for persons with physical disabilities and are described as such. The public review process for the approval of group or senior homes is no different from any other permitted use in the applicable zone. Where a group or senior home is permitted by right, no public hearing is required. The project is brought to the Planning Commission if a MUP is required, and is subject to consideration and approval as any other use permitted by MUP. Where a senior group home may be requested with a MUP as part of a specific plan, the use would be considered and approved within the established public hearing process as part of the total specific plan and subject to the applicable Zoning Code provisions. Environmental and Infrastructure Constraints Development of new housing in La Quinta will continue to take place throughout the City. Public services and infrastructure are being upgraded and expanded within the City. Major flood control programs have been funded by the City and constructed by the Coachella Valley Water District (CVWD) for the protection of the Cove Area. In response to growth, Desert Sands and Coachella Valley Unified School Districts 140 246 operate several elementary schools, middle schools, and high schools that serve La Quinta residents. Three Riverside County Fire Department stations serve the City. The potable water system in the City is operated and administered by CVWD. The sanitary sewage collection and treatment system in the City is operated and administered by CVWD, which extends service based upon approved designs and improvements constructed by the private developer. Senate Bill (SB) 1o87 requires water and sewer providers to create procedures to provide priority water and sewer service to lower income residential projects. The law also prohibits the denial or conditioning the approval of service without adequate findings and requires future water management plans to identify projected water use for lower income residential development. The City routes the Housing Element update to CVWD to facilitate consistency with these requirements. The City of La Quinta is served by Southern California Gas Company. The Southern California Gas Company has indicated that the future supply of natural gas will meet demand generated by additional development in the City. Major infrastructure improvements, including full -width streets, water and sewer mains, and stormwater systems, are the responsibility of the developer to install with any development. Developers are required to provide parks or in -lieu fees as part of a residential development. When infrastructure improvements are made that benefit other properties, the subdivider is reimbursed from the area fund when other properties in the area are developed. Non -Governmental Constraints Projects requiring a Site Development Permit generally apply for building permits with 3o-go days of approval. The building permit plan check process is expedited, and if plans are submitted with only minor deficiencies, building permits will be issued within 30 to 6o days of submittal. The City has not received requests for projects at densities lower than that proposed in the Land Use Inventory, and works with applicants to assure that the targeted density is achieved or exceeded. Opportunities for Energy Conservation The City has adopted a comprehensive Green and Sustainable La Quinta Program to enhance the City's conservation of resources and to reduce 247 environmental impacts of existing and future conditions. This program will allow the City to consider a wide range of programs that will address energy, water, air quality, solid waste, land use, and transportation. Current Regulations and Programs Title 24 Regulations On a regulatory level, the City enforces the State Energy Conservation Standards (Title 24, California Code of Regulations). These standards incorporated into the City's Building Code provide a great deal of flexibility for individual builders to achieve a minimum "energy budget" through the use of various performance standards. These requirements apply to all new residential and commercial construction as well as remodeling and rehabilitation construction where square footage is added. Compliance with Title 24 on the use of energy -efficient appliances and insulation has reduced energy demand stemming from new residential development. Green Building Programs Two prominent green building programs are California Green Builder, recognized by the California Energy Commission, and Leadership in Energy and Environmental Design (LEED), which is sponsored by the US Green Building Council. Both programs involve a third -party certification process, have different environmental goals, and apply to different types of development. Green Builder is a voluntary environmental building and certification program for residential construction. Certified homes incorporate water -efficient landscaping and fixtures, utilize high efficiency insulation and ventilation systems, contain environmentally sound building materials, initiate waste reduction methods during construction, and must be 15 percent over existing Title 24 energy efficiency standards. LEED is a national rating system for green buildings. Primarily focused on commercial and multifamily residential projects, LEED requires the developer to register their project with the US Green Building Council, which in turn reviews the project for conformance and assigns points based upon various efficiency, materials quality, and design factors. Once the Council has reviewed the project, it issues a certification based upon the number of points achieved in each category. City Projects The City has undertaken an aggressive series of green building programs that demonstrate the opportunities available to reduce the overall 142 248 environmental impact of new developments. The Title 24 energy efficiency requirements significantly increase the overall energy efficiency of all new construction, and now require photovoltaic systems for residential projects, and will require them for commercial projects in 2030. Vista Dunes Courtyard Homes Located at 78-990 Miles Avenue (just west of Adams Street), the Vista Dunes project consists of 8o affordable courtyard -oriented single-family and duplex homes. This LEED Platinum certified development includes photovoltaic cells to generate electrical power. This feature will annually save $720 per unit in electric utility costs. Water saving improvements will reduce water usage by 1,9oo,000 gallons per year for the entire project. It is estimated that this project exceeds Title 24 by 28 percent. Some of the units will exceed Title 24 requirements by 30 percent or more. At the time of its development, Vista Dunes Courtyard Homes was the first LEED Platinum certified multifamily affordable housing development of its size in the country. The City maintains a photographic history of the project and produced a video for educational purposes. Further, tenants will be educated on energy efficiencies through written materials, a DVD and the project operator, CORE Housing Management. Wolff Waters Place Housing Project This affordable housing development exceeds Title 24 requirements by 24 percent and will save approximately 2,000,000 gallons of water from interior water use alone. Compliance with the CVWD Ordinance will further reduce exterior water use. The project is LEED certified and includes solar hot water for laundry buildings, a transit friendly location with a bus stop and shopping within walking distance, low -water -use landscape and irrigation, dual flush toilets, low -flow water fixtures, energy -efficient lights, ENERGY STAR appliances, recycled building materials, paint with low volatile organic compounds, reduced construction waste, advanced indoor air handling systems, underground parking, high efficiency air conditioning units, and a tenant training program. It also includes an onsite childcare center; for residents using the childcare center, the proximity of the daycare center to housing units reduces vehicle miles traveled and associated greenhouse gas emissions. 24'9 Greenhouse Gas Reduction Plan In conjunction with the adoption of its 2013 General Plan, the City adopted a Greenhouse Gas Reduction Plan. The Plan provides residents, business owners and land owners with a broad range of measures designed to reduce energy use and the use of fossil fuels. The Plan will be effective in reducing costs for existing homes and for new residential development. It will also allow changes in driving patterns, transit use and other measures that will reduce the City's dependence on traditional energy sources. Future City Programs/Actions The City seeks to encourage and enforce regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. The City should focus on measures and techniques that assist the occupant in reducing energy costs, thereby increasing the amount of income that can be spent on housing, childcare, health care, or other necessary costs. The continued implementation of the City's Green and Sustainable La Quinta Program will require ongoing participation of many city departments and agencies. The program includes the City's adherence to and promotion of green building practices, efficient energy usage, and implementation of conservation measures. The City provides information to developers based on research of best building practices and operational practices, such as commercial recycling programs provided in AB 1826. Program costs could include energy audit upgrades for existing facilities and buildings, irrigation and landscape modifications to City -maintained properties, City fleet vehicles, and City maintenance equipment. The City's 2013 General Plan includes a Livable Community Element that provides direction on building siting, mixed use site planning, and energy reduction techniques. The element also includes a suite of policies and programs designed to lower energy costs, promote healthy living, and encourage high quality design. Under the direction of the City Manager's Office, Community Development and Community Services Department staff plays an instrumental role in educating the community on water conservation programs and resources. Energy Conservation Partners In developing a better La Quinta, the City cannot be successful without a sound relationship with Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling 144 250 Services, Sunline Transit District, Coachella Valley Association of Governments, SCAG, and other entities. Additionally, many of the areas of concern, such as air quality and regional transportation, cannot be addressed without strong regional, state and federal programs. Utility Programs The City of La Quinta has a strong working relationship with local utility providers, including the Imperial Irrigation District (IID). IID is proactive in creating energy savings via conservation programs, home energy audits, product rebates, and general consumer tips. I I D indicates that an average home owner can reduce energy use by to percent more by taking advantage of IID programs. IID offers rebate programs on the purchase of higher efficiency air conditioning units, the high efficiency refrigerators, and programmable thermostats. Additionally, product rebates are offered on ENERGY STAR equipment such as home and office electronics. IID also offers free in -home energy audits to its residential customers. Other utility programs assist residential customers with energy and water conservation and cost reduction. SoCalGas offers rebates on energy -efficient appliances, incentives for solar thermal water heating, and grants and assistance programs to reduce energy costs. The City works cooperatively with CVWD to promote and enforce, as required, water conservation programs, including those affecting homeowners and home builders. Burrtec offers programs that reduce solid waste and increase recycling opportunities. HOUSING RESOURCES Regional Housing Needs Assessment State Housing Law requires that SCAG identify future housing needs in each jurisdiction. To meet this mandate, SCAG develops the Regional Housing Needs Assessment (RHNA), which establishes both the projected need for housing and the fair share distribution of the projected need to its member jurisdictions. The RHNA calculates the projected new construction necessary to accommodate the anticipated population through October 2029. State housing law requires that cities and counties demonstrate adequate residential sites that could accommodate development of housing to satisfy future housing needs. 251 The 2021 RHNA proposes that La Quinta construct 1,53o new housing units to accommodate housing needs for all income groups during the planning period January 2022 through October 2029. These units are distributed by income category as illustrated in Table II-48. According to SCAG, 42o new units are needed to accommodate very low income households. Consistent with HCD methodologies, 50% (210) of these units are assumed to be for extremely low income (ELI) households, and the remaining 50% (21o) are assumed to be for very low income households. A total of 269 new units are needed to accommodate low income households, 297 new units are needed for moderate income households, and 544 new units (provided through market -rate housing) are needed for above moderate income households. The City's 1,53o-unit future housing need is a 6.2 percent increase in the number of existing dwelling units (24,764 in 2019). Table II-48 2022-2029 Regional Housing Needs Assessment Household Income Levels Income as a Percent of County Median RHNA Allocation Percent Extremely Low' --- 210 13.7 Very Low Less than 50% 210 13.7 Low 51%-80% 269 17.6 Moderate 81%-120% 297 19.4 Above -Moderate Over i20% 544 35.6 Total 1,530 100% Source: Regional Housing Needs Assessment for Southern California, 2021, prepared by SCAG. ' Extremely Low Income (ELI) category is a subset of the Very Low Income category. ELI households are defined by HCD as those with incomes less than 30% of AM]. The number of ELI units is assumed to be so% of all Very Low Income units. California housing element law allows local governments to obtain credit toward its RHNA housing goals in three ways: constructed and approved units, vacant and underutilized land, and the preservation of existing affordable housing. The City will rely on the construction of new units on vacant lands to meet its housing needs between 2022 and 2029. Meeting the Need for Affordable Housing With the loss of redevelopment set -aside funds, the State has limited the City's ability to provide funding for new affordable housing projects. The City, however, continues to be committed to addressing its housing need. 146 252 The City continues to market its land in the Village (sites #2 through #6 in the land inventory, which could produce up to 42 additional units of very low and low income housing. Additional efforts will be made toward expanding housing opportunities in the Highway ill corridor, on lands owned by private parties. Highway ill provides access to jobs, transit, and has successfully integrated the Coral Mountain project, which the City built in the last planning period. To that end, site #13, owned by the City, has been added to the inventory, and is projected to provide 116 units for very low and low income households. The balance of the units, as shown in Table II-51, will be accommodated on multiple sites throughout the City, and will be developed through a combination of private development projects, and public/private partnerships where the City can participate if resources allow. The City has only recently seen an increase in inquiries regarding ADUs, and it is expected that with the latest additions to the Zoning Code (2021) to address changes in State law, that interest will increase. A program has been added to encourage, monitor and reevaluate the demand for ADUs throughout the planning period as a tool to expand affordable housing options for City residents. As discussed earlier in this Element, current conditions in the real estate market make it possible for moderate income households to afford market rate housing. Further, the rental market offers a broad range of units at rental rates, with a median gross rent of $1,473 per month. Table II-49 demonstrates the affordability of market rate rentals and home purchases in La Quinta for a moderate income four -person household. 14753 Table II-49 Affordability of Housing 2021 Ownership Rental Median Existing Single $386,200 N/A Family Purchase Price Monthly Mortgage $2,047 N/A Costs (PITI) Median Gross Monthly N A / $1,473 Rent 30% of Monthly Moderate Household $2,259 $2,259 Income' Affordability $z�z $786 Gap/Overage ' Per HCD, the annual income limit for a moderate income 4-person household in Riverside County is $90,350. Therefore, the monthly income is $7,529, and 30% is $2,259• As shown in the table, the rental and resale market can accommodate some of the City's expected moderate income households during the 2022-2029 planning period. Available Land for Housing The Housing Element must identify available sites within the City that can accommodate the RHNA. The land inventory includes an analysis of the realistic capacity of the sites. An evaluation of zoning, densities, market demand, record of affordable housing development, and financial feasibility will establish the ability of available sites to provide housing for all income levels. Available Vacant Land The vacant land inventory only includes parcels that the City has identified as having the potential to develop during the 2022-2029 planning period. Additional vacant sites are located in the City but are not assumed to have the potential to satisfy the current RHNA for lower income households. The development potential for Village Commercial (VC) sites is assumed to be improved through logical consolidation with adjacent vacant lots. The City has seen interest in the development of more dense residential projects in the Village, indicating that the development community has an interest and is participating in lot consolidation which could result in additional units in this part of the City. The City will encourage and facilitate lot consolidation in this district through incentives provided in Program H-3.3.b. The City will also continue to consider City -owned lands, not on the inventory, for affordable housing projects in the Village. The City's flexible 148 254 development and use standards further facilitate the development of a range of housing types. The Table also includes 456 units for above moderate income households. These are all associated with approved projects which are expected to develop during the planning period. In addition, existing vacant single family lots are located throughout the City which only require building permit approvals, and two large planned communities are currently in the entitlement process, and would result in more than 2,822 units in the City, as shown in Table III-23. Table II-51 provides a summary of the vacant land with residential development potential within the City. A map showing the parcel locations is provided in Exhibit II-25. As shown on the map, inventory lands are geographically distributed throughout the City and are not concentrated in any areas. As such, they further fair housing principles. The City owns some of the sites shown in Table 11-51. Some of these lots are located in the Village, and are small lots that the City has assembled over several years. The City is marketing the lots as consolidated parcels, and will complete lot mergers (as provided in Program H-1.1.b) to facilitate their sale. Two sites are located in the center of the City, and will be marketed for joint venture with the affordable housing development community. Sites will be offered, consistent with the Surplus Land Act, through Requests for Proposals. Table II-51 includes sites which were in the City's inventory in the prior planning period, but no sites have been included in the inventory for two consecutive previous planning periods. MOI Table II-50 Vacant Land Inventory Map Key APN Acres Existing GP Existing Zoning Projected Density Projected Yield Very Low, Low and Moderate Income Sites 1 646-07o-o16 13.84 MHDR (RMH 20 28o 2 770156007 0.23 VC VC 14 4 770156010 0.39 VC VC 14 5 77o181oo9 0.36 VC VC 14 5 3 (City Owned) 773078005 0.11 MC/VC MC/VC 14 1 773078006 0.11 MC/VC MC/VC 14 1 773078007 0.11 MC/VC MC/VC 14 1 773078o16 0.12 MC/VC MC/VC 14 2 773078017 0.12 MC/VC MC/VC 14 z 773078034 1.11 MC/VC MC/VC 14 15 6 609070053 CG CC (AHO) 22 7 604-032-042 1.88 MHDR RMH 12 zz 8 (City Owned) 600-030-010 2.72 of 11.29 MHDR RMH 19 52 9 600-390-024 15.14 CG CP/CR 18 273 10* 60008000l 0.19 MHDR RM 10 z 600080002 0.19 MHDR RM 10 z 600080003 0.19 MHDR RM 10 2 600080004 0.19 MHDR RM 10 2 600080005 0.19 MHDR RM 10 z 600080006 0.19 MHDR RM 10 2 600080007 0.19 MHDR RM 10 2 600080008 0.19 MHDR RM 10 2 600080009 0.21 MHDR RM 10 2 600080041 2.4 MHDR RM 10 24 11 643-020-025 4.81 CG CR 26 126 12* 600340050 4.46 MHDR RM 8 36 600340051 13.01 MHDR RM 8 104 13 (City Owned) boo ozo 057 6.42 CG CR 18 116 Total Very Low, Low and Moderate Income Sites 1,367 *Moderate income site Above Moderate Income Sites Acres Existing GP Existing Zoning Projected Density Projected Yield 15 Various 40.76 LDR/OS-R RVL/PR 3 90 16 Various 37.43 LDR RL/PR 3 60 150 256 Table II-50 Vacant Land Inventory Map Key APN Acres Existing GP Existing Zoning Projected Density Projected Yield 17 Various 29.56 LDR RL 3 94 18 Various 20.72 LDR RL 3 57 19 Various 33.07 LDR RL 3 85 20 Various 28.76 LDR RL 3 70 Total Above Moderate Sites 456 Total All Sites N2 7 a it LL 7m 541M AVE. 15F;j 2 16U .. ....... . ..... M AVE 92pi d AVF— F 11 L a TERRA NOVA` 13L N My of La qukda General Plan inventory hwp La qu bta, Cal Ifurntm 101 Zoning CN CP CR CT GC KC Gs PR R)c R-H RL RM RMH ROW RVL VC %M 152 258 Site Adequacy Analysis The sites shown in Table II-5o, above, all accommodate residential development at various densities. Site 1 is residentially designated, and benefits from the Affordable Housing Overlay, which increases its density potential (please see below). Residential development in La Quinta, particularly that for affordable housing projects, has been built at or near the maximum allowable densities. For example, development in the RM zone generally occurred at the maximum density of 8 units per acre or above through density bonus provisions. Miraflores Apartments were constructed at a density Of 11.2 units per acre in the RM zone in 2003. In 2004, Hadley Villas Apartments were developed at a density of 7.8 units per acre in the RM zone. In 2001, the Aventine Apartments were constructed at a density Of 14.3 units per acre in the RH zone. The City's most recent restricted affordable projects have also been completed within existing residential densities: Wolff Waters Place was built at 14.7 units per acre, the Washington Street Apartments' expansion was completed at a density of 8 units per acre, Vista Dunes was built at a density of 10 units per acre, and the Coral Mountain Apartments were built at a density of 16 units per acre. In order to expand the analysis of realistic capacity, other cities in the Coachella Valley were analyzed. As the area operates as a region, with similar building trends, zoning requirements and land use patterns, an analysis of regional trends is appropriate. The following projects are planned or under construction regionally: Palm Springs: • Monarch Apartments, will provide 6o units affordable to very low and low income households on -3 6 acres, at a density of 17 units per acre. The project is fully funded and will break ground in October of 2021. Palm Desert: • Carlos Ortega Villas, consists of 72 units on 3.48 acres affordable to very low and low income households, at a density of 21 units per acre. • Vitalia, 270 units affordable to very low and low income households on 12 acres approved in 2021, at a density of 23 units per acre. • Millennium SARDA site, 240 units affordable to very low and low income households on 10 acres, under contract in 2021, at a density of 24 units per acre. PON Indio: • Arroyo Crossing 1 is currently under construction, and provides 184 units on 6.4 acres affordable to very low and low income households, at a density of 29 units per acre. • Arroyo Crossing 2, will provide 216 units affordable to very low and low income households on 7.3 acres, at a density of 30 units per acre. The project was approved in 2021. In the region, projects ranging in density from 17 to 29 units per acre are being funded and can be built to accommodate lower income households. Therefore, the densities for larger projects, ranging from 18 to 26 units per acre, can be achieved in La Quinta. In the past, the City has applied the Affordable Housing Overlay to specific inventory sites which were zoned for non-residential uses. This strategy is being modified (see Program 3.1.a) to apply to all inventory sites, and to increase the AHO density to 30 units per acre, even though, as demonstrates above, affordable housing projects in the region are being built at lower densities. The 3o unit per acre density will be the base on which density bonus provisions will be applied, as described in Program 3.1.a. Units built using the AHO must be affordable to lower income households, unless they are identified as moderate income sites in Table II-5o. As provided in Program 3.1.a, the AHO will allow three story construction (consistent with the existing High Density Residential Zone), and shall be analyzed to assure that development standards are sufficient to allow the 3o unit per acre density. Site 2 consists of three small lots in the Village, on Desert Club Drive. The three lots have been approved for 14 apartments which are to be affordable to moderate income households. The three lots may be merged by the owner, but can proceed as three lots without further City processes. The owner has been finalizing building plans and construction is expected in 2022. As shown in Table III-49, market rental rates in the City are affordable to moderate income households. Therefore, these units have been included for moderate income households. Three sites in Table II-5o are over to acres in size. Although the State does not believe that these sites can be developed for affordable housing, the Coachella Valley is experiencing development of lower income projects on larger sites, including two projects in Palm Desert described above. Nevertheless, in order to encourage the development of affordable projects on these sites, Program 3.1.a has been added, which provides incentives for subdivision of larger sites. 154 260 Site 6 is one of these aforementioned sites over to acres in size. It is commercially designated and benefits from the Affordable Housing Overlay. The site is 12.74 acres under the City's Community Commercial zoning designation, which allows for multifamily residential development. The property not only allows for multifamily residential but mixed use development as well. The Affordable Housing Overlay allows for a density up to 30 units per acre and mixed use projects allow for density up to 24 units per acre, but this site is proposed at zz units to the acre, more consistent with development in region. The site is within a "High Resource" area, per Exhibit II-14, and its proximity to Highway ill and bordering of a middle school makes it an ideal site. It should also be noted that Site lo, which includes multiple small lots for 42 moderate income units, is an approved apartment project which is being constructed on land previously owned by the City, which was successfully sold to a private developer. The project is expected to be constructed in the next two years. The parcels previously were developed as single family homes, which the City bought to widen Jefferson Street. Upon completion of the widening, the lots were marketed to the private development community, and an apartment project was proposed in 2019, and approved in zozo for the site. The City therefore has experience in the assembly of smaller lots for the successful development of housing. Finally, sites 15 through zo are provided to accommodate above moderate income households. These sites are all located in existing approved communities or tract maps, and require only residential building permits to proceed to construction. Environment and Infrastructure Analysis None of the parcels identified in the vacant land inventory are located in areas of topographic constraint or have known environmental hazards. The sites identified in the vacant land inventory are adjacent to existing urbanized development and are within service hook-up distance of existing water and sewer systems as well as all dry utilities in adjacent streets. All providers have sufficient capacity to accommodate the growth generated by the units listed in Table II-51. According to the latest Coachella Valley Water District (CVWD) Urban Water Management Plan (2015), the implementation of water conservation, groundwater recharge, and water source substitution management strategies will ensure that adequate water resources are available to existing and future residents of La Quinta. 111 Affordability Analysis It is expected that development of affordable housing units will be accomplished through public -private partnerships, with a focus on two areas of the City: the Village for smaller projects that bring residents into the expanding commercial downtown, and along Highway ill, building upon the success of the Coral Mountain apartments. It is important to note that the sites identified provide a variety of land sizes to allow flexibility in types of projects, and exceed the City's need for very low and low income units, allowing for greater opportunities for a mix of market and affordable units within projects. As described above, the median sales price for a home is approximately $386,2oo and the median gross rent for an apartment unit is approximately $1,473 per month. In comparison, the maximum affordable sales price for a moderate income family of four is $313,650 and the maximum affordable rent for a moderate income couple is $1,8o8 per month. Moderate income households, therefore, can afford to rent in the City and are able to afford homes that are lower than the median price currently. Some moderate income households, especially one and two person households or larger families, will need assistance to purchase a home. The City will continue to work with affordable housing developers to participate in projects and provide streamlining, financial assistance and fee reductions wherever possible. However, it is important to note, as identified by participating affordable housing developers in the City's workshop and outreach, that funding affordable housing projects has been made much more difficult with the loss of local redevelopment funds, and that these developers must identify and secure twice or three times the funding sources that were previously necessary to fund projects. This constraint is one that the City cannot control and cannot alleviate. General proforma analyses were conducted using land costs (average of $448,493 per acre of vacant residential land in La Quinta) and construction costs ($317,074 per unit of affordable housing according to affordable housing developers contacted in the preparation of this Update) to estimate the capacity of land in La Quinta to support affordable housing. The results indicate that homeownership products will remain available to moderate income households without a very large subsidy. The developers of ownership projects require financial returns through the one-time sale of the housing units. 156 262 A generally accepted minimum project size for affordable housing development is 50 units. Like their higher density counterparts, lower density sites able to accommodate 50 units are eligible for funding mechanisms such as Low Income Housing Tax Credits (LIHTCs), a type of restricted development that must meet strict size and amenity guidelines to compete forfunding. High density is also not a determining factor in obtaining other resources, such as HOME funds and Community Development Block Grant program funding. The RM and RMH sites identified in Table II-50, would both allow a minimum project size consistent with these requirements. Financial and Regulatory Subsidies A subsidy can be financial or regulatory in nature. Financial subsidies are found in federal, state, local, and private programs and organizations focused on the production of affordable housing. Developers in La Quinta use and leverage many sources of financial assistance. Projects may seek funding from LIHTCs, tax-exempt bonds, Community Development Block Grants, HOME funds, other HUD grant programs, and commercial banking resources. Regulatory subsidies can take many forms, including fee waivers or deferrals, flexible development standards, and increased densities. Higher densities generally increase the financial feasibility of a residential project as a developer is able to sell more housing units on the same amount and cost of land (even with slightly lower sales prices associated with smaller, attached units). The City's vision recognizes the importance of providing affordable housing for its residents and employees. Accordingly, the City supports affordable housing development through financial and regulatory subsidies and permits densities up to 24 units per acre with the Affordable Housing Overlay (higher densities are permitted through density bonus provisions). The City is thereby able to achieve both the goal of maintaining lower density community character while also producing its fair share of affordable housing. Vacant Land Opportunities The City has established a strong record of providing assistance to affordable multifamily housing projects (townhomes and apartments), ranging in density from 7.8 to over 20 units per acre. Single-family detached assisted housing was also developed, with City assistance, at densities as low as 4.4 units per acre and up to 7.8 units per acre. IN La Quinta is able to achieve market -driven moderate income housing through the relative affordability of land, the local market demand for lower maintenance housing types, and reasonable development impact and entitlement fees. La Quinta has a solid record of working with local nonprofits and affordable housing developers to accommodate the housing needs of its lower income residents. The vacant land inventory provides the City and affordable housing developers with a map of opportunity areas. The moderate income housing need can be met without any mixed -use development. However, the City recognizes that mixed -use developments will play a role in moderate and above moderate housing opportunities in the future. Both the General Plan and the Zoning Ordinance have been modified to encourage Mixed Use development. The City's efforts to promote mixed use development have had limited success. According to the development community, mixed use projects cannot be financed in La Quinta, due to a lack of such projects in the region. Mixed use properties are therefore not included in this inventory. Fair Housing According to the Fair Housing analysis (see "Fair Housing" section), the City has a low segregation level, no racially or ethnically concentrated areas of poverty, equal access to opportunity, and no disproportionate housing needs. The sites identified above will not exacerbate any such conditions. 158 264 PRESERVATION OF AT RISK UNITS State Government Code requires that localities identify and develop a program for their Housing Elements for the preservation of affordable multifamily units assisted under various federal, state and local programs. In the preservation analysis, localities are required to provide an inventory of assisted, affordable units that are eligible to convert to market rate within five years of the end of the planning period (2034)• Income -restricted housing units sometimes change to market rate due to expiration of subsidies, mortgage prepayments, or expiration of affordability restrictions. An inventory of all assisted multifamily projects is provided in Table II-51. The earliest possible date of conversion for any of the City's restricted multifamily housing stock is 2051 for the extremely low and low income units at Seasons Senior Apartments. There are no at risk units in the City. 265 Table II-51 Assisted Multifamily Project Inventory Earliest Extremely Very Low Moderate Above Project Date of Low Low (80%) (1zo%) Moderate Total Conversion (30%) (50%) (120%+) Aventine Apartments 2056 --- --- 10 10 --- 20 (4775o Adams St) Hadley Villas Senior Apartments 2059 65 12 1 1 79 (78875 Avenue 47) Seasons at Miraflores Senior Apartments 2057 45 71 --- --- --- 116 (47747 Gertrude Way) Seasons La Quinta Senior Apartments 2051 19 --- 37 31 --- 87 (50915 Rainbow Ct.) Vista Dunes Courtyard Homes 2o63 8 64 8 --- --- 8o (44950 Vista Dunes Lane) Washington Street (senior) Apartments' 2o66 24 72 42 2 --- 140 (42800 Washington) Wolff Waters Place Place Dune 2065 43 56 37 8o --- 216 Palms Road) Coral Mountain Apartments 2070 --- 36 138 2 --- 176 (79625 Vista Coralina Lane) Total N/A zoo 311 273 125 1 914 Source: City of La Quinta ' Rental assistance for anyone <_ 5o% AM] or lower Maintenance of the at -risk housing units as affordable will depend largely on market conditions, the status of HUD renewals of Section 8 contracts, and the attractiveness of financial incentives, if warranted. 16o 266 GOALS, POLICIES, AND PROGRAMS The following goals, policies, and programs set forth a comprehensive housing plan for the City of La Quinta during the 2022-2029 planning period. Adequate Sites for Housing GOAL H-1 Provide housing opportunities that meet the diverse needs of the City's existing and projected population. ❖ Policy H-1.1 Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels. Provide new housing choices by increasing affordable housing supply in higher opportunity areas and throughout the community, and improve housing mobility through encouraging various housing options such as accessory dwelling units and creative housing solutions. Program i.i.a: To address the City's RHNA allocation for extremely low income households,15% of units on the City's land on Highway 111 (site #13) will be assigned to extremely low income households. The City shall negotiate very low income units for all other projects on sites identified in the Vacant Land Inventory (Table II-50) individually to reach the target of 210 units during the planning period. ■ Timing: June 2025 for Highway 111 project, as projects are constructed for additional units ■ Funding Source: Private Funding, Tax Credit Financing, Other sources as identified ■ Responsible Agency: City Manager's Office/Housing Program l.i.b: The City will merge its parcels in the Village (as listed in Table II-51) to facilitate the consolidation of these lots for sale through the Surplus Land Act. ■ Timing: June 2023 for lot mergers. June 2024 for RFPs and land sales. 161 267 ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing Program ti.c: To encourage the development of housing for extremely low, low and special needs residents, the City will develop a program of incentives for the subdivision of larger sites, to include application fee waivers, DIFfee reductions and expedited processing. The City will contact the owners of the three sites listed in Table II-5o and encourage that they subdivide the land and take advantage of the City's incentive program. ■ Timing: June 2022 for development of program. June 2023 for initial contacts with land owners, and annually thereafter. ■ Funding Source: General Fund ■ Responsible Agency: Planning Division, City Manager's Office/Housing •'• Policy H-1.2 Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing. ❖ Policy H-1.3 Direct new housing development to viable areas where essential public facilities are provided and employment opportunities, educational facilities, and commercial support are available. ❖ Policy H-1.4 The City shall promote and affirmatively further fair housing opportunities throughout the community for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability, source of income, veteran or military status, or other characteristics protected by the California Fair Employment and Housing Act (FEHA), Government Code Section 65oo8, and any other applicable state and federal fair housing and planning law. Assist in the Development of Affordable Housing GOAL H-z Assist in the creation and provision of resources to support housing for lower and moderate income households. 162 268 •'• Policy H-2.1 Increase housing choices for lower and moderate income households in areas of higher need and throughout the community. Address disproportionate housing needs and alleviate disproportionate cost burdens on lower and moderate income households by providing more affordable housing units. Program H-2.1.a: Accessory Dwelling Units (ADU) The City will modify its Zoning Ordinance to comply with State law regarding ADUs and JADUs and provide for the reduced parking standards, setbacks and other incentives included in the law. The City shall establish a program to encourage the building of ADUs and JADUs, with a goal of z new units per year throughout the planning period, and monitor their development to gauge if they are affordable alternatives for housing. The program will include tracking annual permits, an annual survey of rents in ADUs, and whether any ADUs are accepting housing subsidy or restricting their units to very low or low income households. ■ Timing: Zoning amendments June 2022. Monitoring program beginning June 2023. ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department Program H-2.1.b: City -owned Lots Aggressively pursue development of the City's central -city properties (sites 8 and 13) to generate up to 168 units of extremely low, very low and low income units on these parcels. To implement this program, the City will establish a schedule for Requests for Proposals and include incentives. These incentives may include elimination of Development Impact Fees, financial assistance in the form of land contributions, and density bonuses as provided in the Zoning Ordinance. In addition, the City will consider affordable housing for other City -owned lots in the Village when marketing the land for development, including mixed use projects that combine retail and residential uses. Wherever possible, include 15% affordable units in these projects ■ Timing: Annually, beginning with June 2023. ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing Program H-2.1.c: Creative Housing Solutions In order to expand the variety of housing options for extremely low and low income households in the City, study, research and pursue the amendments to the Zoning Code and subdivision ordinance that would be required to allow creative housing solutions, including "tiny homes," prefabricated or "kit" homes, shipping container conversions, and other options available in the market as they arise. Present the findings of the research to the Planning Commission and Council for their consideration. This program could generate up to 4 units per year in creative housing solutions. ■ Timing: Research June 2024. Planning Commission and City Council Study Session no later than June 2025. Amendments per Council direction by the end of 2025. ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department ❖ Policy H-2.2 Support public, private, and nonprofit efforts in the development of affordable housing. Program H-2.2.a: Density Bonus Amendments Revise the Zoning Ordinance to ensure compliance with Assembly Bill (AB) 2345 as it pertains to Density Bonus requirements. • Timing: June 2022 regular Zoning Ordinance update • Funding Source: General Fund • Responsible Agency: Design and Development Department ❖ Policy H-2.3 Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing throughout the community. Program H-2.3.a: Collaborative Partnerships The City shall continue to meet with affordable housing development entities to discuss types of incentives available and requirements for obtaining assistance, discuss appropriate sites for housing for extremely low, low and special needs residents, and foster professional collaboration between the City and affordable housing stakeholders. This program could result in 2 new partnership projects during the planning period. 164 270 ■ Timing: Project -by -project basis, by request, or on an annual basis. ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department Program H-2.3.b: Mixed Use in the Highway ill Corridor In order to take advantage of the high density residential permitted in the Mixed Use overlay, develop a menu of incentives, including reduction in development fees, density bonuses and other provisions for the inclusion of affordable housing units in Mixed Use projects within the Highway ill Plan area. This program could result in goo to Soo new units of affordable housing in the Corridor. ■ Timing: Menu of incentives, June 2023. As projects are proposed ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing Program H-2.3.c: Affordable Housing Renter -to -Owner Transition There are many resources that the City, nonprofits, or for -profit developers may utilize to subsidize the construction and maintenance of affordable housing. This program, in conjunction with Program H-2.3.a, could result in z new partnership projects during the planning period. Some of the most prominent resources are described below. ■ Timing: Update website with funding information and partnership opportunities by June 2022, and every six months thereafter. ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing Low Income Tax Credits Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low income households. A minimum of 20 percent of the units must be affordable to low income households and 40 percent of the units must be affordable to moderate income households. 16 A Community Reinvestment Act The Community Reinvestment Act provides favorable financing to affordable housing developers. The Redevelopment Agency, development community, and local, regional, and national banks are encouraged to work together to meet their obligations pursuant to the Community Reinvestment Act. California Housing Finance Agency Program The California Housing Finance Agency (CHFA) has three single- family programs for primarily moderate and middle income homebuyers: the Home Ownership Assistance Program and the Affordable Housing Partnership Program. Each provides permanent mortgage financing for first-time homebuyers at below -market interest rates. HOME Funds HOME is the largest Federal block grant distributed to state and local governments for the creation of lower income housing. Cities apply when Notices of Funding Availability are issued. Neighborhood Stabilization Program HUD's Neighborhood Stabilization Program makes emergency assistance grants available to local governments for the acquisition, redevelopment, and renting or resale of foreclosed properties at -risk of abandonment. Riverside County First -Time Homebuyers Program Continue participation in the Riverside County First -Time Homebuyers Program for low and moderate income households. Mortgage Credit Certificate The Riverside County Mortgage Credit Certificate Program is designed to assist low and moderate income first time homebuyers. Under the Mortgage Credit Certificate Program, first-time homebuyers receive a tax credit based on a percentage of the interest paid on their mortgage. This tax credit allows the buyer to qualify more easily for home loans, as it increases the effective income of the buyer. Under federal legislation, 20 percent of the funds must be set aside for buyers with incomes between 75 and 8o percent of the county median income. 166 272 Finance Agency Lease -Purchase Program Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program provides down payment assistance and closing costs for eligible households up to 140 percent of the area median income. Housing Choice Voucher (formerly Section 8) Referrals Housing Choice Vouchers allow lower income households to use rental subsidies anywhere in the County, including La Quinta. Program H-2.3.d: Sweat Equity and Shared Equity Continue to work with organizations that offer sweat and shared equity housing programs to lower and moderate income households in La Quinta, with a goal of assisting z to 4 households annually. Sweat equity and shared equity programs provide lower and moderate income households with ownership assistance. Sweat equity refers to the exchange of time and effort, usually in the form of construction activities, for an affordable ownership opportunity. • Timing: Meet with CVHC and Habitat for Humanity annually or more frequently (if requested) to identify opportunities for coordinated efforts or potential housing projects. • Funding Source: General Fund • Responsible Agency: City Manager's Office/Housing Removal of Governmental Constraints to Housing GOAL H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. ❖ Policy H-3.1 Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. Program 3A.a: All properties listed in the Affordable Housing Inventory for extremely low, very low and low income units shall have the Affordable Housing Overlay applied. Further, the AHO text shall be amended to allow 30 units per acre and to allow 3 story development. The analysis that accompanies the Zone text amendment shall demonstrate that the development standards 67 being applied to the AHO, including setbacks, height and parking requirements, allow a density of 30 units per acre. Consistent with Government Code Section 65583•Z(h) and (i), the AHO will permit owner -occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period. These sites shall be zoned with minimum density of 20 units per acre and development standards that permit at least 16 units per site. ■ Timing: October 2022 for Zoning Map and text amendments ■ Funding Source: General Fund ■ Responsible Agency: Planning Division ❖ Policy H-3.2 Coordinate the development of affordable housing throughout the community with the provision of key utilities to ensure prompt and adequate service. ❖ Policy H-3.3 Incentivize the development of affordable housing to facilitate the development of housing for the City's lower and moderate income households throughout the community. Program H-3.3.a: Priority Water and Sewer Service Route the adopted Housing Element to the CVWD and notify them of changes and future updates to the Housing Element. In compliance with state law, the Coachella Valley Water District (CVWD) must create procedures to provide priority water and sewer service to lower income residential project. The law also prohibits the denial or conditioning the approval of service without adequate findings, and requires future water management plans to identify projected water use for lower income residential development. ■ Timing: Upon Housing Element adoption ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department, Coachella Valley Water District Program H-3.3.b: Encourage Lot Consolidation Although not on the Site's Inventory, several small lots in the Village Commercial would have improved development potential through lot consolidation. The Village Build Out Plan and Zoning Code amendments have been completed to encourage 168 274 consolidation. The City continues to market its land in the Village, and will also work with private land owners and developers to assemble larger holding to allow multi -family projects which increase the number of residents in the Village. The City will consider potential incentives including fee deferral or reductions, parking requirement reduction, and relief from various other development standards that could potentially increase the cost of the project, resulting in 1 new project per year. ■ Timing: As City staff reviews projects in the Village ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department GOAL H-4 Conserve and improve the quality of existing La Quinta neighborhoods and individual properties, including targeting areas of higher need and concentration of lower income households. ❖ Policy H-4.1 Protect the quality of La Quinta's neighborhoods through the rehabilitation of both affordable and market -rate homes. ❖ Policy H-4.2 Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements. ❖ Policy H-4.3 Encourage the retention and rehabilitation of existing single-family neighborhoods and mobile home parks that are economically and physically sound. ❖ Policy H-4.4 Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas, including targeting areas of higher need and concentration of lower income households. Employ government and non -government resources to preserve and revitalize neighborhoods and communities and thereby provide protection against disinvestment -based displacement. 1'2 Program H-4.4.a: Housing Condition Survey & Monitoring Complete an inventory of housing conditions (updated approximately every five years) to enable the City to properly target Code Compliance and rehabilitation resources. To better understand the City's housing needs the quality and condition of the housing stock must be inventoried on a regular basis. The inventory should focus on older neighborhoods, such as those south of Calle Tampico, west of Washington Street, and north of Highway 111. ■ Timing: Complete by June 2023 ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department Program H-4.4.b: Habitat for Humanity Residential Rehabilitation Program Complete the Memorandum of Understanding with Habitat for Humanity to implement the "Brush with Kindness" program. The program will be implemented by Habitat volunteers who will donate time for repair and maintenance programs, including yard work, weed abatement, window replacements, roof repairs, and air conditioning repair. Residents will be prioritized to focus on seniors, veterans, the disabled, low and very low income residents, and those in affordably -designated homes. The first -year City contribution will be $40,000, and the annual amounts will be reviewed every year based on the success of the program. ■ Timing: MOU by June 2022, assist 6 households annually through the planning period ■ Funding Source: General Fund ■ Responsible Agency: Habitat for Humanity, City Manager's Office/Housing Program H-4.4.c: County of Riverside Home Repair Grant Refer code violators and interested parties to the County of Riverside for home repair grants. The County of Riverside Economic Development Agency Home Repair Program provides lower income households with up to $6,00o for home repairs such as a new roof, new air -conditioner, or a handicap ramp. As a jurisdiction in Riverside County, lower income La Quinta households are eligible for this grant. 170 276 ■ Timing: Throughout planning period, refer 5 households annually ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department, City Manager's Office/Housing Program H-4.4.d: Rehabilitation Resources List Provide a rehabilitation resources list on the affordable housing and code compliance pages of the City's website. Use the list, in online or printed form, as a reference for code violators. Lower and moderate income homeowners may need assistance in affording important home repairs and improvements. The City can assist these households by compiling and sharing a listing of local, state, and federal programs offering rehabilitation assistance. ■ Timing: Create list by June zozz. Distribute to 15 households annually. ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department, Community Resources Department, City Manager's Office/Housing Equal Housing Opportunity GOAL H-5 Provide equal housing opportunities for all persons. ❖ Policy 5.1 Provide the regulatory framework to create an environment in which housing opportunities are equal. ❖ Policy 5.2 Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing. Program H-5.2.a: Collaborate and coordinate with government agencies (e.g. Fair Housing Council of Riverside County) and nonprofit groups (e.g. Habitat for Humanity) to support outreach and expansion of lending programs for homeownership among minority populations. Advertise workshops and webinars held by these organizations on financial resources for homeownership on N7 the City website, under News page and Directory of Services (see Program H-5.2.c). This program could result in homeownership for 5 minority households annually. • Timing: Annually (June) with adoption of budget, subject to available funding. • Funding Source: General Fund • Responsible Agency: City Manager's Office/Housing Program H-5.2.b: Fair Housing Referrals Continue to refer up to 10 tenants and landlords annually to the Fair Housing Council of Riverside County. Provide information on fair housing resources on the City's website and at City Hall. Identify and coordinate with local nonprofits, service organizations and community groups that can assist in distributing fair housing information. Fair housing organizations provide dispute resolution and legal assistance to tenants and landlords in conflict. Such services are particularly important for lower and moderate income households unable to afford counsel. ■ Timing: Referral service as needed. Information to be maintained on website ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing Program H-5.2.c: Directory of Services Maintain the online directory of services and information to provide La Quinta residents with contact information for community organizations and service providers that address special needs. While numerous services are available to special needs and lower income households, it can be difficult to readily have access to these resources. A directory provides the contact information necessary to seek housing assistance. ■ Timing: Update website annually ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office/Housing 172 278 ❖ Policy 5.3 Encourage support services for the Coachella Valley's homeless populations through referrals and collaborative efforts with non -profits and other jurisdictions. Program H-5.3.a: Regional Facilities for the Homeless Continue to support and collaborate with the Coachella Valley Association of Governments Homelessness Committee efforts to maintain a regional homeless facility that provides housing as well as supportive services. The Strategic Plan created by the Homelessness Committee establishes a continuum of care for the Coachella Valley. ■ Timing: City staff will continue to collaborate with CVAG throughout the planning period and work with the appropriate facilities directly. ■ Funding Source: Low and Moderate Income Housing Fund ■ Responsible Agency: City Manager's Office/Housing ❖ Policy 5.4 Assist in the creation of a continuum of care for the homeless population and those transitioning into permanent housing. Program H-5.4.a: Low Barrier Navigation Centers Review and revise, as necessary, the Zoning Ordinance to ensure compliance with Assembly Bill (AB) lol as it pertains to Low Barrier Navigation Centers. Modify the definition of "homeless shelter" to include this use. • Timing: June 2022 at regular Zoning Ordinance update • Funding Source: General Fund • Responsible Agency: Design and Development Department Program H-5.4.b: Zoning Amendments for Emergency Shelters, Transitional and Supportive Housing Revise the Zoning Ordinance to require that homeless shelters only be required to provide parking for employees; and that Transitional and Supportive Housing be permitted uses in the Medium, Medium -High and High density residential zones. • Timing: June zozz at regular Zoning Ordinance update • Funding Source: General Fund • Responsible Agency: Design and Development Department VC1 ❖ Policy 5.5 Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design. Energy and Water Conservation GOAL H-6.1 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. ❖ Policy H-6.1 Promote higher density and compact developments that increase energy efficiency and reduce land consumption. ❖ Policy H-6.2 Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions. ❖ Policy H-6.3 Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. ❖ Policy H-6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs. ❖ Policy H-6.5 Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal). Program H-6.5.a: Going Green La Quinta Program Implement green goals, policies, and programs that accurately represent the City's direction in resource conservation and minimizing greenhouse gas emissions. Implement design standards for residential and commercial structures that encourage solar protection to directly result in energy conservation. 174 280 ■ Timing: As projects are proposed ■ Funding Source: General Fund ■ Responsible Agency: Design and Development Department Program H-6.5.b: Energy Conservation Partners Continue to meet with and seek insight from utilities, service providers, and other entities involved in energy conservation efforts appropriate for La Quinta. In working toward a sustainable La Quinta, the City and its residents will need to collaborate with utilities and service providers. Partnerships with the Coachella Valley Water District, Imperial Irrigation District, Southern California Gas, Burrtec Waste and Recycling Services, Sunline Transit District, Coachella Valley Association of Governments, Southern California Association of Governments and other entities will be an important component of making La Quinta a more livable city. ■ Timing: As part of regular coordination meetings with utilities ■ Funding Source: General Fund ■ Responsible Agency: City Manager's Office, Design and Development Department Program H-6.5.c: Energy Efficiency Programs Investigate all potential energy efficiency programs and provide a list of programs on the City's Going Green website. In addition to programs that may become available through IID, investigate other opportunities, including state and federal incentives, and promote them on the Going Green website. ■ Timing: Ongoing as programs are identified ■ Funding Source: General Fund, I I D program funds, and other programs as identified ■ Responsible Agency: City Manager's Office, Design and Development Department Program H-6.5.d: Weatherization Assistance Encourage low income homeowners or renters to apply for IID and SCG programs, including free energy audits, home weatherization, and utility rebate programs by advertising available programs on the City's website and at City Hall. ■ Timing: Advertise annually as program funds are available ■ Funding: General Fund ■ Responsible Agency: Design and Development Department, City Manager's Office YA Appendix A Public Outreach Materials 282 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT B CONDITIONS OF APPROVAL- RECOMMENDED GENERAL PLAN AMENDMENT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 1 OF 2 GENERAL 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 General Plan Amendment 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. GPA2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals: ENVIRONMENTAL ASSESSMENT 2022-0001 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 SITE DEVELOPMENT PERMIT 2022-0001 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 applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City's Housing Element not being adequate to accommodate the City's share of low- and very low-income units under the City's inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City's regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state "no net loss" law set forth in Section 65863. 4. Prior to Zone Change 2022-0002 and Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022- 0001. This approval by HCD must include certification of the City's Housing Element after adding "Site 6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low- income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City's Housing Element after being updated by GPA2022- 0001 and the adding of "Site 6," then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council, Zone Change 2022-0002 and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. 283 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED GENERAL PLAN AMENDMENT 2022-0001 ADOPTED: PAGE 20F2 5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 70 moderate -income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 70 moderate -income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder. 6. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 70 designated moderate income units that meet the Riverside County moderate income rent limits. 284 PLANNING COMMISSION RESOLUTION 2023-XXX PROJECT: TROUTDALE VILLAGE EXHIBIT C I111111111111111111 I111111111111111111 I� �4 J F 1 In = 229 feet The E3 AIt LJ rYl roue Note: The Project Site is currently Zoned RMH (Medium High Density Residential); the proposed Zone is RH (High Density Residential). Project Site RL - Low Density Residential RM - Medium Density Residential RH - High Density Residential MC - Major Community Facilities PR - Parks and Recreation GC- Golf Course FP - Floodplain Overlay Area Cho nge of Zon a Ex h I bi# Troutdale Village 285 L:\pro)edsI NEC df WashW&n and Avenue 50-Apartments\planning\.ExWrbitsVont2 Change Exhibit ReWyl#rojedt2,aprx 1 4/26/2022 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT D CONDITIONS OF APPROVAL- RECOMMENDED ZONE CHANGE 2022-0002 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 1 OF 2 GENERAL 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 Zone Change. 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. ZC2022-0002 shall comply with all applicable conditions and mitigation measures for the following related approvals: ENVIRONMENTAL ASSESSMENT 2022-0001 GENERAL PLAN AMENDMENT 2022-0001 SPECIFIC PLAN 2022-0001 SITE DEVELOPMENT PERMIT 2022-0001 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 applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City's Housing Element not being adequate to accommodate the City's share of low- and very low-income units under the City's inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City's regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state "no net loss" law set forth in Section 65863. 4. Prior to Zone Change 2022-0002 and Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022- 0001. This approval by HCD must include certification of the City's Housing Element after adding "Site 6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low- income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City's Housing Element after being updated by GPA2022- 0001 and the adding of "Site 6," then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council, Zone Change 2022-0002 and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. 286 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED ZONE CHANGE 2022-0002 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 20F2 5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 70 moderate -income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 70 moderate -income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder. 6. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 70 designated moderate income units that meet the Riverside County moderate income rent limits. 287 PLANNING COMMISSION RESOLUTION 2023-XXX PROJECT: TROUTDALE VILLAGE EXHIBIT E Troutdale Village Specific Plan La Paloma Specific Plan Amendment Amendment No. 2 City of La Quinta Adopted xx,xx, 2023 Resolution Number xxxx Prepared For: Troutdale Village, LLC. 1800 Blankenship Road #325 Linn, Oregon 97068 Prepared By: Altum Group Rich Malacoff, AICP Heather Boland Jordan Parrish 44600 Village Court, Suite 100 Palm Desert, California 92260 288 Troutdale Specific Plan City of La Quinta Amendment No. 2 Table of Contents Section 1 Introduction/Purpose.............................................................................................. 5 ExecutiveSummary.............................................................................................................. 6 TheProcess........................................................................................................................ 6 Relationship to Other Agencies....................................................................................... 7 Relationship to the General Plan.................................................................................... 7 Section2 Specific Plan.................................................................................................... 10 ProjectDescription..............................................................................................................10 ArtIn Public Places..........................................................................................................I 1 Infrastructure Phasing......................................................................................................I 1 Grading I Drainage I Flood Control................................................................................1 1 ErosionControl.................................................................................................I 1 On -Site Storm Water Design I PWQMP...........................................................................12 Utilities............................................................................................................13 SewerPlan........................................................................................................................13 WaterPlan........................................................................................................................13 ElectricalPlan...................................................................................................................13 OtherUtilities....................................................................................................................14 Section3 Land Use Plan........................................................................................................ 15 LandUse..............................................................................................................................15 Development Standards....................................................................................................15 Deviations Requested from Zoning Ordinance................................................................18 Additional Development Standards..............................................................................18 Modifications and Amendments....................................................................................18 ParkingRequirements......................................................................................................20 Carports/Garages..........................................................................................................20 TrashEnclosures............................................................................................... 21 Fencingand Walls...........................................................................................................21 Lighting.............................................................................................................................22 Section 4 Circulation Overview............................................................................................ 25 Off -Site Circulation System.................................................................................................25 On -Site Circulation System.................................................................................................25 289 Troutdale Specific Plan City of La Quinta Amendment No. 2 PublicTransportation..........................................................................................................25 Section 5 Design Guidelines................................................................................................. 26 LandscapeConcepts.......................................................................................... 26 ApprovalProcess.................................................................................................27 Development Standards.......................................................................................28 Signage................................................................................................................................29 General Architectural Theme............................................................................................29 AdministrativePlan.............................................................................................. 37 Implementation Program..................................................................................... 37 Site Development Permit...................................................................................... 38 List of Exhibits Exhibit 1 Regional Location Map Exhibit 2 Project Vicinity Map Exhibit 3 USGS Map Exhibit 4 Site Plan Exhibit 5 City Zoning Map Exhibit 6 City General Plan Map Exhibit 7 Image Corridor Exhibit Exhibit 8 Photo Array Exhibit 9 FEMA Map Exhibit 10 Civil Site Plan Exhibit 11 Conceptual Grading Plan Exhibit 12 Preliminary Utility Plan Exhibit 13 First Floor Plan Exhibit 14 Second Floor Plan Exhibit 15 Third Floor Plan Exhibit 16 Roof Plan Exhibit 17 Unit Plans Exhibit 18 Clubhouse Exhibit 19 Bldg. 1 - Elevations Exhibit 20 Bldg. 2 - Elevations 290 Troutdale Specific Plan Amendment No. 2 City of La Quinta Exhibit 21 Bldg. 3 - Elevations Exhibit 22 Bldg. 3 - Elevations Exhibit 23 Bldg. 4 - Elevations Exhibit 24 Bldg. 5 - Elevations Exhibit 25 Bldg. 6 - Elevations Exhibit 26 Bldg. 7 - Elevations Exhibit 27 Bldg. 8 - Elevations Exhibit 28 Bldg. 9 - Elevations Exhibit 29 Bldg. 10 -Elevations Exhibit 30 Bldg. 11 Elevations Exhibit 31 Exterior Elevations Exhibit 32 3D Views Exhibit 33 3D Views & Materials Board Exhibit 34 Line of Sight Diagram Exhibit 35.1 Site Lighting Plan Exhibit 35.2 Site Lighting Plan Exhibit 36.1 Site Photometric Plan Exhibit 36.2 Site Photometric Plan Exhibit 37 Light Fixture Cut Sheets Exhibit 38 Conceptual Landscape Plan Exhibit 39 Typical Building Planting Exhibit Exhibit 40 Slope Planting Exhibit Exhibit 41 Pool Area Exhibit 42 Entry Exhibit 43 Wall & Fence Plan 291 Troutdale Specific Plan City of La Quinta Amendment No. 2 This page intentionally left blank. IV 292 Troutdale Specific Plan City of La Quinta Amendment No. 2 Section 1 - Introduction/Purpose Previously known as the La Paloma Specific Plan, the purpose of the Troutdale Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 14.03-acre site located at the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. (Exhibit 2 - Vicinity Map). The project is designed and will be managed as a multiple family apartment project. The community will consist of one- and two -bedroom units with a mix of market -rate and moderate -income units. This Specific Plan proposes development standards for the northeast corner of Washington Street and Avenue 50 (APN: 646-070-016). This Specific Plan Amendment will replace previous Specific Plans and substitute for the La Quinta Municipal Code (LQMC). Any issue not addressed in the Specific Plan will defer to the La Quinta Municipal Code. For the sake of clarity, the parcel on the southeast corner of Washington Street and Avenue 50 is not part of this Specific Plan similarly as it was in the amended 2011 version of the La Paloma Specific Plan. The 2011 La Paloma Specific Plan removed this parcel from the designated specific plan area and reverted it back to the underlying standards for Residential Medium (RM) zoning. This parcel was previously included within the 2004 Pacific Retirement Services and Westport La Quinta LP (Specific Plan 2004-071). This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law and City of La Quinta regulations. The State authorizes cities and counties to adopt Specific Plans, as appropriate, in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan (and the general goals and policies of the City) and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement 5 293 Troutdale Specific Plan City of La Quinta Amendment No. 2 the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long-term development program. The document also acts to augment the City's Zoning Ordinance by providing design guidelines, a tailored list of permitted and prohibited uses for the site, and unique development standards. The site plan, architectural, and landscape illustrations in the Specific Plan establish a design theme with detailed perspectives. These illustrations are conceptual and do not constitute precise pre -construction drawings. Executive Summary Troutdale Village is a proposed multiple family apartment project located on 14.03 acres on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta (Exhibit 2 - Project Vicinity Map). The General Plan designation of the site is Medium High Density Residential (Exhibit 6 - General Plan Map). The zoning designation is Medium High Density Residential (RMH) (Exhibit 5). The project site fronts Washington Street which is designated by the City's General Plan as a major arterial and abuts Avenue 50 designated as a primary arterial. The site is vacant, generally flat, and has been grubbed and leveled in the past. The site was previously entitled for single-family subdivision in the early 1990's but the entitlements have since expired. Property to the immediate east is the Coachella Valley Water District (CVWD) evacuation channel. Further east on the far side of the channel is a Sports Complex, the La Quinta Middle School, and single-family residences. Surrounding property to the north is subdivided and mostly developed with single family residences. Directly west across Washington Street is the La Quinta County Club. Property to the south is vacant and zoned for Medium Density Residential. Site photos are illustrated on Exhibit 8. The project will operate as a multiple -family residential apartments with a mix of moderate -income units (70 Units) and market -rate Units (214 Units). The project will incorporate amenities such as a clubhouse, pool and spa, barbeque areas, pickle ball court, and dog park. (Exhibit 4). Additionally, the project site will be environmentally responsible and will take steps both during and after construction to ensure minimal impact to the surrounding neighborhood and a positive long-term impact on those who will reside and work at Troutdale Village. The Environmental Conservation Element of the General Plan identifies the site as having no significant issues constraining the property. The Process A Specific Plan is a detailed plan for a selected area within the city for the purpose of implementing the General Plan. The Specific Plan outlines and directs all facets of development for the site. The standards of development delineated in this Specific Plan create a link between the General Plan and Zoning Ordinance. Implementation of the Specific Plan is intended to carry out the goals and polices contained in the La Quinta General Plan. 6 294 Troutdale Specific Plan City of La Quinta Amendment No. 2 The project will require approvals from the Planning Commission and City Council for the Specific Plan Amendment, General Plan Amendment, Site Development Permit, Density Bonus Agreement, Zone Change from Medium High Density Residential to High Density Residential to allow a greater density, and the Implementation of Assembly Bill 330. In addition, the City will review the engineering and building construction documents which must also be consistent with the Specific Plan and Site Development Permit approvals. The project and the various applications that are necessary to complete the entitlement process shall be consistent with the Troutdale Village Specific Plan, City Ordinances, Policies, and regulations of the City of La Quinta. Relationship to Other Agencies In addition to the City's approvals and actions, permits will be needed from the Coachella Valley Water District (CVWD) for connection to water and sewer lines. Other infrastructure extensions or connections will be required by the Imperial Irrigation District (IID) for electrical power, Frontier for telephone service, Southern California Gas Company for natural gas, and Spectrum for Cable for cable TV service. The Coachella Valley Water District controls a portion of the sloped area adjacent to Avenue 50. They control any drainage into the channel and any alterations or landscape of its property. Relationship to the General Plan All development within the Troutdale Village Specific Plan shall be consistent with the provisions of the La Quinta General Plan. The proposed General Plan Land Use for the site is shown in Exhibit 6. Among the important provisions of the General Plan that will be implemented upon the development of Troutdale Village Specific Plan include: • Open Space - High Density Residential uses should be located close to park/open space uses such as neighborhood and community parks (such as Saguaro Park), schools (including John Adams Elementary Schools and La Quinta Middle School STEM Academy), or other recreational facilities. • Land Use - High Density Residential Uses can be used to provide transition areas between low density residential uses and high -density commercial uses along arterial roadways because they are less busy than high density commercial areas and generally have residents that are more willing to live in close proximity to commercial areas than residents of low -density residential areas. • Circulation - The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. Troutdale Village will complete the unfinished portions of two important links in the City's circulation network: Washington Street and Avenue 50. Potential improvements may include sidewalks, bicycle lanes, bus stops, and signal improvements. • Primary Image Corridors - In addition to roadway improvements, the Project will modify the Image Corridors. Washington Street is identified as a Primary 7 295 Troutdale Specific Plan City of La Quinta Amendment No. 2 Image Corridor and Avenue 50 is shown as a Secondary Image Corridor. The Specific Plan will modify the height requirements but will maintain the striking viewsheds that define the City of La Quinta. The 150-foot setback on Washington Street and Avenue 50 are shown on Exhibit 7. • Water Quantity and Quality -The Specific Plan outlines the use of drought tolerant planting, irrigation techniques, and incorporates a grading concept designed to detain stormwater on -site. • Infrastructure - The Specific Plan incorporates plans to complete the infrastructure that lies adjacent to the project site. The Troutdale Specific Plan seeks to establish a well-defined planning framework that implements the goals, policies, and objectives of the City's 2035 General Plan. As a comprehensive development plan, it ensures a cohesive, integrated framework for the development of multiple family housing. This chapter provides a summary discussion to demonstrate that the Troutdale Specific Plan is consistent with the City's General Plan and that the Troutdale Specific Plan results in the implementation of applicable goals and policies included in the City's General Plan. Table IR General P■ r - Analysis GeneralIr • • or • i■ Land Use Goal LtJ-2: High quality design tha' The Troutdale village community incorporates complements and enhances the City. high quality desert architectural themes one rnaterials into the building aesthetic, Policy LU-2.4: Planning for all major cernmLinity The proposed residential buildings have been facilities shall carefully consider the potential broken up and setback from the northem impacts to adjacent development, property line In order reduce the impact particularly residential development. of its mass on the adjoining singla-family neighborhood_ Program LU-2.7a, Confinue to utilize the This development will pay the required Quimby Act fo charge park reel and allow lar Quimby Act fees. park development. Goal LU-6: A broad range cf housing types Providing both market ra#e rentals rind and choices for all residents of the city. moderate income fllIs the need for this type of housing which is not currently being satisfied. Ire addition, the variation in apartment size, accessibility, and affordtaIdilify provides opportunities for a great variety of residents in La Quinta. Housing Policy H-2.1: Increase hiDus:ng choices for This development will provide 70 aIfordable lower anti moderate incoma households_ urill s and 214 moderate 1rlcorne units, therefore providing more housing choices in the City of La QuInta_ 8 296 Troutdale Specific Plan Amendment No. 2 City of La Quinta Hausin PaNcy H-6.1: Pfomote higher density and compact deveioprnents that increase energy efficiency and reduce land:ccnturrwption. Troutdale Village- provides 20.5 density units per acre, while still minirnizing its Impact on the nearby single-famlly neighborhoods. Goal H-5: Provide equal housing opportunities Troutdale Village will provide afford abie units, for all persons. ADA accessible units. and moderato -income units, providing ay greater voriety of housing types in the Cify of La Quinta. Policy 5.5: Improve quolity of life for disabled persons by fa011t€ating relief from regulatory requirements that may require barriers to accessible housing and promoting universal design. Trou (dole village will rn ake nearly oil first- 'ioor units ADA compliant. In addition, the pools, parking, and recreation spaces will be compliant with all ADA regulations. Circulation Program C I R 1.10 a: Review new and redeveloping projects along all major roadways with the intent of Ilmitirlg access and aligning and/or consolidating access drives in a manner which minimizes the Lrse of ex601ng Ond plonned signalfzed intersections. Pa#fcy CIIt1.12: As ❑ ,aeons of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the city, the city shall pursue development of a land use pattern that rrsaAmizes the interactions between adjacent or nearby land uses_ Policy CIR 1.T7: In order to preseirve the aesthetic values on the city's streets, optimum landscape setbocks shall be molniained along all designated general plan Image corridors and shall be identified in the clty's municipal code. Access will be provided olang a prfrnory ur,d moor arterial road. The -access points have beerx designed to rnfnimize int-erruptions at the intersection of Washington Street and 50th Avenue. cue to the communities' proximity to the school, children v011 be able to vvclksafely io school. Addltionalty, the Wilage is near a SunLine route, which will allow Its residents to have easy access to public transit services. There. are Image Corridors on both 50th Street and Washington .Street where the max1mum height Zvi to the 150 foot setback wiili be -raised to 36.5 feet to accornodate the max. of hauslrtg being provided. However, the vie shed vAll still provide beautiful ponorarmrc views of the Santa Rosa Mountains which is the maim priority of the SpecIfic Plan and what the City of La Quints is known for_ Natural Resources Poticy OS 2.3: Encourage the ipreserwation of open space in privately ovwned development projects. GooMl SC-1: A communafy thot provides the best possible qualify of life for Its residents. froutdaie Village provides 0.3 acres of open space areas for its residents. The community will have intricate pedestrian pathways for its residents that provide connectivity throughout the site. Troutdale Village wall provide open space anal recreational amenities such as a clubMuse, pool and spa. NO areas, putting course. fitness center, and office spaces_ 9 297 Troutdale Specific Plan City of La Quinta Amendment No. 2 Section 2 - Specific Plan Project Description The project site consists of a 14.03-acre parcel located on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. The site is currently vacant but has been cleared and grubbed. It was previously approved for the development of a single-family tract of houses (Tentative Tract Map 26148) in the late 1980's and the approval was extended into the early 1990's. However, the entitlements were allowed to lapse. To the North, the project site abuts a mostly built out established tract of single- family homes which are accessed from Washington Street at Sagebrush Avenue. Troutdale Village is a proposed multiple family residential development that will offer 284- units of which 214 will be market -rate and 70 will be moderate income affordable units. The housing type will be a mix of one- and two -bedroom units with a total of 186 one - bedroom units and 98 two -bedroom units. The project will have two- and three-story apartment buildings with a maximum height of 40 feet with a contemporary architectural design aesthetic. The proposed density is 20.2 dwelling units per acre, which includes the use of a Density Bonus for Affordable Housing from LQMC Section 9.60.260. In contrast to the City of La Quinta's Zoning Ordinance, this Specific Plan will allow for the moderate - income affordable housing density bonus to be applied without requiring the affordable units to be offered to the public for purchase. The density permitted in the proposed High Density Residential (RH) zone is 12 to 16 units per acre, while the current Medium High Density Residential allows for 8 to 12 units per acre. The project amenities will include a dog park, pickle ball court, swimming pool and spa, barbeque areas, and clubhouse. Inside the clubhouse there will be offices, restrooms, showers, a gym, and a community area. This apartment community will be managed by a management company that will develop and enforce all community standards and rules. Troutdale Village will be an environmentally sustainable community that will help facilitate and encourage health and wellness for its residents and employees. The project will create community connectivity through access to public transportation. Recycling within the project using collection bins will also be encouraged. Water and energy efficiencies will be implemented throughout the project by using high efficiency, low -flow rate plumbing fixtures and Energy Star rated appliances. Architectural features such as colors, materials, and shading devices will also reduce the project's energy demands. Landscaping will meet or exceed CVWD water budget requirements. Parking for the facility is primarily located directly off the perimeter drive along both Avenue 50 and Washington Street. The perimeter drive is proposed to provide fire and safety equipment access and servicing to the complex. The site plan complies with required landscape setbacks on both Washington Street and Avenue 50 and employs a single vehicular access from each street to the site. These standards are consistent with the adopted image corridors regulations established in the General Plan. The site is irregular in shape and the development is constrained by parcel geometry, additional street dedication on Washington to comply with the General Plan, and the city staff 10 298 Troutdale Specific Plan City of La Quinta Amendment No. 2 request for additional right-of-way to accommodate a dedicated right turn lane. The project proponent previously dedicated full General Plan Right -of- Way for both streets. The project is within the image corridor of both Washington Street and Avenue 50. The image corridor setback is measured 150 feet from the right-of-way line. Portions of buildings fronting on Washington Street and Avenue 50 are within the 150-foot setback. A detailed discussion of the Image Corridors is included later in the Specific Plan. There is a 75-foot building setback from Coachella Valley Water District Stormwater Channel located to the east of the project site. Art In Public Places The requirement for art in public places will be satisfied in accordance with Section 2.65 of the La Quinta Municipal Code. Infrastructure Phasing The infrastructure improvements required in conjunction with this development will be installed and completed prior to occupancy of the facility. All adjacent infrastructure improvements adjacent to the site will be improved with the initial development of the property. Grading I Drainage I Flood Control The site will be mass graded and it is anticipated that there will be a net -import of material to the site. Garage elevations adjacent to neighbors along Saguaro Street range two (2) to three (3) feet lower than the adjacent homes to the north of the project site. Overall, it is anticipated that approximately 36,000 cubic yards of import will be moved to the site. Stormwater, including that from a 100-year event, will be stored in above ground retention facilities. As an alternative, a regional assessment could be undertaken to determine the feasibility of discharging flows into the channel after first flush. To do this, the City and CVWD would have to see an analysis that shows there is adequate capacity in the channel when the subject property discharges storm flows. Due to the adjacent Evacuation Channel, CVWD has noted that the channel water surface elevation is established at 48 feet above sea level. The City Engineer will require that the site development plan and street improvement plans for Avenue 50 are designed and constructed to provide a minimum elevation of 50 feet to prevent flooding. The Conceptual Grading Plan is shown in Exhibit 11. Erosion Control The grading operations shall include adequate provisions for wind and water erosion control both during as well as after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. • Pre -watering - The site shall be pre -watered to a depth of three feet prior to the onset of grading operations. 299 Troutdale Specific Plan City of La Quinta Amendment No. 2 During Grading - Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. Post Grading - All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Final landscape and irrigation shall be installed as soon as feasible after grading operations have been completed. SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass grading operations, especially those more than five acres in size. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess small particle dust (PM 10). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind- and water - born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. Hydrology Troutdale Village lies in a Zone X Other Areas flood zone as determined by FEMA, Community Panel Number 06065C-2241 G, revised August 20, 2008. Zone X includes areas to be outside the 500-year event. There are no tributary flows that must be accommodated in the development of the site (Exhibit 8). Flood Control Master Plan The stormwater drainage system in the City of La Quinta is administered by CVWD. The system consists of improvements to the natural drainage channels that run through the City. There is an existing storm drain located in Washington Street that collects storm water and conducts that flow into the adjacent Evacuation Channel via a storm drain in Avenue 50. Water collected in this channel then feeds into the Whitewater River and to the Salton Sea. On -Site Storm Water Design I PWQMP The City of La Quinta in conjunction with CVWD requires each development to include provisions for handling storm water attributed to the site. The design storm, which creates the worst -case scenario is a 100-year 3-hour event. Each development project must either retain the 100-year stormwater on site or discharge it into an approved storm water system after first flush containments have been removed. The initial storm water design concept for the Troutdale Village is to retain the storm water on -site in above -ground basins. A Preliminary Water Quality Management Plan (WQMP) will be submitted as part of the Site Development Permit, showing how the first flush containments will be collected and removed from the storm water prior to percolation or dewatering. 12 300 Troutdale Specific Plan City of La Quinta Amendment No. 2 Nuisance Water Nuisance water attributed to the project will be collected and directed to the above- ground retention basin areas if this is the final method chosen for handling stormwater. If a direct discharge approach is proven feasible, nuisance water will be directed to one or more dry wells if needed. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. Utilities Troutdale Village is well served by utilities and is situated in a corridor planned for a relatively intense scope of urban development. Utility extensions will be minimal with most utilities existing at the perimeter of the site. Some upgrades will be required by the individual utility companies providing service to the property. Several overhead utility lines exist along Washington Street, Avenue 50, and along the Evacuation Channel. It is the intent of the development to underground all the adjacent overhead utility lines except for the transmission lines following the alignment of the channel and the transmission lines along the northern property line, as required by the City of La Quinta and regulated by the Imperial Irrigation District (Exhibit 12). Street improvements implementing the project's conditions of approval will be installed concurrently with the construction of the project and will be completed prior to occupancy of the facility. Sewer Plan Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are located on the west side of the site in Washington Street, in Avenue 50, and in the Evacuation Channel at the southeast corner of the site. Sewage will flow by gravity to the main. No upsizing of facilities will be required. The on -site sewer system will be private (Exhibit 12). Water Plan Water facilities for La Quinta are provided by CVWD. An 18-inch main exists in Washington Street and there is also an 18-inch main in Avenue 50. The on -site water lines will be connected into the existing infrastructure network in at least two places to avoid " clead- end" lines. CVWD Well Site No well site is required for the property. The nearest well is located outside the site near the northeast corner of the project. Electrical Plan The Imperial Irrigation District (IID) provides electric facilities in the City of La Quinta. IID indicates that the design of the electrical service will depend on final load calculations for the overall project. IID will require the installation of underground facilities throughout the project. Existing power poles located on Washington Street, Avenue 50 and the north property line may be undergrounded if practical and allowed by IID. 13 301 Troutdale Specific Plan City of La Quinta Amendment No. 2 Other Utilities Natural gas is provided by the Southern California Gas Company. The nearest facility is a 6-inch line located in Washington Street. The project site will independently connect into the gas line. Television cable service is provided by Spectrum Cable with the nearest facilities located in Washington Street at Saguaro Drive abutting the site. Landline Telephone service will be provided by Frontier Communications. Facilities exist in both Washington Street and Avenue 50. Frontier expects to serve the project from these locations. Waste disposal service is provided by Burrfec Waste Industries. The project also proposes implementing recycling facilities within the project using collection bins and instructing occupants and employees to use. Waste and recycling materials will be deposited by residents at various locations throughout the site. Burrtec will collect the refuse and recyclables. 14 302 Troutdale Specific Plan City of La Quinta Amendment No. 2 Section 3 - Land Use Plan Land Use The land use designation for the site is Medium High Density Residential (RMH). This designation allows multi -family housing. However, for the proposed density to be allowed, approval of the zone change to High Density Residential (RH) will be necessary. This zone allows for multi -family housing development as well. Development Standards The development standards outlined in this document are specific to this development and may differ from the La Quinta Municipal Code. The uses and development standards will be in accordance with the provisions of the La Quinta Municipal Code and General Plan regulations. Should conflict occur between the regulations and the Specific Plan, the provisions of the Specific Plan and supporting text shall prevail. Any matter not addressed in the Troutdale Village Specific Plan shall defer to the La Quinta Municipal Code. Minimum project size For multifamily projects 5 Acres Minimum frontage for r-nultiforniiy projects on 300 Feet Washington Street Minirnum frontage for mukfifornily projects on 600 Feet 50th Street Maximum structure height 40 Feet*** MoxImum Structure Heighf within Woshington 40 Feet*** Street Image Corridor of 150-feet Maximum Structure Height within Avenue 50 40 Feet*** Image Corridor of 50eet Maximum number of stories 3 Minimum front yard building setback* 20 Feet Average per LQMC 9.50.030 Minimum infericr/exte! nor side yard setbacks 5/10 Feet Minimum rear yard setback 20 Feet Maximum lot coverage 60% Minimum common open area 30% General Notes: * Parking and Carports are permitted in the front yard setback. ** To avoid monotony on the street side yard, buildings can extend into the setback area if the average of 25 feet is maintained. *** Only residential and commercial structures are included in the height restrictions. Potential utility facilities such as water, sewer, cable, electricity, phone, cell, and gas are not included. 15 303 Troutdale Specific Plan City of La Quinta Amendment No. 2 Density Calculations: The density used for the calculation refers to High Density Residential standards and Density Bonus allowances for moderate -income affordable units respectively, LQMC Section 9.30.070 and Section 9.60.260 (G) (4). Calculation: Gross Density x Dwelling Units Per Acre 14.03 x16 = 225 units Per LQMC Section 9.60.260 (G) (4): Density Bonus Percentage x Total Number of Proposed Units .26 x 225 = 58.5 (rounded to 59) Corresponding percentage of Moderate -Income Units to percentage of Density Bonus is 26% to 31 % Per LQMC 9.60.260 (G) (4) 31 % x 225 = 69.75 (rounded to 70) Breakdown of Units: Market Rate Units 214 Affordable Units 70 Total Number of Units = 284 The calculations for the gross area shall include all dedicated lands for right-of-way, drainage, retention basins, and utilities. This gross area shall be used to calculate the gross density for the property. Note: The Specific Plan will allow the use of the Density Bonus for rental units in addition to home ownership which is already allowed per the La Quinta Municipal Code regardless of affordable income level. 16 304 Troutdale Specific Plan Amendment No. 2 City of La Quinta Apartmentsl ondominiurn for Multiple Kennels and Catteries Family Mousing. including the following, • Garages and Carports • Patio covets • Decks, Gazeb05. and Outdoor Terraces • Fences and Walls • Clubhouses, Swimming Pvols, SpaS, Cabanas, and Barbecues. • Passive and Active Recreations such as picnic tables, picklebQll, and tennis. • Community Gardens Keeping of barnyard, wild, eatiC, reptiles, and dangerous animals. Agricultural Uses except for Comma kinity Gardens Keeping of barnyard, wild, exotic, reptiles, and dongerous animals. Guesthouses, ,accessory Dwelling Units, Storage, Parking, Maintenonce of Junior Dwelling Units Subject to Section recreation veh Iles or Mobile Hor e5. 9, 60,090 of the La Quanta Mu6cipal Code or applicable changes in State Low. Congregote Core Facilities are only permitted subject to the rules and regulations of the State of California . Home Occupation Permits subject to Section 0_10,060 of the La Quanta Municipal Code. Child Day Care of Family Day Care Facilities as an accessory use, serving G or fewer children. subject to Section 9.60.190 of the La Quinto Municipal Code Ucensed Service Animals and or In - Training are eernpt l,.ltiRy Facilities such as woterr sever, cable. electricity, and gas are permitted uses_ Telecommunication facilities will be allowed Subject to Section 9.170 of the Municipal Code_ Maintenance of Aulos and Trucks Single Family Residential Dwellings as a Primary Use 17 305 Troutdale Specific Plan City of La Quinta Amendment No. 2 Additional Development Standards General Requirements: A. Architectural projections such as roof overhangs, chimneys, awnings, and canopies may encroach a maximum of two feet into any required setback provided such projections are no closer than three- and one-half feet from any property line. B. Roof structures not associated with living area such as parapet walls, air conditioners, chimneys, and other such structures shall not be included in the measurement of height. Only parts of the building that are directly related to living area shall be part of the height calculation. Height shall be measure from finished grade. C. Masonry walls and/or decorative fencing a maximum of six feet in height shall be used along the perimeter of the property and along public streets within perimeter landscaping setbacks. All masonry walls shall have a decorative cap. Rolled concrete on the top of walls is specifically prohibited. D. Parking shall be screened from public views on the street frontage by use of walls, fences, landscaping, or decorative berms. E. Roof mounted utility and mechanical equipment including but not limited to air conditioning and heating shall be screened and an integral part of the roof design. Screening parapets will be a maximum of five feet. F. Architecturally integrated parapets to screen roof equipment shall not be included in the building height. G. For multi -family residential, the minimum livable area shall be 670 square feet. Specific Plan Minor Modifications The following constitute minor modifications to the Specific Plan not requiring a Specific Plan Amendment and are subject to review and approval by the Design and Development Director. The Design and Development Director shall have the discretion to refer any such requests for modification to the Specific Plan development standards using the criteria found in the La Quinta Municipal Code Sections 9.200.90 or 9.200.110: • Change in utility provider. • A maximum shift of ten percent (10%) of the total number of various unit types provided the total number of units or density for the entire Specific Plan area does not exceed that established in the Specific Plan Amendment. • Minor changes to development standards can be approved by the Development Services Manager or their designee subject to LQMC Section 9.210.040. 18 306 Troutdale Specific Plan Amendment No. 2 City of La Quinta • Minor changes to the landscape materials, wall materials, wall alignment, entry design, and streetscape design, which are consistent with the conceptual design set forth in the design guidelines, contained within in the Specific Plan. • Minor changes to the design guidelines, which are intended to be conceptual in nature only, and are intended to be flexible in implementation. • Other modifications of similar nature to those listed above, which are deemed minor by the Planning Manager, which are in keeping with the purpose and intent of the approved Troutdale Village Specific Plan and which are in conformance with the General Plan. • Changes in site plan due to requirements from the electrical, phone, gas, sewer, or water purveyor. o Building changes from these types of changes can be approved by the Design and Development Director if it does not include more than seven (7) buildings on site and do not exceed the maximum height allowed. Prior to the Design and Development Director making a written determination as to the substantial conformance of a revised plan in accordance with the standards set forth in the approved Troutdale Specific Plan, the applicant shall prepare a written request that addresses the nature of the revisions and how the revised plan complies with the adopted Specific Plan standards. The applicant's request shall be accompanied by appropriate graphic and/or technical information that supports the revisions. Specific Plan Amendments Amendments to the Troutdale Specific Plan may be requested by the applicant by submitting the Specific Plan Amendment Application to the Design and Development Department with the required fees as required by the City Council. The request must comply with Section 65453(a) of the California Government Code and Chapter 9.240 of the La Quinta Municipal Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. Any amendment will be subject to a public hearing requirement for which a 500-foot radius notification of the public hearing will be required or will need to comply with the public hearing notification requirements of Section 9.200.100 of the La Quinta Municipal Code, whichever is the greater requirement. Modifications to Approved Grading Plan Final grading may vary from the project's approved Site Development Permit within the following restrictions: 1. Finish grade elevations may vary by up or adjacent to the northerly property line and site. down .5 feet within the first 50 feet 1.0 feet up or down elsewhere on the a 307 Troutdale Specific Plan City of La Quinta Amendment No. 2 2. Final grading plans may be altered due to minor changes in building configuration, door locations, parking lot revisions, CVWD requirements and changes in ADA paths of access. Parking Requirements The Specific Plan allows standards to be different from those found in the City's Municipal Code. However, California Government Code Section 65915 does mandate specific parking standards when providing affordable units. Within the City's Municipal Code Section 9.60.260 (K), the By -Right parking incentive and parking ratios apply to the entire development and is not restricted to only the affordable units. The parking ratios are listed as follows: 1-bedrooms require 1 parking space per unit and 2-bedrooms require 2 spaces per unit. Although only 389 parking spaces are required per code, the minimum total parking spaces will exceed the number required. For the Community Center, 1 parking space for every 300 square feet of gross floor area should be provided. The parking required for each unit will be sufficient for guest parking and encourage other modes of transportation. In addition to satisfying required parking minimums, Troutdale Village will provide 150 guest parking stalls. Provision of future electric vehicle charging station connections is recommended and may be installed at a future date. Carports and Garages In Troutdale Village, carports must have relatively flat or shed roof and be made of metal to endure the harsh desert environment. Carports should be complementary to the architecture of the apartment buildings. For the safety of residents, the carports shall have lighting. All electrical conduits shall be screened from public view. Carports should be placed as close to the corresponding building as possible for the convenience of the future residents if parking stalls are assigned. The design of garages should also complement the architecture of the buildings with a similar roof and have a metal sectional garage door. For the safety of the residents, the garages shall have exterior lighting and all electric conduits shall be screened from public view. 20 308 Troutdale Specific Plan Amendment No. 2 City of La Quinta Trash Enclosures Trash enclosures shall comply with LQMC Section 9.100.200 in addition to the following standards outlined in the Specific Plan. Trash enclosures shall be placed in locations to be approved by the City of La Quinta and Burrtec Disposal to ensure the facility is accessible and secure. The location shall be outside public view as much as possible and be enclosed by block walls with metal gates and a pedestrian entrance. The walls of the trash enclosure shall complement the building in color and material. Rolled concrete on the top of the walls is specifically prohibited. Fencing and Walls The function of walls and/or fences in the Troutdale Village Specific Plan will be to provide safety, security, and privacy to all the tenants. All fencing shall compliment the architecture and landscaping on -site. Block walls and fencing in the Troutdale Specific Plan shall comply with LQMC Section 9.60.010 and the following: • Maximum height of 6-feet except for tennis/pickleball courts may be 16-feet. • Block Walls are the preferred barrier along the perimeter of the Specific Plan area, however, wrought iron or tubular steel fencing is also appropriate. For purposes of the Troutdale Village Specific Plan, tubular steel and wrought iron shall be considered the same. 21 309 Troutdale Specific Plan Amendment No. 2 City of La Quinta • Wrought iron fencing shall have the rungs facing inward as shown in the picture on the previous page. The decorative top to the fence shall be a spear or similarr- decoration on the top of the fence. These '77' - items are to make it more difficult for r - _ trespassers and/or those with nefarious =--- -- intentions to climb the fence. • To provide surface relief on both wrought..�:3` iron and block walls there shall be a °mil i decorative pilaster placed no more than 40-feet apart and at each corner or turn. • Every wall off -set or corner turn shall have a matching pilaster. • Block walls shall be composed of masonry block with a decorative cap and matching grout. Rolled concrete is specifically prohibited. • Gates shall be aesthetically pleasing and automatic as opposed to manual. Gates shall have a Knox Box or other means of access for police and fire emergencies as approved by the Riverside County Fire Department. • The use of vinyl, wood, mesh, wire, chain link, serpentine, and barbed wire fences are strictly prohibited and shall not be used anywhere on -site. • Chain link fencing shall only be allowed for use around the perimeter of pickle ball and/or tennis courts. • Fencing shall be allowed to be within perimeter landscaping setbacks. Lighting All on -site lighting shall comply with LQMC Section 9.100.150 and the following: 22 310 Troutdale Specific Plan City of La Quinta Amendment No. 2 • Lighting within the project site boundaries shall be complementary to the buildings and consistent with the scale and character of the project. • The adjoining properties shall be protected against glare of lighting fixtures and be designed to provide safety to the future residents. • Brightly colored and/or blinking lights are not allowed. • The location, design, type, and size of all exterior lighting shall be reviewed and approved by the City of La Quinta Planning Department and the Riverside County Sheriff Department. • A photometric plan with lumen intensity (candle -feet) and specification sheets that detail the material used will be required. Lighting on the property will be 1- candle-foot on site and 0-candle-foot at the property lines. • All lighting at the property line shall have back -flow screens to prevent spillover to the adjacent residential properties • All building mounted lighting shall be firmly attached to the building and shall not be capable of pivoting or being moved. When mounted on buildings adjacent to surrounding properties, lighting shall also be focused down directly on the ground to avoid spillover to adjacent properties. • All freestanding lighting in the parking area shall comply with the following: 1. The lights shall be contained lights with either a rounded fixture or shoebox fixture. 2. Lighting shall be focused directly down to prevent spillover to adjacent properties. 3. The total height of any freestanding fixture shall not exceed 18-feet and shall have a metallic post. 4. The post shall connect to a concrete base with a beveled edge and decorative surface. Under no circumstance shall the base have the marking from the container that the concrete is formed in. 5. All connections between the pole and the base shall have a metal box screening the connection. 6. Lighting fixture placement shall provide the appropriate illumination for outdoor areas such as parking and pedestrian walkways. 7. The lighting level shall have the number of candle -feet that allows face recognition from 100-feet. 8. Use of illuminated bollards for walkways is recommended. 9. Untreated bollards with rolled concrete are unacceptable and will not be allowed. Yellow bollards shall only be used when required by law but shall not have rolled concrete at the top of the bollard. 10. Whenever possible, bollards shall be used as a light fixture to enhance safety and provide additional amenity. Bollards not used for lighting shall have a decorative cover. 23 311 Troutdale Specific Plan Amendment No. 2 City of La Quinta 24 312 Troutdale Specific Plan City of La Quinta Amendment No. 2 Section 4 - Circulation Overview The Troutdale Village Specific Plan proposes to develop the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Element. The property is located on Washington Street which is designated by the General Plan as a major arterial requiring a half street of 64 feet. The site also abuts Avenue 50 which is designated as a primary arterial for which the General Plan calls for a half street of 50 feet. Off -Site Circulation System The existing conditions around the site include partial improvements on both abutting public streets. The General Plan standards for improvements, which will be required in conjunction with this project, are consistent with other recent road improvements for both Washington Street and Avenue 50. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan. Expanded pavement, curb, gutter, median and sidewalk/bike path improvements are planned for the project's two street frontages. Signal upgrades may be required in addition to relocation to the ultimate improvement location. On -Site Circulation System The 14.03-acre site will be serviced by the main access on Washington Street and a secondary access on Avenue 50. The internal circulation is a driveway around the perimeter of the site which will have no dead -ends. The design also provides easy access for fire department and trash collection access to all buildings. Public Transportation A bus turnout and a relocated bus shelter on Washington Street is required as a part of the project's public street improvements per Sunline Transit requirements. Prior to issuance of building permits for individual Site Development Permits, applicants shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Design and Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 25 313 Troutdale Specific Plan Amendment No. 2 City of La Quinta Section 5 - Design Guidelines Landscape Concepts This section of the Troutdale Specific Plan contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout the site. The landscape material chosen shall be compatible with the desert climate, water efficient, and compliment the character of the surrounding community. A preliminary landscape plan can be seen below in Figure 2.4 Landscape Plan. nnw.f of CONCEPTUAL LANDSCA?E PLAN FIR ELTMIN'ARY LANDSCAIFF PLAN LA QUINTA APARTMENTS ai WASHINGTON :STREET PARU,R ClF.I OPh1FfiT CITY GF LATIItiTt. 1- n Figure 2.4, Landscape Plan 26 314 Troutdale Specific Plan City of La Quinta Amendment No. 2 The landscape plan found in Figure 2.4 is conceptual and shall be approved by the Planning Commission via the Site Development Plan (SDP). the final landscape plan shall be approved by the Design and Development Director or his/her designee and shall be designed to perform the following functions: 1. Landscaping shall be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose. 2. Provide a functional and aesthetically pleasing appearance. 3. Landscaping shall be used to compliment the building architecture. 4. Landscaping shall comply with AB 1881 Model Water Efficient Landscape Ordinance and LQMC Section 8.13. 5. Provide a visual buffer of buildings from adjacent properties. 6. Provide landscape material that will provide shading and complement the architecture. 7. Provide an attractive and well-defined entrance and street frontage that will define the project. 8. Street frontages shall be consistent with the surrounding area. 9. Provide dust and erosion control during construction and natural color soil binder with native seasonal flowers to be used between phases with a 3-year life to be replaced when needed. 10. Landscaping shall be used to screen undesirable views. 11. Preserve and protect the special attributes of the area and minimize adverse effects on the natural environment to the greatest extent possible. Approval Process 1. The conceptual landscape plan shall be approved by the City Council along with the Specific Plan and Site Development Permit. 2. The final landscape plan with all planting and irrigation details shall be approved by the Planning Manager prior to the issuance of a Building Permit. a) The final landscape plan shall include any direction provided by the Planning Commission and/or City Council. b) The Planning Manager can make minor changes to the landscape plan including moving of landscape areas or changes in species. c) Any appeals can be made subject to the appeal process on page 32 of this document and found in LQMC Section 9.200.1 10. 27 315 Troutdale Specific Plan City of La Quinta Amendment No. 2 Development Standards 1. Selected plant material shall be low maintenance and drought tolerant. 2. Plant materials shall be water efficient. 3. Landscape areas shall have decomposed granite, ground cover, crushed rock, boulders, and turf. The use of turf shall be limited by the requirements of the Coachella Valley Water District. 4. Plants are to be grouped with plants with similar needs and irrigation requirements for efficiency and optimal growth. 5. Desert friendly trees with canopies shall be planted throughout the site to provide shade to uncovered parking and outdoor gathering areas. 6. The canopy trees shall be a mixture of trees of different sizes such as 15-gallon and 24-inch box. The use of 15-gallon trees shall not exceed 50% of the total number of canopy trees used on site. 7. Trees shall be planted no less than 10 feet on center to avoid crowding and overlapping of canopies. 8. All trees shall have an adequately sized planting area. Parking area planters shall be a minimum of 5 feet x 5 feet and be clearly shown on the final landscape plan. 9. All landscaping shall be within planters bounded by a curb at least six inches high in the parking area. 10. Root barriers shall be used when trees are planted within 5 feet of pedestrian walkways and buildings. 11. The parking lot area will be landscaped with one tree per 4 parking spaces except for where carports are located and the frontage along Washington Street. All trees shall be 24-inch boxes. 12. All canopy trees shall be double staked to prevent swaying and shifting, which can damage the roots underground by breaking them. Palm trees are not required to have staking. 13. Plantings such as trees and/or shrubs shall not obstruct views for safety and security purposes and shall not interfere with fire equipment access. 14. All trees, shrubs, and ground covers must be properly maintained. All dead or dying plants shall be replaced within 10 days of being reported to the property owner. Maintenance for seasonal planting will be required in the off season to remove all dead or frost damaged growth, leaf litter, or other debris. Irrigation systems must be maintained to ensure survivability of plant material. 15. All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment, or overhang. 16. Concrete mow strips shall be used between different types of planting material or different colors of decomposed granite. 28 316 Troutdale Specific Plan City of La Quinta Amendment No. 2 17. Use of redwood headers, metal dividers, and rubber tubing as a separation between planting materials is strictly prohibited. 18. The spacing of shrubs shall be appropriate to the species that is used. 19. Plant material shall not interfere with designated emergency areas, fire equipment, or electrical transformers. 20. Decorative gravel/crushed rock/ and/or decomposed granite may also be used as groundcover. The maximum size of decomposed granite shall be 3/8 - inch which ensures a variety of sizes. The gravel can be composed of rubble or cobble and should have a range of 4-6 inches diameter. 21. Maintenance of landscape shall be the responsibility of the property owner and shall be performed according to proper horticultural standards. 22. Nothing in this subsection shall preclude the installation of additional landscaping and the planting of additional trees which can be approved by the Planning Manager. 23. The perimeter landscaping setbacks shall be a minimum of 10 feet or be an average of 20 feet, including Washington Street and Avenue 50 frontages. Fencing and landscaped retention basins shall be allowed to encroach into the perimeter landscaping setbacks. The landscape concept follows a "lush oasis" theme while emphasizing water efficient materials, colors, and form. A planting palette is shown in Exhibits 37-41. Entry areas are treated with a formal layout of Date Palms, Palo Brea, and Mulga Trees that frame the entrance. Perimeter areas are treated with Indian Rosewood and Tipuana Tipu trees. The landscaping around the buildings will be Tipuana Tipu, Swan Hill, and Mulga which complement the architecture of the buildings. In general, the proposed landscaping will create an attractive street frontage and a pleasing environment for future residents. Signage Project identification signs are anticipated at each entry. The signage will be consistent with the City of La Quinta sign ordinance. Such signs shall be architecturally integrated with the wall and landscape designs and limited to one project identification sign on each frontage with no more than 24 square feet of sign face per sign. Other minor signs will be consistent with city or state/federal requirements. See Exhibit 42 for main project signs. General Architectural Theme Troutdale Village Specific Plan will provide multiple family dwelling units and will endeavor to provide a welcoming atmosphere with open space to avoid the feeling of high bulk and density. The architecture will support this goal and provide a pleasant atmosphere for future residents of Troutdale Village. The Troutdale Specific Plan will include the following policy statements to support the goals of the City's General Plan and Troutdale Village Specific Plan: 1. Provide clean and crisp architectural forms and materials. 29 317 Troutdale Specific Plan City of La Quinta Amendment No. 2 2. Indoor/outdoor spaces will blend with the landscape shape. 3. Provide the use of natural materials and colors to be reflective of the dramatic desert surroundings. 4. Architecture and Landscaping will complement each other and create a pleasant environment. 5. Maintain the Image Corridors on both Avenue 50 and Washington Street. The Image Corridors on Avenue 50 and Washington Street are measured 150-feet from the right-of-way line as shown on the on Exhibit 7. On Washington Street, Buildings 1, 4, and 5 are within 150-foot Image Corridor setback. Building 1 is a 2-story building and buildings 4 and 5 are 3-story buildings. Building 1 extends approximately nine feet into the setback, building 4 extends approximately seven feet into the setback, and building 5 extends approximately 18 feet into the setback. In the final analysis, the view of the Santa Rosa Mountains is not impacted since they are to the north and west of the project site and are most impacted by the buildings on the other side of Washington Street. Therefore, this project has no impact on residential or vehicular views from Washington Street. Exhibit 33, View 8 confirms there is no impact on the view from Washington Street. On Avenue 50, Buildings 5, 6, and 7 are all within the 150-foot setback and within the allowable height requirements. Buildings 5 and 6 are entirely within the required 150-foot setback. Building 7 will be approximately 49 feet into the 150-foot setback. Exhibit 33 shows Views 8, 9, 10 that have the views from both Washington Street and Avenue 50. Exhibit 33, Views 8 and 9 show the impact from Avenue 50 from Buildings 5 and 6. A small amount of the view of the Santa Rosa Mountains will be blocked, but the view will still be visible for people driving from the west. Notably, this view will mostly be impacted by other unrelated projects to the west. These renderings make it clear that the beautiful views of the Santa Rosa Mountains will still be visible. La Quinta is known for its stunning views and this project will not interfere with those views in any way. Therefore, the Specific Plan will allow a maximum height of 40 feet within the 150-foot image corridor. It will only apply to this property and not anywhere else in the City of La Quinta. Preserving the viewsheds is desirable to the developers of this Project because they will make it more desirable to future tenants. Creating more multi -family housing will benefit the City of La Quinta, the Coachella Valley, and Riverside County by helping to alleviate the crisis in housing that we all face. Troutdale Village consists of two and three-story multiple -family dwelling buildings with a desert contemporary architectural style expressed with stucco finish, parapet walls, flat roofs, horizontal banding, stucco reglets, and metal railings. Exterior color schemes convey a desert contemporary palette with contrasting stucco accent colors. The gated 30 318 Troutdale Specific Plan City of La Quinta Amendment No. 2 site also includes a clubhouse, garages and carports, open space with meandering walking paths, several shade structures with barbeques and picnic tables, a putting green, pickleball court, dog park, and a pool area with spa, cabanas, fire pits, and barbeques. Renderings of the proposed project are below. Figure I - Clubhouse pool area (left) and shade structure (right). 31 319 Troutdale Specific Plan City of La Quinta Amendment No. 2 Figure 2 - Primary entrance on Washington Street. View of the clubhouse to the for right. The architectural site plan has main access on Washington Street and a secondary access on Avenue 50. The clubhouse and pool will be placed at the terminus of the Washington Street entrance with four (4) buildings surrounding it. The remaining seven (7) buildings will frame the remainder of the property. The garages and carports are placed strategically along the northern and eastern perimeter of the property and other locations throughout the site so that each building has convenient parking. The clubhouse, pool, cabanas, and putting green are at the center of the property. The dog park and pickleball courts are located on the south side adjacent to Avenue 50. 32 320 Troutdale Specific Plan Amendment No. 2 City of La Quinta Figure 3 - Rendering of entrance on Avenue 50. ka: STUCCO I OCNNEMA DS OEET&1-BWLCLOTH. OR OO. srurro z OLF7J EDWAFW5 nF-WM 4iQQ ESTF,W. aR FQ 3TWCO3 OuhN EOV&dM& Cf-M. W4rE IFA7.OR6G sr.«tox o- any❑ I SRa:CG' OUNN FJWARo3 J.T1M E� f4Hn6 OFA];COR FC tECiEY+RM1�Ef.F#O. tllF EO Shwa x STUCC42 bLINN �IRO9 i/.iMN EOH'AROi I]E: m;r-sK%D WEFF EC7 CIR 643 O693Y6-9O�TA'JNlCfc.CFf9- SSIxao 1 5TInW3 O1MNkuwW O3 6U14N BDMRDS MWW4-YMfTF; MAY. PR F9. j}L'Wvj VVHfFE-+P f.IYREf> The garages will match the building's desert contemporary architecture style with alternating color schemes. The fronts will have an overhang with supports which will provide surface relief to the building. The rear and side will have stucco reglets. The front of each garage will have access for 5-cars with individual spaces for each car. The sectional overhead garage doors will have three to five sections. 33 321 Troutdale Specific Plan City of La Quinta Amendment No. 2 EXTER90R UGHT. TYR EXTERIOR UaHT, lYF. Figure 4 - Typical front elevation of garage. Garages are located on north side of property. Carports sizes will vary and will have support columns with flat metal roofs. The carports will be metal so that they can weather well in the harsh desert environment. Figure 5 - Rendering of carports near building 7. The desert contemporary style clubhouse building will have color scheme 2 with contemporary tones, multi -level roofs, architectural pop -outs, accent stucco colors, door, and window trims, and louvred awnings over the front windows. The main clubhouse room includes bi-fold doors to provide an indoor -outdoor relationship to the pool deck area. The pool deck area includes access to the pool, spa, showers, and restrooms. 34 322 Troutdale Specific Plan City of La Quinta Amendment No. 2 Figure 6 - Rendering of clubhouse. The residential buildings will be similar in concept and composed of desert tones including tans and greys with accent colors. Covered breezeways provide access from both sides (long side) of each building with a stairway. The buildings will have architectural pop -outs for surface relief and a multi -height roofline. The facades will be detailed with stucco reglets creating a geometric pattern which will enhance the building design. The exterior doors and windows will be framed by stucco trim in a darker color to provide contrast. Each unit will have a door that leads to a covered balcony or patio with a tube steel railing in a decorative design and will be painted black. Vinyl windows and fiberglass doors will be black in color to provide a sharp contrast to the stucco wall colors. Refer to elevation sheets A9 through A19 for apartment building elevations. Each of the long sides of the buildings will have separate units on each side. The units will not have a railroad flat floor plan. The ends of the buildings include architectural pop -outs, contrasting horizontal banding, and stucco recessed niches for surface relief. Buildings are designed as four-sided architecture with the street view facade very similar to the courtyard facade. To prevent clutter, electric and water meters will be screened at the breezeways of each apartment building. 35 323 Troutdale Specific Plan City of La Quinta Amendment No. 2 Figure 7 - Rear courtyard with shade structure in center surrounded by apartment buildings 7-1 1. Figure 8 - View on Avenue 50 looking towards Washington Street intersection with mountains in the background. The architecture will provide a positive living space for the future residents and make a positive contribution to this neighborhood of La Quinta and to the city as a whole. 36 324 Troutdale Specific Plan City of La Quinta Amendment No. 2 The administration and implementation section of this document is provided herein to further define the relationship between the Troutdale Specific Plan, City of La Quinta development codes and standards, and the process by which the Troutdale Specific Plan will obtain additional discretionary approvals as the project proceeds through the phases of the development process. Administrative Plan 1. Troutdale Specific Plan Upon its approval/adoption, the Troutdale Specific Plan as approved by the La Quinta City Council will become the primary document governing land use regulations. The Troutdale Village Specific Plan has development standards and land use regulations that will replace the corresponding standards in the City of La Quinta's Municipal Code. Where the Specific Plan does not address a standard or subject, the applicable City code and/or ordinance shall apply. The Corresponding Site Development for the Troutdale Village shall run with the property once the project is built and is transferrable to future owners of the property. The Site Development Permit shall expire if a building permit is not issued within two (2) years from approval of the Second Reading of the Specific Plan by the City Council. Prior to the expiration of the Site Development Permit, the property owner may apply for a two (2) year time extension to be approved by the Planning Commission on an annual basis. The time extension must be submitted prior to the expiration date of the project. 2. Interpretation Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the Troutdale Village Specific Plan, said ambiguities shall be resolved by the Planning Manager of the City of La Quinta or his/her designee, in a manner most consistent with the intent, goals and policies set forth in the Troutdale Village Specific Plan and the City's General Plan as outlined in Section 9.200.1 10. The Director's decision is appealable to the Design and Development Director and or Planning Commission in accordance with La Quinta Municipal Code. Implementation Program According to Government Code 65451 of the California Planning Law, the Troutdale Village Specific Plan shall include a program for implementation including regulations, conditions, programs, and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the SP and Mitigated Negative Declaration consists of the following: 1. Environmental Review and Mitigation Monitoring Program The Specific Plan has been subjected to Environmental Review pursuant to the provisions of CEQA for a Mitigated Negative Declaration. 37 325 Troutdale Specific Plan City of La Quinta Amendment No. 2 The Mitigation Measures adopted for this project shall comply during all stages and phases of the project's construction and operation of the facility. 2. Adoption of the Troutdale Village Specific Plan and Approval of the Site Development Permit. The Troutdale Village Specific Plan shall be approved by Ordinance which includes a first reading, second reading, and then take effect 30 days after the second reading. The Site Development Permit will be processed concurrently with the Specific Plan and shall take effect after the 30-days have expired. 3. Grading and Improvement Plans A Precise Grading Plan (PGP) will be submitted to the City for approval Site Development Permit. Approval of a grading plan(s) will allow the developer(s) to begin grading the site for development. A National Pollution Discharge Elimination System (NPDES), Water Quality Management Plan (WQMP), PM-10 Plan, and hydrology study will be required prior to approval of the PGP. Improvement plans such as street, water, sewer, and drainage plans will need to be submitted to the City of La Quinta and all affected agencies for review and approval prior to issuance of a grading permit(s). 4. Project Maintenance During construction, maintenance of all facilities will be the responsibility of the developer. After the property has been improved, ongoing maintenance of private facilities including streets, street lighting, landscaping, entry documentation and similar items will be the responsibility of the property owner. Site Development Permit Site -specific development of the site shall be subject to Site Development Permit and approval by both the Planning Commission and City Council for the City of La Quinta. If the Specific Plan is processed separately from the Site Development Permit, then the Site Development Permit shall be acted on by the La Quinta Planning Commission. 38 326 -1 -0 lb - - e RV Pt .�.j L. f 42PFBW I in 8.08 mHes The Attom Group Regional Location Map TroutcWe VWage Specific Pia n K IF Elhibit 1 327 _ • y • � 'I �'I�ri '' ' f ' e ' = _� a R3'I15D.L8 ti�'AG{r I {;�+5y!T� t.'r_�.. r ul1 flue b 41 clu�. • r . rrti� 'y �M' •� .'k � fi' M: r�r=SF I .. � �r �7•�� KL ak � M•� al -.irr r * Y '� y• �•- k J -r .•" ' Y�x ..•''r''•ti,:- _ t _ �' .5'`� �• r�"�I� �i.*I,� fD �� M1 . LPLbL - i'�r lsir,! r� WIR-1 I iLi M.I J �.,,..� . ti � X t T � - y* rr{�. '• i R' -F1,� erl:ua� "- _ 1GklUt ___- :.�ivd�l uo 4 _ v9f71}Q�' �Jkl�i��tgr� lit:' t E ` _ ti�i k * 06 .w 1, _ ' r �r.�f I... _ _':11"- IWI ! i •�w wiC t °y�� _::r� . + I�,-sh��II``'�N. rdztndsrl.; a h� kin da; r r ti3 Inca. r �3i ' .. :I -- %i-,Lf l3• i pr lip,RI=Sft $ �IuG i'�Yt }� it .•fe :? �`� G L��-i-}' J: L % iC -+a �raww •�'f�41i 0 - - yAli: I � ••�'1--w�f� _ .'SFL� _ - {ice•' !� •�Y•�yy �'8s •��r �, � � srJ ' �I ' C I�' �: •+ I __ _ �}1' I' :I �J�-, �Y,� i�y • `Y .'i. ` J l - J 'I Ifb i� 't���' .�'' iFlk • � IP I I h. .I. •-•• �� •`rll ; '� i5� i ' Nr wl$ `,� . sF; •+ II•! ' nay y'r.�s.L. :. T' 4 ' 1�4+II ~ L. C +Arnili�}�rTr..tilr'f�,�l -'mow, . • ri . +. ,'•5+ �'. • .. 1. _:�} J it 1.' — { i • ' T {+ _ �IIr14'JL �1 � T 5 y 1 ; j I { PL jr in Or ffdl � _' � 'mot'. �. •� •.. f. ��y ' rr `_.fir 4 .�� 5�+� r. !. _Y.VP�I�I�r[II I• r1� yf�.. ,Y �F ri• ti • _ - - �• ' �' .-�. J I � I �"=H'� � • '- - • 'Tit-,- . _•�- - ,�, - __}_ I I I �yp ' mil' __ +• � .`}•'� ':'�. •'•I •_��- , - -- �h:a• -mot I r'ti F ---..I_a.l' �M+� i SSSS 1 . • 5 r_ :yyam� 1'``1', 1�. I I � I' I - ����. _ •'��"cr�c �r'�:T��4 i } �� i•~ ,' : r+Irr:: ''� ..aH� 1 ill = �.�� 1lHFa25 The USGS Map Elhibit At o m TroutdaTe Mage Specific Pie n 3 Group 329 OR Nag Rome 0 H; ;LIE 5'M r'. t- MI. 01010.1 rr 107 M q0 1! ■ ■sIBM,� 1111111111111111111111 1�1111111111111111LLi� 174 ■IaMIZ ai■ Illlliflillli�llllfll IIIIIIiliif1i�11ffL11 =1 ■ t rw� r� !� � rl'`wh` ITI -4 '•;- • ;;� � '- j'u , "%fir � I ' ' • i . c : i 'yF ;may I r j lip i •I --- .. -•1� ? O! Ed ------------ =r N 1#uin mod* vow 7 Group 333 The iHiAltum Group Photo Array Troutdale Village •.}may � � r III �+��•�{}• 4�•��,41 Exhibit 8 334 a ' EE3....::::::::::::.�.....CNNN Inn ...NN 11 ; , ..;...,......:rI.................•':..::;..... ..... '::i': EEC ...... ..... ......... NN .... :7..E x. 7� .... ..... . . .�_..E ••1•••••••• — ... ......�.. —.. ... x..:.. •... �. x. ......... .......... x.r=..,�.._a�::::.•::7•• . E•aEEEEEEEEE..�.E:EEEEEEEEEEEEE: a .. °......in- .....: '°"' :EE7EEt .. 38E33x�e �:x::3i—'�i... ..38E3?E:EEEEEEEiiiE3fii?{: Xoi.,x:: .. ::7::. 7:.. :::9E:: .:� "::::: e 7. EEC... 1I.... N. EE:::::3. ;3!!!!:�e- 'rx.:..7::::�EEEEEE;�E�,.?!3:E:•........................ r;:.iE . :::::. .. . 'E::: ••::.. E:a::e:; ::.. .x a.::x••�x. 7.ME ' : x:::x n:KiEEinni...... ;�? E.......:. .........................,.... ::::.E.: EEEE:::: .a. •� :� :r.::••::::::...:::::.�.::::: EEEEE:: :EEE. �x E :.i. . ; — .• E EEN. �. EEEEE:EEEEEEEEBE EEEeEeEME ? :::::�:::: '• :Ee••� •• E7 E� .E..... . :E...: fif.. .:�. ` N. :E: :: E�E::aE:x •:EE 7:: x: .: 7G:..:7:::::::::�:::::::�::' .....iEMEI....... I ::CC.. .X.. :7 , •. 0:l2::::::::EE .SC: N.x::::xiix,...��:;;a:Eiii:e:::::?Ei3.�,EEEEEEEEEEEEEEEEEi�E. i 7 ..?;r; ..x3r3;C.. �:E::::::iE. :• ... :Y ... ...........ME—............ :Ex: '�: X:: .::CI E.. H. ::::XM::::::::::::::::::::::......::�C::::::::::::�::7:::::7......:::57.•• :: }W . . ..::::::: . ::::::::::::::.... :xC' •�: ,7 : :EC. I ::x'ME �7eE......:::IIIIJ '' �:::: x":::::::"::::: M 1 ..i:-"ri---- ::.::.:miME�.-:e_. .EEEE�'nnnnnnn: EEue: •.15eR ...:::3E....j a EEeEeEeEeE:xI x�e2 EeE.�: ':3� �'�'7:::: ' 7:::: EeieEEEEEEEEEEEEEEE�EEEEEEEE;:.I.L; :: ... .... ... :::: ,.-;....—.a::::::::::�::x :x:..'• .::....................y:::...E:::::::::::::NNN:e EEE' x:: :x:::s .. EI . .7,i 2: .. 3;x;x...........9:Eiit;::7°s::::;:::x::::::::::::• >�'a ::: •:x . • :ae::7 EExEEEEEEEEEEE::::EE, :.... :::::...::.............................................. —�.. ........:xi .EBE: n9 :BE:t"1::::::;......EEBBEEE::::::: nnj.::nn ' EEEEEEEE39E�Enm. �N NjK:EEEEEE..n:C.:j.n :E3 :............ ::::: a:• .,:�E9 ' E. ::e -eR: ..rea .:E.: ..;3,;:::::7:.7,. :: ..:` :::.. ............ ................... : ... ........................�.................... N .. ,....... �. �.... ...........E INN x ::::::::::::::.... ........ ....x•: • ,�E�:; U. ::EEE{:•i.—:.:::::7:: ::>�:::::' :E ............. .1. :1. .:. ::. .7e E''.,s: ..... •.1.13. : 7:•• :F: .:5:: ........... :.....m.� E:::. �ii::::::::::::� ....... .... ........... ................ �: :.......... .r..... 7...::5::..`.'EE:.....::::: .7:E�:E: ..,r 7::';:::SC::..:::::::::' ,ram' ,..... :.e• t:x.x•� �. i' :EEBEEEE...:3� E:EBEEE •EEc:x• '9EBE3{�. • •..... .......:::INI ...... ......... EEHENE 'ISEEE : ::x:EEEEEEEEEEEEE: :.....E:•. Y,...::::••: EEx::::: :EEx.x......' 3•.:E::::::•?93":E�EE IEEE — E:EE E ...... ::�: 7:7 .... ........ ::...._.. 1 ::x IE NI ::E.t ::x 'EE::::�:x••:x::::::•� 7 E:7 EE :Ex ME . .. ...... .: ... ......::..... .. EEEE....�o:g.�.EEa: ..::• 1 E: E...nE:::;:EE::::EEE: ::a:�::.. ..x.. ..�E..; EE3E EEt.In —:::E:: 1l.= EE ..r :�EeeJ EEI..i.... H!::: ....... ......:... ...., .;� .... .. .x: :x: .x::: :x: :Xx: :E:• XC E:E' :tE EEC .x.:.... .x• IEEE: ENE HE ...EEE:....... E ..tEEEEEEEEEE9EEEEE" •1—. };:E9 ::EE. _ —;•• ::E::;:'EEEE. �#E 38EE �:EE E38ExxE .EEeE .:M: E38EE ° :3 :ex... E38E 6e38EEE. EBEEEE 38E.3EeE E3:: •a..... .7 «I.. E......;:.... E ..sr: EE:7 ..x: ::�::...: ..IEEE ..... ::: .................. .......,r............. ... , ,..... .. ............I .. ............ ........ �.. IEEE. :: ............. .. .........,, .. .......... " E . . EE.... n:i-, :.:: E..:EE :'3o3EE2EE::' ax :ETE" ::� .:�`7•.L. .......:: ................ .......... . ..... ..... ................... .......... .. — . E: :ti 3EEEEE; EEEE EEEfi:EE: ..Efi:.EBEEE..; ..x .EBEEE::::':" .'x' : E::: E�1 •ti::E3EEEEEE::' iIm i ::' • • . 1:::: NN ..- ' " ::1: ::.1::::::::j: ..:EE7::NNN .:Y.E:::E�EE EE ,E:1:::••::x::: �: EEEESEE::: I:X{xu�::: EEEE::X .a:aa : ' .EE{ 9. INN ::x..... '::aoi u4 ::: :::' .,a:: •.....:::7:••::;7r.::•••r.::t::;.. EEE E::_... ' .EE .. :EE3EEEME .E EEEE9EEE::::::: ::EEEE:::::::::: ::EBEEEEE:E:;•••11 EBE::xta:::: :: • ::EBE::::•••• .... ....... .... • ............ .... °E. :EE:::: IM: ...........:::.... 74 I.,.......7. .. ... ... .. .. ...,.... .......... .x.,..... .. .... .w,... ININN...:.... ............._:11" .J Ex . : x...sX:::r3::a.— .r;::::::: J I .x::Ei. maEEEEEE:: x:::::::::d:e:e..7:::: .......... .::...... ..... ........... ... .........L , . E ... L. x: • :ae3:-eeeEafie x ::�.:: 1.. Xlf:::'•3EI:. ..3::" : 1: ::7":::::C�:::.. EEE:x:,E.::":::1: .:E•'EEI: .?EEE:::::::EEEE E�E�:�'p:�E�E�..,;x::I nEi: :EEEEEI:.:: IX. :x �::Ec::;• :::EE:s:::: EE3EiE MEMO ..... ......... • ..E:: _ ....... ......... ............... .. . EE' x3?°9:eeeEEx;a:E E: 7 E EEE: .x EEEEEEEEEEEEEIEEEEE xi,..—.`x:3E:�EEi EE EE::EEEEEEEnE ..: q..�ZUEK#.. ...... .;::: ....::: :11,�:}r.:. ::'� E.;I.EEEEEEE� :: ?:: EEEE° �:xi, 'x::::rti::::7es 7:EUNMICIMIN...1=17C, — ...... MEN— EEEEE:••::xx::9 : :x::::............1.—...,1 :Ex EEEi�. .;E ;. . .. IN:.:�: ..a:::......;.;3... IL_ .. ... :: a•' .. . ., i38EEEEE9:E:xx, " �:.— :EEE2EEEx,• x� ,>flaEoEEi�oa�ppp� EeEEEeE;E3E°te:eE:�..J..BE� �...7-....:.. ::7 X:::::::':: x:::: 221 m 1... : t x:::: EEe:x WE. .:::.......::x::�EEEEEE:�::E":"'::::::.n:e.x:ale;; :EEEEEEEe• — ::E....—.. ;X$E9.—. ........ .. INNI.or........RE:::rEEE:'�Ex�:::...x::.E{:EoE—xx:eax..79:::::::: x•:t:e:::::..::::E ::::EEx::EEE3EEEEEe:•':::::::rR ::M EE:: I:e.X:�:'t::—..::x:::.. ::CC7XOC�E 'x:Hm: :4CIEEH 'EE3EEE::NI :oes:o~t'"::::�E::EEE�E:EE:::?E{a:•3:Ei;:::::r:;: 7: ::7CC. :EE.,::"::: 'e:E:': e'- :: ... :'X::•;• : ::::I ' .,;7NN:";,1C:::7:;:� :::: �:h:.: C��E:::::: ... .... ..... ......... 7::::::::::•:•:::::::: •::7 I.E. .s:E:7 .—�:i I E iEEEEEEE:EE:; ... .. Nr. a I. 38E�:::;3Ec:x•;::: ••: :3E:: .E'er.:: ..EEEE. EE' ..x:: ;:•- .0:::::::::::::...1..., .....—...: 7.....,.....9 .IEEE ". ....... E ..............>;NNN ::t:ae.:•• ..7: - M. - r.M. ":rEE 'Eix::ax' -:: ..x......... ... ::EN...... �.x7:::;::::•:.. ':EE ... E3E aa�::.. ..x.EE..... E? ::... .?�: EC.-: EailK::sA : _ :.a:3a::$E: � �E7: �:Ex x:: t...x..c...: E .......x; E NNNN :... ..El:� EEEE. _ ;: '::3:x:::: • ::3:..Man::' EEEEE EE{3:EEEEEc . EEEEEIM. E:iEEEIEEEEEEEEEEEEEEE3E?E•:Ee.. ::XEEEE' • :E{' ?.... :E ?E::::::::EEEEEEE:::�:::::::I ` RE EEEE;::?: �::�.NN.......... EE .,..1�..... �....� ;;; :;a..E....,... X :Ex• • EEL= = EEIEEEE •:xEo:X• ::tx::::••:EEE: .......... _ efilE::. : ..iiEEEE.� �, ' 9EIeE......1: EE3:1•::::::i'E:EEEEEEEEEEEEEEEEEEEEEEEEE:EE:E::::E ........'"J. :::::aENwn ............—:I.... E E7::: ; E� ,.....;EMEN •�x::: • EEnN.. i" EE3e:.. _ .....nnnnI ... IEEE .e —t :x1 1: EE x:: :R.... ME :EEx:: .sx:7�rxa:: X.: r.Ex:IEE99.: :3.7.. tl.:::I :::: 'rE ::.i:.. x.... :e:...;.... 'ate:•' EEEE: + x�..77DEE.�•.;i..:x::.ME:n.EEEE...... IEI.. EE :3; — .EEE..E a .� :.:Ea.' :x ':Ei: .s :tEEE::EEE::EULU:UNIN. :7.. .. . ' ..t:::::: •• ;�::3E:E:� x• 3.... x ....... E�3EE•:EBE x .9o;EII:' °i:;:..EEE�EEEEEEEEE °°Emn:9BEEE�EE � EE3 EEEE ::EEE:::::::::::::EEc.. EEE I:::•� ..... EEE Ee9E ....::::::::::::::: ...—... .::�aaa lh ..ipE`7I�IIIIIrii .......a •:::::Ii....................'...... EEiiE'� ::EEE EE........ °...t... ::::;.... •• .......e:x::::::::.�...;x ..�.,....;�,,,.,,,. ... x::arE lei" EE EEt......:::i: :::Z7l:• • ::i:...�...a ::.:'::t..31 .. ....... ... E{'r I... xEc It:ooxl .. x::: nn— ......: ..:ipmx ::ae.:x: ':ex 'e. :E:EEE ..EEEE::' ?EEEEE:........ .........9.... ..... gg �,y- .C,.::•::E: ..• 7:::::::::::11 j.SC:::�iX �: ::t NNZIN• �.:7::.......7. ... .. xx ... ........ ..; " ::.......,.r :. ' �..EEE:e, ... .. •• i;. EEt:::::••:::::.. A :EEEE: : :...L aa, •E••:7 eaEEEe7• :EEE::EEE r'.'•EE — :x E �x ?HuEEEEnin.. ..: 'EE°;:::::::::. I. EEE:::::::;;;:.IEEE:.. ::EENNIEEEE .......... .. :::; .. .... EE .. xE;E?::=:x:Ei Ex:::;:x::�:7eEE'.��.:::t : — ••Ex::"' ' :?Ee::::=x::°=° EEEE . - • ._ ... —---::c: 'EE" I—N .t. .x x. '•x :..EEEE'•;'•'• EE{:. ........::: ::.::... , ..........., • I..EEE . x...E::::: E 11=1 ........ ... :x" :aeE .......N... EeEeE....... EEEfieE EEEE :::...., HE LEE... ..N. ... ....NNNI .�........ ............. ! a aeea I;;- ALL. ---........ ...... ...... !C_..........a._'! t in = v.23 ri:::es The FEMA Map Mibit ltum TrouU&de VillW Specific Plan, 8 up 335 if —� •� i".� 'f.i . ... •_J"� sib aG..:..� �r� N+ k i;{ ±� j t�L��. ,`,f�'r.. '''•' •itJr� .Y ''- fb �i� �� y_ -• _"7.�" {{r 'r�.y,.-•{:f.. JIJ Ll }:�'i I.7':ViV3i i'ji`��i'y�T«` t uy�� ax rt A IjI{ -ram- ------- - it -.. _— _� `_����_p — — '�-----•a��.. , `________" ____�_ — _--___�-____-__.-_____-----�'----�''--f`— ec xAlsaa. � �.a�i' • -Wwx �tmwmuffm � H�111E.A 011: gQ{29artR-c5 Flu FIl' 1 141: n - M er u aro4mdrsimfl am Y lYf The Civil site Plan Altum Troutdale Village Group 336 Exhibit 10 hw .� r>Lo's.a ..ate ao;.,a _ - . '�• /1 G7 � �� 'I•il, ..— '• •'_ _ 1. _ if f.. F A n Y r}f? 1 14. . I-2Zl J -------------- .. } r able d' .r . /-`—= �%=_�.-== — = —= — ` ==~'���- . -- — -- �-==:v�—��--'--�_�x � Y•.1�. � - _ - fl47li[�aP uwPTlriES etu.G I' r 75r a Alger aw art: 4 nYOS IL a xe v MWI pn rsy. a.+w YAMi OP IFE v 911wM it ww dFC d E �O. W �Fi Bbd— WIR7A(s .� xl il�a[Iks [•.T gllt iY1F tl UOIm P,k111 9"E ME PWMW FOR Willi POW Ah?WM DMWWR 9w +dkr w. wwm 009 7% Pd KIE M PE KID ON: 02/A/ZNI EGAN CIVIL. INE. � 2 KO msr.l_ . r' ` CIC"COM AL GRALflr3 PLAN . 8 The Altum El S Group Conceptual Grading Plan Troutdale Village Exhibit 11 337 r7: ' •. P — — — — — -f '�'� l _ •aw✓ 4G s s 1P# Pll1G �0 }i II :; 1111 4.� � 1 PA3{i59 I� I07D J - I4 't, f e1�:9 a. tf F !!.f {{{fff e m1..r ,gym. I - _ 4 •.. 'ti �f �`�r !� 7 - f� 5 ^A�4." PPfiyC.S The Altum El S Group PIVaBaN9 ---------------------------- in - - - -_ - -- - - - ---- - ----- - — _ ----- LL�------- — ...-____aim,--.�s_ q 7 # EO 13G ay a 1'ya' PPRTED ON: 02/24/2923 ELAN C141L, INC. Mn�eanWLAQMWMn OMM,CMAVO�.► 1AMDALE ALMA fREUWNW VMM PI M NO n ... e... ate. �. ,- Preliminary Utility Plan Exhibit Troutdale Village 12 338 1`w�� noo.�=mum.a�=mm`rra�rmo`rarn�R,..w�rv.v,r i0[ ix,�w r�mxex� The Altum Group First Floor Plan Troutdale Village Tr 7 VHWW. LLC. MICKYrtpn'.lxllh .V La 9wM{jgra 9Q 2l6 'est. F�� 5~� Wr FMER CNLANGU. PLA J F-ry; Flkxv PbJn A2 Exhibit 13 339 LW Ufa IRMCY �AfrTNMN The EI Altum Group Lam. Y jk- TC- ilrr x"w;t Ir �OR L Second Floor Plan Troutdale Village TroumloVKW 7raeMWc V1 aq LLC. Se�?aad Flr3a` Peen A) aal�9+� ny� Exhibit 14 340 I A IRl !-474.R T he a'7 The Altum Group u : _,1 �,. 0 9 Third Floor Plan Troutdale Village TS-OUM N VINOW Trc%Mk'a VlMiw, 41G, 0: I - Floor PLv. TMni Flan Plan A4 L ,ra. w.••.V IL' S.wiid Exhibit 15 341 •8naso, aaM r� �� �� 1[YFV hA RTY Ri LJ UNDR&VAPW' ■ow- rio�a rases,iila�„�.i..alr�,2.:L.�n.U��a��.w 1 4 w.:I IPIL•o+ii•Yaa_{W N] W7� �P22.7�*MS�IM �'k .c+�l82V�Iaf� �P. ��X9/miR�NR �•f'tnwral7 rt VYw4•L10. M.+rtr'7P79w NiF Urn Ke_ rK•. .#n Mr}RAa,�Y�+1L WS4hrX ,W W I� NFL i M . wL•Irv,t�rM•mrH:*o-lxrsd:,�e�Irtiw�L�-c.r .y¢•.�hT��i�n.2Ff�.�Y�-0+1¢W. q�ae �a��'n��Fmel w"�hpp.'c��n r((i��pdp[[�a�Lxa�h#wa�h'�P�• -0LLJC{-0ta OXC4 �pI�L 14-Jnr4+S+'4T~ yy7.l +i +ti•�+lP� .70.1`{Yfb''BJYC+4dAll•7 rM`.��'dl1��M1R ._ PSI The Roof Plan El S Altum Troutdale Village Group 7lo1 me4 VIFism TTOWW463 VWkp, LL,. XC{%Srt.Y7ci' nifrrii0 I � 9c W. GXerti bC7}' Rao�R�n r%vor Plan R� nw�ii:rt� aiv Exhibit 16 2AMA-- — A —i44-!P jg-TJ3:1 i�i-n rm7wq I B.I. -�k6 . OROUND.FLODR UNITS - ACCESVIDLE ?1� CaWlcy IhWrI 6W i MA,.,;B�Mvr� Tlrout494 VIlIffle U3' ip)3VII&q% IA' The Unit Plans Exhibit Altum Troutdale Village 17 El S Group -a M dw dMR fi 1 dub Al� '11, .- 7— 'Ad V - Lri NO -01 in In oil I& F-001 bL-CK TroutdeW Mwp ck*tmh 7rooMMoMBW LLC. The Clubhouse Exhibit Altum Troutdale Village 18 El S Group IN' 1 A IRIILwi K%K I hfH.N TromdaW VIIk a Tldli�diik Vlllrgo, U-P w L:•=La c.yMr. Ix3ra HV}.-o l DL4MG F:M Kom-aL U"dk L]Q ■ 1`7,tli4} Ib w,cLe euw wd. u Fo�.wYL wl. akdo- JGGLL �rgL�etrn snw:a'r ■ a�x mtirrm. . xLrmy iriocstiLtiw raf �'•.rtii �rr.a�L» laBLi .l43'.rt}bVV76. L7, L77 ui'aqarra�o,:oL lG SUA0, n.wL L'41'/4l6 oLnLr v,uL: LrJl.{ROp ■ rdic- ..--d.,—.t Ott ..m t+.pioaw.dcan La.oa a:�qs coma C -S say OLpL�LLNd ' BWg. 1— E le�ra�ian5 A8 rka:.m rav sw�adwna'Ww The Bldg. 1- Elevations Exhibit ul El S Group Troutdale Village 19 Gr �� Pry wni x ralrrxrn� TroLmau. �nrgb, u.c- . IIEG'Mn Myim }Ys�L6 zw.Y }4 La SIrrK rw#a�ry }P3}] 03g'E'il 2 - ,td- EldNdlgll Am1i�11li�id� 01 jji,. r .1. I � C. i ram v= �ora� i^Y{01 N.- caw.om rS�,M SifuOT�Uk d1 ■fi1Q.l x'�Nj11,.,I1 ae W. �+igcui hew Y6Ml� do¢� •Md ilrl. olon r{�fl � f+F'P4�L�P]FC{+fM1 ■ MC[Oi 'YJh �,YNL' GC�SYi iMJh,Y[r•-GCT.CRVO WA Luw.Lia �tlGlf� o-�-Jco wn oec+v- t; R� vrixx=ao•rwFx:ar ro xl,aa a ouNite�e oowsr rntr: r r.[ao¢ `.xeae.d.wn�aOi rs�ta/dl. zwe z+�axst, rnur r W.x BM. 2 - Eleyf bm A9 Yx4 v, M1uas Niw The Bldg. 2 - Elevations Exhibit El S Group ulp Troutdale Village 20 Gr Wr.t4�9] The El S Altum Group ;,.1LDNR9.5 Ar&Lnwa 9,s J'+-- - rv@d4n O+'WSt1 i1��yy2k#' ! - S�aulh L:bW Ilan 71G �� Trmrtdak MlkWe Trolr.tlrlt tnuaga, Ikc IRGSriw�"Dar'LYs sl L �v.tir k4 W GZTIa [rYairr FP2 Y} L`itlL' -Ida a• i �w44TILpF,np; ■ r. IlHhillFa .rMU euMIb rRi. upo�.wrnarrf. yioo- IaGC[ � AV 01 . u'n rcwr�. Y+ar.aeru ■ srvx:�r ��3lY3h5 LT/IXT�Uk6 61Y1 Lb116� ti �8a .�uY. i W.-0r<Gd hAcw.L pS(,F�y�I 7rG� nO�lb 9ONSG1+R5 ■ S+LIXO � h+R EGYKiL6 wrly.wralw.aaao- ..n. t+.prmaw�5ewi o.nt ru�rca �,K seek ax9r ea�aa�wx BWg. 3 - Ele�rd�6ona Ale r+�R _rp iqL td{+a Sxn'�as Bldg. 3 - Elevations Exhibit Troutdale Village 21 The Altum EI S Group I . ; . 6LiLDF40 I., c) 1 6;-N 3.2 - Ewt 21 k� 7rouWaW VMW zr6i-MIL11%, ■LPKti4J [WI GGr�lG in Ibr.�ntr ■ �wViiooanxt EWdq. 3 - EWM&LM All Bldg. 3 - Elevations Exhibit Troutdale Village 22 348 B91 FA The Altum EI S Group Sol Dt4C 4-Y TmutdaW Yfflaga ■ fMf��L..�.a��4Y -:Ye soon ms4 Al2 Bldg. 4 - Elevations Exhibit Troutdale Village 23 601 gal T3 A IVIIN M?.Th7rs TreutdRW VIIN9% Lm Uok UMnr1 TUNI O1EUqS-NcrA6 m YtOiL ■'xi -.swirh'�Isoci.Lava Du-mto—a�n¢1l�awx aria DM .%Y-rC M-T. QR R? ■ if hLir_wiL Alfa M!u. 5- ElwffiRff" A13 OERXIM,S: The Bldg. 5 - Elevations Exhibit EIS Altum Group Troutdale Village 24 MWI iRxi.e rt RT.I.{IL1 The EI S Altum Group �r ON tJlpJl9�L■I L TrouedaW' I&QD Tro�4d�14 Y�i4gb, I� Mr.W.��—Yams a ac..s w 03Mi+'+^Selo+ ��,&SIS:6 - Ear Ele�auu:i m,ce d i wp94+ ocY�w swaunYrta+m ■ ,ww� aw, sP°�'x.°7rrra�.ax JLr01C1 s tiW.]�ORN_6 3f0yf.{i LA WN1WwHG GQ1Y7 'MaYh'GRa�(.T CRIX fLtlY-w1rFi we,.crt Ga. WG�P-�S�MIti•.Ol IX< GIAM r ■ nore.anr+►m.rr ra MAW Y fieLb-YIaZ KR. dCfW uwi WFcc ■amu 4mbh 4[H 000ntixu . IhV.YIf� �I�!' W� 4RSM11 rA[d0. YLI/ J 4 9�d�. B- Ele,i �llona I4 wuii�o m Bldg. 6 - Elevations Exhibit Troutdale Village 25 351 �� Isirrx rtiicrr+xRy The El S Altum Group ■ s7..o y1re w�..w,a5 MINER aurim.+im u4,rn.c!ae_aeea r�uw�3 ■o-iir o-�am, zs►nkurr�pcT..rcrxi Er f Yu W ML�Yniati rnay.y..scaWl.wcS I 4Jfi dAH h7NHR I _.,� I umx n+_amarea s+,rtm� � ertx�nc o-�� waa �c.r.aar>a ? _ I I _ 11 11 �� 1RI .�. • .. 1 �,1111 li 1 1� 11 �� 111 11 li'�111' �1111 t ■ cuo-Q.rrxx • Cy fielau trx�:'t!ruuon TroadabsAMW Imuatlsr tnllyN�, Irt tiwcM.ye��a.l a amv x Mg. 7 - Elay&Wne A16. Iw w."9M� Bldg. 7 - Elevations Exhibit Troutdale Village 26 352 �� p�4 iawni rx�rraas The EI S Altum Group ,�, RY,L�^-'Sri Ih tkwalw.h Troutdale Al"a Trq�Egak Yllay i,, LLC_ H5c rb�cla� u-w a ax•„ vo- Wwj i 02I1 I:I� 8' F a!r "!r.,' "' YHC[�1 [[++��1FyJEOIWIi�6 .. ■��S6MFRG flln msn. urn*b �naa.ae�: uwm'a u..,so�.rar �-N.rc wmanax �L Noxur ■ �x � �or.aade ■ � aeiwe.�x.a haW iwx {4a0.'h10 eldp. 8- EWv&ficLft A16 . alf+S4 7rP� FYfw �oao Ll Bldg. 8 - Elevations Exhibit Troutdale Village 27 9 INN MIN., IS Troutdale Wh9s .. . ....... . VX. V5 -1. ■ yyaYawwo{8� — =%IACAi6 Jammu - ■ `Ryi�+i ■ Nou'_�»�aRv EFN. EWAnnd A17 Rg,E� E. The Bldg. 9 - Elevations Exhibit ElAltum S Group Troutdale Village 28 04.r0-StA#i E�iib6on SFUWWRa R VIIhgg Ili I Lw- M�4 EYw:IS4n+n 1p C�inw 6'.25] f� wiY�M PTI{U<R ■if�uEoy09� bV'i1�Grti!!i 8x S6 ouw{hwlaw LY�w wvG NrGcSBc •aoaoxnal�.c�eo mmrnao- firm. uraay'F�T.aa�u u.wteowiif mpy-.i.lc wi,c�nan JGIOLti pilEi.d7�MYhi 4�lG �iirl EGri+W.' GOM4Y NtY rtf.{R9C ■ � H[�Mcyox.3Y9c• Nri ob6FY;�wYwrs uaW iuvx (CL IOII-IKJ- s �a at wxx any 1a-.E* -Ala- The Bldg. 10 - Elevations Exhibit u El S Group p Troutdale Village 29 Gr fhM x 73 �� p� Iamk�n.,rLr,R,nl The EI S Altum Group Bldg. 11 - Elevations Troutdale Village " Snulh€ mlbn 7rvmdwW V911aya 7rauedrL VIII`yf�- ne� f1Wr91e„LYerl r r.�-+, w Lr x.k u�l.�r. ezn: fy.]. 6,: a 11 ' yley Clev nkb, ii,;'VhC - v 0 LU C: I ; IIv�7h @avu6nn , fl l's 1FstEka�lrm :N— Saxe&. pl\I L'WI ' xhN. OTI Ok{V ■Mlil�itl.11i� M'�i r-rGYTirE yiad } LbrtFalY Il��f; nr8 it V, �qia Y.tOY.0 l L'P11tiyiG _ G9� rtdrdrli°Lti Oi N. GLtif�Yi96 GLllifYYLMLrf4T.OkSb. Ww 4`�+Mo fiwiil. M1K �tN ocsa GOG*'; .Tt'V6hW `9ilk ■cn,uor am msw. wwxlrm V4Cfil i aul orau�.K+r.aario- ■ fp�V.uylG.}wk SNIT m f.434 G}-441JFJf &dy. 11 - El gni ATE w vm � Ia4rClivr Exhibit 30 356 147�. ------------ r, T _Tram�iLngRmurcPmFE1mya*m I fAl �TTIII 11 rl�:'-- The Altum El S Group 08TYPOI Exterior Elevations Troutdale Village TFmWwio WhW Li mix RYmx eezx+ 77- MEIN 04Agya 1�-p�rlSllolJ:—Lmn EA&jQr Elw"m Am �u--AD MU Exhibit 31 357 Yo4� �9id•] I M� Gl3�p 7abaliq Mm rb�ba'-_ �Nilri+W t�l, w un.rlxa•sra�ocrr.lw«,ac�ura« } r IaT ro- ra Tsrnx T►aandale Viftp ITD Vfkle. 7}p OM& A21 W Q+ r4 R Ynr� �2.YY] �• uW�6s8v_ The 3D Views El S Group p Troutdale Village Gr Exhibit 32 5+�►M+,.«wFl YKi�Y�.,..�xr:,..l,rmsY.rlswy-aa�.��ax.,.xw a+4•�a,a+o Trau#dhlp hfH3iyq �� - � Pc,V Whsmaa WU Baud w�. �wxmrb*e �,jlMy1 :�,ptKi .'�y,?l4l3 7yj�./,prMq sX. � 1 1 ._ •7 NONE .h�Ybcro M9n44-' IY,on YOY+ +'i 4+1}, PF 4it 4!r x' 'FMB+ h+,t!!• IhYle YMI.�T hwlcoDEIOYYaxc� W�Mj��18h6Fi #ri2!say.nwisnulWad Frvc••r+a . Gb{4 fr_.Sa VRi i.{(�biliiw"n=,s4'8q Y4 hn R4014d4,NWq AK�IXOL{+JI�R Fbdllin aa�awo-ln ��r.d�N Sx krl dHwm��o121 �4rF� l FCfiIFY.,]a&Y, ftgQWv N5 . {WF: d.S?I 5i pa 90Ot 5•+►.1 yvryaypwyoiaN•Yn y IIR1c {sld ea�aer �4 aR4wxi�gcW,-R L3�d �1P1�ln..xxu?iaa� . s{vLwF+xF Troutdale MIN99 Troueq.lr:twl�ga, LtC. wsxFa..pcF. v,.l a w�.. x n 30 V4 & lASk UO BMraf The 3D Views and Materials Board Exhibit u EI S Group p Troutdale Village 33 Gr -'—.y 'a�_�.--'— —'— -'—'—--_'-'---'y---'- i --------- - Aw C 1{ N�=puu'nx�Ir�x�Ta,srFtr-elnLlrria9�a's { ,�. -.. � �-- .��{. �:�4ffrria,c,tinhn-'r;f3Hw�[:tOF��T�.I;FTOy:AFUD9AVE50 ----------------------------------------------------- ----------------- . : ----�-_-----��-�-_--�_--_-�-----�-�---�--�-----_--�------- ---�� ��-tip I ��----�_------- , ------ -------------- 71, I 74 I # 1n6w nIa0F+N�'�+;fT4`+BTi CT-py4PIr+G 4b'G4l#i4L'65 I t�-_ 1 �jp� IRwLx ntx£xrena .:.. . The Altum El G Group "EW F UW AVE!NE W BUkA1M F& 6 Line of Sight Diagrams Troutdale Village TF9qtde1B-V11141? T}E+�IW vlu�yo, LLC. 4!c'aeF:�L II*!4. xr, rn TINE OF SIGHT D16M RAM - WASHING'rON BTf1EET L LINE OF SIGHT Wnk Al - A4EW E 54 Lk'Ir of 31t#It 4i&(�'znh5 A21 Exhibit 34 360 E` 0 !E 1 I E1 C 5g�5g' 0 i + jpA. The El Altum Group Site Lighting Plan Troutdale Village L J X " �. r�►u� . � TZ' •1j IA4CaNE9UA FALLSdkl1t.mTE1 Ell M?U LIGHT POLE DETAIL i A t_Lm- —�. La INTA APARTMENTS PARVER DEVELOPMA NT MV AASHIhr.TOr4 STREET ANOAVENVE50 LAOUNTACAA= :.SRN �; tT L::,if JE�.�I_ �0�® C ux 17.'k STE LIGHTING PLAN 3�'F •LiGTTING PLAN e E1 n r LAI II LA 35.1 361 L c L *trn ;ME ALTUKdi39fJLJP r2140 WAE$LA E FALLS DwE. gUrre 1 QA 52M v. LA NINTA APARTMEKM$ PARKER L r3. DFYELOPMENT �m WASHINGTON STREET AND AVMJ� 50 k} zz lk 40 t El XF J 149 -,,kLf6Lw1 A SITE LIGHTING PLAIN SI TE LIGHTING HTING fLAN E1-1 The Site Lighting Plan Exhibit El IsAltum Group Troutdale Village 35.2 J 1. " .r.+.F�IaFMFmmLN•A• ' • 1+ /Jf� °uxY HYY rrklxorop, YMto PPPs•' °Pr/ ,rPiao-] a} p e-Y}"girrwA}a,i� wo-Jn� M wr o-r�rJ+�l r JJYJFaF MippN MA�1M.A..r, m°�..M�io- iiJ4 'JY* �a+1 q JY�'r�Jt N 1aMr fi1 e r�J: JYWF J}JY10- J.R•.a JM*mJ}*�y'.IaluF�✓ y' YYi '� a + }F•r4 FHr+ a ,}n1,A }Pga 'n}• jr a �. Jr�ar Y:+ F•J� Y Y *•NY YYJ, �� #J•J�l'1 JJ�}�•+ •Y�Y��Y �Yafi} ✓� a�+J�}aJ I, I�. PY>, >'t 9 Y t, rr N ++'JItY. • J^ > Ja r1 Jr r, N.S}JL" k'r• #i,J 211,7A.JV.•1C'Jtll Y• ]a a*.A V. J'•.Y,7 l' k!.JM.IT:}!l}J?kS.6�YLli2l JVfZL7}.J' rr r. 1 Y.Y..bCEI.�a � ISM}sh rrNJa J+Y r}aa r•�+'J•}rYYYl.�.}YMI•r1Y �rr Jr}�s _M}r r•M}, }e�MYY#s#+r Y}+}a r ,�`r. }•x+fa J4 r+; . Y t. F. Ya•»�a�s.} ,�•xFaYY}r iJ�YY}. i.Y YYa'trp r�a•, }rY�F.YY Y},f f YY}s .. 1r<rnr�wYYY}.'a+N ,Hl's• IV.YA'YALu ppi+:M.J++l]yY s++.V Fr iil: iF }+JpL �! a4"410YID .biY Fa.VI F+.21 Y} a<: I Yl1 a.pprYHY >,J ..j y�. N}IYN t{.*�J'� � I a YYp'I+wYYP•F1F,AF:Y w Jg� }�Ya-�p191 Y+J#Yi•+, YJ+Pr Ip��eriJN+.+ --. JiJ4 J, aF asJ J/Jr Js }I lyY a1 YJN 1F'�I J+-1f fffl N r•J•iJ n'J•J+:a fA,irw J,Y M YA•P: r'Y YxrN is ,; :+Y J•+o- •x I5 J+F' F+,'�r�r �,/++'�a J;F�F:Y VY wOX-0JaNJ.Nr'k/}a J. T�}•�f'�1 PrYYFa Yia F!4}dIT i:Y Y}; }ry,ri }•.r r•J•'YY>•'YYaa J+YY F, xY ((yy p!_�$r +�++•Ja YYa, J.y Y�J�A•r. y. :. f' j5?`f]a.F•.�Y aY +'Yi°r • fir J� NMe�•�Y14 1111 -�y1Lf JJJ•./'r't+, J'++rrfi+J J+}5 .}, JIJ1d'FT✓A1!r•f`::la 1: J'!'•rrli J. JrM Yl+1. f1 lF AT'J �a•Ja J•Y-�'YT J•Y I 111•J,�1. 'I. n,Y rrwMJa }. }. ,•YY}• ?i Y 1kTv,•Jysl�,ny�•F , J J J•P+, , :.Mr,•r ji 11 r1 •Y P Ir YY Y3} }rrrY.YY ,ia_}�ypr.YYY�YwYYT•,a,+,•YJ',• J.�I,wYJ sW s+. . . arf•HYFr F+++�'i+ ..4 1 17 ,pa r}ry�J, J Jw Y°+�ri1Ja JJ _+1}�Jl la Jo .+x+ 'f1 I �aar�u*J�I YJa J�I+ J•:�.+xri Yam" �,•Y1•}r . J'r'rr!'J4P•Ir ri F+raN }•}IMlrJrr'J•!}!'Ja}11.4 y1��}'fS Jr Y}: JSYYJ•+1 }a J'JJ :f F4 Ji }•>:J 1, 1#MJ4#!J}rr J* x F,YPsw�+JaNHwY}'Y YJ+YUJ+YYYF+J+w #+Y c>Yp �+J++aFr a: a+Y NJsxx},Y J+Y YF1 Jr wF'laY •r'�ryo- yy _ Fa Fl Jsa paJJa YFkHPr ]}FI}� l•a'a•PI i+Y J•alY J+J+J•}a YNMfk J#Yair)+Jf rr fiY T+F°F°ps�Ja :. f, f+,+Y J�N;�rJa:. YY�r'}P'Nrx'r•YI�J•HYNr°J°f.MJr:•+•151•}•P`Y TTMYYl•NHA'!rl'J•a'lr•YNr•Ji s'f'1'°YrYp• JaY ]+ YI+JJ I+J•1J H. l+N. }+TUJ•J+N Js aaY Jr N. N KP•N Jr F'}, ia }!Y ?i�Yfo-x Y}, N♦F.Y F,HPa iT J•Yh+FT frYAJI A. }^ N}. ]•Jl Jr ],:i�/1 }•J'J�xYiF+ }5 Ja}}}a FfYY.YiSNJ1'M: Y Y9JYwJs ;r }.l=Y }i YF' ]�Pid11.}+:MYYJaY}+}'YYFa F°pa }.Y:+YYYYY}aY YJ+YYJr J+Y �'M�YJ:Y YA}a F, F+Y NNI�Fr. }.P:�Y,,,aT, a • . Jr J•uYYJ+a.J �,•Yv,Y •alas , ,P�'P.T.YYY�J.YT. aYHYYJ.YYYY ,J, 1}{ 1-YTrYJ�J. J•Jr yaP JNd•Jr as �,YJ-f•f•f-F1 ]. t1r�•/.. aes J•J•a•J+N P' � . ,^fW'y lr:•T�x'f YJ�Y I f +, MrI P'Ja J1 Jx _ca�!•1,Y}' Y},}rY Jrlr i•Y2l JrMa, 1, J•a1 J"J51r a+frf! }^J+r, Jr rr FAN ]J JI Jf�M QYJ rY JS J•i, Jxi A. 1r P'�Y,•YYY •Y}, Y}}•T'YY1+},}•,,,,,+N#,,.,.},,.,,Y.. rYY rrJ�y Y} YYY . - p }. �i J,*w Jr }Qv Ys•,+}�w fj +Y l'Yr+' _. I_, g'Z7• ), + r•uJ•r•r•J•,1 J'1Y t+Jl+r+f+ rH r+r #•II1A1 _ Y'J1 J, s. la 1. a. aJ�Y,•MlJ ra YL, e•PJY J+}+y1Q, }.,M fa r•'M -' waa Jifb}, +�J• Ja}rpr J, Jr},}fV-JS Y MF•R'wY}i }a>y i•x �+Y •W� a:YYJ+J+s+w YYa*Jr Ji �, J+j+}}y to J}SPii �}P Y y'4JY'p'wJrYr, FrYwrr l' N'�: ♦A♦. YY�l�M�74'Y Ja JrY Pa.M�Ji�,Y �! �YJ1>'YY.J•I Y}ahYp}J•}i tiJ•1'l+�1k Jf M fa JvN la+J•J++, +r r•}a.Jls, YY jjla J�HX M}�Ji'.N1 y Jf'alb as J� 14 Y ii H J�•:•li s+Ji}Jl HYla a}iJ +� � Si � Y�f.FS}r Jr J'}JS if J•:f fa}>Ja J•T•}a�Y }'J+a>Jr J+f+Ja JaMMIYY YM}, ar xJ,}a.JiJ•JaY Yr!rr�yJ•.f+M.:FrJr Jryv; Po- Y Y'l+ rr Y J+ }, Y ti J+�Y Y Jtj7r M+}TY FFT: kW J•dlr 114!!'JR,ir s+,r IMr.Yf r W, IM}a'y }•al!'- M1jal:�;lYN+•ir h11,a i+wi+rM Y JT,� Y Y.p M if Y Y H J* Y iPJ! �a . �YY},Y wYYr,YYYYk'YY}TYY YYYYYYY}-0Y'YYY YYY..>(f�•JJYYYYlrY }o-++��.ya.� pl's?DY}�Y}1 }+lrYYYY YYYYY�Ja �aY laY1Y. F•Ya•P'Yr,a•�'>{j•YJ,YNT,Ya+H.+Y TdJ•YYYF•Pa�r F:YTlYH-r, isYYYFg'Y arP Jil'+a-r r�YT.Y JbY na•F*hY f•a. Tr .. rax Y]aYYkrrY }.J°Hs,rJa.J.=rYa+J,•.,*.J,J•Jr}1A'A'J•r,}'J'JaM}"JJJ•rJa}+JrJ+Y.YYJ'J':'faYFJ}IMYJI Jr a.r�+�J'J'MJl JI J+Y Jr Jr J•x•r�J, J"p, J1Y 15 H': J•Yda r'JaJ'YYfrYY'}, }s J. }.,•}. rsY }. }'r•,•Yr}'r•YYY „+YY YY r}Y J•YY Y,•Y}, J•n,. }+}i F•YYJr $'FI }e :.YJ, ,. ,J YY ,• Y: _ _ ia�wJ+JwYJ�Y}•Y JaMJ*r,Y Yr+.a°a�jc+YY Y,Yy{+J�P•YYYTJR•Y YYY+•'TYYY}, PTraYf K +i•YYJa F' YL Y Yma P'YJ!P•PrJ:wY>t!Y a.Y�YY.ai ++YYyua YFi prYYYT'�1Y yYl4Y�a �, }ra+�aYa•]. 's,41•r xia FrY Pa YaSq}r YJ+YxYal Y. ` J' xr�r.,y'�y:.Y,-rkg3w3j'rJ�9'a Js°3. t1r. 3iSaJy�. �a'g7 la aP•+'F'a'41+•*7O: ie j{}l t*t•Rr IIII �&J— YYmrara}eJ++a�d�r?J+ws'k+F+F4+J.,$�J«}a®i J1Jlr+ra iY Jf}I JSrJ•'x:rYJ•rY}M1��a}. ytrpl +F rJ raSJ+Jeµyafs J�+•)l�F,a► f'J11 w YJ+paYYF>w c�xJJr Pa Pr F: �x Y>a}•Y� I -YFJ Pr rr Jr a+w I ll IL JI Y'J°p1YYYa°YY YYYrI ::YYYJ°Ja Jr it T r+Ma°rIMJSMMMJa J+YY}i rr N}1+',•J1}'d] L+'M+'+•J°+rN NJ Y YFaY YYao- lr°YYYYP°w ..... }+}'YJ: w:JYY a .Y F+p Pr Y7PV.YP p.Ja�•J�r1�,�`F�'Y�•iY'JL J�aln s1' J1JYYr•HHHllyulfa4rrrrYa�F,ia+.IaP. y p .. r.�s$F. r. 1. 1°F. P•J+H HPYfrY asl. J.��P•T. rMa J• JY___—_.__ �YMa.NYJr+S+rYJ,Jr+•a.J•JxJ•+aY},laaaa•M!•JaJ^.rYJ'YPa r'.M Hf1 J: Y1, J:JriVe}!�p!!I M?•- - - _ �'~ _- YF+�p wYF YP wN t PawY1'+s P°PSYYPT PaYYI•'+aa P•Y TR S°pa - - The Altum El Group Site Photometric Plan Troutdale Village I 51'ir PMOYOME7lRtGPLAM THE ALTUM GROUP n140 MAGNESIA FAL1L&tP1*. Wlt� I WCND MFMGE, CYk-922P4 LA OUINIA p APARTMENTS PARKER DEVE!1OMW tGV WASHIWTON STREET AND AVENUE W LA WIP41A CA 9453 FF S JLTG A TspR4L $iT�� PHOTOMETRIC PLAN E 1.2 Exhibit 36.1 363 The El G Altum Group I r l l l . of r ✓ � '7 d I _W.. Po- �_.a_ Y>!�,YJJ�Itr/°Y YE A•}�1W Ci�iri�r#NY]I J- f}klHNfiaiY a��}9r}iffYHYFi r�M MP+ r'P /mKYIiM ireyBoa r+JF'{.+ �+k+M si ae }s 1, t+r'rs Or}r T+r+ Z+'rr Jl+}4Nrl w}+rF Jr,YY iFrY 'N1. l'Jdl. Karp �Jfa. 4•Ar}<w. r,. .. y. rrp as fir, R,N iTJr,;,�;l�dF;..,;.i'H'�•is:li,.,�ti.�6�•�TYA�.►#ar�rF+A,}J�i."' '� R.J� �J�•'1lE7�.21JfS'JliP_Y.. F? Hr!!]Ll sy' R=L'E'E1R�lY'8id! k!Y_Y F'.s+:, ,° sa.'r:t'P'J_a:J4J9X Y s, �TK Y Y wa.]w• ry�`�Y•_+r• }'rJ A}+•e. NrtNY h,_FrYY Yj. r�r'i,A•A+NN:I r•s'aa J:e A• YY N#+3+r}As,aa l.p MN FFF� ,6,f riyr s•a. }+a} ,f .*`i r�TTF 4Al �r ,,pAW j.Jr }•iu Y}*A•xr.Y •w i•rf ,xyw.Ffir'�sa• ,. 4 Y! a4Ja�''7+tlV.A+'�.rY�JR•�i{�- >J yr�aJa�.N.rf,;+J•' !J � 1 ram,. f.i»,+ �„!• r.'a+yrJi�aJN,+,.N',r,.,+yall .. Y N!{�a }•F1 ,,..�� .�lr ,err l+�a!X �Yr+a{�w�T;a•a• + Jr J, Y2'+nJ,°FSNr+r, a,Y T a,'r+r �YJ=3� 1, a, J. r•:• ''�s�.r:U�r''YYJ•„Yl.�'r, a,.+•YYa.YJ�Yr"YJl,,:•n n"-=;,�,Y,...-.,.. .,,r,r-. o., !' a?,iJ'+J{.t Ji x, r(#.',a r' a• c, J. , f i+ a r J • r. r, }r is J•e N J' Y Y a� k• "I _1 YJ•Ms A+, J,if:Y JJY rT A 0 a't.j J'r>„ }a 3r?rYJr JI T'#+ M? x Q.N �•�yN�a:a � p�Y � !. F'++N Jli �J••'# y�+Fr.a :. Po- F,}J ra r'Y+•r+�•r,a f+Y rr M},Y F, rrY T.J✓N py��FT}, l+N F•Hwrj3Cria.j. YYi+JsYY.NYN�Yk, J, .�y:/�N NJaY $Y YY•}�+NYY ' ,1y asdkYa 4H#•N'Y afa•' t a•r"..S[1• xps "+�'I 'Ad k•x• at5rr l-ls!•pr. }, 1�s'ls lr AbNa H Pr �jy fryFr J} r,Y d5yy � r+9, h+}+1}•p}q�; F•Y}>}r }. YF>' r y' �KN N'��H�Y ,i.YY N•Y'YHJa?�N/P+•��Y ��� � r+ f y'j7' M1a,ll�yJl +�N�J Jl k•r, ra i5l, r`r' f 11 It J. 1+aj� J+Fi �J ✓�, a+Yr<Yi lxy, J_ (+i+ni:• J6L�S Jarr:. !•YYa jay ki r•Jl,l f'� J J�� +l�++ r.�}�r%w •Mia Fr ar J►k 1, 7Yr+r Y f f�•r f.+ f YA� tea.+ �+�a�x �r.Y r+w }. i+r�•J.Y„ r �# r•,,.l:rL'k}a,[}„r�NN+#J= a,r�,•-� {r „n - �..�+N,+ a•�.,aa�r,. �.��,.._p,rr�Ja�aYJ ,{fv'l r � l� �,j,. ,.,. nx+�•rrJ+r,a+.r�•+..J,s}Yl.��•n � - r �^ .q.Y}rYN},}•,...,.�J,�,._....g.ii` ..a.a'ws',.—_.. ,..�.... �...�...�...w.�r:+rrar NfSr•NJ•Na#•1f J, FrY1•,+.1 rn }'YN✓wN j, 1i3 �r Site Photometric Plan Troutdale Village THE ALTUN GROUP' 72149 I/P.{'S BA E PALL$ DAWE• WE 1 wCk MW Nm ra s2a?o ua au�A.n p AAARTh1ENT$ PARKER REVEL9Pk W W WASHNGTON STREET ANOAVENUFSO LAQu� I{ CA922Ma — J 1.02Ha l�A l=01fG LU3 PH0T9klE7R1G SITE PHOT'6METWPL4H PLAN E1.3 Exhibit 36.2 364 O 15 Mirada Mrdiu Wall Sconces {](W+l -- a 9^.�-•� 3 i vine Wee Pntk SMlPSLS) l 5 L 8 L holm `tom THE ALTUM GROUP 72140 MAGNESIA E FALLS DRIVE, SUITE 1 RANCHO MIRANGE, CA 92270 9Wscco•+r aa�,Em. �^+^".'^���-•� LA QUINTA o APARTMENTS PARKER DEVELOPMENTNW WASHINGTON STREET IF AND AVENUE 50 LA QUINTA, CA 92253 LIGHT FIXTURE TYPE'BA' AND 'BB' (MOUNT AT 20' A.F.F.) LIGHT FIXTURE TYPE'BC' (MOUNT AT 6'-6" A.F.F.) LIGHT FIXTURE TYPE'BD' (MOUNT AT 12' A.F.F.) LIGHT FIXTURE TYPE'SI' (SIGN FLOOD LIGHT) ULEE-30Gt1 4.q L 1' IN 7Yr1 � �•- �K M1XTMa WY-1 caG"ti`" r � T rr�gly ° i'EP.4t LIGHT FIXTURE TYPE'SA'(MOUNTATCARPORT FASCIA) LIGHT FIXTURE TYPE'SB' (MOUNTAT CARPORT) LIGHT FIXTURE TYPE'SC;'SF,'SF'AND'SG'(MOUNT AT25' A.F.F.) LIGHT FIXTURE TYPE 'SH'(BOLLARD) I� A €a LIGHT FIXTURE CUTSHEETS 2 a a s The 21 Is Altum Group Light Fixture Cut Sheets Troutdale Village c B n: 05.06.2022 21.ALTG.003 A GLIFRY goer. E LIGHTFIXTURE CUTSHEETS .x E1.4 Exhibit 37 1'llllq CMEH .. hrcr .• *.ct•v�x-7u! ok.- GA Mc'� O�RAiC�l6 +FV�35tW Q4* •-i MY.trL11 J �t RN W �kYli Q� DM�f �JN1 fQfkSl CONCEPTUAL LANDSCAPE PLAN PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WA HINGTON STREET PARKER Dr7NUI_{}?AAENT CITY OF LA QUINTA. CA The Altum i3 Group Conceptual Landscape Plan Troutdale Village P pn—rrp --4- —J- -A' - JR S = _• . SCR: '-d _ . A+� hee - :a. • .a. •.F i9 �C�i ;re• -.x_ par }Fs 's , •Ma - cr: 'wF is -.ate f-_ -n ia: •F ter- _ ac=- t_• Exhibit 38 366 TYP. BUILDING PLANTING EXHIBIT •�-'�ra� s'�•� PRELIMINARY LANDSCAPE PLAN L+YEJSCOFa9ET.rATCFJ biA'Et Sri �Q]ia4d .4 GlQYD�! v .! LA QUfNTA APARTMENTS at WASHINGTON STREET .f�]�5K.e4w•ati.s lrf i.. � r PARKER DFVFLOP M ENT aaVs cba �+t wwLe �m'm CITE' OF LA QUINTA. CA The Typical Building Planting Exhibit ia G Altum Troutdale Village Group -:arc • RY Cky ti �r o ei* .•*Y air4*21 wpry iiu�vr�/+ 6'� 2.T ur iw �. itdi•� .'Y4 rYr� -IRYkyJ 1LLL -._-. } ritilir �F .dr+L[1ro ��a ra._,_ SY rrC'�Y:.GI xRaa emori ��a �ena ■ aa_ :. _ . lkea,. vw. .0 rY.r Tim vsr+:ti.a.� 4■1 iJ -.. . R��ppya}. tit Fl.�. • ■_�ik�LS GSi4SV4�gS�m .ac rk� S�fl.■S iM. R=Y�IM\X LL.•Ir 4■a_ l..LM �aS'15 ■ ■ 3Yi�k�11�5 �Ip.�aa� au► ikFsao �4QL4'IIw41C+ Yl� ii lkp /aR.FlJ'Y 30�J�fiCJ�+L'C J ✓L•�r• �k�� 4i1 ar.a LP-2 I'�n■LSH.�f7Rh �A�X'! r it it ' ���- ' YTlFir.4 411 xni■■rt .11A[IRYi YIaJ �r [ •.a HMFFP�Wif 1,i.LM1Fi!rMLii N i sxrw,ns,,,,r G4TAT.I Exhibit 39 367 fm rR w-ff HT SLOPE PLANTING EXHIBIT PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DFVFI,OPMFNT CITY OF LA QUINNTA. CA The Altum i3 Group Slope Planting Exhibit Troutdale Village r#ry Fra•.-r.�.wo e.a rrra ai JrtS�r3 ■--LLL � 4 R CNwi^J �r....L„IY.',TT w=ccr■:.0 , r_r• #rRrl 4..•�r+c'�+�.�e rn4� .b .r Nror t-a+ a ran t--ew ■c�nr utr , urJw a � aay Pu.r�u a� w+n v .s ,rre+ar+ce �L :N I L_ NrR .3'A+ L 4iuLLL k 111 rF A SA 6_.wL '•JL6a W�F.S T4[i•II0 y p��� y. ..YrYynlrc��iv- a.l kfL' �S•L. cn :.F. •f,4." Iv/r{' �■�11ii44 1W y46�rAare' I G .eai #6iL dLb { cLL N :6 W IO�G ��a M1udJlr•J •� Gr+b Gr rrwa'Is • � c .a. �c.cowa1+u+s.lwaau, s aY m L6+ ¢}�ernrc.a�xL,ser .¢�rma��Frl�rr� ♦NL cL� �Jarr �■a •..+ a u .r�+r��Jrv,.•+t idr� wLa. A■+[+.T+N T4+L ai �R Ir�GL +k�0 S LL pp •YO i _�MM�� 4lrL IFD riV • � -SJtl+4� 0' �. ,r/fFY�r T-L LID ICP i 'Sam LL.Y� F44 Ati^P � ♦aa+ .Y ce iLil■iI1 mVr: ■ �r_��Yowrs ■ v r_. p emv--J �ytCG.Y..[yttaa YIM1[G �+lara }q.11 ce. Zi �" l4 fdrPT• � rl.Jr.r.rla N ilw �Y KI mar+yAl.� Yc� i4ai� i z yL �. �a yr Exhibit 40 368 Boo WrH POOL AREA PRELMUNARY LANDSCAPE PLAN LA QUfNTA APARTMENTS at WASHINGTON STREET PA R K Ek DE VE LOPM LNT CITY OF LA QUINTA, CA The Pool Area Altum Troutdale Village El G Group X TAY V f dP1 di LP-4 V IV. -01 Exhibit 41 MiL FB CF s ; skon ,. VEHKX w 12AIEB .k'1A1M I =CPATHE CW - 00 .`" c. ,. •� * Q' Y�;J I ,4 Ilk 6418 ENTRY PRELIA+fINARY LANDSCAPE PLAN LA QUfNTA APARTMENTS at WA HINGTON STREET PPlRKT-k L EVUOPML?44 CCTV ()F LA Q11INTA, CA The Entry El G Group p Troutdale Village Gr ri- u'ix . cl,c�.r,r. u.ar •a ,e.intix ram s-� s :rrue�as.L.wa�{1rI+celer �+fA+sr{k W'�7i' P +Lti u•aO +pr ipM Pew 4 4lL r�+lirca 4ilec W Cl� Y L L�ilel s8 W.ie L F s � w•ew:.D�w Q+a r ^.TI •LKer a nrr.m i i HI.I ICL'.7WI7.5h S]JI r..^.+I.�a•rrtu JFI�lrLlll . 14L fYq n:W+� Exhibit 42 370 -4- sk R . ' - &LIM , - `' f� ---------- CONCEPTUAL WALL AND FENCF PLAN PRELIMINARY L,ANOSCAIT VLAN LA QUINTA APARTMENTS at WASHrNGTON STREET PARKFR DFVF.LOPMFNT CITY OF LA QUINTA. CA The Wall & Fence Plan El G Altum Troutdale Village Group =7 VLLACE APARTUEW2- - -- wdn�u- LP-6 ii s.rrry f3,•.,eR` {JNa:• �Arii14J . � rn nor+•ral y Exhibit 43 371 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT F CONDITIONS OF APPROVAL- RECOMMENDED SPECIFIC PLAN 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 1 OF 2 GENERAL The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals: ENVIRONMENTAL ASSESSMENT 2022-0001 GENERAL PLAN AMENDMENT 2022-0001 ZONE CHANGE 2022-0001 SITE DEVELOPMENT PERMIT 2022-0001 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 applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City's Housing Element not being adequate to accommodate the City's share of low- and very low-income units under the City's inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City's regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state "no net loss" law set forth in Section 65863. 4. Prior to Zone Change 2022-0002 and Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022- 0001. This approval by HCD must include certification of the City's Housing Element after adding "Site 6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low- income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City's Housing Element after being updated by GPA2022- 0001 and the adding of "Site 6," then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council, Zone Change 2022-0002 and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. 372 PLANNING COMMISSION RESOLUTION 2023-00 CONDITIONS OF APPROVAL- RECOMMENDED ZONE CHANGE 2022-0002 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 20F2 5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 70 moderate -income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 70 moderate -income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder. 6. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 70 designated moderate income units that meet the Riverside County moderate income rent limits. 373 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT G CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 1 OF 19 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. This Site Development 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 laquintaca.gov. 3. The Site Development Permit shall expire twenty-four (24) months after City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta 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 Design Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of 374 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 2OF19 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 Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. 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. 375 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 3OF19 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. 10. SDP2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals: ENVIRONMENTAL ASSESSMENT 2022-0001 ZONE CHANGE 2022-0002 SPECIFIC PLAN 2022-0001 GPA2022-0001 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. 11. The applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City's Housing Element not being 376 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 4 OF 19 adequate to accommodate the City's share of low- and very low-income units under the City's inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City's regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state "no net loss" law set forth in Section 65863. 12. Prior to Zone Change 2022-0002 and Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0001. This approval by HCD must include certification of the City's Housing Element after adding "Site 6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low- income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City's Housing Element after being updated by GPA2022-0001 and the adding of "Site 6," then GPA2022-0001 shall be repealed on its own accord without the need for further action by City Council, Zone Change 2022-0002 and Specific Plan 2022-0001 shall not become effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. 13. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 70 moderate -income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 70 moderate - income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant, and shall be recorded in the office of the Riverside County Recorder. 14. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 70 designated moderate income units that meet the Riverside County moderate income rent limits. 377 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 5OF19 PROPERTY RIGHTS 15. 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. 16. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, site development permit, and/or as required by the City Engineer. 17. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Major Arterial, 128' ROW) — The standard 64 feet from the centerline of Washington Street except for additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial 108' ROW) — The standard 54 feet from the centerline of Avenue 50 except for additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 18. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the rough grading plans submitted for plan checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 19. When the City Engineer determines that access rights to the proposed street right-of-way shown on the approved Site Development Permit are necessary 378 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 6OF19 prior to approval of the improvements dedicating such right-of-way, the applicant shall grant the necessary right-of-way within 60 days of a written request by the City. 20. At locations where the onsite finished grade has an elevation differential with respect to the arterial street top of curb exceeding 11.0 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway area and sidewalk requirements by installing retaining walls between the sidewalk and the back of the landscaped area as needed as approved by the City Engineer. 21. 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. 22. Direct vehicular access to Washington Street and Avenue 50 is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 23. 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. 24. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 25. 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. 26. 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. 27. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) 379 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 7 OF 19 A. OFF -SITE STREETS 1) Washington Street (Major Arterial; 128' R/W): Widen the east side of the street at locations where additional street width is needed to accommodate: a) The applicant shall construct a concrete bus stop pad north of the primary entry drive on Washington Street as required by SunLine Transit and approved by the Planning Manager and the City Engineer. Bus turnout shall be provided if required by SunLine Transit for the bus stop. b) A deceleration/right turn only lane shall be provided at the Washington Street Primary Entry as determined by the City Engineer. Other required improvements in the Washington Street right-of-way and/or adjacent area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 6-foot wide sidewalk. e) Extend the existing raised median on Washington Street north of Avenue 50 to line up with the curb face on the south side of the primary entrance to prevent southbound Washington Street traffic from making illegal left turns into the project entrance on Washington Street as approved by the City Engineer. f) Establish a Class II Level II benchmark in the Washington Street right of way and file a record of the benchmark with the County of Riverside. 2) Avenue 50 (Primary Arterial; 108' R/W): Widen the south side of the street along the project boundary within the existing City right-of-way or obtain right-of-way dedication from landowners on the south side of Avenue 50, if needed, to accommodate: a) At the Avenue 50/Washington Street intersection, a right turn only lane, a golf cart/ bike lane on the north side and south side of Avenue 50, a westbound thru lane, two eastbound 380 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 8 OF 19 thru lanes, and dual westbound left turn lanes as approved by the City Engineer. b) Along the project frontage, a golf cart/ bike lane on the north side and south side of Avenue 50, two westbound thru lanes, two eastbound thru lanes, and a painted median as approved by the City Engineer. Other required improvements in the Avenue 50 right-of-way and/or adjacent area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 6-foot wide sidewalk. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. The applicant is responsible for construction of all improvements mentioned above. 28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 381 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 9 OF 19 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. General access points and turning movements of traffic are limited to the following: A. Washington Street - Primary Entry: Right turn movements in and out are allowed. Left turn movements in and out are prohibited. B. Avenue 50 - Secondary Entry for Residence Only: Right turn in and out movements are allowed. Left turn movements in and out are prohibited. 31. 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. 32. 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. 33. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 34. 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 ADA accessibility issues. 382 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 10 OF 19 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 space is required per 8 accessible parking spaces. 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. 35. 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). 36. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A B C D E On -Site Rough Grading Plan PM10 Plan Erosion Control Plan Final WQMP 1" = 40' Horizontal 1 " = 40' Horizontal 1" = 40' Horizontal (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. On -Site Precise Grading Plan 1" = 30' Horizontal 383 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 11 OF 19 F. Off -Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical G. Off -Site Signing & Striping Plan 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the sidewalk, mounding, and berming design in the parkway area. H. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through H to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. "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. 37. 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 384 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 12 OF 19 (laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 39. 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 FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 40. Prior to constructing any off -site improvements on Washington Street and Avenue 50, the applicant deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements required on Washington Street and Avenue 50. 41. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. 385 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 13 OF 19 D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. GRADING 43. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 44. 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. 45. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A final WQMP prepared by an engineer 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. PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 14 OF 19 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. 46. 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. 47. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 48. Building pad elevations on the rough 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. 49. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments or as approved by City Engineer. 50. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 51. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit Site Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance finding review. 52. 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. 387 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 15 OF 19 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 53. Stormwater handling shall conform with the approved hydrology study for the Troutdale Village project (SDP2022-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 54. 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 including the half -street tributary area on Washington Street and Avenue 50 during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 55. 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. 56. 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. 57. 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. 58. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. 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. 388 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 16 OF 19 59. Stormwater may not be retained in landscaped parkways unless approved by the Planning Manager and the City Engineer. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 60. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 61. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 63. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer/owner shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 389 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 17 OF 19 UTILITIES 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 66. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. Applicant may request a waiver from undergrounding poles, such as the poles on the northern property line, consistent with the City's undergrounding waiver guidelines in the La Quinta Municipal Code. Waiver must be approved by City Council. 67. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 68. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 69. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 390 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 18 OF 19 70. 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). 71. 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. 72. All water features shall be designed to minimize "splash" and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 73. 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. 74. 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. 75. 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. 76. The final design of the perimeter landscaping, particularly the perimeter wall/fence, shall be included with the Final Landscape Plan submittal. 391 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0001 PROJECT: TROUTDALE VILLAGE ADOPTED: PAGE 19 OF 19 PUBLIC SERVICES 77. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 78. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 79. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, common areas, and stormwater BMPs. FEES AND DEPOSITS 80. 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. 392 I JFRW M7 Tlt 17 44' ft�*JA 00 4A7- A 74. MR, Jim'saim- JW Fib cs J6 Am AM T, km. 4-2 AM W 4Q W-O WN ff7' 61 41k 0 ; Ei- 0 ATTACHMENT 2 FINDINGS Environmental Assessment 2022-0001 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 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 be less than significant levels. 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. Potential impacts 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. Potential impacts can be mitigated to be less than significant. General Plan Amendment 2022-0002 1. Internal General Plan Consistency. The amendment is internally consistent with goals, objectives and policies of the general plan, which are not being amended. The project proposes 284 units, with 70 designated as moderate income units, on a site that is shown in the Housing Element as 280 low or very low income units. An alternate 12.74 acre site to accommodate these 280 very low to low income units has been designated and is identified as Site 6 in the draft Housing Element amendment (Exhibit A). The additional site is required to be identified by the Project to comply with Government Code Section 65863, commonly referred to as the state "No Net Loss Law". Site 6 is commercially designated under the City's Community Commercial designation and benefits from the Affordable Housing Overlay, which allow for multifamily residential development. The property not only allows for multifamily residential but mixed use development as well. The Affordable Housing Overlay allows for a density up to 36 units per acre and mixed use projects allow for density up to 24 units per acre, however this site is projected at 22 units to the acre, which is more consistent with development in the region. The site is within a "High Resource" area, and its proximity to Highway 111 and bordering of a middle school makes it an ideal site. Additionally, the Troutdale Village project includes 70 moderate income level affordable units which would count for the City's RHNA goals. 394 2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts. 3. General Plan Compatibility. In the case of amendments to the general plan policy diagram, no changes are proposed. 4. Property Suitability. In the case of amendments to the general plan policy diagram, no new designation is proposed. 5. Change in Circumstances. No amendments are proposed to the general plan policy diagram. Zone Change 2022-0002 1. The zone map change is consistent with the goals, objectives, and policies of the General Plan, as described above and contained in Exhibit C. The Zone Change would lead to a High Density Residential zoning designation, consistent with the Medium/High Density Residential General Plan land use designation, which supports 4-16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including apartment projects. 2. Approval of the zone map change will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts. 3. The new zoning is compatible with the zoning on adjacent properties as it continues residentially zoned properties adjacent to the property and surrounding it. 4. The new zoning is suitable and appropriate for the subject property because it is currently zoned for residential and the change is to increase density, consistent with the General Plan designation. 5. Change in Circumstances. Approval of the zone map change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. Higher density is required to achieve an apartment project that meets the market demand. Market conditions have led to needing more units to match increases in costs in building units meanwhile meeting increase in demand for multifamily residential units for the public. The zone map change is warranted to meet the density allowed under the General Plan land use map. 395 Specific Plan Amendment 2022-0001 (Amendment 2 to Specific Plan 2004-071, La Paloma) 1. The proposed Specific Plan Amendment is consistent with the land use, policies and programs General Plan, as it allows for development of a High Density Residential project in the Medium/High Density land use designation, which supports 4-16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including apartment projects. 2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as the project is consistent with the existing land uses as a multifamily residential development and will be consistent with surrounding residential development and is nearby schools and neighborhood commercial uses. 3. Specific Plan 2022-0001 is compatible with zoning on adjacent properties which are also residential. The project proposes a high density project and is surrounded by Medium Density Residential land uses, including a vacant site to the south and existing residential to the north. 4. Specific Plan 2022-0001 is suitable and appropriate for the subject property, as the project's land use is intended for multifamily residential projects which this project proposes. Site Development Permit 2022-0001 1. 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 uses high - quality modern style, 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. This includes 70 moderate income level units. • 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 senior 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, along with barbecue areas, pickleball courts, dog park, and putting green. • 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 residences nearby to Highway 111, along Washington Street, and close to the City's Village Commercial area 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 projected population. The apartment project of this type provides a diverse type of residential product. • 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 choices for lower and moderate income households. This project increases the housing choices for moderate income households. The project would include 70 moderate income level units, 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 High 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 high density neighborhoods with three and two-story multifamily dwellings. The project is generally consistent with the residential 397 development standards and permitted use table, except deviations as established within the Specific Plan. 3. The Design and Development Department has prepared Environmental Assessment 2022-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Department 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. 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 other approved and constructed residential projects within the City. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscaping 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 Washington Street and Avenue 50. 398 ATTACHMENT 3 PROJECT INFORMATION CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2022-0001, GENERAL PLAN AMENDMENT 2022-0002, ZONE CHANGE 2022- 0002, SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2), & SITE DEVELOPMENT PERMIT 2022- 0001 APPLICANT: IRWIN PARTNERS REQUEST: CONSIDER A REQUEST FOR A GENERAL PLAN AMENDMENT, ZONE CHANGE, SPECIFIC PLAN, AND SITE DEVELOPMENT PERMIT FOR A 284 UNIT APARTMENT PROJECT LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS REVIEWED THE PROPOSED PROJECT, HAS DETERMINED THAT ANY POTENTIALLY SIGNIFICANT IMPACTS CAN BE MITIGATED TO A LESS THAN SIGNIFICANT LEVEL, AND HAS PREPARED A MITIGATED NEGATIVE DECLARATION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE PLANNING COMMISSION WILL CONSIDER THIS DETERMINATION AT THE HEARING. GENERALPLAN DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: MEDIUM HIGH DENSITY RESIDENTIAL SURROUNDING ZONING/LAND USES: NORTH: MEDIUM DENSITY RESIDENTIAL, EXISTING RESIDENTIAL SOUTH: MEDIUM DENSITY RESIDENTIAL, VACANT SITE EAST: MAJOR COMMUNITY FACILITIES, EXISTING SCHOOL WEST: LOW DENSITY RESIDENTIAL, EXISTING RESIDENTIAL 399 1 %=IJM.W.M. -It lift i FREI) WARIN , D1 ;, ,, � j t j MIL1=5�iV�. rhwll.l.liii 1 �r ■ J •*# I 1 1i 1 1 i o*. �- � h w` � g �.LI ►` j 1 tom. 1 ;� � �wrwi.Fw.i•� 1 # I VV 1 1 1 •�' , j 1291s j*iwh.lf 1 � 1 � r 1 50th AVE. '■ ...... ititi! ....... rr 1� 1Z Ip � � 1 i v I� 1 �Ld AVE. 1 LU U! j W j D i z LU LU WO. W ,0 i 54th AVE. i -- - 1 i i '- i ! i ! j ! 1 r 1 � 1 � 1 r 1 1 1 0 16i _Q j 1 1 � i i i i Ali.; iL, �•i I M i 1 � i18 i i 60th AVE. i r 17 1 �!i!.l iL it it iL�LiL iL� 62nd AVE. 1 1 r 1 1 1 i 1 1 � 1 1 1 r � i ATTf4CHM NT 6F-� i 1 1 i w w For �A f� f� 1 4 i 1 1 Zoning m os � cc CN mco m CP - CR CT - FP - GC m MC m OS - PR - RC - RH RL P" RM - RMH -- —� ROW I� RVL m VC Undated 03.10.2023 1 A Ili j 64th AVE. 400 2 /J ATTACHMENT 5 Troutdale Village Troutdale Village, LLC. PROJECT DATA SHEET INDEX PROJECT ADDRESS T1 Title NE CORNER OF WASHINGTON STREET & AVENUE 50 CIVIL ASSESSORS PARCEL NUMBER 646-070-016 Cl CIVIL SITE PLAN C2 CONCEPTUAL GRADING PLAN LEGAL DESCRIPTION C3 PRELIMINARY UTILITY PLAN 13.84 ACRES M/L IN POR LOT 1 MB 023/099 DESERT CLUB MANOR TR 2 Lot 1 Subdivision C4 HYDROLOGY MAP AND PRELIMINARY WQMP Name DESERT CLUB MANOR TR 2 Acres 013.84 M/L LotType Lot Rec Map Type Map Book Map Plat B 023 Map Plat P 099 Portion Lot Portion ARCHITECTURAL SCOPE OF WORK Al Site Plan PROPOSED 2 AND 3 STORYAPARTMENT BUILDINGS WITH CLUBHOUSE, GARAGES, A2 First Floor Plan CARPORTS, POOL, AND COMMUNITY SPACES AND NECESSARY HARDSCAPE AND LANDSCAPE. - A3 Second Floor Plan A4 Third Floor Plan A5 Roof Plan PROPOSED LAND USE - RENTAL APARTMENTS A6 Unit Plans A7 Clubhouse SITE DATA EXISTING ZONING RMH - MEDIUM/HIGH DENSITY RESIDENTIAL A8 Bldg. 1 - Elevations (8-12 UNITS PER ACRE) A9 Bldg. 2 - Elevations PROPOSED ZONING RH - HIGH DENSITY RESIDENTIAL A10 Bldg. 3 - Elevations (12-16 UNITS PER ACRE) A11 Bldg. 3 -Elevations SITE AREA 611,146.8 SF / 14.03 ACRES BUILDING FOOTPRINT 88,006 SF Al2 Bldg. 4 - Elevations MAX. LOT COVERAGE 60% OF NET LOT AREA = 366,688.08 SIF A13 Bldg. 5 - Elevations LOT COVERAGE PROPOSED 33.6% = 205,486 SF A14 Bldg. 6 - Elevations TOTAL BUILDING AREA 231,970 SF A15 Bldg. 7 - Elevations TOTAL PROPSED DWELLING UNITS 284 UNITS / 229,970 SF 4 A16 Bldg. 8 - Elevations A17 Bldg. 9 - Elevations MIN. COMMON OPEN AREA REQUIRED: 30% OF NET PROJECT AREA = 183,344.04 SF A18 Bldg.10 - Elevations COMMON OPEN AREA PROVIDED: 34.6% = 211,482 SF � # - A19 Bldg. 11 -Elevations ACTIVE RECREATION AREA REQUIRED: 30% OF COMMON OPEN AREA REQUIRED = 55,003 SF '. 4f ' ; W A20 Exterior Elevations ACTIVE RECREATION AREA PROVIDED: 31.1 % = 57,110 SIF A21 3D Views Ai * y A22 3D Views & Materials Board MINIMUM FRONT SETBACK: 20'-0" MINIMUM INTERIOR SIDE YARD SETBACK: 10' -01, A23 Line of Sight Diagrams MINIMUM EXTERIOR SIDE YARD SETBACK: 15'-011 'S MINIMUM REAR YARD SETBACK: 20'-0" '. • �; - ELECTRICAL MIN. PERIMETER LANDSCAPE SETBACK: 10'-0" E1.0 Site Lighting Plan AVG. PERIMETER LANDSCAPE SETBACK: 20'-0" MAX. NO. OF STORIES ALLOWED PER RH ZONING: 3 ,f E1.1 Site Lighting Plan _ E1.2 Site Photometric Plan PER LA QUINTA GENERAL PLAN, EXHIBIT 3.6: ' E1.3 Site Photometric Plan PRIMARY IMAGE CORRIDOR: WASHINGTON STREET - + - El A Light Fixture Cut Sheets SECONDARY IMAGE CORRIDOR: AVENUE 50 �� P IMAGE CORRIDOR SETBACK: 150'-0" - + * LANDSCAPE ALLOWABLE BLDG HEIGHT AT IMAGE CORRIDOR: 22'-0" (WASHINGTON STREET & AVENUE 50) LP-1 Conceptual Landscape Plan BUILDING CONSTRUCTION LP-2 Typical Building Planting Exhibit OCCUPANCY TYPES: R-2, A-2, A-3, AND B LP-3 Slope Planting Exhibit CONSTRUCTION TYPE: TYPE V-A ` - LP-4 Pool Area SPRINKLERS: YES, FULLY SPRINKLERED (NFPA 13) LP-5 Entry LP-6 Conceptual Wall & Fence Plan ALLOWABLE BUILDING HEIGHT PER RH ZONING: 40'-0" PROPOSED BUILDING HEIGHT AT CLUBHOUSE: 19'-0" PROPOSED BUILDING HEIGHT AT 2-STORY BLDGS: 28'-6" f ' 14 # PROPOSED BUILDING HEIGHT AT 3-STORY BLDGS: 38'-6" • # ,' x PLANS SHALL BE PREPARED TO THE APPLICABLE CODE AT THE TIME OF SUBMITTAL FOR + 4111111 r BUILDING PERMIT. AS OF JANUARY 1, 2020, ALL WORK SHALL BE IN CONFORMANCE WITH • 1 f 2019 CALIFORNIA BUILDING CODES- PROJECT INFORMATION PARKING CALCULATIONS VICINITY MAP PROJECT TEAM - r UNIT MIX Common Area Calculations Parking Calcs Unit Type Unit Name Beds Qty Area (SF) Total (SF) Area (SF) Qty PARKING LEGEND AND REQUIRED SIZES: PARKING RATIOS ti - OWNER 1-Bed Apartment lA-ADA 1 28 673 18,844 1, First Floor ADA 6 ADA = ACCESSIBLE STANDARD PARKING SPACE (9' X 19') +T AISLE PER LQMC 9.60.260 (K) BY -RIGHT PARKING INCENTIVE, THE FOLLOWING PARKING RATIOS SHALL APPLY TO THE ENTIRE E f ' ,• Troutdale Village, LLC 1800 Blankenship Rd., Suite 325 1-Bed Apartment 1A-STD 1 42 673 28,266 CLUBHOUSE RESIDENT ACTIVITY 978 ADA VAN 2 ADA VAN = ACCESSIBLE VAN PARKING SPACE (9' X 19') +8' AISLE DEVELOPMENT (INCLUDING MARKET -RATE UNITS) �7 West Linn, Oregon 97068 1-Bed Apartment 1 B - ADA 1 44 755 33,220 Fire Riser MECHANICAL 12 ti' t T: (503) 807-8852 1-Bed Apartment lB - STD 1 72 755 54,360 GYM RESIDENT ACTIVITY 725 C 28 C = COMPACT PARKING SPACE (8.5' X 16') 1-BR UNITS: 1 SPACE PER UNIT REQUIRED •' -• Jeff Parker 2-Bed Apartment 2A - ADA 2 34 960 32,640 HALL CIRCULATION 186 CC 4 CC =COVERED COMPACT PARKING SPACE (8.5' X 17.5') 2-BR UNITS: 2 SPACES PER UNIT REQUIRED �~ - � • - ARCHITECT 2-Bed Apartment 2A- STD 2 64 960 61,440 HK SERVICE 36 CID 283 CP =COVERED STANDARD PARKING SPACE (9' x 19') Irwin Partners Architects 382 284 228,770 sq ft Office ADMINISTRATION 290 FEV 50 FEV = FUTURE EV PARKING SPACE (9' X 19') PARKING FACILITY BREAKDOWN 245 Fischer Avenue, Suite B2 Pool RETENTION BASIN 1,343 FEV ADA 1 FEV ADA = FUTURE EV ADA PARKING SPACE (9' X 19') +5' AISLE UNCOVERED STANDARD PARKING SPACES: 88 (Includes 1 FEV space) ' Costa Mesa, CA 92626 DENSITY CALCULATIONS UNCOVERED COMPACT PARKING SPACES: 28 (Includes 0 FEV space) T: 714-557-2448 - BASE DENSITY: 14.03 ACRES x 16 UNITS/ACRE - 225 BASE UNITS Pool Deck TERRACE 7,096 FEV VAN 1 FEV VAN = FUTURE EV VAN PARKING SPACE (9' X 19') +8' AISLE UNCOVERED ACCESSIBLE PARKING SPACES: 6 (Includes 2 FEV spaces) , W: www.ipaoc.com TOTAL UNITS PROPOSED: 284 UNITS Pool Equip MECHANICAL 186 G 57 G = GARAGE STANDARD PARKING SPACE (10' X 20') CARPORT STANDARD PARKING SPACES: 332 (Includes 48 FEV spaces) Sherry Braun 284 UNITS - 225 UNITS = 59 ADDITIONAL UNITS RR RESTROOMS 124 Mail 1 MAIL = DESIGNATED MAIL VAN PARKING SPACE (9' X 19') CARPORT COMPACT PARKING SPACES: 4 (Includes 0 FEV spaces) CIVIL Shower RESTROOMS 68 P 87 P = STANDARD PARKING SPACE (9' X 19') (9' X 17') CARPORT ACCESSIBLE PARKING SPACES: 4 (Includes 0 FEV spaces) Egan Civil, Inc. 59/225 = 26% DENSITY BONUS IS BEING PROPOSED Spa RETENTION BASIN 93 520 GARAGE STANDARD PARKING SPACES: 56 (Includes 1 FEV space) ;' - -I 42945 Madio Street, Suite A FOR 26% DENSITY BONUS, 31% OF BASE UNITS NEED TO BE MODERATE INCOME UNITS BASED ON Stor SERVICE 111 GARAGE ACCESSIBLE PARKING SPACES: 2 (Includes 0 FEV space) ,,. _ •� �'' ' Indio, CA 92201 T: (760) 404-7663 LQMC 9.60.260 DENSITY BONUS PERCENTAGES. Wet Bar CIRCULATION 36 TOTAL SPACES 520 (Includes 52 FEV spaces) i`- �_ W: egancivil.com 31% x 225 = 70 MODERATE INCOME UNITS WH MECHANICAL 12 PARKING REQUIRED (INCLUDES COVERED PARKING) PER LQMC 9.60.260 (K) BY -RIGHT PARKING INCENTIVE Steven Egan, Project Designer ` MARKET -RATE UNITS 214 UNIT MIX AS PERCENTAGES: 11,296 sq ft NOTE: LQMC 9.60.260 (K) BY -RIGHT PARKING INCENTIVE AND PARKING RATIOS APPLY TO THE ENTIRE DEVELOPMENT LANDSCAPE ARCHITECT AFFORDABLE UNITS 70 186 1-BED UNITS (65.5% of 284 UNITS) (NOT RESTRICTED TO ONLY AFFORDABLE UNITS) PARKING RATIOS PER LQMC 9.60.260 ARE LISTED ABOVE. {. I • Hermann Design Group, Inc. TOTAL UNITS 284 98 2-BED UNITS (34.5% of 284 UNITS) Balcony Count not Y ( including common exterior walkways) 9 Y) MARKET RATE UNITS: 140 1-BR UNITS x 1 SPACE UNIT REQUIRED = 140 / Q i � 77899 Wolf Road, Suite 102 284 TOTAL UNITS Qty Area (SF) Total (SF) 74 2-BR UNITS x 2 SPACES/UNIT REQUIRED = 1481 �� PROJECT SITE _ _ Palm Desert, CA 92211 MARKET -RATE UNITS PROVIDED: AFFORDABLE UNITS PROVIDED: First Floor AFFORDABLE UNITS: 46 1-BR UNITS x 1 SPACE/UNIT REQUIRED = 46 �` Ji' '� ` � • T: 760-777-9131 140 1-BED UNITS 46 1-BED UNITS (65.7% of 70 UNITS) Balcony 28 61 1,708 24 2-BR UNITS x 2 SPACES/UNIT REQUIRED = 48 j; W: hdg-inc.com Jose Estrada, VP, Project Manager 74 2-BED UNITS 24 2-BED UNITS (34.3% of 70 UNITS) COMMUNITY CENTER: 1 SPACE PER 300 SF OF GROSS FLOOR AREA _ _ �, + _ 214 TOTAL MARKET RATE UNITS PROV'D 70 TOTALAFFORDABLE UNITS PROV'D Balcony 34 66 2,244 2000 SF / 300 SF 6.57 ' 1 � � � ELECTRICAL Balcony 44 60 2,640 TOTAL SPACES REQUIRED: 389 RTM Engineering Consultants Gross Liveable Area Gross Building Area 106 6,592 sq ft TOTAL SPACES PROVIDED: 520 i 1;4 39249 Leopard Street, Suite A-101 Area (SF) Area (SF) Second Floor COVERED PARKING NOT REQUIRED PER LQMC 9.60.260 (K) BY -RIGHT PARKING INCENTIVE Palm Desert, CA 92211 UNITS: PROVIDED: 396 COVERED 117 UNCOVERED ' '�_' T: (760) 983-2007 Bldg 01 (2-STORY) 10,887 Bldg 01 (2-STORY) 14,926 Balcony 28 61 1,708 ti W: www.wtmec.com Bldg 02 14,135 Bldg 02 19,272 Balcony 34 66 2,244 COMMUNITY CENTER: PROVIDED: 0 COVERED 7 UNCOVERED Victor Leon, PE, Principal (2-STORY) (2-STORY) TOTAL SPACES PROVIDED: 396 COVERED + 124 UNCOVERED = 520 TOTAL Bldg 03 (3-STORY) 29,688 Bldg 03 (3-STORY) 38,214 Balcony 44 60 2,640 Bldg 04 (3-STORY) 34,528 Bldg 04 (3-STORY) 45,672 106 6,592 sq ft NOTE: ADA AND FEV PARKING IS INCLUDED IN THE OVERALL PARKING COUNT , F 'f' } r Bldg 05 (3-STORY) 18,464 Bldg 05 (3-STORY) 24,969 Third Floor r i , Bldg 06 (3-STORY) 25,278 Bldg 06 (3-STORY) 33,070 Balcony 14 61 854 ACCESSIBLE PARKING CALCULATIONS FUTURE EV PARKING REQUIRED PER CALGREEN BICYCLE PARKING REQUIRED PER CALGREEN CH 5 ti - Bldg 07 (3-STORY) 21,755 Bldg 07 (3-STORY) 30,504 Balcony 28 60 1,680 TOTAL PARKING SPACES 520 TOTAL PARKING SPACES 520 SHORT-TERM 0.35 1• ' ryr ,_ F 10% OF TOTAL PARKING SPACES 52 (59r° OF VISITOR VEHICLE PARKING) r , I �• �,; Bldg 08 (3-STORY) 27,983 Bldg 08 (3-STORY) 36,163 Balcony 30 66 1,980 2% OF 513 ASSIGNED PARKING SPACES 10.26 LONG-TERM 0 - N/A , Bldg 09 g (2-STORY) 12,906 Bldg 09 (2-STORY) 17,314 72 4,514 sq ft TOTAL HC SPACES REQ'D 11 FUTURE EV SPACES REQ'D 52 NOT REQ'D, NO 10 OR MORE TENANT -OCCUPANTS �r ' 0• r� • •. FUTURE EV SPACES PROVIDED 52 i i Bldg 10 (2-STORY) 12,884 Bldg 10 (2-STORY) 17,402 284 17,698 sq ft 5% OF 7 UNASSIGNED PARKING SPACES 0.35 MIN. BICYCLE PARKING REQ'D 2 TOTAL HC SPACES REQ'D 1 TOTAL BICYCLE PARKING PROVIDED 4 Bldg 11 (3-STORY 20,577 Bldg 11 g (3-STORY) 26,315 •' Clubhouse (1-STORY) 2,680 Clubhouse (1-STORY) 3,268 Fire Risers Count ADA CAR SPACES REQ'D 10 PER CALGREEN 4.106.4.2: ELECTRIC VEHICLE CHARGING SPACES (EV SPACES) CAPABLE OF SUPPORTING FUTURE Pool Equip (1-STORY) 186 Pool Equip. (1-STORY) 271 QtyArea SF ( ) Total SF ( ) ADA VAN SPACES REQ'D 1 ELECTRICAL VEHICLE SUPPLY EQUIPMENT (EVSE). TOTAL ADA SPACES PROVIDED 12 INTENDED TO DEMONSTRATE PROJECTS CAPABILITY & 231,951 sq ft 307,360 sq ft F.R. 11 8 88 CAPACITY FOR FACILITATING FUTURE EV CHARGING. IN Fire Riser 1 12 12 NO REQUIREMENT FOR EV SPACES TO BE CONSTRUCTED OR NOTE: GROSS BUILDING AREA INCLUDES AREA WITHIN SURROUNDING EXTERIOR WALLS AND AREAS AVAILABLE UNTIL EV CHARGERS ARE INSTALLED FOR USE. OF BUILDING NOT PROVIDED WITH SURROUNDING WALLS IF WITHIN HORIZONTAL PROJECTION OF 12 100 sq ft ROOF OR FLOOR ABOVE (EXCLUSIVE OF VENT SHAFTS AND COURTS). MCI PA IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Title T1 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 401 I PAWIts, ..,., T _ - - - - rpAo1y; ICI �- �7 �yo �y�� FAam.7j4 I• • • i i!' � 7 � yi _,•r.•� -.�.v ,� it , y i � � � .. � �l�.r/o�i.��y����������yi.�� ��.��i.�����'��'.�'i�.�'. .���i r'���� dam►. �r����.li..�il�i..Oo�dil.�i.���.����'�/G.���r�!����A���..��i����� .y���%'�i��.,�. �.�i.�����-' yi.��'�.�'�,�'i���i� ��rJi.���/r�����,_ , .:. _., ,.�''. , .•. it �� II I � , t ► 'i� I' I ,!� i yI� � I � !G � i.. II //�/ I � r I i .. .. .. .. .. .. .. .. � �`I �� �I I i � II�. ���. I� ►� i �I � I ! I I����� / � � ! I ��I� / � � •T� it ��i � f ,r_ u PA �11/J �I , �U�I _iIS//1�1� � I y �I I } � �/ ► I / I�/�, i " ► i� � I �I I � �I ` ilY/// ' Ir { /y �� //, t I 0I►%/fir ___J I / , ��j� �y/ _� ��jj��;; f . ' �I/� r /Ip i. !�►�ii� d .1 �� I� /.iI�L'v� �� Ala /� �d�!� /././i �iv / i .�If// .1 c EPA y N� 1 1 • I •yyamWAN h EPA � � �� - it " '�' J�� ` � � � ►,� Wil - 4y 7' • -- — Id ---- ----. , p I► , ICI, I��II�` �a � ��� � ,•�— ��'�I . ��` � ,�, -� - � .. � , j� �i � � �� MAE WE PAID, mw III / I`I % - /I - I---- / • , •1�� I'� �//�7 �� o u P"�,rP4 .�I I IIIII ���.�' . • � / I -. I• C 10/ ���?.!//l: II �/ 7�IQ�.� rr//�%/ll.%/�//10/l///I�//J, ; �. - / � � ��y.tpy��� .. �/�-j��T` �/D+' yii�i� • ir, �1►1 AV VIA IPAP tral �� WA ME M, AV�► i� „� --.�� ..i., I = Y I I I o III I I I I I o � I I I s a_ 0 -< II cl o I EXISTING BUS STOP ! I I I I I I I I I I I I I I I I 4;& SHELTER I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I x 411 I I II i x 4 4.5 co I I I I I � I H II I o I • WE W 11 o, .��or//J.�%1 ._io.�_y0✓�/��il/ /IDdddy� _,�.�ddddD.1/d/d� dd.�il//d,.�/l/�` �i.� �/�/1 �� _ �o ��MA /,� ��'j �� I '' �//y ,"'j/� //�//1/� ' ��/ � '� �� � I EIS - ♦ � � J�,-, , •O � s•�Gd� � ��,a� I %� III �% ' �/��, �/ / � • 1 � � �1 _�"'• �� I .. '•%� �����- ' ��i �, �� ���II� � rim - �i�i�/i�I/I%��r .r. -"' � � i���I, � i � p: �� �'� ;��il : �-�''' '• �� 0 /J / • i'►'�� �� // I , z�/ ��i%'I� ., . �.�� .� . / .i� .-I�l����11IIrI .. .. ®�.�i��,- �, .����� .� �I .�I�1!� �.I�b„�I/1��� .� � /. .�I • .�� � •� � .� ��� ..,•1 1 \III .. / ■ — ',I� / I/�i a7 , � �� � //i • / �� `'� /� -BLDG.01 i' �,�" / �, /raw..• �� `' � lid r � ,�, n,� � � _r �.,,,.-.r.�---� _ _ _ �- - -'" •. sLk R o II, 16'23k,W 1kXR�-Plmi DRAINAGE EASEMENTx -_-_6.61 --- _D7S-- — — — — — — — — N44°2106"Wo�— w — — — — ---- 32.52' LC) o — — — — — — — — — — — --- ------ -----_ °o)L0— --- ---- — — -- — r7 u> \� ,----- Y---- ------- —— --A—s h.(0 GHT -O-WA) --H 00 H �TRAF C LANE 44. — — --a - - - — —� TRAFF �� ��-------- �1.ANE - ----------------- ----- — — — - ---- ---------- - _ -------------------------- CART/BIKE LANE / \_---_---- _ — — — — — LOW WATER CROSSING _ -- ---- --- �`U- ------ ---- — LAEfto 40 0 40 80 120 ABBREVIA TIONS.- C/L CENTERLINE TP TOP OF PAVEMENT SCALE: 1 "=40' EG EXISTING GROUND TIC TOP OF CURB FL FLOW LINE TF TOP OF FOOTING FS FINISH SURFACE TW TOP OF WALL GB GRADE BREAK (XX.XX) EXISTING ELEVATION SWALE PRINTED ON: 02/28/2023 �� O BENCHMARK: ENGINEER COUNTY EGAN CIVIL, I N C. BENCHMARK: TOP OF CURB #2006 /ELEVATION: 252.27 TC /DATUM: NGVD29 FT MARK BY DATE REVISIONS APPR. DATE a ,oFESSlo �. APPROVED BY: PLAN CHECKED BY: IN THE CITY OF LA OUINTA, RIVERSIDE COUNTY, CALIFORNIADH DESCRIPTION: TOP OF CURB AT THE BCR AS SHOWN ON THE CITY OF RANCHO MIRAGE c� �N DAN/cq!! SHEET STREET PLANS FOR THE KESSLER OFFICE BUILDING, SHEET 9 OF 9 ON FILE IN THE TROUTDALE VILLAGE CALL OFFICE OF CITY ENGINEER OF THE CITY OF RANCHO MIRAGE AS PLAN NUMBER E0600371. y �a y PO BOX 5282, LA OUINTA, CA 92248-528 CIVIL OF r� DIAL m Z m (7GO) 404-7GG3 M. EGANCIVII CO DATE CIVIL SITE PLAN 3 BASIS OF BEARINGS: SHEETS BYOUOD G THE BASIS OF BEARINGS FOR THIS SURVEY ARE BASED ON THE CALIFORNIA NO. 73070 � PREPARED UNDER THE DIRECT SUPERVISION OF: r�10 81 1 COORDINATE SYSTEM (CCS83), ZONE VI, (2017.50 EPOCH) AS PER GRID INVERSE * * TRAFFIC CITY FILE NUMBER TOLL FREE 1-800-422-4133 CALCULATIONS BETWEEN CONTINUOSLY OPERATING REFERENCE (C.O.R.S.) STATIONS cIV iv ��Q 284 UNIT APARTMENT COMPLEX AT LEAST TWO DAYS BEFORE YOU DIG P491 AND PIN1 PER PUBLISHED VALUES PROVIDED BY THE SCRIPPS ORBITANDqlF OF CA`�FOQ` DATE: 02/28/2023 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT PERMANENT ARRAY CENTER (S.O.P.A.C.), BEING: NORTH 78• 59 35.49 WEST. WASHINGTON ST &AVENUE 50, LA QUINTA, CA 92253 BENJAMIN DANIEL EGAN, R.C.E. 73070 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE APN 646-070-016 402 x 4Pjb v x 4&.// 4 .6 ° 1 I /// _;W1111, // i // ° I IL / i/ I o I I (n I I I I // / � -� - 0 PROP -TY L�NE ,r/ ° " N89 59 5 N 1215.32 W W W - - - - - - W aC'7�CRA�aE - W W �ARAG€- W- W W ARAG W E- W- W --GARAP€ - - W -GARG -W - W W W W - - �ARitGE- - -GARAGE - W- W - GARAGE- - - W- ARA I I I O W W W W W ''] W W W x 54.0 C co I I W V• W W W W J / W L-G WW W 0 CATCH BASIN 42.2 -_ W 48 19.5FL � �-----_ -'-- \ 51.4FL - a7Jil� _ 50. 59-8FL �- ; - - I I I !h D s p t e e , •s • • • / D • D • 52 I • W I 18■ STORM LINE W W DRYWELL-4 --- 11'�---- -- - _ -- ----. -- _ - - - ---- ---- --- _- ---- --- �__ ---- - -- ---- ---- ---- ---- ---- r--- 1.OtRI /� ---- ---- ---- ---- ---- --- __ ---- ---- -- ---- - _ - - ---- -- ---- ---- ---- --- TRASH- _S W /W i 1 L O 1 J PROPERTY LINE - SEIBACKw w w w - V W W W W WSJ W W W W W W W j I 53.5FL / _ - I W jD / 110, IW �' - i __-_ --__ _ W W ---' ---- -- --_ - _ --_ W Y W W W W W W W • I W j X 5 IV W 49.2 �I I 64' 20' 54.5 `1� W W °D ° W W �v W W W W �•\ V' y W° W W W W W W W W • W W W W jl` W W W ° W W /�I,'PIV M OC PN M W y W W o W •• .� W W C. Ik ° W ° W °W W W / W ° x ' I ��j W W W W � W • W- W W W W W W J W W W IG ~ W G W 55.4 vJ 1 4 .6 W V W W W 'BLDG. 2`�,,,J W W BLDG. 9 W W W W PAD 51 5 W W W k 49. ; • W W D BLDG. 10 W PAD=55.0 I PAD=53.5 2-STORY W W W W W W W W W W W W W W W 2-STORY / 16 UNITS W PR. DET. BASIN BLDG. 1 2-STORY / 20 UNITS / _ � � TOP=48.0 W W FOOTPRINT - 9,000± SF BTM=42.0 - PAD=51 .0 FOOTPRINT - 10,000± SF ' " ' - FOOTPRINT - 9,000± SF I I 2-STORY / 16 UNITS I I O W I W W W X W.� W W D ,' 11 I` r ' • W W V \ W W • W 3.Z Y W W W W W W W W W W W W ! j/ ' /' W 49.2 I I � FOOTPRINT - 7,500± SF ,3.8 I I W W w W W W W W W W • W W W W W W ry 1 1 \ ° W V, W W W • .v W S2• W W W W W W V. W W W pe BLDG. 11 ; I I I W V•� I V, I W W - W D W W W W W W r � I I I W W e W W W W W W W W I I I W W ° W W W W W W ° W • W\` `` \1j ' , ° IIII �I�.II �I (n \ '.` II WW W �I I VW WVW s eVW W W W W W W V s W W W • -W - -� W WW W W W W W DW W ° W °W W W W W W �VIy� II __`�iI I11I 1 11_1 ___`_-\_� WW WW WYW WW W WW W WW W W PAD-53.0 W WW WW W WW •W WWW WW W �Wr WWW WW �\ W W WW W W W W W WW •WL W D WW WW_` ��`�` J�._ %-_ __ ____ /• .S V W 3-STORY / 24 UNITS FOOTPRINT - 9,000± SF / f l W W � 53.9FL .1FL ! f PROPERTY L�NEjO. I.6 / / I O I I y W I W W 1 W - -- �0.9 W W W W W W W W W W W JI I I I j I • p I I I ` > 1 / / / i i \ I I wl w D • D w ool Equ ' 4.1.7 W V W / % ,� ° W W W • W W I / �� W W W I v /' J' I W W W W • W V• W W W . ° W W W � W , � I � / \ W W • W • ° D W W \ � W i • W /W ' '! D / ' W W W W D• W W W W W / W W W W W • O W W - ' W r n H I W W W W W D• D , • e • W W W W W W -J{ � , I w w W W W W W W W W I , /i � .W , j' !, �� W I `,�J • • � e W W V, VW W VW J � ' _ _ ____ fj��j W W W W W � W W W � / ' ' `� / i ! !J 'I II 49.3E ° W ° + pQ W W V. W W W ,' ; �V �11� W W W W W W W •W '/ / I /' /�; ;; J \ -- • x 54.2 r ! -� • W • PbEI •�• s W W C W W W = W W W W W W W W W W ~ W •x �SJ. • • ° W W x.lSO.- W W I W W -� W`\\ W W W • Z S L NE \ • SPa • W W W W W Vi ° \\` I D W W �Vr/ BLDG. 8 W W W W W W W W W / j i W Q� • ' Pool 1' �- s3r� 1 PAD. W W W W W CLUB ,3F =545 W p • W W W W W V, W `� 4.[-7. W y W 1 W\ W W W • W W V3 W W W HOUSE p • ° , s W W W W W °F LL77 _, I °` W W �' .49 W I I I W W - z z -� • D D _j • D W W W W W W 3-STORY / 36 UNITS FOOTPRINT - 12,500- SIF PAD=52.0 - - • 1 D • D° W W W W _ W W 1W iW W W W W W cq 44. I I II I I - `I W W • • p• •p s W W BLDG. 3 52OtRI W W V• W W W W W W \' /, W PAD=53.0 ' / ,, I I I I D • ° 3-STORY / 36 UNITS yy X 7• x 46.6 49.3FS W W W W W W W F^\ I^` I I I - __/ - • FOOTPRINT 14,000±SF I I I W 1 W` _ 1 •° ° + D W W W • W 1 W W J ` ' 11 ° W W W W i/ ' l \``i ,/ `` i I I j W,^� / W W W W W W W W W W W W W • W W W W W lv�,� W W " I I ,' W W W •I �`` I I I I I W 1 ' r' W / , W W W W W V, V, W W W W W W W W W • W V• __ i-� , X W W ,� ' I I ' I I I( '\ W W Q /' ' • W W W W W W V' j � � 'I f' W W W W W / � I, � ! I` X 48 I I I II \W _ � I / W • W W _ ' I ; ,, W W W W ° W //' '! .OF �/ '� � I j I� W X O.2 14 I I I I W ' . BLDG. 4 V' 4 .6 I W II W 7. i PAD=51.0 W W BLDG. 7 I W I I I I 3-STORY / 36 UNITS • $• ;' �-- ____ _, PAD=53.0 I W FOOTPRINT - 15,000± SF S! / `, I I W W 2.0% 0% W % '' " W W W 3-STORY / 24 UNITS I W I W w W W� W W W - ____ ! W W W W W FOOTPRINT - 10,000± SF W W W^ W W W W W V• W W v \\` / ,' ' W W W W W -4`\ W ` ' (! 1 S / jx I I W W W W W W • W W W W W W W W W W ' 01 I I W W W W W W W 'k W W I I ✓ - PIV FOC -__ T' I -_� \ '/' / J , v /' O O W I I I U W W _ ° _ d nD • '° W S W W W W W W S .O - . I ' ° ' �� ! x 3 .5 ------- 7' - • 1 I --_ - 1 I • ° W • \\W W W W W W W •' ' ! I ' ' `I f W fgMI W W W _ _ _ _ - W W W W W W W W W , , I, , H , I J' W W -=- ---- ---- ---- ---- -== ' "' --- ---- ---- '_ I I -' -_- 1 I __' - ♦ I-- __- 1 I . \� W I j i W W W W W W / � �� / �i/ - -- `\` .e I I I WA TV /f 1 / 64 20 CATCH ASIN y 48.ORI 91RIk t1�IM 51.019IM Iv I I I I I I W w W W w I I I I I I I I I I I I I I I I I I I I I I I W W W W W I I i y- I I I I I W li I Oj W W W W W ' I 4 [J} W W W V I I � W W W W W \\ IW I W W W W W W W W v W \\ W W PR. DET. BASIN L w 44.5 , w W TOP=48.0 W BTM=42.0 \ I I I I I ,�7 C 2 W W W W W W W W W W W H I W i 1 11 11 - will! 0 �mj,Mi i-0 I I / �� / � � I I x 50.7 / W / ' • 17 D' s \ D` ' __ - _-_ �\ \ D S� W \ 46. RM L M W W W W W W W• W W W W� W 1 W W M - \� \ W W / xx' ! / ! j O W W W W VW W W W W W W W W W• W W W -_ `` \ / 52.4FL ;` J /% O W D W V \ BLDG. 6 W W '` - ``�� 52 BLDG. 5 W W W I W W - PAD=52.0 49.5 W W W W W W W W W• `\ _ 52 • W W;` / , PAD=50.5 W• W W ,,9 3-STORY / 36 UNITS W W ogPark W 3-STORY / 24 UNITS StTBAN % - W W FOOTPRINT - 11,000± SF W W W W W _ y_ __ __-_ E E E W FOOTPRINT - 8,000± SF 14V -4 / �/% SD SD --- =---Y--�k-�$> W PROPERTY LINE x pryq.5 SD - .yETBnyK W W W W W W W W - 34-33 JL.J _ W W W R. RIGHT-OF-WAY 51 52v- W W W W W W---� SD - •_ - W- W W SD SD SID - - W W =-------- -- - - - - - - - - - - 84 1EX. RIGHT-OF-WAY - 2316.61 ' 80INA7E7EN-------------__-_ so i hill -- ----- --- - �- - JWIN // /////////%%%//////%%/////////////%i�,/// • - n J Q C L CENTERLINE RAW CUT: 5,500 YARDS EG EXISTING GROUND TC TOP OF CURB RAW FILL: 47,400 YARDS FL FLOW LINE TF TOP OF FOOTING IMPORT: 41,900 YARDS FS FINISH SURFACE TW TOP OF WALL THE ABOVE QUANTITIES ARE AN ENGINEER'S ESTIMATE ONLY AND GB GRADE BREAK (XX.XX) EXISTING ELEVATION ARE PROVIDED FOR GRADING PERMIT PURPOSES. CONTRACTOR CP COVERED PARKING SWALE SHALL VERIFY ALL QUANTITIES FOR THIS BID PURPOSES. PRINTED ON: 02/28/2023 �H� O BENCHMARK: ENGINEER COUNTY BENCHMARK: TOP OF CURB #2006 / ELEVATION: 252.27 TC / DATUM: NGVD29 FT MARK BY DATE REVISIONS APPR. DATE It APPROVED ESS/pN EGAN CIVIL, I N C . �. APPROVED BY: PLAN CHECKED BY: IN THE CITY OF LA QUINTA, RIVERSIDE COUNTY, CALIFORNIAD DESCRIPTION: TOP OF CURB AT THE BCR AS SHOWN ON THE CITY OF RANCHO M I RAGE c�� ��N 0 A N/�c� q! ! SHEET 2 STREET PLANS FOR THE KESSLER OFFICE BUILDING, SHEET 9 OF 9 ON FILE IN THE �� ,P �c. �y ` TROUTDALE VILLAGE CALL OFFICE OF CITY ENGINEER OF THE CITY OF RANCHO MIRAGE AS PLAN NUMBER E0600371. y �a y PO 60X 5282, LA QUINTA, CA 92248-528 CIVIL OF DIAL °p Z m (7fi0) 404-7Efi3 M. EGANCIVII C0 DATE CONCEPTUAL GRADING PLAN 3 eAsls of BEARINGS: SHEETS BEFORE DIG 811 THE BASIS OF BEARINGS FOR THIS SURVEY ARE BASED ON THE CALIFORNIA NO. 73070 PREPARED UNDER THE DIRECT SUPERVISION OF: ,110 COORDINATE SYSTEM (CCS83), ZONE VI, (2017.50 EPOCH) AS PER GRID INVERSE * TRAFFIC CITY FILE NUMBER TOLL FREE 1-800-422-4133 CALCULATIONS BETWEEN CONTINUOSLY OPERATING REFERENCE (C.O.R.S.) STATIONS CIV IQ 284 UNIT APARTMENT COMPLEX AT LEAST TWO DAYS BEFORE YOU DIG P491 AND PIN1 PER PUBLISHED VALUES PROVIDED BY THE SCRIPPS ORBIT AND qlF OF CA`�FOQ` DATE: 02/28/2023 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT PERMANENT ARRAY CENTER (S.O.P.A.C.), BEING: NORTH 78' 59 35.49 WEST. WASHINGTON ST &AVENUE 50, LA QUINTA, CA 92253 BENJAMIN DANIEL EGAN, R.C.E. 73070 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE APN 646-070-016 403 x4 �34E_12 MAIN _ MANHOLE 2.5 49.3fRIM x I 4 3 IE TRASH ' CLEANOUT M M x L=51.0 IFIR RIS ROOM FIRE F BLDG. 1 g PAD=51.0 3 2-STORY / 16 UNITS N FOOTPRINT - 7,500± SF ` �I I'- "ice■II� I- `� 'w'510 PRO t II v M49.1 50.9 FIRE RISER 137 LF PR. 8" I- 1z' RE 1. r- J ,oBs. ' ' 1215.32' ° PROPERTY LINE npQGE ` G` GE GARA GARAGE GARAGE GARAGE GARA GARAGE x 51.4 x 54.2 x 5 5 .3 i - 201}-LF PR. 12W TER MAI LF PR. 12" WATER 397 LF 12" WATER MAI I MANHOLE-ed A ea�� i 1. IE l 42.8 IE - 44.0 IE , r -- --- r� --- °,,i - ---- - - ---- ---- ---- ---- --- -- ---- MANHOLE �' --- -- - ---- --- ---- ---- - ---- ---- ---- -- ---- ; - _- _ -- - ---- -- --- ---- ---- ---_ -- r J 51.0±RIM ---- _--- - ---- I : , I ` - -- --- - - f - - 41.3 IE -- - ------ )LE -- - I - gH I -- -S $ 3 w _ _ 51N2�LIM -- --- --- ---- -- - -- -_- CLEANOUT x 5 NI CLEANOUT N 41.0 IE - F RE RISER 1 43.2 / 1; OOM M CLEANOUT x 2 FIRE RISER x ROOM EL= .0 \ N =53.0 FI RISf#254. > 55.4 g J) BLDG. 2 PAD=51.5 2-STORY / 20 UNITS FOOTPRINT - 10,000± SF a3.B UB I x7Fwv� 73435F� =52. BLDG. 4 7. PAD=51.0 3-STORY / 36 UNITS FOOTPRINT - 15,000± SF r-, x BLDG. 3 PAD=53.0 3-STORY / 36 UNITS FOOTPRINT - 14,000± SF OB W 5F� IN I FIRER SIR ROOM ' j I s. L278 LF PR:� 12" WATmgaiN \ � I BLDG. 11 )U' PAD=53.0 4 3-STORY / 24 UNITS FOOTPRINT - 9,000± SF � � n T BLDG. 10 PAD=53.5 2-STORY/16 UNITS FOOTPRINT - 9,000± SF 11L93.1 \ x x 484 BLDG. 7 PAD=53.0 3-STORY / 24 UNITS FOOTPRINT - 10,000± SF 30 CLE 74 x 46. x 53.2 , r r 1 � ` x 54.2 BLDG. 8 PAD=54.5 3-STORY / 36 UNITS FOOTPRINT - 12,500± SF A I. V wow 11, IS 7, BLDG. PAD=55.0 I 2-STORY / 16 UNITS FOOTPRINT - 9,000± SF HYD 5 EL=55. t t x 150.2 PROPERTY 49.2 x 50.7 1101 FIVEhic" WOMIAMom� / •-ice :;� �w FA rd RON�'� owl s • -/////Z // '�//// --- ///////Ti/,,. __----- �i�/.,,. ____ ,,,; "'//// �% /�///,,..__ ///i/%/%i,.._./////%/ __________ ___________ ///// /////�ii�//i/����������������� - MR Aro-1 o0 40 0 40 80 120 SCALE: 1"=40' PRINTED ON: 02/28/2023 �� O BENCHMARK: ENGINEER COUNTY BENCHMARK: TOP OF CURB #2006 / ELEVATION: 252.27 TC / DATUM: NGVD29 FT MARK BY DATE REVISIONS APPR. DATE Q�oF ESS/ON EGAN CIVIL, INE.rol APPROVED BY: PLAN CHECKED BY: IN THE CITY OF LA QUINTA, RIVERSIDE COUNTY, CALIFORNIA DH DESCRIPTION: TOP OF CURB AT THE BCR AS SHOWN ON THE CITY OF RANCHO MIRAGE c� �N D A N/cq! SHEET 3 STREET PLANS FOR THE KESSLER OFFICE BUILDING, SHEET 9 OF 9 ON FILE IN THE ,P �c. �y ` TROUTDALE VILLAGE CALL OFFICE OF CITY ENGINEER OF THE CITY OF RANCHO MIRAGE AS PLAN NUMBER E0600371. y �a y PO 60X 5282, LA OUINTA, CA 92248-528 CIVIL OF DIAL G co Z m (7fi0) 404-7GG3 M. EGANCIVII CO DATE PRELIMINARY UTILITY PLAN 3 BASIS OF BEARINGS: SHEETS BEFORE DIG 81 1 THE BASIS OF BEARINGS FOR THIS SURVEY ARE BASED ON THE CALIFORNIA � NO. 73070uj PREPARED UNDER THE DIRECT SUPERVISION OF: �10 COORDINATE SYSTEM (CCS83), ZONE VI, (2017.50 EPOCH) AS PER GRID INVERSE * TRAFFIC CITY FILE NUMBER TOLL FREE 1-800-422-4133 CALCULATIONS BETWEEN CONTINUOSLY OPERATING REFERENCE (C.O.R.S.) STATIONS J� C1V1�, ��Q 284 UNIT APARTMENT COMPLEX AT LEAST TWO DAYS BEFORE YOU DIG P491 AND PIN1 PER PUBLISHED VALUES PROVIDED BY THE SCRIPPS ORBIT AND qlF OF CA`�FOQ` DATE: 02/28/2023 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT PERMANENT ARRAY CENTER (S.O.P.A.C.), BEING: NORTH 78' 59 35.49 WEST. WASHINGTON ST &AVENUE 50, LA QUINTA, CA 92253 BENJAMIN DANIEL EGAN, R.C.E. 73070 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE APN 646-070-016 404 i cozo PROPERTY LINE INTERIOR SIDEYARD SETBACK LINE SIDEYARD SETBACK: MINIMUM 5-0" SETBACK PLUS 1'-0" FOR EVERY - (E) POWER POLE TO N89059'50"W 1327.53' (E) POWER POLE TO - / rn BE REMAIN, TYP. ACCESSIBLE GARAGE FEV GARAGE ACCESSIBLE GARAGE BE REMAIN, TYP. 40.00' _ FOOT OVER 28 0 IN BUILDINL"L G H GHT, MAXIMUM SETBACK OF 15 0 c� I - 1 00 1 - C C S 3 00 00 H 3� z (2.57') I - - - - - 10 R1, R2 I I I o 40 06 G G G G G o5 0 �%Ap NTENA o / io C C C G G G G G p 2 2 IP G G G G G D p p G G G G G p p G G G G G p FEV G G G G p p G G G G G p p p p p G _ G p p G G G G G p p G G G G JG p G G G G G p p G G G G C C L] Ll LlLl Ll L] ALI L]x I LILIC 1 ---------------------- - C I i I P COLOR SCHEME 2 COLOR S HEME 2 COLOR SCHEME 2 r` J a0 C I - U) Q °2 _ - - = SETBACK PER C / I I p -' w 10 ",' `I rn w �` COACHELLA VALLEY co i �1(1/ 6i � n M i P I CARPORT o `� TRASH oo CARPORT 9-0 CARPORT o TRASH ENCLOSURE CARPORT WATER DISTRICT/ C (E) POWER POLE TOE: - - - - - - ENCLOSURE - - - - - - - - - - - - - - - - - - - - - - - - - / BE UNDERGROUND, I- - - - - - - - - - - - - C / p �P- P' �P r h P CIP p! p p 11 \�-CP D CP P P' P P CP CP P -p P P P P O, I D CP CP p p A CP CP �p p C CP CP -p P P P P° ° o / C !C C tas !C C C C C iC C C C !C !C C C - !CP 'eP P CPiiC CIP D 4 iC C trash C iC C C _ / TYP. P o C 0 0 I � p ------ --� ------------- �-- ------ ------------�� ----- '�------------- ��------ ------ --- -- --- --- ------------" - - - - - - ---- - �-- - -1 _ - - _ BICYCLE RACK " ___ ___ ____ ___ ___ ___ ___ ___ ___ ___ _ ___ ___ ___ ___ ___ ___ _____� __ -___ --___- __ ___ ___ ___ _____� RELOCATED � ----------��------ ------ ---- ------ ------ -- ------ -- --------------- --- ---- ---------------- -- ---- -- --- -` --_- ------ ---- -- - - -- -- -- - -- -- ------ -_-- -- -- - ---- -- - -- - -- -- - -- -- - -- -- - -- - - - -- -- --- - -- -- - -- -- -- - --- -- --- --- ------ -- -- - -- -- -- - - -- -- ------ -_ - 3US STOP & SHELTER I ° P o 0 ouo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0_0 0 l0 0 0 0 0 0 0 0 0110 0 0 0 0 0 0 0 0 0 0 0 0 0 010 0 0_o u 0 0 0 0 0 0 0 0 0 0 0 0 0 0u0 0 0 0 0 0 0 0 0u0 0 0 000 0 0 0 0 0 0 0 0 0 0 0 0 0 0u0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 l0 0 0 0 0 o 0 0 0 0 0 0: 0 0 0 0 0 8 0 0 0 0 Duo 0 0 0 01 0 0 0 0u0 ° 0 0 0 0 0 °O / Oq I ° o ° °° >e� N HYDRA ° (N) HYDR NT->� 0 ° ° ° o P p ° o ( ) ° YDRANT� o ;;FEV I \ ° BICYCLE RACK 0-------- °--------------- o / o C/ O�o 0 0 0 ° o \1; 0 0 0 o C/ P P ° ° o ° o ° o ° 0 0 ° 7" 10'-0" I 31'-0" ° ° o o �'';�E� PE�'�', A° o o o / P DRIVE AISL P 0 ° ° o = o Bldg. 9 0 8 00 3 0 5�_0�� ° , Bldg. 2 , ° , ° ° `"';;ttEV' W';; ° 0 0 0 27'-4" 0 2 Story ° / ° R/V� :o,, / P P o ° o CARPORT ° ° Bldg.10 ° „ o 0 0 �0 2 Story 0 O 0 0 0 b ° ,FEV\ - -E' ° ° ° °� ° ° 16 Units Total IV 1 55 - o O o 0 0® 0 0 2 Story 0 00 0 0 p / ° o Bldg. 1 0 ° 20 Units Total ° I``�- ° ° ° ° 0 O 0 i O O° �_ „ 0 0 2 Story 0 0 \ FEV;, 0 ° 0° 0 0 0 24 5 ° C ry ° 0 ° 16 Units Total o 0 0 0 0 O° 0 0 0 PROPERTY LINE P P o °° ° ' 16 Units Total ° 11 -3 0 0 ° ° ,FEv I - 00 ° 0 0 ° 0 0 ° ° AND RIGHT OF WAY I I p p 0 ° °O ° 0 00 ;,�Ey \ \FEV''�',I 0 0 0 ° ° ° 0 , 9" o NOTE: PROPERTY LINE I I I p p ° 0 AND RIGHT OF WAY LINE ° ° o = V � \ 24, ° ° ° I RETENTION BASINS o 0 0 0 0 o E`, ° (N) HY j o W ;1 0 ° ° o 0 ARE THE SAME LINE I p o} 19'-0" o ° 0 0 0 0 0 0 0 0 0 0 0 0° ° o °° o \ ;; 0 15'-5" Bldg 11 ° ° o o Fr o 0 0 -0 o 0 0 0 °°° o° °° \\ C I I H o ° o o ° ° ° ° °° ° o o ° ° o ° o ° ° ° 16'-2„ ° E�/ F V';; _ ° 0 ° o o @ ° o ° ° ° � N ° o 0 0 0 ° 0 0 ° o /:=='� o ° ° ° ° P p ° ° ° ° o ° ADA PATH ° 0 _ - 3 Story ° ° ° ° ° ° ° ° ° CC \ ° CARPORT \ /,•':' 1 0 0/ o ° 0 o I';;FEV�\ E o 0 0 0° ° ° o ° ° ° ° ° ° F TRAVEL o ° 0 24 Units Total 0 0 15 ' / I FEV ° ADA PATH ° / / IMAGE CORRIDOR EIGHTRESTRICTION ° ° ` ° ° B RE o ;,',FEV I - ° o ° ° o o ° °° F TRAVEL �P ° Vul I N G ° ° ° ° - -� 0 ° ° ° ° , / p p 0 ° S ° ° o ';',E%v I FEV '/ ° ° ° ° o / ° LINE OF IMAGE C� RIDO ° ° ° ° ° ° \ ° o ° ° ° ° ° ° �� Cf/ I - O 0 17'-0" P ° HEIGHT RESTRI ION ° ` ° v ° ° o ° ° ° ° TRASH 0 rn, ° ° ° ° ° ° ° ° E�"' l ° ° ° ° ° ° ° trash. ENCLOSURE ° ° o ° ° ° Eti'I ° o p O ° ° 0 °° / ° ° O IE ° o° ° V F V','; o0 0 0 0 ° o o ° / CP: 000 00 0050 0000000000-0 000 o o ° 0 0 o i PED GATE °° o BICYCLE RACK ° ° BBQ BA o ° o/';;FEV\1 _- o ° 00 I - ADA V E -------------------------- co 0 0 0 0 0 0 0 0 0 0 0° 0 0 '„- - I 0 0 0 o I o 0 000000 ° /I I FIRE PIT °° oo \ i,iFEV / FEV l`,\ o o ° o ° ° � CpC/- I L I VEHICLE GATE �_ ° 0 ° Bldg. 3 ° 0 ° ° ° °° �cpi / - _ ° 9• ° ;i�EN ° CARPORT \ I o I W of Dec °° 3 Story ° _ ° ° ° ° ° -- Bldg. 8 °° / I ! c/p \�,,t I I N N (N) HYDRANT 7,096 SF ° „ ° 'I::F�v ° ° ° ° ° ° ° ° ° ° ° 0 3 Story / oM ° 36 Units Total '_7 °32-0 ° ° ° -, w l Clubhouse °FEv I MO UM ° Pool PE 12 ° DRIVE AISLE 1,tras TRASH ° ° 36 Units Total / Cpi �o L o I o 1,343 SF o o _ o /'� -\ ! 0 ENCLOSURE o ° ° o°/; CP/ OR7 `?2; / _ / M� "' I I G „ 13-10 W N o 35'-0" O 24'-0" o c 1 Story o o ° ° ° o ° �2; ° '" CP VF P;i' / /P �T -CO of O WATER FEATURE o 0 0 0 0 0 0 0 0 0 0 00 o 0 0 0 0 0 0 0 0 0 (0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 z 76 SEE LANDSCAPE DWG'S 38 Rom/ 0 0 - _ - 19'-0„ 0 ° ° CP l o � o FIRE PIT ° ° ° ° ° °� " o �I I �38' R o o ° o \IFEV / I O 0 0 ° ��� o I I CALL _ _ ° ° '- 0 0 0 o i p ;�Cp/ I / / L Ln I p BOX O ° o o E 0 0 0° ° / co Q ° rn 0 CP / 7 co C N L - � 38' R I � w o BA A ° ° FEV VA ° o Q 6'1=-p., / I I N KN OX N> BBQ 0 0 " o OR/✓ J Z - N - I BOX V_.HICLE GATE E ° ° ° 0 o Y o I� CP o o / O o NI I o 0 0 0 0 0 0 0 0 \ ° o ° E/= I ° 1 °°° ° o 0 0° 0 00 o° C'p 0 o0 o I ° 0 ° ° 0 ° ° ° ° ° ° ° 0 0 ° ° ° ° o 0 o EVAD ° ° o ° o °° ° /;;;' / ;%I/ CP / C 0 0 o I -- °°° 0000 0° 0000000000 0°00°0°0°°° ° ° - ° ° ° SETBACK I V Q Z of I ° o o °° 000000° ° o o /i;'FEV\I o 0° 0 0° o �CIP / / // PER CVWD 0I?;;' iv N iv z I PED GATE COMMUNI ° 0 ° o ° _ \FEV ' ° 0 00 O ° O \ / V oN n! I (SPLAY BOA D ° 0 0 ° 0 0 ', 0 0 0 ° o 000 °° /'CP \ I CP/ \\\ ^� 'w o v o o i ACCESSIBLE '; W/ KNOX B�X o ° o o ° ° ° FEV �E�% ° °0 0 0 ° / \ Z Z co w DECEL� I SITE SIGN PER P PER RC�D p o o ° °° 0 0 0 ° ° ° �O _ o o ° o ° ° o o ° °o / / �/ co LANE CBC 1109A.8.8 ° ° ° o ° ° ° ° E F ° 0 0 0 ° 0 `,/C "� = o I I 150'-0"' P I ° 0 o Bldg. 4 ° ° o ° ° !F v o ° ° °°° / / c ♦♦^^ o I P 31'-0" p o ° 3 Story ° ° ° ° 0 CARPORT P ° ° ° o ° o ° `L o ° Y'� / / Ic P CO DRIVE AISLE/P 8 ° ° o E+/ I _ Bldg. 7 ° CP/ I ° ° ° ° 00O ° ° 36 Units Total -2" / RETENTION BASIN-> ° - ° 3 StO ° o / -- / Q- 17'-0' p ° o ° ° /';FEV I I \ CP r j ° Story o`° ° ° MCP CARPORT I , /Cp/ - ° ° 0 _�_ 24 Units Total ° ° oVO P P 0 ° 0 ° 0 ° FEV/P/ 0 0° ° ° ° ° P P ° - ° ° ° ,; �E�/ / C� ° ° ° 0 ° YDRA ° CP / I 1'50' o" ° ° M ° N)HYDRANT - / ° o ° ° ° / Cp / LINE OF IMAGE CORRIDOR IMAGE CORRIDOR HEIGHT RESTRICTION ° ° o 0 0 ° ° / CP ° �a o° ll / '� CP / HEIGHT RESTRICTION P ° 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 °_ \° ° ° rt3 `3 °° 0 0 �I ------ -------------------------------- ------ ------ --------------- -- P �CP CIP iiCP C� CIP CP CIP CP CP' P ii CP CP I I LI E OF MAGE CO 0 0 o , CP _ 0 0 c 0 CP CIP P �P Mai ° ° !' I II HEI HT RESTRICTION CARPORT - - - ° -CARPORT ° ° / C� o LINE OF IMAGECORRIDOR-]"CP` ° ° ° o -MCP I , Q - G �„- ,• o P - ° HEIGHT RESTRICTION CP/� rp` :\ ° ° ° ° ° / P D OD C P o CARPORT I TRASH ENCLOSURE O Cp / PROPERTY LINE - - - - - -CARPORT o oQ C}p= ° AND RIGHT OF WAY - _ - - _ -, COMMUNITY _ � " - - - - - - - - McV� _ - ::.,, -° ° ° %' / � � NOTE: PROPERTY LINEiAND RIGHT - - I ° DISPLAY BOARD o \ / I I \ / O \ Cp ° ° ° Cp/ = CP C� CP CP CP CP CP (�.Pi CIP CP CP o Cp"; C� CP CP Cp' C� CP CP C D \/CP Cp" C� CP CP CP �5• z trash W/ KNOX BOX / / \ o / O , OF WAY LINE ARE THE SAME LINE - " I - - RCFD i CARPORT PER ° _ C I � o ouo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 oyo 0 0 0 0 0 0 oyo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 °o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 oyo 0 0 0 0 0 0 0 0 0 0 ouo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0= o 0 0 - -� _ �p ;,r� trash CIP I uFi (N) HYDRANT ° - ° ° ° ° m o ° ° ° ° ° - /CP CP TRASH o 1 CIP g- / w - ° 0 0 0 0 o o 0 28'-0" ° 0'_7" 0 2 ° o //CP ENCLOSURE 60 I I ! -BUILDING SETBACK LINE _ ° o ° DRIVE 0 0 ° (N) HYD A T o ° ° C 132'-9" o U' 12'-1'° 0 0 0 o m P SETBACKS ' _° Bldg. 6 - m 9• PER CVWD z PERIMETER o I too. Bldg. 5 ° ° 1 ° ° °° ° ° 3 Story ° ° 0 ° - PICKLEBALL ° ° ° �P ��'' $ _g - o ° o LANDSCAPING SETBACK o ° ° ° EH CLE ° ° ° ° 36 Units Total _ Do Park ° CP - - - - (E) POWER POLE TO I <� NOTE: MINIMUM 10'-0" SETBACK, o 0 0 o c 3 Story o 0 0 0 0 G E 0 O 9 Cp _ C BE UNDERGROUND, I I AVERAGE 20'-0" SETBACK I 24 Units Total Z - TYP. `; \ SEE SPECIFIC PLAN FOR o PE D - - - - - o / I I I ADDITIONAL INFORMATION w ° o - - - - - - - O / I I , c� KNOX ° GAT ENCE PE _ - I < 0 BOX _ _---_ _ _ Cn - I - - - - - - - A Ci , ° ACCESSIBLE _ _ - - - - - _ - - 4'33" N-2.15' PERIMETER - - - - - - --BU�tDII�G SETBACK N84°3 - _ - -------------------- - ---- ------------------ -------- SITE SIGN F E I� BAC LINE �_ LANDSCAPING „ _ w ° M_ONUME 1 - _ C�C098.i D P�O�Cp�Y NOTE: MINIMUM 10-0 SETBACK, N84°35'07 E 740.80) Gft "- N84°34'33"E 7 0.80 ( `n' AVERAGE 20'-0" SETBACK - SIGN- o Cv V V SEE SPECIFIC PLAN FOR N89°59'03"W 100.0 N N (N84 16'34"W 116.61') R6 M _ PROPERTY LINE RT ADDITIONAL INFORMATION A PART) I - - - � N8 ° 16'23 "W N - oT � P / (N89°59'27"W 1 7.64') R6 78' R6 - - RIGHT ANn OF WAY (NOT NOTE: PROPERTY LINE AND RIGHT N44°21'06"W I N89°58'03"W ' 27.79' 32.52' L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - EXTERIOR SIDE YARD PROPERTY LINE E POWER POLE TO (E) VERTICAL CREST RELOCATED VERTICAL CREST N89°58'03"W 1137.53' (N89°59'33"W 1137.53') R4 (32.52'R5) ( ) INTERIOR SIDE YARD SETBACK TO BE REMOVED (IMAGE CORRIDOR) AND RIGHT OF WAY BE UNDERGROUND, SIDEYARD SETBACK: MINIMUM 5-0" SETBACK PLUS 1'-0" FOR EVERY MAXIMUM SETBACK OF 25'-O" NOTE: PROPERTY LINE AND RIGHT TYP. OF WAY LINE ARE THE SAME LINE FOOT OVER 28'-0" IN BUILDING HEIGHT, MAXIMUM SETBACK OF 15-0" _�- _-- 72.21' (72.21')R4 20 p•, BUILDING SETBACK LINE PERIMETER LANDSCAPING SETBACK MINIMUM 10-0 PROPERTY LINE CP CP CIP CP CP CP CP CP CP CP CP CP 1 CP CP CP CP Common Area Calculations UNIT MIX Parking Calcs Area (SF) Unit Type Unit Name Beds Qty Area (SF) Total (SF) Qty 1, First Floor 1-Bed Apartment 1A-ADA 1 28 673 18,844 ADA 6 CLUBHOUSE RESIDENT ACTIVITY 978 1-Bed Apartment 1A-STD 1 42 673 28,266 ADA VAN 2 Fire Riser MECHANICAL 12 1-Bed Apartment 1 B - ADA 1 44 755 33,220 C 28 GYM RESIDENT ACTIVITY 725 1-Bed Apartment 1 B - STD 1 72 755 54,360 CC 4 HALL CIRCULATION 186 2-Bed Apartment 2A - ADA 2 34 960 32,640 CP 283 HK SERVICE 36 2-Bed Apartment 2A - STD 2 64 960 61,440 Office ADMINISTRATION 290 382 284 228,770 sq ft FEV 50 Pool RETENTION BASIN 1,343 FEV ADA 1 Pool Deck TERRACE 7,096 DENSITY CALCULATIONS FEV VAN 1 Pool Equip MECHANICAL 186 BASE DENSITY: 14.03 ACRES x 16 UNITS/ACRE = 225 BASE UNITS G 57 TOTAL UNITS PROPOSED: 284 UNITS RR RESTROOMS 124 Mail 1 Shower RESTROOMS 68 284 UNITS - 225 UNITS = 59 ADDITIONAL UNITS P 87 Spa RETENTION BASIN 93 59/225 = 26% DENSITY BONUS IS BEING PROPOSED 520 Stor SERVICE 111 Wet Bar CIRCULATION 36 FOR 26% DENSITY BONUS, 31% OF BASE UNITS NEED TO BE MODERATE INCOME UNITS BASED ON LQMC 9.60.260 DENSITY BONUS PERCENTAGES. WH MECHANICAL 12 11,296 sq ft 31% x 225 = 70 MODERATE INCOME UNITS TOTAL PATIO AREA 6,664 SF TOTAL BALCONY AREA 11,196 SF (N.I.C. STAIR LANDINGS) 1327.90' (1327.59') R2, R3 AVENUE 50 PARKING LEGEND: ADA = ACCESSIBLE STANDARD PARKING SPACE (9' X 19') +T AISLE ADA VAN = ACCESSIBLE VAN PARKING SPACE (9' X 19') +8' AISLE C = COMPACT PARKING SPACE (8.5' X 16') CC = COVERED COMPACT PARKING SPACE (8.5' X 17.5') CP = COVERED STANDARD PARKING SPACE (9' X 19') FEV = FUTURE EV PARKING SPACE (9' X 19') FEV ADA = FUTURE EV ADA PARKING SPACE (9' X 19') +5' AISLE FEV VAN = FUTURE EV VAN PARKING SPACE (9' X 19') +8' AISLE G = GARAGE STANDARD PARKING SPACE (10' X 20') MAIL = DESIGNATED MAIL VAN PARKING SPACE (9' X 19') P = STANDARD PARKING SPACE (9' X 19') (9' X 17) PARKING FACILITY BREAKDOWN UNCOVERED STANDARD PARKING SPACES: 88 SPACES INCLUDES 1 FEV SPACES UNCOVERED COMPACT PARKING SPACES: 28 SPACES INCLUDES 1 FEV SPACES UNCOVERED ACCESSIBLE PARKING SPACES: 6 SPACES INCLUDES 2 FEV SPACES CARPORT STANDARD PARKING SPACES: 332 SPACES INCLUDES 48 FEV SPACES CARPORT COMPACT PARKING SPACES: 4 SPACES INCLUDES 0 FEV SPACES CARPORT ACCESSIBLE PARKING SPACES: 4 SPACES INCLUDES 0 FEV SPACES GARAGE STANDARD PARKING SPACES: 56 SPACES INCLUDES 1 FEV SPACES GARAGE ACCESSIBLE PARKING SPACES: 2 SPACES INCLUDES 0 FEV SPACES TOTAL SPACES 520 SPACES 52 FEV SPACES Gross Building Area Area (SF) Bldg 01 (2-STORY) 14,926 7,463 SF PER FLOOR Bldg 02 (2-STORY) 19,272 9,636 SF PER FLOOR Bldg 03 (3-STORY) 38,214 12,738 SF PER FLOOR Bldg 04 (3-STORY) 45,672 15,224 SF PER FLOOR Bldg 05 (3-STORY) 24,969 8,323 SF PER FLOOR Bldg 06 (3-STORY) 33,070 11,023 SF PER FLOOR Bldg 07 (3-STORY) 30,504 10,168 SF PER FLOOR Bldg 08 (3-STORY) 36,163 12,054 SF PER FLOOR Bldg 09 (2-STORY) 17,314 8,657 SF PER FLOOR Bldg 10 (2-STORY) 17,402 8,701 SF PER FLOOR Bldg 11 (3-STORY) 26,315 8,772 SF PER FLOOR Clubhouse (1-STORY) 3,268 Pool Equip. (1-STORY) 271 307,360 sq ft PER CBC TABLE 504.3 ALLOWABLE BUILDING HEIGHT IN FEET ABOVE GRADE PLANE TYPE V-A R-2 S (WITHOUT AREA INCREASE) PER CBC TABLE 504.4 ALLOWABLE NUMBER OF STORIES ABOVE GRADE PLANE TYPE V-A R-2 S (WITHOUT AREA INCREASE) = 4 STORIES ALLOWED PER CBC TABLE 506.2 ALLOWABLE AREA FACTOR TYPE V-A R-2 SM (WITHOUT HEIGHT INCREASE) = 36,000 SF PER FLOOR ALLOWED NFPA13 SPRINKLER SYSTEM COMPLYING WITH CBC SECTION 903.3.1.1 0 16' 32' 64' >!" te Plan LE: 1 /32" = 1'-0" 7�7 m�I P1� IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Site Plan Al PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 405 - - F_ - - - - �1 r 2A - ADA 960 SF I L 2A - ADA 960 SF 60 SF U6tF E 1 B- A 755 SFG5 1B-A 755 SF 03 1 LEGEND PROPOSED ENCLOSURE LOCATION FOR METERS AND SWITCHGEAR EQUIPMENT .v M0 A-ADA 1 AJSF 673 SF BLDG 2 A-ADA 1A673 SF 2A - ADA A-ADA I 1 A -AD 673 SF 960 SF 673 SF 1 � JB -ADA673 1 A -A[ 673 SF SF 2A - ADA 960 SF rd, N IMA A-ADA 1 A -AD 1 673 SF 673 SF i BLDG 6 A-ADA 1 A -AD 1 673 SF 673 SF 1 B - AD J� i 0 B - AD 755 SF 755 SF B -A -AD 755 SF 0 755 SF BLDG 11 03 2A - Al 1 - ADA 960 SF 6 S 960 SF 1B -A-DA 1B -AI 755 SF ff'755�F 755 SF BLDG 10 *tj B -A -ADA 1B -AI 755 SF i 755 SF 755 SF I I L 60S 0SF 60S 01 1 WI z IF 6S 2A - ADA 960 SF 1 0 0 2A - ADA 960 SF 6S m 1m . - ADA 960 SF 2A - Al 960 SF 755 SF B - AI t4755 SF o BLDG 8 03 1 B -ADA 755 SF -ADA 755 SF t �► 66 S 1 60 SF 2A - ADA 0 SF 960 SF 6os 1B -A - ADA 755 SF 1 1 B - A 755 SF 755 SF BLDG 9 �� 2A - ADA B - A 960 SF 1 - ADA 755 SF 1 B- A 755 SF 6S 755 SF 60 SF m �� m FA A,& First Floor Plan <N SCALE: 1 /32" = V-0" \/ T-0" x 8'-0" DO W/ FIRE RISER SIGNA 4" RISER 18" CLEAR TYP. FIRE RISER ENLARGED PLAN SCALE: 1 /2" = V-0" m�I P1� IRWIN PARTNERS m� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 First Floor Plan A2 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 406 m A -STD 1 SF 1 A-ST 673 SF 61 S 1 A -STD 673 SF IA-ST 673 SF BLDG 1 A -STD 673 SF 1 A-ST 673 SF A -STD 673 SF 1 SF 1 A-ST 673 SF 61 S 673 SF / 1 SF �1 1 61 S 1 SF 60 SF 1A-ST A -STD 1 B - S' 673 SF 673 SF 755 SF BLDG 5 1 1 A-S A -STD 1 B- S' 673 SF 673 SF 755 SF 61 S 1 SF 60 SF 1/4 PE ROOF BELOW 60 SF[A-STD 66 S 2A -STD 1 g _ S 960 SF 755 SF 1 0 1 1 B - S2A - STD755 SF960 SF 60 SF_66 S — 1 61S 1 1SF 61S 60SF 1 A-ST A -STD 1 A-ST 1- STD 673 SF 673 SF 673 SF 755 SF BLDG 6 1 A-ST A -STD 1 A-ST 1- STD 673 SF 673 SF 673 SF 755 SF 61S 1SF 61S 60SF N IMA m 01 1 60 SF _ 1 60 SF 60 SF = 1 B - STD - STD 14STD755 SF 755 SF BLDG 10 1B-S 1 -STD 1 755 SF 755 SF 755 SF 60 SF 60 SF 60 SF = 03 1 66 S 2A - STD 960 SF 2A - STD 960 SF 71B-S 755 SF 1B-S 755 SF 66 S 1 60 SF t 2A - STD 960 SF �- 1B -S - STD 755 SF 755 SF BLDG 9 B-S - STD 755 SF 755 SF m 2A - STD 960 SF 66 S In - "Aft �� A,& Second Floor Plan <N SCALE: 1 /32" = 1'-0" 7�7 .�I P1� IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Second Floor Plan A3 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 407 K1� ME mw "�1 WFA m 1 --- 61 S -- 1 SF 60SF 60 SF 1 SF t t 1 A-ST A -STD 1- STD 1 B - S A -STD 673 SF 673 SF 755 SF755 SF 673 SF JA 1A-ST A -STD 1 -STD1B-S -STD 673 SF 673 SF 755 SF 755 SF 673 SF 61S 1SF 61S 60SF 60 SF 1SF --- 1 m m 0m 0 in1 EN m `I WA m9r A,& Third Floor Plan <N SCALE: 1 /32" = 1'-0" 7�7 .�I P1� IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Third Floor Plan A4 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 408 LEGEND SOLAR READY ZONE F__1 I I HVAC CONDENSERS L__J FIRE ACCESS, 4'-0" CLEAR MIN. �1/4 PER I "' P FT r Clubhouse Below I L SOLAR READY ROOF: ROOF BELOW NO DIMENSION LESS THAN 5-0" EACH SUBAREA MUST BE AT LEAST 160 SF IF TOTAL ROOF AREA EXCEEDS 10,000 SF SOLAR ZONE ON STEEP SLOPED ROOFS MUST BE ORIENTED BETWEEN 110 AND 270 DEGREES OF TRUE NORTH, ORIENTATION DOES NOT APPLY ON ROOFS SLOPED LESS THAN 2:12 MUST BE FREE OF ROOF PENETRATIONS AND ROOF MOUNTED EQUIPMENT MIN. 15% OF TOTAL ROOF AREA IS REQ'D TO BE SOLAR READY, EXCLUDING ANY SKYLIGHT AREA TOTAL ROOF AREA: SOLAR READY MINIMUM: SOLAR READY MIN. REQUIRED: SOLAR READY PROVIDED: 119,225 SF 15% OF TOTAL ROOF AREA 17,883.25 SF 17,884 SF NOTE: - PER TROUTDALE VILLAGE SPECIFIC PLAN, PARAPETS SHALL BE A MAXIMUM OF FIVE FEET TALL TO SCREEN/HIDE HVAC EQUIPMENT - SEE SHEET A21 FOR LINE OF SIGHT DIAGRAMS - PHOTOVOLTAIC SYSTEMS SHALL MEET MINIMUM QUALIFICATION REQUIREMENTS AS SPECIFIED IN JOINT APPENDIX JA11 (2019 CALIFORNIA ENERGY CODE) -SOLAR READY ZONE MAYALSO BE LOCATED ON CARPORTS, FINAL LOCATION TO BE DETERMINED A& aN� 0 Roof Plan SCALE: 1/32" = 1'-0" NCI IA IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Roof Plan A5 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 409 ECOND & THIRD Fl. R UNITS - iTANDARD 2 Bed - Standard 2 ASCALE: 1 /4" = 1'-0" 2 Bed - ADA 2 ASCALE: 1 /4" = 1'-0" n" I A A' n" I — All 1 Bed - Standard 1BSCALE: 1 /4" = 1'-0" GROUND FLOOR UNITS - ACCESSIBLE TO COMPLY WITH CBC 11A ACCESSIBILITY STANDARDS 1 V R1 Bed - ADA SCALE: 1 /4" = 1'-0" N 0 M 6'-5" 10'-10" " 1 11'-6" 27'-3" 4'-0" n 1 Bed - Standard 1 'r"Vs E: 1 /4" = 1'-0" C? O 10'-2" 11'-6" 5'-7" 1 Bed - ADA 1 ASCALE: 1/4" = 1'-0" ��I PAIRWIN PARTNERS E� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Unit Plans A6 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 410 +17-10" A7 Clubhouse 1 SCALE: 1/4" = 11-011 3OL ECK I II\LI\IVLI\ VIVVVV I\LVLLI VV II VI..JV VV II\IIVI, 111 VL\lVI\ll1 I VL EXTERIOR LIGHT, TYP. V I V V V V 1\ L V L L 1 V V 11 NV V V V 1 1\ 11 V 1, 1 1 1 . OClubhouse - 4 SCALE: 1/4" = 11-011 North Elevation +19-0" n ) Clubhouse - South Elevation V USCALE: 1/4" = 11-011 V LV VI\ll1 I VL VI VVV I.LV LLI ✓V VI II.IIVI, I II L/\I"I\IVI\VI IV VVLI\V EXTERIOR LIGHT, TYP. OClubhouse - 2 SCALE: 1/4" = 11-0" rh +19-0" East Elevation (Pool Deck) VVI ILIVIL � VVII`1✓VVV 11\IIVI, 1 11 .., 1 ­.,., 1­­1 EXTERIOR LIGHT, TYP. BROWN TYP��v� Clubhouse - West Elevation (Entry) o SCALE: 1/4" = 11-0" + 19-011 qq ROOFING TPO ROOFING MANUF: TBD COLOR: TBD SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK NCI IA IRWIN PARTNERS m� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Clubhouse A7 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 411 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD �Ift +28'-6" VLVVI\P I I V L V I VV 1\LVLL 1 1 VUL V I L. 1\lII LIIVV EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. O3Bldg 1 - South Elevation SCALE: 1/8" = 1'-0" �_& +27'-6" Bldg 1 - West Elevation O 4SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. v vvvv `�v�� PAINTED BLACK, TYP. FRENCH DOOR � +27'-6" /'X +28'-6" Bldg 1 - North Elevation o SCALE: 1 /8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 1 -Elevations A8 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 412 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD V I I V I L V V I I V V V V V I I V L I\ V L!l J J V L V V I\ P I I V L J I J V V V I\ L V L L I I V V" J I L. I\ P I L I I V V FRENCH DOOR EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. 0 r.+27'-611 Bldg 2 - West Elevation 0 4SCALE: 1 /8" = 1'-0" rh+2s'-611 Bldg 2 - South Elevation O SCALE: 1 /8" = 1'-0" F. PAINTED BLACK, TYP. � +2s'-611 01L+22' 3 Third Floor +11, 2 Second Floor First Floor Bldg 2 - East Elevation 0 2SCALE: 1 /8" = 1'-0" v I vvvv \LOLL LV 111 I L v.I1.�.,�v EXTERIOR LIGHT, TYP. FRENCH DOOR PAINTED BLACK, TYP. Bldg 2 - North Elevation o SCALE: 1 /8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 2 - Elevations PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 413 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD Mill niNC-. i_1 gull niN(-. i-? )or _ _ _ lest Elevation Zj U 4 SCALE: 3/32" = 1'-0" Overall Bldg 3-1 - West Elevation 0 3SCALE: 1 /8" = 1'-0" 02Bldg. 3 - South Elevation SCALE:1/8" = 1'-0" Bldg 3-2 - West Elevation o SCALE: 1/8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 3 - Elevations A10 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 414 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD BUILDING 3-1 BUILDING 3-2 Z +38'-6" +33' Roof +22' 3 Third Floor +11, 2 Second Floor +o„ 1 First Floor 0 Bldg 3 - East Elevation 4 SCALE: 3/32" = 1'-0" Overall Bldg 3-1- East Elevation 0 3SCALE: 1 /8" = 1'-0" +38'-6" �J%+33' Roof Bldg 3 - North Elevation 0 2 SCALE: 1 /8" = 1'-0" Bldg 3-2 - East Elevation o SCALE: 1/8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 3 - Elevations Al 1 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 415 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD 9 gull niNC-. 4-1 gull niN(-. 4-9 Note: Bldg. 4 - South Elevation Similar J+38'-611 I\EVEN VLV IVIVI IL V I VVVV I\LVLL I Bldg 4 - West Elevation 0 5SCALE: 1/8" = 1'-0" )or - - - - - - - ---.on U 4 SCAL- -E: 3/32" = 1'-0" Overall Note: Bldg. 4 - South Elevation Similar Bldg 4-1 - North Elevation 03SCALE: 1/8" = 1'-0" r&+38'-611 1 11- 1\IVLI\ 1\LVLV IVIVI - V 1 VVVV I\LV I Bldg 4 - East Elevation 0 2SCALE: 1/8" = 1'-0" Bldg 4-2 - North Elevation Note: Bldg. 4 - South Elevation Similar o � SCALE: 1/8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 4 - Elevations Al2 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 416 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD EXTERIOR LIGHT, TYP. ..,., 1 1 PAINTED BLACK, TYP. Q+38'-6" Bldg 5 - West Elevation O 4 SCALE: 1 /8" = 1'-0" Bldg 5 - South Elevation O 3SCALE: 1 /8" = 1'-0" Bldg 5 - East Elevation 0 2SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. v vvvv `�v�� PAINTED BLACK, TYP. +38'-6" rh+38'-6" Bldg 5 - North Elevation o SCALE: 1/8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 5 - Elevations A13 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 417 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD v vvvv `_v­ EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. Bldg 6 - West Elevation O 4 SCALE: 1 /8" = 1'-0" Bldg 6 - South Elevation 0 3SCALE: 1 /8" = 1'-0" Bldg 6 - East Elevation 0 2SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. +38'-6" +38'-6" 40' Allowed Bldg 6 - North Elevation o SCALE: 1/8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 6 - Elevations A14 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 418 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD r&+38'-611 1 II\L I\IVLI\ 1\LV LV VLV IVIVI IL. V I VVVV I\LV 1 0 Bldg 7 - South Elevation 4SCALE:1/8" = 11-0" r&+38'-611 V I VVVV 1\ L V L L 1 ✓ L V V I \!l 11 V L 1 l U L V 1 L. 1\ (l l L I I V V EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. Bldg 7 - West Elevation O 3SCALE: 1 /8" = 11-0" �.+38'-611 0 Bldg 7 - North Elevation 2SCALE:1/8" = 11-011 EXTERIOR LIGHT, TYP. v 1 PAINTED BLACK, TYP. +38'-611 v 40' Allowed 0 +33' PL Roof +22' PL 1\ vThird Floor T �+11' PL Second Floor 01L+011 1 First Floor Bldg 7 - East Elevation o SCALE: 1 /8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK mot! � IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 7 - Elevations A15 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 419 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. Bldg 8 - South Elevation O 4 SCALE: 1 /8" = 1'-0" Bldg 8 - West Elevation O 3 SCALE: 1 /8" = 1'-0" Bldg 8 - North Elevation 0 2 SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. v vvvv `�v�� PAINTED BLACK, TYP. Bldg 8 - East Elevation o SCALE: 1 /8" = 1'-0" SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 8 - Elevations A16 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 420 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD V 11 V I L V V 11 NV V V V 1 1 U L I\ V L Pl ♦J V V L V V I\ P I I V L ♦.J I V V V V I\ L V L L I I V U L V I L. I \! I L 1 1 NV FRENCH DOOR EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. 0 Bldg 9 - South Elevation 3SCALE: 1/8" = 11-011 �+27'-611 Bldg 9 - West Elevation O 4SCALE: 1 /8" = 11-0" FRENCH DOOR v vvvv \�vL� EXTERIOR LIGHT, TYP. PAINTED BLACK, TYP. J�+27'-6" Bldg 9 - North Elevation o SCALE: 1/8" = 11-011 SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 9 - Elevations A17 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 421 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD V L V V I\ P I I V L J I V V V V I\ L V L L I 11 V L 1\ V !_ J ♦J V I I V I L V V I I V V V V V I V U L V I L. I x! I L 1 1 V V EXTERIOR LIGHT, TYP. FRENCH DOOR PAINTED BLACK, TYP. �27'-611 Bldg 10 - West Elevation O 4SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. FRENCH DOOR PAINTED BLACK, TYP. r&+26-6" J�+27'-611 Bldg 10 - North Elevation o SCALE: 1/8" = 11-011 SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 10 - Elevations • PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 422 ROOFING TPO ROOFING MANUF: TBD COLOR: TBD EXTERIOR LIGHT, TYP. v vvvv FRENCH DOOR V PAINTED BLACK, TYP. rK+38' Bldg 11 - South Elevation O 4 SCALE: 1 /8" = 1'-0" Bldg 11 - West Elevation 0 3 SCALE: 1 /8" = 1'-0" r.+38' Bldg 11 - North Elevation 0 2 SCALE: 1 /8" = 1'-0" EXTERIOR LIGHT, TYP. V �� .�.,�� FRENCH�DOOR v vvvv "�v�" PAINTED BLACK, TYP. Bldg 11 - East Elevation o SCALE: 1/8" = 1'-0" bLm SCHEME 1: STUCCO 1 DUNN EDWARDS DE6184 - SAILCLOTH, OR EQ. STUCCO 2 DUNN EDWARDS DE6096 -HOMESTEAD, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 2: STUCCO 1 DUNN EDWARDS DE6220 - POROUS STONE, OR EQ. STUCCO 2 DUNN EDWARDS DET597 - SHADOW EFFECT, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. SCHEME 3: STUCCO 1 DUNN EDWARDS DEC767 - RIVERBED, OR EQ. STUCCO 2 DUNN EDWARDS DE6326 - SOFT PUMICE, OR EQ. STUCCO 3 DUNN EDWARDS DEW338 - WHITE HEAT, OR EQ. TRIM & FASCIA DUNN EDWARDS DEC756 - WEATHERED BROWN, OR EQ. VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS TUBE STEEL, OR SIM. COLOR: BLACK moot! o IPAIRWIN PARTNERS m� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Bldg. 11 -Elevations A19 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 423 14 Typical Trash Enclosure Plan SCALE: 1 /4" = 1'-0" 2 Second Floor Typical Trash Enclosure Right Elevation 1 3SCALE: 3/16" = 1'-0" 2 Second Floor Typical Trash Enclosure Left Elevation 12 SCALE: 3/16" = 1'-0" 02 '11447 53'-2" OL+11' 2 Second Floor OL+0II 1 First Floor 11 Pool Equip. Side Elevation SCALE: 3/16" = 1'-0" .L,., .�. I �..�II I.r-..,I I SIGNAGE SIGNAGE SIGNAGE Trash Enclosure Front Elevation 1 oTypical SCALE: 3/16" = 1'-0" 2 Second Floor oqTypical Trash Enclosure Rear Elevation SCALE: 3/16" = 1'-0" OTypical Garage Plan 8SCALE: 3/16" = 1'-0" EXTERIOR LIGHT, TYP. 0 Pool Equip. Front Elevation 7SCALE: 3/16" = 1'-0" ROOF +11' STANDARD PARKING STALL 'I CARPORT BY OTHERS FOR REFERENCE ONI Y 0 Typical Carport Side Elevation 4SCALE:1/4" = 1'-0" I y -U TV TYP. �, 0 `````��—,,`` I - --------------------------------------------------------------------- ---------------------------------------------------------------------- --- TS BY OTHERS, FERENCE ONLY ""— EFINAALPORT DESIGN TO , TH LQMC 9.150.080CD CP CP CP CP CP CP I CP CP 11 u EXTERIOR LIGHT, TYP. REFER TO SITE PLAN FOR COLOR SCHEMES OTypical Garage Left Elevation 6 SCALE: 3/16" = 1'-0" EXTERIOR LIGHT, TYP. REFER TO SITE PLAN FOR COLOR SCHEMES O Typical Garage Right Elevation 5SCALE: 3/16" = 1'-0" i zw 0 Typical Carport Plan 3SCALE: 3/16" = 1'-0" %A/AI I Ar Mr]/•1 Mr r-]r\/ 1 IA Ir REFER TO SITE PLAN FOR COLOR SCHEMES I-1!l\A/AI I II -LIT TVI-] 0 Typical Garage Rear Elevation 2 SCALE: 3/16" = 1'-0" DOWN LIGHT, TYP. ✓ L V V I \/-1 11 V L I /-I I I V I- -1- V L V V I \/-1 11 V L EXTERIOR LIGHT, TYP. PER SITE PLAN. EXTERIOR LIGHT, TYP. REFER TO SITE PLAN FOR COLOR SCHEMES o 1 Typical Garage Front Elevation SCALE: 3/16" = 1'-0" moot! o IPAIRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Exterior Elevations A20 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 424 N y i =df- _. • •R i / i L.. ■ I ke spin 7 111,11011111194 Ldp 41 Air- 490 - � � � - -fir , •�,�-__ #� � l in �L 3 � II r* r _ w sc gift r _ Vz � 1 'T7 a w � W�v' dI L r" IWI I Tj r7 qj I !/ Pat r �• Ill.d.... r, n l All Village 3u v-1 routdale nutdalP Village_ LLC_ Q 10 View on Washington Street. Deceleration lane and entry acess on far left. See location of view on sheet A21 Key Plan. Troutdale Village Paint Schemes Color Board DUNN - EDWARDS PAINTS Scheme 1 Scheme 2 Scheme 3 All Schemes DET 6096 DET 597 DE 6326 DEC 756 Homestead Shadow Effect Soft Pumice Weathered Brown Accent Stucco Accent Stucco Accent Stucco Trim/Fascia DE 6184 Sailcloth Stucco VINYL DOORS & WINDOWS COLOR: BLACK RAILINGS & FENCING TUBE STEEL, OR SIM. COLOR: BLACK GARAGES SEE SITE PLAN FOR COLOR SCHEMES DE 6220 DEC 767 Porous Stone Riverbed Stucco Stucco CARPORTS BY OTHERS STEEL SUPPORTS & METAL ROOF, OR SIM. TRASH ENCLOSURES CMU WALLS METAL ROOF METAL GATES DEW 338 White Heat Stucco PICNIC AREA SHADE STRUCTURES BY OTHERS TBD POOL AREA CABANAS BY OTHERS TBD 09 View on Avenue 50 looking towards Washington Street intersection with mountains in the background. See location of view on sheet A21 Key Plan. 08 See location of view on sheet A21 Key Plan. View of entry access on Avenue 50. _ -%d Nub*F 14 ��I PA IRWIN PARTNERS o� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 3D Views & Materials Board A22 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 426 - - — - — - — - - — - — - — - — - — - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - - - - - - - - - ±440" MECHANICAL EQUIPMENT - - — - — - — - — - — - — — - — - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - - - - - — - — - — - - ±40-0"_ +36-0" — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - - - — - — - — - — - — - — - — - — - — - — - — - — - ��� - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - ±28 0" — — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - ±24-0" — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - - - - ±20-0" — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - - - - - - - — ±16-0" — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - --- - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - - - - - - — +12'-0„ - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - > _ _ - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — — - - — - - — - — - — - — - — - — - — - — - — - — - — ------------------------------------------------------------- - - - - -- -- --�- ---- -- --- WASHINGTON STREET - BUILDING 5 VIEW FROM WASHINGTON STEET - BUILDINGS 1 & 2 RETENTION BASIN TUBULAR STEEL FENCING EXISITING SIDEWALK LINE OF SIGHT DIAGRAM - WASHINGTON STREET TOWARDS AVENUE 50 O 3SCALE: 1 /8" = 1'-0" +moo„—_e MECHANICAL EQUIPMENT - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — — - - — - — - - — — - — - — -+320° --------- —-------------------------- - —--— - — - — -— -----------+moo"—_� - — - — - — - — - — — ---- — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - - — - — - — - - - - - - ------------------------ ==t _-------------—-—-—- — - — - —- ----------------- -- - - - - --+28'-0" -� ---—-—-—-—-—-—-—-—-—-—-— - — - — -— ---— _---—-—-—-—-—- — - — - —- -- - -------—-—-—-—-—-—- — - — - —- -- — - — - —- - ---- - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — ��- — - — - — - — - — - — - — - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - -+0_' - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - - — - — - — - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - - - — - — - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - - — - - cr) +16'-0" - - — - - — - — - — - — - —- - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — --+12'-0" - - — - — - — - — - - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - - — > _ _ — - - — - — - — - — - — - — - — - — - — - - - - - - — - — - — - — - - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - - — _ _- — - — - — - — - — - — - — - — - — - - +8'-0_' — - - — - — - — - — - - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - - — - — - — - — - — - — - — - — - — - — - — - - —-_— - — - — - — - — - — - — - — - — - - - — - — - — - — - - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - - — - — - — - — - — - — - — - — - — - — - — - - - - - — > > - _ - — - — - — - +'V-0� — - e — - — - — - - - - - - - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - — - — - - — - — - — - — - — - — - — - — - — - — - — - - - - - — - - — - — - — - — -- WASHINGTON STREET VIEW FROM WASHINGTON STEET - BUILDING 4 & CLUBHOUSE Ili rii I i i»> I VIEW FROM AVENUE 50 - BUILDINGS 5 & 6 BUILDING 4 19'-0" 31'-0" 17'-0" RETENTION BASIN TUBULAR STEEL FENCING ' ' NEW SIDEWALK ' NEW DECEL LANE LINE OF SIGHT DIAGRAM - WASHINGTON STREET O 2SCALE: 1 /8" = 1'-0" I, 33'-7 7/16" I, LINE OF SIGHT DIAGRAM - AVENUE 50 o SCALE: 1 /8" = 1'-0" _ +44'-00" - _ +40'-00" - _ +36'-00" - _ +32'-00" - _ +28'-00" - _ +24'-00" - _ +20,-00" - _ + 16'-0 _ _ + 12'-00" - _ +8'-00" - m�I P1� IRWIN PARTNERS 0� A R C H I T E C T S 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING Troutdale Village Troutdale Village, LLC. NEC Washington Street & Avenue 50 La Quinta, California 92253 Line of Sight Diagrams A23 PROJECT NO: 21014 PLOT DATE: 1 /30/2023 21014 La Quinta SD V2 427 i1 C 0 ii FBI C 41 z a J n J U_ ry H U LU J LU 0 LU C� 0 oB Cn z Q 0 z Cn LIJ 0 IZT E Cn Z LU 75 ry N Q N n O Q C Z E C) J> 0 1 Z co C _0 C (D o l­_ � J ,Q 07 N Z � Z � U A J LU �0 Zry ON z %� Fy n LU aj Lu F_ Z � (� Z z o?5 LU cu �d 2 ' 3 ' 4 ' 5 1 �j II I II I� I I I� II II II II II II al �I II II II II I� II II II II I� II II II I I II II II II II I I II II II II II II II II II II II II II II II II I I. II II II II II II I I II II II II II II II II II II II II II II I. ' II II II II II II II II II II II II II II II I I II I C �.r1H L 6 FULLY SHIELDED Irth" t M J LIGHT FIXTURE engineering consultants 39249 Leopard Street, Suite A-101 Palm Desert, CA 92211 NOTE: rtmassociates.com 1 760.340.9005 TOP OF FIXTURE NOT TO EXCEED CLIENT: A.F.G. (TYPICAL) 25'-0" THE ALTU M GROUP (TYPIC BASE COVER MAX. 72140 MAGNESIA CONCRETE BASE WITH BROOM BRUSH FINISH E FALLS DRIVE, SUITE 1 FTOP NIISHOED RANCHO M I RANGE, GRADE CA 92270 LIGHT POLE DETAIL EOR STAMP N TS �aO�ESS/n., LIGHT FIXTURE TYPE 'SA' TO BE MOUNTED TO THE FASCIA OF THE STRUCTURAL STEEL SIDING. 'S TO — OUNTED TO T E IDE LIGHT PATTERN TRUCTURAL S EEL SHIELDING PROVIDE G ON THE PR PE BY STEEL FRAMING PATTERN STEEL FRAMING OF CARPORT LIGHT DETAIL I ' I SIDIN I I� IBY I N TS MANUFACTURE / DESCRIPTION TYPE SYMBOL MODEL NUMBER AND NOTES 4 LSI INDUSTRIES EXTERIOR WALL MOUNTED AREA LIGHT FIXTURE WET LOCATION #XWM—FT—LED-04L-30 LISTED. MOUNT @ +20'-0" A.F.F., LSI INDUSTRIES EXTERIOR WALL MOUNTED AREA Q #XWM-2—LED-04L-30 LIGHT FIXTURE. WET LOCATION LISTED. MOUNT © +20'-0" A.F.F. © TERON LIGHTING EXTERIOR WALL SCONCE @ 6'-6" #8300K-49434SBK A.F.F., WET LOCATION LISTED. Q LSI INDUSTRIES #WPSLS-01L-30 SMALL LED SLIM WALL PACK MOUNT AT 12'-0" A.F.F. LIGMAN LIGHTING LED AREA LIGHT MOUNT AT #U LEE— 30021 — T1 — 40K FASCIA OF CARPORT. SB I"o-i LITHONIA LIGHTING #LSVB-48—LED-840K— 4' SURFACE WRAPAROUND 040L— U N V EXTERIOR AREA LIGHT POLE SC I I LSI INDUSTRIES #SLM—LED-09L—SIL-2— MOUNTED WITH TYPE 2 DISTRIBUTION. TOP OF FIXTURE 30-70CR1 TO BE AT 25'-0" ABOVE FINISH GRADE. EXTERIOR AREA LIGHT POLE SE I I LSI INDUSTRIES #SLM—LED-09L—SIL—FT— MOUNTED WITH TYPE 4 DISTRIBUTION. TOP OF FIXTURE 30-70CR1 TO BE AT 25-0" ABOVE FINISH GRADE. EXTERIOR AREA LIGHT POLE SF I I LSI INDUSTRIES #SLM—LED-09L—SIL-5W— MOUNTED WITH TYPE 5 DISTRIBUTION. TOP OF FIXTURE 30-70CR1 TO BE AT 25-0" ABOVE FINISH GRADE. EXTERIOR AREA LIGHT POLE SG LSI INDUSTRIES #SLM—LED-09L—SIL—FT— MOUNTED WITH TYPE FT DISTRIBUTION. TOP OF FIXTURE 30-70CR1—IL TO BE AT 25'-0" ABOVE FINISH GRADE. S� SOLERA #SRB8X-48W—LED— LED BOLLARD TYPEV—CW OSI oa HOLM #DFRS-11 a-6LED—BZ LED LANDSCAPING FLOOD LIGHT SITE LIGHTING PLAN SCALE: 1 "=30'-0" NORTH •J A No E23782 a \Ad, Exp. 12/31/123 �FCTR\GP PROJECT: LA QUINTA APARTMENTS PARKER DEVELOPMENT NW WASHINGTON STREET AND AVENUE 50 LA QUINTA, CA 92253 ISSUANCE: REVISIONS: # I DATE DESCRIPTION DATE: 11.10.2022 PROJECT NUMBER: 21.ALTG.003 DRAWN BY: CHECKED BY: GL/FR VL A SHEET TITLE: SITE LIGHTING PLAN SHEET NO: E1.0 o7-1 1 2 3 4 k" F 1 ' 2 ' 3 ' 4 5 L k rtm FBI E CD 0 z a J n J Q U_ ry H U w J W 0 W_ C7 oB Cn 0 z Q 0 z Cn w 0 IZT E Cn Z W 75 ry N Q N n O Q .. Q O Z L C) N J> 0 Z co 0 _0 o a' o � Q c N Z �0 A J Uj COO Z� ON CD Z %� Fy n w ii w E Z � (� Z Z o?5 W cu �d LUJ �''J w U) � / -- -- SITE LIGHTING PLAN SCALE: 1 "=30'-0" NORTH engineering consultants 39249 Leopard Street, Suite A-101 Palm Desert, CA 92211 rtmassociates.com 1 760.340,9005 CLIENT: THE ALTUM GROUP 72140 MAGNESIA E FALLS DRIVE, SUITE RANCHO MIRANGE, CA 92270 A FOR STAMP ESS Nor E23782 a \* Exp. 12/31/23 �d; 4,CTR\GP PROJECT: LA QUINTA APARTMENTS PARKER DEVELOPMENT NW WASHINGTON STREET AND AVENUE50 LA QU INTA, CA 92253 ISSUANCE: REVISIONS: # DATE DESCRIPTION DATE: 11.10.2022 PROJECT NUMBER: 21.ALTG.003 DRAWN BY: CHECKED BY: GL/FR VL A SHEET TITLE: SITE LIGHTING PLAN SHEET NO: E1.1 o7-1 1 2 3 4 k" F 1 2 3 4 5 L k rtm D FBI C CD Z a J W J U_ ry H U W J W 0 W_ �B 0 U) (D z ry 0 z U) W 0 IZT E U) M Z W 75 ry N Q N n O Q CD� Z L - C'1 > J O Z CO O C7 o l­_ � J ,Q c N Z � Z �C) A J W �O z� ON CD Z .� IY W W aj W E Z c0 (D Z Z 06 W � cu �d �0) • A +0.1 +0.1 +0.0 +� +0.0 +0.0 +0.0 +0.0 0 +0.0 0 +0.0 +0.0 7.0 +0.0 +0.0 +0 +0.0 0 +0.0 +0.0 +0. J +0 0 + 0 41 41 41 H i r1 8 3 GARAGE .1 D.5 3 +2.5 + +0. 9 + ' 3 �1+1. 3 +1. 0 + . 9 +2 f +2.2 +­ + +-- +- +- +- + +4.7 +3.8 +2.4 +1.6 +1.5 +1 +1.7 + =4 3 +1 +2.3 + BLDG. 11 PAD=53 0 3-STORY / 24 UNITS FOOTPRINT - 9,o4± SF .3' +1.5 J�0.6 1.2 1.5rW.5 .6 + A+0.0 +0.0 +0.8 +0.9 +0.4 +0.0 3- ),8 +0.9 +11 +1\dF0I 7 +1.9 +2.4 +1.9 + . 1.4 +2 9 +�` +1r4.3 +2.3 +1. U W Q w w IC/) --------- w Iw --� "'- FIXTURE TYPE 'SI' (TYP.) PARKING AREA STATISTICS AVERAGE MAXIMUM MINIMUM MAX/MIN AVERAGE/MIN 1.6 FC 2.9 FC 1.0 FC 2.9:1 1.6:1 SITE PHOTOMETRIC PLAN SCALE: 1 "=30'-0" NORTH engineering consultants 39249 Leopard Street, Suite A-101 Palm Desert, CA 92211 rtmassociates.com 1 760.340,9005 CLIENT: THE ALTUM GROUP 72140 MAGNESIA E FALLS DRIVE, SUITE RANCHO MIRANGE, CA 92270 FOR STAMP ESS 40. E23782 ' a * Exp. 12/31/23 e'CTR\GP PROJECT: LA QUINTA D APARTMENTS PARKER DEVELOPMENT NW WASHINGTON STREET AND AVENUE50 LA QU INTA, CA 92253 ISSUANCE: REVISIONS: # DATE DESCRIPTION DATE: 11.10.2022 PROJECT NUMBER: 21.ALTG.003 DRAWN BY: CHECKED BY: GL/FR VL A SHEET TITLE: SITE PHOTOMETRIC PLAN SHEET NO: El .2 o�� 1 2 3 4 k" F 1 ' 2 3 ' 4 5 L E FBI C z J n J U w J w CS w_ oB Cn 0 z Q 0 z Cn w 0 IZT CD E Cn N l­_ Z W 75 < C,4 CV Q o Q ..Q o �Z E > J 0 Z co CD 0 l­_ � J ,Q co Z �0 A J LU �0 Z Zry n C) z %� IY n w ai w E z co (D Z z o5 W cu �d U / �r z �1MH N w MH W Q `°J WU o w = oP co 0 1 + + + + + +• +1.5 +1 b +1.7 +1.8 +1.9 +2. )G. 11 )=53 0 Y / 24 UNITS NT - 9,001± SF +0.5 +0 +0•9 +04 +0.0 3-STORY / 24 UNITS +0.9 +1j +1 6FOOTPRINT - 10,000± SF + . 1.4 +2.0 +2.5 ' +1,# \ 1 ,�4.3 +2.3 +1. 1.1 +1.1 +1.0 +1.9 +1.5 +. +1.0 .7 P8 3 +3- , t4.3 +3. 5 +2. T +r • ° +1. .1 +2.2 �2.7 .2,,+4.4 1.4. +1 1 + + 2. �2: 2.7 +1.1 +0.8 +0.6 +0.6 +0.8 +. + 1 +0.8 +0.5 +0.4 +0.3 +0.4 +0.6 L +0.2 + +0.1 .1 0 `2 +0 2 +0.3 0 �1MH II �1MH ri 0 +2 +2.7' +1.6,; 0.9 +0.3 / 5 + .2 4 .3q '+ %1 .5 +0 B '.5 +0 / +0.2 / 4 +.1 / 1 fF- LU I- I ----- 0 1� / Cb I FIXTURE /TE'��DU(TYP.) 0.0 0 0 0.0 0.0 0.0 0.0 0. 0 0.0 + + + + + 0.0 +0.3 +0.2 +0.1 +0.1 +0.0 +0.0 +0.0 +0.0 +0.0 �bg,+0.4 +0.2 +0.1 +0.1 +0.0 +0.0 +0.0 3 +0.6 +0.2 +0.0 +0.0 8 +2.3 +2.A8 I +0.8 +0.1 8 +2.1 + . T +0.4 +0.1 9 +1.9 + . 1 +0.2 / 7 1.6 0.7 .1 +1.2 + .8 +0. / 2 '+0.8 +0.4 FIXTURE TYPE 'BC' (TYP.) I 1 FJ �TURE TYPE 'SC'(TYP. I I I FIXTURE TYPE'BC' (TYP.) -FIXTURE TYPE 'SB' (TYP.) I -FIXTURE TYPE 'BIB II(TYP ) I I I I I I I -FIXTURE TYPE J(TYP.� I I I I I ° � I I FIXTURE TYPE 'SH' (TYP.) PARKING AREA STATISTICS AVERAGE MAXIMUM MINIMUM MAX/MIN AVERAGE/MIN 1.6 FC 2.9 FC 1.0 FC 2.9:1 1.6:1 SITE PHOTOMETRIC PLAN SCALE: 1 "=30'-0" NORTH k rtm engineering consultants 39249 Leopard Street, Suite A-101 Palm Desert, CA 92211 rtmassociates.com 1 760.340,9005 CLIENT: THE ALTUM GROUP 72140 MAGNESIA E FALLS DRIVE, SUITE RANCHO MIRANGE, CA 92270 FOR STAMP ESS 40. E23782 ' a * \Exp. 12/31/123 e'CTR\GP PROJECT: LA QUINTA D APARTMENTS PARKER DEVELOPMENT NW WASHINGTON STREET AND AVENUE50 LA QU INTA, CA 92253 A ISSUANCE: REVISIONS: # I DATE DESCRIPTION DATE: 11.10.2022 PROJECT NUMBER: 21.ALTG.003 DRAWN BY: CHECKED BY: GL/FR VL A SHEET TITLE: SITE PHOTOMETRIC PLAN SHEET NO: E1.3 431 °" -1 1 2 3 4 5 F 1 3 5 L E C Z a J n ..I U_ ry l— U LU J LU Ir— LU 0 CD U) Z Q 0 �Z V LU 0 CD E co M N Z LCLI 75 r N < N n N Q - Q CD l_— Z D C) N J> 0 r Z co _0 C) o l— � J r Q C/) N Z Z U) <0 A J LU COO z� ON CD Z .� FY n LU aj Lu E zM (Dz z 06 Lu l— In IY 0) Catalog #-- Project: Propered By, ]ate: Mirada Medium Wall Sconce (XWM) Outdoor LED Wall Sconce 108 Lumen Rar'1ge Wattage Range 3,1300-12,0DO 23 - 102 Efficacy R9nge (1rGWj 1fl7 _ rt�ao Weight Ibs{Irg} 3Q fc*�-8} TYpe7 — QUICK LINKS j0"W"n9 oulaa poift rrnwbee PhotpnrrtriC! ohlrlanilarls FEATURES & SPECIFICATIONS Constructilcm features over -voltage. tender -voltage, short- mesh network. The Integrated fixture - Rugged die-cast aluminum housing circuit and over temperature protection. sensor module provides wireless control of oatrtains fa Wry prewired driver'and ❑ptical Custom Lumen and wattage packages grouped fixtures tbaswd on,notion Sensors, unit. Winged cite -cast aluminum wiring available, daylight or a fully cult❑rnizable schedule. access door located underneath. . 0•10V dimming (1096 -100%) standard. Installation • Galvanized-steef trf-Ldversal wall mount a Standard Universal Voltage (120-277 Vac) input 50/60 Hz or optional High Voltage Universal wall mounting plate easily mounts b►acitet c❑mes standard with hinging (347-480 Vac)' directly to 4" octagonal or square Junction mechanism to easily access the junction L80 Catculatgd Life: �i0flk Hours box - box wire conrrectlons without removing the box wire a Total harmonic distortion; <20% 2 fasteners secure the hinged door • lumOptirldir pale -mounting bracket (XPl"lA] • Operatirig temperature: -40°C to +501C underneath the housing and provide quick permits mounting to standard pales. (-40'F to }122•F), & easy access to the iaIectrica{ cvmPartrrient - Power factor. >-90 far irtstaliing/servicing. - FIALlres ara finished 4vlth LSI's DuraGrip' .Input power stdy5 torrstant over life. •Optional terminal black accepts up to 12 ga polyester powder coat at process - Optional IOkV surge protection device wire, withstands The DtrraGrip firash withstands extreme weather Chancres without cracking or meets a minimum Category C Low Warm �Y peeling- Qton standard LSI finishes operation (per ANSVIEEE C62.41.2), •High -efficacy LI=C)s mounted to metal -core ■ L51 LED Fixtures carry a 5 r warrarty. available. Consult factory. circuit board to maximize heat dissipation • 1 Year Warranty on Battery Back-up option. • Shipping weight: 30 Iles in cartort. - Components are fully encased in potting Listings Optic$1 systGm rnaterrai for moisture resistance. Driver • State -of -the -Art orte piece silicone optic complies with FCC standards. Driver and ■ Listed to UL T598 and UL8750. sheet delivers industry leading optical key electronic components can easily be • Meets Buy American Act requirements. control with an Integrated gasket to provide accessed vla hinged door, • IDA compliant: with 3K or lower color rated sealed optical chamber in 1 • optional integral emergency battery park provides 90-rninutes Of constant power to Nmperaturg selection, • Title 24 Compliant; see local ordinance for Component- bropri Went- the LED system, ensuring code compliance. qualification information. • Proprietary silicone refractor optics provide R test swat Wiindicator buttorh is installeCf Suitable for wet Lacativns- iaxCeptional coverage and uniformity on the h❑using fofi ease of maintenance. ■ IP65 rated luminairle per IEC 60598. in Types 2, 3, arrd Forward Threw (FT) The fixture delivers 1500 Iurnens during �G rated for ANSI CI36.31 high vibration distributions. emergency (mode, applications when pole mounted (using - Silicone optical rnaterial does neat yellow or optional XPMA bracko) or wall mcnintpd_ crack with age and provides a tyl7lral light Cortrols ■ li{08 rated luminiare per IEC 66262 trarLsrnittance of 93%. • Integral passive infrared Bluetocidf' mechanical impact code • Ziero uplight, motion and photcceII sensor options. DesignUghts Consartlum' (DLC) qual119ed • Available In 500GK, 4000K and 3000K Fixtures operate independently and product. Not all versions of this product color temperatures per ANSI C78.377. Also can be C4mrnissioned via an IDS or may be OLC qualified. Please check the DLC Available in Phosphor Converted Amber Android conf[guration app. Updates and Qualified Products List at .w.ww desi9rLl _q #s with Peak intensity at 610nm. modifications to the control strategy are ar 09 to confirm, which vor�ipn5 are • Minimum CRI of 70. easily ImPlemenfed Via an inttritive a#)p. qualified, Electrical LSI's AirUn c"' Ellue lighting Cantrot system • High perftxrnantae progralmmatAe driver is s simple feature rich wireless Sluetooth 01 kHft0h as Inc.10000 Alliance Rd- Cincinnati, OH 45242 - wwwAs64orp.com Page its ROV. 08/201U (SM:372.3200 - (P2020 I St industrIes Inc, All nights Deserved. SlKed0catiens subject to.change without notice. serer-10AA1040 LIGHT FIXTURE TYPE 'BA' AND 'BB' (MOUNT AT 20' A.F.F.) ULEE-3 21 Leeds 6 Large Surface Ql�v►lnlight TECHNOLOGY ALIGHTING USA + Clean, beautlfui■ surface wall flxtufes with class Ahauhuleading perWmance. Minimalist form, yet the L A%cappucumeac-ManorGra6erosemmuded& most powerful and flexible Ilghttng too] ofJts e ,rLUls a Fligh mr,de die e■sfmg 11nEspn*dp& cotrllu type offering packagers up tip 40H lumens and me�ankal sbengEh, zlerr, detalletl a.odu€t Imes and excHltalrt Irer�dfsslpatlnn. microVas technolagy. 8 seep tiegrease and phospheee pra.4 the, includes # } } �,i¢IailLQ gnd.tr;hlnry asmll$F9;for and nlrlul ph�lur• +ri r8nge 0f Sl1'7aI1, 5{�lJare and rectangular, AI�J4 Prrr r�repr�dr,otaelh�Jhg eamplidni:wall mcurrted fuminalreswith opt! ans of upward or downward light e Istributio ns, Ideally Prurlrfed with aprocla I Inierllon molded ylt cur purygad fore J11e r&ffi 1$rhperaLvlr m ,Wy to —1:1 a sill,-, g s! e[�. MaLmOb4 suited to illuminate the wall and surfaces in front of tin' gatd m aNxt praflle and real over years of use and �� wail and for light accents on vertical surfaces using high efficiency LEDs. The Leeds is suitable for LWAkwuh ale, 3ditr segruIIe tneecrulcal scarce indoor and outdoor apptications and provides a iar to pen rye Eel I'Ir 91t;kd�g;ny�im dears. visually appealing solution torsmall, unQb- wcd M wrgunsrlon wltn thtarhWr Cohpcts thtrft btrmv trusive wall maunte6 luminaires. akC"l temperature range io ensure ma.ramum fevrtlneus flux guAVUC as YK11 as F--Yong iDTg UID wrldit NR arld Crlrurkss less Lhen im Iurnen depreeiauan aeWIM hours. This lumIna Ire Is available In 3 dlf#erent sizes and In la dad br3urpe's•tpptessarPnmdedwkharfikUrea - ombinations of down, up or up/down light Air Astrrw distributions, Coerau Fauarp �� This fixture atiflzes rnicroVos technology, rneaning S;G' All Lignan products go lMaLVhan WmnsNeflNshlmg pnxess That inClu$ts retrling♦)p 'unprgar mht adh"nm the abifityto do Type 1,11 JII,IV & V distributions as _anL well as hybrid dlstrllnutlons to suit the designer's ' LW 5cahahed 4.9M11 mkt pYdK mar paint and baked aL2rie requiremenLs. w gs9 C. 7h15 prows: CIGurri that tvimn cmdurts ran withsranlifiersh errJlranmeraes.Ra[t!tl for usein natamnurrs- MbsTan iursh e,, ff,oje j� USing the lnicrOVos optics allows for very wide *+. Irrp,w tg mire . a ■..rl,. , ,.� of spacing to mountin height ratios, while still JMr WA 6, P,.W •' am Row dwflYrr` pa.M fYl la p A"itimronbox cover plol0 swoilable "���l °#� °' 'r' ` providing perfect uniformity and code compliant as on opiim liight levels. r+, r,rw-r.e merit# 4�rw•■a�t. «r.r�.r w r.a.-f pwk% I arsrfrwr � Mt+etr�,�>ra ae rw<rarVi +��4 The Leeds has been IDA Dark Sky certifle�d for ccL's I" .q■Ir •r•r- r,.,r n .. -".O.L r•.r �r ,..- of 3000K or lower. rgd�Yr �7+yE.r r "- nal ..xd VM, ^T ^ • i r.w .-n1F II �� u ryj� ■fftl— -;r .nr... -0 E•rxrq p.+..rr■ rr. -t- J r1 iJ � � �J 0 s■.r►r+sa .r,r.. r*+, w! .. r •Mrr..i. sa,r,,.t ,s...,. ty +Y+-0—C 9y .i Nr-�r,.11a7q tlr�gr ¢x•rt tn� TECHNOLOGY �;P:302MM .. .■4 r+w.>.rf.# rW-.,..,. ■.�. �... ,...�. +eh.afy r+t~ allow '.■t. ura,.r., rn�t ,fd arm e-wW"aown"bmw[tierro•raFiryl.+d�.Lxr Ligman's micro Varl able Optical System prwldes the abEE#ty 0•a 0— to Interchange" rrtlx & rotate aptics W prcvWe spedlik light 1#r (snit W* is marl mm" �fn . verrt.r n■. roran distrldutl ors for optlmlxed spacing ertd unifarmELy. was who+ rfr ft.erfd afNrrlur• wrnBn rrrau rn + ■+en �P'3 Zv ■ o rnq■-a./R.r. _ sr� erwa ors 9>,edr 4 .an.,wu= re"w+xr sir a trr.t• !�'re wrr fare .errs,,+r0 nrr . etar�.fwer r M• Tm #.'r• vo%N, ■w fare od Tar Merry 1M+r4 ti fF4 Mw "Opq t 7a omm wMl tfwhy w trw 4 �••n+f.ft trd xwr rwr.[y+ roar a+ N.t•Yar� "r-n,Fr.w � +nr eve t4ar.f e+r t.rt :oC o.+ra.urtvn rt a�egr.r a.+rr l ute OW-04f•+f �a Gw wt. argrr x r Gr ca.. rM.e" •ne u.11Yr,! W -"Wr a<st rW'" arMut.rh .v r, rw+.a by . r4rrYwfe•+WM +4r*rrrryt. T%w ee.nV. et.. to f•r Fq►.r ..w ■.rri. U gAwpd'0 •Fk. L&a•MrArrer aV'k'-t^,'N hMtf • Itr-FttrM,r f 1t iM•I[rf ■fri■■. ItltWitr#+�*� • ia.•h wew, M•t ntr f dMN* of .►Jeer lhevariable aptic system allows I'm the designer to create • r+frr�+Atr�eosaltiww. wcMrnt. vuurwal hybrid distributIcnsfor prerkse lighting requlrernents. • ax nrw.� Hfe"Nom Prcn'def kiardware Is AU6w grad# 315 SuMess neet- Tapped holes are Imbued whh a ipeciai ano selze txmpwyd d"ned TA PFOV&q selfure Or IPM6nd SOM"CEiPMA due Vb L-IL-=lysls tram hear, eorroshre aMbospheres and rnolsaure. Gv.leE Q.,er law lien Glass Leex Proddrdwkh rmnpe-a In 4,1 rrsl 4nt Grw* dmrIr.wil n giamensuring ne green glass unge. -- aetlCs Jr i® h•eclse upW dw p prW&s a.crydar+i %ht co.r;rat wd Pw1pee dL7ULJudoh & EM14- LEE] CRI s ag Lumar-Me1n6■rwr■ fife LEmrgmo-itxgrxap#burs tsmeansmatatIaast'A%erthr Len �LHI ndrltre Bogs artraelt ori�gikal Flu:j �s^�^i+J�^JF.rjr,.�t-r191�tpiMyFlpF'JCtta^.+iRWreWbrh.NlCnNr•T'��IiRmRiO/,1prpFrk%rV�*+.I:.. ,a,:mx.wrHYq`Fri.MAAFM4Aa4Wsragy,9r1ii4c�,v�rMMF�Ms!'+C�r-�. LIGHT FIXTURE TYPE'SA' (MOUNT AT CARPORT FASCIA) 83170i(-49434SBK It8 Inch Tail, Outdoor 1Mall Sconce, Integryted LED Array, .—t, CArtlf sbons'Oualdizations C�is's 2 yes f ttln 14 ctwrPliariz YOS DllftsrnWkws Bast 139 tWlalp 16 so Xi_75 1G1p/r1 W>n 4.Or Y`'tr-1'k-ht 5.00 LEIS t tit fmm rxialer Of VIM opdning 9 2V i, l !#�hl 18 25' YAMS 6-W Electrical input votngrr Dual (1M140)V i.19rd #+QUM D&hyefod Lumwm goo Expwcted Life Sown (i,Ws) 400M Lamp Inn: u& d kmaralod I.dprit r C e LED Moor 1�t mtd ►hro 30W Al 0! 5r.iltrwLED Mddulits 1 Ihlountdn�plln w 1i4W*n hLe:r ceiF iden❑r EAorsar Lore ilori Rodnq Wo m tlnGnQ s3y.10 If A Mninbnrg 4rliuight 5.013 LBS Ptf+ait+>rrlleuica 00w F eMkIring t X*x l Cdotr Termwattwe Rmp 31lIlQ I9(fAfW EfTIc.T�fy (Lur151te18Ml ) 28 F akin Tort oasu:e 3OWK FIYTURIE ATTMBUTES Hwtatrra Ddfus,at D�OVYV00r4 CWW �t0 Nvnary Material Akeranurn PfoducUOrdering tnfarnagm SiKU 49434M Fkft h Sant t3trreic LPC 783927430115 Milah Off # A•cfut nil Elrono Plabnum Son 10i* tiro,, tiyrrtiri, rt#t , I#Ifi#fltlpe l+. itsxlrasa LIGHT FIXTURE TYPE 'BC' (MOUNT AT 6'-611 A.F.F.) LSVB L Sealed Vapor 13 prow n i u_ Naas Product Description The LSVB is a ruggad commercial -grade enclosed and gasketed IF66 luminaire. it is ideal for use with Indoor and outdoor applications where high-ekiciency, pertormance and a high degree of ingress p ofection Ram diastlwAter is required_ This lumirtaire's 5VA Name rated polycarbonate housing and lens make it non-DwTusive and impact resistant. The LSVB features an operaling ambient temperature range from -2D to 35 degree Celsius. Features Applications • NEMA 4X f iP66 • Canopies • 4 x TrF1Mng tamper resistant screws standard ■ Cold Storage Facikltles • Oust and water r�esislant • Garages and Workshaps • Shallow aqd narrow design • misty and Viet Environments • Lightweight, 5VA injection molded housing and lens • Standard low voltage dimming (0-1N. 1C%) Featured Options - Internal and external occupancy Motian Sensors - Law Temperature ( C) Optical Systern Standard diffuser is injecWn molded. UV siabigxed frosted poiyrArb4nale diffuser dssigrred for high- o fdency while providing reduced glare. Smooth surface faces outwards. Mounting SngHn mounting brackets provldedfor chain Or aelNng surface mounting- Offset mounting pads which keep luminaim level and slightly uff of the mounting surface are fcM_Nred within the housing. Construction Lightweight, lnjsLv n molded, high rrachanical resistant housing. HaEe on ano and is 718 inch nominal dlameter comes with a straln ral'ref connenror_ The other end has pmvIsional 718" knock -auk If requl red in row mounbrig applications. Diffuser flange flits into the gasMod retention slat providing a continuous seal" and is held in place with stainless steel retaining latches. Finish RAL 7035 light grey poiycarbanale housing. Electrical Long life LEDs coupled with high efficiency drivers provide quality IllumfnaWn. Rated to deliver L70 performance } 226,000 hours. W@rfanty 5 year limited warranty- For camplate warranty terms visit; him;llvl;;r.Dr.r:4Fl3l�g�{±t�'VrSCAo- t_rr,p l�VarrantY.l�df Ap rwova €s WetLacalions_ Meets IP66_ NEEMA4X_ApprovadtoGSA and VLsWridards_ Tested to LM-70-U standards, DesignLights ConscrtlurrQ Prernium QualRed, C0115 In NEw 0 FIP 6 61 WN DLC rrpondirag iK10+gov twpAs based on C18 option All WmfiguMdorla rrley notha D4C 4udfryed, Check wwwA9algnllghl6.arglQPLfor qualtfued cenflgursU0nn, Mons:+41d} 24r-Ml I wwrrx6curcum [ S`pwKcallons wd dlaiaeubjE Info drargo w&mut nonce. I OY28i2471 ►IISIL NEERIIVCO by VISCOR Jimensk)ns Tap Vlew A End View 777 4M MODEL A B C 48" 4t3' 4 &4' 4 1118- VISCCIItl T0r, LIGHT FIXTURE TYPE'SB' (MOUNT AT CARPORT) Catalog ; Prepared 8y Slim fail Pack IIPSLS Small LEIS Slim Wall Pack RMS c@95 ek catipuaur rates ili�ir ir.+ Lumen,range t,000 - 4,000 Wattage Range 12 • 40 Eff-lea�y Range (LPW) 98 - 122 Weight Ibs(kg) 3-8 (L7) FEATURES & SPECIFICATIONS I'raiect = Date: QUICK LINKS idrrrng Cr41 dip 1 i'c-for 1 ilrf0i~�i0m. j Pitotgt"tric5 Construction Electrical Controls • Rigid Precision Die cast -aluminum housing for High-performance driver features over-v❑Itage, DtrtivnaE 120V electronic button Photacontol, durability and consistency. under voltage, short-circuit and over tempera ,Apertures for Field or fac#ary Installed photo - Vertical fins serve as a heat sink and resist ture prmcw. control. adcumukatibn of trust and debris, • 0-10 volt dImMng (10% -100%) standard Installation • The patent Peridkrg thermal stacking heat ref • Standard LlMversai Voltage (120-277 Vac) Input .Surface mounts direct to 1 b❑x Or wall. moval technology extracts heat tram within the 50/60 Hz housing moving It away from LEDs and integral . L70 Calaflated Life- >10Qk Hours • FeaWres a bulable level and removable hinged components face frame far ease of Instal6tion. * Lurninaire hinges open from the botfiofn to - Total harmonic distortion: <20% Wrarfanty prevent leakage. • Power f cicn- >,95 • LSI L,l:b Fixtures carry a 5-year warranty, • Lum inaire is proudly, manufactured and tested • input power stays constant over life, 1 Year warranty on optional Button Photocell. In the UJ r Driver Off -State Power is 0 watts. Listings • Fixtures are finished with LSI's VurarGrip° r Grip On Board =13) LEDs with integrated polyester powder coat finishing process. The circuit board mounted directly to the housing UsW to UL 98 and UL 8750. DuraGnp finish withstands extreme weather tip maximize heat dissipation and promote Tong CSA Listed changes without cracklro or peefing. Other Ilfe. standard L51 finishes available, Consult factory ■ RaHS Campolant • Shipping weight; 3$ lb-5 in carton, • Components are fully encased in p❑tti ng ma- terial far moisture resistance. Driver complies . DesignUghts Cons❑►tlue (DLC? qualified Optical system with FCC standards. Drlvei' and key electronic product. Not all versions of this product may be DLC qualffied, Please check the DLC Quarfied - HiglrperFor'mance Chip On Ekmrd (COB) LEDs c vmp❑ wets can easily be accessed- Products List at wWw.designligbts,vr"PL to behind clear tempered glass for maxirnurn light • Minimum 2,5kV surge rating confirm which versions aru qualified, output. • Operating temperature; -40'C to +50'C (•40 r- • American Recovery and Reinvestment Act • 30OCK 14000K 15OOCK color temperatures, to +1=10 Funr4ing Cornpllant - Nlirroimum CRI of 71, ■ Suitable For Wet Locations - 2ero uptight. 5pecrfications and dtmensions subject to change without notice. 03 LS1 kHftoblas Inc.10000 Alliance Rd- Cincinnati, OH 45242 - www.lsk Indusviescam Page 1/2 Rem 08127Pa (SM:372.3200 - (P202C LSI indu-tries Inc. All nights Reserved. Slaed0catiens subject to -change without notice, 5PFer_i02S A.D4z0 LIGHT FIXTURE TYPE 'BD' (MOUNT AT 12' A.F.F.) Catalog �_ Fr8pared By Slice Medium SLM) Outdoor LED Area Light LW Lumen Package 9.00D - 48,000 wattage Range 63 - 401 Efffcsct FUMpe%PW) Ta-156 Weight Ibs(kg) 30 (t3.6) QUICK LINKS Qrdfirirt Gaiido I Rcrfarm'*nce I;roJect: type: FEATURES & SPECIFICAMNS Construction Electrical Installation • Ruggeri die-cast aluminum housing • High-performance driver features A single fastener secures the hinged door. contains factory prewired driver and ❑pticaI ❑vervoltage, under -voltage, short-circuit underneath the N>using and provides unit. Cast aluminum wiring access door and over temperature protection. quick & easy access to the electrical located underneath. - O.1CJV dlrnmEng {1096 - 7009b} standard. compartment. • Fixtures are flttiished withLSI's puraGrip' - Standard Universal Voltage 020-277 VAC) Included terminal 1�Iack accepts tip to 12 gd, polyester powder coat finishing process Input WOO Hz or optional High Voltage '"vim' The DuraGrlp finish withstands extreme €347-480 VAC), Ut'flizes LSI's traditional B3 drill pattern. weather changes without cracking or (see drawing on page 9)pealing- 00 er standard LSI f nist-res L80 Caiculated Life: }10(3k Hours {see available, Consult factory, Lumen Maintenance on Page 5) Warranty • Shipping weight; 371bs in carton. - Total harmonic dWortlon: <20% • LSE luminaires carry 5-year limited Optical system • Operating temperature: -400C to +50°C warranty. Refer to https://www.lsllndustries (-40°F to +122°1=). 42L and L lumen 42L44Ca corn/resaurces/terms-and-warranty.aspx • State -of -the-Art one piece siIloone optic packages rated to #far more informati❑n, sheet delivers industry leading optical Listings control with an Integrated gasket to provide Power Factor: �-90 IP66 rated seal. + 111put Power stays constant over life, Listed to UL 1598 and UL B750. • Proprietary sElJcorte refractor optics provide . Field rsp1acoable 10kV shred protectlon .Meets BUY Amwricarl Art raquiremertts. • IDA compliar'tik; with 30DOK Color exceptional coverage and uniformity in device meets a minimum Category C Low temperature Selection, edistribution types 2r 3, 5W, FT, FTA and AM. operation (per ANSVIEEE C62.41.2). Title 24 Compliant; see local ordinance for • Silicone optical material does. not yellow or . High -efficacy LEDs mounted to metal -care qualification 1nfcrmation, crack with age and provides a typical light circuit board to maximize ;teat dissipation ' Suitable for wet locations. transmittance of 93% • IP66 rated Luminaire per IEC 60596-1. • Zero uptight. • Driver is fully encased in potting material . 3G rated for ANSI C136.31 high vEhration for moisture resistance and complies with a pE 4cr6262d. ated • Available in 5000K, 4000K. and 3000K FCC standards. Driver and key electronic lu in$ar per 1E ll(O8 rated luminiare per IEC 66262 8 color rem eratures per aEvsi CT8 377_ Also E} p components can easily Ise accessed- mechanical impact code. 8vallabl 4 in phosphor converted amber with Controls Designl-lghts Corlsortlum° (DLC) puallFled peak intensity at 510nm. product. Not all versions of this product • Minimum CRI of 70 • Optional integral passive infrared Bluetooth" motion and photocell sensor, �y be DLC qualified. Please check the DLC [uallflec# Products List at www.deslgnllghts. • Integral tQuver CIL) and house -side shield Fixtures operate independently and can org/QPl_ to canflrm whWi versions are (1H) options available For improved be commissioned via iiOS or Android qualified. backlight control without satrlficln street !g 9 configuration app. 'Patented Silicone Optics (US Patent iVO. side performance. See page 3 for more - L51's AirUnk- wireless control system 10,516,16E 132) details. options reduce energy and maintenance costs while Optimizing IIght quality 24/7. 1451 lndustrrax inc.10000 Alliance Rd- Cincinnati, OH 45242 - wwwAsicorp.com PJga 1,/9 Rat,. 44/49JU (5133,372.3200 - (9)2020 Ua Indmtries9 Inc. All Rights Deserved. Specifications subject to change without natloe. LIGHT FIXTURE TYPE 'SC','SE','SF' AND 'SG' (MOUNT AT 25' A.F.F.) holm. LED DiRECTIONAL FIXTURES 3-2•/8-1 em C,.f Fie — ! ct Substantial wall wash light in 1, 3, 6, or 9 LED. Available in alurrlinurll, RGBW capable with ZDClink systems. Quick Tracts NL-cast aluminum r- Tamper resistant features it Two -layer marine -grade ■ Color temperature titters anodiaation and powder ■,Compatible with LLExvr'� coat finish technology M 0-e°m Integrated LEDs n Phase and PVVM dimmable ProAim' adjustability o Input voltage:10-1SV TYPE CArALDG #I I'r;�JE�f NOTES ARCHITECTURAL &LANDSCAPE LIGHTING I holmlighting.com A F-funfer 1ndu!&;es Corrperl-1, LIGHT FIXTURE TYPE'SI' (SIGN FLOOD LIGHT) 1610 Sismet Road, Mississauga, Ontario 1_4W 1 R4, Canada JA qkbo l era Toll Fme;1,877,755,37,2 Fax:.905,457.1 t15 WWW.Soleraicorp,t:om 13ate Quote # Project Name SRBBX - Bal lard Description; Bdlaid with Rounded top and deco bars prcrMing ample symmetrical light patterns forwalltways and pathways. Dome top mountsto extruded aluminum shaft. Lens is slilcone sealed for weather protection. Ni me Engine Lumens CCT Electrical Mounting Levu PaltPm Flnish jOphors barn, Light ENme Soulce Ear1'ltnszto, Color TCz1M ,a:j SUM 4e LEI) in W 6030 3OWK tJNV 1120-2i7Y 70 HIPS 3500K WV '3 7107V 10o MH 4d0oK TT Trl Tap(HlD) 7s LP5 PLT42. 5cuoK Mar Wit TaPNID) ...ortKkf�ff cusWrrt f_vrlt-ac3 f'pr [113t1pm 9rlifdCtfPr [lr5tprrl 1lAbtu>tltl' this tight h"Itrn Optiom Finches ABT Anchor• 6ar1:E& CPL Clear pDlycsrbgrq-fte 7Y5 Type V(Std) MS MDridrS Sensor Staodard template len5[Sid) BL Black 5D Step dlinming OPL Opal W*V'&riaanate T1'3 Type III WH '"White lens Tie Tamperproof 1$0 1J3pdegrees hardware SG 5ilverGrey TS Temperpftrof $z Bronze suf."5 PC Outwn photocell GFR Ground fatult custom reteptacle Cc EostamCOpDy SF Singlefuse Smwebrsriefor custom cokes. COntactfaetoryfor EW Electronic i11p physical samples. ballast • Lumens are teased on mas: wattage a. 5000KCC F .1 ES files a+�aiia4ie apt;an J�er;}13est 5td-Standard Of mng 5fnce product devlelvprrrent is an on -going process, 5vlera reserves the rkghttochaaWthe hTfarrnation on this spec sheet. Date Mod`d1ed:10-24-2019 I LIGHT FIXTURE TYPE'SH' (BOLLARD) LIGHT FIXTURE CUTSHEETS SCALE: NTS r t M engineering consultants 39249 Leopard Street, Suite A-101 Palm Desert, CA 92211 rtmassociates.com 1 760.340,9005 CLIENT: THE ALTUM GROUP 72140 MAGNESIA E FALLS DRIVE, SUITE 1 RANCHO MIRANGE, CA 92270 FOR STAMP ESS LWINor E23782 a \* Exp.12/31/23 `�d n,'CTR IGP,tt��P� PROJECT: LA QUINTA D APARTMENTS PARKER DEVELOPMENT NW WASHINGTON STREET AND AVENUE50 LA QU INTA, CA 92253 ISSUANCE: REVISIONS: # DATE DESCRIPTION DATE: 11.10.2022 PROJECT NUMBER: 21.ALTG.003 DRAWN BY: CHECKED BY: GL/FR VL A SHEET TITLE: LIGHT FIXTURE CUTSHEETS SHEET NO: E 1.4 432 o�� 1 2 0 5 F Pr-l== Tn ri`YP PI III I'VQ4 . RI AAI' KIn. PYWIRIT N�6 �f ; I 1-9i1i�< PUTTING GREEN TRAFFIC LANE TRAFFIC LANE TRAFFIC LANE #19 76-0049���d� DOG PAAvoc"OT IR KHM -------------------------_------4W NOTE: Fiv, FDG, }-YDRANT LOCATION5 E)LHALL NOT BE 05 TRUCTEE3 FROM ACCESS BY VEGETATION, A MINit"1L" 3-FEET RADIUS ARl 0JN1-> EAC44 DEVICE CIRC RENCE 5"ALL BE FREE OF 055TFUCT#VE VEGETATION, LVT14 CONSIDERAT ON C-- MArJRE PLANT GFROWH. SHADE STRUCTURE WITH PICNIC TABLES ESTIMATEP ANNUAL APPLIED INATM USE TREE AND SHRUB LOIN - DRIP / EIJPELER E.70 X FF /X LA X 0.62 / 74S / I E = EAAAU 5.5.0 X .20 X 102,5155 X 0.62 / 74,5 / .410 = 1,0115.71-1 TREE ANI;� SHRUB MpI;�ERATE- DRIP / BUBBLER ETC X PF X LA X 0:62 / '74a / IE = 5�.0 X .50 X 65,256 X C.&2 / 74a / e-10 TJRF H1CTH- R07OR ETC? X PF X LA X 515.0 X .70 X 554-11I 70WR �+IGH- DRIP ETO X PF X LA X 5,5,0 X .-70 X 1,0410 C.&2 / -74a x 0-62 / 0.62 / 74a / X 0-62 / 745 T�RI- H16H - SFRA'' ETD X PF X LA X 0.62 1 74S I 5S.D X 0.70 X 1,(27G X 0.62 / 74,5 EAAM = I ra25 EAAWU. EAAM = 40.'7& EAAINU = 75.54 MAXI MUM ANNUAL AFFL I E=� IA7E4 USE ETC X .45 X L.A X 0.&2 / r MAAWU 58.0 X .45 X 211,4a2 X C.P2 f 748 = 4,575.14 PUTTING GREEN AREA - 5,161 POOL AND SPA AREA 1,454 ESTIMATED ANNUAL APPLIED ! NATER USE TOTAL - 4,441.2 MAXIMUM ANNUAL APPLIED DATER USE TOTAL - 415-75-14 ESTIMATED LANDSCAPE SQUARE FT. TOTAL - 211,452 CONCEPTUAL LANDSCAPE PLAN LP-1 PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA 0' 4@' 80' 120, 7%mrmmm%mmmm� SCALE: I"=40' H ERMANN D ESIGN ROLJP 77-899 WOLF RD. SUITE 102 PALM DESERT, CA 92211 LIC# 2754, EXP 04/30/22 PH. (760) 777-901 FAX (760) 777-9132 PATF4'RI/2'71:;a PUNT LI�aT (D f--------- ------- TRASH BLDG. 1 PAD=51.0 2-STORY / 16 UNITS FOOTPRINT - 79500± SF .. • L_ I, t IId { 3 --G) -- G) . . ..... . 7.1 r i" S r. .. i TYP,, BUILDING PLANTING EXHIBIT PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA ,,p: nr.3 a' 0 Fl NOTE, PIV, FDC, HYDRANT LOCATIONS SHALL NOT BE OBSTRUCTED FROM ACCESS BY VECzET,4TION. A 1"IINIMUM 3-FEET RADIUS AROUND EACH DEVICE CIRCUt-TFERENGE SH,41-1- BE FREE OF 055TRUCTIVE VEGETATfON, WITH CONSIDERATION OF MATURE PLANT GROWTH, WATER GON5ER r4TION &TATE1IENT LANDSCAPING IS CON615TENT LUITP THE REQUIREMENT& OF THE COACHELLA VALLEY WATER DISTRICT ORDINANCE 13021 THE IRRIGATION 6Y5TEM SHALL BE DESIGNED FOR EFFICIENT PERFORMANCE WITH CONSERVATION IN MIND. POINT SOURCE DRIP I BUBBLER SYSTEMS WILL PROVIDE DIRECT WATER TO 7HE 5HRLIB5 ,AND TREES, &'r'M50L 07Y, 50T4N I 4L N4E 51ZE TF-i l��.Ja�4, TREES 4 FAL1" 5 DALBERGIA $15500 24" 50'X 0.2 LOW "INDIAN R05EWOOD" • TIPUANA TIPU 24" BOX 0.5 MOD 71PU TREE" OLEA EUROPAEA 3611 BOX 0.2 LOW 'SWAN HILL.' €MULTI-TRK. ACACIA 5TENOPH T-LLA 24" BOX 0.2 LOW k; ,ISHCE5TRING ACACIA" 51NGLE TRK. STND. ACACIA SALICINA 24" BOX 0.2 LOW "WILLOW ,ACACIA" 5INC,;LE TRK. 5TND. • _<- PARKINSONIA PRAECOX 24" BOX 02 L0LU °PAiLO BREA" SINGLE TRIO. 5TND. ACACIA ANEURA 24" 150X 0.2 LOUD 11MULGA11 SINGLE TRK. STND. PHOENIX DACTYLIFERA 15' 5TH 0.5 I" ICD 14H1D1 D,4TE PALM' DIAMOND GUT ` WASHINGTONIA R05USTA 10' 1:5TA 0.5 MOD "MEXICAN FAN PAL1 1" DE&ERT ACCENT ACxAVE SiSAL_ANA 15 COAL. 0.2 LOW "5f5AL" AGAVE ANGU67FOLIA 15 GAL, 0.2 LOW "CARIBBEAN AGAVE" A AYE fRA 5 COAL_ 0,2 LOW Tl1U N LOIIJER 1 E" HE5PERALOE PARvIFLORA, 5 COAL_ 0.2 LOW 'DESERT FLAMENCO' Q ECHINOCACTUS GRUSONII 5 GAL. 0.2 LOW "GOLDEN BARREL CACTUS" 5HRUBS CAESALPINIA PLILCHERRIMA 15 COAL. 0.2 LOW - "RED BIRD OF PARADISE" LEUCOPHYI.LUM PRUINOSUM 5 COAL. 0.2 LOW 'SIERRA BOUQUET' LEUCOPHYLLU" t FRUTE5CEN5 5 COAL. 02 LOW 'WHITE CLOUD' p+ SENNA ARTEMISIOIDE5 5 CxAL. 0.2 LOW "FEATHER'f' G.455I4" cp, TECOMA 5 GAL- 0.5 MOD I� BELLSI' LEUCOP14YLLUM LANGMANIAE 5 64L_ 0.2 LOLU 'LYN5 LEGACY' OLEA EUROPAEA 5 COAL. 0.2 LOW 'LITTLE OLLIE' RU55EL14 E0UI5ETIF0RM15 5 COAL. 0.5 MOD "CORAL BELLS" LEUCOPI-4YLLUM ZYGOPI'4YLLUM 5 GAL, 0.2 LOW LIMAR RON 1 C14RI5514 MACROCARPA 5 COAL, 0,5 MOD 'BOX1100D 5EAUTY' CALL15TEMON VIh'1INAL€5 5 GAL. 0:5 MOD 'LITTLE JOHN' GR455E MUIHLENBERGIA CAPILLARIS 5 G,AL_ 0.5 MOD 'REGAL MIST LOMANDRA LONG.IFOL I A 5 CiAL - 0.5 MOD 'PLATINUM BEAUTY' 0 DIANELLA TASMANIGA 5 05 MOD 'VAiRIEGATA' C3ROUNDCOVEFZ 4 VNE5 DALEA GREGGI1 5 COAL. 0.2 LOW TRAILING INDIGO BUSH" CARI554 5 GAL. 0.5 MOD 'GREEN CARPET' EvOLvULUS GLOMERATUS 5 GAL. 02 LOW "HA,UAIIAN BLUE EYES` BOUG ANVILLEA 5 COAL. 0.5 MOD LA JOLLA' DURANTA REPENS 5 GAL. STK. 0.5 MOD j15KY FLOWER" 01 101 20' 30, SCALE: I"= IO' LP-2 HER ANN DESIGN ROUP 77-899 WOLF RD. SUITE 102 PALM DESERT, CA 92211 LIC# 2754, EXP 04/30/22 PH. (760) 777-9131 FAX (760) 777-9132 F�TF��1I�71�6 6' Fff. TABULAR STEEL FENCE SIDEWALK 6'-6! HE PILASTER WITH DECORATIVE CAP 4''+ r fiy Al ! • , r 1 °•�;� �. % 1 r -F ��r' r ''tiX�r�' '{,�>�-;.•+�'� n. �:'•'; rr l�I `,3 �,}�' 16 dc Al IV �• a''-� - -- n+�+1 i•�'' +} -Ib'f - -�Ji off r 'Ji �.:•. � 4r.�.` J• III a � .- - . ' - r r. 1 ;. 14Jjf jj �ire. ?.#, ;•�:u' _ 'i- . .,� �rlj ] rR •I...r..ir tJ:�� r•lii' ', l','f 4 +� � �. � �� f ` •gyp �, I v r: J Y F•�,; +fie $y _..r �. .. �: ,..• fy�::. ti a�• 'r !Y . 1` �_ . r }� r r -} 4 - ,� ter., �1� � µ ,1 ,� •J . - , ` L 'sue -ham :vr y:> i Z SLOPE PLANTING EXHIBIT PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA NOTE, PiV, FDC, HYDRANT LOCA7€ON5 $f 44LL NOT BE OBSTRUCTED FROM ACCE55 5Y VEGETATION- A, MINIMUM 3-FEET RADIUS ARCUM�) EACµ DEVICE CIRCUMFERENCE SHALL PE FREE OF OE�5TRUC7IVE VEGETA710N, WITI-i CON51:)ERATION OF 1"1ATURE PLANT GROLJTH- WATER GON5ERVATION T�4TEr-`TENT LANDSCAPING 15 C-ON615TENT WITH THE REQUIREMENTS OF THE COACHELL-4 VALLEY WATER DISTRICT ORDINANCE 1302-1. THE IRRIGATION 5Y5TEM 5HALL BE DE51GNED FOR EFFICIENT PERFORr-1,4NCE WITH GCN6ERV4TION IN t-IIND. POINT SOURCE DRIP I BUBBLER 5'r"6TEM5 WILL PROVIDE DIRECT W47ER TO THE 5HRU!55 AND TREE5- PUNT LI&T S1'1"I50L Q71'. BOTANICAL NAME SIZE WATER USA TFZEES $ PALMS D4LBERGIA 515500 "INDIAN R05EWOODII 71PL4ANA 71PU `71fzU TREE" OLEA EUROPAEA '$WAN HILL' ACACIA STENOPHYLLA "SHOESTRING ACACIA" ACACIA SALICINA "WILLOW ACACIA" F4RKINSONIA PRAECOX ,IRALO BREA„ 24" BOX 0.2 LOW 24" PDX 05 MOD 3611 BOX 0.2 LOW MULTI-TRK. 24" PDX 0.2 LO.0 SINGLE TRK. STND. 24" BOX 0.2 LOW SINGLE TRK. 5TNa, 2411 BOX 0.2 LOW SINGLE TW. STND. ACACIA ANEUR1A 24" BOX 0.2 LCU IIMuLGA11 SINGLE TRK. STND. PHOENIX DACTYLIFERA 15' STH 0.5 MOD 7AWIDI DATE PALM' DI4t"10ND GUT WA5HINGTOMA ROBU574 15' E5TH 0.5 MOD "MEXICAN FAN PJALr-l" DE6ERT 4CCENT& AGAVE 515ALANA 15 GAL. 0.2 LOW 116I$AL" AGAVE ANGU5TIFOLIA 15 GAL, 0.2 LOLU "CARIBBEAIN AGAVE" AGAVE GEMINIFLORA 5 GAL. 0.2 LoXU "TWIN -FLOWERING AGAVE" HESPERJALOE PJARVIFLORA 5 GAL, 0.2 LOW 'DESERT FLAMENCO' ECIHINOCACTUS GRUSONII 5 GAL. 0.2 LOW "GOLDEN 5+4RREL CACTUS" CA,ESALFINIA PULCHERRiMA 15 GAOL. 0.2 LOW "RED BIRD OF FARADI5E" LELICOPHYLLUM PRU1N05UM 5 GAL. 0.2 LOW 'SIERRA SOUaUET' LEUCOFi4YLLUM FRUTE5CENS S GAL, 0.2 LOLU 'WRITE CLOUD' SENNA ARTE!' ISIOIDES 5 GAL. 0.2 LOLU "FEATHERY CASSIA" TECOMJA STANS 5 COAL. 0.5 MOD "YELLOW BELLS" LEUCOPkYLLUM LANGMANIAE 5 GAL. 0.2 LOLU 'LYNS LEGJ4CY' OLEA EUROPAEA S GAL. 0.2 LOW 'LITTLE OLLIE' RU55ELIA ECU15ETIFOR IS 5 C:;AL. 0,5 MOE) "CORAL BELLS" LELlGOF'I-4YLLUM ZYGOf='AYLLUM 5 GAL, 0.2 LOW 'C IMARRON' CARISSA MACROCARP14 5 GAL. 05 MO❑ 'BOXWOOD 5EAUTY' CALLISTEMON VIMINALIS 5 COAL. 0,5 MOD 'LITTLE IUGHN' (:�;R,455E 6 I"•'iUHLEN5ERGIA CAPILLAR15 5 GAL. 0.5 MOD 'REGAL M15T' LOMANDRA LONGIFOLIA 5 GAL. 0.5 MOD 'PLATINUM BEAUTY' 0 DIANELLA TA5MANIC7A S GAL. 0.5 MCC) VJARIEGATA' GROUNDCDVER 4 VNE5 DAL E A GREGG 11 5 C;A,L. 0,2 L OW TRAILING INDIGO 6USP11 C4RISSA 5 GAL. OB MOD 'GREEN CARFET' EVOLVULU5 GLOMERATU5 5 GAL. 0.2 LOLU `kAIJI AIIAN BLUE El'E5,1 POUGANVIL-LEA 5 GAL. 0.5 MOD 'LA JOLLA' DURANTA REPENS 5 GAL. ST< O.5 MOD `6KY FLOWER" 0' 10, 20, 3O' SCALE: I"= IO' LP-3 HERMANlw DESIGN GROUP 77-899 WOLF RD. SUITE 102 PALM DESERT, CA 92211 LTC# 2754, EXP 04130rr22 PH.. (760) 777-9131 FAX (760) 777-9132 �:)ATr4,RV.2-7/�25 f=LANT L ST �"IVVGI�I I r P%V llx%il POOL AREA PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA �M50L 071 507 4N I C AL Na4 E TF'EE& 4 FALM!5 DALSERGIA $15500 "INDIAN ROSEWOOD" 71F=UA,NA 71PU "71PU TREE" OLEA EUROPAEA 'SLUAN HILL' ACACIA $TENOPHT'LLA "SHOESTRING ACACIA" ACACIA SALIGINA "WILLOW ACACIA" P4RIN50NIA PRAECOX "PALO BREA" AGACIA A1NEUR4 'IMUL�A" PHOENIX D4GTYLIFER4 '2,4-I1D1 DATE PALM' WA$HINGTONIA ROBU5T4 "MEXICAN FAN PALM" SIZE .24" BOX 24" BOX UJ,4TE uE 0.2 L OUJ 0.5 MOD 36" BOX 0.2 LOW MULTI - TRIC. 24" BOX 0.2 1.. ow SINGLE -FP,<. STNED. 24" BOX 0.2 LOW 51NGxLE TRIO. STND. 24" BOX 0.2 LOW SINGLE TRIO. STND. 24" BOX 0.2 LOW MINGLE TRK STND. 15' 5TH 015 MOD DI4T-10ND GUT 15' BTH 0.5. MOD CAE&ERT 4CENT& AGAVE SfSALANA 15 GAL, 0.2 LOW "5I$AL " AGAVE ANGUSTIFOLIA 15 GAL. 0.2 LOW "CARIBIBEAN AGAVE" AGAVE GEMINIFLORA 5 COAL. 02 LOW "TWIN -FLOUJERING AGAVE" i HE5PERALOE PARVIFLOR4 5 GAL. 0.2 LOW 'DESERT FLAMENCO' ECHINOCAGTU$ GRUSONII S GAL. 0.2 LOW "GOLDEN BARREL CACTUS" 5HRUE3.J 0 CAESAi.PINIA FULCHERRiMA 15 COAL, 0.2 LOW "REE) PIRD OF PARADISE" LEUCOPHYLLUM PRUINOS.UM 5 GAL. 0.2 LOW 'SIERRA BOUQUET' LEUCOPH'T'LLIM FRUTE5GEN5 5 COAL. 0.2 LOW 'WHITE CLOUD' 'SENNA ARTr=MI$IOIDE5 5 GAL- 0.2 LOW "FEATHERY CASSIA," TECOi~1A $TANS 5 CAI~. 05 MOD "TELLOLU BELLS` LEUGOPHYLLUM LANGM.ANIAE 5 5A,L. 0.2 LOW 'LYN5 LEGACY' OLEA EUROPAEA 5 GAL. 0.2 LOW 'LITTLE OLLIE' RU55EL14 EQU4SETIFORM1$ 5 Cz,4L. 0:5 r-TOD "CORAL BELLS" LEUC-0Fi-4YLLUM ET`CxOPHI'LLUM 5 COAL. 0.2 LOW 'CIMARRON' CARISSA 1`''iAGFOGARPA, 5 GAL. 0.5 MCC) 'BOXWOOD 5EAUTT" CALLISTEMON VIMINAL15 5 COAL_ 05 MOD 'LITTLE JOHN' Ra4��E NUHLENSERGIA CAPILLAR16 5 GAL_ O.5 MOD 'REGAL MIST' LOMANDRA LONGIFOLIA 5 GAL. 0.5 MOD 'PLATINUM BEAUTY' 0 DIANELLA TA5MANICA 5 GAL. 0.5 MOD V,ARIEG4TA' GROJNDCCVER 4 ACNE D.ALEA GREGGIi 5 CPAL_ 0:2 LOW TRAILING INDIGO BUSH" CARISSA 5 GAL. 0.5 MOD 'GREEN CARPET' EVOLVULUS GLOMERATU5 5 COAL. 0.2 LOW "HAWAIIAN BLUE EYE51 I 15OUGANV1LLEA 5 GAL. 0.5 MOD WrrH 'LA JOLLA' x DURANTA REPENS 5 GAL. ST< 0.�) MOD "SKY FLOWER" NOTE: FIV, FDC, HY1).RANT LOCATIONS SMALL NOT 5E OBSTRUCTED FROM ACCEva 15Y VEGETATION. A, MINIMUM 3-FEET RADIUS ,AROUND EACH DEVICE CIRCUMFERENCE SMALL BE FREE OF 0B$TRUCTIVE VEGETATION, WITH CON51DERATION OF r*IATURE PLANT GROLUTN. WATER CONSERVATION 5TATF=�IENT LAND5C,APING 15 CONSISTENT WITH THE REQUIREMENTS OF THE COACHELLA VALLEY WATER DISTRICT ORDINANCE 1302.1. THE IRRIGATION 5Y5TE" 1 SHALL BE DESIGNED FOR EFFICIENT PERFORMANCE WITH CONSERVATION IN MIN1->. POINT SOURCE DRIP I BUBBLER 5~r"57EM5 DRILL PROVIDE DIRECT W47ER TO THE 5HRU55 AND 7REE5. 0' 10' 20' 30' SCALE: P IO' LP-4 HERMANN DESIGN RDUP 77-899 WOLF RD. SUITE 102 PALM DESERT., CA 92211 LIC# 2754, EXP 04/30/22 PH. (760) 777-9131 FAX (760) 777-9132 �:)A7F4RI/:;'71:23 B' HT. TABULAR VEHICULAR GATES ENTRY PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA NIT -mmi J4 NOTE: FIV, FDC, HY:).RANT LOCATIONS 5l�4ALL NOT 5E OBSTRUCTED FROM ACCE55 BY VEGETATION_ A, MINIMUM 3-FEET RADIUS AROUND EACH DEVICE CIRCUMFERENCE SMALL eE FREE OF OBSTRUCTIVE VEGETATION, WITH CON5VERATION OF MATURE PLANT GROWTH. UJATER CONSERVATION 5TATF=� IENT LAN>D5CAPING 15 CON615TENT WITH T#4E RECUIREMENT5 OF THE COACHELLA VALLEY WATER DISTRICT ORDINANCE 1302.1. 7HE IRRIGATION 5Y5TE1" 1 SHALL BE DE516�NED 1=DR EFFICIENT PERFORMANCE WITH CONSERVATION IN MIND. POINT SOURCE DRIP / 5UBBLER S'T67EM5 WILL PROVIDE DIRECT W47ER TO THE 5HRU 5 AND 7REE5. o' 10' 2o' 301 f SCALE: POO' LP-5 I"1 ERMANN D ESIGN Ll RoUP 77-899 WOLF RD. SUITE 102 PALM DESERT, CA 92211 LIC4 2754, EXP 04/30/22 PH. (760) 777-9131 FAX (760) 777-9132 pATF gI/21/:23 L P esk- JO ILI A GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE: GARAGE GARAGE GAP -AGE 4* /Z Vd VV w w w w— w w— a- w w W- —w— —VV w w w UV IqF 0 I. ..l. -- --- -- TRASH F TRASH TRASH F- 7--- r PIT, M, -E] M -*D BLDG- 9 A A BLDG. 2 PAD=55.II 0 PAD=51.5 BLDG. 10 PAD=53.5 2,S-roRy I 16 LJ NITS c p ET. BASTP 2-STORY 120 UNITS BLDG. I IP 8.0, 4k 2-STORY UNITS •FOOTPRINT 4,D00± SF M=42.0 PAD=51.0 FOOTPRINT - 10,600± SF FOOTPRINT - 9.000± SF A 2-STORY 116 UNITS FOOTPRINT - 7.5001 SIF BLDG. 11 PAD=53.0 3-STORY 1,24 QNITS 6:Tl s. ,-., ..y LS[ _ .'..V /` L FOOTPRINT- R,CM± S F 'Q L4- 46 a 0 ANNI.Nn p x � i� 'a1 o �ii� is � Q1� `I .. O � � I B BLDG. 8 t CLUB OOL r) ------- HOUSE L-\-, P, 3-STORY 136 UNITS 0 R� 0 FOOTPRINT - 12.00t 3F PAD=52.0 LA see 'kji..o. 6 BLDG. 3 PAD=53.0 MENU 3--STORY f 36 UNITS mow sl 6 o.� AW ro" FOOTPRINT - 14,0001 S F V, i r 41 BLDG. 4 A, --1 BLDG. 7 PAD=51.0 PAD=53.0 3-STORY 136 UNITS FOOTPRINT - 1530Wt SF 3-STORY 124 UNITS FOOTPRINT - 10. 000i SF (D T TL ---- dn ---- ipA { I ■ °' *A'd � LEGEND LNMWLARTEL Ww w V - 11 ey A ------ EX15TINCa SLOCK WALL TO REt-tAIN IN PLACE S--l- —s S—S s S--o l&I HT. TUBULAR STEEL FENCE -fil 6,' PT.6FLITIFACE TAN COLOR BLOCK UJALL A A WITH FLAT C,4F TAN GOL.OfR 6'-6" HT. SPLITPACE TAN COLOR FDIL,45TF=R W[T�4 DECORATiVE TAN COLOR o.Cl) BLDG. 6 t$ L U �,P. PR. DET. BASIN 9 TOP!�48.0 PAD=50.5 PAD=52.0 3-STORY / 36 UNITS BTM=42.0 # 3-STORY 124 UNITS • E J E WTPRINT-11,000tSF 1-k FOOTPRINT - 8,000-+ SF ❑ MEN a 4 El . OEM E AS. rrY .k6l- UT 'i7 A I ,—, SD 71 [) so -41t sc) Sgot -UM *.L-uw id./, - - I - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Nil - - - - - - - - - - - - - - - - - --- SD r 4Q� — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — CART/BIKE LANE Im AA VV w Iry %U _vvl_ a--:L 4 w - - - - - - - - - - - - - - - - - - - - PAFFIC LANE TRAFFIC LANE IN VEFICULAR TUEKJLARqM NAMC LANE tL:_( TE�p (-A AVFUIIF 50 TRAFPC LANE CONCEPTUAL WALL AND FENCE PLAN PRELIMINARY LANDSCAPE PLAN LA QUINTA APARTMENTS at WASHINGTON STREET PARKER DEVELOPMENT CITY OF LA QUINTA, CA TROUTDALE VILLAGE APARTMENTS------ MONUMENT SIGN 40, 'wo 120, rm" 19 SCALE: I"=40' TIVF CAP STUCCO RmSH TO MATC14 ARc44rT'9CTURE ToW COLOR 44T- 63CIN �VTERJWS HERMANN DESIGN G Roup 77-899 WOLF RD. SLHTE 102 PALM DESERT, CA 92211 LICII 2754, EXP 04/30/22 PH. (760) 777-9131 FAX (760) 777-9132 ATTACHMENT 7 DUNA ai%:r6u Homeowners Association _ Q March 22, 2023 Carlos Flores City of La Quinta Planning Department Members of the La Quinta City Council 78-495 Calle Tampico, La Quinta, CA 92253 RE: Review of Troutdale Village IS/MND and Transportation Analysis for Environmental Assessment 2022-0001 APN 646-070-016 Dear Mr. Flores and Members of the City Council; dunahoa@gmail.com I am the President of Board of Directors for Duna La Quinta HOA No. 1, which is located on Avenue 50 between Washington Street and Eisenhower Drive. Duna La Quinta includes three HOAs, totaling 184 single family and condominium units. I also am a registered Professional Traffic Engineer in the state of California, having prepared numerous environmental documents and traffic assessments during my career. I have reviewed the Initial Study/Mitigated Negative Declaration (IS/MND) and Transportation Analysis (TA) supporting the Troutdale Village Project and find them to be inadequate in the following areas: SUMMARY C��L�1:7_1 �•L•Ii�il►�iL��t�� 1. Simultaneous Approval of Environmental Assessment, General Plan Amendment, Zoning Change, and Specific Plan for the Troutdale Residences. Due to the requested increase in building height from 22 ft to 40 ft in the City Municipal Code, this project would be precedent -setting in the City of La Quinta and would change the character of La Quinta residential communities forever. This alone requires a separate environmental process and public hearing process. It should not be buried within one project. 2. Violation of City General Plan Image Corridors. Avenue 50 is an "Image Corridor", per the City's General Plan. Threats to the City's scenic image corridors include inappropriate and unattractive land uses. The three-story buildings proposed as part of the project are unacceptable, unlike any surrounding uses, and a violation to this policy. The Specific Plan for the project should be denied as it raises the allowable building height from 22 ft. to 40 ft. We therefore conclude the IS/MND's finding of No Significant Impact is unsupported. Page 1 of 8 439 DUNA 4ZaUW . Homeowners Association dunahoa@gmail.com I 11IT-11 9 a 14FIVISUM kvi14L1I I 3. Study Intersections. Limiting the traffic study to three local intersections is inadequate, since major employment, entertainment and shopping are located north and east, and project traffic will travel to further intersections. The more congested intersections of Avenue 50/Jefferson Street and Highway Ill/Washington Street must be included in the analysis. 4. Background Data Collection is not representative of current existing conditions and thus renders any traffic operation analysis useless. The project TA does not consider peak season special events in La Quinta that have a major impact on area roadways, particularly Washington Street and Avenue 50. S. Assumptions of Traffic Distribution are arbitrary, not based on empirical evidence, and have significant impact on the traffic forecasts, rendering the current forecasts and traffic operations useless. 6. VMT Analysis Exemption. This exemption violates the consultant's own workplan agreement with the City. Not providing this evaluation violates CEQA guidelines, since the development is underserved by transit. 7. Lack of Pedestrian and Bicycle Safety Analysis. This evaluation should be included, as pedestrian crossings of Avenue 50 and Washington Street will have a significant impact on traffic signal operations. It is noted that the traffic consultant's signal operations evaluations do not consider any pedestrian activations. The Project's adjacency to Truman Elementary and La Quinta Middle Schools needs to be assessed as to the effects to children walking along the project site, as well as impact to parent dropoff/pickup queues, which can create significant congestion along Avenue 50 and affect signal timing at Washington Street. 8. Lack of Street Improvements. It is unconscionable that the City would allow a development of this magnitude to occur without bringing Avenue 50 to its full section. The traffic improvement plan, at a minimum, must provide widening of Avenue 50 to the east of Washington Street to the full Primary Arterial Standard. This would allow left turning traffic to store in the left turn lane and would provide for pedestrian and bicycle safety. Even with these improvements, we are concerned about left turning traffic backing up from the westbound double left turn lanes at Washington Street. In addition, due to excessive speeds along Washington Street, deceleration and acceleration lanes should be provided before and after the Project entrance on the northbound side of Washington Street. This is no different than what has been provided on the southbound side of Washington Street at the entrances to La Quinta Country Club. Page 2 of 8 440 DUNA C aUW&. Homeowners Association dunahoa@gmail.com This project would be precedent -setting and change the character of La Quinta residential communities forever. We urge the City of La Quinta to reject the Environmental Assessment, General Plan Amendment, Zoning Change, and Specific Plan for the Troutdale Residences, and require separate Environmental Impact Statements for the Project and for the Citywide General Plan amendment that would raise building heights in residential communities. DETAILED DISCUSSION I:CIIAisL4:T_1 010[ 1:10I;'.' 1. Simultaneous Approval of Environmental Assessment, General Plan Amendment, Zoning Change, and Specific Plan for the Troutdale Residences. In general, it is recommended that environmental clearance be conducted separately for general plan amendments and specific plans, as these two types of plans have different scopes and scales. This allows for a more detailed and comprehensive evaluation of the potential environmental impacts of each project. Due to the General Plan Amendment request to increase building height from 22 ft to 40 ft in the City Municipal Code, this project would be precedent -setting in the City of La Quinta and would change the character La Quinta residential communities forever. This alone would require a separate environmental process and public hearing process. It should not be buried within one project. 2. Image Corridor Impact. Avenue 50 is an "Image Corridor", per the City's General Plan. Threats to the City's scenic image corridors include inappropriate and unattractive land uses, unattractive or inadequate landscaping, inadequately buffered parking, high walls, and berms that block views, and overhead power lines that degrade views. The City states that "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 Project IS/MND states "The Project would be compatible with the size, scale, and aesthetic features of other existing homes located to the north, west, and future homes to the south of the Project site. " This statement is clearly false, as there are no two or three-story homes in the vicinity of the Project. The Project IS/MND states "LQMC Section 9.50.020, Height Limits and Setbacks Near Image Corridors, requires a maximum height of 22 feet within the first 150 feet from Avenue 50 and Washington Street. The Specific Plan will provide modified standards that will allow a maximum height of 40 feet." We argue that the project clearly violates the City's General Plan and existing Municipal Code by raising the building height allowance and significantly impacting the views of the mountains along the Avenue 50 corridor. This General Plan Amendment should be separated out due to its City-wide importance. Page 3 of 8 441 DUNA ai%:r6u Homeowners Association _ Q Image below is from IS/MND. TRAFFIC ASSESSMENT 3. Study Intersections. The Traffic Study includes three Study Area Intersections: 1. Washington Street and Avenue 50 2. Washington Street and Eisenhower Drive 3. Washington Street and Avenue 48 dunahoa@gmail.com Limiting the traffic study to these three intersections is inadequate, seeing as traffic distributes primarily north and east. Major employment, entertainment and shopping are located north and east, therefore, the more congested intersections of Avenue 50/Jefferson Street and Highway Ill/Washington Street must be included in the analysis. 4. Background Data Collection. This is the basis for all traffic forecasts and operations. We find the background data collection contained in the TA to be inadequate in both the year and month the data was collected. Given the inaccuracies of the base data, the forecasts and results are not defensible. a. Traffic data was counted in November 2021. In 2021, the California economy and travel were still recovering after the fall from the peak year of 2019 due to the Covid pandemic. Strong demand for overnight accommodations and increased residential prices led to large gains in visitors to Coachella Valley in 2022 and 2023. This is Page 4 of 8 442 DUNA 41aUW . Homeowners Association dunahoa@gmail.com witnessed by the variation in Palm Springs airport passenger traffic which was 42% higher in 2022 than in 2021. In January 2023, the Palms Springs airport passenger traffic was 42% higher than January 22. This traffic change directly affects Washington Street, Eisenhower Drive and Avenue 50 as they are the gateways to La Quinta Resort, other resorts in La Quinta, and part time residential properties in the area Therefore, the baseline traffic data must be updated to current conditions. b. In November of each year, the Coachella Valley is not fully occupied with visitors and residents. As a result, traffic volumes on the subject roadways are not as high as they are in February and March, when the valley economy is in full swing, rental properties are full and out of city visitors are in attendance for the season and at special events. This is again witnessed by the variation in Palm Springs airport passenger traffic which was 48% higher in March 2022 than in November 2021. Therefore, the baseline traffic data must be updated to current conditions. c. Special Event considerations. There is no discussion of the impact to special events that greatly impact the Washington Street and Avenue 50 corridors, specifically, the Coachella and Stagecoach music festivals, the BNP Open Tennis tournament (because of the relationship to the La Quinta Resort) and the La Quinta Ironman. 5. Assumptions of Traffic Distribution. a. The scoping document submitted to City staff proposed that traffic would be distributed as follows: i. 60% to the north on Washington Street ii. 15% to the south on Washington Street iii. 15% to the west on Avenue 50. iv. 10% to the east on Avenue 50 b. The assumptions used for distribution have no empirical basis. Logic however would suggest that, as a residential development, there is no expectation that any traffic would travel west on Avenue 50 since there are no retail, commercial, entertainment or substantive employment destinations. As a traffic professional and long-time resident of La Quinta, I would estimate that traffic would be more logically distributed to 70% north on Washington, 20% to the east on Avenue 50 and 10% to the south on Washington Street. The traffic consultant should consult the Citywide transportation forecast model as the most defensible source of Origin -Destination distribution. The reason this is important is that access to the development will be right -turn -in and out along Washington and Avenue 50, thus forcing at least 50% of the traffic coming from Washington north to make U-turn at Avenue 50. This will increase the left turn pocket requirements and increasing the signal time allowance for that phase. 6. VMT Analysis Exemption. The project Traffic Analysis assumes to not have a significant transportation related CEQA impact by supposedly qualifying for the small project screening criterion as an affordable Page 5 of 8 443 DUNA LY. Q i%:r6, Homeowners Association dunahoa@gmail.com housing and small project. The affordable housing components of the development are 22%, thus meeting the CEQA threshold of 20% affordable units for exemption. Thus, However, 221 housing units of the project are market rate, and the site is served by low - quality transit service (limited to Sunline Transit Route 7) which operates at 90-minute intervals in either direction. There is no transit service along Avenue 50. As a result, we will argue that the project is NOT exempt from CEQA required VMT impact analysis of the project in accordance with CEQA. Further, the traffic consultant stated in its scoping document with the City, that it "will conduct a VMT assessment per City's revised VMT Guidelines dated June 2021 and submit for City staff review and approval." This was never done and therefore a violation of the agreement with the City. 7. Lack of Pedestrian and Bike Analysis. The Transportation Analysis, and indeed the entire IS/MND, is absent any discussion of pedestrian or bicycle flow, safety or impacts to signalization. Assuming 2.5 persons per unit, the addition of 268 residences will add approximately 700 residents to the area. A portion of the residents will bike and walk for recreation or for school. Additional pedestrian activations of the signal at Avenue 50/Washington Street will reduce the available green time for through vehicles. Since there is no sidewalk on the east side of Washington Street south of Avenue 50, all pedestrian traffic must cross Washington Street thus affecting the signal timing. In addition, there is no sidewalk on the south side of Avenue 50 east of Washington Street, therefore all pedestrian traffic must cross Avenue 50, again affecting signal timing. The adjacency of Truman Elementary and La Quinta middle schools are of great concern, as many school children already walk and bike to school, with others picked up by buses and parents queuing their vehicles along Avenue 50. 8. Lack of Street Improvements. Access to the project site is proposed via two gated driveways, one along Washington Street (approximately 220 ft. north of Avenue 50) and one along Avenue 50 (approximately 210 feet east of Washington Street). This is a great source of concern as, previously noted, the majority of traffic will approach the Project on Washington Street and will have to either make a U-turn at the 50th streetlight to head back north or turn into the property or make a left turn from eastbound Avenue 50 into the gate controlled secondary driveway. Avenue 50 is currently only one lane westbound at this location with no sidewalks on the south side and no center turn lane. There are no bike lanes on this section of Avenue, nor on Avenue 50 west of Washington Street. There are no full roadway section improvements proposed as mitigation. This is inadequate for the proposed development as left turning traffic will impede through traffic on eastbound Avenue 50 (as well as double left turning traffic from southbound Washington Street) and will be a safety hazard for bicyclists. In addition, the double left turn on westbound Avenue 50 to Page 6 of 8 444 DUNA ai%:r6u Homeowners Association _ Q dunahoa@gmail.com southbound Washington Street routinely backs up and will back up into the access location for the Project. Lastly, traffic on Washington Street consistently exceeds the posted speed limit and provides a safety hazard for right turning vehicles to and from the proposed main entrance on Washington Street. The traffic improvement plan, at a minimum, must provide widening of Avenue 50 to the east of Washington Street to the full Primary Arterial Standard. This will allow left turning traffic to store in the left turn lane and will provide for pedestrian safety and bicycle lanes. 108' PH niary A iveri a] In addition, due to excessive speeds along Washington Street, deceleration and acceleration lanes should be provided before and after the Project entrance on the northbound side of Washington Street. This is no different than what has been provided on the southbound side of Washington Street at the entrances to La Quinta Country Club. Page 7 of 8 445 DUNA C aUW&. Homeowners Association dunahoa@gmail.com In closing, the Duna La Quinta Homeowners Association is opposed to this project, particularly due to the intensification of zoning, the increase in allowable building height from 22 ft. to 40 ft., the misrepresentation of actual traffic conditions, and the significant impact to the views along Avenue 50. We are greatly disturbed that the City of La Quinta would allow this zoning and general plan change to municipal height codes to go forward, particularly given the potential impact to the residential communities adjacent to the project and throughout the City of La Quinta Again, this project would be precedent -setting and change the character of La Quinta residential communities forever. We urge the City of La Quinta to reject the Environmental Assessment, General Plan Amendment, Zoning Change, and Specific Plan for the Troutdale Residences, and require separate Environmental Impact Statements for the Project and for the Citywide General Plan amendment that would raise building heights in residential communities. Thank you for the opportunity to provide comments. Sincerely eith . Meyer President, Duna La Quinta HOA No.1 CA PE/TE 1376 cc: City Council, Duna La Quinta HOA Board of Directors Page 8 of 8 446 From: angie lafferty To: Carlos Flores Subject: 50th and Washington Date: Wednesday, March 22, 2023 10:42:30 AM 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. Greetings Carlos, I attended the Troutdale presentation yesterday. The following are of great concern: 1- Entering the proposed community traveling south on Washington will require a u-turn at Washington and 50th. Currently, u-turns are not allowed. There will not be a left turn from 50th Ave into Troutdale, a u-turn will be required at 50th and Park Ave. The intersection is already saturated with traffic from the two schools, YMCA and Boys and Girls Club. 2- The high density of units and cars/traffic will be detrimental to mental and physical health. 3- The design of complex is not in line with the surrounding community. The three story buildings along 50th Ave will block the view of our majestic mountains. I believe it is in the City's plan to protect our views? 4- Per the LQ General Plan - In 2009 CVWD reported that a total of 160,000 acre ft of water was pumped over water replenishment, resulting in an overdraft of 23,912 acre-feet, in the Lower Whitewater subbasin, which serves the City and other communities in the eastern Coachella Valley. Is there a recent report, I would imagine there has been a greater amount of overdraft since 2009. The ground water is essential now and for for future generations, are we overdeveloping? 5- Evidently there is a bridge planned for the wash on 50th Ave, if so, wouldn't it make sense to construct the bridge prior to any development with in the area? Thank you for your time, Angie Lafferty 447 From: Louis Lister To: Carlos Flores Subject: Corner of Avenue 50 & Washington Date: Wednesday, March 15, 2023 10:56:29 AM You don't often get email from perdue30l@aol.com. Learn why this is important 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. Concerning the purposed development on the corner of Avenue 50 and Washington, as a full time resident, I am opposed to such development. Sincerely, Louis Lister 49845 Lago Dr. LaQuinta, Ca. 92253 561-706-9474 Sent from the all new AOL alp for 10S 448 From: joejagent To: Carlos Flores Subject: FW: 50th and Washington Project notice of claim and pending action Date: Tuesday, March 21, 2023 11:27:26 PM You don't often get email from joejagent@aol.com. Learn why this is important 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. By the way, what is the compelling reason to grant a zoning change? A lot of better fitting developments can go on that parcel with zoning as is. Sent from my Verizon, Samsung Galaxy smartphone -------- Original message -------- From: joejagent <joejagent@aol.com> Date: 3/21/23 7:25 PM (GMT-08:00) To: CFlores@LaQuintaCA.Gov Subject: 50th and Washington Project notice of claim and pending action This project is a detriment to thousands of residents and will seriously impact hundreds of citizens of this city. Three story buildings are out of character to the area. They destroy the natural beauty of the area and cast a giant shadow on the properties to the North. The plan shows over 500 cars being parked along the northern border of the project. This will cause a nuisance to those North of the project due to excess noise and the affect on air quality. Even with this amount of parking spots there will be not enough parking for residents not to mention guests. Parking will overflow onto other streets nearby affecting many others. The entrance is proposed to be on 50th. This will require an extra 500-1000 trips a day down 50th from Jefferson. Picking up students of the middle school has already been banned on 50th due to traffic. With these extra trips it is just a fatal accident waiting to happen. That is without the flooding on that street. Every development on 50th will be affected. Property values will be affected to the detriment for any homes anywhere near this monstrosity. This will amount to millions of dollars in lost equity and loss of property taxes. This project should be cut in half at a minimum to be less of a detriment to the citizens of this City. Allowing it to go forward as is will force legal action to halt construction and to look to the City and those responsible for compensation. Joseph Johnson 78640 Saguaro Rd La Quinta, CA 92253 449 78495 Calle Tampico, La Quinta, CA 92253 Tel: (760) 777-7035 MRadeva&laquintaca.gov From: jeffreyfultz(@gmail.com <ieffreyfultz(@gmail.com> Sent: Monday, March 20, 2023 9:31 PM To: City Clerk Mail <CityClerkMaiI(@Iaquintaca.gov> Subject: In regards to the development at the corner of 50 and Washington. Some people who received this message don't often get email from jeffreyfultzQgmail.com. Learn why this is im.12ortan 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 city council, It has come to my attention that a low income housing project is proposed for this site. I would like to state my objections to this project. Resale value, traffic, additional policing cost are just a few objections. Please consider townhouses or dense single houses instead of a moderate size and cost so as to not adversely affect housing cost. Lowering housing costs would also reduce property tax income for the city. La quinta has worked very hard to make the downtown area a destination. This would be a detriment to that... Blessings Jeff Jeff reyfultz(@gmail.com Cell 916-995-7452 "May the Lord bless you and protect you. May the Lord smile on you and be gracious to you. May the Lord show you his favor and give you His peace." 450 From: anoie laffertv To: Carlos Flores Subject: Re: Troutdale Residences Date: Monday, March 20, 2023 2:35:48 PM Attachments: innaoe001.ona 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. Thank you for your email and for all the information. I am concerned with the possibility of the change from the Medium Density zone to High Density. Is High Density zoning in line with the City's Gas Reduction Plan? Washington St. cannot sustain the amount of additional traffic that 284 units with approximately 570 cars traveling 2 to three times a day, especially during the morning and afternoon commutes. This Season is a perfect indicator of what our future holds with additional traffic. The development in and around Old Town and Silver Rock will contribute to the traffic on Washington as well as any and all additional developments within the area. As our nation and world continues to evolve it is estimated that by 2034 older adults will out number children for the first time in history: We need to prepare for senior housing and be cognizant of development in order to save our city from over saturation of residential and commercial buildings. It's highly possible that at some point we will have people moving out of the Valley due to the heat. Will our aging population be able to tolerate the heat? The more we build the hotter it will get, we are creating a heat island by adding buildings, asphalt, concrete, air conditioners, traffic and pollution. As we move forward destroying our desert floor, our ecosystem will continue to suffer from irreparable damage. Thank you for your time, Angie Lafferty On Thu, Mar 2, 2023 at 3:05 PM Carlos Flores <cflores&laquintaca.gov> wrote: Hello, You are receiving this e-mail as a follow up to previous communication regarding the "Troutdale" project on the northeast corner of Washington Street and Avenue. Wanted to inform you that the project is now scheduled for public comment on its Environmental document, which can be found here: https://www.laquintaca.gov/our-city/city-departments/design-and- development/ fanning-division/public-hearing-notices/-folder-4092#docanl997_4284_1698 There is a 20 day comment period on the Initial Study and associated appendices which can be found there Along with that, the project is tentatively scheduled for a March 28th Planning Commission meeting, which will occur here at City of La Quinta City Hall. Distribution of public notices for this meeting will occur 10 days prior to the meeting date. This project would also be required to go to a City Council meeting. Let me know if you have any questions. Regards, ignature_295618894 Carlos Flores I Senior Planner Design and Development City of La Quinta 78495 Calle Tampico I La Quinta, CA 92253 Ph. 760.777.7069 www.laquintaca.gov 451 From: William Cornell To: Carlos Flores Subject: Troutdale Residences APN 646-070-016 Date: Monday, March 6, 2023 3:49:19 PM You don't often get email from williamcornell8@gmail.com. Learn why this is im oa rtant 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 Mr. Flores: Thank you for providing me with the opportunity to comment on the above project proposed to be developed in La Quinta. My wife and I own a home located at 50745 Cypress Point Drive which located less than a mile from the proposed development. We oppose the development for the following reasons: Population density in the City of La Quinta has exploded over the last several years. Despite that, the multi family purpose and density of the project does not fit with the overall character of the immediate community. The area surrounding the project consists of single family detached residences. The City and the applicant should look to other areas in the City that more closely align with the purpose to be served by the project. There are numerous parcels to the east between the proposed site and Highway III that are far more suitable for this project. The project will add more noise to an already loud environment. The roar of traffic on Washington Ave. is nearly constant. Packing residents into a high density project including their automobiles will exacerbate a situation which is too loud already. Notably the developer does not include sound walls as a part of the project and the City does not appear to require the same for mitigation purposes. The project will put more cars on Washington and Avenue 50. Since we have lived in La Quinta, driving in the city can be compared to the "Indy 500." We have observed groups of cars traveling in excess of 100 mph at a time during daylight hours. My wife and I are bike riders and we fear for our lives near and around the intersection where the project is proposed to be built. There is little to no traffic speed enforcement as it is and adding over 200 residents all of who will own and drive at least one car will make a dangerous situation deadly. Again, this project should be sited in a more commercial/mixed use part of the City capable of handling the higher traffic flows that will result from this project. Regards, William Cornell 452 From: chantel de mier To: Carlos Flores; Cheri Flores; Linda Evans; Steve Sanchez; Kathleen Fitzpatrick; Deborah McGarrev; John Pena Subject: Troutdale Village Project Date: Tuesday, March 21, 2023 5:38:41 PM You don't often get email from chanteldemier@yahoo.com. Learn why this is im op rtant 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, I just returned from the developer Jeff Parker's presentation at Embassy Suites. I was also in attendance at their presentation early last year at PGA West. You will have to judge the size of the disappointment by residents in this project but from my point of view it is a very large group with representation from all of the communities surrounding the project site. It is very clear that our city council and the planning commission be the ones that we need to speak with. The developer as stated repeatedly in his presentation, is presenting a project that is exactly what the city would allow him to do. He is there to make as much money as he can which is his primary target, not to build something that is a benefit to the surrounding area so all of his plans are towards that end, including letting us know that he is asking for a zoning change to high density from it's current zoning. From my perspective, this is not the right project for that site. Many of the residents understand that there will be development there but that it should be something of low density, office, or medical. The residents are watching and paying attention to our city leaders and how they respond to the many legitimate concerns this project creates. The GEM of the desert that La Quinta claims to be will be a figment of our imagination if this project goes through. Here are issues that I believe should be considered: 1. Need for a current traffic study, not one from two years ago. We have had a great influx of both permanent and seasonal ownership since covid and the impact on the streets is being felt every day. A medium to high density development with parking for 520 cars will make the traffic at this entry point to our city a NIGHTMARE. Traffic noise, congestion, air quality etc... The developer stated that the traffic report ... from two years ago... stated no significant impact. This is clearly an outdated traffic report that does not reflect our immediate traffic experiences including summer traffic or the yet to be experienced additional traffic from the village projects and the Talus/Montage project. 2. We have only two major roads going North out of La Quinta, Washington and Jefferson. There are other projects in South La Quinta already approved that will be adding to the traffic here. Getting into and out of La Quinta will be terribly worse and therefore, not as favorable for those wanting to live, work or play in this area. 3. There are two right hand turns into and out of the proposed development that will more highly impact the intersections of Washington and Eisenhower, Washington and 50th 50th and Park with U turns needing to be made to go either direction from those going 453 South wanting to get into the development or those coming out of the development and wanting to go East. 4. With 520 vehicles entering and exiting, how far are the entrances for the development from the intersection of 50th and Washington? With it being a gated community, how many cars can fit into the driveway going through the gate and how many cars can fit into the egress lanes for turning into the entry drive so as not to block or hinder the continuing traffic flow? 5. For a gateway point into La Quinta, this development is going to be an eyesore. Three stories is not appropriate for this site and the single story, single family home communities surrounding it. Even if it were all two stories there are views to the mountains that will be impacted by area residents. Property values will take a hit. Does the city care about the residents that are already here and the continued valuation of our properties? Does a study need to be done on this to know what kind of an impact that a high density, low income/affordable housing property would have on the surrounding communities? No one, absolutely no one believes that it will be more than a low income property. We are not projecting that it would be a Section 8 property but the developer and his surrogates at the presentation slipped several times with their wording which indicated, affordable, low income to describe the property. 6. A more suitable use of the property for the surrounding community in terms of both traffic, aesthetics, and overall quality of life would be as mentioned above. Low density, single level, office or medical, nursing home etc ... that would not have the overall traffic impact, the additional evening traffic, light and noise impact to our surrounding neighborhoods. 7. The type of project is only one concern that is being talked about. The second is the reputation and character of the developer. Everyone knows what a mess the Talus/Montage development has been for the last several years and by all accounts will be at least for the next several years. Due diligence on the developer themselves would seemingly be a priority for our city council and planning commission as well especially with the recent Robert Green experiences. There are many seasonal and full time residents that are from the Portland/Lake Oswego area in our valley and in La Quinta specifically and who know Jeff Parker and his reputation. Residents who attended both the first presentation and the second presentation were able to experience his sarcasm and arrogance towards those of us who expressed serious concern over this project. This sarcasm and scorn only elevated as the meeting went along. His character as a developer is well known and documented in the Lake Oswego community. He is a convicted drug dealer and also has a conviction stemming from a domestic incident with his at the time, estranged wife. I suppose someone as a developer should be aggressive (he is) and thick skinned (he is not) but should also be trying to win over those that may have concerns with what he is doing rather than act as a bully. Does the city do background checks, character checks, or interview other participants and communities to which Jeff Parker has worked with. The last thing the city should want, and residents especially do not want is another Talus/Montage project when the primary issue is the developer and how they 454 run/manage their project. If Jeff Parker believes he is creating something that "fits" into, and is for this community, no one would have to point out to him that the name Troutdale (city 10 minutes east of Portland) does not fit with the desert Southwest. That alone should give you insight into his thinking and disconnect in general with our community. Here is a link to the full article and the section that talks about the controversial Parker house project. ®❑ tps://www.wweek.com/portland/article-4349-lake-o-be-gone.html The Parker House While water -quality concerns are driving the effort to replace the existing Lake Oswego Corporation board, an entirely different issue originally galvanized shareholder discontent: the board's deal with a convicted cocaine dealer back in March 2004. Had board president Dave Schulz and his colleagues handled that transaction differently, they might have spent their winter in peace, rather than wriggling in the crosshairs of the Concerned Shareholders Committee. In 2002, Jeffrey Irving Parker paid $800,000 for the last undeveloped lot on the lake. Now a successful homebuilder, Parker racked up a 1984 Multnomah County conviction for coke dealing and a 2001 conviction for preventing his estranged wife from calling the police during a domestic dispute. (He declined WW's interview requests.) On his lakefront lot, Parker wanted to build a three-story home with garage space for five vehicles. To do so, he sought approval to cut down a couple of dozen trees, sink steel I -beams into the lake bottom and dump 4,000 cubic feet of fill into the water so he could build a foundation for a deck extending 20 feet out into the lake. To fill in part of the lake, Parker needed permission from the U.S. Army Corps of Engineers, the Division of State Lands and, most important, the Lake Corp. All three approved. Parker's plans enraged members of the Forest Hills Easement Association, whose beach and boat docks are adjacent to his property. Association members, who pay Lake Corp dues, say the board sold them out. Specifically, neighbors were outraged that the board allowed Parker to fill in the lake and build on the newly created real estate. The resulting house, they argued, would be in the lake, rather than set back like most shorefront residences, and would exceed coverage guidelines. The size of the home, both in height and square footage, would dwarf the lot, opponents claim, towering over their beach and blocking both views and the flow of water. Association members, including Shelley Lorenzen, a politically active former corporate lawyer, appealed or challenged all of Parker's permits. They also focused their unhappiness on the Lake Corp board. "How could a board that supposedly cares about improving water quality approve a plan that will block water circulation and ruin a beach used by 200 children -all of whose families pay dues to the Lake Corp?" Lorenzen asks. https:,//www.oregonlive.com/clackamascounty/2007/12/lake_oswego_developer_could_fa.html - Jeff Parker's application with the city to remove trees (a big deal in Oregon) so he could build a driveway was denied ... he cut them down anyway. Lake Oswego officials have cited developer Jeff Parker for 16 tree code violations stemming from the construction of his lakefront dream home. 455 Parker faces up to $16,000 in fines, city attorney David Powell said. Parker is scheduled to be arraigned in Lake Oswego Municipal Court at 4 p.m. Jan. 9. Most of the citations were issued for failure to maintain protective fencing and signs around the trees. A code enforcement officer visited the property Nov. 16. The citations were issued Dec. 5. Powell said the city will likely request the maximum fine because of Parker's record of tree code violations. The city fined Parker nearly $29,000 in August 2006 for eight violations, including illegally killing and removing a Douglas fir. Parker last month angered neighbors and members of an adjacent swim park easement when he requested to remove 16 trees primarily to build a 16-foot driveway. City arborist David Odom denied the request Nov. 30. Parker has until Dec. 14 to file an appeal. -- Yuxing Zheng, yuxingzheng@news.oregonian.com Findl-aw's Court of Appeals of Oregon case and opinions. - Review of a suit against Jeff Parker for breach of contract, intentional misrepresentation, etc... FindLaw's Court of Appeals of Oregon case and opinions. NnaLaws searcnable database of Court of Appeals of Uregon decisions since Chantel de Mier 714-240-2976 456 From: rber50(d)icloud.com To: Planning WebMail Cc: Carlos Flores Subject: Troutdale Date: Thursday, March 23, 2023 8:14:16 AM [You don't often get email from rber50@icloud.com. Learn why this is important at hops://aka.ms/LeamAboutSenderldentification ] * * 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 Planning Commission, The proposed building site for the Troutdale complex makes little sense on so many levels. First, the land being proposed for development is not zoned for such a project. Second, it will cause excessive car traffic especially next to a public school. La Quinta has a small town community feel to it which will end with this massive complex. There is no need to build so high and so many units except to feed the greed of one man and his development firm. Put this complex between you and your view of the mountains and add more congested traffic and noise and how would you vote. There's already a huge development complex going up off Adams St. near Walmart. That alone is going to add potential traffic issues along 111. We don't need another such complex unless you plan on turning La Quinta into a Culver City type place to live (God forbid). Allowing this project to proceed will do real harm to the overall appeal of La Quinta. As members of the planning commission you were elected by the residents of La Quinta with the expectation you would do what is best for the city. This type of over sized complex is not what is best for La Quinta. We will be watching with great interest what happens here. Ron Berman 457 UA CALIENTE BAND � CAHUILLA INDIA TR.iUAN. HISTORPI R§?ESLkVAT1-;JN 03-003-2022-002 March 06, 2023 [VIA EMAIL TO:cflores@laquintaca.gov] City of La Quinta Mr. Carlos Flores 78-495 Calle Tampico La Quinta, CA 92253 Re: Troutdale Village Dear Mr. Carlos Flores, The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Troutdale Village project. We have reviewed the documents and have the following comments: *The Mitigated Negative Declaration document included standard mitigation measures to address impacts to cultural resources. We found these measures to be sufficient. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 423-3485. You may also email me at ACBCI-THPO@aguacaliente.net. Cordially, �� ��� Xitlaly Madrigal Cultural Resources Analyst Tribal Historic Preservation Office AGUA CALIENTE BAND OF CAHUILLA INDIANS 5461 biN-AH SWORE DRIVr- PALM 'S'PRJ G5, CA 92264 T .78Dt599+88D4 f 760e699r69 .1 VVWYU.AGLJACALItNTE-N°SN.GOV 458 State of California — Natural Resources Agency GAVIN NEWSOM, Governor ' DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Deserts Region;, 3602 Inland Empire Blvd., Suite C-220 Ontario, CA 91764 www.wildlife.ca.gov March 23, 2023 Sent via e-mail. Carlos Flores Senior Planner City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Troutdale Village Specific Plan (PROJECT) MITIGATED NEGATIVE DECLARATION (MND) SCH# 2023030161 Dear Mr. Flores: The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt an MND from the City of La Quinta for the Project pursuant the California Environmental Quality Act (CEQA) and CEQA Guidelines.' Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code. CDFW ROLE CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources. CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW's lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in "take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code. PROJECT DESCRIPTION SUMMARY Proponent: Troutdale Village, LLC Objective: The objective of the Project is to develop the Troutdale Village Specific Plan Amendment No. 3, which consists of 284 dwelling units in the City of LaQuinta in Riverside County, California. The development includes eleven residential two -and three-story buildings, landscaping, utility infrastructure, paved parking spaces, a paved access road around the interior of the site, storm drain, water and sewer improvements, and two retention basins constructed along the western side of the Project site to collect and store CEQA is codified in the California Public Resources Code in section 21000 et seq. The "CEQA Guidelines" are found in Title 14 of the California Code of Regulations, commencing with section 15000. 459 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 2 storm runoff. Equipment will include rubber -tired dozers, tractors, loaders, backhoes, excavators, graders, and scrapers. Location: The Project is located at the northeast corner of the intersection of Washington Street and Avenue 50 in the City of La Quinta, Riverside County, California; APN: 646- 070-016; GPS Coordinates: 33.68612908,-116.293914. Timeframe: The Project was estimated to start as soon as possible in 2022 and to be completed in 2023. The phases of construction activities will include site preparation, grading, building, paving, and architectural coating. COMMENTS AND RECOMMENDATIONS CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) to biological resources and whether those impacts are less than significant. CDFW offers the comments and recommendations below to assist the City of LaQuinta in adequately identifying and/or mitigating the project's significant, or potentially significant, direct, and indirect impacts on fish and wildlife (biological) resources. In addition to the sections below, CDFW has the following concerns and comments. Existing Environmental Setting Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND likely provides an incomplete or inaccurate analysis of Project -related environmental impacts and whether those impacts have been mitigated to a level that is less than significant. The MND bases its analysis of impacts to biological resources on a report by ELMT Consulting, which conducted a field assessment on November 3, 2021. The field assessment included walking transects of the site to evaluate the presence of plant communities as well as observing "scat, trails, tracks, burrows, nests, and/or visual and aural observations" to detect the presence of wildlife species (Biological Resources Report, p. 2). The Biological Resources Report also notes that "most mammal species are nocturnal and are difficult to observe during a diurnal field visit" (Biological Resources Report, p. 5). CDFW is concerned that the field assessment was not conducted at the appropriate time of year and was not specific enough in scope to determine the presence of special -status species on the Project site. The field assessment included no focused surveys for special -status species such as special -status plants, desert tortoise, burrowing owl, and burrowing mammals. Focused surveys usually involve multiple visits to the Project area during various seasons and weather conditions to properly assess whether special -status species are present on the Project site. In addition, the survey is now more than a year old. CDFW generally considers field assessments for wildlife valid for a 1-year period and field assessments for plants valid for a 3-year period. Mitigation Measures CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to below a level of significance. To support the City of LaQuinta in ensuring that Project impacts to biological resources are reduced to a level that is less than significant, CDFW recommends revising Mitigation Measures BIO-1 and BIO-2, as well as including additional mitigation measures for burrowing owl, desert tortoise, special - status plants, minimizing impacts to other species, artificial nighttime lighting, construction noise, and CDFW's Lake and Streambed Alteration Program, as described below. E.81 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 3 I. Shortcomings in Proposed Mitigation Measures, Alternatives, and Related Impacts COMMENT #1: Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and Existing Mitigation Measure BIO-2 Section #3.4, Pages #30-31 Issue: The Project occurs within the CVMSHCP plan area and is subject to provisions and policies of the CVMSHCP. Specific impact and why impact would occur: The Project occurs within the CVMSHCP area and is subject to provisions and policies of the CVMSHCP. The Project is not located within a designated CVMSHCP Conservation Area; however, the Santa Rosa and San Jacinto Mountains Conservation Area is located approximately 1.5 miles west and 1 mile north and south of the Project site. To be considered a covered activity, Permittees should demonstrate that the proposed actions are consistent with the CVMSHCP and its associated Implementing Agreement. The City of La Quinta is the Lead Agency and a Permittee of the CVMSHCP. Evidence impact is significant: Within the Inland Deserts Region, CDFW issued Natural Community Conservation Plan Approval and Take Authorization for the CVMSHCP per Section 2800, et seq., of the California Fish and Game Code on September 9, 2008. The CVMSHCP establishes a multiple species conservation program to minimize and mitigate habitat loss and provides for the incidental take of covered species in association with activities covered under the permit. Compliance with approved habitat plans, such as the CVMSHCP, is discussed in CEQA. Specifically, Section 15125(d) of the CEQA Guidelines requires that the CEQA document discuss any inconsistencies between a proposed Project and applicable general plans and regional plans, including habitat conservation plans and natural community conservation plans. An assessment of the impacts to the CVMSHCP as a result of this Project is necessary to address CEQA requirements. To obtain additional information regarding the CVMSHCP please go to: http://www.cvmshcp.org/. Recommended Potentially Feasible Mitigation Measure CDFW recommends replacing existing Mitigation Measure BIO-2 with the following mitigation measure to reduce impacts to less than significant: MM BIO-2: CVMSHCP Compliance Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee. COMMENT #2: Nesting Bird Surveys and Existing Mitigation Measure BIO-1 Section # 2.4, Page #6 Issue: CDFW is concerned that Mitigation Measure BIO-1 is not sufficient in timing or scope to prevent impacts to nesting birds. Specific impact and why impact would occur: Based on a review of the California Natural Diversity Database (CNDDB) and Biogeographic Information and Observation System (BIOS), as well as the MND Biological Resources Report, the Project has the potential to impact avian species that nest and forage in the region including, but not limited to, mourning dove (Zenaida macroura), common raven (Corvus corax), great - tailed grackle (Quiscalus mexicanus), white crowned sparrow (Zonotrichia leucophrys), northern mockingbird (Mimus polyglottos), American kestrel (Falco sparverius), rock 461 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 4 pigeon (Columba liva), verdin (Auriparus flaviceps), black -tailed gnatcatcher (Polioptila melanura), and prairie falcon (Falco mexicanus). CDFW is concerned about the impacts to nesting birds including loss of nesting/foraging habitat and potential take from ground -disturbing activities and construction. Additionally, the timing of the nesting season varies greatly depending on several factors, such as bird species, weather conditions in any given year, and long-term climate changes (e.g., drought, warming, etc.). CDFW staff have observed that climate change conditions may result in the nesting bird season occurring earlier and later in the year than historical nesting season dates. CDFW recommends the completion of nesting bird surveys regardless of time of year to ensure compliance with all applicable laws pertaining to nesting and migratory birds. Evidence impact would be significant: It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds -of -prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Recommended Potentially Feasible Mitigation Measure CDFW recommends the revised MND include specific avoidance and minimization measures to ensure that impacts to nesting birds do not occur. Project -specific avoidance and minimization measures may include, but are not limited to, Project phasing and timing, monitoring of Project -related noise (where applicable), sound walls, and buffers, where appropriate. CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site be avoided any time birds are nesting on -site. Preconstruction nesting bird surveys shall be performed within 3 days prior to Project activities to determine the presence and location of nesting birds. CDFW recommends replacing existing Mitigation Measure BIO-1 with the following mitigation measure to reduce impacts to less than significant: MM BIO-1: Nesting Bird Surveys Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than three (3) days prior to vegetation removal or ground -disturbing activities. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and should be at least 300 feet for passerines and 500 feet for raptors and birds -of -prey. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. COMMENT #3: Burrowing Owl (Athene cunicularia) Issue: CDFW is concerned that the MND does not sufficiently identify Project impacts to burrowing owl nor ensure impacts are mitigated to a level less than significant. Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 5 Specific impact and why it would occur: The Biological Resources Report notes that the "project site provides line -of -sight opportunities favored by burrowing owls; however, no suitable burrows (>4 inches in diameter) are present" and that "no burrowing owls or signs were observed" (Biological Resources Assessment, Table D- 1). CDFW is concerned that the field assessment conducted on November 3, 2021, for the MND is outdated and not sufficient in timing and scope to detect burrowing owl on the Project site. Impacts to burrowing owl from the Project could include take of burrowing owls, their nests, or eggs; destroying nesting or foraging habitat; or impacting burrowing owl populations through changes in vegetation via the destruction, conversion, or degradation of burrowing owl habitat. Impacts to burrowing owls can result from grading, earthmoving, burrow blockage, heavy equipment compaction and crushing of burrows, and other activities. Changes in vegetation can result from the destruction, conversion, or degradation of nesting, foraging, or over -wintering habitats; destruction of natural burrows; and general Project disturbance that has the potential to harass owls at occupied burrows. The Project will involve grading and removal of existing vegetation to make way for the development. If burrowing owl burrows are not properly detected, below -ground disturbance, site preparation, and grading could destroy habitat and result in take of burrowing owl. Evidence impact would be significant: Burrowing owl is a California Species of Special Concern. Take of individual burrowing owls and their nests is defined by Fish and Game Code section 86 and prohibited by sections 3503, 3503.5, and 3513. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Take is defined in Fish and Game Code section 86 as "hunt, pursue, capture or kill, or attempt to hunt, pursue, catch, capture, or kill." Burrowing owl is a Covered Species under the CVMSHCP, which requires that avoidance and minimization measures be implemented for this species. Recommended Potentially Feasible Mitigation Measure Due to the potential for burrowing owl to move into disturbed sites, CDFW recommends that prior to commencing Project activities, focused and preconstruction surveys for burrowing owl be conducted by a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). CDFW recommends the revised MND include specific avoidance and minimization measures to ensure that impacts to burrowing owls are reduced to less than significant. CDFW recommends the revised MND include the following mitigation measure to reduce impacts to less than significant: MM BIO-[A]: Burrowing Owl Surveys Prior to the start of Project activities, focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance, minimization, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable 463 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 6 habitat available to owls along with proposed relocation actions. The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. COMMENT #4: Desert Tortoise (Gopherus agassizit) Issue: CDFW is concerned that the MND does not sufficiently identify Project impacts to desert tortoise nor ensure impacts are mitigated to a level less than significant. Specific impact and why impact would occur: According to the MND, no desert tortoises were detected during the initial field assessment conducted on November 3, 2021. CDFW is concerned that the field assessment was insufficient in timing and scope to detect desert tortoise on the Project site. The field assessment is outdated and was conducted at the wrong time of year to detect desert tortoise. Chapter 4 of the Desert Tortoise (Mojave Population) Field Manual indicates that "surveys should be conducted during the desert tortoise's most active periods (April through May or September through October)" (USFWS, 2009, p. 4-8). Based on a review of CNDDB and BIOS, the Project site is within the range of desert tortoise, and vegetation on the Project site provides suitable habitat for desert tortoise. If presence of desert tortoise is not adequately determined, potentially significant impacts to desert tortoise could occur. Take of desert tortoise may occur as a result of Project -related activities such as grading, ground disturbance, and vegetation clearing and may result in crushing of desert tortoises and occupied burrows from construction equipment, vehicles, and foot traffic. Construction and grading on construction sites may crush tortoise burrows, an important refuge for tortoises from the desert heat and from predation (Zeiner et al. 1990). This could lead to increased mortality. In addition, vegetation removal can decrease habitat availability for desert tortoise. Evidence impact would be significant: Desert tortoise is listed as a threatened species under CESA and is proposed for up -listing to an endangered species under CESA. Although desert tortoise is covered under the CVMSHCP, Section 9.6.1.4 of the plan indicates: "Both inside and outside Conservation Areas, avoidance, minimization, and mitigation measures require relocation of individual tortoises if required surveys locate individuals on the site of Covered Activities. For more information about avoidance, minimization, and mitigation measures see Section 4.4." Additionally, desert tortoise populations have declined significantly in recent decades as a result of human activities in their native habitat including land development, off -road vehicle use, overgrazing, agricultural development, military activities, predation, and the spread of invasive plant species (USFWS, 2011). The desert tortoise population in the western Mojave Desert has declined by 90% since the 1980s. Desert tortoises can take up to 20 years to reach sexual maturity, which limits their ability to recover from even small losses in population numbers (USFWS, 2011). Recommended Potentially Feasible Mitigation Measure CDFW recommends that prior to commencing Project activities, both focused and preconstruction surveys for desert tortoise should be conducted by a qualified biologist. CDFW recommends that the revised MND include the following mitigation measure to reduce impacts to less than significant: 464 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 7 MM BIO-[B]: Desert Tortoise Surveys Prior to commencing Project activities throughout all phase of the Project, a focused survey for desert tortoise shall be conducted by a qualified biologist, according to protocols in Preparing for Any Action that May Occur within the Range of the Mojave Desert Tortoise (USFWS 2019; https://www.fws.gov/sites/default/files/documents/Mojave%20Desert%20Torto ise_Pre-project%20Survey%20Protocol 2019.pdf), during the species' most active periods (April through May or September through October). CDFW recommends working with USFWS and CDFW concurrently to ensure a consistent and adequate approach to planning survey work and that biologists retained to complete desert tortoise protocol -level surveys submit their qualifications to CDFW and USFWS prior to initiation of surveys. If desert tortoise is found to be present, the qualified biologist shall immediately notify CDFW and USFWS to determine appropriate avoidance, minimization, and mitigation measures. No more than 14 calendar days prior to start of Project activities and after any pause in Project activities lasting 30 days or more, a qualified biologist shall conduct pre -construction surveys for desert tortoise as described in the USFWS 2019 desert tortoise survey methodology (Preparing for Any Action that May Occur within the Range of the Mojave Desert Tortoise; https://www.fws.gov/sites/default/files/documents/Mojave%20Desert%20Torto ise Pre-project%20Survey%20Protocol 2019.pdf). Pre -construction surveys shall be completed using perpendicular survey routes and 100-percent visual coverage for desert tortoise and their sign within the Project area and 50-foot buffer zone. Pre -activity surveys cannot be combined with other surveys conducted for other species while using the same personnel. Project activities cannot start until two negative results from consecutive surveys using perpendicular survey routes for desert tortoise are documented. Results of the surveys shall be submitted to CDFW prior to construction start. If the pre -construction surveys confirm desert tortoise absence, the qualified biologist shall ensure desert tortoise do not enter the Project area. Should desert tortoise presence be confirmed during the survey, the qualified biologist shall immediately notify CDFW and USFWS to determine appropriate avoidance, minimization, and mitigation measures. COMMENT #5: Special -Status Plant Surveys Issue: CDFW is concerned that field assessment for the MND was not sufficient in timing or scope to detect special -status plant species, including those not covered by the CVMSHCP, that may occur on the Project site. Specific impact and why impact would occur: The MND indicates that no special - status plants were observed during the field assessment conducted on November 3, 2021. CDFW is concerned that the field assessment was not conducted at the appropriate time of year to detect special -status plants on the Project site. If the presence of special -status plant species is not determined through floristic based surveys, unauthorized take or disturbance of special -status plant species not covered by the CVMSHCP could occur. CDFW recommends a thorough, floristic -based assessment of special -status plants at the appropriate time of year be conducted, usually involving multiple visits to the Project area, as described below. Evidence impact would be significant: The California Rare Plant Rank 1 B indicates plants that are rare, threatened, or endangered in California and elsewhere, and California Rare Plant Rank 2B indicates plants that are rare, threatened, or endangered in California but more common elsewhere. Impacts to these species must be analyzed during preparation of environmental documents relating to CEQA because they meet the definition of rare or endangered under CEQA Guidelines §15125 (c) and/or §15380. Recommended Potentially Feasible Mitigation Measure 465 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 8 CDFW recommends that the revised MND include the following mitigation measure to reduce impacts to special -status plants to less than significant: MM BIO-[C]: Special -Status Plant Surveys A thorough floristic -based assessment of special -status plants and natural communities, following CDFW's Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Communities (CDFW 2018 or most recent version) shall be performed by a qualified biologist prior to commencing Project activities. Should any state -listed plant species be present in the Project area, the Project proponent shall obtain an Incidental Take Permit for those species not covered under the CVMSHCP prior to the start of Project activities. COMMENT #6: Minimizing Impacts to Other Species Section # 3.4, Page #27 Issue: The MND does not adequately analyze impacts to non -listed, non -special -status terrestrial wildlife. Specific impact and evident the impact would be significant: The MND states that the Project site provides suitable foraging and cover habitat for reptilian species, suitable foraging and nesting habitat for avian species, and suitable foraging and denning habitat for mammalian species, and lists common species identified during the biological survey but includes no avoidance and minimization measures. The MND acknowledges in the Biological Resource Report that surveys may not be adequate in detecting all species that may be present on the Project site, noting that "most mammal species are nocturnal and are difficult to observe during a diurnal field visit" (Biological Resources Report, p. 5). Brief, one visit assessments are limited by the seasonal timing and short duration of the survey period. CDFW is concerned about the potential for previously undetected wildlife to occur on the Project site and to be injured or killed by ground -disturbing and construction activities. Recommended Potentially Feasible Mitigation Measure To reduce impacts to less than significant, CDFW recommends inclusion of a mitigation measure to allow non -listed, non -special -status terrestrial wildlife to leave or be moved out of harm's way. MM BIO-[D]: Minimizing Impacts to Other Species To avoid impacts to terrestrial wildlife, a qualified biologist shall be on -site prior to and during all ground- and habitat -disturbing activities to inspect the Project area prior to any Project activities. Individuals of any wildlife species found shall not be harassed and shall be allowed to leave the Project area unharmed. If needed, a qualified biologist may guide, handle, or capture an individual non -listed, non -special -status wildlife species to move it to a nearby safe location within nearby refugium, or it shall be allowed to leave the Project site of its own volition. Capture methods may include hand, dip net, lizard lasso, snake tongs, and snake hook. If the wildlife species is discovered or is caught in any pits, ditches, or other types of excavations, the qualified biologist shall release it into the most suitable habitat nearby the site of capture. Movement of wildlife out of harm's way should be limited to only those individuals that would otherwise by injured or killed, and individuals should be moved only as far a necessary to ensure their safety. Measures shall be taken to prevent wildlife from re-entering the Project site. Only biologists with appropriate authorization by CDFW shall move CESA-listed or other special -status species. I T Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 9 COMMENT #7: Artificial Light Section #3.1.3, Page #17 Issue: The MND does not analyze impacts to biological resources from artificial light. Specific impact and why impact would occur: The MND indicates that the development on the Project will introduce new sources of lighting, including streetlights and security lighting; however, impacts to biological resources are not analyzed and no mitigation measures are proposed. The direct and indirect impacts of artificial nighttime lighting on biological resources including migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife should be analyzed, and appropriate avoidance and minimization measures to reduce impacts to less than significant should be included in the revised MND. Evidence impact would be significant: Artificial nighttime lighting often results in light pollution, which has the potential to significantly and adversely affect fish and wildlife. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; and the detection of resources and natural enemies and navigation (Gatson et al. 2013). Many species use photoperiod cues for communication (e.g., bird song; Miller 2006), determining when to begin foraging (Stone et al. 2009), behavior thermoregulation (Beiswenger 1977), and migration (Longcore and Rich 2004). Phototaxis, a phenomenon which results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it (Longcore and Rich 2004). Recommended Potentially Feasible Mitigation Measure Because of the potential for artificial lighting at night to negatively impact wildlife, CDFW recommends a revised MND include the following mitigation measure: MM BIO-[E]: Artificial Light During Project construction and operation, the City of La Quinta shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, and does not spill over onto other properties or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City shall ensure use LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. COMMENT #8: Construction Noise Section #3.13.3, Page #52 Issue: The MND does not analyze impacts to biological resources from construction noise. Specific impact and why impact would occur: The MND states that "construction noise would occur due to the use of equipment that includes a combination of trucks, power tools, concrete mixers, and portage generators that when combined can reach high levels," but includes no analysis of the impacts of construction noise on biological resources. The MND indicates that noise levels would be highest during grading due to use of "a grader, a dozer, two (2) excavators, two (2) backhoes, and a scraper" and that noise levels may reach 70 to 74 dBA. Other construction phases are estimated to generate noise between 63 and 66 dBA, which exceeds exposure levels that may CIA Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 10 adversely affect wildlife species (55 to 60 dBA). Because of the potential for construction noise to negatively impact wildlife, CDFW recommends the revised MND include an analysis of impacts to biological resources and specific avoidance and minimization measures to ensure that impacts to wildlife are reduced to less than significant. Evidence impact would be significant: Construction may result in substantial noise through road use, equipment, and other Project -related activities. This may adversely affect wildlife species in several ways as wildlife responses to noise can occur at exposure levels of only 55 to 60 dB (Barber et al. 2009). Anthropogenic noise can disrupt the communication of many wildlife species including frogs, birds, and bats (Sun and Narins 2005, Patricelli and Blickley 2006, Gillam and McCracken 2007, Slabbekoorn and Ripmeester 2008). Noise can also affect predator -prey relationships as many nocturnal animals such as bats and owls primarily use auditory cures (i.e., hearing) to hunt. Additionally, many prey species increase their vigilance behavior when exposed to noise because they need to rely more on visual detection of predators when auditory cues may be masked by noise (Rabin et al. 2006, Quinn et al. 2017). Noise has also been shown to reduce the density of nesting birds (Francis et al. 2009) and cause increased stress that results in decreased immune responses (Kight and Swaddle 2011). Recommended Potentially Feasible Mitigation Measure Because of the potential for construction noise to negatively impact wildlife, CDFW recommends a revised MND include the following mitigation measure: MM BIO-[F]: Construction Noise During all Project construction, the City of La Quinta shall restrict use of equipment to hours least likely to disrupt wildlife (e.g., not at night or in early morning) and restrict use of generators except for temporary use in emergencies. Power to sites can be provided by solar PV (photovoltaic) systems, cogeneration systems (natural gas generator), small micro - hydroelectric systems, or small wind turbine systems. The City shall ensure use of noise suppression devices such as mufflers or enclosure for generators. Sounds generated from any means must be below the 55-60 dB range within 50-feet from the source. COMMENT #9: CDFW Lake and Streambed Alteration (LSA) Program Section #3.4.3, Page #29 Issue: A flood control channel occurs east of the Project site. Specific Impact and why impact would occur: The MND indicates that a flood channel occurs east of the Project site outside the proposed limits of disturbance. The MND has not adequately analyzed potential impacts, including indirect impacts such as construction noise, to biological resources that use the flood channel. In addition, the MND does not include avoidance, minimization, and mitigation measures to prevent impacts from Project -related construction, including staging and access, to either the flood channel or biological resources that use the flood channel. Evidence impact would be significant: Fish and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream, or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or lake; or deposit debris, waste or other materials that could pass into any river, stream or lake. Note that "any river, stream or lake" includes those that are episodic (i.e., those that are dry for periods of time) as well as those that are perennial (i.e., those that flow year-round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow. It may also apply to work undertaken within the Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 11 flood plain of a body of water. Upon receipt of a complete notification, CDFW determines if the proposed Project activities may substantially adversely affect existing fish and wildlife resources and whether a Lake and Streambed Alteration (LSA) Agreement is required. An LSA Agreement includes measures necessary to protect existing fish and wildlife resources. CDFW may suggest ways to modify the Project that would eliminate or reduce harmful impacts to fish and wildlife resources. Recommended Potentially Feasible Mitigation Measure MM BIO-[G]: CDFW Lake and Streambed Alteration Program Prior to construction and issuance of any grading permit, the Project Sponsor shall obtain written correspondence from the California Department of Fish and Wildlife (CDFW) stating that notification under section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW-executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code section 1602 resources associated with the Project. ENVIRONMENTAL DATA CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special -status species and natural communities detected during project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plants- and-Animals. ENVIRONMENTAL DOCUMENT FILING FEES The project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.) CONCLUSION CDFW appreciates the opportunity to comment on the MND to assist the City of La Quinta in identifying and mitigating project impacts on biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts on biological resources. CDFW recommends that prior to the adoption of the MND, the City of La Quinta revise the document to include a more complete assessment of the Project's potential impacts on biological resources, as well as appropriate avoidance, minimization, and mitigation measures to reduce impacts to a level less than significant. CDFW personnel are available for consultation regarding biological resources and strategies to minimize impacts. Questions regarding this letter or further coordination should be directed to Claire. Sullivan(a�wildlife.ca.gov. Sincerely, I1 Docu Signed by: L' M rvtt�Lkvw 84FKFFEEFDNC8... Kim Freeburn Environmental Program Manager Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 12 Attachment 1, MMRP for CDFW-Proposed Mitigation Measures ec: Heather Brashear, Senior Environmental Scientist (Supervisor), CDFW Heather. Brashear(c_wildlife.ca.gov Office of Planning and Research, State Clearinghouse, Sacramento State. ClearinghousO( opr.ca.gov Rollie White, U.S. Fish and Wildlife Service rollie white(a)_fws.gov Vincent James, U.S. Fish and Wildlife Service yncent iames(a�fws.gov REFERENCES Barber, J. R., K. R. Crooks, and K. M. Fristrup. 2009. The costs of chronic noise exposure for terrestrial organisms. Trends in Ecology and Evolution 25:180-189. Beiswenger, R. E. 1977. Diet patterns of aggregative behavior in tadpoles of Bufo americanus, in relation to light and temperature. Ecology 58:98-108. California Department of Fish and Game (CDFG). (2012). Staff Report on Burrowing Owl Mitigation. https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentlD=83843 Francis, C. D., C. P. Ortega, and A. Cruz. 2009. Noise pollution changes avian communities and species interactions. Current Biology 19:1415-1419. Gatson, K. J., Bennie, J., Davies, T., Hopkins, J. 2013. The ecological impacts of nighttime light pollution: a mechanistic appraisal. Biological Reviews. Gillam, E. H., and G. F. McCracken. 2007. Variability in the echolocation of Tadarida brasiliensis: effects of geography and local acoustic environment. Animal Behaviour 74:277-286. Kight, C. R., and J. P. Swaddle. 2011. How and why environmental noise impacts animals: An integrative, mechanistic review. Ecology Letters 14:1052-1061. Longcore, T., and C. Rich. 2004. Ecological light pollution - Review. Frontiers in Ecology and the Environment 2:191-198. Miller, M. W. 2006. Apparent effects of light pollution on singing behavior of American robins. The Condor 108:130-139. Patricelli, G., and J. J. L. Blickley. 2006. Avian communication in urban noise: causes and consequences of vocal adjustment. Auk 123:639-649. Quinn, J. L., M. J. Whittingham, S. J. Butler, W. Cresswell, J. L. Quinn, M. J. Whittingham, S. J. Butler, W. Cresswell, and W. Noise. 2017. Noise, predation risk compensation and vigilance in the chaffinch Fringilla coelebs. Journal of Avian Biology 37:601-608. Rabin, L. A., R. G. Coss, and D. H. Owings. 2006. The effects of wind turbines on antipredator behavior in California ground squirrels (Spermophilus beecheyi). Biological Conservation 131:410-420. Slabbekoorn, H., and E. A. P. Ripmeester. 2008. Birdsong and anthropogenic noise: Implications and applications for conservation. Molecular Ecology 17:72-83. Stone, E. L., G. Jones, and S. Harris. 2009. Street lighting disturbs commuting bats. Current Biology 19:1123-1127. Elsevier Ltd. Sun, J. W. C., and P. M. Narins. 2005. Anthropogenic sounds differentially affect amphibian call rate. Biological Conservation 121:419-427. U.S. Fish and Wildlife Service (USFWS). (2009). Desert Tortoise (Mojave Population) Field Manual. https://www.fws.gov/sites/default/files/documents/Desert-Tortoise-Field-Manual.pdf U.S. Fish and Wildlife Service (USFWS). (2011). Revised recovery plan for the Mojave population of the desert tortoise (Gopherus agassizii). https://www.fws.gov/sites/default/files/documents/USFWS.2011. RRP%20for%20the%20Moiave%20De sert%20Tortoise. pdf. Zeiner, D. C., W. F. Laudenslayer, Jr, K. E. Mayer, and M. White.(1990). California's Wildlife Volume 1-III. California Department of Fish and Game, editor. Sacramento, CA, USA. ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP Biological Resources (11310) Mitigation Measure (MM) Description Implementation Schedule Responsible Party MM BIO-2: CVMSHCP Compliance Prior to construction City of La Quinta and issuance of any I 470 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 13 Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local Development Mitigation Fee. grading permit MM BIO-1: Nesting Bird Surveys No more than 3 City of La Quinta days prior to Regardless of the time of year, nesting bird surveys vegetation removal shall be performed by a qualified avian biologist no or ground disturbing more than three (3) days prior to vegetation removal or activities ground -disturbing activities. Pre -construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and should be at least 300 feet for passerines and 500 feet for raptors and birds -of -prey. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance. MM BIO-[A]: Burrowing Owl Surveys Focused Surveys: City of La Quinta Prior to commencing Prior to the start of Project activities, focused burrowing Project -related owl surveys shall be conducted by a qualified biologist activities according to the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). If Pre -construction burrowing owls are detected during the focused surveys: no less surveys, the qualified biologist and Project proponent than 14 days prior to shall prepare a Burrowing Owl Plan that shall be the start of Project - submitted to CDFW for review and approval prior to related activities and commencing Project activities. The Burrowing Owl Plan no more than 24 shall describe proposed avoidance, minimization, and hours prior to monitoring actions. The Burrowing Owl Plan shall ground disturbance include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions. The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval. Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Preconstruction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the 471 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 14 preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval prior to commencing Project activities. MM BIO-[B]: Desert Tortoise Surveys Focused surveys: City of La Quinta During the species' Prior to commencing Project activities throughout all most active periods phase of the Project, a focused survey for desert and prior to tortoise shall be conducted by a qualified biologist, commencing according to protocols in Preparing for Any Action that Project -related May Occur within the Range of the Mojave Desert activities Tortoise (USFWS 2019; https://www.fws.gov/sites/default/files/documents/Mojav Pre -construction surveys: no more e%20Desert%20Tortoise Pre- project%20Survey%20Protocol 2019.pdf), during the than 14 days prior to species' most active periods (April through May or the start of Project September through October). CDFW recommends activities working with USFWS and CDFW concurrently to ensure a consistent and adequate approach to planning survey work and that biologists retained to complete desert tortoise protocol -level surveys submit their qualifications to CDFW and USFWS prior to initiation of surveys. If desert tortoise is found to be present, the qualified biologist shall immediately notify CDFW and USFWS to determine appropriate avoidance, minimization, and mitigation measures. No more than 14 calendar days prior to start of Project activities and after any pause in Project activities lasting 30 days or more, a qualified biologist shall conduct pre -construction surveys for desert tortoise as described in the USFWS 2019 desert tortoise survey methodology (Preparing for Any Action that May Occur within the Range of the Mojave Desert Tortoise; https://www.fws.aov/sites/default/files/documents/Mojav e%20Desert%20Tortoise Pre - prom ect%20Survey%20Protocol 2019.pdf). Pre - construction surveys shall be completed using perpendicular survey routes and 100-percent visual coverage for desert tortoise and their sign within the Project area and 50-foot buffer zone. Pre -activity surveys cannot be combined with other surveys conducted for other species while using the same personnel. Project activities cannot start until two negative results from consecutive surveys using perpendicular survey routes for desert tortoise are documented. Results of the surveys shall be submitted to CDFW prior to construction start. If the pre - construction surveys confirm desert tortoise absence, the qualified biologist shall ensure desert tortoise do not enter the Project area. Should desert tortoise presence be confirmed during the survey, the qualified biologist shall immediately notify CDFW and USFWS to determine appropriate avoidance, minimization, and mitigation measures. MM BIO-[C]: Special -Status Plant Surveys Prior to ground City of La Quinta disturbance and at A thorough floristic -based assessment of special -status the appropriate time plants and natural communities, following CDFW's of year when plants Protocols for Surveying and Evaluating Impacts to will be both evident Special Status Native Plant Populations and Natural and identifiable Communities (CDFW 2018 or most recent version) shall be performed by a qualified biologist prior to commencing Project activities. Should any state -listed plant species be present in the Project area, the Project proponent shall obtain an Incidental Take Permit for those species not 472 Carlos Flores, Senior Planner City of La Quinta March 23, 2023 Page 15 covered under the CVMSHCP prior to the start of Project activities. MM BIO-[D]: Minimizing Impacts to Other Species Throughout the City of La Quinta To avoid impacts to terrestrial wildlife, a qualified biologist duration of the shall be on -site prior to and during all ground- and Project habitat -disturbing activities to inspect the Project area prior to any Project activities. Individuals of any wildlife species found shall not be harassed and shall be allowed to leave the Project area unharmed. If needed, a qualified biologist may guide, handle, or capture an individual non - listed, non -special -status wildlife species to move it to a nearby safe location within nearby refugium, or it shall be allowed to leave the Project site of its own volition. Capture methods may include hand, dip net, lizard lasso, snake tongs, and snake hook. If the wildlife species is discovered or is caught in any pits, ditches, or other types of excavations, the qualified biologist shall release it into the most suitable habitat nearby the site of capture. Movement of wildlife out of harm's way should be limited to only those individuals that would otherwise by injured or killed, and individuals should be moved only as far a necessary to ensure their safety. Measures shall be taken to prevent wildlife from re-entering the Project site. Only biologists with appropriate authorization by CDFW shall move CESA-listed or other special -status species. MM BIO-[E]: Artificial Light During Project construction and operation, the City of La Quinta shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities is shielded, cast downward, During Project and does not spill over onto other properties or upward activities. City of La Quinta into the night sky (see the International Dark -Sky Association standards at http://darksk r�orq/). The City shall ensure use LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler. MM BIO-[F]: Construction Noise During Project City of La Quinta During all Project construction, the City of La Quinta shall activities. restrict use of equipment to hours least likely to disrupt wildlife (e.g., not at night or in early morning) and restrict use of generators except for temporary use in emergencies. Power to sites can be provided by solar PV (photovoltaic) systems, cogeneration systems (natural gas generator), small micro -hydroelectric systems, or small wind turbine systems. The City shall ensure use of noise suppression devices such as mufflers or enclosure for generators. Sounds generated from any means must be below the 55-60 dB range within 50-feet from the source. MM BIO-[G]: CDFW Lake and Streambed Alteration Program Prior to construction Project proponent and and issuance of any City of La Quinta Prior to construction and issuance of any grading permit, grading permit the Project Sponsor shall obtain written correspondence from the California Department of Fish and Wildlife (CDFW) stating that notification under section 1602 of the Fish and Game Code is not required for the Project, or the Project Sponsor should obtain a CDFW- executed Lake and Streambed Alteration Agreement, authorizing impacts to Fish and Game Code section 1602 resources associated with the Project. 473 IID March 23, 2023 Mr_ Carlos Floras Senior planner La Quinta Development & Design Department City of La Quinta 78495 Calle Tampico La Cuinta, CA 92253 www.iid.com Since 1911 SUBJECT: Troutdale Residences Apartment Project in La Quinta, CA; LA 2022-0001, GPA 2022-0002, ZC 2022-0002, SP 2022-0001, SIDIP 2022-0001 Dear Mr. Flores; On March 10, 2023, the Imperial Irrigation District received from the City of La Quinta Design & Development Dept., the Notice of intent to adapt a Mitigated Negative Declaration for the Troutdale Residences apartment project; Environmental Assessment 2022-4031 , General Flan Amendment 2022-0002. Zone Change 2022-0002. Specific Plan 2022-0001 (SP 2004-071, Amen drnant 2), Site Dove lopmant Permit 2.022-0001. The appiicant proposes to constructa 284- unit apartment camplax at nnrtheast corner of Washington Street and Avenue 50 in the City of La Quinta, California (APN 646-07D-016), wltfi 2 and 3 story buildings that will house 1-2 bedroom units and associated site irrlprovernents, including landscaping, utility infrastructure, a clubhouse, garages, carports. pool and community spaces. The I ID has rev!ewed the project information and has the following comments: 1. Ile will not begin any studies, engineering or estimate oasts to provide electrical service to the project until the applicant submits a customer project application (available at htlg;llwww.lid.cam/home/showdocument?id=12923 and detailed loading information, panel sizes, project schedule and estimated in-service date. 2. However, based on the preliminary information provided to IID, the district can acoemmodate the power requirements of the project by upgrading the Marshall Substation bank na_ 2, from a 28 MVA to a 40/50 MVA transformer and adding one (1) new distribution feeder (conduit and cable) out of the Marshall Substation to the proposed development. It will also require ondergraundlcverhead distribution backbone circuit reconfigurations of existing facilities and regular distribulon line extensions. 3. The applicant will be required to participate in a cost share agreement and payments associated with the construction of the facilities deemed necessary to serve the project. including but not limited to, the additional substation facilities to upgrade the existing Bank 2 transformer to 40/50 VIVA, installation cf additional distribution getaways, distribution feeder breakers and arty civil work deemed necessary to serve their project pursuant to existing IID regulations andfar approval by the ItD Board of Directors. 474 IMPERIAL IRRIGATION DISTRICT . R.O. BOX 937 • IMPERIAL, CA 92251 Carlos Flares March 23, 2023 Per ge 2 4, Additional requirements, including but not limited to, applicable permits, zoning changes, landscaping (if required by the City or County), all rights -of -way and easements for the substation and/or transmission and distribution line extensions or any other infrastructure needed to serve the project, will be required to prov1ded by the applicant at the applicant's expense. 5. Be advised that pursuant to III) process, the standard time frame for the replacement of a substation transformer (engineering, equipment procurement and construction) requires a minimum Df 18 months. As a result, the applicant should adjust its project in-service dates accordingly. The precurernent of the substation transformer upgrade to 40)50 IAVA will commence upon receipt of the customer project application for the substation transformer acquisition, 1nclud1ng customer cost share payment of the required substation upgrade and equipment deerned necessary- 6. The district's ability to provide service from existing infrastructure is based on current available capacity, which may be impacted byfuture development in the area. The project must progress toward completion as IID is unable to hold systern capacity to the detriment of other customers, 7. It is ir6portant to note that a detailed and final study will be developed once a customer project application and loading calculations are received, This detailed Information will allow 11D tc perform art accurate assessment and provide a full report of any potential impacts and mitigation rmeasufes. The conditions of service could change as a result of the additional studies. 8. Underground infrastructure that includes tFanching, conduits, pull boxes, switch bosses and pads should be installed following IID approved plans. Physical field installation cf underground infrastructures should be verified and approved by an IID inspector prior to cable installation as per IID Developer's Guide (available at the district wabsite https:/fwww.iid.comiheme/showdocumen t?id=14P29). 9. IID Regulations governing line extensions can be found at: No.2 htt :Ifwww.lid. ccmlhomefshOWdecurnant?id=2540), No, 13 (hU:liwww,iid, corn/home/showdocument?id=2553), No.15 http:J/www.lid.com/honlelshowdocument?id=2555), No. 20 (hnp 1iWWVV,lid,ccmJhome/showdocumant? id=25601 and No.23 (https:flwww.ild.cowthomeJshowdocrrment?id=17897). 10, For additional information regarding electrical service for the project, the applicant should be advised to contact the 110 Energy - La Quinta Division Custorner Operations, 81 -600 Avenue 58 La Quinta, CA 92253, at (769) 395-5841 and speak with the project development planner assigned to the area. 11. It is important to note that IID's policy is to extend its alactr+cal facilities only to those projects that have obtained the approval of a city or county planning commission and such other governmental authority or decision -making body having jurisdiction over said projects_ 475 Carlos Flores March 23, 2023 Pape 3 12. The applicant will be required to provide and bear all costs associated with acquisition cf rights of way, easements, and infrastructure relocations deemed necessary to accommodate street or road improvements imposed by the municipality. 13. Ariy construction or operation an I I D property or within Is existing and proposed right of way or easements including but not limited to. surface improvements such as proposed new streets, driveways. parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities; will require an encroachment permit, or encroachment agreement (depending an the circumstances). A copy of the Ili encroachment permit applicatfan and instruclions For its completion afe available at httis://www.iid.cornfaba_ut-ild/department-directoryireal-estate, The !ID Real Estate Section should be contacted at (760) 339-9239 for additional information regarding encroachment permits or agreements. 14. Public utility easements over all private public roads and additional ten (10) feet in width on both side of the private and public roads shall be dedicated to IID for the construction, operation, and maintenance of its electrical infrastructure_ 15. Any new, relocated, modified or reconstructed tl❑ facilities required for and by the project (which can include but is not limited to electrical utility substations, electrfc.aI transmission and distribution linos; the acquisition and dedication of real property, rights of way and/or easements for the siting and construction of electrical uffty substations, electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service, etc.) need to be included as part of the projecVs California Environmental Quality Act (CEQA) and/or National Environmental Policy Act (NEPA) documentation, envlmnrnental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of HID facilities until such time as the environmental documentation is amended and eriAronmentakl impacts are Wly mitigated. Any mitigation necessary as a result of the construOoTk* relocation and/or upgrade of Ills facilities is the responsibility of the project propanont. 16. Dividing a project into two cr more pieces and evaluating each piece in a separate environrriental document �Piecemealing or Segmenting), rather than evaluating the whole of the }reject in one environmental dacurnent, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agency to minimize the apparent envirormental impacts of a project by evaluating individual pieces separately, each of which may have a less -than -significant impact on the environment, but which togethar may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies, In general, ff an activity or facility is necessary for the operation of a project, or necessary to achieve the praj ect objectives, a a reasonably foreseeabte cunsequarice of approving the project. then it should be considered an integral project component that should be analyzed within the environmental analysis. The project description should include all project components, including those that will have to be opproved by responsible agencies. The State CEQA GuIdefines define a project under CEQA as "tire whole of the acticn" that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment_ CFQA case law has established general principles on project segmentation for different project types. For a 476 Carlos Flores March 22, 2423 Page 4 project requiring construction of offsite infrastructure, the offsite infrastructure must be Included in the project description_ San Joaquin RaptarllNildfifn Rescue tenter v. County of Stan Waus (1994) 27 Ca1.App, 4th 713. 17. Applicant should be advised that landscaping can be dangerous if items are planted too close to IID's electrical equipment. In the event of an outage, or egUipFnent failure, it is vital that Il❑ personnel have immediate and safe access to its equipment to make the needed repairs. For public safety, and that of the alectrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. II[) landscaping guidelines are available at hops:!! wv .iid.corialenoMy!vegetation-rnanagenent. Should you have any questions, please do riot hesitate to contact me at (760) 482-3669 or at dvargas Qiid.com. Thank you for the cppurtunity to comment on this matter_ Re Ct iuIIy, 4, 2- Donald Vargas Compliance Administrator II Enrlqua B MarGnez - General Manager Mlke Pacherg-Uamgar, WaterDOpt. JamiD Aebury - hfa.nager, Energy DeW. Matthew R Smelser - Deputy Mgr. Energy Dopt, CansRanoe 13argmask - DopkAV Mgr. F-margy Dept Daryl BuCkkey - Mgr, or Distribution Srucs. fl Maint. OWns_, Energy Dent Cori "brook - Genera I CC unsaii Mia001 P. Kemp - Superintendent, Regulrlory& EnvoonmaM l Cornpliane.r Laura Oorvan(as- Supaulsor, Rawl Estala 477 DESERT SANDS UNIFIED SCHOOL DISTRICT (a 47-950 Dune Peolms Road + La Quinta, California 92253 • (760) 777-4200 • FAX: (760) 771-8505 BOARD OF EDUCAMN: Hwnbefta A varez. Mlc+osl Duran, Trk--m Pwme. Linda Porras, Or. Oleo Watson SUPEnINTENDENT. Kay May -Vollmer Ed.D. March 10, 2023 Sent Via Email ONLY cflores@laquintaca.gov Carlos Flores, Senior Planner City of La Quinta Design and Development Department 78495 Calle Tampico La Quinta, California 92253 RE: Project name: Troutdale Residences Location: Northeast corner of Washington Street and Ave 5a, La Quinta (APN: 646-070-016) Mr. Flores: This is in response to your request for comments on the above referenced project and its effect on public schools. Please be advised, all actions toward residential and commercial development will result in an impact on our school system. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state, and federal budgets that have an impact on the financing of new schools. As you are aware, there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Please feel free to call me if you have further questions. Best Regards, PATRICK CISNEROS Director, Facilities Services \\fles\Facilities\SHARE FILES 3-12\3 DEVELOPER FEES\COMMENT LETTERS & DEVEL UPDATES\Comment Ltrs & Dev Updates - La Quinta\LQ Comment 2023- Troutdale Residences- 3-10-23.docx The Future is Here! 478 From: joejagent <joejagent@aol.com> Sent: Thursday, March 23, 2023 5:44 PM To: Carlos Flores <cflores@laquintaca.gov> Subject: RE: 50th and Washington Project notice of claim and pending action You don't often get email from joejagent@aol.com. Learn why this is important ** 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. ** This project appears to be designed to fill a technical need for one category of affordable housing without doing anything positive for the community. Only 70 one bedroom apartments will be for moderate income. Nothing for low income. Moderate income is about $7000 a month, so rent will probably be about $2100 a month for a one bedroom apartment. No bargains here. What we get for the City checking off a portion of one box 1600 extra car trips, traffic backups when 500 cars try to leave in the morning through one gate, traffic backed up on 50th as 500 cars try to get in one gate, light pollution, air pollution, noise pollution and unsightly buildings out of character with the area looming into the sky. There are better uses for this lot that can enhance the community and not be a detriment. Joe Johnson 78540 Saguaro Rd La Quinta 760-902-1376 Sent from my Verizon, Samsung Galaxy smartphone 479 POWERPOINTS PLANNING COMMISSION MARCH 28, 2023 Planning Commission Meeting March 28, 2023 i1A A- .. AN Planning Commission Meeting March 28, 2022 S1 — HISTORIC RESOURCES SURVEY UPDATE , r.I 14 Background • Historic Preservation Ordinance is to protect, enhance, and perpetuate historic resources, landmarks that represent La Quinta's history. • City maintains a historic resources inventory for properties that was adopted in 1997 and updated In 2006. Background • No landmark designated properties or districts in La Quinta. • Planning Commission reviews historic landmark or district designation applications and makes recommendations to City Council. • City staff reviews building permits and consults with Historical Society and applicant if it includes a property on the inventory. Background • City Council approved an agreement with Urbana to conduct a citywide Historic Resources Survey upriate. • Urbana has finished the Update and is prepared to present on its findings. Background • Purpose of this update is: — Update and maintain citywide historic resources inventory, as required in GP — Provide inventory of properties evaluated under NRHP, CRHR, and LQHRI — Establish parameters for future identification — Have documentation on properties evaluated that provide the City, staff, and public knowledge on historical features of properties — Provide background work on properties that could assist in any future nominations Slide 5 CFO This is where I will turn it to Urbana to present Carlos Flores, 2023-03-28T18:24:51.574 PLANNING COMMISSION MEETING MARCH 28, 2023 City of La Quinta Historic Resource Survey and Context Statement Survey Results ��OFIf A481pp & Pl►HlaMii -' PLANNING COMMISSION MEETING MARCH 28, 2023 Project Goals & Milestones ■ Identify historic resources that are over 45 years old within La Quinta ■ May-July2022 ■ Document and evaluate 100 new historic - era properties ■ Field Survey - August 2022,sift ■ Research & DPRs - July 2022-January 2023 =`■` ■ Report- September 2022-January 2023 i ■ Recommend updates to the City's existing historic preservation planning program ■ September 2022 ■ Update findings for 263 previously documented properties ■ Field Survey- August 2022 ■ Research & DPRs - July 2022-January 2023 ■ Report- September 2022-January 2023 .J Meetings and Feedback ■ La Quinta Historical Society ■ June 2022 and continuous ■ City Staff / Design & Development Department ■ June 2022 ■ September 2022 ■ February -March 2023 ■ Planning Commission ■ June 2022 ■ March 2023 ■ City Council ■ April 2023 10 hk La Quinta Desert Club, 1956 ��A4�4Aya�px k�PLWI+� ., Headquarters of the La Quinta Historical Society, historically constructed for use as the Palm Springs Land Irrigation sales office, developers of the Cove �pAFlf A481pp & Pur1At� -' 5 PLANNING COMMISSION MEETING MARCH 28, 2023 Historic -Era Tracts / Neighborhoods ■ The Cove ■ Yucatan Peninsula Cove ■ The Village ■ Calle Fortuna ■ Avenida La Fonda ■ Sagebrush ■ Desert Club ■ Dune Palms Mobile Estates ■ La Quinta Country Club ■ Highland Palms Neighborhood ■ Indian Springs Neighborhood ■ Montero Estates ■ Westward Isle 11 Previously Recorded Properties 263 historic -era properties throughout the city that were previously surveyed 2 Proposed Districts The Cove La Quinta Hotel 91 properties found to be Significant 12 eligible for NRHP/CRHR/Local 79 eligible for Local Listing 29 properties demolished since prior surveys 12 r go PLANNING COMMISSION MEETING MARCH 28, 2023 Newly Identified Properties 226 historic -era properties throughout the city that are not previously surveyed • Selection Methods • Recommendations from stakeholders • Inform municipal project planning • Prioritize properties that appeared potentiay eligible • 100 properties fully evaluated • 11 significant properties • 8 NRHP/CRHR/Local eligible • 2 CRHR/Local eligible • 1 eligible for Local 13 The Cove • 79 survey properties are contributors to the proposed Cove District • Residences • Obelisk Street Markers • Sale and Administration Buildings • Period of Significance: 1935 - 1950 • Architecture Style: Spanish Revival/ Original Casitas • NRHP / CRHR ineligible due to reduced integrity • Eligible under Local Criterion A, B, and E 14 ■1aR�4Aya�px k�PLWI+� ., The Cove, 1940 mhviiohilow&ROOK,- 7 PLANNING COMMISSION MEETING MARCH 28, 2023 La Quinta Hotel • 22 District Contributors include: • Main Hotel • 20 Original Casitas • Landscape / Landscape Features • Period of Significance: 1926 - 1927 • Architecture Style: Spanish Colonial Revival • Architect Gordon Kaufmann and Landscape Architect Edward Huntsman - Trout • Eligible under NRHP/CRHR/Local Criterion A/1/B, B/2/B, and C/3/C • Eligible under Local Criterion A and E 15 Survey Report and Context • Themes • The Coachella Valley in the Spanish and Mexican Eras, 1774- 1848 • Railroad Development and Homesteads, 1848 - 1920 • Ranches and Agriculture, 1900 - 1970s • Recreation and Leisure, 1926 - 1970s • Residential Development, 1934- 1970s • Commercial Development, 1934- 1970s • La Quinta Architectural Styles, 1900-1970s • Character -Defining Features, Significance and Integrity Thresholds • Prepared for each theme • Guide staff, owners, and applicants in identification of significance, design review, and impacts analysis 16 Munoz Form, dote unknown ME PLANNING COMMISSION MEETING MARCH 28, 2023 17 Further Recommendations Remove ineligible properties from further study • Continue survey program of remaining age - eligible unsurveyed properties ■ Consider management / treatment goals for The Cove • Consider status of early civic properties ■ Support future Local and National recognition for significant properties • Consider property types that represent different contexts /themes in the survey report ■ Consider future district consideration for comprehensive tracts - determine owner / association interest Questions, Comments & Contact Urbana Preservation & Planning, LLC Attn: Wendy L. Tinsley Becker, RPH, AICP (844) 872-2623 / (619) 302-0425 wendy@urbanapreservation.com www.urbanapreservation.com In Early drawing of The Cove, 1935 �pflFif A481pp & PUNt� -' a PLANNING COMMISSION MEETING MARCH 28, 2023 Newly Identified Significant Properties I:AIdF(PNNI 19 48780 Eisenhower Drive Fred Rice House ■ Spanish Styled Ranch (ca. 1967) ■ Significance: NRHP / CRHR / Local eligible (B/2/B(persons)) ■ Period of Significance: 1967-1970s ■ Home of Fred Rice a significant local leader, inventor, and artist 20 10 PLANNING COMMISSION MEETING MARCH 28, 2023 48855 Avenida Anselmo ■ Contemporary Home (ca. 1967) ■ Significance: NRHP / CRHR / Local eligible (C/3/C(architecture)) ■ Period of Significance: 1967 ■ Exemplifies the defining characteristics of the Contemporary style 11�LEVa" It reu ' 'lll4,l3� 21 La Quinta Stormwater Protective Works Bear Creek Channel ■ ca.1975 ■ Significance: NRHP / CRHR / Local eligible (A/1/13(events)) ■ Period of Significance: 1975-1970s ■ The Protective Works are eligible for their association with the development and maintenance of La Quinta residential neighborhoods 22 11 PLANNING COMMISSION MEETING MARCH 28, 2023 78310 Clarke Court The Dupont House ■ Custom Ranch (ca. 1954-1959) ■ Significance: NRHP / CRHR / Local eligible (A/l/B(events) and C/3/C (architecture) ) ■ Period of Significance: 1950-1970s ■ Associated with the early residential settlement of La Quinta and the history of early ranches in the Coachella Valley ■ Embodies the distinctive characteristics of a Custom Ranch style dwelling developed in La Quinta during the mid-20th century 23 24 12 Background • Project Location: — Northeast corner of Washington and Avenue 50 • Vacant property previously approved under "La Paloma" project: 208-unit senior community with independent living, assisted living, and memory care units Vicinity Map Proposal • Applicant proposing "Troutdale Village" apartment project: — 284 units, 214 market rate and 70 moderate —Would include landscaping, utility infrastructure, covered parking, clubhouse, pool, spa barbeque areas, putting course, pickleball court, and dog park Proposal • Applications include: —Adoption of MND to find proposed project does not have a significant effect on environment — General Plan Amendment, Zone Change, Specific Plan, and Site Development Permit General Plan Amendment • Site identified on City's inventory in Housing Element for 280 very low to low units • City must maintain adequate sites to accommodate its remaining unmet RHNA by income category • If City approves a development identified on its Housing Element with fewer units than identified in Housing Element, the development applicant must identify an additional site to accommodate General Plan Amendment • The Project includes 214 market rate units and 70 moderate units that would count towards RHNA • Applicant has identified an additional site to accommodate 280 very low to low units — 12.74 acre commercial parcel at NE Corner Washington and Fred Waring — Affordable Housing and Mixed Use Overlays PLANNING COMMISSION MEETING MARCH 28, 2023 31 32 16 Zone Change • Project proposes Zone Change from Medium High Density (MHDR) to High Density (HDR) • Project is proposing this to increase density: MHDR allows up to 12 units to acre and HDR allows 16 units to acre • HDR a would be consistent with General Plan ��� �:=lillllllllll�llllllllll Zone; Change�i; r au Zone Change • At MHDR zone, Site allows 168 units. At HDR, it allows up to 225 units • With 70 moderate income units, project is allowed a density bonus of 26%, allowing a total of 284 units Specific Plan • Project requires an amendment of the La Paloma Specific Plan — Details development standards, guidelines, and programs for the multiunit senior housing community • Amended Specific Plan would supersede La Paloma and detail the same standards for Troutdale Village Specific Plan • Specific Plan differences from Municipal Code: — Image corridor height changes — Carports within setbacks — Minimum livable area of 670 sf — Perimeter landscape setback changes, including allowing fencing and retention basins Site Development Permit • SDP is for site, architectural, and landscaping design of project • 11 buildings in project: 4 are two story, 7 are three story • Two story are 28'-6", three story are 38'-6" PLANNING COMMISSION MEETING MARCH 28, 2023 ivlt- 'IT^ }mow - .. •�• r',1 ' - "k..•. ' I � — Ul 39 40 20 Site Development Permit • 520 parking spaces, 396 covered • Density bonus requires 389 spaces • Without density bonus, minimum would be 710 parking spaces Site Development Permit • Project would upgrade existing substation south of the project that currently serves other residents • Applicant would be required to underground utilities on south and west, unable to on east, and requesting to not underground on north. PLANNING COMMISSION MEETING MARCH 28, 2023 43 ■ on gal 11 11■11 rommil ar�':: IuIIaII� IIII 11141 �■ L.FII ® r�7 11 IN 111 oil IN n 11 silo .= 44 22 PLANNING COMMISSION MEETING MARCH 28, 2023 r r3 45 ff ri' �i"uii ■ Hill 11 111 .MP M 23 PLANNING COMMISSION MEETING MARCH 28, 2023 volt' y 47 Fri �r...•�x.�e++r�r�.����.rrr^ �� — -�� Wip+N a •� A cx +t i ac - _ -- - _-�� _ JSlr _ r • ..- r � .ter 48 24 Traffic • Project takes access off Washington and Avenue 50, with right in/right out on both • Project will add sidewalks, bike/golf cart lanes on Avenue 50 and Washington St, extend median • Avenue 50 and Washington St are taken to full General Plan width Traffic • Project analyzed three intersections and found that all were operating at a B level of service, with exception of one intersection operating at C level of service during AM peak • This meets the City's General Plan standards of LOS D PLANNING COMMISSION MEETING MARCH 28, 2023 51 I T I or m m 're 1- Imm: 52 1 .6 26 CEQA • Mitigated Negative Declaration (MND) prepared • Department determined project would have less than significant effects, with mitigation • City received (11) comments during public review period but no changes needed to analysis Findings • PC must make findings that: — Support adoption of MND — Support the GPA and ZC and apply conditions of approval (COA) — Determine Specific Plan is consistent with General Plan and apply COA — Consider architecture, landscaping, and site design of SDP and apply COA COAs • Project has following conditions: — HCD must approve amended Housing Element prior to construction permits issued — Deed restricted covenant for 55 years for moderate income units — Improvements along Washington St and Avenue 50 COAs • City staff recommendation to add to condition #47: "In the area of Avenue 50, east of the southerly project driveway, where the profile of Avenue 50 descends into the channel low water crossing, the applicant shall be permitted to propose alternative solutions that are supported by sound Geotechnical Engineering in the interests of preserving CVWD's access to the channel maintenance road, minimizing the heights of retaining walls, and minimizing costs as these improvements may be replaced in the near future by an all-weather crossing over the channel." Recommendation 1) Adopt a resolution to recommend City Council adopt a Mitigated Negative Declaration for Environmental Assessment 2022-0001. 2) Adopt a resolution to recommend City Council approve GPA 2022-0002, ZC 2022-0002, SP 2022- 0001 (SP 2004-071, Amendment 2), and SDP 2022- 0001 k(V Q" YTCU -, - CALIFORNIA - a APPLICANT PRESENTATION TROUTDALE VILLAGE PLANNING COMMISSION MEETING MARCH 28, 2023 APPLICANT PRESENTATION MARCH 28, 2023 Troutdale 1WMWkArWW4OtWW4GF,ROUr 1 Project Trip Generation - Peak Hour Trips & Daily 22 Project Nscripilon Alc th4wn ih W6 Ektlhls 2AS 9* Pfon, the "Po"d PraWi Irwl-m ah+ MftlowfldoS 0 11 two a4 Not rtory apark—Ft hulldmgr fut*na 284 dwAng lard ma 14.=-acre property. the prop--d ap-&-ri bulldlrlVwwW haven n l—"EhYaRaRmt6 mdn—Cfthe78n dwellingunl[L, 2x46nllbemnrl.t— unit[and7DJZ0.b%af—tualu Ul'`III hsmoderatp medn+nffordab6nu"a -mep.ppllrantaloeprapocor &—iared 59E Imp,ow-menr6• whxh imJude Irrdu pink utll•ly Infren[rmnlre, p+r5_nl sp—. an Internet roadway, a dubhwrer i3—U�p.)W area, putting Douse, pckkball, rid dog pmi fa the r-dena The PmjJ t—Wdcontaln trro retentun barinsafargthe—Wrn wdeofthe Projectwtr trld ue Jntmrifr uwlls+ AMPnkH— PMPm M., heihr ht k74 YMPO ti nLg Taw 1F,Ihfrn+ Mourm n=O AJ 011 7 N ]i >A i+t id 19% . k4r W.M Nuwln Id ki. 218 d4 2Q 76 is S9 ai A4 1 3LE r.w 1 22 1 i2 I Jdl4 I m m 274 ��rynn,wur, r�.pn+i�I�rrA r, � rnr��n l��„rl w _ Gw h.e Ieu J 1 L r:•e are J 1 t r 2 1 J i L r-•e ntr Riper APPLICANT PRESENTATION MARCH 28, 2023 VMT Exemption - Per City of La Quinta VMT Analysis Policy 5rma)f Projects This applies to projects with ipvo trip generation per exisring CEQA imemptlons or result In a 3,1100 Metrlc Tans of Carbon Dioxide Equivalent (MTCO2e) per year :creeping level threshold, based on the Riverside County Climate Actinri plan and South Coast Air Quality Management District's draft intarim guidance For assessing project -level greenhouse gas impacm. Single Family Housing projects less than or equal to 140 Dwelling tJnits (010); or ■ Multi Farnily (low-rise) Ht9u5ing projects less than or equal to 200 DU; or multi family (mid -rise} Housing Projects less than or equal to 245 D[J; or General Office Bullding wlth area less khan ar equal to 160,000 SF; ur Retail bu1IdIngs wlti, area less tti4n or equal to 70,00C SF; or Local Serving Projects Projects that introduce local serving land uses are deterrnlned to shorten non - discretionary trips by putting goods and services closer to residents, resulting irl art overall reduction In VMT. These land uses Can be presumed to have a less than sign;frcant Impact, absent substantial evidence to the roYe"ry. Local serving land LISeS art ISte'd below. �BEe +if hrtE rEE i� r9jC'E 5 iG'�s5 ,e^r ra�vovaquare feel� me Local serving cornmunfty colleges that are consistent with the assumptions noted in the RTP/SCS Traffic Impact 1. Study was scoped and approved by the City 2. Study was prepared per the City of La Quinta & County of Riverside TIA Guidelines 2 APPLICANT PRESENTATION MARCH 28, 2023 Study Area - Per City of La Quinta Engineering Bulletin # o 6 -13 TABLE 2.0 — Minimurrl Study Radius ACT's betwaeeri 1,000- .DW 0,50 tulle from the adjacent perimeter of the project ADT`s between 5,001-10.000 1,0 mile from the adjacent Rerlmeter of ft project ADT's be6een 10.001-15.0W 1.5 miles from the adjacent perirrmftr of the project ADT's over 15,000 1. Radlua to he determined by the DHy. Study Area — Per County of Riverside County TIA Guidelines Btabl ishiog the Study Area In yesneral, tlhe mmiriiurn aria to he studied $hall ilxludi�any intprsecllon aft ermaia Tolleewr" of higher €lassifi€atioih streets, a[ which the proposed pr€y--t will add 50 or mom peak hour trips, not 5 Study Area - 0.5 miles Radius 4 sx 5 ++ r 201 40 i.r Wit Pftpm h.W 36PM is P9l a- Lis mt. �• air ti.1k'��'�.J:Y,�i'�} "it�•t�:ir�`i I 3 APPLICANT PRESENTATION MARCH 28, 2023 Roadway Classification — General Plan I ■ � I .-x. s��nrnarFawr.n ..�i� 3IajotArtoi.{1q5lk1 � � � 1 .rr Sao-nYiF.r� ty�Yo-rl+7 la>,'1.17 +Y� VodF9rd Seco.d.rr 13D1 GO= 1-r1.._ A.4.F;SDF i r r r re r . r rl-- � I F -- 1 J # J 7 Results 1. Project restricted access points - right-in/out 2. Study area intersections operate at an acceptable LOS under all scenarios 3. 6-lane and 4-lane fronting Streets have current and Buildout excess capacities d m APPLICANT PRESENTATION MARCH 28, 2023 1nYenredfun Exlelleg Candiriorn ND]m Compreh" Condi[iana 1MlaY laf 10d {b] 4+w41Y i+1 1d5f6i AM AenkjPM Prak 1 We,hirlgton 5,reek and 4,.nur50 20.7116.4 CIE 22.2/17.4 UR 2 WaihirtQton Wvet and E nmmtwww D'i- 15.Of13.7 9116 I6.3}IdL7 &'6 3 Wuhirytnn 2t—t and A,wn.q 32 33.va 9 Ora 1a.41Y2-7 On h,ta�sysMan Emmet [onatlora {umula[i- Cundltluar Delay{✓,♦ Lcs{h� Pelryl+l LP5(hJ 1. Wasl.prmstraitemkAvam�50 29.7/i6.a MI6 23.4J1}7 1 G9 2. Wemt.Wn9t—taWE&Vh—Uri- L5+grf3.7 9(8 1E.tj14.a I w A. Waahnzmt5trertan6Atiyrw*Q L3.VZZ.a m JAV12.4 I wb Project Distribution WddNnilmn bt:ar� `.s7 aetl F�IJ n.re � Ral,l �'++�A�san lmn'rr prf Au• Sp m rrw,.,a •+I• NO whorno ucw.. ._ F lhrrtyh %nd inlr - 6:h !: mir. Prairc[ dvry PI�+� art 4Vadtmglon 91. - '=E nuNgilrnl unWd rruk■ �h'Bu ai tw�ar,m lM sl�a��o L£GExO {�' 6rNermtllitrn OUri4evrtr L• �piM 6Pr7rwRYl rrM¶(QYr.Yeo anaumno ibrOis Pro�rt S Wdy ✓Y� urdTrp 6�IW VJon Fquir I 10 5 APPLICANT PRESENTATION MARCH 28, 2023 Project Right-in/out Access Points F I 11 12 (m APPLICANT PRESENTATION MARCH 28, 2023 General Plan 13 General Plan Capacity Flex I hle App 1 1enNon of I-O Level cf Service should not be viewed as the sale determinant of acceptability. There Is and will contlnue to be a need to provide flexibility in determining an acceptable level of service for a givers roadway or Intersection. Althougfi accepting a lower level of service (LOS E or evert E) at certaln Intersections and segments during peak season may result in perlodic congestion once familiar with network constraints, travelers will seek aFternative paths and traffic will be distributed to thase parts of the network with surplus capacity. Acceptable Levels -of -Service (LOS) As directed by this General Plan, City of La qulnta Engineering Bulletin PP06-13, mandates that the City strive to maintain the minlrnum level of service for Its intersections at not worse than LOS D. At intersections along roadways contained in the Riverside County Congestion Management Program (CMP) System of Highways and Roadways, the minimurn level of service required is to be not worse than L05 E. Within the City of La Quinta, Highway 111 is desilsinated as a C M P facility. 14 7 APPLICANT PRESENTATION MARCH 28, 2023 15 16 APPLICANT PRESENTATION MARCH 28, 2023 17 Bldg.11 3 story Bldg.10 Beyond �2 story �n C property line ® 7 Aisle Drive Carport Garag e Ipro posea wall/fence Residence on Saguaro Rd. APPLICANT PRESENTATION MARCH 28, 2023 Troutdale 1WMWkArWW4OtWW4GF,ROUr 1 Project Trip Generation - Peak Hour Trips & Daily 22 Project Nscripilon Alc th4wn ih W6 Ektlhls 2AS 9* Pfon, the "Po"d PraWi Irwl-m ah+ MftlowfldoS 0 11 two a4 Not rtory apark—Ft hulldmgr fut*na 284 dwAng lard ma 14.=-acre property. the prop--d ap-&-ri bulldlrlVwwW haven n l—"EhYaRaRmt6 mdn—Cfthe78n dwellingunl[L, 2x46nllbemnrl.t— unit[and7DJZ0.b%af—tualu Ul'`III hsmoderatp medn+nffordab6nu"a -mep.ppllrantaloeprapocor &—iared 59E Imp,ow-menr6• whxh imJude Irrdu pink utll•ly Infren[rmnlre, p+r5_nl sp—. an Internet roadway, a dubhwrer i3—U�p.)W area, putting Douse, pckkball, rid dog pmi fa the r-dena The PmjJ t—Wdcontaln trro retentun barinsafargthe—Wrn wdeofthe Projectwtr trld ue Jntmrifr uwlls+ AMPnkH— PMPm M., heihr ht k74 YMPO ti nLg Taw 1F,Ihfrn+ Mourm n=O AJ 011 7 N ]i >A i+t id 19% . k4r W.M Nuwln Id ki. 218 d4 2Q 76 is S9 ai A4 1 3LE r.w 1 22 1 i2 I Jdl4 I m m 274 ��rynn,wur, r�.pn+i�I�rrA r, � rnr��n l��„rl w _ Gw h.e Ieu J 1 L r:•e are J 1 t r 2 1 J i L r-•e ntr Riper APPLICANT PRESENTATION MARCH 28, 2023 VMT Exemption - Per City of La Quinta VMT Analysis Policy 5rma)f Projects This applies to projects with ipvo trip generation per exisring CEQA imemptlons or result In a 3,1100 Metrlc Tans of Carbon Dioxide Equivalent (MTCO2e) per year :creeping level threshold, based on the Riverside County Climate Actinri plan and South Coast Air Quality Management District's draft intarim guidance For assessing project -level greenhouse gas impacm. Single Family Housing projects less than or equal to 140 Dwelling tJnits (010); or ■ Multi Farnily (low-rise) Ht9u5ing projects less than or equal to 200 DU; or multi family (mid -rise} Housing Projects less than or equal to 245 D[J; or General Office Bullding wlth area less khan ar equal to 160,000 SF; ur Retail bu1IdIngs wlti, area less tti4n or equal to 70,00C SF; or Local Serving Projects Projects that introduce local serving land uses are deterrnlned to shorten non - discretionary trips by putting goods and services closer to residents, resulting irl art overall reduction In VMT. These land uses Can be presumed to have a less than sign;frcant Impact, absent substantial evidence to the roYe"ry. Local serving land LISeS art ISte'd below. �BEe +if hrtE rEE i� r9jC'E 5 iG'�s5 ,e^r ra�vovaquare feel� me Local serving cornmunfty colleges that are consistent with the assumptions noted in the RTP/SCS Traffic Impact 1. Study was scoped and approved by the City 2. Study was prepared per the City of La Quinta & County of Riverside TIA Guidelines 2 APPLICANT PRESENTATION MARCH 28, 2023 Study Area - Per City of La Quinta Engineering Bulletin # o 6 -13 TABLE 2.0 — Minimurrl Study Radius ACT's betwaeeri 1,000- .DW 0,50 tulle from the adjacent perimeter of the project ADT`s between 5,001-10.000 1,0 mile from the adjacent Rerlmeter of ft project ADT's be6een 10.001-15.0W 1.5 miles from the adjacent perirrmftr of the project ADT's over 15,000 1. Radlua to he determined by the DHy. Study Area — Per County of Riverside County TIA Guidelines Btabl ishiog the Study Area In yesneral, tlhe mmiriiurn aria to he studied $hall ilxludi�any intprsecllon aft ermaia Tolleewr" of higher €lassifi€atioih streets, a[ which the proposed pr€y--t will add 50 or mom peak hour trips, not 5 Study Area - 0.5 miles Radius 4 sx 5 ++ r 201 40 i.r Wit Pftpm h.W 36PM is P9l a- Lis mt. �• air ti.1k'��'�.J:Y,�i'�} "it�•t�:ir�`i I 3 APPLICANT PRESENTATION MARCH 28, 2023 Roadway Classification — General Plan I ■ � I .-x. s��nrnarFawr.n ..�i� 3IajotArtoi.{1q5lk1 � � � 1 .rr Sao-nYiF.r� ty�Yo-rl+7 la>,'1.17 +Y� VodF9rd Seco.d.rr 13D1 GO= 1-r1.._ A.4.F;SDF i r r r re r . r rl-- � I F -- 1 J # J 7 Results 1. Project restricted access points - right-in/out 2. Study area intersections operate at an acceptable LOS under all scenarios 3. 6-lane and 4-lane fronting Streets have current and Buildout excess capacities d m APPLICANT PRESENTATION MARCH 28, 2023 1nYenredfun Exlelleg Candiriorn ND]m Compreh" Condi[iana 1MlaY laf 10d {b] 4+w41Y i+1 1d5f6i AM AenkjPM Prak 1 We,hirlgton 5,reek and 4,.nur50 20.7116.4 CIE 22.2/17.4 UR 2 WaihirtQton Wvet and E nmmtwww D'i- 15.Of13.7 9116 I6.3}IdL7 &'6 3 Wuhirytnn 2t—t and A,wn.q 32 33.va 9 Ora 1a.41Y2-7 On h,ta�sysMan Emmet [onatlora {umula[i- Cundltluar Delay{✓,♦ Lcs{h� Pelryl+l LP5(hJ 1. Wasl.prmstraitemkAvam�50 29.7/i6.a MI6 23.4J1}7 1 G9 2. Wemt.Wn9t—taWE&Vh—Uri- L5+grf3.7 9(8 1E.tj14.a I w A. Waahnzmt5trertan6Atiyrw*Q L3.VZZ.a m JAV12.4 I wb Project Distribution WddNnilmn bt:ar� `.s7 aetl F�IJ n.re � Ral,l �'++�A�san lmn'rr prf Au• Sp m rrw,.,a •+I• NO whorno ucw.. ._ F lhrrtyh %nd inlr - 6:h !: mir. Prairc[ dvry PI�+� art 4Vadtmglon 91. - '=E nuNgilrnl unWd rruk■ �h'Bu ai tw�ar,m lM sl�a��o L£GExO {�' 6rNermtllitrn OUri4evrtr L• �piM 6Pr7rwRYl rrM¶(QYr.Yeo anaumno ibrOis Pro�rt S Wdy ✓Y� urdTrp 6�IW VJon Fquir I 10 5 APPLICANT PRESENTATION MARCH 28, 2023 Project Right-in/out Access Points F I 11 12 (m APPLICANT PRESENTATION MARCH 28, 2023 General Plan 13 General Plan Capacity Flex I hle App 1 1enNon of I-O Level cf Service should not be viewed as the sale determinant of acceptability. There Is and will contlnue to be a need to provide flexibility in determining an acceptable level of service for a givers roadway or Intersection. Althougfi accepting a lower level of service (LOS E or evert E) at certaln Intersections and segments during peak season may result in perlodic congestion once familiar with network constraints, travelers will seek aFternative paths and traffic will be distributed to thase parts of the network with surplus capacity. Acceptable Levels -of -Service (LOS) As directed by this General Plan, City of La qulnta Engineering Bulletin PP06-13, mandates that the City strive to maintain the minlrnum level of service for Its intersections at not worse than LOS D. At intersections along roadways contained in the Riverside County Congestion Management Program (CMP) System of Highways and Roadways, the minimurn level of service required is to be not worse than L05 E. Within the City of La Quinta, Highway 111 is desilsinated as a C M P facility. 14 7 APPLICANT PRESENTATION MARCH 28, 2023 15 16 APPLICANT PRESENTATION MARCH 28, 2023 17 WRITTEN PUBLIC COMMENT PLANNING COMMISSION MARCH 28, 2023 From: Cathy Caligan To: Carlos Flores Subject: 50th and Washington Proposed apartment complex Date: Sunday, March 26, 2023 9:37:00 AM [You don't often get email from cathylcaligan@gmail.com. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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. ** Hello, My husband and I moved here to La Quinta to retire two years ago. We are full time residents and picked La Quinta for the quiet and beauty and to get away from traffic, high rises, etc. We are proponents of affordable housing, however a three story complex in La Quinta is not the answer. Please use your position and voice to deny the proposal. We are adamantly against setting a precedent of permitting three story residential dense buildings. Two or one is fine and does not deter from the beauty of the city. Cathy Caligan Sent from my iPhone To the Honorable City Planning Commission: First and foremost, let me say thank you for your service and daily efforts to make La Quinta a better place to live. Second, I want to be clear that I am not anti -development. In fact, I believe strongly in personal property rights and planned development. Having said that, I want to state for the record that I am vehemently opposed to the proposed project on the NE corner of Washington and Avenue 50 for a number of reasons: 1) This particular development REQUIRES A ZONING CHANGE. It seems clear and prudent that the parcel was zoned by the City of La Quinta for MHD residential. That designation is appropriate for the location. Simply because someone bought the land, and the State has some arcane "goals" for moderate housing, does not automatically qualify for a zoning change. I have met with the Developer a number of times and he has intimated that this is a foregone conclusion. That has has it somehow locked up. It is my sincere hope that your commission, in looking at what is right for the City and its residents (not the Developer and bureaucrats in Sacramento) and will let this process play out. I believe when you listen to the voice of your consumer, the citizens of La Quinta, you will hear great opposition, like mine, and for good reason. The Zoning Change should be denied. 2) The Project will have two entrances (WA and 50th) and BOTH will be Right -turn only. This is a HUGE source of concern for the safety and livability of our city. To clarify: this means that as the majority of traffic approaching the Development on Washington, heading south (toward Old Town), there will be no left turn into the neighborhood. Instead, traffic will have to MAKE A U-TURN at the 50th street light to head back north and turn into the property. This is a nuisance and quite frankly a hazard. This should be a great concern to all. It will force traffic to come to a standstill on Washington —the major arterial to the City. An alternative would be to come in off of Jefferson which would increase the flow of traffic past the school zone, causing greater safety hazards. I am told that the traffic study used was from Nov 2021... during Covid--not exactly today's Peak Season levels. With the addition of 520 parking spots, and based on Census Bureau statistics of average 5-6 "day trips" per household, you could be looking a 1500-2000 more cars at the intersection daily. This was confirmed by City Planner in the local media. To say that this is acceptable is unrealistic and does not reflect the experience of the people who travel the route daily. Keep our children SAFE and minimize additions to traffic —especially in an area so heavily traveled in the Festival and Art Season. 3) The buildings on the Ave 50 side will be three story. All of the neighboring communities are all single family and largely single story. The design does not blend with the Pueblo/Mission styling of the community. This will be an eye -sore that looms over Ave 50— similar to the new development on Jefferson at Ave 47. While I am not fond of that development either, which must have been approved by the Council, I would concede that a building that size would be more appropriate in the location closer to the 111 corridor —but NOT in the proposed parcel. Beyond simply being an eye -sore, it will block views of the mountains, which La Quinta is so well known for, negatively impacting livability and quality of life. 4) Along a similar line, the current rendering shows "desert scape" with a fence. Virtually every neighborhood and community in the area are WALLED. In addition to the aesthetic being different than the community standard, this will not mitigate the NOISE. In conclusion, I respect that you have a very difficult job to do, balancing the needs and wants of so many stakeholders. I know that there is pressure to develop —especially additional housing units. However, it is my hope that you can stand firm in your resolve to do what is right for the community, and resist the temptation to be influenced by outside interests. This would be a beautiful sight for Senior Housing (as once proposed), long term care facility, or at worst a scaled back version of housing that will not negatively impact the quality of life of the electorate. No three story. Cut the units and parking in half. Desigr buildings that suit the community. Put a wall around it consistent with the other two developed corners. Keep La Quinta the Gem of the Valley. Respectfully, Kevin M White 78815 Grand Traverse Ave From: Joan Foster To: Carlos Flores Subject: Development on 50 & Washington Date: Monday, March 27, 2023 3:47:49 PM [You don't often get email from joan@westcoastturfcom. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] ** 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. ** Commission, I have lived in La Quinta for the past 45 years. I am very much opposed to the plans to develop 300 units on the corner of Ave 50 and Washington. Every unit would have 2 cars which would increase the already busy corner by 600 cars. It is an extremely busy intersection and with 2 schools next door it would cause a dangerous situation for the children and the residents already in the area. A NO vote would be appropriate for this submission. Joan Foster, 78-234 Hacienda La Quinta Dr. Sent from my iPad From: Por la Vida To: Carlos Flores Date: Sunday, March 26, 2023 12:08:58 PM You don't often get email from imaflynstar@gmail.com. Learn why this is important 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. Please do not pass this. I understand we need to create the housing but this is not the location. From: Maureen SKEESE To: Carlos Flores Subject: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 Date: Sunday, March 26, 2023 9:07:27 PM [You don't often get email from mdskeese@gmail.com. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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 C Flores, Please do not let this development get built at this location. The negative consequences as I see it (huge increase in traffic, 3 story buildings, too many apartments, more noise, more pollution etc.) far outweigh any positive effects. Please consider those of us in single family homes. This is NOT why we bought homes in beautiful La Quinta. Thank you, Maureen Skeese 50115 Doral Street La Quinta, CA Sent from my iPhone From: ioeiaaent To: Carlos Flores; ioeiaaentCcaaol.com Subject: RE: 50th and Washington Project notice of claim and pending action Date: Saturday, March 25, 2023 2:52:42 AM You don't often get email fromjoejagent@aol.com. Learn why this is important 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. To: Carlos Flores <cflores@laquintaca.gov> Subject: FW: 50th and Washington Project notice of claim and pending action I am going on record that I disagree with your assessment on the visual impact of this project. The proposed style is not at all compatible to the surrounding area. The buildings, especially the 3 story building in the center that runs north and south, will block current mountain views. Not only will there be some sort of path and parking lot lighting there will be lighting from 384 apartments that will kill any night sky views. In addition, over 500 card concentrated in one area will bring enormous headlight polution whenever it is dark. This project as designed does not belong here and is a detriment to the citizens of La Quinta. Joseph Johnson 78640 Saguaro Rd La Quinta, CA 92253 760-902-1376 From: Genny Silva To: Plannina WebMail Subject: Troutdale Apartments Date: Saturday, March 25, 2023 4:34:25 PM Some people who received this message don't often get email from genevievesilva82@gmail.com. Learn why is im op rtant 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, I am a resident of South La Quinta & would like to voice my concern for this project. I work pretty typical hours, Monday -Friday. My job is in Palm Desert. It takes me 30 minutes to get there. The traffic on Washington is already bad with all of the traffic filtering from the cove. This would put a huge impact on an already congested roadway. It is also proposed to be 3 stories. That would block the entire view of the beautiful mountain. I am not opposed to growth, I think it's great. But this project does not make sense in this location. It would be amazing to develop that land with a project that did not disrupt the beautiful view. I could even get on board with a 2 story development. (Although not ideal) a huge draw to this community is the fact that there are not high rises blocking our Mountain View. I hope the current resident's will be taken into consideration. Warmest regards, Genny Silva Please excuse the brevity and/or typos, this message was sent from my iPhone From: Carol Herrick To: Carlos Flores Subject: Troutdale apartments Date: Sunday, March 26, 2023 12:26:19 PM [You don't often get email from desertcaro12011@yahoo.com. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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. ** I am so against this for the traffic it will create, the added expense for additional police, fire department and teachers. You can't get enough teachers now. Two three story apartments does not fit the architecture of the area. There is so much wrong that I could continue but I will wait until Tuesday night. Sent from my Whone From: Jeanie Werner To: Carlos Flores Subject: Troutdale development Date: Friday, March 24, 2023 10:00:20 AM [You don't often get email from jeaniewlOsfan@hotmail.com. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] ** 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. ** I strongly oppose building this development in LaQuinta. Our current infrastructure cannot handle any more traffic and congestion. This is especially true for Washington Street. Sincerely, Jeanie Werner Laguna de La Paz Sent from my iPhone From: Brad Nelson To: Carlos Flores Subject: Troutdale Project Opposition Date: Sunday, March 26, 2023 11:04:02 AM You don't often get email from wbnelson44@gmail.com. Learn why this is important 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 Carlos I am writing to you to state my opposition to this project as it is currently proposed. I believe it should be substantially amended. It should be processed with thorough and broad -based public input from the surrounding community, which has not happened to date. My opinion is based on my education, experience, and being a full-time resident in Palmilla. My education includes a BS and MS in Urban Planning and over 50 years in community development as a consultant, a developer, and expert witness in real estate. I have developed master -planned communities, resorts, and single -site residential, commercial, recreational and public facilities. My specific opposition is based on - 1. No public planning process by the developer. The community should have been involved beginning with the initial Visioning phase. 2. Alternative plans and concepts should have been presented to the community. Alternative programs and concepts for lower density should have been presented along with their initial estimates of impact. 3. Findings should have been presented to show how or how not the plans meet the Goals of La Quinta. As cited in the city master plan, new projects should conform with the existing surrounding neighborhoods. Policy LU-3.1 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. 4. Physical issues of density, traffic, architectural theme, visual quality, landscaping, parking, building height, and site planning have not been discussed with the community. Clearly two - storey buildings are more compatible with the surrounding community. S. Socio-economic studies conducted by the developer have not been presented. Market research into annual demand by unit type, size, and price for this site should be presented. (e.g.: townhomes might have higher demand and be more compatible.) I am willing to work with you and the developer to amend the plan to achieve community support. Unfortunately I am in Mexico until next Wednesday and can't attend the PC meeting. Please submit my comments to the PC members for the record. Thank you, Brad Nelson Sent from my iPhone Brad Nelson From: Terri Butler To: Carlos Flores Subject: Troutdale Project Date: Sunday, March 26, 2023 4:54:21 PM [You don't often get email from terri@butlerfamily.org. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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. ** Hello - I am not supportive of this project due to the significant increase in traffic it will cause in an area that already is prone to backups. Thank you. Terri M. Butler From: Joan Foster To: Carlos Flores Subject: Development on 50 & Washington Date: Monday, March 27, 2023 3:47:49 PM [You don't often get email from joan@westcoastturfcom. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] ** 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. ** Commission, I have lived in La Quinta for the past 45 years. I am very much opposed to the plans to develop 300 units on the corner of Ave 50 and Washington. Every unit would have 2 cars which would increase the already busy corner by 600 cars. It is an extremely busy intersection and with 2 schools next door it would cause a dangerous situation for the children and the residents already in the area. A NO vote would be appropriate for this submission. Joan Foster, 78-234 Hacienda La Quinta Dr. Sent from my iPad From: Maureen SKEESE To: Carlos Flores Subject: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 Date: Sunday, March 26, 2023 9:07:27 PM [You don't often get email from mdskeese@gmail.com. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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 C Flores, Please do not let this development get built at this location. The negative consequences as I see it (huge increase in traffic, 3 story buildings, too many apartments, more noise, more pollution etc.) far outweigh any positive effects. Please consider those of us in single family homes. This is NOT why we bought homes in beautiful La Quinta. Thank you, Maureen Skeese 50115 Doral Street La Quinta, CA Sent from my iPhone From: Kathleen Siaman To: Carlos Flores Subject: TROUTDALE Apartment Proposal Date: Monday, March 27, 2023 7:51:57 PM You don't often get email from katsigman@gmail.com. Learn why this is important 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. I would like to express my disappointment with the proposed development. As a long time homeowner and now living full time in LA Quinta for the pass six years I'm concerned with the following. 1. Currently there are 127 apartment's available for rent in LA Quinta, we need more? 2. INFRASTRUCTURE- That would include added police, road widening, sewerage system. Will our taxes go up? 3. Crime. Safety of the children at the school and surrounding neighborhoods. 4. Washington Street is already busy. How can we handle another 500 + cars? 5. Three stories high??? That is just wrong. We live in a beautiful community do not ruin it. I'm not against growth. I would welcome a mixed use development on the comer. Just something that lower in stature and a value to our community. Thank you for your consideration. Kathleen Sigman Duna Gardens Resident ( 50th & Washington) From: ilowewriter To: Carlos Flores Subject: Troutdale Development Planned for La Quinta Date: Tuesday, March 28, 2023 4:23:04 AM You don't often get email from jlowewriter@yahoo.ca. Learn why this is important 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. I bought my house at 49005 Marimba Court in La Quinta December 2010. I live in Canada and enjoy going down there as it is so relaxing to drive around unlike Vancouver where I live. I definitely do not want this large complex placed at Washington Street and Avenue 50. It is totally out of place as there are no other large buildings like that in the area. I have lived in Greater Vancouver, British Columbia, Canada all my life. However, I am moving to Vancouver Island in July as I can't afford to live here anymore. There were too many new developments built and it skyrocketed the housing costs. Vancouver was voted the third most expensive city in the world to live behind Hong Kong and Sydney. There is now a ban on foreign owners buying property for two years but it is too little too late for here. I do not want to see in La Quinta what happened here as money did the talking and now the government realizes there is a huge problem. Best Regards, Janice Lowe Sent from my Galaxy From: Terri Butler To: Carlos Flores Subject: Troutdale Project Date: Sunday, March 26, 2023 4:54:21 PM [You don't often get email from terri@butlerfamily.org. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] ** 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. ** Hello - I am not supportive of this project due to the significant increase in traffic it will cause in an area that already is prone to backups. Thank you. Terri M. Butler From: Alena Callimanis To: Cheri Flores Cc: City Clerk Mail Subject: March 28 2023 Planning Commission Meeting Public Comments on Troutdale Project Date: Tuesday, March 28, 2023 10:42:14 AM Ms. Flores, here are my comments for the Planning Commissioner Meeting on March 28 2023 regarding the Troutdale Project under review. I am sorry I will not be able to attend in person. I do not have issue if all the buildings are two stories high. I object strenuously about the site having 7 three story apartments. I would just like to direct the Commissioners' attention to two locations, both near Costco in La Quinta. The new development along Jefferson is three stories and there is no question it is out of place and an eyesore and shall I say shocking and a surprise as to why they are three stories. Please just imagine 7 of those three story buildings around 50th and Washington, in a very small acreage. The whole view of the area would be irreparably damaged and not consistent with what the City is trying to accomplish in its beautification plan. As you drive by those new three story apartments on Jefferson, look at the developments across the street and to the south of these new apartments. The three stories have a negative impact on the surrounding developments. I know a lot of times the Embassy Suites in Old Town is sited as having a high hotel. The hotel is not visible from any of the major roads around it in Old Town. Seven three story apartment buildings, along the major 50th and Washington corridor, is not acceptable for that area. Also, on the west side of Costco there is a very lovely two story apartment complex. It is well designed and the right height for La Quinta. The project is touted as having a lot of amenities on a very small property. I would like to remind the Commission that Fritz Burn is a little more than a mile from the proposed Troutdale site. At Fritz Burn there is a community pool, pickle ball and tennis courts, etc. Why in this small space at Troutdale should there be a community pool, spa, cabanas, putting course, five barbecue areas, pickle ball course, dog park, and open space. Are they heating and cooling the pool which is incredibly expensive. It is best to use the Fritz Burn pool anyway. I think that some of these amenities need to be eliminated so that it can be all two story apartments. I would like to remind the Planning Commission that when we were talking about the lights at Coral Mountain, even at 40 feet, they were still visible from all the surrounding communities. Please ask the developer to work with the local communities to determine the right size and placement of two story apartments so that it does not become an eyesore to our community with three story apartments in an area where they don't belong. Respectfully, Alena Callimanis 81469 Rustic Canyon Dr La Quinta, CA 92253 919 606-6164 From: Chris Hunter <chris@hunteriohnsen.com> Sent: Tuesday, March 28, 2023 11:34 AM To: Tania Flores <tflores@lag uintaca.gov> Subject: Written Comments You don't often get email from chris@hunterjohnsen.com. Learn why this is important 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. To Whom It May Concern: RE: Proposed Development at the Corner of Washington and Avenue 50 I am writing to you to express concern regarding the proposed development at the corner of Washington and Avenue 50, for the following reasons: • The architecture of the proposed development is incongruous with its surroundings. • The property is a prime location for an enclave of homes that are in line with the current housing (i.e. single story detached homes). • The fabric of our neighborhood is single family dwellings. • The traffic on Washington is already congested at key travel times, so adding approximately 1600 additional trips per day would significantly increase congestion. Christine Hunter La Quinta resident since December 2000 From: Steve Johnsen <steve@hunterjohnsen.com> Sent: Tuesday, March 28, 2023 11:37 AM To: Tania Flores <tflores@laquintaca.gov> Subject: Written Comments Ynu don't nftan gat amnil frnm ctavana hllntPrinhnCan-rnm- I warn why thic is imnnrtnnt 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. To Whom It May Concern: RE: Proposed Development at the Corner of Washington and Avenue 50 I am writing to you to express concern regarding the proposed development at the corner of Washington and Avenue 50, for the following reasons: • The architecture of the proposed development is incongruous with its surroundings. • The property is a prime location for an enclave of homes that are in line with the current housing (i.e. single story detached homes). • The fabric of our neighborhood is single family dwellings. • The traffic on Washington is already congested at key travel times, so adding approximately 1600 additional trips per day would significantly increase congestion. Steve Johnsen La Quinta resident since February 2003 Carlos Flores From: Joe Nemeth <josephj.nemeth@gmail.com> Sent: Tuesday, March 28, 2023 11:53 AM To: Carlos Flores Cc: Stacy Nemeth cell Subject: Proposed Troutdale Project APN 646-070-016 - Corner of 50th and Washington You don't often get email from joseph.j.nemeth@gmail.com. Learn why this is important 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 Planning Commission, I am writing to you to express my concerns regarding the very large and dense housing project proposed at 50th and Washington called Troutdale. It is not that I oppose development and I understand the state needs to build more housing, and more affordable housing. I oppose this large and dense development as proposed because of the significant variance from the current zoning, incomplete analyses and further negative impacts. While there has been a detailed impact report performed by a consultant hired by the builders, I do not believe they have incorporated observations within the community, nor actual baseline measurements and there are errors in the report. 1) A 284 unit proposal is significantly greater than the general plan allowances as zoned, Medium High Density, when we purchased our property within La Quinta Country Club at 78144 Hacienda La Quinta Dr. The intended purpose per Civil Code 9.30.060 is "To provide for the development and preservation of medium -high density neighborhoods (eight (8) to twelve (12) units per acre" and this proposal significantly exceeds that. 2) 1 am sure the Planning Commission will hear arguments by the applicant that the project can't be built unless the Planning Commission supports the change to the General Plan and to up zone the property. I ask that when our commissioners hear from the applicant the project "doesn't pencil" without their proposed changes, what they really mean is that they won't receive the same profit margin they desire vs modest changes that would keep the project within our zoning and general plan. 3) The number of parking spaces and the traffic impacts identified do not comport. With 520 parking spaces provided, the project would provide "homes" to almost twice as many cars as the proposed number of housing units, with the expectation that those parking spaces would be occupied and used by the tenants in the building. Thus the trip generation rates used to calculate traffic and the accompanying impacts have have been significantly underestimated. Although I unfortunately believe the very real additional negative impacts below will ultimately change our neighborhood and they are unlikely to be considered in the current political climate, I ask the commission to please at least hear and consider these from your residents as you weigh the plan in total and consider modifications that should be made to the project as proposed. • The character of the neighborhood will be significantly negatively impacted. • The traffic and congestion in an already impacted traffic signal at 50th and Washington will be significantly negatively impacted. • Amenities will be significantly negatively impacted. • The noise will be significantly greater and will significantly negatively impact the area. We do NOT support this development proposal nor the proposed amendments to the general plan, variances to the zoning nor the site development plan as proposed. 1) Please, do not approve the waiver to the current zoning, keep it at less than or to the maximum of Medium High Density zoning. 2) Please, do not amend the general plan. This process was completed with analysis and community input. 3) Please, do not permit a 284 unit apartment project. Were the commission to consider a variance to increase the density, then the commission should please consider the following for our community: 1) What traffic and congestion mitigation measures will be taken? 2) How could the design be modified to mitigate noise to the surrounding community better? 3) If this is really an "affordable housing project" should more units be offered not at market rate but at lower middle income levels? We emphatically urge you to NOT approve these plans nor the amendments. Please reject the application and send the proposal back to the applicant to conform to no more than the medium -high density 8-12 units per acre. Joseph and Stacy Nemeth Joe Nemeth m +1 408-421-1295 Carlos Flores From: Nkaya Brandon <nkayabrandon@yahoo.com> Sent: Tuesday, March 28, 2023 11:57 AM To: Carlos Flores Subject: PLEASE STOP TROUTDALE = the proposed buildings 50th/Washington [You don't often get email from nkayabrandon@yahoo.com. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] ** 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. ** PLEASE read: PLEASE DO NOT BUILD TROUTDALE!!!!!!!!!!!!! Vote NO on the proposed TROUTDALE 3 story high buildings that are being considered for the corner of 50th Ave and Washington in La Quinta. It is a VERY BAD idea all around. We live nearby off 50th Ave in the Estancias at Rancho La Quinta near that intersection and drive to it DAILY! When we do, we see the gorgeous mountains of La Quinta that we chose to move out here for and only single story developments. To put up 3 story block buildings anywhere in this area of La Quinta is SO UNBELIEVABLY UPSETTING to those of us that actually LIVE here and use the area DAILY. It would absolutely also directly impact us, not only for the amount of traffic = from Washington and 48th through 52nd there is a LOT of traffic where we USUALLY are stopped at the light as it is for most of the year let alone during high season. Washington is a main artery as it is for La Quinta Cove, Traditions, and Old Town. We live right off 50th Ave and the extra traffic would DEF have a noise and amount of traffic impact on 50th which already at times of the day has a lane backed up with school traffic and parents waiting. While being a very open minded person regarding design, THIS TROUTDALE DESIGN of the 3 story building is an ABOMINATION to La Quinta and it's story and design! Not only does it NOT fit what the look of La Quinta is, it will be built out nearly to the street, not hidden behind a wall of tall trees ( like Rancho La Quinta on Washington is). The 3 story building will block our WONDERFUL MOUNTAIN VIEWS while driving on 50th of the Santa Rosa Mountains and the Chocolate Mountains. We moved out here and intend on living here a long time, all because of the character and history of La Quinta. THIS project DOES NOT FIT La Quinta as far as the 3 stories high nor the design nor colors. This is NOT part of the La Quinta Art community look that blends with the surrounding nature. If such 3 story building are so needed, PLEASE build them between Hwy 111 and 47 or 48th Ave where there is more of a business district with somewhat the same style buildings. But, anywhere from 48th Ave to Old Town and the Cove is NOT the place to put something of this height, style, traffic, and infrastructure!!!!! PLEASE, PLEASE, PLEASE DON'T RUIN LA QUINTA AND HER CHARM with this style of project!!!! We also believe the whole area would lose SOOOOOOOO much including our property values by putting in 3 story high plain modern box style buildings on that corner. Once you pass the stores by 47th/48th and Washington, it feels like you've left the industry and stores are now in residential area of single story high homes with our famous mountain views that make La Quinta, La Quinta - the Gem of the Desert. To then come upon these 3 story tall block buildings, built out to the road, where you can see the balconies and into the rooms, cheapens the look, the charm of our town. The idea of that project being built there and having to see it daily instead of the mountains while we're already 90% of the time sitting at the light on that corner .... Is REALLY sickening! It also then opens up the opportunity to develop the other side of the street with the same or similar 3 story high buildings which is just a TRULY HORRIBLE look and NOT In keeping again with what La Quinta designs. And all the excess traffic that would add as well. If the corner must be developed PLEASE KEEP the look of the SINGLE STORY as is the neighboring area and neighborhood with some type of trees, landscaping, or privacy walls as we already have all along the Washington corridor. The view of a 3 story block building with balconies with full on views looking into the apartments/condos from the street instead of our gorgeous mountains with the differing light on them, is NOT in keeping with the aesthetic of La Quinta. To be frank, the proposed building is extremely ugly and very cheap looking already. There is no correlation, nor nod to the style of La Quinta. It has NO relationship to what La Quinta is and could be. If the corner must be developed, why not build something low, beautiful and in keeping with what La Quinta is and can grow into? This is NOT THAT!!!! Also, we understand that a bridge over the wash would need to be built to handle all the extra traffic and the infrastructure for this project at a HUGE HIGH COST!! We've been here over 3 years and drive on 50th Ave daily. That area has only been closed 1-2 times at most due to flooding. That is a HUGE, HUGE cost to now have to put in a bridge all to accommodate that 3 story housing development. That does NOT make budgetary sense for taxpayers. PLEASE, PLEASE REJECT TROUTDALE and put in something single story if the area must be developed. If you MUST build there, please do so in keeping with the La Quinta aesthetic and in keeping with what the OTHER EXISTING 2 CORNERS at 50th and Washington already have to complete the intersection - SINGLE STORY developments, similar to what are on the other corners, not 3 story tall ugly block buildings. That way it will at least look like it some care by the City happened, like it was planned!! Thank you!!!! Very best, Carolyn Brandon & Charles Ciup 50240 Woodmere La Quinta, Ca 92253 (805) 338-7372 CITY 0F LA QUINT REQUEST TO SPEAK FORM MEETING DATE: Please give this completed form to the City Clerk along with any materials you wish Councilmernbers to receive. This form is to assure accuracy in preparing the mirptites as to spelling of names and addresses, as well as to allow staff to follow -tip on requests made by m8mbers of the public. Completion of this form is voluntary. Dace subrnrtted to the City Clerk, this form becomes a public record. Matters USTEO on the Agenda Agenda Item No:: Subject: Ljfd —2 Support Oppose 0 Matters NOT Listed on the Agenda Subject: The Council welcomes your comments, but is prohibited by State law from discussing matters not fisted on the published agenda; your input will be taken under consideration and referred to staff for possible future action, MEETING PROTOCOL: PLEASE LIMIT YOUR COMMENTS TO 3 MINUTES THE MAYOR WILL CALL YOU TO THE PODIUM AT THE APPROPRIATE TIME DURING THE MEETING; PLEASE DIRECT YOUR COMMENTS TO THE MAYOR ONLY (not Councilmernbers or staff or audience) I do not wish to speak but leave these comments for the Council to consider: aj-rk-+, �'Jn-J"IA Jawb cv� 6AWL3 CA 1�'UL015, Speaker Identification: wV�41 � 1 4,� V 41LL4J? C•► �] I C. ' U A Gip � . ;TV - Dame , Address � �t^� "t � � " �.!►�`�'� ���� �1DU,��r VA Organ ization/Bu liness Phone 1�. YES, I wish to subscribe to the City's "Quail Mail" service to receive ernails about meetings & events. Visit the City`s website for more information: www.L OuirrtaCA.gov CITY OF LA QUINTA REQUEST TO PEAT FORM MEETING DATE; Please give this completed form to the Cornmissian Secretary or Planning Staff along with any materials you wish Commissioners to receive as Handouts. This forma is to assure accuracy fro preparing the rr mutes as to spelling of names and addresses, as weft as to a?fow stall` to Wow -tip on requesM made by members of the public. Completion of rhis form is voluntary_ Once subtritted to rho corrrrxalssfara Secretary, this form, ar:d ar+y other sr�bmitted materials become part of the public r-ecord. Matters LISTED on the Agenda Agenda Item No.: Subject: A -A., ta' 7 6 Support � Oppose Matters NOT Listed an the Agenda Subject: The Commission welcomes your comments, but is prohibited by State law from discussing matters not listed on the published agenda; your input will be taken under consideration and referred to staff for passibie future action. MEETING PROTOCOL. Please; limit your comment to 3 minutes. The Commission Secretary will call you to the podium at the appropriate time, as directed by the Chairperson. Please direct all comments to the Chairperson only (trot Commissioners, Staff, applicant, or any member of the audience). I do NOT wish to speak but leave these comments for the Commission to consider: 7 j'I� A � - [ EirQ � � � `�"r� rJ f v ►'�l� f� L�{1 a�� . -ice E*�.[, 5 h rJ'L � { � fj'� '� �. .l+d � F Speaker Identification Ad d ress: - �006 Organ i zati on/Bus G ness Prone: w �` E-mail: Le FP" F S 0 YES, I wish to subscribe to the City's "Quail Mail" service to receive emails about meetings & events. Visit the City's website for more information: www.laquintaca.gov CITY OF LA QUINTA, REQUEST TO SPEAK FORM MEETING DATE: Please give this completed form to the Commission Secretary or Planning Staff along with any materials you wish Commissioners to receive as Handouts - This form is to assure accuracy in preparing the minutes as to speffing of names and addresses, as weft as to allow staff to raflow-up an requests made by members of the public. Completion of this form rs volunrary. Once submitted to the Commfsslon Secretary, this Farm, and any other submitted rrtatenars became part of the public record. Matters LISTED on the Agenda Agenda Item No.: Subject: 4)\RAc__)J2L%LcAA J Support oppose Matters NOT Listed on the Agenda Subject: The Commission welcomes your comments, but is prohibited by State law from discussing matters not listed on the published agenda; your input will be taken under consideration and referred to staff for possible future action. MEETING PROTOCOL: Please limit your comment to 3 minutes. The Commission Secretary will call you to the podium at the appropriate time, as directed by the Chairperson. Please direct all comments to the Chairperson only (not Commfssioners, Staff, applicant, or any member cf the audience). 0 r do NOT wish to speak but leave these comments for the Commission to consider: y A 4 '( .4 < t- t l)'Vl d L Ni sc (_' . Speaker Identification: Name: Address: Organization/Business: Phone; E-mail i c .ova F1YES, I wish to subscribe to the City's "Quail Mail" service to receive ernaiis about meetings & events. Visit the City's website for more information: www.lacluintaca.gov CITY OF LA QUINT REQUEST TO SPEAK FORM MEETING DATE: Please give this completed form to the Commission Secretary along with any materials you wish Commissioners to receive. This form is to assure accuracy in preparing the minutes as to spelling of names and addresses, o5 welf as to Allow 5WIT to follow-up on requests rnade by members flf the public. Completion of ttris �oFrrr i5 aaluntary, Once subrOVed to the Cnmrrrission Secretory, tho5 form becomes o public record. matters LISTED on the Agenda Agenda Item No.. Subject: &2 Sl) CE a �r Q Support )� Oppose LJ Matters NOT listed on the Agenda Subject: The Cornmi55ion welcames your cornrnents, but 15 prohibited by State law from discussing matters riot listed on the published agenda; your input will be taken under consideration and referred to staff for passible future ❑ction. MEETIHG PBOTOCOL,• PLEASE LIMIT YOUR COMMENTS TO 3 MINUTES THE CHAIRPERSON WILL CALL YOU TO THE POOIUM AT THE APPROPRIATE TIME DURING THE MEFTING PLEASE DIRECT YOUR COMMENTS TO THE CHAIRPERSON ONLY (riot Commissioners, or staff, or audience) 10 not wish to speak but leave these comments for the Commission to consider: Gck V- e v— Speaker Identification: Name }t.` Address 7'( area r. rc;( ( C 5- 4 Organization/Business i�lnft1 ,1 � ; i Phone U YES, l wish to subscribe to the City's"Quail Mail" service to receive ernoils about meetings & events. Visit the City's website for more information: w.LaQuintaCa.arg CITY OF LA QUINTA REQUEST TO SPEAK[ FORM MEETING DATE: Please give this completed form to the City Clerk along with any materials you wish Councilmembers to receive. ThiS form is to assure arourar-y in preparing the minutes as to spelling of names and addresses, as well as to allow staff to Follow-up on requests made by members of the publin Compleb'orz of this fora is voluntary. Once sejbmitted to the City Clerk, this form becomes a public record. Matters LISTED on the Agenda F Matters NOT Listed on the Agenda Agenda Item No., Subject: Subject: IL The Council welcomes your comments, but is prohibited by State law from discussing matters not listed on the published agenda; your input will be taken under consideration ,�y]. Support Oppose and referred to staff for possible future action. MEETING PROTOCOL: PLEASE LIMIT YOUR COMMENTS TO 3 MINUTES E MAYOR WELL. CALL YOU TO THE PODIUM AT THE APPROPRIATE TIME DURING THE MEETING; PLEASE DIRECT YOUR COMMENTS TO THE MAYOR7lL i{ i �,17n _ tuber �rJe e qi ` ��00 %- � 1 - uW awn W,55I d o to sk I ve use comments f[ r the Council to consider, ty- V14 Do Ir 4�e S A C, J LOLL . I I Speaker Identification. '� ��`' iel Name fy, Address Organization/Busin } 1 � iJti? U Phone ' v -Mall YES, I wish to subscribe to the City's "Quail Mail" service to receive ernails about meetings & events. Visit the City's website for more information: ww .LaQuintaCA.gov CAeuelvpw' at Gay owrel o d� -�Vj1� s be.e+� a dt��.s-��� 4 DV cl:-(�ur�tb��oust � 9le- T,o a11Y u�U�n -� �- � i 5 ctMrnekil�i�s 1u►'i'�''�wt r�ou�l;ru� cu�nd -�'�p I � vac sn i �� 15 Q ✓'r �� � ab� rv',- � -�,,�s c��eu e �r�pYv+P� �' ,�h Ow S"I �1.ouSiwo� �r �� skepY� '�e�a�r�+ej �.�-1-�,t rove. Of I.q�n�v